County House, 17 Friar Street, Reading, United Kingdom, RG1 1DB

Planning appeal 3288185 at County House, 17 Friar Street, Reading, United Kingdom, RG1 1DB (Reading Borough Council) was dismissed on 7 June 2022 by Inspector Davies H, by written representations. The main issue, as the Inspector framed it: Whether the proposal would satisfy the prior approval condition concerning noise impacts from the ground floor commercial premises (bar and nightclub) on the intended residential occupiers.

change of use from 'office' (formerly Class B1(a)) to 'residential' (Class C3) (23 units) under Class O, Part 3, Schedule 2 of the GDPO

Authority: Reading Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Davies H
Postcode: RG1 1DB

Main issues, as the Inspector framed them

Whether the proposal would satisfy the prior approval condition concerning noise impacts from the ground floor commercial premises (bar and nightclub) on the intended residential occupiers

What decided it

The proposal would not satisfy the prior approval condition concerning noise impacts because the proposed mitigation scheme (relying on openable windows and mechanical ventilation) would be ineffective and could not be enforced, leaving future residents exposed to significant adverse noise impacts from the ground floor commercial premises.

What the Inspector cited

National Planning Policy Framework: Paragraph 185Paragraph 130Paragraph 187
Judgments: Pauline Forster v Secretary of State for Communities and Local Government & Tower Hamlets London Borough Council, Swan Housing Association Limited [2016] EWCA Civ 609

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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