Northfield Avenue pony fields proposed development feedback form

On 29 September a thread was raised on here about this proposed development with mention of a form posted through doors which gave a link for villagers to give online feedback.  The thread has now disappeared.  A neighbour mentioned that she received this form through the door that same day but I didn't, delivery issues are common for me due to my strange location in Westfield Crescent.  Can somebody supply me with the link to give this feedback please?

Posted by: Elaine Fowler | 03/10/2025 4:53 pm

Apologies for the huge photos.

I was wondering if that was the reason it disappeared.

The developers have been working on this a while. There have been a few men with theodelites in the fields over the summer, and there was drilling of some sort being done in the small triangular field nearest Reading Road a few months ago.

I found this online, dated from May of this year.

https://www.southandvale.gov.uk/app/uploads/2025/05/WS1-26-Matter-1-Written-Statement-Savills-for-Bolney-Court-Inc.pdf

Now a local group is being formed to protest any development.

Posted by: Laurence Manly | 04/10/2025 2:13 pm

Nothing sisister.

The pictures posted were too large.

The webmaster in good faith tried to resize using a mobile phone....but it ended up deleted.

Can you please repost the pciture? Please set the width to 300 leave height box empty.

Posted by: Chris Penrose | 03/10/2025 7:40 pm

My post was the following

When I carried out work on my own property, my development was significantly delayed due to concerns about the potential impact on a single tree root. If such considerations are taken so seriously at an individual level, then it is only right that larger-scale developments face scrutiny proportionate to their size and impact.  

I hope that Shiplake Parish Council, together with surrounding residents and supporters, will stand against this proposal. As Chris Munro rightly highlights, the cumulative impact of the number of new developments in the parish over the past two years alone is eye-watering. The continued piecemeal approval of projects is placing unsustainable pressure on our community and steadily eroding the character of the area.

Posted by: Ed Sanderson | 03/10/2025 6:57 pm

It's a little worrying that it has been removed. Could we have an explanation please?

Hopefully a technical error but I suspect not. 

Posted by: David Jones | 03/10/2025 6:19 pm

I have raised it with the webmaster, as it was their this morning, and I actually still have that tab on my internet browser open.

Posted by: Joanne Stone | 03/10/2025 5:26 pm

This is a post I posted that has disappeared 

Some key points worth knowing:

• Scale of development: Lower Shiplake is classed as a Smaller Village where planning policy only supports limited infill. A 92-home estate on open countryside is far beyond what’s usually considered appropriate for a village of this size.
• Cumulative impact: In the past couple of years, we’ve already had or face Charleston Place (11 homes built + 16 more proposed), Manor Gardens (40 homes), Thames Farm (95 homes consented), and New Road (25 homes proposed). Together these represent about 187 extra dwellings on top of ~620 existing homes – a 30% increase. If the Pony Field site went ahead as well, it would push the rise to nearly 45%.
• Traffic & access: The proposal includes a new junction onto the A4155, already a busy and sometimes hazardous road. Bolney Lane is narrow, and the scheme refers to enhancing the footpath through Northfield Avenue – a private residential road, which would mean more foot and cycle traffic there.
• Transport & services: Developers suggest the location is sustainable because of Shiplake station and bus links, but in reality the station has short platforms, limited trains and parking at capacity. Bus services are infrequent and not suited to commuting. Schools and GP services locally are already stretched.
• Village character: The Pony Field currently forms part of the rural edge and approach into Shiplake from Henley. Building here would bring the village further northwards and risk turning Lower Shiplake into a ribbon of development along the A4155.
• Transparency: The landowner, Bolney Court Inc, is an offshore company with no named beneficial owners on the UK register, which makes accountability more difficult.

The developer’s materials highlight landscaping, affordable housing, and biodiversity measures, but the consultation documents are short on detail. For a development of this size, the implications for the village are significant.

Posted by: Chris Munro | 03/10/2025 5:23 pm

The developers (Bolney Court Inc) have set up a consultation website here: https://land-off-bolney-lane.co.uk.

This is not a site for objections but a sight to gain support for a future planning submission. The questions are phrased in such a way that any objections could appear to be supporting the scheme. 

A few points that may be of interest to residents:

• Location: The site lies on the northern edge of Lower Shiplake, opposite the A4155 Reading Road, extending towards Henley.
• Scale: Up to 92 dwellings are proposed, including a mix of market and affordable housing.
• Transport: Access is proposed from the A4155 with a new junction. The scheme also suggests enhancing footpath/cycle connections, including the existing right of way through Northfield Avenue (a private road).
• Services & facilities: The developers highlight Shiplake station and bus links, but capacity at both is limited. Local schools and GP services are already under pressure.
• Landscape: The site currently forms part of the open approach to the village from Henley. Proposals mention tree retention and new landscaping.
• Cumulative picture: In addition to this scheme, Shiplake has seen or faces other developments: Charleston Place (11 built + 16 more proposed), Manor Gardens (40), Thames Farm (95 consented), and New Road (25 proposed). Together these represent about 187 extra dwellings on top of roughly 620 existing homes — a 30% increase. If Pony Field went ahead, the increase would be nearer 45%.
• Ownership: The applicant is Bolney Court Inc, a company registered in the British Virgin Islands. The UK Companies House record lists only a corporate director and no identified beneficial owners.

The consultation materials set out the developer’s case, and residents can review them in detail on the website. This is an early stage, and the scheme has not yet been submitted as a formal planning application.

Posted by: Chris Munro | 03/10/2025 5:20 pm

Posted by: Chris Munro | 03/10/2025 5:16 pm

Seems odd that this has disappeared. Does anyone have any idea why?

Posted by: Chris Munro | 03/10/2025 5:13 pm