Our MP, Mr. Alok Sharma, recently informed us that a new deadline of this Friday 22nd February was granted by West Berkshire Council for letters of support/opposition, but on their document page for this proposed planning application they actually say:-
"Representations may be submitted via this website by email to email@example.com or by letter to the Head of Development and Planning, Council Offices, Market Street, NewburyRG14 5LD. As long as the application is yet to be determined (decided), you may still submit a representation by email. This applies even if the online record shows the 'date for comments' has expired. "
It is understood that the date for the Planning Committe to decide the proposed plan vehicle routes will be in May. Once the actual date is known to us, we will update this website.
West Berkshire Council have changed their procedure, they no longer notify residents by post of planning applications but do still put yellow notices on the site.
Below is a formatted page with all the details needed for both the postal and e-mail address. However it will be slightly different this time. A criticism was made at the last appeal that the letters were more like a petition which does not carry as much weight as original letters, so a list of reasons for objection will be shown separately and there will be others that are not listed that people may wish to use.
Head of Development and Planning,
Planning and Countryside,
West Berkshire Council
Berkshire RG14 5LD
Re: Planning Application no: 19/00113/OUTMAJ
Land East of Pincents Lane Tilehurst Reading Berkshire
I/we wish to formally object to any plans for development of the above site for the following reasons:-.
Name in block capitals:
Some reasons to oppose the proposed development:-
1. This is a greenfield site and is out of character with detached houses with large gardens in Pincents Lane
2. The last open land in Tilehurst
3. It still has all the criteria of a Strategic gap acting as a division of areas between Calcot, Tilehurst and Theale to stop the spread of coalescence and concrete
4. Impact on Environment
5. Loss of Landscape, identity and Landmark
6. Reduction and Loss of Amenity Land
7. Over development
8. Do not agree with topography recommendations of stepping heights (ie leveling areas) that still would be visible from the A4 and overlook areas of the ANOB We do not agree that landscaping can truly hide all signs of the development on the hill
9. Out of character
10. Impact and intrusion on AONB including light pollution
11. Transport and Highways issues
12. Not sustainable insufficient infrastructure and facilities
13. Loss of bio–diversity, threatened species thriving on this site (badgers, etc).
14. Vehicular access intersects Footpath 13.
15. This is the last green area in Tilehurst which is a visibly precious asset to improve the quality of life and leisure for the residents. It once was a Common and It is unique in this built up area, it is virtually landlocked.
16. This proposed development will be isolated and not connected to other communities
17. This site should not be built on.
A hybrid application comprising the following elements: Outline application for up to 265 dwellings on the western part of the site and a mixed use building comprising 450sqm (GIA) of floorspace in use class D1 to provide a community healthcare hub and residential above (included in the 265 dwellings); Engineering operations on the area covered by the outline application to create suitable gradients for internal site roads and development platforms for the residential development; and FUL application for change of use of the eastern part (7ha) of the site for use as public parkland, to be protected from development in perpetuity. All matters except for access to the site are to be reserved. Matters for which detailed approval are sought are: The detailed design of the vehicular access to the site from Pincents Lane and associated turning area, the location emergency vehicular access to the site and the locations of pedestrian and cycling accesses to the site. | Land East Of Pincents Lane Tilehurst Reading Berkshire
Tuesday November 2nd November 2018
Update on TOWN's proposal for development on Pincents Hill
The writers' apologies for the delay in updating this website but I was waiting for the final figure of dwellings to be submitted for a proposed planning application by TOWN. This is now confirmed as 265 dwellings in their scoping assessment to West Berkshire Council.
Although this is a much improved plan it is in the writers’ opinion not good enough for Tilehurst for the following reasons:-
It is development in the countryside.
The hill forms a strategic gap which still meets the criteria to do so,
It will, in spite of landscaping proposals, still impact on the AONB both with noise and light.
It is out of character with the surrounding dwellings,
The density of housing is too great and in effect will have the same impact as a ghetto.
The traffic assessment has been carried out by the same firm that performed IKEA's assessment, the only reason that the figures are now what was predicted is because of the troubles with the traffic queues from the car park and many people are avoiding parking in the car park.
West Berkshire has admitted that two of the schools in the area are full and another is nearing capacity.
There could well be an issue over one access and exit road from the development. Also adding to the access and exit from the Sainsbury's roundabout which at peak times is saturated.
Pincents Hill was excluded from the last DPD and is not necessary to be included in any plans until the next DPD and even then it might not be included even though there are plans for 1,200 homes in this area and even using TOWN’s conservative figures, that would mean another 640 school age children needing full time education – where?
Most people are experiencing problems and/or delays with doctors' appointments and with as Donald Trump says, we would be invaded by approximately 2,500 to 3,000 additional residents and their cars.
The hill’s history alone should be a reason for non development. This land and most of Tilehurst, in the not too distant past, was common land and common land to the writer’s understanding is protected and should never be built on. All that is left of 1,000 acres of this common land is Prospect Park, the Armour Road allotments and Pincents Hill. The old saying – 2 wrongs don’t make a right.
