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Dismissed9 March 20233309202

Land East of Lodge Road, Hurst, RG10 0DN

Planning appeal 3309202 at Land East of Lodge Road, Hurst, RG10 0DN (Wokingham Borough Council) was dismissed on 9 March 2023 by Inspector Wildsmith D, following an inquiry. The main issue, as the Inspector framed it: The extent to which the proposed development would be consistent with the development plan for the area, and the weight to be given to relevant policies.

approximately 200 homes, open space, pedestrian and cycle links, recreational facilities (Class E) and other associated infrastructure including the formation of a new highway access road from Lodge Road located adjacent to the existing field access to be closed

Authority
Wokingham Borough Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Wildsmith D

Main issues, as the Inspector framed them

  • The extent to which the proposed development would be consistent with the development plan for the area, and the weight to be given to relevant policies
  • The effect of the proposed development on the character and appearance of the appeal site and the surrounding area, in landscape and visual terms
  • The effect on trees and hedgerows
  • The effect on BMV agricultural land
  • Whether the appeal site represents a sustainable location
  • The effect of the proposed development in terms of highway safety
  • Whether the submitted planning obligations would satisfactorily address the impact of the proposed development

What decided it

The proposal's conflict with the Council's adopted spatial vision and settlement hierarchy, reinforced by landscape harm, unsustainable location and uncertain BNG mitigation, meant the adverse impacts significantly and demonstrably outweighed the benefits.

The adverse impacts of the proposal—substantial harm from conflict with the development plan's spatial vision, moderate landscape/visual harm, modest harm from loss of BMV land, and uncertainty over BNG mitigation—significantly and demonstrably outweighed the benefits of housing delivery and other advantages, so the tilted balance favoured refusal.

What the Inspector cited

Development plan policies
CS Policy CP1CS Policy CP2CS Policy CP3CS Policy CP6CS Policy CP7CS Policy CP9CS Policy CP11CS Policy CP17MDDLP Policy CC01MDDLP Policy CC02MDDLP Policy CC03MDDLP Policy TB21MDDLP Policy TB23Replacement Minerals Local Plan for Berkshire Policy 2
National Planning Policy Framework
Paragraph 8Paragraph 11Paragraph 57Paragraph 60Paragraph 104Paragraph 105Paragraph 167Paragraph 174Paragraph 219

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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2023

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.