®Planning appeal decision
Land to the North of the A4, New Bath Road, Twyford, Reading, RG10 9RY
Planning appeal 3350170 at Land to the North of the A4, New Bath Road, Twyford, Reading, RG10 9RY (Wokingham Borough Council) was allowed on 5 February 2025 by Inspector Masters C, following an inquiry. The main issue, as the Inspector framed it: Whether the appeal site is an appropriate location for residential development (sustainability and physical separation).
outline application with all matters reserved for a residential development of up to 230 dwellings, open space, internal accesses and parking, drainage measures, landscaping, demolition of all existing structures, and all other associated works
- Authority
- Wokingham Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Major dwellings
- Inspector
- Masters C
- Postcode
- RG10 9RY
Main issues, as the Inspector framed them
- Whether the appeal site is an appropriate location for residential development (sustainability and physical separation)
- Whether the proposal adequately provides for sustainable transport measures including pedestrian and cycle movements
What decided it
The Council's inability to demonstrate a five-year housing land supply triggered the tilted balance, and the benefits of housing delivery (particularly affordable housing) were not significantly and demonstrably outweighed by the limited harm arising from the site's location outside the settlement boundary.
The significant weight given to market housing, very significant weight to affordable housing, and moderate/limited weight to economic, environmental and highways benefits outweighed the limited harm from the change to the countryside and the reduced-weight conflict with the development plan, so permission was granted under the paragraph 11(d) tilted balance.
What the Inspector cited
- Development plan policies
- Policy CP1Policy CP2Policy CP3Policy CP4Policy CP5Policy CP6Policy CP9Policy CP11Policy CC01Policy CC02Policy CC03Policy TB08Policy TB12Policy TW1Policy TW2Policy TW13
- National Planning Policy Framework
- Paragraph 11Paragraph 56Paragraph 58Paragraph 78Paragraph 110Paragraph 139
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Wokingham Borough Council
The authority’s record since 2016 · every decision in 2025
- Allowed8 June 20263371069Land North of Reading Road, Arborfield, RG2 9HN
- Notice varied and upheld1 May 20263346384Old Billingbear Brickworks, Carters Hill, Binfield, Wokingham, RG40 5RS
- Notice upheld10 March 20263374730Land at Gravelley Bridge Farm, Grazeley Green Road, Grazeley, Reading, RG7 1LG
- Allowed26 January 20263374952Unit 10, Land at Headley Road East, Woodley, RG5 4SN
- Allowed26 November 20253363174178 Bearwood Road, Barkham, Wokingham, RG41 4SH
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.