Vyners Estate,, Mill Lane, Tidmarsh, Reading, RG8 8EB

Main issues, as the Inspector framed them

• whether the proposal would be suitably located having regard to relevant development plan policies concerning the countryside
• whether the proposed development would be suitably located having regard to the accessibility of services and facilities
• whether the proposed development would preserve the setting of the Grade II listed building known as Barn at Keepers Cottage
• the effect of the proposed development on highway safety
• the effect of the proposed development on flood risk
• whether the proposed development makes adequate provision for drainage
• whether the proposed development makes adequate provision for climate change mitigation and adaptation and energy efficiency
• the effect of the proposed development on the character and appearance of the surrounding area, including whether the development would conserve and enhance the natural beauty of the North Wessex Downs National Landscape
• whether the proposed development makes adequate provision regarding land contamination

What decided it

The proposal fails to preserve the setting of the Grade II listed building and conflicts with development plan policies on countryside development and accessibility, and these conflicts are not outweighed by the limited housing and amenity benefits.

The public benefits of housing delivery (substantial weight tempered by limited scale) and replacement of commercial use with residential use (moderate weight) do not outweigh the harm to the setting of Barn at Keepers Cottage (considerable importance and weight) and the conflicts with the development plan.