GUIDANCE NOTES

  WDC Site Allocations Development Plan Document (Initial Options) Consultation August 2006

  The initial options for the site allocations are set out on a parish-by-parish basis (with maps) in the third pdf document (Overview map and summary details of suggested sites) listed on the below WDC Planning Department webpage:

http://www.wokingham.gov.uk/planning/planning/ldf/site-allocations-dpd/270706-exec-papers

WDC is seeking comments on the initial options by Wednesday  18th October.

If you wish to comment on the proposals, you may either:

- write directly to the Council; or

- complete an on-line questionnaire.

Writing directly to WDC

You may send your comments directly to WDC by writing to:

Development Plans Team

Wokingham District Council

Planning Regulation & Enforcement

PO Box 157

Shute End

Wokingham

Berkshire

RG40 1WR

Alternatively, you may e~mail the Development Plans Team at policyandplans@wokingham.gov.uk

If you write to WDC:

(i) the letter or e~mail should be headed "WDC Site Allocations Development Plan Document (Initial Options) Consultation August 2006"; and

(ii) if you only wish to comment on proposals concerning specific sites, it would be helpful if you could cross-refer to Q xviii and xix of the questionnaire.

On-line Questionnaire

There is a link to a questionnaire for completion on-line near the top of the below WDC Planning Department webpage:

http://www.wokingham.gov.uk/planning/planning/ldf/site-allocations-dpd/initial-options

The on-line questionnaire looks rather daunting, largely because the Council is also seeking feedback on other aspects of the Local Development Framework. The questions about the suggested sites also appear to relate to all the sites in the District.

The structure of the questionnaire is:

Q i - iv Phasing of Development

Q v - xi Infrastructure

Q xii Biodiversity

Q xiii - xv Sustainable development

Q xvi - xx Suggested Sites

Q xxi - xxiii Development Limits

Q xxiv - xxvii Green Gaps and Wedges

Q xxviii - xxxii Green Belt

It is understood from the Planning Department that:

(a) it is not necessary to answer all the questions and that respondents can pick and choose which questions to answer;

(b) as regards Q xvi - xx on the Suggested Sites, there is no objection to these questions being answered on a site specific basis as long as this is made clear.

As regards Q xxi-xxiii about Development Limits, the map showing potential Development Limits for Barkham is the fifth pdf document (Barkham Parish settlement and gap review map) listed on the below WDC Planning Department webpage:

http://www.wokingham.gov.uk/planning/planning/ldf/site-allocations-dpd/270706-exec-papers

As regards Q xxiv-xxvii about Green Gaps and Wedges, the map showing potential Green Gaps and Wedges is the same as above and the Blandford and Associates Study may be found at:

http://www.wokingham.gov.uk/planning/planning/ldf/research/gaps-and-wedges-review

If you wish to complete the on-line questionnaire, please see the further guidance notes below.

ON-LINE QUESTIONNAIRE

BRIEFING NOTE on 1BR101  

Proposal (ref. 1BR101) for 13 Flats to replace the tyre depot and garage at 58-62 Langley Common Road.  

• Density of development is too high and not appropriate to the existing character of Langley Common Road 

• proposed residential development not sensitive to rural location in midst of Green Gap and Wedge

• outside proposed Development Limits for Barkham and Finchampstead 

• isolated rural location with almost complete lack of infrastructure, facilities and services

• heavy and fast traffic along Langley Common Road 

• poor access to public transport

BRIEFING NOTE on 1BR102  

Proposal (ref. 1BR102) for 120 unit development on a 12 acre field between Langley Common Road and School Road  

• proposed high density development not sensitive to rural location in middle of Green Gap and Wedge; obtrusive visual impact on open countryside

• a large volume residential housing development would upset balance less dense buildings along School Road and landscape; change of character of area

• inadequate provision for parking

• heavy and fast traffic along School Road and Langley Common Road; horses on roadway

• northern side of site fronts that part of School Road where the road is lined by archway of oak trees, a much appreciated Barkham feature

• rural location with consequent lack of infrastructure; no local amenities other than parish church, village hall and (½ mile distant) The Bull 

• site was rumoured to be unsuitable for a housing development, believed to be on account of waterlogging (there was once a large pond here) 

• inadequate provision of pavements

• increased demand on the current sewage/drainage system 

• lack of public transport in the area

BRIEFING NOTE on 1BR103  

Proposal (ref. 1BR103) for 30 units on 2 acre field at corner of Coppid Hill and Evendons Lane (aka Edneys Hill) and triangular area to east of Evendons Lane  

