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Planning & Development
Ltd
JMS Planning & Development Ltd
PLANNING AND DESIGN AND ACCESS STATEMENT
IN SUPPORT OF
A PLANNING APPLICATION
BY
SHELL UK OIL PRODUCTS LTD
IN RESPECT OF THE
REDEVELOPMENT OF
WINNERSH SERVICE STATION
READING ROAD, WOKINGHAM
BERKSHIRE, RG41 1HB
February 2020Client: Shell UK Oil Products Ltd
Project: Redevelopment and reconfiguration of Shell Service Station
Date: February 2020
JMS Planning & Development Ltd
T: 01986 785038
E: julian@jmsplanning.com
© The contents of this document must not be copied or reproduced in whole or in part without
the written consent of JMS Planning & Development LtdCONTENTS SECTION 1: INTRODUCTION 1 SECTION 2: SITE LOCATION AND CONTEXT 3 SECTION 3: PLANNING HISTORY 4 SECTION 4: THE PROPOSAL 5 SECTION 5: PLANNING POLICY 7 SECTION 6: PLANNING ISSUES 15 SECTION 7: DESIGN AND ACCESS STATEMENT 19 SECTION 8: CONCLUSIONS 24
SECTION 1: INTRODUCTION
1.1 This Planning Statement, also incorporating a Design and Access Statement, has been
prepared on behalf of Shell UK Oil Products Ltd (‘Shell’) and is submitted in support of an
application for full planning permission for the demolition of the existing sales building,
canopy, car wash, bin store and associated structures and the erection of a new sales
building and canopy, reconfiguration of forecourt layout new car parking and new bin store
and associated works at Shell Winnersh, Reading Road, Wokingham, Berkshire, RG41 1HB.
1.2 The site principally comprises an existing petrol filling station with car wash but the sales
building and canopy, as well as the site in general, is much in need of refreshment as it
does not fully meet the needs of motorists. Accordingly, the revised proposal will bring the
petrol filling station up to expected standards, meeting the needs of the operator and
customers.
1.3 The national need for additional and enhanced petrol filling station facilities is widely
recognised and accepted. Whilst the recent closure of 150-200 sites a year has slowed,
there continues to be strong competition between fuel retailers, particularly the big four
supermarkets, which combined with the increasing costs of compliance with
environmental regulations puts those remaining petrol stations under intense pressure.
Information from the Experian Catalyst Market Summary Report (released November
2018) suggests that there were 8,418 petrol filling stations in the UK as at 2018, which
represents less than a quarter of the 1970 total. Meanwhile, the total number of vehicles
on the road rose to a record breaking 38.4 million as at the end of September 2018. Petrol
filling stations are a vital necessity and can often function as a community hub and are
facing significant threats in a harsh economic climate. Petrol stations have been likened to
post offices and local shops as vital community facilities which are rapidly disappearing.
1.4 Given the significant year on year decline in petrol filling stations juxtapose with a year-on-
year increase in registered cars on the road, the opportunity to deliver an enhanced petrol
filling station meeting a recognised local need should be embraced.
11.5 Winnersh Petrol Filling Station as proposed will offer all of the latest facilities expected by
motorists and fully comply with the current environmental standards of petrol filling
stations.
1.6 With regard to pre-application consultation it should be noted that this application has
been made further to the recent full planning application (ref 193031) and addresses the
concerns raised in respect of this application.
1.7 This report in continues in Section 2 by providing a summary of the site’s location and its
context, with a brief summary of the planning history for the site within Section 3. Full
details of the proposal are set out in Section 4 including a detailed description of the layout
and facilities to be offered on the site. Section 5 sets out the planning policy position at
national and local level with full justification for the proposal expanded upon in Section 6.
Design and Access matters are discussed in Section 7, with conclusions drawn in Section 8.
2SECTION 2: SITE LOCATION AND CONTEXT
2.1 The application site is principally occupied by a Shell petrol filling and service station with
car wash and is located on Reading Road (the A329) approximately 1.5 miles north west of
Wokingham. Junctions with the A329 lie to the east and west of the site, the either side of
Wokingham and Winnersh respectively.
2.2 Residential properties adjoin the site boundary to the south and an existing garage lies to
the east. A KFC adjoins the site to the south west, beyond which lies the Barnet
Way/Edgware Way Roundabout. The northern and western boundaries of the site are
bordered by Reading Road and Old Woosehill Lane respectively.
