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Dismissed10 November 20253355088

Southernwood, Tile Barn, Woolton Hill, Newbury, RG20 9UZ

Planning appeal 3355088 at Southernwood, Tile Barn, Woolton Hill, Newbury, RG20 9UZ (Basingstoke and Deane Borough Council) was dismissed on 10 November 2025 by Inspector Thandi B, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development upon the character and appearance of the area.

demolition of bungalow and erection of two detached dwellings

Authority
Basingstoke and Deane Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Thandi B
Postcode
RG20 9UZ

Main issues, as the Inspector framed them

  • The effect of the proposed development upon the character and appearance of the area
  • The effect of the proposal upon trees
  • The effect of the proposal upon the setting of Grade II listed Tile Barn House
  • The effect of the proposed development upon the safe and efficient operation of the local highway network

What decided it

The conflict with the most important policies in the development plan regarding character and appearance and trees, when weighed against the modest housing and economic benefits, significantly and demonstrably outweighs the benefits when assessed against the Framework as a whole.

The modest benefits of housing delivery and limited economic benefits were significantly and demonstrably outweighed by the substantial adverse impacts on character and appearance and the unacceptable relationship between the built form and existing trees, with the conflict with the development plan given very significant weight.

What the Inspector cited

Development plan policies
Policy EM1Policy EM10Policy HO1Policy EM11Policy NE5Policy CN9Policy TT1Policy HE2
National Planning Policy Framework
Paragraph 11Paragraph 116
Judgments
Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin); Bernard Wheatcroft Ltd v Secretary of State for the Environment [JPL, 1982, P37

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.