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Allowed26 September 20243336000

Oak Dale, Lower Wokingham Road, Crowthorne, Wokingham , RG45 6BX

Planning appeal 3336000 at Oak Dale, Lower Wokingham Road, Crowthorne, Wokingham , RG45 6BX (Wokingham Borough Council) was allowed on 26 September 2024 by Inspector Sutton A, following a hearing. The main issue, as the Inspector framed it: Whether the principle of the proposal at this location is acceptable having regard to the spatial vision of the development plan.

‘Demolition of the existing house and erection of a care home development with en-suite wet rooms in a single block on three levels (use class C2) with associated communal facilities, access, parking and landscaping works.’

Authority
Wokingham Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Other Major Developments
Inspector
Sutton A
Postcode
RG45 6BX

Main issues, as the Inspector framed them

  • Whether the principle of the proposal at this location is acceptable having regard to the spatial vision of the development plan
  • The effect of the proposal on the character and appearance of the area, having particular regard for local landscape features and setting
  • The effect of the proposal on the integrity of the Thames Basin Heaths SPA

What decided it

The tilted balance under paragraph 11(d) of the Framework was engaged due to the Council's inability to demonstrate a five-year housing land supply, and the considerable benefits of the scheme (housing delivery, meeting care home need, economic benefits) were found not to be significantly and demonstrably outweighed by the identified modest and localised harms.

The considerable social, economic and environmental benefits of the scheme outweighed the modest harm to the development plan's spatial strategy and the localised harm to character and landscape, such that the adverse impacts did not significantly and demonstrably outweigh the benefits when assessed against the Framework as a whole.

What the Inspector cited

Development plan policies
Policy CP9Policy CC02Policy D3Policy AHD1Policy CP11Policy D2Policy GS1Policy D1Policy CC03Policy IRS6Policy TB21Policy CP1Policy CP3Policy TB06Policy CP8Policy TB12Policy CP2Policy TB09Policy CP6Policy ES1
National Planning Policy Framework
Paragraph 11Paragraph 14Paragraph 60Paragraph 180

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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More decisions in Wokingham Borough Council

The authority’s record since 2016 · every decision in 2024

  1. Dismissed21 July 20266008845
    Pound Lane Cottage, Pound Lane, Hurst, RG10 0RS
  2. Allowed8 June 20263371069
    Land North of Reading Road, Arborfield, RG2 9HN
  3. Notice varied and upheld1 May 20263346384
    Old Billingbear Brickworks, Carters Hill, Binfield, Wokingham, RG40 5RS
  4. Notice upheld10 March 20263374730
    Land at Gravelley Bridge Farm, Grazeley Green Road, Grazeley, Reading, RG7 1LG
  5. Dismissed9 March 20263361360
    Land West of Limmerhill Road, Wokingham, RG41 4BY

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.