2.3 There are five trees on site which lie on the south western corner of the site boundary and
border adjacent residential properties. There is an existing brick boundary wall on the
western boundary of the site which is to be retained.
2.4 The site has separate access and egress. The access is via Reading Road to the north of the
site. The egress is via Old Woosehill Lane to the west.
3SECTION 3: PLANNING HISTORY
3.1 A planning history search has been undertaken for the site using Wokingham District
Council’s online Planning website. A full schedule of relevant planning applications is
attached below.
Reference Proposal Decision Date
number
042051 Proposed Installation of ATM cash machine Approve 2004
enclosed in a metal enclosure.
071482 Proposed Installation of new above ground Approve 2007
offset fill and associated pipework
193031 Full application for the proposed erection of Refused 08.01.2020
a single storey sales building and canopy,
following demolition of the existing sales
building and car wash and removal of the
existing canopy, plus installation of gated
timber fenced compound area with bins,
new pumps and pump islands, 2 no. 50,000
litre underground fuel tanks, new offset fills
and vent stack, new air/water bay and
creation of 9 no. new car parking spaces
3.2 The site has an established use as a petrol filling station and an earlier applications on the
site reflects the ever changing and evolving requirements of petrol filing stations and
include the installation of new above ground offset and fill and associated pipework and
the installation of an ATM.
3.3 The site has clearly evolved over time to meet the needs of motorists, particularly as
technology has advanced and motorists’ aspirations and actual needs have developed.
3.4 As set out in the table above a full planning application was made (ref 193031) for ‘’the
proposed erection of a single storey sales building and canopy, following demolition of the
existing sales building and car wash and removal of the existing canopy, plus installation of
gated timber fenced compound area with bins, new pumps and pump islands, 2 no. 50,000
litre underground fuel tanks, new offset fills and vent stack, new air/water bay and creation
of 9 no. new car parking spaces.’’
43.5 The application was refused on the 8th January 2020 and the reasons for refusal of the
application are given as follows:
‘’1. By virtue of the lack of appropriate landscaping or space for landscaping, the
proposed scheme would result in the loss of vegetation and trees on the site without
adequate replacement which would have a detrimental impact on the designated Green
Route and wider character of the area and therefore contrary to policy CP1 and CP3 of
the Core Strategy and CC03 of the MDD Local Plan.
2. By virtue of the lack of appropriate assessment of the root protection area of the oak
tree adjacent to Old Woosehill Lane, it is not clear if the proposal could be carried out
without harm to this tree. Therefore it has not been satisfactorily demonstrated that the
scheme could be achieved without further loss of vegetation and as such, it is contrary to
policy CC03 of the MDD Local Plan.’’
3.6 The reasons for the refusal of the 2019 application have been addressed in these proposals
as set out in the following sections of this statement.
5SECTION 4: THE PROPOSAL
4.1 The application site currently comprises of an existing petrol filling station and car wash
with a retail shop with a gross area of 120 sqm and a retail sales area of 75 sqm with a
forecourt and canopy with four islands providing fuelling positions for eight cars.
Associated signage is positioned fronting Reading Road.
4.2 The application proposes the demolition of the existing car wash, sales building, canopy,
bin store and associated ancillary structures. The proposal includes the erection of a new
sales building of 245 sqm gross with a sales area of 120 sqm the, installation of new pumps
and pump islands in a ‘starter-gate’ arrangement. A ‘starter-gate’ forecourt arrangement is
now preferred, as it allows a greater throughput of cars on the forecourt, thereby ensuring
that the forecourt operates more efficiently as well as providing health and safety benefits
and benefits under the Petroleum Regulations as all vehicles and pump activity can be seen
from the sales building (i.e. no cars are obscured by cars parked in front of them). As such,
the provision of a ‘starter-gate’ forecourt on the site will provide significant enhanced
benefits to customers and the health and safety associated with operations on site. The
proposed development scheme proposes a total of 9 parking bays, including one disabled
bay. Bollards are proposed to be installed to protect shopfront car parking.
4.3 In addition, the existing drainage channel is replaced with a new ACO drainage channel and
a new vent stack is proposed in the southern corner of the site.
4.4 The proposal does not propose to change the existing access arrangements. Vehicular
access will be maintained from Reading Road with a single vehicle egress point onto Old
Woosehill Lane to the east of the site.
