At the 25.3.25 meeting, Cold Ash Parish Council resolved unanimously to object to the application 25/00278 FUL MAJ: Full planning application for 236 dwellings (Use Class C3) public open space including parkland and equipped play areas; access from Bowling Green Road and Cold Ash Hill; internal highways and vehicle parking; landscaping; sustainable drainage systems; and associated infrastructure.

A summary of CAPC’s objection can be read below. The full objection and supporting Hydrology Consultative Report can be downloaded as PDFs.

Executive Summary – Reasons for Refusal

Cold Ash Parish Council (CAPC) strongly objects to the planning application submitted by Croudace Homes for 236 houses on CA12 (Henwick Park). This application should be denied based on the following key concerns:

1. Disregard of, and Conflict with, the Cold Ash Neighbourhood Development Plan (NDP)

The Cold Ash NDP (adopted May 2024), following extensive community consultation, explicitly designates CA12 as unsuitable for development due to its environmental importance and flood risk. (Reference: LP MM Consultation Feedback, Section 2.4, p.3)

Section 5.7 of the NDP identifies CA12 as an area of historic environmental importance, contradicting the proposed development.

NPPF (2021, Paragraph 30) states: CA12 Impacts

“Once a neighbourhood plan has been brought into force, the policies it contains take precedence over existing non-strategic policies in a local plan.”

Approving this application would set a dangerous precedent, allowing developers to undermine community-led planning and the Localism Act (2011). (Reference: LP MM Consultation Feedback, Section 2.4, p.3-4)

Site CA12 extends into the buffer zone which has been identified in the NDP following on from the West Berkshire Appropriate Countryside Designation Study (November 2022), which was prepared by WBDC to inform the identification of green gaps between settlements to restrict coalescence

WBC LP (updated 2025) is NOT legally adopted and therefore does not yet, and SHOULD NOT, supersede in ANY WAY the enacted CAPC NDP…… which is!

2. Repeated Rejections – Fourth Attempt to Develop CA12

This is the fourth attempt by Croudace Homes to develop CA12, with previous applications rejected due to the site’s unsuitability.

The findings and conclusions of the prior refusal in 2016 by WBC have still not been addressed

The continued resubmission of applications ignores previous findings and burdens the community with an unnecessary planning battle.

Developers should not be allowed to wear down opposition by repeatedly submitting rejected applications.

3. Severe Flood Risk and Drainage Infrastructure Failures

The site is a critical natural floodplain that prevents downstream flooding in Thatcham.

It is cited as a FLOOD ZONE 2 & 3 in the latest update March 25^th 2025 of the Government Flood risk planning site – Map – Flood map for planning – GOV.UK

Underground aquifers and natural water movement have not been assessed properly.

The Sustainable Drainage Systems (SuDS) strategy lacks long-term maintenance planning and does not account for climate change impact.

This development would increase the risk of flooding to surrounding properties, contradicting multiple legal and planning policies.

CA12 acts as a critical natural flood mitigation area, helping prevent surface water runoff from reaching surrounding residential areas.

Key concerns include:

Does not address NDP Policy CAP5 SuDs Management

The main entrance is located between two existing flood basins, placing homes at risk and would require to be widened, re enforced and protected (Arco barriers) none of which is considered.

The 225mm foul sewer main is already over capacity, leading to potential sewage overflow. (Reference: LP MM Consultation Feedback, Section 4, p.9-10)

The proposal violates NPPF (Paragraphs 155-165), which requires developments to avoid flood-prone areas.

The Cold Ash Flood Warden’s Report (December 2024) warns that removing CA12’s aquifer will increase downstream flood risk.

No adequate plan proposed to address the additional surface water run off that would normally be soaked up from the existing land. Current Culverts already at 80% capacity when heavy rain occurs.

Too many unanswered questions regarding the Flood, drainage and SuDs planning as highlighted in our Hydrology consultation Report: Objection to Planning Application for CA12 Development 28^th March 2025

4. Green Gap & Area of Outstanding Natural Beauty (AONB) Destruction

The Cold Ash NDP and WBC’s Countryside Designation Study (2022) identify the green gap between Cold Ash and Thatcham as essential for preventing urban sprawl. (Reference: LP MM Consultation Feedback, Section 4, p.14)

Developing CA12 contradicts WBC’s own landscape protection policies and irreversibly damages countryside views from Heath Lane and Bowling Green Road.

Site CA12 extends into the buffer zone which has been identified in the NDP following on from the West Berkshire Appropriate Countryside Designation Study (November 2022), which was prepared by WBDC to inform the identification of green gaps between settlements to restrict coalescence

5. Unsustainable Infrastructure & Traffic Impact

Existing roads cannot support this development, with key issues including:

Increased congestion on Heath Lane, Cold Ash Hill, and Bowling Green Road.

Underestimated traffic impact in the Transport Assessment, failing to reflect real peak-hour movements. (Reference: LP MM Consultation Feedback, Section 4, p.11-12)

Lack of safe pedestrian/cycle routes to local schools and shops.

No clear planning consideration for safety splays on the new Bowling Green road access and the detail of how the existing sit entrance at Health Lane would be made fit for purpose which it will not be today.

Medical facilities in Thatcham & Cold Ash are over capacity—new residents would be forced to register further afield.

6. Noise, Visual & Environmental Impacts

Noise pollution from construction and increased vehicle movements will permanently alter the peaceful character of the area.

Loss of green space & biodiversity: The ecological survey confirms CA12 is a habitat for protected species, which will be displaced. (Reference: LP MM Consultation Feedback, Section 4, p.10)

The scale and density of the proposed development are out of character with Cold Ash’s village setting. (Reference: LP MM Consultation Feedback, Section 4, p.14)

7. Inconsistency in Site Allocation – Better Alternatives Exist

CA12 was previously deemed non-strategic, but WBC has reversed this without clear justification, nor additional analysis but have merely ‘changed their minds now’. (Reference: LP MM Consultation Feedback, Section 2.3, p.3 & Section 2.5, p.5)

The Planning Inspector recommended a broad locations approach, yet this has not been considered.

Brownfield & more suitable sites exist, such as the approved North East Thatcham development, making CA12 unnecessary.

Continued offers from CAPC to aid in the allocation of housing through local consultation ignored.