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Shinfield Parish major development

Shinfield Parish major development

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South of the M4  Strategic Development Location (SDL)

In Shinfield Parish, the villages of Shinfield, Spencers Wood and Three Mile Cross are being extended and together comprise 1 of our major development areas. There will be homes, a district centre which will include a supermarket, a community centre, a neighbourhood centre, 2 new primary schools, new playing fields and open space, and new roads including a relief road with a bridge over the M4. The University of Reading is building the Thames Valley Science and Innovation Park which will bring the Borough about 55,000 square metres of new employment space. View the South of M4 Strategic Development Location map showing the indicative masterplan (PDF document.)

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Get involved

Get involved and help us build real communities, not just buildings. You can get involved in the following ways

  • Community forums - We have created community forums for each major development area. The forums are your way to find out what is happening and to get involved. If you would like to be notified of future Shinfield forums, sign up for our newsletter
  • 'New residents' meetings and social groups - When there are about 100 new homes being lived in, we host a ‘new neighbours’ meeting to welcome new residents to Wokingham. We use this meeting to introduce ourselves and the services we provide. We work with partners in this effort, usually the developers, Churches Together and housing associations. We encourage the residents to build relationships, establish a Facebook group, and then start a Residents Association. Some of the events we’ve held in the past include pub quiz nights and community lunches. If you are a new resident in one of the Shinfield Parish major development locations and would like to receive emails about new resident events, email us at  communityengagement@wokingham.gov.uk  

The next community forum for the South of the M4 development will be held in spring 2017. The last forum was held on:

Read the latest notes from the Shinfield Community Forum (PDF document).

Latest news

All of the allocated sites that make up this major development location have outline planning permission. Below is a list of the developments with detailed permission.

For Shinfield village, there are currently 2 development sites for houses, one SANG (Suitable Alternative Natural Greenspace), and the Science Park:

  • Cutbush Lane – this site is located to the northeast of Shinfield Village, just off Cutbush Lane. It consists of 126 houses and associated landscaping and sustainable drainage systems (SUDS). Pre-construction work began in January 2016. Construction started in spring 2016. The show home is expected to be open spring 2017
  • Shinfield West – this site is located west of the village green. The site is divided into three sections, each being built by a different developer. Currently, the roads and drainage are being installed for the whole site. A reserved matters application was approved at the July  2016 planning committee meeting for 517 new homes on two parcels to the north and south of the site. Construction is underway and the first occupations were in December 2016. The show homes are now open. A reserved matters application was submitted for a primary school in Shinfield West
  • Langley Mead SANG (known as the Loddon SANG) – this site is located south of Shinfield Village, just off Hyde End Road. It consists of open recreational natural space with footpaths along the river, benches, common grazing land, and a car park. The Langley Mead SANG opened in May 2015. Visit the Langley Mead website for more details. 
  • Thames Valley Science and Innovation Park website - this site is located northeast of Shinfield Village. The site is designated in the Borough’s development plan for employment space. Outline permission for phase 1 (18,850 sqm of floorspace) was granted in May 2010. Detailed permission for phase 1A was granted in August 2015. Construction began in July 2016. A reserved matters application for Phase 1B for a new cancer treatment centre and carpark was approved in December 2016. An outline application is now under consideration for Phase 2 for 57,110 square metres of research and development floorspace. 
  • The new bridge over the M4, part of the new Eastern Relief Road, is now open. Completion of the Eastern Relief Road has been delayed and is expected to be finished in 2017.    

For Spencers Wood, there are currently 6 development sites:

  • North of Church Lane - this is located between the M4 and Church Lane to the east of Three Mile Cross. It consists of 175 houses, allotments, playing fields and a children's park. The reserve matters application is going to planning committee in March 2017.
  • North of Croft Road - this is located west of Hyde End Lane, north and south of Ryeish Lane, east of Clares Green Road. It consists of 363 houses, a spine road, play areas and open spaces, sustainable drainage, and landscaping. The construction of the road will allow the primary school to be built earlier than was originally scheduled. The reserve matters application is currently under consideration.
  • South of Croft Road – this is located to the north of Hyde End Road. It consists of 274 houses, 2 children’s play areas, a footpath, a spine road and a future bus stop. Construction began in early 2015. The first 60 houses are now occupied and the first children's play area will soon open.  
  • North of Hyde End Road (Reed Land) - this is located north of Hyde End Road and surrounding by the South of Croft Road development. It consists of 32 new homes. This application was received in May 2016.
  • North of Croft Road (Denton Land) – this is located to the north of Croft Road near Clares Green Road. It consists of 9 houses. Construction began in April 2015. All 9 houses are now built and occupied. 
  • East of Basingstoke Road – this is located to the north of Spencers Wood on the east side of the Basingstoke Road. It consists of 100 houses. Pre-construction work began in December 2015. The showhome is now open and the first eight houses are now occupied.
  • West of Rose Cottage - this is located on Croft Road. It consists of 4 new homes. Due to the small number of new homes, this application was approved under delegated authority.
  • Littlefields - this is located on Croft Road. It consists of 4 new homes. The application was submitted in June 2016.

