1 Hill House Cottages Milley Lane, Hare Hatch, READING, RG10 9TH

triple detached garage to include workshop and storage and demolition of existing garage

Authority: Wokingham Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: Guest H

Main issues, as the Inspector framed them

whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the proposal on the openness of the Green Belt
the effect of the proposal on protected trees, with particular regard to the quality of the environment
on the basis that the proposal would be inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to very special circumstances required to justify the development

What decided it

The proposal constitutes inappropriate development in the Green Belt that would harm openness and protected trees, with insufficient evidence of mitigation and no very special circumstances to justify approval.

Framework references: 147, 149

Plan policies cited: Policy CP12, Policy TB01, Policy CP1, Policy CC03, Policy CP11

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.

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