Sawpit House, Long Lane, Cold Ash, Thatcham, RG18 9LU

Planning appeal 6006548 at Sawpit House, Long Lane, Cold Ash, Thatcham, RG18 9LU (West Berkshire) was dismissed on 2 July 2026 by Inspector D Wilson, by written representations. The main issue, as the Inspector framed it: Appeal A: the effect of the proposed development on the character and appearance of the area, including whether it would conserve and enhance the landscape and scenic beauty of the North Wessex Downs National Landscape, and whether the proposed development would deliver biodiversity net gain.

replacement dwelling (revision to approved application Ref. 21/01829/FUL)

Authority: West Berkshire
Appeal type: minor · Planning
Procedure: Written
Development: residential
Inspector: D Wilson
Postcode: RG18 9LU

Main issues, as the Inspector framed them

Appeal A: the effect of the proposed development on the character and appearance of the area, including whether it would conserve and enhance the landscape and scenic beauty of the North Wessex Downs National Landscape, and whether the proposed development would deliver biodiversity net gain
Appeal B: the effect of the proposed development on the character and appearance of the area, including whether it would conserve and enhance the landscape and scenic beauty of the North Wessex Downs National Landscape

What decided it

Appeal B's self-build status secured by planning obligation, combined with multiple environmental and accessibility benefits, outweighed the landscape harm when compared against the extant fallback permission; Appeal A lacked these securing mechanisms and benefits.

What the Inspector cited

Development plan policies: Policy DM25Policy SP7Policy SP2Policy SP11
National Planning Policy Framework: Paragraph 187Paragraph 189

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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More decisions in West Berkshire

The authority’s record since 2016 · every decision in 2026

Allowed2 July 20266006551
Sawpit House, Long Lane, Cold Ash, Thatcham, RG18 9LU
Dismissed12 June 20266004050
Land Off Beechfield Lane, Frilsham, Thatcham, RG18 9XD
Allowed23 February 20263376040
75 Fifth Road, The Oaks, Newbury, Berkshire, RG14 6DT
Dismissed5 November 20253369711
10 Westfield Crescent, Thatcham, RG18 3EH
Dismissed26 September 20253367580
Rosewood Longmoor Lane, Mortimer Common, Reading, RG7 3RP

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.