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12 Marchwood Avenue, Emmer Green, Reading, RG4 8UH

PL/26/0184Householder planning permissionRefused
Householder

Refused on 22 July 2026

Council decision: RefuseDelegated (officer decision)1 reason for refusal

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

Proposal

Erection of a single storey extension on the rear elevation

Received
10 February 2026
Decision level
Delegated (officer decision)
Ward
Emmer Green Ward
  1. Received10 Feb
  2. Validated26 Mar
  3. Consult.
  4. Target26 Mar
  5. Decided22 Jul

Decided in 118 days (council typically 56)

About this application

This is a full planning application for an extension at 12 MARCHWOOD AVENUE, EMMER GREEN, READING, RG4 8UH. Reading has handled 449 applications of this type. This one was decided in 162 days, 15 weeks longer than Reading's typical decision time. There are no previous applications recorded at this address. In the past year there have been 75 applications across Emmer Green Ward. We hold 820 applications in total for the RG4 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 fails to demonstrate that there would be not risk to, or loss of adjacent high amenity trees, subject to a Tree Preservation Order, by virtue of inappropriate foundations considering the clay soil type and proven high risk of tree related subsidence associated with the locality, or that the proposal itself would not be impacted as a result of soil instability. The applicant has failed to demonstrate that nearby protected and high amenity trees will be protected from damage during construction of the development, or that the development would be safe from soil instability throughout its lifetime contrary to Policy EN14, the Reading Tree Strategy (2021), and paragraphs 136 and 187 of the NPPF (December 2024).

From the council's decision notice.

Application details

Postcode
RG4 8UH
Application type
Householder planning permission

Planning application dates

Date validated
26 March 2026
Target decision date
26 March 2026

Additional information

Planning Portal ID
PP-14693659

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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