Hutts Farm Cottage , Blagrove Lane, WOKINGHAM, RG41 4AX

conversion of existing annex building to an independent dwelling with associated external alterations and replacement parking for Hutts Farm Cottage

Authority: Wokingham Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Davies H

Main issues, as the Inspector framed them

Whether the appeal site is a suitable location for a new independent dwelling with regard to relevant development plan policies and the accessibility of services and facilities

What decided it

The Council's inability to demonstrate a five-year housing land supply triggered the paragraph 11d presumption in favour of sustainable development, which as a material consideration of sufficient weight outweighed the conflict with the development plan.

The modest harms from policy conflict (afforded moderate weight) were outweighed by the modest benefits of housing supply and economic activity (afforded moderate weight) when assessed against the Framework as a whole, with the paragraph 11d presumption in favour of sustainable development tipping the balance in favour of the proposal.

Framework references: 11, 104, 105

Plan policies cited: Policy CP11, Policy CC01, Policy CP1, Policy CP6, Policy CP9, Policy CP3

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.

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