Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

DETAILED SITE ASSESSMENT PROFORMA

TABLE 1 – BASIC DETAILS AND PLANNING STATUS

Site Reference SHL092 SHLAA sites included N/A Parish HECKFIELD Site Name Land south of Riseley Site size (hectares) 3.83 ha Site Address Land south of Riseley, Odiham Road, Riseley Summary description This is a greenfield site, in agricultural use, screened on all sides by trees and hedges. The village of Riseley is adjacent to the north of the site (within Borough).

Planning Status None.

TABLE 2 - LANDOWNER / SITE PROMOTER INFORMATION

Summary The site promoter has indicated (October 2014) that the site is currently available for development (0-5-year timescale).

Layout / None. Masterplan Overcoming The promoter recognises that the site falls within 5km of the Thames Basin Heaths SPA. The intention to develop a SANG on nearby land constraints in the same ownership has been indicated. Suggested site 60-100 units. capacity Site availability The site promoter has indicated (October 2014) that the site is currently available for development (0-5-year timescale).

TABLE 3 – INFRASTRUCTURE ASSESSMENT

Schools The nearest primary schools are Lamb’s Lane in Spencer’s Wood, and Farley Hill (both in Wokingham Borough). As of 2012, Farley Hill was at 117% overcapacity in terms of school places, whilst Lamb’s Lane was 88% capacity.1 The development would have an impact on local schools that could be significant. Additional places are therefore likely to be needed in the area. This would require cross-boundary cooperation in recognition of the two education authorities involved.

There are no HCC secondary schools near to this site, with the nearest secondary schools located in Reading and Wokingham. The 2011 Reading Borough Council Infrastructure Delivery Plan 2 highlighted that there was a lack of surplus capacity within secondary schools in the borough, and the 2012 Wokingham Infrastructure Delivery Plan indicated that there is a projected shortfall in secondary school places, with secondary schools currently close to or at operating capacity.1

Retail It is unlikely that residents would travel into any of the areas within Hart for convenience or comparative shops, as Reading is in closer proximity to the site than any of the large Hart District towns, and offers a wider variety of consumer choice.

Adams Hendry Consulting Ltd 1 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

Health The nearest doctor’s surgery is Swallowfield Medical Practice, and the nearest dental surgery is Dental Centre (both in Wokingham Borough).

Green The Hart Infrastructure Delivery Schedule highlights the need for open space, SANGs and allotments provisions in the areas north of Hook Infrastructure in order to reduce the pressure on the Hitches Lane SANG. The scale of the site could provide the opportunity to provide additional SANG capacity for the north of the District and the intention of the landowner to set aside further land to achieve this is noted.

Transport and Access to the site would be via Odiham Road and/or directly onto the B3349. Neither option is considered to raise any significant Access infrastructure issues. Pedestrian and cycle access to Riseley would need to be improved.

Due to the remote location of this site, there are few road schemes in the immediate vicinity of the site due for improvement. Traffic calming and a new 40MPH speed limit will be introduced to . Additionally there will be traffic calming introduced along the A30 in Hartley Wintney. Junction improvements to the B3349 in Hook to improve visibility.

A number of bus routes serve Riseley, including the 82 from Reading to Riseley, the 7/8 from Aldershot to Reading, and the 145 from to . There are existing bus stops for the 83 and 7/8 services adjacent to the site.

Utilities As of March 2015, South East Water (SEW) has confirmed that it will be able to satisfy forecast demand for drinking water in Hart. It is likely that a significant amount of new mainlaying will need to be provided to deliver water to development areas in Hart3.

Thames Water (TW) was consulted in November 2015 in relation to the development of this site, which would be served by the sewage treatment works. TW expressed concern as to the adequacy of the wastewater network in the area, and consider that upgrading to the drainage infrastructure will be required ahead of any development of the site; a process that can take between 1.5 and 3 years. If the site is taken forward for allocation within the Local Plan, the policy should require developers to provide a detailed drainage strategy informing what infrastructure is required, where, when and how it will be delivered.

Flood This site is located within Flood Zone 1 and has only small areas which may be subject to some risk from surface water flooding. It is Management considered that no specific flood management infrastructure is likely to be required.

