44 Proctors Road, Wokingham, RG40 1RP

for a two-storey extension to front, side over existing attached garage and rear of existing property with attached single storey sunroom to rear. New windows, doors and rooflights as indicated on attached plans

Authority: Wokingham Borough Council
Appeal type: householder · Householder
Procedure: Written
Development: residential
Postcode: RG40 1RP

Main issues, as the Inspector framed them

The effect of the proposal on protected species, specifically bats

What decided it

The failure to demonstrate through properly conducted surveys that the proposal would not cause unacceptable harm to protected species, specifically bats, in conflict with development plan policies CP3, CP7 and TB23.

Plan policies cited: Policy CP3, Policy CP7, Policy TB23

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.