58 Bath Road, Reading, RG30 2AY

1. 1.The proposed development, due to the excessive scale and bulky form of the buildings and associated development together with their site coverage, would represent a cramped and unattractive overdevelopment of the site, which fails to accommodate the dwellings in a manner that enhances the character and appearance of the area. This harmful arrangement together with the lack of space for soft landscaping would result in harm to the character of the area. Contrary to Policies CC7 (Design and the Public Realm) and H11 (Development of private residential gardens) of the Reading Borough Local Plan 2019 and paragraphs 96, 129, 131, 135 and 136 of the NPPF 2024.
2. 2.The proposed development, due to the layout of buildings on plots 3,4 and 5, would result in overshadowing of garden areas resulting in a poor quality of amenity space in terms daylight and sunlight for occupiers of those dwellings. This would result in a detrimental impact on the living environment of future occupiers. Contrary to Policies CC8 (Safeguarding Amenity) and H5 (Standards for New Housing) of the Reading Borough Council Local Plan 2019 and paragraphs 96, 135 of the NPPF 2024.
3. 3.The proposed development, due to the layout of proposed plots, and lack of private amenity spaces would result in a deficient amount of private amenity space for future occupiers of these dwellings. This would result in a detrimental impact on the living environment of future occupiers. Contrary to Policies H10 (Private and Communal Outdoor Space) of the Reading Borough Council Local Plan 2019 and paragraphs 96, 135 of the NPPF 2024.
4. 4.The proposed development, due to its scale and siting in relation to No.17 Westcote Road would result in overlooking, harmful to the amenity of neighbouring occupiers. The proposal is therefore contrary to Policies CC8 (Safeguarding Amenity) and H11 (Development of private residential gardens) of the Reading Borough Local Plan 2019 and Paragraphs 123, 135 and 139 of the NPPF 2024.
5. 5.The proposed development results in a significant biodiversity net loss on site. The Applicant has failed to demonstrate no net loss of biodiversity on-site, and has failed to follow the biodiversity net gain hierarchy to seek to avoid, mitigate, and compensate on-site in the first instance contrary to Policies EN12 and H11 of the Reading Borough Local Plan 2019, and Paragraphs 8, 162, 182, 187, 192, and 193 of the NPPF 2024.
6. 6.In the absence of a completed legal agreement to secure the provision of an acceptable contribution towards meeting affordable housing need either on site or through an off-

From the council's decision notice.

Postcode

RG30 2AY

Application type

Full planning permission

Scale / size

Medium

Date validated

6 March 2025

Consultation expiry

2 April 2025

Consultation end

2 April 2025

Target decision date

2 April 2025

Application expires

31 October 2025

Statutory period

239 days

Planning Portal ID

PP-13806003

Documents

73