Other In terms of infrastructure provision, this site is functionally dependent on services within Wokingham Borough and therefore does not depend on Hart for infrastructure. The scale of development on this site could have a significant impact on Riseley and on local facilities, and the impact on local primary schools, in particular, could be significant. Close cooperation with Wokingham Borough Council would be required if this site is taken forward to ensure that the infrastructure issues can be appropriate addressed.

TABLE 4 – SITE SURVEY (PLANNING ASSESSMENT)

Adams Hendry Consulting Ltd 2 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

SITE VISIT DETAILS Date of visit 15/09/2015 Time 9.20am Initials of those visiting PH / RB Weather conditions at Cloudy but dry Did visit involve access Yes time of visit onto the site? GENERAL DESCRIPTION OF THE SITE Existing land uses The site comprises a single large agricultural field that was in use for cattle grazing at the time of the visit. observed Greenfield or Greenfield Brownfield? Topography The site is mostly flat, although there is a gentle slope down towards the east.

Ground conditions The entire site comprises a grassed agricultural field.

Significant features There are no significant features within the body of the site. However, the site’s boundaries are significant in terms of the number of trees present, many of which are large and mature.

Evidence of None contaminated land SITE SURROUNDINGS AND ACCESS Surrounding land To the north of the site is the small village of Riseley. To the east and southeast is the dense wooded area occupied by Wellington uses Country Park. To the south is further woodland as well as open agricultural land. To the west there is also woodland (Coldharbour Wood SINC), until the A33 and open agricultural land beyond that.

Description and Almost all of the sites boundaries comprise substantial hedgerows and sometimes dense, interspersed by numerous trees. Many of condition of site’s the trees are small but some, particularly on the northern, south-eastern and south western boundaries, are large and mature. The boundary features only significant open gap in the boundaries is to the north where there is a singe dwelling (Duke’s Field Cottage) which looks out over the site.

Potential impacts from Given that the site is surrounded on three sides by relatively major roads, it is anticipated that road noise could constitute an surrounding uses adverse impact. However, the level of tree screening will serve to reduce this to some extent. Potential impacts to Development at the north of the site could have a significant adverse impact on the residents occupying Duke’s Field Cottage which surrounding uses is located very close to the northern boundary.

Depending on the scale of overall development, there could be a significant impact on the limited facilities within Riseley Village, although this could include both positive as well as negative impacts. However, development to its full extent would almost double the size of the village and the impacts on the existing village roads and facilities would need to be carefully considered.

Adams Hendry Consulting Ltd 3 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

Site’s existing access The site has a field gate at the northeast corner onto the Odiham Road. This access point is shared with the public right of way that arrangements runs just to the north of the site and connects with the B3340 just opposite Sun Lane to the north west of the site. In addition there is a field gate at the southwest of the site that connects to the B3349.

Barriers to / impacts If the site were taken forward, an investigation of the necessary vehicular access arrangements onto Odiham Road would be of providing suitable recommended to ensure that access did not have adverse impacts on the Odiham Road. There are currently no pedestrian or cycle site access to public facilities south of the village hall and these would need to be provided, in addition to a safe means of crossing the road. highway Description of The B3349 bounds the site to the south and west and is a major access road through the north of Hart, connecting, just west of the surrounding access site, to the A33, which links Reading with Basingstoke. The Odiham Road to the east of the site is a less major road, and serves as network a secondary southern access route into Riseley. The Odiham Road currently has the National Speed Limit as far north as the Village Hall when it becomes 40 mph.

LANDSCAPE AND SETTLEMENT COALESENCE LVIA by Lepus? YES (See Table 8) HDC Landscape Local Landscape Character Area HH-01 – Land at Heckfield Heath Capacity Study 2015 Visual Sensitivity Medium Landscape Sensitivity Medium Landscape Value High Overall Landscape capacity LOW Description of views Only very limited and glimpsed views into the site were possible from the surrounding public highways, at the time of our visit, as the into the site from dense boundary vegetation screens the site very effectively, except at the two field gate access points were views were clear. surrounding areas These views would be somewhat clearer during winter months. By contrast, clear views of the whole site can be gained from the public footpath running along the northern boundary.

