Winnersh Garden Centre, 656 Reading Road, Winnersh, Wokingham, Berkshire, RG41 5HE

without planning permission, the material change of use of Land as shown in the approximate location on Plan 2 annexed hereto to a car wash and valet service

Authority: Wokingham Borough Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Graham J

Main issues, as the Inspector framed them

Whether the car wash and valet service constitutes a material change of use requiring planning permission
Whether the time for taking enforcement action had expired
Whether planning permission should be granted for the car wash and valet service, particularly in relation to flood risk policy

What decided it

The development is located in Flood Zone 3b (functional floodplain) and constitutes 'Less Vulnerable' development which should not be permitted in such areas, and the Appellant failed to provide clear and convincing evidence that flood risk would not be increased elsewhere.

Framework references: 159, 167

Plan policies cited: Policy CP1 of the Wokingham borough Core Strategy, Policy CC09 of the Wokingham Borough Managing Development Delivery Document

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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