27-33 Christchurch Road, Reading, RG2 7AA

part converting an existing house and 9 flats to 12 flats including extensions to lower ground and ground floors

Authority: Reading Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Tucker A

Main issues, as the Inspector framed them

The effect of the works upon the significance of the grade II listed building known as 27-33 Christchurch Road, and whether it would preserve or enhance the character or appearance of the Christchurch Road Conservation Area
Whether it would secure adequate living conditions for its future occupants
The effect of the proposal on trees
Whether the loss of the existing four storey dwelling would be acceptable in principle

What decided it

The considerable harm to the significance of the listed building and the character and appearance of the conservation area, combined with inadequate living conditions for future occupants, outweighed the limited public benefits of two additional dwellings.

Framework references: 11, 209, 212, 215

Plan policies cited: Policy CC7, Policy EN1, Policy EN3, Policy EN6, Policy H5, Policy CC8, Policy H10, Policy EN14, Policy H8

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.

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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