Land to the rear of 24-26 Wantage Road, Reading, RG30 2SE

1. 1.The proposed development, due to its excessive scale, site coverage, layout and insufficient landscaped areas would represent a cramped overdevelopment of the site which fails to accommodate built form and landscaping in a manner that enhances the character and appearance of the area. The proposed development is, therefore, contrary to Policies CC7, H2 EN14, H10 and H11 of the Reading Borough Local Plan 2019 and paragraphs 96, 129, 131, 135 and 136 of the NPPF 2024.
2. 2.The proposed development, through the provision of uncharacteristically and unacceptably small gardens, in comparison to the prevailing size in the surrounding area due to the significant reduction in size of the existing gardens at 24 and 26 Wantage Road would fail to provide an acceptable level of functional external amenity space for the existing residents. This would detract from their living conditions, contrary to Policies CC7, CC8, H10 and H11 of the Reading Borough Local Plan (2019). a.
3. 3.The proposed development, by reason of the inadequate separation distance, close proximity to neighbouring boundaries, and overall scale and massing is considered detrimental to the living environment of existing residential properties in terms of loss of privacy and overlooking, access to daylight and sunlight, overshadowing, visual dominance, overbearing effects of the development and harmful to outlook contrary to policies CC8 (Safeguarding Amenity) and H11 (Development of Private Residential Gardens) of the Reading Borough Local Plan (2019).
4. 4.The proposed dwelling would fail to provide adequate internal amenity space for the number of bedrooms proposed together with the small gardens, in comparison to the prevailing size in the surrounding area and the proposed development fails to demonstrate the proposed ground floors would receive adequate natural light and a good level of outlook on the front ground floor elevation which would create unacceptable living conditions, The proposed development is, therefore, contrary to Policies CC8 and H5 of the Reading Borough Local Plan 2019 and paragraphs 96, 135 and 198 of the NPPF 2024.
5. 5.The proposed development has failed to demonstrate the impact on the ecological value of the site, and that there would be no net loss in biodiversity. The application has failed to demonstrate the baseline ecological value of the site, failed to demonstrate that there would not be a detrimental impact to the ecological value of the site, or demonstrated the exceptional circumstances to allow an off-site compensation. The proposed development is, therefore, contrary to Policies EN12 and H11 of the Reading Borough Local Plan 2019 and paragraphs 162, 187, 192 and 193 of the NPPF 2024, and Schedule 7A of the Town and Country Planning Act 1990. a.
6. 6.In the absence of a completed legal agreement to secure an acceptable contribution towards the provision of Affordable Housing, the proposal fails to contribute adequately to the housing needs of Reading Borough, contrary to Policy CC9 and H3 of the Reading Borough Local Plan (2019), and the Council’s Adopted Affordable Housing Supplementary Planning Document 2021.

From the council's decision notice.

Postcode

RG30 2SE

Application type

Full planning permission

Scale / size

Small

Date validated

27 February 2026

Consultation expiry

31 March 2026

Consultation end

31 March 2026

Target decision date

31 March 2026

Application expires

24 April 2026

Statutory period

56 days

Planning Portal ID

PP-14699787

Documents

14