At least 9,270 more homes for West Berkshire in local plan review

More details about where new housing developments will happen in West Berkshire have emerged.

The council has produced a revised plan now running to 2041, showing where extra housing demanded by the government will be put up until then.

The previous plan ran until 2039.

As a result, this has increased the overall housing requirement for the plan from at least 8,721 additional dwellings, to at least 9,270 more homes.

The council’s hand has been forced to adapt its Local Plan, after the government planning inspector intervened requiring more housing in Thatcham in particular.

Development on the North East Thatcham Strategic Housing Allocation has been increased from 1,500 dwellings to 2,500.

Space for around 500 extra homes on top of that has also been found.

This has led to the identification of four additional deliverable sites that would boost the housing supply in the five years post adoption of the plan.

These are 225 homes in North East Thatcham, 45 on land at Henwick Park, Bowling Green Road, 25 at land north of Pangbourne Hill, Pangbourne and 138 at land at Pincents Lane, Tilehurst.

The increased capacity of development at the North East Thatcham site, together with the land at Henwick Park and land east of the Regency Park Hotel, would result in an increase in development in the Thatcham area during the plan period by 1,270 additional dwellings.

The council’s risk register says this would result in an increase in population and households with potential wastewater impacts on water quality particularly in the Kennet and Lambourn floodplain.

In Newbury and Thatcham, new homes in Newbury (1,883) and Thatcham (2,855) could potentially have impacts on the Kennet and Lambourn floodplain and prejudice air quality along the A4 corridor and on the A339.

Council officers say additional wastewater pressure will require upgrades to wastewater and sewage infrastructure at the Newbury Thames Water sites, requiring early engagement with Thames Water regarding upgrades.

In the eastern area of the district, the housing plan sites in Calcot (35), Purley (35), Tilehurst (65-bed care home plus 138 at Pincents Hill), Theale (200) and Burghfield Common (100) are also taking an extra hit – up from 504 to 642 homes.

The risk register points to a reduction in air quality as a result.

Site allocations in the North Wessex Downs AONB (National Landscape) will see the development of up to 437 new homes.

These are in Compton (140), Hungerford (55), Kintbury (20), Lambourn (65), Hermitage (67), Chieveley (15), Bradfield Southend (10), Great Shefford (15) and Pangbourne (25).

The West Berkshire Local Plan Review (LPR) is currently being independently examined by a Planning Inspector appointed by the Secretary of State.

The council was directed by the Minister of State for Housing, Planning and Building Safety on December 19, 2023 to not withdraw the plan and to progress it through the examination process.

There is a significant risk of government intervention should the council decline to comply with the inspector’s action points.

It is estimated that the cost of preparation of a plan through to adoption is around £1.5m.

The financial implications of not having an adopted Local Plan in place can exceed this should it become necessary for the council to defend applications through appeals which can be in the region of £250-£300k per major appeal.

The council says it is committed to producing planning policy documents within the stated timescale set out.

Should the council decide not to progress in line with the Inspector’s instruction to publish documents for public consultation, in line with the direction from the Minister, central government may intervene.

And the council must then reimburse the Secretary of State for any expenditure incurred in connection with this intervention.

The Local Plan Review has been in development since 2018 and has involved significant input from across the council, as well as external expertise.

The planning policy team comprises of approximately four full time staff.

Preparation of and representation at the examination hearings has required the support from seven specialist consultants, as well as legal representation including counsel.

The revised plan detail will go before West Berkshire Council on Thursday, which if adopted will lead to an eight week public consultation period.