| Source | Policy Ref | Formal Rejection Points | Notes |
| Wokingham Borough Core Strategy (Adopted 29 January 2010) National Planning Policy Framework 20 July 2021 ‘Appendix E Schedule of likely visual effects’ (document 00908299.pdf) | CP1 – Sustainable development 1) Maintain or enhance the high quality of the environment; 4.2…It is therefore important that any proposals for development do not harm this or adversely affect the quality of life of residents, workers and visitors… 4.3 Proposals that enhance the quality of the environment of the borough could include those that improve the openness of the areas outside of development limits defined under Policy CP9… CP 3 4.19 The provision of public and private amenity space contributes to the character of the borough. All development can impact on the overall character of the area. Consequently, it is vital that the Council minimises any adverse impacts. Each town and village, together with the areas between them has their own unique character which is illustrated in Village Design Statements. Proposals for development must acknowledge this to ensure that the distinctiveness of different parts of the borough is maintained in line with PPS1 (paragraph 13 iv). National Planning Policy Framework 20 July 2021 197. In determining applications, local planning authorities should take account of: c) the desirability of new development making a positive contribution to local character and distinctiveness. | Material impact on Visual Amenity The proposed development closes off the western site of Viking Field thereby fully enclosing Viking field. The visual amenity comprising mature and historic open countryside views to the west as is currently available to the public from Viking field is lost and replaced with urban housing. I disagree with the findings in ‘Appendix E Schedule of likely visual effects’ (document 00908299.pdf). The views from viewpoints 12,13,14 on the visual screening survey have been combined to provide an average figure that is not representative. The view from waypoints 13, & 14 should be revised to ‘High’ for the users of the Viking Field open space since there is limited screening here. Removing this visual amenity is not compliant with CP1 1) including paragraph 4.2 ‘It is therefore important that any proposals for development do not harm this or adversely affect the quality of life of residents, workers and visitors…’ Reducing the openness of the area is not compliant with CP 1 paragraph ‘4.3 Proposals that enhance the quality of the environment of the borough could include those that improve the openness of the areas outside of development limits defined under Policy CP9.’ Enclosing Viking Field materially changes the distinctiveness of the area turning it into just another urban green space with no rural character. This is not compliant with CP 3 paragraph 4.19 ‘The provision of public and private amenity space contributes to the character of the borough….it is vital that the Council minimises any adverse impacts. AlsoNational Planning Policy Framework 20 July 2021 paragraph 197. ‘… local planning authorities should take account of:…c) the desirability of new development making a positive contribution to local character and distinctiveness.’ | |
| Wokingham Borough Core Strategy (Adopted 29 January 2010) | CP 1 7) Avoid areas of best and most versatile agricultural land; | Loss of Agricultural Land The land where the houses will be built within the proposal development is mostly used for making hay. Removing this land use will change the current rural character to urban. The removal of agricultural land goes against CP 1 7) ‘Avoid areas of best and most versatile agricultural land’ | “Ground Conditions report 2” (Section 12 states the agricultural land is grade 2 and 3a under proposed site. |
| [1] Wokingham Borough Core Strategy (Adopted 29 January 2010) | Core Strategy policy CP3(d). d) Maintain or enhance the ability of the site to support fauna and flora including protected species; | Removal of Hedgerows. The master plan shows that the existing mature hedgerow will be broken at many places on the land to the far south of the proposed development. The master plan shows that sections of hedgerow will be removed and replaced by the driveways and road used to access this part of the site. This hedgerow is currently used by the local fauna as protection and access to the area they now make their home. This does not comply with CP 3 (d) ‘Maintain or enhance the ability of the site to support fauna and flora including protected species;’ Note that CP3(d) does not exclude unprotected species such as deer, foxes, bats, dragon flys etc all seen within this hedgerow in the last few days. | |
| Wokingham Borough Core Strategy (Adopted 29 January 2010) | CP7 – Biodiversity Development: A) Which may harm county designated sites (Local Wildlife Sites in Berkshire), whether directly or indirectly,…4.41… where the development has clear social or economic benefits of regional or national importance. | Impact on Local Wildlife Site The proposed new access road within the development boundary, which cuts through the Local Wildlife Site at Bottle Copse, is not compliant with core policy CP7 A) as explained in paragraph 4.41 since the new development does not have ‘clear social or economic benefits of regional or national importance’. |
added reference to report with identification of land grading
