HVS Planning Letters

Major Developments - Dedicated Pages

Planning Application East of Lodge Road (Tape Lane) - Click here for all info

Planning Broadcommon Road - Click here for all info

Planning Application Land adjacent to School & Orchard Road (Willowmead Field) - Click here for all info

Community Infrastructure Levy (CIL) - Click here for more information

Poppies Farm - Planning Applications

Revised Planning Applications; 232527, 232525, & 232526

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HVS letter to WBC supporting the applications - 31 October 2023

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Planning applications which relate to an existing and developing agricultural
and NEET (Not in employment, education or training) facility.

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The applicant is seeking planning  permission to site an agricultural worker's dwelling (mobile home) to enable her to continue to manage, develop and expand her livestock breeding enterprise and meet the welfare needs of livestock on the farm.

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Planning Application - Change of use of land for the siting of a mobile home for agricultural worker's dwelling (221590)

HVS Letter of support to WBC including overview of all Poppies Farm applications - 29 June 22

Planning Application - Temporary Earth bund (221597)

HVS Letter to WBC- 29 June 22

Planning Applications - polytunnels (221593 and 221594)

HVS Letter to WBC - 29 June 22

Planning Application - piggery (221598)

HVS Letter to WBC - 29 June 22

Planning Application - educational facility, barn and pens (221567)

HVS Letter to WBC - 29 June 22

Planning Application (230201) for 3 houses at Walden Acres on Wokingham Road

HVS letter to Planning Inspectorate - 8 October 2023

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WBC Letter to HVS - 11 September, 2023

An Appeal has been made to the Secretary of State against the decision of Wokingham Borough Council to refuse planning permission for the proposed erection of three 2 storey dwellings with associated car port parking, bicycle storage and amenity space.

The Appeal will be determined on the basis of written representations.   Representations can be e-mailed to west2@planninginspectorate.gov.uk but must be received by 9th October 2023 and must quote the appeal reference APP/X0360/W/23/3322416. The Appellants Statement can be viewed here, as well as on the WBC portal. 

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HVS letter to WBC - 16 February 2023

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Update 29 Jan 23

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There is now a new application for the Walden Acres site that has been validated by WBC.

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This new Planning Application No: 230201  is a full application for the proposed erection of three 2 storey dwellings with associated car port parking, bicycle storage and amenity space. The period for Public Consultation opened on 27th January 2023 and closes on 17th February 2023.

It should be noted this is a new application because apparently the previous application (Planning Application No: 223677) has been withdrawn but this currently hasn't been made clear by WBC on their Planning Portal. 

In their new Planning and Design Statement the applicants are saying " The reason that the previous application was withdrawn was due to a change to the Red Line associated with the site area (HVS's words; The Red Line delineates the site area on a map that is the subject of of the application) and to provide an opportunity to respond to comments raised by the local community...........A separate Community Involvement Statement (Access Here) accompanies this Planning Statement which covers the matter in more detail and it is hoped that interested members of the community will review this document given that it clarifies a number of misconceptions"

HVS will of course review the "new" application to see if there are any additional material planning considerations or other changes on which to submit comments.

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Previous Planning Application (223677) for 3 houses at Walden Acres on Wokingham Road

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HVS understand that WBC is currently unable to demonstrate a 5 year housing supply, thus the planning balance rule is the planning principle that needs to be followed wrt to this application : “ every planning application should be judged on its own individual merits” and as such not influenced by any other development proposals in the locality no matter what stage in the planning process they are currently at"

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This application for 3 houses is outside the village envelope, however village envelopes were traditionally put in place to prevent neighbouring localities and settlements merging into one by preventing development on the periphery of villages.   However this site is very much an in-fill site within an established residential part of the village. And, as in addition the 5 year housing supply has not been met, planning balance is the guideline that needs to be followed when reviewing applications.

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HVS Letter to WBC - 13 Jan 23

Planning Application (231333) - Ashdown Farm for change of use and erection 5 bedroom house

Ashdown Farm, Maidenhead Road, Hurst, R40 5RR.

Full Application (ref;231333) for the proposed change of use of land to a mixed use of residential and the keeping of horses, plus the erection of 1No. detached five bedroom dwelling and garage with associated parking, landscaping and swimming pool.