• Two acre field within the Thames Basin Heaths SPA 5 km zone; visually intrusive, site prominent within Green Gap and Wedge at end of two miles of ribbon development from east. Important for separation between Barkham and Wokingham

• Access onto narrow lane close to major road junction with Barkham Road

• This stretch of Barkham Road, part of east-west through-route to Wokingham carrying heavy goods vehicles to industrial estate at Molly Millars Lane and heavy traffic especially at peak times

• Difficult steep slope for housing

• Adjacent to working mixed-stock farm, potential conflict of interest over boundaries and dogs etc

BRIEFING NOTE on 1BR104  

1BR104 30-50 units rear of 31 & 41 Bearwood Road on 2½ acre site adjacent to The Coombes.  

• The proposed development would be damaging to the landscape, ecology and environment of The Coombes, which is an Area of Special Landscape Importance

• This site would move the building line significantly away from its current closeness to Bearwood Road, and set a Dangerous president for significant back filling into the Coombes from behind the rear gardens of houses running along Bearwood Road, and threaten to destroy the green lung that is the Coombes.

• The site protrudes well into The Coombes

• Whilst the site can be viewed as brown field due to it’s permitted us for vehicle storage, in it self is out of character with the surrounding landscape, and should never have been agreed to.

• The access on to Bearwood Road is not wide enough for two vehicles to pass, and has poor site lines onto Bearwood Road, particular for cars travelling north on Bearwood Road.

• Barkham housing development is in the main strip development along the main roads, this proposal is out of character with the design of the village.

• Rural location with consequent lack of infrastructure; no local amenities other than Sub Post Office and paper shop. Parish church, village hall and The Bull pub are 1mile distant.

• More traffic with no investment in infrastructure.

• The only public transport is a limited, infrequent, bus service along Barkham Road, the development will increase road traffic, on an over stretched local network. 

BRIEFING NOTE on 1BR105  

Proposal (ref. 1BR105) for residential development on 14½ acre site at Model Farm on Barkham Ride  

• number of houses not quantified, but size of site could accommodate high density development of over 200 units

• proposed residential development not sensitive to rural location in midst of Green Gap and Wedge

• outside proposed Development Limits for Barkham and Finchampstead 

• obtrusive visual impact on open countryside; no other buildings in vicinity

• impair views from Coppid Hill/Edney's Hill

• damaging to area's landscape, ecology and environment

• isolated rural location with almost complete lack of infrastructure, facilities and services

• heavy and fast traffic along Barkham Ride, which is a winding, country road with width restriction

• no pavements along Barkham Ride; narrow soft verges

• poor access to public transport

BRIEFING NOTE on 1BR106  

Proposal (ref. 1BR106) for 30 unit development on the 6½ acre field next the Village Hall/Parish Church, with football pitch  

• proposed high density development not sensitive to rural location in middle of Green Gap and Wedge; obtrusive visual impact on open countryside

• Barkham Street/Church Lane in Area of Special Character; development would be adjacent to parish church

• residential housing development and shop would upset balance between scattered buildings along Barkham Street and landscape; change of character of area

• inadequate provision for parking

• heavy and fast traffic along Barkham Street (which width restricted); horses on roadway

• rural location with consequent lack of infrastructure; no local amenities other than parish church, village hall and (½ mile distant) The Bull (but dangerous pavement along Barkham Street)

• Barkham Brook along northern boundary of site; liable to flooding

• football pitch: traffic, parking, noise and litter implications; would need to appropriate some land owned by Village Hall

• previous 1998 application to build houses rejected

BRIEFING NOTE on 1BR107  

Proposal (ref. 1BR107) for 60 unit development at the entrance to The Coombes between Barkham Manor and Coppid Hill (B3349) on 2¾ acre site  

• High density development on edge of Area of Landscape Importance; within the Thames Basin Heaths SPA 5 km zone; insensitive impact on the Green Gap and Wedge; visually intrusive

• Damaging to area’s ecology and wildlife 

• Copse on hill designated as a TPO ID 765/1995

• Previous planning application for one house refused, as archaeological monument (ice-house for Barkham Manor) within site

• Access and egress along existing private drive not owned by developer

• Dangerous exit onto Barkham Road obscured on right by bend and listed high wall; on left hill becomes steeper. Thirty mile-an-hour speed limit frequently ignored in both directions 

• Barkham Road for this stretch part of both main east-west and south-north through transport routes, carrying heavy goods vehicles and dense traffic especially at peak times. Horses on roadway

         Difficult area for housing on slope of hill

BRIEFING NOTE on 1BR109  

Proposal (ref. 1BR109) for a 20 unit development on a one acre site between School Road and Langley Common Road at the rear of Suncot  