4.5 The new sales building will be located towards the north western boundary of the site
fronting on to the forecourt. The building will be single storey with a glazed frontage. As
well as providing a retail sales area, the sales building will also provide customer toilet
facilities and paying facilities for the fuel as well as an ATM. The proposed sales building
will include a back of house area for stock and staff facilities.
64.6 A new canopy is proposed to replace the existing, in a simpler design and detached from
the forecourt retail shop.
4.7 The sales building is proposed to be modern in appearance, utilising lightweight materials
to create a clean and crisp appearance. The sales building makes extensive use of glazing
to the forecourt, allowing visitors to the site and passers-by to witness activity occurring
within this area of the building thereby assisting in creating visual interest. This will also
allow staff to have a view of the forecourt ensuring safety and security at all times.
4.8 Bin storage is shown on the plans located in the north western corner of the site enclosed
with a new 2m high close boarded timber fence. The scheme also includes the relocation
and installation of a new air/water machine with accompanying protective bollards. A
dedicated air/water bay is proposed located south of the forecourt.
4.9 Of the five trees on site four are proposed to be removed to facilitate the redevelopment
of the site. The mature oak (Tree T2) will be retained as part of the development and will
be protected during construction. It is proposed to plant 3 new trees at the boundary of
the site to compensate for the loss of the existing trees on site. An Arboricultural
Assessment Report, is submitted in support of the application, which should be read
alongside this planning statement.
4.10 In addition, 2 new 50,000 litre underground tanks and a petrol interceptor are proposed.
4.11 Overall, the proposal will ensure that the site is installed with the most up to date Fuel
Infrastructure mitigation technology which complies with the latest regulations,
recommendations and guidance which will provide a more user friendly, quicker and safer
experience on site.
7SECTION 5: PLANNING POLICY
5.1 This section sets out an overview of national policy and development plan guidance
relevant to the redevelopment of the existing petrol filling station use, including policies
relevant to design and access matters.
National Planning Policy
5.2 The revised National Planning Policy Framework (NPPF) was published on 24 July 2018 and
updated in February 2019, with only very minor changes, and now constitutes guidance for
local planning authorities and decision-takers and is a material consideration in the
determination of planning applications (paragraph 2).
5.3 The purpose of the planning system is to contribute to the achievement of sustainable
development (paragraph 7).
5.4 Paragraph 8 confirms that there are three overarching objectives to sustainable
development: economic, social, and environmental, which are interdependent and need to
be pursued in mutually supportive ways:
An economic objective – to help build a strong, responsive and competitive
economy, by ensuring that sufficient land of the right type is available in the right
places and at the right time to support growth, innovation and improved
productivity; and by identifying and coordinating the provision of infrastructure;
A social objective – to support strong, vibrant and healthy communities by
ensuring that a sufficient number and range of homes can be provided to meet the
needs of present and future generations; and by fostering a well-designed and safe
built environment, with accessible services and open spaces that reflect current
and future needs and support communities’ health, social and cultural wellbeing;
8 An environmental objective – to contribute to protecting and enhancing our
natural, built and historic environment; including making efficient use of land,
helping to improve biodiversity, using natural resources prudently, minimising
waste and pollution, and mitigating and adapting to climate change, including
moving to a low carbon economy.
5.5 These objectives should be delivered through the preparation and implementation of plans
and application of policies in the framework; they are not criteria against which every
decision can or should be judged. It is confirmed that the planning system should play an
active role in guiding development to sustainable solutions, but in doing so should take
local circumstances into account, to reflect the character, needs and opportunities of each
area (paragraph 9).
5.6 At the heart of the NPPF is a presumption in favour of sustainable development (paragraph
10). For decision taking, this means:
Approving development proposals that accord with the development plan without
delay, and
Where there are no relevant development plan policies, or the policies which are
most important for determining the application are out-of-date, granting
permission unless;
o The application of policies in the framework that protect areas or assets of
particular importance provides clear reason for refusing the development
proposed; or
o Any adverse impacts of doing so would significantly and demonstrably
outweigh the benefits, when assessed against the policies in this framework
taken as a whole (paragraph 11).
5.7 The presumption in favour of sustainable development does not change the statutory
status of the development plan as the starting point for decision making (paragraph 12).
