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17 Dukesbridge Court, Duke Street, Reading, RG1 4SA

PL/25/0911Full planning permissionRefused
Full

Refused on 24 February 2026

Council decision: RefuseDelegated (officer decision)6 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Conversion of existing two-storey 1-bedroom maisonette into two self-contained flats

Received
25 June 2025
Decision level
Delegated (officer decision)
Ward
Abbey Ward
  1. Received25 Jun
  2. Validated30 Sep
  3. Consult.24 Oct
  4. Target24 Oct
  5. Decided24 Feb

Decided in 147 days (council typically 56)

About this application

This is a full planning application at 17 DUKESBRIDGE COURT, DUKE STREET, READING, RG1 4SA. Reading has handled 449 applications of this type. This one was decided in 244 days, 27 weeks longer than Reading's typical decision time. The site is in the Market Place and London Street conservation area, with 7 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 112 applications across Abbey Ward. We hold 481 applications in total for the RG1 postcode area.

89% of full applications at Reading Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed development, through its over provision of 1-bedroom units, would fail to adequately contribute towards meeting identified housing needs in the Borough, contrary to Policies CR2 (Living in Central Reading) and H2 (Density and Mix) of the Reading Borough Local Plan 2019 and paragraph 96 of the NPPF 2024.
  2. The proposal by way of its layout and stacking between units, is considered to be inappropriate stacking of rooms which would result in undue noise and disturbance for future residents contrary to Policies CC8 (Safeguarding Amenity), H8 (Residential Conversions) and H5 (Standards for New Housing) of the Reading Borough Local Plan 2019 and paragraphs 96, 135 and 198 of the NPPF 2024.
  3. The proposal has failed to demonstrate that the amenities of existing residents in terms of noise and disturbance would be safeguarded due to the proposed layout and stacking arrangement. The proposed development is, therefore, contrary to Policies CC8 (Safeguarding Amenity), H8 (Residential Conversions) and H5 (Standards for New Housing) of the Reading Borough Local Plan 2019 and paragraphs 96, 135 and 198 of the NPPF 2024.
  4. The proposed development has failed to demonstrate provision of suitable and accessible cycle storage and as such fails to ensure sustainable transport facilities contrary to policy TR5 (Car and Cycle Parking and Electric Vehicle Charging) of the Reading Borough Local Plan 2019, the Parking Standards and design SPD and paragraph 117 of the NPPF 2024.
  5. The proposed development has failed to demonstrate that the proposal would achieve the BREEAM ‘Very Good’ standard (or an equivalent) for the entirety of the development nor the proposal would provide adequate and well-designed space to facilitate waste storage, reuse, recycling and composting. The proposal is contrary to policies CC2 (Sustainable Design and Construction), CC3 (Adaptation to Climate Change) and CC5 (Waste minimisation and storage) of the Reading Borough Local Plan (2019), the Council’s SPD, ‘Sustainable Design and Construction’ (2019) and paragraphs 161 and 166 of the National Planning Policy Framework (2024).
  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- site financial contribution the proposal fails to contribute adequately to the housing needs of Reading Borough and the need to provide sustainable mixed and balanced

From the council's decision notice.

Application details

Postcode
RG1 4SA
Application type
Full planning permission
Scale / size
Medium

Planning application dates

Date validated
30 September 2025
Consultation expiry
24 October 2025
Consultation end
24 October 2025
Target decision date
24 October 2025
Application expires
30 January 2026

Planning decision

Statutory period
122 days

Additional information

Planning Portal ID
PP-14125757
Documents
18

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Conservation area: Market Place and London Street
  • Brownfield land register: Dukesbridge House, 23 Duke Street, ReadingRegister site at or near this address · +2 more
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (20)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Reading

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