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Dismissed17 September 20253365016

Dukes Field Cottage Norton Road, Riseley, Reading, RG7 1SH

Planning appeal 3365016 at Dukes Field Cottage Norton Road, Riseley, Reading, RG7 1SH (Wokingham Borough Council) was dismissed on 17 September 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.

construction of a dwellinghouse with associated car and cycle parking, access, refuse storage and landscaping following demolition of the existing Old School House

Authority
Wokingham Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Thandi B
Postcode
RG7 1SH

Main issues, as the Inspector framed them

  • The effect of the proposed development upon the character and appearance of the area
  • Whether the proposed development would provide satisfactory living conditions for future occupiers with regard to shadowing from trees
  • The effect upon the safe and efficient operation of the local highway network
  • Biodiversity net gain
  • The effect of the proposal upon the Thames Basin Heaths Special Protection Area (SPA)

What decided it

The cumulative harm to character and appearance, living conditions of future occupiers, and highway safety significantly and demonstrably outweighed any benefits, and the tilted balance did not apply due to likely significant effects on the Thames Basin Heaths SPA.

What the Inspector cited

Development plan policies
NBE2NBE9INF3GEN1CON23IF2CON8NBE4
National Planning Policy Framework
Paragraph 11Paragraph 135Paragraph 136Paragraph 195

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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More decisions in Wokingham Borough Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed21 July 20266008845
    Pound Lane Cottage, Pound Lane, Hurst, RG10 0RS
  2. Dismissed9 March 20263361360
    Land West of Limmerhill Road, Wokingham, RG41 4BY
  3. Allowed2 February 20263375029
    1 Halstead Close, Woodley, Wokingham, Berkshire, RG5 4LD
  4. Allowed26 November 20253363174
    178 Bearwood Road, Barkham, Wokingham, RG41 4SH
  5. Dismissed27 October 20253364902
    Land East of Warren Lodge, Warren Lane, Finchampstead, RG40 4HR

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.