95.8 Local Planning Authorities should approach decisions on proposed development in a
positive and creative way. They should use the full range of planning tools available and
work proactively with applicants to secure developments that will improve the economic,
social and environmental conditions of the area. Decision makers at every level should
seek to approve applications for sustainable development where possible (paragraph 38).
5.9 Planning law requires that applications for planning permission be determined in
accordance with the Development Plan, unless material considerations indicate otherwise.
Decisions on applications should be made as quickly as possible, and within statutory
timescales unless a longer period has been agreed by the applicant in writing (paragraph
47). Local Authorities may give weight to relevant policies and emerging plans according to
the stage at which they are at and the extent of unresolved objections (paragraph 48).
5.10 Planning policies and decisions should help create the conditions which businesses can
invest, expand and adapt. Significant weight should be placed on the need to support
economic growth and productivity, taking into account both local business needs and
where there are opportunities for development. The approach taken should allow each
area to build on its strengths, counter any weaknesses and address the challenges of the
future (paragraph 80).
5.11 Planning policies should set out clear an economic vision and strategy which positively and
practically encourages sustainable economic growth having regard to local industrial
strategies and other local policies for economic development and regeneration; set criteria
to identify strategic sites for local inward investment to match the strategy and meet
anticipated needs over the plan period; seek to address potential barriers to investment;
and be flexible enough to accommodate the needs not anticipated in the plan, allow for
new and flexible working practices and to enable a rapid response to changes in economic
circumstances (paragraph 81).
5.12 Planning policies and decisions should recognise and address the specific locational
requirements of different sectors (paragraph 82).
105.13 Planning policies and decisions should support the role that town centres play at the heart
of local communities taking a positive approach to their growth management and
adaptation. Policies should define a network and hierarchy of town centres and promote
their long term vitality and viability; define extent of town centres and primary shopping
areas; retain and enhance existing markets and, where appropriate, reintroduce or create
new ones; allocate a range of suitable sites in town centres to meet the scale and type of
development likely to be needed looking at least 10 years ahead; where suitable and viable
town centre sites are not available for main town centre uses, allocate appropriate edge of
centre sites that are well-connected to town centres and if these are not able to be
identified, set out policies which should explain how identified needs can be met in other
accessible locations that are well-connected to the town centre; and recognise that
residential development often plays an important role in ensuring the vitality of centres
and encouraging residential development on appropriate sites (paragraph 85).
5.14 Local Planning Authorities should apply a Sequential Test to planning applications for main
town centre uses which are neither in an existing centre nor in accordance with an up-to-
date plan. Main town centre uses should be located in town centres, then in edge of
centre locations and only if suitable sites are not available (or expected to become
available within a reasonable period of time) should out of centre sites be considered
(paragraph 86).
5.15 When considering edge of centre or out of centre proposals, preference should be given to
accessible sites which are well-connected to the town centre. Applicants and Local
Planning Authorities should demonstrate flexibility on issues such as format and scale, so
that opportunities to utilise suitable town centres or edge of centre sites are fully explored
(paragraph 87).
5.16 When assessing applications for retail and leisure development outside town centres,
which are not in accordance with an up-to-date plan, Local Authorities should require an
Impact Assessment if the development is over a proportionate locally set floorspace
threshold and if there is no locally set threshold the default threshold is 2,500 sqm of gross
floorspace. This should include assessment of the impact of the proposal on existing,
committed and planned public and private investment in a centre or centres in the
catchment area of the proposal; and the impact of the proposal on town centre vitality and
11viability, including local consumer choice and trade in the town centre and the wider retail
catchment (paragraph 89).
5.17 Planning policies and decisions should promote an effective use of land in meeting the
needs for homes and other uses, whilst safeguarding and improving the environment and
ensuring safe and healthy living conditions (paragraph 117).
5.18 The creation of high quality buildings and places is fundamental to what the planning and
development process should achieve. Good design is a key aspect of sustainable
development, creates better places in which to live and work and helps to make
development acceptable to communities. Being clear about design expectations, and how
these will be tested, is essential for achieving this. So too is the effective engagement
between applicants, communities, Local Planning Authorities and other interests
throughout the process (paragraph 124).
5.19 Planning policies and decisions should ensure that developments will function well and add
to the overall quality of the area, not just for the short term but over the lifetime of the
development; are visually attractive as a result of good architecture, layout and
appropriate and effective landscaping; are sympathetic to local character and history;
establish or maintain a strong sense of place; and create places that are safe, inclusive and
accessible and which promote health and well-being with a high standard of amenity for
existing and future users (paragraph 127).