Descriptions of views The trees and hedgerows at the sites boundaries prevent any views out of the site, other than the clear view of the public footpath from the site and Duke’s field cottage to the north. The rooflines of further homes within the south of Riseley were also visible to the north.

Potential for Although development of the site could extent the built up area approximately 190 metres to the south, there are no other settlement settlements to the south of Riseley and so it is not anticipated that any settlement coalescence would occur. coalescence HERITAGE Potential impact on None setting of Listed Buildings Potential Impact on None

Adams Hendry Consulting Ltd 4 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

Conservation Areas Other possible In close proximity to the north is the course of ‘The Devil’s Highway’, which was a Roman Road and is designated as an Area of impacts? Significant Archaeological Features. However, given that this heritage asset lies outside of the site and to the north of the public footpath, it is not anticipated that the development of the site would cause any significant harm.

NATURE CONSERVATION AND ECOLOGY Potential features or The site is bounded on all sites by substantial and, in places, dense hedgerows. These are interspersed with numerous trees to areas of ecological form wide semi-natural boundary features. It is possible that these hedgerows and/or the trees are providing habitats for noteworthy interest or even protected species and so a phase one assessment would be recommended if the site were to be taken forward within the local plan. At the time of our visit, we were made aware anecdotally of bat-related activity on the site.

Tree coverage and Many of the deciduous trees surrounding the site are large specimens and likely to be of some age. Those on the eastern and observed condition of south-eastern boundaries are protected through an area-based TPO. This will need to be taken into careful consideration in trees planning for an improved vehicular access point onto the Odiham Road. In assessing the capacity of the site, the need to avoid harm to the root protections zones of the larger trees will need to be taken into account.

Potential impacts of In addition to the protected trees referred to above, the site is adjacent to the Coldharbour Wood SINC, to the west on the other side development on any of the B3349. Given that the road separates the SINC from the site, the only significant impact is likely to come from increased designated areas recreational pressure once any new homes on the site are occupied.

FLOODING Describe presence None and condition of water bodies on the site Evidence of current or None past flooding?

Site Flood Risk Outcome of the HDC Site Flood Risk Assessment (November 2015): Assessment SHL092: 18/74 It is noted that a small area of the site may be susceptible to surface water flooding, 1-in-30 years and lower risk levels (Flood Map for Surface Water). It is also noted that the site is in an area NB: Sites ranked from 1 susceptible to groundwater flooding (25–50%). Whilst the site is considered to be at low risk of (lowest risk) to 74 flooding, any development proposals would need to investigate these issues further, and consider (highest risk) how the risk of surface water flooding could be managed in the part of the site affected. OTHER POINTS Any other issues not Water resources:

Adams Hendry Consulting Ltd 5 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016 covered by the above There are no Groundwater Source Protection Zones or licensed water abstraction points in close proximity to the site.

Agricultural Land: This site is on an area of Grade 3 agricultural land, which might include ʻbest and most versatile’ land.

Air Quality: There are not believed to be any Air Quality Management Areas in close proximity to the site. There are no evident likely sources of air pollution or dust in close proximity to the site.

Minerals: The Minerals and Waste Plan Policies Map indicates that there are no areas within the site that are subject to minerals safeguarding.

TABLE 5 – VIABILITY AND DELIVERABILITY

Landowner / promoter None comments Barriers and/or Infrastructure deficiencies in this area will need to be investigated and addressed. There are no evident significant constraints to constraints that could development viability at this site. harm viability Positive viability The site is a greenfield site at the southern edge of the village of Riseley. The site benefits from good links to the village and to the factors adjacent Wellington Country Park to the east. The site has particularly good vehicular links to Reading and the M4 via the A33. Overall, this could be considered a desirable place to live.

HDC CIL Viability The high-level ‘viability score’ set out below uses a number of criteria which provide a simple basis on which to Evidence (Oct 2014) understand the relative potential viability performance of each of the sites tested. The criteria derive from the viability outcomes (for the purposes of setting CIL charges) as set out within the report prepared by Dixon Searle Partnership in October 2014.

