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Allowed16 June 20253339712

Land to South of, Gazelle Close, Winnersh, Wokingham, RG41 5HH

Planning appeal 3339712 at Land to South of, Gazelle Close, Winnersh, Wokingham, RG41 5HH (Wokingham Borough Council) was allowed on 16 June 2025 by Inspector Wildsmith D, following an inquiry. The main issue, as the Inspector framed it: Flood risk, in view of the location of the site within Flood Zone (FZ)3.

the erection of a foodstore with associated access, parking and servicing areas, landscaping, and other associated works to include solar panels to the roof

Authority
Wokingham Borough Council
Appeal type
other · Called In Planning Application
Procedure
Inquiry
Development
retail · Major retail and services
Inspector
Wildsmith D

Main issues, as the Inspector framed them

  • Flood risk, in view of the location of the site within Flood Zone (FZ)3
  • Retail impact and whether there are any sequentially preferable sites
  • Highway safety, particularly at the junction of Reading Road and Gazelle Close, and other traffic and transport concerns
  • Ecology and Biodiversity Net Gain (BNG)

What decided it

The flood risk benefits of the proposed scheme compared to the extant fall-back scheme, combined with significant retail, economic and need benefits, outweighed the moderate weight attributed to the technical conflict with flood risk guidance.

The significant benefits of flood risk safety compared to the extant scheme, combined with significant retail, economic and need benefits and moderate highway and sustainability benefits, outweighed the moderate weight given to conflict with the Flood Risk and Coastal Change Guidance, and the Secretary of State concluded permission should be granted.

What the Inspector cited

Development plan policies
CS Policy CP1CS Policy CP3CS Policy CP6CS Policy CP7CS Policy CP9CS Policy CP11MDDLP Policy CC02MDDLP Policy CC03MDDLP Policy CC07MDDLP Policy CC09MDDLP Policy CC10MDDLP Policy TB12MDDLP Policy TB16MDDLP Policy TB20MDDLP Policy TB23Saved Policy NRM6
National Planning Policy Framework
Paragraph 11Paragraph 57Paragraph 58Paragraph 85Paragraph 91Paragraph 92Paragraph 94Paragraph 95Paragraph 115Paragraph 116Paragraph 117Paragraph 118Paragraph 170Paragraph 171Paragraph 172Paragraph 173Paragraph 174Paragraph 175Paragraph 177Paragraph 178Paragraph 179Paragraph 181
Judgments
R (on the application of Asda Stores Limited) v Leeds City Council and others

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.

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The decision letter

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More decisions in Wokingham Borough Council

The authority’s record since 2016 · every decision in 2025

  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.