5.20 Design quality should be considered throughout the evolution and assessment of individual
proposals (paragraph 128) and permission should be refused for development of poor
design that fails to take the opportunities available for improving the character and quality
of an area and the way it functions (paragraph 130).
12Development Plan
5.21 To the extent the Development Plan policies are material to an application for planning
permission, a decision must be taken in accordance with the Development Plan unless
there are material considerations that indicate otherwise (Section 70(2) of the Town and
Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act
2004).
5.22 The Development Plan for the site comprises the Wokingham Adopted Core Strategy DPD
(Adopted January 2010) and the Wokingham Managing Development Delivery Local Plan
(Adopted February 2014).
Wokingham Adopted Core Strategy DPD (Adopted January 2018)
5.23 Policy CP1 (Sustainable Development) sets out the Council’s position with respect to
sustainable development. It sets out a list of criteria for development which includes the
following; maintain or enhance the high quality of the environment, minimise the
emissions of pollutants into the environment, provision of water resources and adequate
drainage, minimise the consumption and use of resources, avoid areas of best and most
versatile agricultural land, avoid areas where pollution may impact upon the amenity of
future occupier, avoid increasing flooding, provide well designed, accessible scheme,
reduce the need for travel, contribute towards the goal of zero-carbon.
5.24 Policy CP3 (General Principles for Development) states that planning permission will be
granted for proposals that are of an appropriate scale and design, provide a functional,
accessible scheme, have no detrimental impact upon ecological, heritage , landscape,
geological features or watercourses, maintain or enhance the ability of the site to support
fauna and flora, provision for complementary facilities, contribute to a sense of place,
provide for open space, contribute towards community facilities, do not lead to the loss of
dwellings or community or residential accommodation. Compliance with these criteria will
need to be demonstrated through the submission of a Design and Access Statement.
135.25 Policy CP4 (Infrastructure Requirements) states that planning permission will not be
granted unless appropriate arrangements are made for the improvement or provision of
infrastructure, services, community and other facilities.
5.26 Policy CP8 (Thames Basin Heaths Special Protection Area) states that development which
alone or in combination is likely to have a significant effects on the Thames Basin Heaths
Special Protection Area will be required to demonstrate that adequate measures to avoid
and mitigate any potential adverse effects are delivered.
5.27 Policy CP9 (Scale and Location of Development Proposals) states that the scale of
development proposals must reflect the existing or proposed levels of facilities and
services at or in the location together with their accessibility.
5.28 Policy CP11 (Proposals outside Development Limits (Including Countryside)) states that in
order to protect the separate identity of settlements and maintain the quality of the
environment, proposals outside of development limits will not normally be permitted.
However, there are two relevant exceptions listed, where it does not lead to excessive
encroachment or expansion of development away from the original building, and it is
contained within suitably located buildings which are appropriate for conversion, or in the
case of replacement buildings would bring about environmental improvement.
Wokingham Managing Development Delivery Local Plan (Adopted February 2014)
5.29 Policy CC01 (Presumption in Favour of Sustainable Development) states that planning
applications that accord with policies in the Development Plan will be approved without
delay unless material considerations indicate otherwise.
5.30 Policy CC02 (Development Limits) states that planning permission for proposals at the edge
of settlements will only be granted where they can demonstrate that the development,
including boundary treatments, is within development limits and respects the transition
between the built up area and the open countryside by taking account of the character of
the adjacent countryside and landscape.
145.31 Policy CC03 (Green Infrastructure, Trees and Landscaping) relates to green infrastructure
and trees and requires development proposals to achieve criteria including protection and
retain existing trees, hedges and other landscape features.
5.32 Policy CC04 (Sustainable Design and Construction) states that planning permission will only
be granted for proposals that seek to deliver high quality sustainably designed and
constructed developments.
15SECTION 6: PLANNING ISSUES
6.1 This section of the Planning Statement sets out the general planning matters, which should
form part of the consideration and determination of this application. Design and access
matters are covered within the following Section. Accordingly, the following general
planning matters are considered below:
The principle of development on the site;
Quantitative need and benefits of the improved facility;
Job creation benefits;
Retail issues;
Trees and Landscaping;
Residential Amenity.
