The Site

The site is in close proximity to Junction 12 of the M4 motorway and covers an area of approximately 5.38 hectares located to the east of Theale and is situated close to existing employment locations. The site is bounded on all sides by public highways including the M4 to the East and the A4 (Bath Road) to the South. The proposed development will be accessed from Hoad Way via the A4, from which the application will seek permission to create a new access.

Panattoni purchased the site and wishes to develop it for employment use. The site has been identified as an ideal location for light industrial, manufacturing, logistics, and distribution uses.

The site lies approximately 45 miles to the West of Central London, 7 miles to the West of Reading, 17 miles to the East of Newbury and 50 miles north of Southampton. The site is accessible from local public transport networks, which will help bring employees to and from the site.

Existing occupiers of Arlington Business Park include, amongst others, Amazon, Westcoast, Swiftpak, Lockhart Catering Equipment and Wise Distribution as well as a number of office occupiers including NTT Security, Idox plc and Cornerstone. On the other side of the M4 motorway to the East there are a number of existing retailers including Dunelm, Sports Direct, Ikea, Sainsbury’s and Next.

The Development Proposals

Detailed planning has been submitted for a variety of building sizes suitable for local and national occupiers. The units will be speculatively developed and so at this stage there is no end user. We envisage that future operators will be attracted to the site include those in the e-commerce, production and distribution sectors.

In total the final scheme will deliver up to around 170,000 square feet of new commercial floorspace.

High quality buildings and landscaping will ensure that a safe and attractive business park environment is created. The planning application will be submitted as a detailed application for the entire site broadly in line with the plans shown on this website.

Creating the jobs of the future

Panattoni is committing over £18m to the development of the Theale site.

The planning application will allow Panattoni to create a flexible platform to accommodate occupiers from differing industries, big and small. The site will be a catalyst to allow local companies the space to grow and give large, world-class employers a destination to locate and invest for the long term.

Once fully occupied, Panattoni Park will provide more than 200 jobs on the park and even more in local companies supporting the development.

Panattoni will work with Reading Borough Council and its partners to ensure that the benefits of the new employment opportunities brought to the area, are felt within the surrounding community.

Helping the economy recover and investing in the future

The UK economy is suffering a severe contraction due to the impact of the Coronavirus pandemic. Industrial, logistics and distribution uses will be crucial to helping the local and national economy recover.

The construction of the proposed development will also be a boost to local businesses and help our economic recovery. Creating jobs during construction will contribute an immediate stimulus to the local economy during this period.

The £18.2m investment redeveloping the site and bringing it into productive use will deliver a sustained estimated £16.7m productivity boost to the local area.

Once fully occupied, the development will generate an anticipated £600,000 in additional Business Rates, providing a valuable boost in funding for local services in difficult times.

Female Electronics Factory Workers in Blue Work Coat and Protective Glasses Assembling Printed Circuit Boards for Smartphones with Tweezers. High Tech Factory with more Employees in the Background.
Motion blur of two men moving boxes in a warehouse

Sustainable travel

Panattoni is aware that traffic is an important consideration with any development.

The Panattoni proposals to redevelop the site have sustainable transport as a key component, to ensure the occupiers can operate without causing unacceptable impacts.

The site already benefits from good public transport access. Existing bus stops are situated close by along High Street and Waterside Drive. Theale Station, just 0.5 miles to the South-West, connects the locality to outlying areas and provides a direct service to central London (Paddington) with a journey time of approximately 40 minutes. The site is a 10 minute walk from the train station providing connection to London as well as the West and South West.

There are existing pedestrian access points from High Street to the north of the site. Each building will also benefit from covered cycle storage, making commuting by bicycle a viable option.

man holding folding bike
reading station

The highways effects of the development will be assessed through the planning application in consultation with Berkshire County Council as the local Highway Authority. These assessments will identify any measures required to mitigate highways effects, which will be set out within a Transport Assessment.

The project team has been carrying out detailed assessments of the highway effects and will reach agreements with Reading Borough Council and Berkshire County Council Highways on any necessary mitigation measures.

• A Transport Assessment will be carried out to assess the effect of the proposals on the local road network.
• A Travel Plan and Mobility Strategy will be developed for the site to set out measures to encourage and enhance provision for sustainable access to the site.
• A Sustainable Distribution Plan will be prepared to minimise the impact of commercial vehicles on the road network.


Sustainability is at the forefront of all Panattoni’s developments and the company has pioneered new approaches to environmentally sustainable industrial logistics spaces.

Panattoni is committed to delivering developments that are sensitive to the sites that they encompass and the surrounding communities.

The project team are targeting a minimum BREEAM ‘Very Good’ rating. This sets a high standard for sustainability performance and environmentally friendly measures.

LED lights

Panattoni is committed to incorporating LZC (low and zero carbon) technology in their developments during both construction and operational phases.

Each building will be fitted with solar photovoltaic (PV) panels to provide up to a 20% reduction in the building’s CO2 emissions. Individual occupiers will be given the opportunity to increase the number of solar PV panels, which will reduce their energy usage still further.

10% of parking spaces across the site will be fitted with electric vehicle charging points, with the ability to add more in the future as required.

Highly efficient LED lighting will be provided outside and inside the buildings. This will be controlled with movement sensors and light sensors to make best use of natural daylight and save energy. State of the art heating and cooling technology will be provided in the office areas to minimise the CO2 impact of the buildings.

Landscaping and biodiversity strategy

The landscape strategy for the site seeks to soften the built environment. The main access road through the development will be lined with trees and landscaped to screen service yards and car parking facilities.

Existing vegetation will be retained and enhanced where possible. Any significant losses will be mitigated by providing new planting with good wildlife value. In key areas, carefully selected native and naturalised tree planting will be used. More formal mown edges will run along the highways allowing for greater visibility, especially around junctions.

The sites boundary with the Public Right of Way will be cleared of scrub vegetation and improved with landscaping, making it a more pleasant pedestrian and cycle friendly environment.