Broad Location: 1. Blackwater 2. Yateley 3. Fleet / Church Crookham / Hook & Strategic 4 4. Small Settlements / Rural Areas (< 5km SPA) 5. Small Settlements / Rural Areas (> 5km SPA)

Site type: 1. Previously developed (within or outside settlement boundaries) 3

Adams Hendry Consulting Ltd 6 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

2. Greenfield (within settlement boundaries) 3. Greenfield (outside of settlement boundaries)

Affordable Housing (assumed threshold of 15 dwellings): 1. Yes (indicative capacity >/= 15 dwellings) 2. No (indicative capacity < 15 dwellings) 1

TOTAL SCORE: The total score is within the range of 3 to 10, with 3 representing the typically least viable sites and 10 representing the most viable in the context of Hart District. 8 Note: This is provided as a simple high-level comparative guide only and it should not be assumed that sites with lower scores are unviable for residential development.

Overall conclusion on This greenfield site at the edge of the village of Riseley would be a desirable place to live, with good access to Reading and the M4. viability There are no obvious barriers or significant constraints that would be likely to prevent the site being developed in a viable way.

TABLE 6 – CAPACITY ASSESSMENT

Capacity calculation Site size (gross) in hectares 3.83 Ha Deductions in hectares 0 Gross-to-net ratio applied (%) 60% (Assumes the provision of on-site open space and SuDS) Density assumption applied 30 dph (see below) Estimated housing capacity (net) 69 dwellings Adjustment for landowner/promoter, None infrastructure or viability reasons FINAL CAPACITY ASSESSMENT 69 dwellings Justification for A density of 30 dph was the starting point, in recognition of the need to make the best use of available land. Whilst parts of Riseley density and capacity are developed to a lower density, the site is well enclosed on all sides and an average density of up to 30 dph would not be out of assumptions character in this area.

The gross-to-net ratio generally applied for a site of this size is 60%, in recognition of the need to provide open space on-site in addition to SuDS. This is considered to be a realistic starting point for this site.

TABLE 7 – TRANSPORT AND ACCESS (WSP) TRACC Modelling (Public Railway station: The site is in excess of 30 minutes from the nearest train station (Reading, Fleet) by bus travel.

Adams Hendry Consulting Ltd 7 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

Transport Access) Town centres: The site is approximately 30 minutes from Reading town centre by bus travel. Comments on site access None issues Comments on local transport None infrastructure capacity

TABLE 8 – LANDSCAPE AND VISUAL IMPACT ASSESSMENT (LEPUS) Visual impact Moderate impact. assessment This result is due to medium level visual sensitivity and low magnitude of impact for the indicative housing capacity (69 houses). Character impact Moderate impact. assessment This result is due to medium level landscape sensitivity and low magnitude of impact for the indicative housing capacity (69 houses). Pre-mitigation The site is a single arable field bounded to the west and east by significant areas of woodland and with a substantial tree-lined Assessment summary boundary to the north between the site and the built-up area of Riseley. To the south there is some screening on to the B3349 with further agricultural fields to the south. Were the site to be developed, it is unlikely to cause significant visual impacts due to the level of screening at the sites boundaries. In addition, given the location of the site as an island bounded by roads on all sites and with a clear relationship to Riseley, it is not anticipated that the overall landscape character would be significant harmed by the site’s development. Mitigation Low level of intervention: Occasional tree planting. Or other small scale green infrastructure assets. Residual Visual Negligible impact. Impact Assessment Residual Landscape Negligible impact. Impact Assessment

TABLE 9 – ECOLOGY ASSESSMENT (HBIC) Phase 1 Ecological This site has not been subject to a Phase 1 ecological assessment as far as we are aware. If the site is taken forward as an Assessment allocation within the local plan, it is recommended that a Phase 1 survey is completed in order to establish baseline conditions, to identify any potential ecological constraints and to establish if further more detailed assessment, or any appropriate mitigation, will be required as part of the development process.