The Highways Authority has said that Junction 12 forms part of the busiest section of the M4 into London so, in order to alleviate the problem it is being made into a smart motorway. So add the traffic flows from another 1,200 dwellings and it doesn’t need brains to see that the resulting extra car journeys will place a strain on the existing roads and motorway.
So this development and any other in the area would not be sustainable we do not have the services to support any more development without another two schools, additional doctors surgeries, and as it follows a new hospital to accommodate thousands more dwellings in this part of the Thames Valley – I rest may case.
Tuesday September 18th September 2018
New development of 285 homes proposed for Pincents Hill
The owners of the land TOWN and its partner U-1 are holding a series of exhibitions showing their proposal to develop this site.
The plan is for 285 homes on a much smaller area of the hill than before with a 19 acre area of public open space as a park/village green to be kept as open space in perpetuity which means it can never be built on. The access to the site will be from the lower end of Pincents Lane with no through road from the new development to the North of the site to Little Heath Road, City Road, etc.
If you would like to see the plans and have your say on any problems or suggestions then there are to be public exhibitions at
The Calcot Centre, Highview, Calcot, Reading, RG31 4XD
on the following days:
Thursday 20th September: 2-8pm
Friday 21st September: 2-7pm
Saturday 22nd September: 11am-2pm
Members of the project team will be available to answer question with breakout areas for those who would like an opportunity for detailed discussion on any aspects of the proposal.
The writer has a number of concerns mainly as to the visual impact of any development on the hill, the access to the site with the lack of services to support any more development to this part of West Berkshire. However, will withhold judgement until consultations are complete.
Turnharms Farm (Pincents Hill)
DPD reference EUA007
Pincents Hill has a softening approach to the AONB and is a well recognised landmark for Tilehurst. The Anglo Saxons gave it its current name (Tigel – Tile and Hurst – wooded hill), so it is the wooded hill where tiles were made from approx 450 a.d. this hill gave the area its name. There is no central hub to the part of Tilehurst that comes under the Parish of Tilehurst and this hill gives the area a sense of place. It has been well used for recreation purposes, it forms a gap between the settlements of Calcot, Tilehurst and Theale and forms a break in concrete sprawl. It is unspoilt and natural, supporting a large number of badger sets, foxes, etc, the last large green area left in Tilehurst
DPD reference: EUA0033
Within the AONB, the field that runs behind Blackthorn Close and alongside the rural end of Long Lane is currently used for grazing (as you can see in our pic). The field is lined on two sides with hedgerows, and on the Long Lane edge with trees, some of which are covered by preservation orders.
DPD reference: EUA0031
Clements Mead field is large open space that sits between Hall Place Stables and Clements Mead. It runs alongside the Cornwell Centre site and the playing field which is constantly used by dog walkers and local children. It is one of the few visible open spaces on this side of Tilehurst and contributes to the open feeling of the neighbouring area.
DPD reference: EAU003 & EUA008
The site at Stoneham's Farm is within the AONB and opens onto the stretch of countryside that separates the eastern edge of Tilehurst from Pangbourne and Tidmarsh. The site has long been the starting point for country walks not only for local residents, but for people who come from all over the area to enjoy the open rural space.
DPD reference: EAU032
The Meadowside Field site sits between Barefoot and Cornwell Copse, with Sulham Lane on one side and the houses at Meadowside on the other. The site is currently used for grazing, and is an essential green buffer between existing development and the rural roadway. EUA032 is currently not on the WBC DPD but has been submitted as a viable option by Darcliffe Homes and as a result is part of the KTG campaign.
West Berks Council has now said that the date for the DPD decision is 5th November at St. Bartholomew's School, Newbury. We tried to get the venue changed by saying there will probably be 200-300 people from Tilehurst wishing to attend and would it be possible to have a more local venue. However it s not just an Eastern Area decision it is also affects areas to the West. However, as it is apparently not written in stone and has already been changed twice and may possibly change again, the website will be upgraded to keep you informed of any changes either to the date or venue. We have asked our councillors to see if the meeting that will state which areas are to be included in the DPD could perhaps be split into two dates, one for the western area and another for the eastern area, with only the information that is relevant to each to be made known to the relevant meeting.
West Berks has said that the DPD decision date has been put back to late Autumn, probably October. Then there is the six week statutory consultation period to receive letters of objection, after which the Council prepares a resume of the replies and forwards that on to the Inspector for the final decision.
I asked why two lots of letters were required, one before the DPD and one after. The first was an unofficial consultation period, the second is the more important one to be submitted in precis to the Inspector. This should clear up any misunderstanding.
Have no doubt this will be the biggest battle to save Pincents Hill against development that we have yet faced and if there are any people willing to help with distribution and collection of letters of objection even just to do the street that you live in, it would be a great help. Beyond Green have already suggested two sites for development on the Hill and these are shown on the SHLAA maps, so if they are included in the DPD they will be ready to apply for Outline Planning Consent. However is it not just these two sites that the red line for Outline Planning is shown, but it is drawn to include the entirety of the Hill.
There are four other sites that have been suggested for possible development and please also if you have concerns then please support them too. However the group believes that the loss of the Hill as a gap between settlements, preserving the identity of the area, the extra traffic and the loss of the softening approach to the AONB would change the character of the area irreparably.
