Garage Block next to number 45, Ravensbourne Drive, Wokingham, Berkshire, RG5 4LJ

‘construction of a new accessible two-bedroom single storey dwelling, following the demolition of the existing redundant garages on the site’

Authority: Wokingham Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Marigold O

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the effect of the proposal on parking and highway safety
whether the proposal would provide adequate living conditions for its future occupiers, with regard to outlook, privacy and outdoor space

What decided it

The extent of harm to character and appearance, parking and highway safety, and living conditions of future occupiers outweighed the benefits of providing one additional dwelling in a location with a significant housing land supply shortfall.

the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework read in the round

Framework references: 11, 115, 125, 135, 139

Plan policies cited: CP1, CP3, CP6, CC07

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.

The judgement stays yours. The tool gathers the material and dates it.