9th June 2014
:
Planning Policy Team
West Berkshire Council,
Planning and Countryside,
Council Offices,
Market Street,
Newbury RG14 5LD
By E-mail: planningpolicy@westberks.gov.uk
and Post
Dear Sirs,
Re:
Draft SHLAA and Development Plan Document (DPD)
Site Ref: EUA007 – Eastern Area – Tilehurst
Address: Turnhams Farm, Pincents Lane, Tilehurst
The combined SaveCalcot and SavePincentsHill Groups would like to
comment as follows on the draft proposals for the SHLAA and for the
reasons stated below ask for this site to be removed. We feel we can do no
better than to reiterate the points we raised against the inclusion of Pincents
Hill in the last SHLAA.
1.
2.
3.
4.
5.
6.
7.
8.
This is a strategic gap between settlements to prevent the coalescence
of a built-up area which West Berkshire District Council has said it will
honour this commitment until 2016.
The site is within open countryside where policies of restraint apply.
This site is unique. It has 4 public footpaths (13, 14, 15 and 20). It has a
softening approach to the AONB. It is a haven for wildlife; a countryside
greenfield area which is enjoyed as a recreational area for dog walking,
exercise, nature study by schools; also it is a recognized significant
landmark.
It would cause a detrimental visual impact on the AONB, as large areas
of Turnhams Farm/Pincents Hill are higher than the adjacent AONB.
Harm to the visual character and open nature of the gap or setting area.
There is a significant amount of wildlife including a considerable number
of badger sets, slow worms, bats, etc.
Landscape and Landmark impact on the areas of Theale, Calcot and
Tilehurst and beyond. Pincents Lane itself probably dates back to
Saxon times, and is the last remaining sunken lane in Tilehurst. It acts
as a bridleway and again, there are no longer any remaining bridleways
still existing in the area that we are aware of.
It is part of the continuous green ridge to Reading.
Biodiversity and numerous Tree Preservation Orders exist.
1
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
It forms a visual buffer between housing in Tilehurst and the
industrial/commercial uses to the lower area of the hill.
Light pollution to the AONB.
The site is Grade 2 agricultural land and contains mineral deposits
which could be sterilised if developed.
The area suffers from lack of local infrastructure, amenities and
transport with some of the bus services being axed.
IKEA anticipate 1,200,000 car journeys to their store. However, they
would not confirm this figure as single or return journeys (over 2 million
a year which averages at 6,500 per day?). It is respectfully suggested
that a cautious approach be taken to see if the proposed road
improvements can cope with the resultant traffic increase. We are not
convinced that the road improvements to accommodate the extra
increased local traffic and IKEA will improve the situation.
The Inspector at the latest Planning Appeal recommended that Pincents
Lane not to be opened up. The assumption was possibly to restrict
through traffic to the school areas. Access to the site is severely
restricted.
It was also noted by the Inspector that the gradient of the hill would
render the use of prams and wheelchairs extremely difficult.
Thames Water has stated that Grampian pumps would be needed to
provide water to a development on the hill.
We understand that both Policy C2 of the BSP and Policy ENV.18 of
the WBDLP only permit development in the countryside in exceptional
circumstances, “where such a location is essential and where the reuse,
adaptation or redevelopment of existing buildings would assist the
diversification of the rural economy and maintain or enhance the rural
environment. Further, that such development must be appropriate in
scale, form, impact, character and siting to its countryside location and
be acceptable in terms of other relevant Development Plan policies”.
The area has a history of sink holes suddenly appearing and suffers
from many boggy areas. The adjoining area at the top of the
Recreation Grounds is frequently water logged from the run off.
Lack of local infrastructure and amenities make this site unsustainable even
allowing for the extension of education facilities in Theale. The Inspector
referred to the pedestrian journeys to reach the stations at Theale and
Tilehurst. With regard to Theale he said it would be difficult for older people,
mothers with children and prams and people with shopping to actually walk
up the hill from the station as it could be both a long and steep climb.
Tilehurst station is a good 40 minute walk from City Road.
Pincents Lane is very narrow 8ft wide in many places, with road slippage
and if opened would become a rat run from the A4 causing added danger to
the children that attend the four schools in the immediate area, especially
with the extra traffic envisaged from IKEA. NB Little Heath Schools playing
fields are on the opposite site of the road to the school.
2
Site Ref: EUA004 – Spatial Area: AONB
Parish Tilehurst
Land at Pincents Lane, Calcot Reading RG31 4UQ
Although we note that this land is “Not currently available” we would like to
make the following observation that this land is also subject to sink holes.
Some years back a horse was swallowed by one and it took the Fire Brigade
approx 5 hours to rescue the horse with inflatable bags to raise it out of the
hole.
Site Ref: EUA027 – AONB
Address: Land north of Pincents Lane, Calcot
We would respectfully point out that the reference in this document to the
Calcot Hotel is mistaken, it is the Pincents Hotel and regardless of
Government policy we think that any erosion of the AONB is inappropriate. .
Under Section 85 of the Countryside and Rights of Way Act 2000 it is a legal
duty for all relevant authorities to have regard to the primary purpose of
AONBs to conserve and enhance the natural beauty of the area.
We agree with the North Wessex Downs Report that “With the revocation of
the RSS there is no longer a requirement to locate the 1000 houses within
part of the AONB as originally proposed in the selection process of the
correct approach to adopt in the North Wessex Downs AONB, which is that
house building there should only address local needs.” This is a national
policy (PPS7 paragraph 21) which should frame the options within which
choice can be exercised in West Berkshire but appears to have been
overlooked. If this is the case, we consider the proposed Core Strategy
would therefore be unsound. The growth of Pangbourne and the westward
expansion of Tilehurst into the AONB, breaches a boundary which in effect
has been fixed for decades. This is contrary to national AONB policy.
We note that part of WBC’s reason for accommodating 1,500 dwellings in
the Eastern Area, partly in the AONB all along the edge of Tilehurst, is “to
support the growth of the Reading area”. That is not the purpose of the
AONB. We would suggest that there is no other AONB in the South East
that is to be affected to this extent.
Yours faithfully
Joan Lawrie
Chair
Combined Save Calcot Action Group/Save Pincents Hill Group
3