For Three Mile Cross, a SANG (Suitable Alternative Natural Greenspace) recently opened at land to the south of Church Lane:

  • May’s Farm SANG – this is located near the junction of Church and Hyde End lanes. It consists of open recreational natural space with a lake, footpaths and a car park. It opened in November 2015. Visit the South of M4 website for more details

There will be 2 primary schools in the Shinfield Parish development location - 1 in Spencers Wood and 1 west of Shinfield village. The Spencers Wood school will accommodate up to 3 forms of entry. Outline planning permission was granted in 2014. The developer is working on the detailed planning application (reserved matters). It is likely that the school will open in 2018.

The Shinfield West school will also have up to 3 forms of entry, and could potentially include a nursery, if there is a local need. Outline planning permission, granted in 2010, states that the school should be open by the time the 200th house is occupied. If housing is delivered in line with the developers’ expectations, this could be by 2018. The detailed application for this school, submitted in January 2017, in now being considered.

The Shinfield Parish major development site will see up to 2,500 new homes in total, spread over extensions to Shinfield village, Three Mile Cross and Spencers Wood.

Shinfield Village

  • Shinfield West - outline planning permission for up to 1,200 new homes and an additional 150 places for specialist housing to include sheltered housing. Groundwork construction has started and one of the three reserved matters applications for housing has been approved with another one soon to follow
  • Cutbush Lane – full planning permission for 126 new homes. Pre-construction work is underway. Construction started in April 2016 and the first homes are expected to be finished in spring 2017
  • The Manor – this development is just outside the development limits of the Strategic Development Location, but can be considered part of the major development around Shinfield village as it is adjacent. Outline planning permission was approved on appeal in 2011. The Planning Committee resolved to grant detailed permission in September 2015, but the permission is currently subject to completion of a legal agreement with us. All demolition work has now been completed.

Three Mile Cross and Spencers Wood

  • Land to the east of both villages, north and south of Croft Road – outline planning permission for up to 900 new homes granted in 2013. Full permission for the first phase for 276 homes on the southern part of the site, near Hyde End Road, was approved. A detailed application for North of Church Lane for 175 new homes is going to planning committee in March 2017. A detailed application for Land North of Croft Road for 373 new homes is currently under consideration. 
  • On a small site north of Croft Road, developed by Darcliffe Homes, for 9 houses. These homes were finished in Summer 2016
  • On a small site called Rose Cottage on Croft Road, Darcliffe Homes has started construction on 4 new homes
  • Land east of Basingstoke Road, at the northern end of Spencers Wood, full permission has been granted for 100 homes. Construction began early in 2016, with the showhome open in July and the first occupations were in October 2016
  • Land east of Basingstoke Road and north of Grazeley Road, 272 new homes were built between 2012 and June 2015. This site is completely finished and all houses are occupied

The development will include an extension to the existing village centre in Shinfield to include a new community building as well as a supermarket, and other retail shops and office space nearby.

Included in the outline planning permission for the Three Mile Cross / Spencers Wood development is provision for upgrades to a Listed barn to convert it to a community building.

The sports facilities included in the Shinfield Parish major development location consist of upgrades to the sports hub at Ryeish Green so that it will have 6 grass pitches, and improvements to the pavilion and car parking facilities.

There will be a sports hubs at Hyde End Lane, Spencers Wood consisting of 2 pitches which will be part of a later phase of the development.

There will also be a sports hub at High Copse Common, Shinfield West, consisting of playing pitches, including a cricket and sports pavilion, which will be part of the last phase of the development which could be as late as 2026.

 There will also be new and improved cycleways and footpaths to improve connectivity between the 3 villages and the new sports facilities.


A new children's play area will open in autumn 2016 in the South of Croft Road development, called Croft Gardens.

New recreational open spaces

As part of the new development, there will be several new recreational open spaces. These open spaces will include parks and gardens, public open spaces, children’s play areas, playing pitches, allotments and SANGs (Suitable Alternative Natural Greenspace).

SANGs are designed to attract residents and dog walkers as an alternative to the Thames Basin Heath Special Protection Area. This area supports rare ground nesting birds such as the dartford warbler, woodlark and nightjar, and are highly sensitive to visitors.

