The Hollies, Webbs Lane, Beenham, Reading, RG7 5LL

Side and rear extension, new site access

Authority: West Berkshire District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Conde L

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, including its setting within the North Wessex Downs Area of Outstanding Natural Beauty
the effect of the proposal on the living conditions of adjacent neighbouring occupiers

What decided it

The proposed extension would result in overly dominant massing and scale that would not suitably read as a subservient addition to the existing property, causing unacceptable harm to the character and appearance of the area and failing to preserve or enhance the natural beauty of the AONB, in conflict with the development plan.

Plan policies cited: Policy C6 of the West Berkshire Housing Site Allocations Development Plan Document (adopted 2017), Policy C1 of the West Berkshire Housing Site Allocations Development Plan Document (adopted 2017), Policy ADDP5 of the West Berkshire Core Strategy 2006 – 2026 (adopted 2012), Policy ADPP1 of the West Berkshire Core Strategy, Policy CS14 of the Core Strategy

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.

The judgement stays yours. The tool gathers the material and dates it.