• proposed high density development not sensitive to rural location in middle of Green Gap and Wedge; obtrusive visual impact on open countryside

• a large volume residential housing development would upset balance less dense buildings along School Road and landscape; change of character of area

• inadequate provision for parking

• heavy and fast traffic along School Road and Langley Common Road; horses on roadway

• inadequate provision of pavements

• increased demand on the current sewage/drainage system

• lack of public transport in the area

BRIEFING NOTE on 1BR110  

Proposal (ref. 1BR110) for a 450-650 unit development of the whole Barkham Square estate (165 acres), including 74-99 acres of open space  

• proposed development would cover significant portion of proposed Green Gap and Wedge between Arborfield and Barkham 

• outside proposed Development Limits for Arborfield and Barkham

• Barkham and Arborfield would no longer be separate settlements

• residential development and new community facilities would upset balance of the rural landscape; change character of area

• impair views from higher parts of Barkham

• damaging to area's landscape, ecology and environment

• lack of infrastructure as rural location

• impact on surrounding roads in Barkham: already heavy traffic flows along Barkham Street (width restricted) and Langley Common Road; Commonfield Lane too narrow for two cars to pass in places

• if the whole Arborfield Garrison site (422 acres) is redeveloped to provide 2-3,000 houses, what is purpose of putting further 450-650 houses on a 165 acre greenfield site ?

BRIEFING NOTE on 1BR111  

1BR111 Private proposal to build one dwelling at 5 Coombes Lane.  

• Coombes Lane is a track, not a properly made up road, and is not suitable for increased traffic

• The proposal is not in keeping with the country character of this entrance to The Coombes.

• This will be the third or fourth new house along this side of the lane in the last few years, it is changing from being a wooded country track leading in to the Coombes to being a residential Road

• Allowing this one of development would also in effect allow the development of the land either side of it (on what grounds could any objection be made if 1BR111 is allowed?), being in filled. In effect this one unit development could be 4 or more.

• Lack of infrastructure, amenities and public transport.

BRIEFING NOTE on 1AR104  

Proposal (ref. 1AR104) for mixed use redevelopment of the whole Arborfield Garrison site (422 acres), the majority of which lies in the parish of Barkham, including 2-3,000 houses  

• Combined with existing residential areas of Arborfield Garrrison, this redevelopment would amount to a small town potentially accommodating a total population of more than 10,000 people. 

• A development on this scale requires a full scale infrastructure to be provided, including schools, shops, health centre etc.

• It is unlikely that many residents would be employed within the site (even if the mixed use includes some business premises). This means that an enormous  transport issue has to be addressed. Note that the residents of the military housing (approximately 1,000 units) are predominantly employed on site at the existing Garrison. 

• Bus services could provide limited transport opportunities, i.e. to central Reading and Wokingham, but it is unlikely that bus services to other employment areas such as Winnesrh Triangle, Bracknell , Camberley and further afield will be a viable option.

In spite of extensive improvements to A327, traffic will have to pass through one of a number of existing bottlenecks, i.e. Arborfield Cross, Sindlesham and Winnersh, Wokingam level crossing, Nine Mile Ride, Eversley and Yateley.

BRIEFING NOTE on 1Fl121  

Proposal (ref. 1Fl121) for residential development of 120-200 units on a 13 acre site at 31/33 Barkham Ride  

• site in Green Gap and Wedge outside proposed Development Limits for Finchampstead North

• partly wooded site close to edge of open countryside: damaging to area's landscape, ecology and environment

• high density development would alter rural, wooded character of edge of Finchampstead North

• development would increase road traffic on an already over-stretched local network with no investment in infrastructure

• heavy and fast traffic along Barkham Ride, which is a winding, country road with width restriction

• no pavements along Barkham Ride

• only public transport is a limited bus service

BRIEFING NOTE on 1WK119  

1WK119 Residential Development on 8 acres south of Highlands Avenue , including the water reservoir.  

·        The site overall is outside the settlement and development boundary, part of this site may be within the proposed Development Limit for Barkham/Wokingham per the Planning Department website

·        The area is currently classified (wrongly it is believed) as an old quarry and landfill site, and as such not suitable for development  

·        The land facing Bearwood Road is not worked and contains derelict buildings.  

·        The site appears to have only one exit ( Highlands Avenue ), as the private drive on it’s southern edge is outside the proposal. Linking into Limmer Close will require the demolition of one property. This could lead to Cul-de-sac style development.  