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WBC letter refusing planning permission - 26 Sep 23

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HVS Letter objecting to the application - 1 August 2023

Hurst Football Club & Proposed Green Space Designation

HVS was contacted by Hurst Football Club and asked to support them in their submission to Wokingham Borough Council that as a club they do not support the nomination of their ground at Stow Bridge, Hinton Road , Hurst as a designated Local Green Space and that any such designation would neither be appropriate or beneficial to them and may even damage the unique and longstanding support they receive from the owners of the land. Hurst Football Club have also written to Hurst Parish Council requesting their support in this matter. For information only a single individual has nominated the field for Local Green Space Designation.

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View HVS Letter to WBC - 25 August 2023 2023 

Planning Application (211532) for 4 Houses Sawpit Road & School Road Junction

Update 23 August 2023

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Application to vary conditions approved.  View WBC letter here.

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Update 11 April 2023

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HVS letter to WBC re variation of conditions - new application reference 230657

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Update 3rd September 2022

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Following the decision report dated 4th August 2022 from the Planning Inspectorate allowing the Appeal and granting Planning Permission, Councillor Wayne Smith convened an "urgent meeting" of the "Say No to 200 Houses in Hurst" group, of which he is the Chairman and HVS is a member, to discuss the decision in general and any possible impacts on other planning applications in and around Hurst.

The first of these meetings held on 17th August mainly considered  the feasibility of challenging this decision in the High Court through the Judicial Review Process.

Councillor Smith subsequently contacted Wokingham Borough Council requesting them to provide information as to whether in their opinion there were grounds for a Judicial Review ('In short, our opinion is there are no grounds for challenging the decision') and as a first stage in this process would they be prepared to fund a review of the Decision Report and all background information by a leading planning QC to establish the likelihood of any subsequent challenge being successful. A copy of their response is available here.

As a result of their comments, Councillor Smith convened a further meeting of "The Say No to 200 Houses in Hurst" group on the 24th August from which the main action point was to request the HVS Committee to release £7000 from the Society's funds to facilitate the QC's review. The HVS Committee met on 1st September (view Judicial Review briefing note here) and following a lengthy and informed discussion decided against releasing funds for this purpose for the reasons detailed in an e-mail to Councillor Smith dated 2nd September  (view here).

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Update 7th August 2022

The decision of the Planning Inspector, dated 4th August 2022 is that “The appeal is allowed and planning permission is granted”. in accordance with the terms of planning  application ref;211532, and subject to a schedule of conditions imposed by the Inspector.

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The full Appeal Decision can be accessed HERE, and it is strongly recommended that individual members of the Society and other local residents read this in full in order to at least be fully aware, even if you don’t necessarily agree with the reasons for the Inspector’s decision.  There is also a short summary below of the key points.

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HVS Statement
 
HVS formally objected to this application when it was submitted to Wokingham Borough Council (WBC) and reiterated those objections to the Planning Inspectorate after an Appeal had been lodged. Indeed before the intervention of WBC, when the Planning Inspectorate had indicated the Appeal would be dealt with by an Informal Hearing, HVS lobbied the Inspector to ensure we were given an opportunity to speak at any such future hearing.

Our objections were based on the fact that the development proposals are outside the current development limits and would appear to conflict with WBC’s Core Strategy Policy CP11 not least because  the proposals did not satisfy any of the exceptions that permit development outside those limits.

In objecting on these grounds HVS was maintaining the stance that it has taken in considering all recent applications for development outside current development limits. However the Society had previously raised it’s concerns with WBC and did so again in relation to this application, that there are concerns that such restrictive policies as CP11 are not consistent with The National Planning Policy Framework (NPPF), and also on the Council’s ability to demonstrate and maintain a minimum five year land supply, and that in such circumstances an Inspector would be required to conclude such policies are out of date and therefore would apply little or no weight to them, which is exactly what has happened in this case. The Inspector has been obliged therefore to apply “the tilted planning balance” concept requiring him to assess the adverse impacts of the development against any benefits when assessed against the policies  in the NPPF when taken as a whole. The Inspector says “I consider that the adverse impacts of granting permission would not significantly and demonstrably outweigh the benefits” and “Overall, I conclude that the benefits of the proposal significantly outweigh the conflict with the settlement boundaries and the limited harm in terms of landscape character and visual impact” 

HVS is aware that many individuals will be surprised, disappointed and perhaps concerned at this decision and the possible effect on current and future applications for development proposals in Hurst. However it is important to remember that into the future, each individual planning application will always be judged on it’s own merits and that in any future appeals any planning  balance considerations relating to that application will have to be fully taken into account.

