®Planning appeal decision
12 Reading Road South, Fleet, Hampshire, GU52 7QL
Planning appeal 3361259 at 12 Reading Road South, Fleet, Hampshire, GU52 7QL (Hart District Council) was dismissed on 17 October 2025 by Inspector Nicholls H, by written representations. The main issue, as the Inspector framed it: whether the location of the development would accord with local policies concerning residential uses in town centre areas.
proposed demolition of commercial building and rebuild of commercial and residential units
- Authority
- Hart District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Nicholls H
- Postcode
- GU52 7QL
Main issues, as the Inspector framed them
- whether the location of the development would accord with local policies concerning residential uses in town centre areas
- the effects of the proposal on the living conditions of neighbouring occupiers, with particular regard to privacy and outlook
- the effects of the proposal on the Thames Basin Heath Special Protection Area (TBH SPA)
- whether the proposal would provide sufficient car parking to serve future occupiers and visitors
What decided it
The failure to secure adequate mitigation measures for the Thames Basin Heath SPA, combined with the material harm to neighbouring living conditions and loss of ground floor retail use, means the proposal conflicts with the development plan and the TBH SPA protection under Framework footnote 7 displaces the presumption in favour of sustainable development.
The benefits of creating two dwellings in a sustainable location and providing a commercial unit did not outweigh the conflicts with the development plan, particularly the unmitigated adverse effects on the TBH SPA which forms a strong reason for refusal under Framework footnote 7.
What the Inspector cited
- Development plan policies
- Policy ED5Policy 5 of the Fleet Neighbourhood Plan 2018–2032saved policy GEN1 of the Hart Local Plan (Replacement) 1996–2006Policy NBE3saved policy NRM6 of the South East PlanPolicy INF3policy 19 of the Fleet Neighbourhood Plan
- National Planning Policy Framework
- Paragraph 11
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
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With an account
What an account adds to this decision
More decisions in Hart
The authority’s record since 2016 · every decision in 2025
- Dismissed30 July 20263375985Park and Ride, Elvetham Heath Way, Fleet, Hampshire, GU51 1HG
- Allowed13 February 20266002947Highbank, Copse Lane, Long Sutton, Hampshire, RG29 1SX
- Allowed27 January 20263372608Grey House Mount Pleasant, Hartley Wintney, Hook, RG27 8PW
- Allowed18 December 202560006022 Chantreyland, New Road, Eversley, Hampshire, RG27 0PA
- Allowed18 December 202560006011 Chantreyland, New Road, Eversley, Hampshire, RG27 0PA
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.