Government planning inspectors have told a council they are ‘concerned’ about the delivery of nearly 4,000 homes known as the Loddon Valley Garden Village.
Wokingham Borough Council’s Local Plan, which outlines how thousands of homes will be delivered in the next decade, is in its final stage of seeking inspector approval.
This plan includes 3,930 homes at Hall Farm, land between Shinfield, Arborfield and Sindlesham, formally known as the Loddon Valley Garden Village.
Spearheaded by the University of Reading, Hatch Farm Land and Gleeson, the plans would deliver two primary schools, a secondary school, a business hub and retail facilities.
Major plans for improved road links, healthcare and transport services would also be provided.
The Local Plan also includes an extension of the ongoing South Wokingham Strategic Development and Arborfield Garrison sites.
Now, planning inspectors Thomas Hatfield and Mark Philpott have written to the council with ‘particular concerns about the delivery of housing’ as detailed by the Local Plan.
Inspectors have questioned when infrastructure projects described as ‘critical’ or ‘essential’ will be delivered when they all will cost more than £10 million to complete.
These include a bridge over the M4 motorway, a bridge over the River Loddon, a pedestrian bridge, a dual carriageway connection to Meldreth Way roundabout and capacity upgrades to Arborfield Primary sub-station.
Inspectors have asked if these would be completed before residents occupy the new homes.
A viability survey undertaken by the council has ‘no reference’ to highways works that would cost around £140 million as well as a £5.3 million investment needed in community facilities.
Inspectors have asked for evidence on what milestones need to be achieved for the first homes t be delivered in the 2026/27 financial year.
Wokingham Borough Councillors approved the Local Plan in September after the Conservative group tried to cut the Garden Village from the document altogether.
‘In all local plan examinations, the starting point is a set of preliminary questions from the inspector. None of those asked on this occasion surprised our planning officers and they are working to provide the clarifications and additional information that the inspector requested.
Cllr Stephen Conway, leader of Wokingham Borough council said: “I understand why opponents of the inclusion of Hall Farm have reacted as they have done, but they are reading too much into what is a standard part of the local plan process. Inspectors almost invariably seek further information or request clarifications after having read the submitted plan.
“Our officers have worked hard over many years under two different political administrations to produce the local plan, which has been subject to rigorous assessment against national and local planning policies. They should be thanked, not criticised.”
Leader of the Conservatives Pauline Jorgensen has called the Local Plan ‘seriously flawed’.
Cllr Jorgensen said the response from inspectors raised ‘two really fundamental points – whether the house building rate is achievable and whether the infrastructure is properly funded and deliverable’.
In January, leader of the council Stephen Conway said: “I understand why existing residents may be reluctant to see new development in their vicinity, but we should not forget that many people in our area, including existing residents’ children and grandchildren, need somewhere they can call home.
“Working within a highly constrained system, we have sought to produce the best outcome for the borough.”
