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Dismissed23 June 20213260152

Farley Hall, Castle Road, Farley Hill, 02/170/0011, RG7 1UL

Planning appeal 3260152 at Farley Hall, Castle Road, Farley Hill, 02/170/0011, RG7 1UL (Wokingham Borough Council) was dismissed on 23 June 2021 by Inspector Hunter A, by written representations. The main issue, as the Inspector framed it: Whether, having regard to national planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at or near their place of work.

the demolition of a former dairy building; clearance of the site; and erection of a single storey replacement building for residential occupation by a worker in connection with Farley Hall and its rural estate

Authority
Wokingham Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Hunter A
Postcode
RG7 1UL

Main issues, as the Inspector framed them

  • Whether, having regard to national planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at or near their place of work
  • The effect of the proposal upon the character and appearance of the area
  • Whether the appeal site is a suitable location for residential development with regards to its accessibility to services and facilities

What decided it

The proposed housekeeper role does not meet the definition of a rural worker requiring on-site residence under NPPF paragraph 79, and there is insufficient evidence of essential need for permanent on-site occupation.

The modest benefits of the proposal (reuse of redundant building, on-site care of heritage asset, economic benefits) were not of sufficient weight to outweigh the harm to rural character, the conflict with the development plan, and the unsustainable location.

What the Inspector cited

Development plan policies
Policy CP11 of the Wokingham Borough Core StrategyPolicy CP1 of the Wokingham Borough Core StrategyPolicy CP3 of the Wokingham Borough Core StrategyPolicy CP6 of the Wokingham Borough Core StrategyPolicy CP9 of the Wokingham Borough Core StrategyPolicy CC02 of the Wokingham Managing Development Delivery Local Plan 2014Policy CC03 of the Wokingham Managing Development Delivery Local Plan 2014Policy TB21 of the Wokingham Managing Development Delivery Local Plan 2014Policy R1 of the Borough Design Guide Supplementary Planning DocumentPolicy RD1 of the Borough Design Guide Supplementary Planning Document
National Planning Policy Framework
Paragraph 79Paragraph 127Paragraph 130Paragraph 170

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2021

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.