·        Barkham has developed as strip development along roads and Lanes, this would be out of character with Barkham (the site is on the Parish Boundary – out side Barkham)  

·        Poor access to and availability of public transport, then only bus service which is limited and infrequent is at least a10 minute walk away, will make residents car dependent  

·        Rural location with consequent lack of infrastructure; no local amenities other than Sub Post Office and paper shop. Parish church, village hall and The Bull pub are over a mile distant.

BRIEFING NOTE on 1WK 120  

1WK 120 500 units on a 48 acre site east of Bearwood Road, north of Highlands Avenue .  

• Development not sensitive to rural location in middle of Green Gap and Wedge; obtrusive visual impact on open countryside  

• The site is heavily wooded, development would Damage the area's landscape, ecology and environment, on greenfield site.

• Location with almost complete lack of infrastructure, facilities and services.

• Outside proposed Development Limits for Wokingham

• Heavy and fast traffic along Bearwood Road , has 50mph speed restriction, which is a country road ditched / soft verges on either side

• No pavements along Bearwood Road  

• No public transport, so all residents will be car dependent.

• Create access onto Bearwood Road from all the houses in Woosehill as well as proposed development

• Bearwood Primary School already proposed to be relocated North of M4

• Woosehill/Wokingham,  Sindlesham and Barkham would no longer be separate settlements.

BRIEFING NOTE on 1WK 125  

1WK125 - 32 units on a 5 acre site at Greenfields Farm, Edneys Hill.  

This site was rejected both by WDC and on appeal for development in July this year, please refer to appeal number below and site this as grounds for refusal.  

Extract from Parish Council Minutes of July 2006  

Planning Application F/2004/2751            Greenfields House, Edneys Hill   

Proposed development of 32 dwellings.  Comprising 11 five bedroomed houses, 8 four bed houses, 3 three bed houses and 10 two bed flats.

Dismissed At Appeal – 3^rd July 2006

Appeal ref. APP/XO360/A/04/1171539                                   

Reasons:-  The appeal site lies outside the boundary of the nearest settlement, there is some sporadic development in the immediate locality, the area is generally rural in character, predominantly farmland, interlaced by a network of narrow country lanes.  Local policies aim to protect the countryside for the sake of its character and beauty, the diversity of its landscapes, its heritage, wildlife and natural resources so that it may be enjoyed by all.  The proposal would not provide the type of housing which might be acceptable in the countryside.  The bulk of the site is greenfield land and development for housing would go against the thrust of recycling brownfield sites.   

Full details can be seen on WDC website

BRIEFING NOTE on 1WK151  

Proposal (ref. 1WK151) for residential development of around 10 units on land north of the Shires, off Sandy Lane  

• Encroaches on area of Bearwood Wooded Sand and Gravel (Area L1 in Wokingham District Landscape Character Assessment)  which is characterised as an area with “limited capacity to accommodate change without detriment to character within overall objective to conserve and strengthen existing character.”

• Outside proposed Development Limits for Barkham.

• Reduces green gap between Barkham settlement area and Wokingham/Woosehill.

• Destruction of woodland. 

• Development would alter rural, wooded character of edge of Barkham settlement.

• Damaging to area's landscape, ecology and environment.

• Damage to amenity value of Sandy Lane : currently this lane is well used by walkers and riders. This is not compatible with use of Sandy Lane as an access road (note also 1WK157).

·     Rural location with consequent lack of infrastructure; no local amenities other than Sub Post Office and paper shop. Parish church, village hall and The Bull pub are over a mile distant.  

Development would increase road traffic on an already over-stretched local network with no investment in infrastructure.

BRIEFING NOTE on 1WK157  

Proposal (ref. 1BR157) for housing development of 33 dwellings on land at Tricome Stables, Sandy Lane , Barkham  

• Encroaches on area of Bearwood Wooded Sand and Gravel (Area L1 in Wokingham District Landscape Character Assessment)  which is characterised as an area with “limited capacity to accommodate change without detriment to character within overall objective to conserve and strengthen existing character.”

• Outside proposed Development Limits for Barkham.

• Reduces green gap between Barkham settlement area and Wokingham/Woosehill.

• Development would alter rural, wooded character of edge of Barkham settlement.

• Damaging to area's landscape, ecology and environment.

• Damage to amenity value of Sandy Lane : currently this lane is well used by walkers and riders. This is not compatible with use of Sandy Lane as an access road (note also 1WK151).

·        Rural location with consequent lack of infrastructure; no local amenities other than Sub Post Office and paper shop. Parish church, village hall and The Bull pub are over a mile distant.  

Development would increase road traffic on an already over-stretched local network with no investment in infrastructure.