Woodlands Farm Bath Road, Knowl Hill, Reading, RG10 9UP

Planning appeal 3268513 at Woodlands Farm Bath Road, Knowl Hill, Reading, RG10 9UP (Wokingham Borough Council) was dismissed on 26 October 2021 by Inspector Harley S, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be permitted development under Schedule 2, Part 3, Class Q of the GPDO.

Change of use of agricultural Nissen building and land within its curtilage to Class C3 dwellinghouses and associated building operations reasonably necessary to convert the building under Schedule 2, Part 3, Class Q of the Town and Country Planning (General Permitted Development)(England) Order 2015 as amended

Authority: Wokingham Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Harley S
Postcode: RG10 9UP

Main issues, as the Inspector framed them

Whether the proposal would be permitted development under Schedule 2, Part 3, Class Q of the GPDO
If so, whether prior approval should be granted for the proposed development

What decided it

The nature and extent of the structural works required, particularly foundation investigations and replacement of timber and cladding elements, would exceed building operations reasonably necessary for conversion and amount to a 'fresh build' rather than a conversion of an existing agricultural building.

What the Inspector cited

Judgments: Gabbitas v. Secretary of State for the Environment and Newham Borough Council (Queen's Bench Division, His Honour Judge Dobry Q.C., July 4, 1984); Hibbitt v Secretary of State for Communities and Local Government (1) and Rushcliffe Borough Council (2) [2016] EWHC 2853

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.

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The decision letter

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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.