Local Development Framework 2006-2026

 

 Potential development plans

Local authorities are legally required to prepare a 20 year planning strategy for their area known as a Local Development Framework (LDF).

The LDF is the collective name for the portfolio of Local Development Documents (LDDs) that will provide the framework for delivering the spatial planning strategy. It comprises a Local Development Scheme, a Statement of Community Involvement, an Annual Monitoring Report and Development Plan Documents (DPDs), and may also contain Supplementary Planning Documents (SPDs).

The Development Plan Documents (DPDs) will include a Core Strategy, Generic Development Control Policies, Site Allocations, and Area Action Plans (where appropriate).

The Site Allocations DPD will identify sites in the district for development between 2006 and 2026 to meet the requirements of the Core Strategy.  The number of houses to be built in the Wokingham district will be prescribed by the South East Plan.

To ensure an adequate and timely supply of sites for development during the plan period and that targets for building new houses will be met, local authorities are required to invite developers and landowners to put forward potential development sites for consideration.

In response to the invitation by Wokingham Borough Council, in the case of Barkham local landowners and developers submitted the following potential development plans:

● building about 1,100 new houses on 10, mostly greenfield, sites within the parish;

● the redevelopment of the whole Arborfield Garrison site (450 acres), the majority of which lies in Barkham parish, which could involve the building of 2-3,000 houses; and

● building over 800 new houses on 8 sites immediately adjacent to the parish boundaries.

These are set out under Initial options for development sites.

Presently there are approximately 915 households in Barkham (including around 200 in that part of the Garrison which is within Barkham).

The initial proposed sites were published by Wokingham Borough Council in August 2006, and there was a period of public consultation in August-October 2006. In the case of proposed sites in Barkham, individual comments were received by WBC from 100 residents and a petition was signed by 28 Aggister's Lane residents.

Since August 2006, 7 further sites off School Road, Langley Common Road and Barkham Street have been submitted to WBC, involving around 900 more new houses. These are set out under New Barkham Sites.

The Draft Core Strategy (October 2005) indicates with regard to housing requirements that major development could be in the form of large urban extensions or large scale redevelopment of previously developed land in the form of Strategic Development Locations (SDLs).

The potential Strategic Development Locations are:

            North Wokingham SDL

            South Wokingham SDL

            Arborfield SDL

            Shinfield SDL

Significantly, WBC has listed a number of suggested sites in Arborfield, Barkham, Finchampstead, Swallowfield and Wokingham together under the Arborfield SDL. 7 of the 10 initial suggested sites in Barkham are included in the Arborfield SDL, as are all the new Barkham Sites.

There have also been discussions between WBC and the Ministry of Defence about developing Arborfield Garrison and 'adjoining land', which contemplate the construction of up to 3,500 dwellings on MoD land and 1,500 dwellings on 'adjoining land' (2,500 by 2026). For more details, please see Arborfield Garrison.

The production of the Core Strategy has been deferred until after the Government publishes its proposed changes to the South East Plan. The changes are due to be published in December 2007. On this basis, the WBC Executive is expected to agree the Draft Site Allocations DPD in mid 2008, following which there will be a further round of public consultation on the preferred site options.

 

Initial Options for Development Sites

1BR101          13 flats to replace the tyre depot and garage at 58-62 Langley Common Road.

1BR102          120 units on a 12 acre site between Langley Common Road and School Road.

1BR103          30 units on the 2 acre field at the corner of Coppid Hill and Evendons Lane.

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

1BR105          Residential development of 14½ acre site at Model Farm on Barkham Ride.

1BR106          30 unit development on the 6½ acre field next to the Village Hall/Parish Church, with a football pitch (partly on land belonging to the Village Hall).

1BR107          60 unit development at the entrance to The Coombes between Barkham Manor and Coppid Hill.

1BR109          20 units on a one acre site between School Road and Langley Common Road at the rear of Suncot.

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

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

1AR104          2-3,000 units proposal under Arborfield Parish to redevelop the whole  Arborfield Garrison site (422 acres), the majority of which lies in the parish of Barkham.

1Fl121            Residential development of 120-200 units on a 13 acre site at 31/33  Barkham Ride. (This is just within Finchampstead Parish, opposite the Grange Centre/Longmoor Grange, which is within Barkham Parish).

1WK119         Residential development on 8 acres south of Highland Avenue,  including the water reservoir.

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

1WK122         Developments at rear of 348 to 328 Barkham Road on a 6½ acre site.

1WK125         32 units at Greenfields Farm, Edneys Hill.

1WK151         10 unit development on 2 acres north of The Shires.

1WK155         Development of land to rear of 370-382 Barkham Road.

1WK157         33 house development on a 3 acre site at Tricorne Stables, Sandy Lane.

 

Additional Sites submitted since August 2006

 

 2AR118          55 units plus shops on 2¾ acres of land off School Road, opposite  Langley Pond Farm.

 2AR119          352 units plus shops on 24 acres of land off School Road, Barkham.

 2BR112          Residential development (unquantified) on 2.2 acres at 42/44 Langley Common Road.

 2BR113          Residential development (unquantified) on ¾ acre of land to rear of 38/40 Langley Common Road.

 2BR114          223 units plus shops on 14 acres at 64 Langley Common Road.

 2BR115          51 units plus shops on 2.2 acres at Field Farm, Langley Common.

 2BR116          180 dwellings on 21½ acres at Barkham Grange, Barkham Street.

 
 

Briefing Notes on Initial Specific Development Proposals

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 (opposite Langley Pond Farm)

• 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

Proposal (ref. 1BR104) for 30-50 units at 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 1 mile 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

Proposal (ref. 1BR111) 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 Garrison, 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 Winnersh 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, Wokingham 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

 

Proposal (ref. 1WK119) for residential development on 8 acres south of Highland 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, just outside 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 1WK120

Proposal (ref. 1WK120) for 500 units on a 48 acre site east of Bearwood Road, north of Highland 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 1WK125

 

Proposal (ref. 1WK125) for 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

 http://www.wokingham.gov.uk/sys_upl/templates/BT_WOK_PlanningApplication/BT_WOK_PlanningApplication_details.asp?action=DocumentView&ApplicationCode=F%2F2004%2F2751&pgid=1813&tid=147&noCache=15_821

  

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. 1WK157) for housing development of 33 dwellings on land at Tricorne 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