42 commercial property
UK’s second most important planning decision in 2013
Advised by Haslams, the University of Reading’s successful planning appeal for development of up to 126 homes on its land at Shinfield, Reading was 2013’s second most downloaded case according to Planning Resource
Planning gain and development viability were at issue, involving the University of Reading's plans for up to 126 homes on its land known as The Manor, Shinfield, Reading (DCS Number 100-080-196). The inspector found that many of the financial contributions sought by the council were unnecessary
49.1m
The Manor | Accommodation schedule | 23 Feb 10 Units Provided
Unit type
1 bed flat 2 bed flat 2 bed semi
3 bed semi / terraced 3 bed detatched
4 bed semi 4 bed detatched 5 bed detatched
Unit size
475 sqft 675 sqft 750 sqft
900 sqft 1,000 sqft
1,300 sqft 1,600 sqft 2,200 sqft
6 6
19
28 19
14 23 11
126 units (TOTAL)
Nursery Cottage
Public Open Space Open Space Informal open space 18 Gas Gov Open Space
location for cricket and/or other sports pitches
19 30 29 20 TG3049 21 Swale
Open Space Informal play area (0.18 Ha)
Swale Swale
Structural planting
small area of parking for
allotment holders Swale 3294 78 SUDS 3171 Allotments
location for allotments 1.02 Ha (max slope 12.5%)
3173
maternity bat roost
RPA 3151 96 3155 105 111 94 95 112 104 113 114 99 100 101 93 53.3m 92
L'ortolan Restaurant
L'Ortolan
potential pedestrian/cycle access to allotments
91 90 89 88 87 86 Tanks 3285 3284 Client's Name The University of Reading 56.4m
The Manor, Shinfield Job Title
Toad Hall
L'ortolan Restaurant (Grade II listed, mid C19th, former vicarage)
Hall Drawing title Permeability
alignment of existing public footpath retained
Illustrative masterplan (submitted for illustrative purposes)
Scale St Mary's Church 58.5m
Stockmans Cottage
St Mary's church (Grade I listed, late C12th)
St Mary's Church
Masterplan – The Manor, Shinfield, Reading
1 : 500 @ A0 metres
10 Job No
14156/1 Status
20 Drawing No
INFORMATION DW-411-104
30 40 50 Revision 00
(Apt) 115-126
village triangle
72 71
St Catherine's Court 46-48 Portsmouth Road Guildford GU2 4DU T +44 (0)1483 568686 F +44 (0)1483 575830 W
scottbrownrigg.com
70 68 69 67 66 102 65 64 103 63 59 Permeability 58
potential pedestrain / cycle connection into neighbouring residential development
60 Posts 61 62 84 83 Posts 55 54 51 56 57 50 Permeability
potential pedestrain / cycle connection into neighbouring residential development
40 El Sub Sta
Water attenuation (balancing pond)
370m3 storage
98 97 RPA 110 106 109 108 107 85 82 53 52 81 Swale 80 47 79 76 46 48 49 77 75 45 24 3295 74
Open Space Equipped / surfaced play area (0.08 Ha)
23 RPA 73
Open Space Informal open space
Swale 22
village green
RPA 25 26 27 28 34 35 36 37 38 Shrub planting 39 40 3297
42 41
43 44 TG3055
Embankment along Hollow Lane to be retained
56.1m Open space Proposed allotments (indicative) Boundary fence / wall Vehicles (to indicate scale) Sustainable drainage system (swales and ponds) Private garden space 33 52 Plot number 32 TG3054 RPA Tree root protection area 31 8 Equipped play 58 Existing buildings 53 % Provided
5 % 5 % 15 %
22.5 % 15 %
11 % 17.5 % 9 %
Notes 54
apartment block 2.5 storeys
65 55 56 57
10 units form terraced houses
Gas pipeline with 30m wide easement (pipe alignment based on RPS drawing no. JNY4728 - 133E & 134C dated March 2004) Extent of landscaping within easement subject to gas pipeline restrictions
58 59 60 61 62 TG3048 1
16 17
pavilion / club house
2 3 4 5 6 7 13 12 11 Roads, driveways etc. (permeable) 10 9 sub-station 59 Public Footpath
Alignment retained and route enhanced
60 Proposed contours (height above ordnance datum) Enhanced hardscape (permeable surfaces) 59.7m 60 15 14
Hollow Lane Potential for extending treed character of Hollow Lane
61 Proposed trees (approx. 190 trees) Proposed buildings Pathways 62 Public footpath Vista to St Mary's church tower Existing trees Existing hedges 64 57.4m 63 Open Space Informal open space 63
and the scheme would only become viable with 2% affordable housing (two dwellings), against the council's request for 40% (50 dwellings). Partner Chris Newman said: “This was an important case, not only for the University of Reading, but for landowners and developers throughout the UK.
BM 64.50m © Scott Brownrigg Ltd BROOKER'S HILL 65 64
L E G E N D Application boundary
Settlement boundary Gas main and easement
Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand.
Chris Newman
The inspector fully accepted our case that unless the University as landowner was sufficiently incentivised to sell the site, and the developer would receive sufficient profit from building the proposed scheme, the development would simply not be delivered. Prior to this
case, many local councils would demand Section 106 financial contributions and affordable housing provision without any consideration as to whether they were necessary for the development or whether they affected development viability. This case has led the way for other UK landowners and developers to challenge planning gain packages which have been sought by councils at unrealistically high levels.”
Since The Manor planning appeal decision, Haslams has successfully negotiated reduced Section 106 costs and affordable housing provision on behalf of landowners and developers on many other development sites.
Details: Chris Newman 0118-9211515
www.haslams.co.uk
00 Issued for planning Revision
Description
NM 11Jan11 JH Drawn
Date Checked
www.businessmag.co.uk
THE BUSINESS MAGAZINE – THAMES VALLEY – APRIL 2014
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