Your questions
answered

Is this the site that was proposed for development in 2009?

Yes, Blue Living submitted a planning application for 750 homes and other uses for this site in 2009. It was refused by West Berkshire Council and also dismissed at appeal. The current proposals have changed substantially from the earlier application,as detailed in our Evolution page.

What are the main differences between the 2009 scheme and what is now proposed?

We have improved on the 2009 application in a number of ways. The number of homes proposed has been reduced from 750 to a maximum of 265 (of which 106 will be affordable homes), to be delivered at a lower concentration/density than the previous application. In addition, 60% of the site is going to be a new public park, plus there will be a green buffer with trees and hedging extending around the new park, linking up areas of ancient woodland. If you would like more information regarding how our application has changed, please refer to our Evolution page.

What public transport options are available?

Reading Buses has three routes that serve the site, numbers 1 (Jet Black), 15 (Sky Blue) and 26 (Yellow). Number 1 goes from Newbury to Reading via Thatcham, Woolhampton and Theale; number 15 goes from IKEA to central Reading via Oxford Road, Dee Park and Tilehurst Triangle; and number 26 goes from IKEA to Reading Station via Southcote, Ford’s Farm and Beansheaf.

Which school catchment areas serve Pincents Lane?

You can see the list on West Berkshire Council's website here. (We've used the post code for Pincents Manor as the results will be the same)

What will the impact be on local schools?

The potential impact on local schools and availability of places has been carefully considered as part of our application. Analysis of official data shows that there are sufficient places available throughout early years, primary and secondary schools in the local area. This has been discussed with West Berkshire Council as the Local Education Authority (LEA), who agreed with this assessment. The LEA has not raised an objection to the application and any contribution from the development can be made via the Community Infrastructure Levy, which will be invested in infrastructure such as schools, healthcare and roads, available to help ease the strain felt on these services.

Is the site a village green?

No, in 2010 there was an application to designate the site as a village green but it did not meet the legal test to do so and was refused by an independent inspector following a Public Inquiry.

Is the site public open space?

No the site is in private ownership. A number of public rights of way cross the site These will be maintained and added to under our submitted development plans. Walking or other activities on the rest of the site (ie other than on the public footpaths)currently are not permitted. To date, U+I have left the site open and unfenced.

Is the site allocated in the Local Plan?

We proposed the site for inclusion in the West Berkshire New Local Plan. It has been assessed favourably by officers. Consultation on a New Local Plan is expected to take place in 2022.

Will the proposals affect views in the countryside?

The scheme has been assessed from a large number of different views agreed with the council’s landscape expert in order to avoid encroaching on key views, including from the Area of Outstanding Natural Beauty (AONB) as well as from the south of the adjacent Tilehurst Parish Council's playing fields, looking north. We have reduced the area of development to the west of the site where the land is lower and less visible, to make sure that the landscape impact is minimised. We are also creating a new woodland buffer of eight acres that will help to protect the views from nearby homes.

Will the current hedgerows and trees be retained?

There are several important and valuable trees that will be retained. Some trees will be removed, however this will be offset by substantial new tree planting that will connect areas of ancient woodland around the site, including Withy Copse and Oliver’s Copse. All existing hedgerows classified as ‘important’ will be retained and improved, apart from some small sections on the main east-west hedgerow that will need to be removed to accommodate the eastern primary road crossing and the proposed footpath located along the eastern edge of the built development area.

How will you reduce the impact on the local wildlife?

Detailed ecological studies have been conducted over several years in order to ensure that the proposed development wouldn’t have a negative impact on any important wildlife species living on the site. Light and noise assessments have been conducted to ensure that the light and noise brought in by the development causes the lowest possible levels of disruption to wildlife, including by the use of soft street lights, which are much more unobtrusive than conventional street lights. The planting of new woodland and the new public park will provide valuable new habitat for insects and other species. Log piles and fruiting plants will provide a food source for birds and mammals.

Will there be an impact on the A4 / M4?

A transport assessment has been undertaken to model the impact of the development on the Sainsbury’s / A4 junctions based on appropriate trip rates and car ownership rates in keeping with the local area. This has indicated that there wouldn’t be a significant impact associated with our development on these junctions. Following discussions with West Berkshire Council’s Highways Department we undertook further traffic modelling to take into account the A4 / M4 junction and the proposed neighbouring development at Dorking Way. We also have had discussions with Highways England (who are responsible for the M4) when putting together these proposals. Highways England haven’t raised any objections to our application.

What will the impact be on the local highways during rush hour and the weekends?

Our transport assessments based on 165 homes confirm that there are no material adverse effects on Pincents Lane or the A4 Sainsbury junction.

Will the proposals be cycle-friendly?

As part of the development, we have included a well-connected network of routes for both cycles and pedestrians. This will include a new cycle route through the heart of the development for local residents to use.

What will the impact be on local health services?

As part of our proposals, we are incorporating a new healthcare facility which will provide new space for GPs and / or other local health provision in order to ease the pressure that may be felt by local health services. We are discussing the detail of this facility with Berkshire West Clinical Commissioning Group, which could be used for a range of services including GP surgeries delivered as satellites from existing practices, nurse-delivered clinics (such as an ‘asthma clinic’), yoga, exercise classes and so on.