Principle of Development of the Site
6.2 As noted elsewhere within this report, the site is an established petrol filling station
providing an important service and facilities for users of the strategic highway network
including Reading Road and the surrounding road network. Accordingly, the site must be
considered to be in an existing/established developed site within the built-up area of
Winnersh.
6.3 Policies contained within the NPPF lend strong support to the rural economy and seeks to
promote rural businesses and support a prosperous rural economy. To promote a strong
economy support should be given to sustainable growth and expansion of all types of
businesses and enterprises in rural areas. Adopted Policy CP11 (Proposals Outside
Development Limits (Including Countryside)) states that in order to protect the separate
identity of settlements and maintain the quality of the environment, proposals outside of
development limits will not normally be permitted. However, there are two relevant
16exceptions listed, where it does not lead to excessive encroachment or expansion of
development away from the original building, and it is contained within suitably located
buildings which are appropriate for conversion, or in the case of replacement buildings
would bring about environmental improvement.
6.4 The proposals includes the demolition of the existing petrol filling station, car wash, sales
building, bin store and associated structures and the building of a new sales building,
canopy and associated elements.
6.5 Broadly, the application proposes the redevelopment of the existing petrol filling station
for enhanced petrol filling station use. In light of the declining numbers of petrol filling
stations, the redevelopment of the site for improved use should be welcomed.
Qualitative Need and Benefits of Improved Facility
6.6 It is considered that the site provides important service station facilities for those travelling
on the Reading Road. It is important that adequate facilities are provided for road users to
ensure that their basic needs are met and to enable them to comfortably and safely
undertake their journeys. The provision of an enhanced service station will better meet
the needs of those travelling on the highway network and local community users to
provide them with the refuelling facilities required.
6.7 Given the general trend and declining numbers of petrol filling stations set against the
increasing number of cars on the road, the opportunity to offer an enhanced petrol filling
station to meet a local need should be embraced.
Job Creation Benefits
6.8 The enhanced proposal will provide a valuable source of jobs, creating further job
opportunities on site. Many of these jobs will be suitable for local residents, particularly
residents who wish to be flexible in the hours they work. The proposal will therefore bring
a wide range of economic benefits and accord with the role and focus as contained within
the National Planning Policy Framework and adopted Development Plan.
176.9 In addition to the actual jobs created by the development, further jobs will be created in
the construction phase of development. There will be other spin off linkages to the benefit
of the local area during the construction period itself as, for example, on site construction
staff utilise shops and services in the local area during the period of construction.
Retail Issues
6.10 The National Planning Policy Framework (NPPF) requires an Impact Assessment for
developments involving an additional 2,500 sqm gross or more floorspace. No lower figure
is contained within the adopted Local Plan. On this basis the application proposal does not
breach the threshold by which a Retail Impact Assessment is required to support the
application, thus it implies that retail impact issues should not be of concern in respect of
the application. Notwithstanding this, the application has an existing sales building on it
which has a net retail area of 75 sqm. The new shop will have a retail area of 120 sqm, an
increase of only 45 sqm. This is not a significant amount. Accordingly, it is not considered
that an Impact Assessment is required for a proposal of this nature as the additional
floorspace is minimal and the use already exists on site with the new sales building being
intended to simply create a more modern and pleasant environment for both the
customers visiting the site and those working within it. The offer and facilities will remain
broadly as existing.
6.11 Accordingly, it is not considered that there will be any adverse impact arising from the
proposal. On this basis it is considered that the proposal accords with the relevant national
and local policy in this regard.
6.12 Given the proposal is merely for the demolition of the existing sales building, car wash, and
canopy and replacement with a new modern purpose-built facility with some minor
reconfiguration on site, there is no requirement to undertake a Sequential Assessment of
the proposal as the proposed use is already operating on the site. Whilst the floor area of
the replacement sales building is larger than existing, the offer and the operation of the
site remains broadly as existing, albeit it will now meet modern standards and provide a
more comfortable environment for customers and employees.
186.13 In respect to the sequential test, the sales building and forecourt on site are intrinsically
linked and cannot be separated. Accordingly, any alternative site would need to
accommodate both the forecourt, the sales building and associated facilities. Given that its
primary purpose is to serve vehicles travelling on Reading Road and the local road network,
its location in any alternative location would not meet this need.
