®Planning appeal decision
Lake House, West Woodhay, Newbury, RG20 0BJ
Planning appeal 3302257 at Lake House, West Woodhay, Newbury, RG20 0BJ (West Berkshire District Council) was allowed on 23 February 2023 by Inspector Conde L, by written representations. The main issue, as the Inspector framed it: The effect of the development on the character and appearance of the area, including the North Wessex Downs Area of Outstanding Natural Beauty (AONB).
Demolition of garden store. External alterations to the Eastern Pavilion including the provision of rooflights (Retrospective). Erection of new Western Pavilion to provide home office facilities at ground level, guest accommodation at first floor and a basement level garage
- Authority
- West Berkshire District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Conde L
- Postcode
- RG20 0BJ
Main issues, as the Inspector framed them
- The effect of the development on the character and appearance of the area, including the North Wessex Downs Area of Outstanding Natural Beauty (AONB)
- The remoteness, tranquillity and dark night skies of the AONB
- Biodiversity
- Surface Water Flood Risk
What decided it
The lighting impact assessment, supported by expert evidence and accepted by the Local Lead Flood Authority's confirmation that flood risk would not increase, demonstrated that the development would preserve the special characteristics of the AONB while complying with development plan policies.
The benefits of the high-quality design and appropriate alterations to the pavilions, combined with the demonstrated absence of material harm to the AONB's character, remoteness, tranquillity and dark night skies, and the absence of harm to biodiversity and flood risk, outweighed any concerns raised by third parties.
What the Inspector cited
- Development plan policies
- Policy C3Policy C6Policy ADPP5Policy CS14Policy CS19Policy CS16Policy CS17
- National Planning Policy Framework
- Paragraph 56Paragraph 176Paragraph 177
- Judgments
- John Leslie Finney v Welsh Ministers, Carmarthenshire County Council, Energiekontor (UK) Limited [2019] EWCA Civ 1868
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.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.