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Dismissed6 August 20266005646

Land West of Edney's Hill, Barkham Road, Barkham, RG41 4TG

Planning appeal 6005646 at Land West of Edney's Hill, Barkham Road, Barkham, RG41 4TG (Wokingham Borough Council) was dismissed on 6 August 2026 by Inspector A McCormack, following a hearing. The main issue, as the Inspector framed it: whether the proposal is inappropriate, unplanned development outside settlement limits within the countryside.

erection of 16 flats and houses with new access off Edney's Hill, together with car ports, parking, footpaths, landscaping and all enabling works

Authority
Wokingham Borough Council
Appeal type
major · Planning
Procedure
Hearing
Development
residential
Inspector
A McCormack
Postcode
RG41 4TG

Main issues, as the Inspector framed them

  • whether the proposal is inappropriate, unplanned development outside settlement limits within the countryside
  • the effect of the proposal on the landscape, character and appearance of the area
  • whether the proposal is in a sustainable location in transport terms regarding distance and access to local facilities and amenities
  • the impact of the proposal on highway and pedestrian safety
  • the impact of the proposal on important trees
  • whether the proposal would achieve 10% Biodiversity Net Gain (BNG)

What decided it

The cumulative substantial and significant harms — unplanned countryside development, landscape and character harm, unsustainable location, unresolved highway safety concerns, and harm to trees/BNG — significantly and demonstrably outweighed the benefits under the tilted balance.

the substantial/significant harms (conflict with the spatial strategy, landscape and character harm, unsustainable location, highway safety, and harm to trees/BNG) significantly and demonstrably outweighed the benefits (market and affordable housing, economic benefits) even applying the tilted balance under paragraph 11(d), so the proposal was not sustainable development

What the Inspector cited

Development plan policies
Policy CP11Policy IRS1Policy CP9Policy CP17Policy CP1Policy CC01Policy CP3Policy CC03Policy TB21Policy AD3Policy IRS2Policy TB08Policy CP6Policy CC04Policy CP7Policy CP2
National Planning Policy Framework
Paragraph 11Paragraph 58Paragraph 116Paragraph 117Paragraph 135Paragraph 139Paragraph 193Paragraph 232

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 2026

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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.