Trees and Landscaping
6.14 The scheme proposed has been designed to address the deficiencies identified in the 2019
scheme. Landscaping and replacement planting is proposed at the boundary with Old
Wooleshill Lane to the south of the existing cross over. Additional planting at this location
in association with the Oak tree which is proposed to be retained as part of the scheme will
ensure that the scheme does not have a detrimental impact on the designated Green
Route or the wider character of the area.
6.15 In addition, space has been created within the scheme layout to create an additional area
of landscaping to the north of the cross over. This will create additional greening to the site
at the junction of Reading Road and Wooleshill Lane.
6.16 As previously stated in this statement an Arboricultural Assessment has been undertaken
and is submitted in support of these proposals. There are currently five trees on site, four
of which will need to be removed to enable the development of the service station. The
assessment confirms that trees T1 and T4 are small specimens which could be removed
and the amenity afforded by these trees can be adequately replicated through suitable
replacement planting.
6.17 Trees T3 and T5 were found as a result of assessment to be of poorer quality. T3 has a very
unbalanced crown and T5 has fungal brackets visible in the crown. As such it was identified
that T5 would need to removed at some stage.
6.18 The assessment recommends that providing that there are three high quality trees planted
the net arboricultural impact is acceptable . As such the recommendations have been
incorporated into the scheme design.
196.19 In addition the assessment has considered the impact on the scheme with regard to
potential harm to the oak tree which is proposed to be retained. The report recommends
that part of the foundation for the new sales area can be of a specially engineered nature. I
would suggest a partially piled foundation with small diameter pile if possible to ensure
that the root protection area is not affected.
6.20 The report also considers the impact of the development on the crown of the tree. It states
‘’although the crown of T2 appears to be in quite close proximity to the new sales area, this
tree does not seem to have a very vigorous growth potential due to the pressure already
placed on it. I do not consider that the proposed development will place any further
pressure on T2, and the windows on the new sales area are mostly on the opposite side of
the building to the tree.’’
6.21 The current scheme has been designed and tested to ensure that the proposal can be it is
carried out without harm to this T2 and as such, it is considered that it is in accordance
with policy CC03.
Amenity
6.22 The proposed scheme has been designed to best respect residential amenity as much as
possible. In this respect, the layout of the site has been designed to minimise the impact on
residential amenity. Whilst plant is proposed on the rear of the sales building, this is
shielded from the adjacent property by the boundary treatment and all plant is designed to
operate in a manner, which does not have any adverse impact on residential amenity.
There is an existing brick boundary wall on the western boundary which varies in height
between 2100mm and 2200mm is proposed to be retained. This existing boundary wall is
considered sufficient to screen neighbouring properties from any adverse visual impact.
20SECTION 7: DESIGN AND ACCESS STATEMENT
7.1 This Design and Access Statement has been prepared on behalf of the Applicant to support
the full planning application for the demolition of the existing sales building, canopy, wash,
bin store and associated structures and the erection of a new sales building and canopy,
reconfiguration of forecourt layout new car parking and new bin store and associated
works at Shell Winnersh, Reading Road, Wokingham, Berkshire, RG41 1HB.
7.2 The Design and Access Statement requirements of the site have evolved from an appraisal
of the site’s context against the background of its location, the proximity to the highway
network and operational requirements.
7.3 In accordance with the requirements to formally state how design and access issues have
been considered (under Section 61 of the Planning and Compulsory Purchase Act 2014) this
document addresses the design principles and concepts that have been applied to the
development in relation to location, use, layout, scale, appearance and landscaping in
relation to the site’s context.
7.4 The Design and Access Statement should be read in context with the planning application’s
supporting reports, drawings and accompanying material.
Site Evaluation
7.5 There are a number of key issues which have informed the design solution for the site’s
development. Effectively, it balances the site’s opportunities and constraints arising from
the assessment of the site to deliver a development that achieves a high quality design, is
sustainable, is economically viable and enhances the established locality. The principal
constraints can be identified as:
The need to upgrade the site to meet the operational needs of the operator and
the requirements of the customers;
The need to ensure appropriate levels of car parking;
21 The retention of the mature Oak at the boundary of the site fronting Old
Woosewell Lane and
The need to ensure adequate circulation across the site for all users.
7.6 There are a number of opportunities afforded by the potential redevelopment of the site
that are a relevant material consideration in evaluating the proposals. In summary these
are:
The site offers an excellent location in terms of visibility and accessibility for
motorists travelling along the local highway network;
The opportunity to provide an upgraded sales building which would benefit the
users of the site and motorists on the road network;
The opportunity to make best use of an existing site within Winnersh.
