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24 Baker Street, Reading, RG1 7XX

PL/25/1329Certificate of Lawfulness - Proposed Use or DevelopmentRefused
Outline / PiP

Refused on 14 November 2025

Council decision: RefuseDelegated (officer decision)2 reasons for refusal

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

Proposal

Erection of a single storey outbuilding within the rear garden of the property, incidental to the use of the host dwelling.

Received
19 September 2025
Decision level
Delegated (officer decision)
Ward
Abbey Ward
  1. Received19 Sep
  2. Validated19 Sep
  3. Consult.20 Oct
  4. Target20 Oct
  5. Decided14 Nov

Decided in 56 days (council typically 56)

About this application

This is an outline application for an outbuilding at 24 BAKER STREET, READING, RG1 7XX. Reading has handled 182 applications of this type. This one was decided in 56 days. The site is in the Russell Street and Castle Hill conservation area, with 6 listed buildings nearby. There have been 2 other applications at this address. In the past year there have been 114 applications across Abbey Ward. We hold 481 applications in total for the RG1 postcode area.

90% of outline 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 fails to comply with the criteria set out under Schedule 2, Part 1, Class E.1 (ii) of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) as the total height of the building exceeds 2.5m within 2m of the boundary of the dwellinghouse.
  2. It has not been demonstrated that the size, layout and nature of the proposed outbuilding would be genuinely and reasonably required by the applicant for purposes incidental to the enjoyment of the dwellinghouse. Therefore, the proposed development is not lawful and, as such, planning permission from the Local Planning Authority is required.

From the council's decision notice.

Application details

Postcode
RG1 7XX
Application type
Certificate of Lawfulness - Proposed Use or Development
Scale / size
Small

Planning application dates

Date validated
19 September 2025
Consultation expiry
20 October 2025
Consultation end
20 October 2025
Target decision date
20 October 2025
Application expires
14 November 2025

Planning decision

Statutory period
56 days

Additional information

Planning Portal ID
PP-14327820
Documents
7

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: Russell Street and Castle Hill
  • Heritage at Risk Register: Russell Street / Castle Hill
  • Brownfield land register: 57 Baker Street, ReadingRegister site at or near this address
  • 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 (19)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, 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.

Associated applications

  1. 2025
    19 Sep

    Erection of a single storey outbuilding within the rear garden of the property, incidental to the use of the…

    This applicationRefusedOutlinePL/25/1329
  2. 2025
    19 Sep

    Certificate of existing lawfulness for Change of use from C3 family dwelling to C4 House in Multiple…

    ApprovedAmendmentFiled alongsidePL/25/1331

Source: Reading

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