Robin Lodge Nursery Part Lane Swallowfield Wokingham RG7 1TB
Refused on 30 September 2026
Proposal
Proposed erection of 2no. buildings and open log store with associated parking, access and landscaping, repositioning of site boundary fence, plus installation of acoustic screen following demolition of existing buildings.
- Received
- 12 June 2025
- Council
- Wokingham Borough Council
- Ward
- Spencers Wood & Swallowfield
- ReceivedReceived12 Jun
- ValidatedValidated22 Jul
- Consult.Consultation21 Aug
- TargetTarget Date
- DecidedDecided30 Sep
Decided in 435 days (council typically 56)
About this application
This is an outline application for demolition at Robin Lodge Nursery Part Lane Swallowfield Wokingham RG7 1TB. Wokingham has handled 606 applications of this type. This one was decided in 475 days, 60 weeks longer than Wokingham's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 64 applications across Spencers Wood & Swallowfield. We hold 1,944 applications in total for the RG7 postcode area.
85% of outline applications at Wokingham Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).
Based on decided applications received in the last 3 years.See what's approved near your address
Why it was refused
- The application site lies within Flood Zone 3b, the functional floodplain. The proposed forestry development is classified as less vulnerable and is incompatible with Flood Zone 3b. The proposal should therefore be refused in accordance with Policy F6 and Annex F of the National Planning Policy Framework 2026. It also conflicts with Policies CP1 and CP11 of the Core Strategy 2010 and Policy CC09 of the Managing Development Delivery Local Plan 2014.
- The submitted Flood Risk Assessment does not adequately demonstrate that the development would be safe for its lifetime, would not increase flood risk elsewhere, or would provide safe access and egress during a flood event. In particular, the suitability of the flood modelling, flood hazard, finished-floor levels and allowance for climate change have not been satisfactorily demonstrated. The proposal is therefore contrary to Policies F6 and F7 of the National Planning Policy Framework 2026, Policy CP1 of the Core Strategy 2010 and Policy CC09 of the Managing Development Delivery Local Plan 2014. Public: Information that can be seen and used by everyone inside and outside the Council.
- Insufficient evidence has been provided to demonstrate that surface water can be sustainably managed without increasing flood risk. In particular, groundwater monitoring has not been undertaken during the expected seasonal peak, and the suitability of infiltration drainage has therefore not been demonstrated. The proposal is contrary to Policy F8 of the National Planning Policy Framework 2026, Policy CP1 of the Core Strategy 2010 and Policy CC10 of the Managing Development Delivery Local Plan 2014.
- In the absence of a completed planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 securing a financial contribution towards the monitoring of the approved biodiversity enhancements and implementation of a Habitat Management and Monitoring Plan (HMMP), the Local Planning Authority cannot be satisfied that the biodiversity mitigation, enhancement and management measures associated with the development would be effectively monitored and enforced over the required management period. The proposal is therefore contrary to Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021), policy CP7 of the Core Strategy 2010, policy TB23 of the Managing Development Delivery Local Plan 2014 and policy N2 of the NPPF 2026.
From the council's decision notice.
Application details
- Postcode
- RG7 1TB
- Application type
- Outline
- Scale / size
- Large
- Parish
- Swallowfield
Planning application dates
- Date validated
- 22 July 2025
- Consultation expiry
- 21 August 2025
- Consultation start
- 22 July 2025
- Consultation end
- 21 August 2025
- Application expires
- 29 May 2026
Applicant and agent
- Agent address
- 200 Dukes Ride Crowthorne RG45 6DS
Planning decision
- Case officer
- Connie Davis
- Statutory period
- 311 days
Publicity
- Last advertised
- 31 July 2025
- Advertisement expiry
- 21 August 2025
Appeal
- Appeal result
- N
Additional information
- Planning Portal ID
- PP-14065987
- Documents
- 63
Site constraints
Designations at the address point. Ones next to the site may also apply.
- Flood zone 1: Low probability (rivers and sea)
Not published by this council, so not checked: conservation areas, Article 4 directions and tree preservation orders. Ask the council if these matter.
Also checked, none recorded (21)
flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.
A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.
Data © Crown copyright and others · sources and licences
Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.
© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.
© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.
© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.
Contains Ordnance Survey data © Crown copyright and database right 2026.
Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.
Source: Wokingham
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