®Planning appeal decision
Land at Lands End House, Beggars Hill Road, Twyford, Berkshire, RG10 0UD
Planning appeal 6002585 at Land at Lands End House, Beggars Hill Road, Twyford, Berkshire, RG10 0UD (Wokingham Borough Council) was dismissed on 8 April 2026 by Inspector Tucker A, by written representations. The main issue, as the Inspector framed it: whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development; with particular regard to its effect on the character and appearance of the area including landscape character, its location and accessibility to services and facilities, and its effect on protected trees.
single detached dwelling
- Authority
- Wokingham Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Tucker A
- Postcode
- RG10 0UD
Main issues, as the Inspector framed them
- whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development; with particular regard to its effect on the character and appearance of the area including landscape character, its location and accessibility to services and facilities, and its effect on protected trees
What decided it
The lack of robust assessment of the impact on the veteran oak, combined with the strong protection afforded to irreplaceable habitats under paragraph 193(c) of the Framework, provided a strong reason for refusal that engaged the exception to the tilted balance in paragraph 11(d).
The benefits of housing delivery and modest economic benefits were outweighed by the harmful effects on character and appearance, unsustainable location, and unresolved risk to a protected veteran tree; the exception in paragraph 11(d) for irreplaceable habitats applied.
What the Inspector cited
- Development plan policies
- CP1CP3CP6CP11CC01CC02CC03TB06TB21
- National Planning Policy Framework
- Paragraph 11Paragraph 73Paragraph 193
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
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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.