®Planning appeal decision
Willow Tree House Brookers Hill, Shinfield, READING, RG2 9BX
full application for a mixed use development comprising the proposed erection of 23 dwellings and community hall with vehicular access off Brookers Hill and pedestrian and cycle access from Hollow Lane together with open space and landscaping
- Authority
- Wokingham Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Major dwellings
- Inspector
- Pipkin R
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area
- the effect of the proposed development on protected trees
- whether there are any material considerations which mean that the decision should be made otherwise than in accordance with the development plan
What decided it
The significant/substantial harm to landscape character, appearance and protected trees was found to significantly and demonstrably outweigh the benefits, including the moderate weight attached to the tilted balance.
The substantial weight given to harm to character, appearance and protected trees significantly and demonstrably outweighed the moderate-to-significant benefits (including the tilted balance arising from the absence of a 5YHLS and out-of-date policies), so the balance tipped against the development.
Framework references: 11, 56, 64, 71, 110, 219
Plan policies cited: Policy CP1 (CS), Policy CP2 (CS), Policy CP3 (CS), Policy CP4 (CS), Policy CP5 (CS), Policy CP6 (CS), Policy CP7 (CS), Policy CP9 (CS), Policy CP11 (CS), Policy CP17 (CS), Policy CP19 (CS), Policy CC01 (MDD LP), Policy CC02 (MDD LP), Policy CC03 (MDD LP), Policy CC06 (MDD LP), Policy CC07 (MDD LP), Policy TB05 (MDD LP), Policy TB12 (MDD LP), Policy TB21 (MDD LP), Policy TB23 (MDD LP), Policy 1 (SNP), Policy 2 (SNP), Policy 4 (SNP), Policy 5 (SNP), Policy 6 (SNP), Policy 7 (SNP)
Judgments cited: Wavendon Properties Ltd vs SSCLG and Milton Keynes Council [2019] EWHC 1524 (Admin); Bloor Homes Ltd v SSCLG [2014] EWHC 745 (Admin); Gladman Developments v SS & Central Bedfordshire Council [2019] EWHC 127 (Admin); Eastleigh Borough Council v SSHCLG [2019] EWHC 1862 (Admin); Suffolk Coastal District Council v Hopkins Development Ltd [2017] UKSC 37; Gladman Developments Limited v Daventry District Council and SSCLG [2016] EWCA Civ 2246; East Northamptonshire Council v SSHCLG, Case Number: CO/917/2020
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.