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5 Sycamore Road, Reading, RG2 7LX

PL/26/0001Householder planning permissionRefused
Householder

Refused on 9 April 2026

Council decision: RefuseDelegated (officer decision)4 reasons for refusal

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

Proposal

Proposed outbuilding annexe to main dwelling house

Received
2 January 2026
Decision level
Delegated (officer decision)
Ward
Church Ward
  1. Received2 Jan
  2. Validated5 Jan
  3. Consult.
  4. Target5 Jan
  5. Decided9 Apr

Decided in 94 days (council typically 56)

About this application

This is a full planning application for an outbuilding at 5 SYCAMORE ROAD, READING, RG2 7LX. Reading has handled 449 applications of this type. This one was decided in 97 days, 6 weeks longer than Reading's typical decision time. There are no previous applications recorded at this address. In the past year there have been 33 applications across Church Ward. We hold 771 applications in total for the RG2 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 development, by way of its excessive scale and unsympathetic siting results in an overdevelopment of the existing plot and an incongruous arrangement in relation to the area, with consequent harm to the character and appearance of the area. As such the proposal is Contrary to Policy CC7 of the Reading Borough Local Plan (2019) and paragraph 135 of the NPPF (2024).
  2. The development, by way of its internal layout with a bathroom and kitchen and its external arrangements of independent access, exceed what is considered reasonably required to be ancillary to the main dwelling and is considered to be an independent dwelling. The proposal would create an additional dwelling by stealth contrary to policy H9 of the Reading Borough Local Plan 2019, and paragraph 135 of the NPPF (2024).
  3. The development has failed to demonstrate that the development would not result in a net loss of biodiversity on site, or that a biodiversity gain can be provided on-site or elsewhere to offset this loss. The proposal is therefore contrary to Policy EN12 of the Reading Borough Local Plan 2019, and paragraph 187 of the NPPF (2024).
  4. The development, by way of its footprint, in tandem with the existing rear extension to the building would substantially reduce the amount of private amenity space, and useability of the amenity space for the host dwelling, being substantially less than the floor area of the dwelling to which it serves, contrary to policy H10 of the Reading Borough Local Plan 2019 and paragraph 135 of the NPPF 2024.

From the council's decision notice.

Application details

Postcode
RG2 7LX
Application type
Householder planning permission

Planning application dates

Date validated
5 January 2026
Target decision date
5 January 2026

Additional information

Planning Portal ID
PP-14594979

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

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

  • 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 (22)

flood storage areas, conservation 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, heritage coasts and brownfield registers.

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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