TABLE 10 – SUSTAINABILITY APPRAISAL

SA Objective Score Commentary

Adams Hendry Consulting Ltd 8 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

SA1 To provide all residents Significant Provision of a significant number of new homes, including affordable homes, in a rural area. with the opportunity to live in effects a decent home which meets + + their needs Mitigation

SA2 To protect and enhance Significant There are outdoor sports and recreation facilities within convenient walking distance and the site the health and well-being of effects could deliver new open space (potentially a SANG), being of wider local benefit. the population + Mitigation

SA3 To encourage Significant The site is remote from community and cultural facilities. increased engagement in effects cultural activity, leisure, and - recreation across all sections Mitigation of the community

SA4 To reduce inequality, Significant poverty and social exclusion effects 0 Mitigation

SA5 To improve community Significant safety by reducing crime and effects the fear of crime 0 Mitigation

SA6 To create and sustain Significant The site is large in local context and its rapid build-out could have an adverse effect on the local vibrant and locally distinctive effects community. Development could result in the loss of trees that contribute to local character and settlements and distinctiveness. The influx of new residents would put pressure on local primary schools. communities - Mitigation The site should be built out gradually to reduce adverse effects on the local community. Significant trees and hedges should be retained wherever possible. Engagement with Wokingham Borough Council is recommended to determine whether primary school capacity issues can be suitably addressed.

Adams Hendry Consulting Ltd 9 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

SA7 To protect and enhance Significant the District’s historic effects environment 0 Mitigation

SA8 To protect and enhance Significant There are significant trees (including protected (TPO) trees) and hedges around the site that biodiversity effects provide habitat, possibly to protected species. Across the B3349, the site is adjacent to a woodland - SINC (Coldharbour Wood), that could be harmed through increased informal use for amenity purposes. Mitigation Significant trees and hedges should be retained wherever possible. A Phase 1 ecological assessment is recommended for this site. A CEMP should be prepared and implemented as part of any development proposals. SA9 To protect and enhance Significant If trees and hedges were removed from the site’s boundaries, the landscape impact of development the District’s countryside and effects could be considerable. Users of the public footpath running along the site’s northern boundary rural landscape - would experience a marked change in landscape character. Mitigation Trees and hedges should be retained wherever possible. The public footpath should be valorized as part of any future scheme of landscaping.

SA10 To maintain and Significant improve the water quality of effects the District’s rivers and 0 groundwaters and other Mitigation water bodies

SA11 To maintain and Significant Development could involve the loss of ‘best and most versatile’ agricultural land. improve soil quality effects - Mitigation Further investigation is needed to establish the value of the site for agricultural uses.

SA12 To reduce the Significant The site is distant from any settlement in Hart, but is adjacent to the small village of Riseley in emissions of greenhouse effects Wokingham Borough. However, it has poor accessibility to many existing services and facilities. gases and manage the - There is a regular bus service that is within easy walking distance of the site, which reduces the impacts of climate change isolation of the site. There are currently no pedestrian or cycling facilities on Odiham Road south of the village hall, nor is there a safe means of crossing the road. There are also no pedestrian or cycle facilities on the B3349 to the south and south-west of the site. These issues may make it unlikely that development of the site will lead to a reduction in greenhouse gas emissions and air

Adams Hendry Consulting Ltd 10 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

emissions, although the level of bus service available in Riseley may help to make a contribution to this objective.

Mitigation If the site were to be developed, the provision of a safe crossing and other pedestrian facilities should be considered on Odiham Road south of the village hall to encourage use of sustainable transport modes. SA13 To reduce the risk of Significant A small area of the site may be susceptible to surface water flooding, and the site is in an area flooding and the resulting effects susceptible to groundwater flooding. Overall the site is considered to be at low risk of flooding. detriment to the local community, environment and There are concerns as to the adequacy of the wastewater network that would serve the site, which economy - development on this site may exacerbate. Mitigation Development proposals should investigate further the potential for surface water and groundwater flooding on-site, and consider how the risk of surface water flooding could be managed in the part of the site affected.

If development on this site is taken forward, a detailed drainage strategy should be provided indicating what infrastructure is required, where, when and how it will be delivered. SA14 To increase energy Significant efficiency, security and effects diversity of supply and the 0 proportion of energy Mitigation generated from renewable sources SA15 To promote the Significant Development could involve the loss of ‘best and most versatile’ agricultural land. efficient use of land through effects the appropriate re-use of - previously developed land Mitigation Further investigation is needed to establish the value of the site for agricultural uses.

