194 Waverley Road, Reading, Berkshire, RG30 2QG

demolition of an existing detached garage and replacement with new 2 bedroom residential dwelling

Authority: Reading Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Bell-Williamson J

Main issues, as the Inspector framed them

whether the proposal would provide adequate amenity space for the two dwellings and an adequate number of bedrooms for the proposed dwelling
the effect on the character and appearance of the appeal site and the surrounding area
the effect on trees and biodiversity
whether the proposal makes adequate provision for affordable housing

What decided it

The proposal would result in unacceptable overdevelopment with inadequate amenity space and harmful effects on character and appearance that could not be outweighed by the housing contribution.

Plan policies cited: Policy H10, Policy H11, Policy H2, Policy CC7, Policy EN14, Policy EN12, Policy H3

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.

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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.
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