The site is part of the old Tilehurst Common and has never been built on. It is at the heart of a densely populated, mainly residential area and provides a much-valued green lung. Even as currently, without any public access, and un-let except to two builders, the loss of open space is unacceptable.
Evolving from Reading’s Agenda 21 Strategy (dated 2000) quality of life indicators are being collected. These will be used as indicators of the effectiveness of Reading’s Community Plan. The indicator public open space per 1000 population is one of the indicators selected. Kentwood Ward is roughly in the middle of this ranking with 1.25 hectares per 1000 population. Neighbouring Tilehurst ward (which borders the Recreation Ground) is the poorest provided of all the 16 wards, with 0.31 hectares per 1000 population. This is further exacerbated by the poor provision in the closely neighbouring West Berkshire wards. The amenity value of the open space to the community is inestimable; most local people are unaware of the niceties of ward boundaries.
It is part of an historic landscape and an essential component of the character of the area. The old Kentwood Farm building remains at the corner of Kentwood Hill and Armour Hill – the building is dated 1737. As part of the historic environment it
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‘enhances the familiar and cherished local scene and sustains a sense of local distinctiveness.’ |
Planning Policy Guidelines relevant to the present case include:
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'Once built on, open space is likely to be lost to the community for ever; planning decisions resulting in the development of open space should therefore take into account the long-term impact of the loss of such space.’ |
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'Attention must also be given to the interest of future generations.’ |
Reading Borough Council’s policy on open space is clear and applies equally to all private and publicly owned land:
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LEI 1: LOSS OF OPEN SPACE |
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The Borough Council will not normally allow development proposals that will result in the loss of open space. In exceptional circumstances development may be permitted where it is clearly demonstrated to the Council that replacement open space, to a similar standard, can be provided at an accessible location close by, or that improvements to recreational facilities on remaining open space can be provided to a level sufficient to outweigh the loss of the open space. |
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No arguments have been put forward to show that this is an exceptional case. The improvements suggested by Boyer Planning - a small public access play area – would offer inadequate recompense for the loss of open space. |
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NE 8: ENVIRONMENTAL POLLUTION |
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The Borough Council will not normally permit development which is likely to be damaging to the environment through air, ground or surface water, land, noise or light pollution. |
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Light pollution is an important consideration as the site provides an area where the night sky can be studied away from the glare of street lighting. Doubtless there would be pressure to provide lighting if the proposed meandering footpath were accepted. |
Pedestrian access to the countryside has become increasingly more difficult over the last 20 years. Major new housing developments have extended the built-up boundaries of Tilehurst ever further westwards, and it is now a major expedition to reach open fields on foot.
Many who live far beyond the confines of the immediate locality value the Recreation Ground and allotments area. They think it provides an essential ingredient to the character and nature of Tilehurst. People regard this land as a peaceful haven and had believed it to be held in trust for future generations. Escalating land costs have resulted in a marked reduction in the garden space provided for residential housing – many people have little or no garden. The need for open space and allotment provision is increasing as a result. Urban areas need green oases.
The Department of the Environment, Transport and the Regions considered allotments to be
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‘an important part of leisure provision and health.’ |
Fresh air, exercise and friendship all contribute to physical, mental and emotional health. The need for fresh, locally grown food (often organic) is increasing, fuelled by dissatisfaction with modern agricultural and large retail practises.