HVS has looked in detail at the Planning Inspector’s report and whilst people may not agree with the decision he has made, his report does in our opinion properly address all the reasons for refusal as made by WBC, and all other material policy considerations, and as such complies with due process in respect of the observations made. If an application for a Judicial Review  of the Planning Inspector’s Decision was to be considered it would need to highlight where any error in the legal process had been made and to identify why the Inspector couldn’t reasonably have come to the decision he has on the basis of the information put in front of him.

HVS believes we need  to closely examine some of the inferences made in the Inspector’s report, and also lobby central government in relation to their targets in relation to WBC’s 5 year Housing Land Supply, so that any future threats to our village and it’s surrounds by inappropriate development can be mitigated.   

HVS is committed to playing a full  role, both individually and  as part of the community in this process.

The Main Issues reviewed by the Inspector and his decisions, as well as procedural matters considered with respect to Local and Neighbourhood Plans are below:

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Procedural Matters.

• As it has not been possible to make substantive reference to policies contained within the emerging new Local Plan, in accordance with section 48 of the National Planning Policy Framework little weight                    has been attached to them.

• As there is no evidence as to when any Hurst Neighbourhood Plan following consultation, may be subject to formal examination, the policies contained therein have been afforded no weight.

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Main Issues Reviewed by The Inspector

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Whether the proposal is in a suitable location for housing having regard to national planning policies, the Council’s spatial strategy for new housing and housing land supply. 

• Conclusion that the proposal would conflict with MDD Policy CC02 as well as CS Policies CP11 and CP9

• Key factor is whether WBC can demonstrate a 5 year housing land supply (‘HLS’).  The inspector reviewed the latest data regarding the HLS and it is 4.92 years.

• As HLS less than 5 years the weight given to CC02 and CP11 and CP9 reduced to moderate.

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The effect of the proposed development on the character and appearance of the area. 

• Accepts that as a matter of principle there would be localised harm, however the visual elements of such harm would be minimised and local.

• Moderate weight attributable to likely adverse effect of scheme.

Whether the proposal is in a suitable location for housing having regard to the accessibility of services, facilities and to the reliance on motor vehicles. 

• Considers that local facilities adequately accessible by means of walking and cycling.  Bus stops are available for other services. 

• Cars would be required to access other facilities, but no basis to support assertion that proposed dwellings would be overly reliant on cars.

The effect of the proposed development on trees. 

• Tree that is potentially a veteran tree is protected by a TPO and as per the plan it is not being removed.

• 6 trees identified for removal to facilite site access are Catgory C trees and of low quality or Category U trees which are not suitable for retention.

• Except for above 6 trees, does not consider that the proposed development would cause a significant detrimental impact on existing trees.  Therefore no conflict with CP3, CC)3 or TB21.  These policies also require developer to maintain fauna and flora etc as integral part of plan.

The effect of the proposed development on biodiversity.

• Accepts the appellants view that a 1% biodiversity net gain, which meets current legal requirements, and there is no evidence provided that the developer’s Ecology Rebuttal Statement may be in correct.

Whether the proposed development makes sufficient provision for affordable housing. 

• Apellant has provided a completed Unilateral Undertaking, which amongst other things provides for an affordable housing contribution of £175,342 towards off-site provision.

• This carries significant weight for the Apellant

Whether there are any material considerations which mean that the decision should be made otherwise than in accordance with the development plan (Planning Balance). 

• The Council is currently unable to demonstrate a 5 year supply of housing.  This therefore triggers the so called ‘tilted balance’ and planning permission granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the piolicies in the Framework taken as a whole.

• Factors reviewed and decision taken that on balance the appeal should be allowed.

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Public Consultation starts 12 May 2021 and ends 03 June 2021

View Letter of Objection written by HVS

Letter from HVS Chairman to PHAG regarding Planning request at Sawpit Road - 20 May 21

Letter from PHAG to HVS re Sawpit Road - 20 May 21

HVS Statements re Potential Planning Application in Sawpit Road.

HVS Statement regarding Sawpit Road 23 April 21

WBC Letter to HVS - 2 July 21 - Planning Permission Refused

Notification from WBC that application gone to appeal, letter not received from PINS - 8 Sep 21

Update Jan 22

Appeal to be determined on basis of an Informal Hearing (date & venue to be confirmed).

