A rural area of Arborfield could become the site of a huge housing development following the latest plan put forward for the village. 

Property developers have unveiled a new project proposing the building of 450 homes on land at Cross Lanes Farm on Reading Road. 

Last week, Mactaggart & Mickel Homes England Ltd asked Wokingham Borough Council whether an Environmental Impact Assessment (EIA) is needed prior to submitting a full planning application for the development. 

This ‘Screening Opinion’ is required as the development proposal includes plans for more than 150 homes, however, the applicant claims the site is not located in a ‘sensitive area’ so an EIA is not warranted. 

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An EIA assesses the significant effects of a project or development proposal on the environment. 

If given the go ahead, the plans would see the development of two access points to the site – the main one from Swallowfield Road and a secondary one from Reading Road – as well as a new Suitable Alternative Natural Green Space (SANG), open spaces, green corridors and play areas. 

Of the enormous 450-home development, 35 per cent (158) of properties are described as ‘affordable housing’. 

The 26-hectare site currently contains equestrian land with stables to the north, and farm fields with a small reservoir serving Henry Street Garden Centre to the south. 

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Nearby resident Heidi Wilson has already raised concerns against the application, suggesting the development is “unnecessary”. 

She said: “I object to anything happening on this site which would enable an easier route toward the planning application to put 450 unnecessary houses on these farm and woodlands where deer, owls and bats currently live. 

“No additional access onto Swallowfield Road should be allowed for any reason as it is a country road of only 1.5 cars width.” 

An EIA would measure the site against the expected effects of road traffic, increased noise and damage to air quality – which the applicant’s own assessment states would be limited – as well as any harm caused to the local character and biodiversity. 

Mactaggart & Mickel Homes notes that whilst greenfield developments will “inevitably impact” on the area’s character, the development would be “of local significance only” and not in the context of EIA regulations. 

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They also claim that due to the construction of a “green infrastructure network”, the site would see “at least” a ten per cent net gain in biodiversity. 

It is acknowledged that the plans have the “theoretical potential” to impact on five Grade II listed buildings in the area – the Church of St Bartholomew, Arborfield Court, Yew Tree Cottage, Chamberlains Farmhouse and Applemore. 

In order to mitigate its impact, a “green buffer” is proposed around the perimeter of the site to “block views to and from” the listed buildings,  creating a “minor [or] negligible adverse magnitude of change” to them. 

Therefore, the applicant maintains that the development “is not considered likely to result in significant environmental effects”. The final decision now rests with the council.