SA16 To improve the Significant efficiency of resource use effects and achieve sustainable 0 resource management Mitigation

SA17 To improve Significant The site is distant from any settlement in Hart, but is adjacent to the small village of Riseley in accessibility to all services effects Wokingham Borough. However, it has poor accessibility to many existing services and facilities. It is and facilities unlikely that consumers would travel into any of the areas within Hart for convenience or

Adams Hendry Consulting Ltd 11 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

- - comparative shops, as Reading is in closer proximity to the site than any of the large Hart District towns, and offers a wider variety of consumer choice.

Mitigation

SA18 To improve efficiency Significant The site is distant from any settlement in Hart, but is adjacent to the small village of Riseley in of transport networks by effects Wokingham Borough. However, it has poor accessibility to many existing services and facilities. enhancing the proportion of There is a regular bus service that is within easy walking distance of the site, which reduces the travel by sustainable modes isolation of the site. There are currently no pedestrian or cycling facilities on Odiham Road south of and promoting policies which - - the village hall, nor is there a safe means of crossing the road. There are also no pedestrian or reduce the need to travel cycle facilities on the B3349 to the south and south-west of the site. Mitigation If the site were to be developed, the provision of a safe crossing and other pedestrian facilities should be considered on Odiham Road south of the village hall to encourage use of sustainable transport modes. SA19 To maintain and Significant The nearest primary schools are Lamb’s Lane in Spencer’s Wood, and Farley Hill, both in improve opportunities for effects Wokingham Borough. As of 2012, Farley Hill was at 117% overcapacity in terms of school places, everyone to acquire the whilst Lamb’s Lane was 88% capacity1. Development on this site would place additional pressure education and skills they on local primary schools. There are no secondary schools near the site, as the nearest secondary need to find and remain in - - schools are located in Reading and Wokingham. The site therefore has poor access to secondary work schools. There is pressure for secondary school places in both Reading and Wokingham. Mitigation Work will need to be taken to determine whether nearby schools could be expanded beyond that needed to accommodate existing identified growth. If so, contributions for education should be sought to ensure that sufficient school places could be provided to meet the needs of the development. The provision of additional school places would require cross-boundary cooperation in recognition of the two education authorities involved. SA20 To maintain high and Significant stable levels of employment effects and promote sustainable 0 economic growth and Mitigation competitiveness

SA21 To stimulate Significant regeneration where 0 effects appropriate and encourage urban renaissance Mitigation

Adams Hendry Consulting Ltd 12 Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL092 – Land south of Riseley Confidential Draft 1.1 – Dec 2016

Sustainability Appraisal Summary

This 3.83-hectare site is located south of the village of Riseley. The indicative residential capacity of the site is considered to be 69 dwellings, at an assumed density of 30 per hectare.

The development of the site is expected to affect 10 of 21 objectives negatively, with 2 affected positively.

There are 3 objectives against which development could have a moderate negative effect: SA17 (access to services), SA18 (efficiency of transport networks) and SA19 (educational opportunity). In addition, the site’s impact on settlement character, biodiversity, landscape, soil quality, carbon emissions and flood risk are considered to be sustainability issues against which a negative performance is anticipated.

A moderate positive effect is anticipated against SA1 (housing delivery). A small positive effect is anticipated against SA2 (health and well-being).

1 Wokingham Borough Council Infrastructure Delivery Plan, June 2012: http://www.wokingham.gov.uk/EasysiteWeb/getresource.axd?AssetID=280802&type=full&servicetype=Attachment

2 Reading Borough Council Infrastructure Delivery Plan, July 2011: http://www.reading.gov.uk/media/2737/Full-Infrastructure- Delivery-Plan-0711/pdf/Full-Infrastructure-Delivery-Plan-0711.pdf

3 Hart District Council Infrastructure Planning Evidence, 23rd June 2015 (unpublished)

Adams Hendry Consulting Ltd 13