Deadline for submissions of Comments is Thursday 20th Jan 22.

View more details.

HVS Letter to Planning Inspectorate - 19 Jan 22

Update 8/9 February 2022

John Osborne on behalf of The Society spoke to the Planning Inspectorate yesterday (8th February) to clarify the position regarding the future Appeal. Regarding the change of procedure he was told that the request came  from Wokingham Borough Council, who felt that the Appeal could be dealt with under Written Representations which resulted in a review by one of the Inspectorate's most senior Inspectors who concluded that there is "no justification for a Hearing" and that "the Appeal will proceed by way of Written Representations". In our written representation which has already been submitted, The Society had also expressed a wish to speak at the Hearing, and is sorry to have lost that opportunity. If you have not so far submitted your written submissions because you too had wished to speak at the Hearing, you can still do this by sending an e-mail to east1@planninginspectorate.gov.uk quoting the Appeal reference; APP/X0360/W/21/3280255 and it is suggested this should be done by 22nd February 2022.

John spoke again this morning (9th February) to the Planning Inspectorate and was informed that the decision to change the procedure for determining this Appeal is now being reviewed again !! Watch this space for further up to date news!!

Update 17 February 2022
HVS was in contact again with the Planning Inspectorate today 17th February and they have confirmed that following a review this Appeal will be dealt with by Written Submissions rather than an Informal Hearing.

Planning Application for 5G Mast on Broadwater Lane (222846)

Update 10 August 2023

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Planning application declined - view appeal decision - 10 August 23

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HVS Letter to the Planning Inspectorate - 31 March 23

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Original application (211667)

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Public Consultation starts 19 May 2021 and ends 02 June 2021

View Letter of Objection written by HVS

WBC Letter to HVS -1 July 21 - Planning Permission Refused

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WBC Letter to HVS -  Mast at Broadwater Lane gone to Appeal - 18 November 2021.  Deadline for comments 16 December 21.  

HVS will be sustaining its objection to the mast.  View HVS comments and details how to object here 21 Nov 21. 

HVS Letter of objection of Mast to Planning Inspectorate 11 Dec 21

Notice of Appeal Dismissal - 27 Jan 22

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HVS Comment - 2 Feb 22

HVS welcomes the Planning Inspector's decision to dismiss this Appeal and that in doing so he agrees with the Society that there were  significant errors in the submitted material with the original application and that the installation of an 18 metre high mast on this site would be an intrusive and incongruous incursion into the pleasant semi-rural character of the locality. However it is important to note that the Inspector does "accept the need for a new installation in this general area in order to provide an acceptable telecommunications network utilising 5G technology" and the Society is aware that this is the view of a number of local residents and will therefore be looking closely at any future proposed sites to balance any potential or perceived harm on the character and appearance of the locality and the need for the installation. 

Update - WBC - Local Development Scheme

Wokingham Borough Council's

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View HVS report on the Executive Meeting on 27th July 2023.  More details re WBC and the Local Plan.

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Executive Meeting – Thursday 27 July, 7.00pm

At it's meeting next week, Wokingham Borough Council's Executive will be asked to consider the adoption of a Local Development Scheme 2023 (Agenda Item 33).

'The purpose of this report is to consider the adoption of a Local Development Scheme (LDS), the document which sets out the work programme for the local plans that are intended to be prepared over the next three years and when there are opportunities for engagement.'

This report provides important and useful information from the Planning Authority (not least of all in relation to the Local Plan Update) so if you have the time it is recommended you read it.

If you have any comments or questions please do not hesitate to contact us. We will provide some further information once the meeting has taken place next week and the WBC Executive Members have made a decision.

The recommended Local Development Scheme put forward by the officers for adoption by WBC’s Executive and attached as Enclosure 1 to their report proposes “that work will be progressed on one local plan - The Local Plan Update ( LPU). The LPU will set out the long-term strategy for managing development and provides an opportunity to refresh planning policy so that they reflect ambitions which go above and beyond current policies, such as achieving zero carbon development, greater levels of net biodiversity gain and greater levels of affordable housing.”

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You can also watch the meeting live on line via this link.

Planning Application (230811) for change of use of land in Dunt Lane to a mixed use of residential and private equestrian and the creation of a sandbox in association with the private equestrian use.