Nuttage House, Pease Hill, Bucklebury, Reading, West Berkshire, RG7 6RP

alteration & extension works to the annexe building at Nuttage House

Authority: West Berkshire District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Phillips B

Main issues, as the Inspector framed them

Whether the site is a suitable location for the proposed development with particular regard to whether it would amount to the creation of a separate independent dwelling
The effect of the proposal on the character and appearance of the outbuilding, host dwelling and surrounding area

What decided it

The unilateral undertaking restricting the annex to ancillary occupation, combined with the building's scale, physical relationship to the main dwelling, and location within the large garden, ensured the proposal would not create a separate independent dwelling in conflict with countryside policies.

Framework references: 57, 174, 56, 54

Plan policies cited: CS Policy ADPP1, CS Policy ADPP5, CS Policy CS14, CS Policy CS19, DPD Policy C1, DPD Policy C3, DPD Policy C6

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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