111A Watlington Street, Reading, RG1 4RQ

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the Eldon Square Conservation Area
• the effect of the proposed development on the setting of a Grade II listed building
• whether the loss of a non-designated heritage asset is justified
• the effect of the development on the living conditions of potential residents, especially those occupying the basement bedrooms and the front living room/dining room/kitchen of the duplex flat
• whether the lack of a completed agreement under s106 of the Town and Country Planning Act 1990 to secure a contribution towards the provision of affordable housing and provision for the adequate storage and collection of refuse makes the proposal unacceptable

What decided it

The substantial harm to the character and appearance of the Eldon Square Conservation Area caused by the bulky, heavy appearance of the proposed building with its large ground floor opening and lack of architectural detailing, which would not be outweighed by the limited benefits of the scheme.

The limited benefits of housing provision, affordable housing contribution, removal of unsympathetic features, and retention of parts of the existing building were outweighed by the substantial harm to the character and appearance of the conservation area, the unacceptable living conditions for basement bedroom occupants, and the unjustified loss of a non-designated heritage asset.