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The Coombes – Sara Saund new fence application (200993) and Barkham Manor boundary fence
The main topic of this alert is a resubmission of a revised planning application by Sara Saund for her plot in The Coombes. This application for a border fence was refused at Appeal (see previous alert) but she has now submitted a revised application 200993.
However, on a separate topic, several residents have told us of their concerns that Barkham Manor Farm has erected a new mesh fence which has made the right of way along its border much narrower and is without planning permission. WBC are aware of this and the Enforcement team have been in touch with the farm owner. We will update residents when we hear more but this, like many other things, is being delayed by Covid-19.
Application 200993
This supersedes the application 191457 which was refused by WBC and the subsequent appeal was also refused by the Planning Inspector. The Planning Inspector’s conclusion was that:
“I have found that the proposed development would maintain the character and appearance of the area. However, it would have the potential to result in significant harm to protected trees and protected species and these are sufficient reasons to dismiss the appeal. For the reasons given above, and having had regard to all other matters raised, I conclude that the appeal should be dismissed.”
As residents should be aware, many the new owners of the Coombes plots which were sold in 2018-19 have sought to erect fencing around their plots. All such applications have been refused by WBC to date but that has not stopped the applications being pursued, to Appeal if necessary. We think most residents who enjoy the unspoilt nature of The Coombes would disagree with the planning inspector’s comments about “maintaining the character and appearance of the area” and we need residents to continue to make their views known via comments on the planning portal at: https://planning.wokingham.gov.uk/FastWebPL/detail.asp?AltRef=200993&ApplicationNumber=200993&AddressPrefix=&Postcode=&KeywordSearch=&Submit=Search
The closing date for comments under the consultation is 5 June 2020.
The fence being proposed under this application is less intrusive that some of the others but the clear risk is that if one fence is allowed it will set a precedent for others. The Inspector stated that each application should be judged on its merits but in reality previous decisions are referenced when they support future cases. Whilst plot owners maintain their positions that they are interested in woodland management, residents may remember that the plots were advertised with an “artist’s impression” of housing development, even though there was no chance (in the short-medium term at least) of such developments being permitted.
There is an Ecological Appraisal in the supporting documents for this application which was prepared for the “Coombes Wood Consortium” of several plot owners so it’s likely its findings will be referenced in future applications and/or appeals. It sets out a number of recommendations that if the plot holders carry out, the application(s) should be allowed. Obviously, this report was funded by the plot owners.
Residents who have commented on the previous application may want to repeat their objections, updated as appropriate for this new application 200993. Residents who have not previously commented are encouraged to do so and may consider the following points (among others):
- The Coombes and surrounding area are much valued by residents of Barkham, Arborfield and surrounding areas
- The application of Article 4 by WBC should remind everyone of the importance placed on this location
- The Coombes is designated as a Local Wildlife Site and an area of Local Geological Interest. Several TPOs are in operation across the area. The area falls within the Thames Basin Heath mitigation zone.
- Large mammals such as deer and signs of badgers have been seen in the area
- The landowner’s wish to mark the perimeter of their plot, could be equally well be achieved by a row of evenly spaced posts (without a fence) and the display of private property signs. This alternative approach would not impede in anyway the passage of wildlife nor lessen the natural appearance of The Coombes.
- The applicant says “security fencing” is necessary to protect the trees but the threat to such trees from members of the public is questioned and unproven. In such a remote location, it must be questioned to what degree the proposed fence, or any other structure, would really provide the desired deterrent with respect to unlawful access, criminal damage and theft (if such threat existed).
- There are errors on the application form including:
- Point 4. Site area 30 sq. m! It is actually approximately 5000 sq m.
- Point 8 - Why is there a gate next to Coombes Lane if it is not a new or altered pedestrian or vehicular access?
- Point 10 - This says there are no trees on the development site which is obviously untrue. Is a full Tree Survey required – has it been done?
- Point 12 - Can’t say there are no protected or priority species, designated sites, important habitats, geological importance
- The photographs of existing “fences” used to support the application are misleading in that they mainly show either:
- Structures that guide people onto public footpaths or restrict access to them and are not fences as such
- Fencing edging farms, not part of The Coombes
- Fences erected since the area was divided up before the Article 4 direction came into force
Kind Regards
BVRA
Please note all previous development watch alerts can be viewed on the BVRA website at https://www.barkham.org.uk/index.php/development-watch
WBC is an abbreviation for Wokingham Borough Council
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