As most of you will be aware, but for those who are not, West Berks Council has postponed the decision to select the sites to be developed for housing ("the Development Plan Document - DPD") until we believe the 16th September. We are hoping that all the reasons put forward in the objection letters will prevent its inclusion in the DPD. However, if this is not the case, this will be the biggest fight that we will ever have to face to protect this site and we will need all the help we can get. A big "thank you" to everyone who helped and/or wrote in, you have been absolutely fantastic in the way you have all rallied round and we hope that if the need arises we can count on you yet again. We will organise a public meeting if Pincents Hill should unfortunately be named in the DPD.
There is a new initiative called the
Tilehurst Parish Neighbourhood Plan
With apologies to Peter Cross for stealing the information from his e-mail:
This has been mainly set up by members of the Keep Tilehurst Green organisation with the addition of Julia Gentle and the writer Joan, but we need more imput and help from the residents of the Birch Copse Ward. We need to know what is needed in the area, services, amenities, etc, how you envisage these needs developing and help with gathering information and data. If you are interested in the future of the Birch Copse Ward, then please come to the next meeting on TUESDAY 16 JUNE at the CALCOT CENTRE, Highview, Calcot RG31 4XD ay 7.30pm. and thereafter every first Tuesday of each month, again in the Calcot Centre even if just to hear your views on the subject.
The objectives of the next meeting are to hopefully select or appoint a small Steering Group to manage the Plan and to agree on the Constitution - which will then allow us to make real progress on the Plan itself. We also need to consider the most effective ways of spreading the word of the Neighbourhood Plan across the parish before the necessary consultation rounds begin; not just residents but local businesses, schools and social and religious institutions
If you know anyone else who may be interested in joining the team, please feel free to invite them to come along. I do hope that most, if not all of you can join us on the 16 June; the anticipated workload isn't too high at this stage - but we do need a hard core of volunteers. If interested, please either contact me via the link of Peter on firstname.lastname@example.org
With thanks and kind regards,
for the Tilehurst Parish Neighbourhood Plan
Anthony Chadley elected as Councillor in May elections and has stepped down as Vice Chair to the Group.
West Berkshire confirmed that the DPD process would be delayed until at least May 2015 so all responses and issues can be addressed. Copies of the letters sent by Joan Lawrie and Anthony Chadley, co-chairs of the Save Pincents Hill campaign can be read in the download area.
To try and ensure that any future developments in ALL of Tilehurst is sustainable and suitable for our area, Tilehurst Parish Council are trying to implement a Neighbourhood Plan, although this process may take 2-3 years to implement it will secure planning decisions suitable for our area. If you are interested in helping then please email us at email@example.com
A good article on the process can be read on our friends and local objectors website www.keeptilehurstgreen.com (click on the link at the bottom of the "thank you" article)
Due to the overwhelming response in the consultation, created by nearly 4500 objectors from Tilehurst (out of a total of 6800) West Berkshire Council have been forced to delay the process to take count of the points raised.
To ensure the number of objectors are not ignored we have sent an open letter to the councillors pointing out the proportion of Tilehurst residents who made up the totals.
A copy of the letter can be read here;
During August and up to 12th September, West Berks held their consultation on the DPD. If West Berks get their way then Pincents Hill will be included within their housing plan and will ensure a development will go ahead. A good local response resulted in an overwhelming rejection of this plan, with some excellent technical arguments and passionat objections.
A result on wether Pincents Hill is excluded is not expected until December.
West Berkshire have started the official consultation on the DPD, we are very concerned that Pincents Hill is listed as a "preferred site" and the resulting change in "Gap Policies" will mean that Theale, Calcot and Tilehurst will in effect merge. We will be reviewing all the information over the next few days and consulting with Alok Sharma to ensure our response is effective. Please keep checking the news, or become our friend on facebook to make sure you have the latest news.
The results of the survey sent out by Alok Sharma are now in, there were 721 surveys returned, which in itself is an exceptional response, of those 90% were against any development. This is a clear demonstration of local opinion, we now need to ensure this is carried forward in our fight to ensure Pincents Hill remains safe.
Alok's comments can be read on the "Get Reading" website
Get Reading Article
Alok Sharma, the MP for Reading West, has been a great defender of Pincents Hill. He has sent a letter and questionnaire to 3000 local residents asking for their opinion on what should happen in the future on Pincents Hill.
The survey is now available online via this link; Survey
You can read his letter to residents here; Alok Sharma Letter
We strongly recommend you tick the "no development box" and return it as requested. Our opinion is that once a development starts then it will just be a matter of time before it fills up Pincents Hill.
We hope Alok receives your questionnaire back, this will serve as a mandate for him to use his influence to block any development.
Please make sure you fill in and return your questionnaire, every one of them will count in helping to make Pincents Hill safe.
If you did not receive a questionnaire, then don't worry, there will be a method to record your opinion available within the next day or so. Please check back here, or join our facebook site - see the link below or on the home page.
We would like to thank the volunteers who, along with Alok and his team delivered the 3000 letters. If you would like to help in the future then please email us firstname.lastname@example.org