10 Eaton Place, Reading, RG1 7LP

Planning appeal 3343524 at 10 Eaton Place, Reading, RG1 7LP (Reading Borough Council) was dismissed on 11 October 2024 by Inspector Webb B, following a hearing. The main issue, as the Inspector framed it: whether the proposed development would both provide acceptable living conditions for its future occupants in relation to noise and disturbance, and be compatible with the existing use of the adjacent public house.

demolition of the existing building and redevelopment of the site to provide a residential building of 5-storeys (Use Class C3) and associated public realm improvements

Authority: Reading Borough Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Webb B
Postcode: RG1 7LP

Main issues, as the Inspector framed them

whether the proposed development would both provide acceptable living conditions for its future occupants in relation to noise and disturbance, and be compatible with the existing use of the adjacent public house
the effect of the development on the amenity of patrons of the adjacent public house in relation to privacy
the effect of the development on the character and appearance of the area, including whether it would conserve the significance of a Grade II listed building

What decided it

The less than substantial harm to the significance of the Grade II listed building was not outweighed by the limited public benefits of the scheme, providing a clear reason for refusal.

the limited social and economic benefits of the scheme, undermined by the unacceptable living conditions for future occupants, did not outweigh the less than substantial harm to the significance of the listed building

What the Inspector cited

Development plan policies: Policy CR6Policy CC8Policy CR12Policy EN1Policy CC7
National Planning Policy Framework: Paragraph 193Paragraph 205Paragraph 208

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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