55 Vastern Road, Reading, RG1 8BU

demolition of existing structures and erection of a series of buildings ranging in height from 1 to 11 storeys, including residential dwellings (C3 use class) and retail floorspace (A3 use class), together with a new north-south pedestrian link, connecting Christchurch Bridge to Vastern Road

Authority: Reading Borough Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Other Major Developments
Inspector: Mageean A

Main issues, as the Inspector framed them

The effect of the proposed development in design terms with particular reference to the quality and effectiveness of the proposed north-south link through the site and the setting and character of the River Thames and the Thames Path
The effect of the proposed development on 55 Vastern Road, a non-designated heritage asset
The effect of the proposed development on the natural environment with particular reference to marginal habitats and large canopy trees
Whether it has been demonstrated that the proposal would be part of a comprehensive approach to the development of the Riverside sub-area of the Station/River Major Opportunity Area
Other planning matters, including the benefits to be weighed in the planning balance

What decided it

The significant benefits of housing delivery and the strategic north-south pedestrian/cycle link were found to clearly outweigh the identified harms, including the loss of the locally listed building and the failure to demonstrate a comprehensive approach to the wider allocated site.

The significant weight given to housing delivery, the north-south link, and other public benefits was found to clearly outweigh the significant weight attached to the loss of the non-designated heritage asset and the failure to demonstrate a comprehensive approach, together with the modest weight given to the minor riverside setback breach.

Framework references: 57, 60, 126, 131, 180, 191, 203

Plan policies cited: Policy CR11, Policy CR11g, Policy CR11ii, Policy CR11iii, Policy CR11v, Policy CR11viii, Policy CR2, Policy CR2f, Policy CR3, Policy CR4, Policy CC7, Policy CC8, Policy CC9, Policy EN1, Policy EN4, Policy EN9, Policy EN11, Policy EN12, Policy EN13, Policy EN14, Policy H1, Policy H3, Policy H5c, Policy TR1, Policy TR3, Policy TR4, Policy TR5

Judgments cited: R (Kenyon) v SSHCLG [2020] EWCA Civ 302; Preston New Road Action Group v SSCLG [2018] EWCA Civ 9

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.