Reservoir (covered) and Pump House, Bishops Road, Tutts Clump, Reading, Berkshire, RG7 6JU

the ‘demolition of former water pumping station reservoir, associated plant and buildings, replacement with detached 5-bed dwelling with integral garage

Authority: West Berkshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Phillips B

Main issues, as the Inspector framed them

whether or not the proposal is in an appropriate location, with particular regard to the proposal's effect on the relationship of the settlement within the open countryside and access to services and facilities
the effect of the proposed development on the character and appearance of the surrounding area including the North Wessex Downs Area of Outstanding Natural Beauty (AONB)
the effect of the development on ecology

What decided it

The proposal fails to satisfy the infill development criteria in Policy C1 and would extend the existing frontage in conflict with the development plan's presumption against residential development outside settlement boundaries, and this harm to location and character is not outweighed by the limited benefits of the scheme.

Framework references: 79

Plan policies cited: Policy C1, Policy ADPP1, Policy CS1, Policy ADPP5, Policy CS14, Policy CS19, Policy C3, Policy CS17

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.