The SANGS to be provided as part of the Shinfield Parish major development area include

  • Langley Mead SANG (known as Loddon SANG) – this site is located south of Shinfield Village, just off Hyde End Road. It consists of open recreational natural space with footpaths along the river, benches, common grazing land, and a car park. The SANG opened in May 2015
  • Five Acres SANG – this site is located near Ryeish Green. It consists of an open recreational natural grass field with a pond. The SANG is expected to open in 2019
  • Clare’s Green Field SANG – this site is an existing council-owned site that was already open to the public and which had improvements funded by the development
  • May’s Farm Meadow SANG – this is located near the junction of Church and Hyde End lanes. It consists of open recreational natural space with a lake, footpaths and a car park. It opened in November 2015
  • Ridge SANG – this is located near Ryeish Green Lane and Shinfield village. It will consist of meadows and hedgerows along a prominent landscape ridge with far-reaching views. It will come in phases, with the first phase in late 2017 and the rest expected to open in 2022

New Thames Valley Science and Innovation Park

The Thames Valley Science and Innovation Park (TVSP) will be a cluster of knowledge-based businesses, to assist growing companies. The proposed Thames Valley Science and Innovation Park will comprise employment floor space and be linked to the University of Reading. Outline planning permission has been granted for phase 1 which is about 18,850 square metres of floor space. Reserved matters for phase 1A has been approved and is now under construction. Phase 2 an outline application is currently being considered for 57,110 square metres of research and development floorspace.

The Thames Valley Science and Innovation Park will offer opportunities for the borough’s highly skilled and knowledgeable workforce. The TVSP will help with the sustainability of the Shinfield Parish major development area. It will become a place where people can choose to live, work and shop in very close proximity, and can use alternatives to the car to get around.

More widely, the TVSP will have close transport links to London and Heathrow and help to highlight the University of Reading as a promoter of research and development.

The TVSP will deliver a high quality, flagship development within Wokingham Borough. It will encourage inward investment and a new commercial offering to the knowledge-economy markets in London, the Thames Valley and the South East.

House building plan and principles

With a lot more housing needed in the borough in the years ahead, we are starting work on our blueprint to ensure the new homes are built in the right places and come with the right schools, roads and facilities.

An independent assessment of the area’s housing needs conducted last year (the Strategic Housing Market Assessment) showed that the borough will have to accommodate about 850 new homes a year up to 2036. In order to ensure these homes are properly planned, we are updating our Local Plan, which will set the principles of where and how the homes and other development should be provided.

The Local Plan Update will be produced in conjunction with a wide range of organisations as well as with input from public consultation and engagement. To find out more about the stages and timescales of our Local Plan update, visit the Local Plan Update webpage.

Shinfield Parish is also working on a neighbourhood plan which will follow the boundaries of the civil parish and therefore includes the major development area. 

Building works concerns

Working hours on building sites are generally Monday to Friday, 8am to 6pm, and Saturday from 8am to 1pm. On Sundays and Bank Holidays no building works are allowed. If you have a complaint about the building on one of the major development sites, call us on 0118 908 8100 or email   constructionproblems@wokingham.gov.uk

Rubbish and recycling information 

Getting around

  • The My Journey website is your one stop destination for sustainable travel information, including cycle routes, walking maps, and public transport timetables
  • Visit our transport section for more details about local travel

The development includes the Shinfield Eastern Relief Road and the Mereoak Park and Ride.

Find your nearest doctors surgery

To find your nearest doctors surgery, type your location into the NHS choices website

Contact us

To find out more about the Shinfield major development, call us on 0118 974 6066 or communityengagement@wokingham.gov.uk

View the planning applications

To view associated planning applications, make a note of the application number, below, and use our planning application search.

Shinfield planning applications

  • VAR/2014/2133 - Eastern Relief Road
  • O/2010/1432 - Shinfield West
  • VAR/2014/0624 - Variation for Shinfield West
  • 161189 - RM for two parcels at Shinfield West
  • 160183 - RM for the roads and drainage at Shinfield West
  • 170035 - RM for the primary school at Shinfield West
  • O/2009/1027 and RM/2015/0630 (phase 1A) - Science Park
  • 162841 - Science Park phase 1B
  • 163609 - Science Park phase 2
  • O/2013/0101 and RM/2014/2561 - land north of Cutbush Lane
  • F/2010/1434 - Loddon SANG

Spencer's Wood and Three Mile Cross planning applications

  • O/2013/0346 - 900 dwellings, a primary school and public open space for Three Mile Cross and Spencer's Wood
  • F/2013/0347 - Croft Road
  • F/2014/2323 – Croft Road and Clares Green Road
  • O/2013/0565 - land east of Basingstoke Road
  • F/2013/0884 - Mereoak Park and Ride
  • O/2002/7137 - Grazeley Road
  • 161255 - land north of Hyde End Road (Reed land)
  • 161508 - Littlefields, off Croft Road
  • 152163 - land west of Rose Cottage, off Croft Road
  • 162829 - land north of Church Lane
  • 170010 - land north of Croft Road  

Useful websites

Background documents

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