Trinity Hall, South Street, Reading, RG1 4QU

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area, including the setting of nearby listed buildings
• Whether the proposed development provides an appropriate mix of housing with regard to the local development strategy
• Whether the proposed development makes appropriate provision for affordable housing
• The effect of the proposal on biodiversity and air quality with regard to trees
• Whether appropriate living conditions would be provided for future occupiers of unit 1 and unit 2 with regard to privacy, outlook, daylight, outdoor space and disturbance
• The effect of the proposed development on the living conditions of the occupiers of 49 South Street (No 49) with regard to outlook
• Whether the proposed development makes appropriate provision for surface water drainage, with regard to effects on flooding and biodiversity
• Whether the proposed development would make appropriate provision for carbon offsetting measures
• Whether the proposed development would make appropriate provision towards social and economic infrastructure

What decided it

The harm to the character and appearance of the area and to the significance and setting of the listed building at 43-49 South Street, which attracted great weight and was not outweighed by the moderate benefits of the scheme.

The moderate benefits of housing delivery, affordable housing provision, economic benefits and sustainable location were outweighed by the great weight given to the harm to the character and appearance of the area and the less than substantial harm to the significance and setting of the listed building.