Planning Policy
7.7 A detailed evaluation of the planning policies relevant to this planning application is
provided in Section 5 of this Statement. However, in summary, the following policies are of
particular relevance to the Design and Access Statement and they form this report:
Paragraphs 7, 8, 10, 11, 124, 127, 128 and 130 of the National Planning Policy
Framework (February 2019); and
Policy CC04 (Sustainable Design and Construction) of the Wokingham Managing
Development Delivery Local Plan (Adopted February 2014).
22Design Considerations
Use
7.8 The site is an existing operational petrol filling station. The proposed development is to
replace the sales building, canopy, existing forecourt, car wash and associated alterations.
7.9 The principle of the replacement sales building and redevelopment of the site for petrol
filling station use has been established by the historic use of the site.
Layout
7.10 Detailed consideration has been given to the layout of the site in order to ensure optimum
circulation across the site, adequate provision of parking and appropriate scale and
massing. This is shown on the proposed layout plan.
Scale
7.11 The building is of an appropriate scale to meet the needs of customers and the operator.
Appearance
7.12 The design of the replacement sales building reflects the modern style of petrol filling
stations, adopting a simple uncluttered design. The proposed sales building will be of a high
quality design with inviting interiors incorporating a glazed frontage overlooking the
forecourt creating a clean welcoming environment, which is modern, attractive and
uncluttered.
7.13 The appearance of the overall building is clean, crisp and modern and entirely suitable to
its petrol filling station use.
23Materials
7.14 The development incorporates the use of modern materials typically found on petrol filling
stations and previously deemed acceptable by Planning Officers in this location.
Landscaping
7.15 A four trees within the site, one of which sits right on the western boundary to the site are
proposed to be removed to facilitate the redevelopment of the site. The existing brick
boundary wall on the western boundary which varies in height between 2100mm and
2200mm is proposed to be retained. This existing boundary wall is considered sufficient to
screen neighbouring properties from any adverse visual impact.
7.16 Three replacement trees are to be planted along the north western boundary of the site
(adjoining Woosehill Lane) to mitigate against the loss of existing trees and to enhance
visual amenity at this boundary.
Accessibility
7.17 The Applicant is committed to a policy of equality, inclusion and accessibility for those who
live and visit the site and has strived to exceed all required standards and achieve a
development which promotes inclusion and accessibility.
7.18 The provision of an accessible and inclusive environment has been an integral theme
throughout the design process from its initial conception to its current form. The concept
of inclusive design seeks to remove barriers which create undue effort, separation and
special treatment which enables everyone to participate equally regardless of gender,
disability or age.
7.19 The use of the site as a petrol filling station is well established by the planning history of
the site and the current access arrangements upon it. The access to the main highway
network has been predetermined by the existing use on the site.
24Community Safety
7.20 The proposed site now offers a good visibility from the sales building area over the
forecourt. However, lighting will certainly be maintained along with a CCTV facility. Overall,
the site will provide a high quality development with good community safety.
Conclusions
7.21 The proposal responds positively to the site’s opportunities and constraints and
consideration has been given to layout, scale, appearance and landscaping. Access to and
within the site has been carefully reviewed. It is considered that, based on the above, an
appropriate and site sensitive design solution has been found.
25SECTION 8: CONCLUSIONS
8.1 The application seeks full planning permission for the demolition of the existing sales
building, canopy, wash, bin store and associated structures and the erection of a new sales
building and canopy, reconfiguration of forecourt layout new car parking and new bin store
and associated works at Shell Winnersh, Reading Road, Wokingham, Berkshire, RG41 1HB.
8.2 The National Planning Policy Framework identifies the need for planning positively for
community facilities and motorist services. Petrol filling stations are a vital necessity and
provide an important role ensuring that motorists travel safely.
8.3 The application site has a long planning history for roadside related uses and the proposal
will meet this roadside need. In addition, the proposal provides additional jobs over and
above that currently provided on site and therefore conforms with policy.
8.4 The principle of a petrol filling station use on the site is well established. It is considered
that the application proposal is of an appropriate design and provides visual amenity
benefits to local residents through good design. It is therefore considered that the
proposal accords with policy.
8.5 On the basis of the above it is requested that planning permission is forthcoming for this
proposal.
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