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Dismissed21 August 20253359935

Kennet Centre, Newbury, RG14 5EN

Planning appeal 3359935 at Kennet Centre, Newbury, RG14 5EN (West Berkshire District Council) was dismissed on 21 August 2025 by Inspector Aston R, following an inquiry. The main issue, as the Inspector framed it: Whether the proposal would preserve or enhance the character or appearance of the Newbury Town Conservation Area (NTCA) (including consideration of character and appearance, scale, height, massing, density and townscape effects) and the effect of the proposal on the setting of listed buildings.

the redevelopment of the Kennet Centre comprising the partial demolition of the existing building on site and the development of new residential dwellings (Use Class C3) and residents’ ancillary facilities; commercial, business and service floorspace including office (Class E (a, b, c, d, e, f, and g)); access, parking, and cycle parking; landscaping and open space; sustainable energy installations; associated works, and alterations to the retained Vue Cinema and multi storey car park

Authority
West Berkshire District Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Aston R
Postcode
RG14 5EN

Main issues, as the Inspector framed them

  • Whether the proposal would preserve or enhance the character or appearance of the Newbury Town Conservation Area (NTCA) (including consideration of character and appearance, scale, height, massing, density and townscape effects) and the effect of the proposal on the setting of listed buildings
  • The effect of the proposal on the living conditions of future occupiers, with particular regard to noise and the provision of acceptable private amenity space
  • If conflict with the development plan, when taken as a whole is identified, whether such conflict is outweighed by other material considerations

What decided it

The less than substantial heritage harm to the Newbury Town Conservation Area and the settings of numerous listed buildings was found to be prevailing and not outweighed by the public benefits of the scheme.

The less than substantial harm to the NTCA and listed buildings (in the middle of the scale) attracted considerable importance and weight and, even set against very significant weight for housing/town centre benefits and moderate/modest weight for economic, climate, biodiversity and other benefits, was found to prevail, so the harm was not outweighed by the public benefits and the development plan conflict was not outweighed by other material considerations.

What the Inspector cited

Development plan policies
Policy SP9Policy DM9Policy DM10Policy DM5Policy DM30Policy SP5
National Planning Policy Framework
Paragraph 11Paragraph 125Paragraph 135Paragraph 137
Judgments
Mead Realisations Ltd v SSLUHC [2024]; East Quayside 12 LLP v The Council of the City of Newcastle Upon Tyne [2-23] EWCA Civ 359

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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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.