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Garden Of 80 Whitley Wood Road, Reading, RG2 8JE

PL/26/0277Full planning permissionRefused
Full

Refused on 24 September 2026

Council decision: RefuseDelegated (officer decision)5 reasons for refusal

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

Proposal

Change of use of rear garden of No.80 from residential (C3) to a mixed use (sui generis) residential and childcare nursery with the erection of two outbuildings used to accommodate 15 FTE childcare spaces (Retrospective)

Received
2 March 2026
Decision level
Delegated (officer decision)
Ward
Whitley Ward
  1. Received2 Mar
  2. Validated11 Mar
  3. Consult.13 Apr
  4. Target13 Apr
  5. Decided24 Sep

Decided in 197 days (council typically 56)

About this application

This is a full planning application for a change of use at GARDEN OF 80 WHITLEY WOOD ROAD, READING, RG2 8JE. Reading has handled 449 applications of this type. This one was decided in 206 days, 21 weeks longer than Reading's typical decision time. There are no previous applications recorded at this address. In the past year there have been 40 applications across Whitley 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, due to the nature and intensity of the use and close proximity to neighbouring properties, results in unacceptable noise and disturbance harmful to the amenity of neighbouring occupiers. The proposal is therefore contrary to Policies CC8 and EN16 of the Reading Borough Local Plan 2019 and Policy P3 of the NPPF 2026.
  2. The development results in an inadequate amount and quality of private garden space to serve the existing dwelling that fails to respect the size and character of other similar spaces within the vicinity harmful to the amenity of occupiers of the dwelling. The proposal is therefore contrary to Policy H10 of the Reading Borough Local Plan 2019 and Policy L2 of the NPPF 2026.
  3. The development, due to its layout and nature of use results in inadequate privacy for occupiers of the existing dwelling harmful to their amenity. The proposal is therefore contrary to Policy CC8 of the Reading Borough Local Plan 2019 and Policy L2 of the NPPF 2026.
  4. The development, due to the combination of outbuildings, extensive areas of hardstanding, artificial surfacing, excessive vehicle parking, nursery equipment and other associated paraphernalia, has resulted in a cramped over developed character and a cluttered and stark appearance that has eroded the residential character of the site. This is exacerbated by the lack of soft landscaping and the loss of existing vegetation within the site and including the removal of vegetation to the site frontage. This unsatisfactory arrangement fails to respond positively to its context and does not integrate with or enhance its surroundings and is harmful to the street scene. The proposal is therefore contrary to Policies CC7 and EN12 of the Reading Borough Local Plan 2019 and Policies CC3, DP3, L2, N2 and N3 of the NPPF 2026.
  5. Insufficient information has been submitted to demonstrate that biodiversity impacts have been avoided, mitigated or compensated for, and that the development has avoided a net loss of biodiversity.

From the council's decision notice.

Application details

Postcode
RG2 8JE
Application type
Full planning permission
Scale / size
Small

Planning application dates

Date validated
11 March 2026
Consultation expiry
13 April 2026
Consultation end
13 April 2026
Target decision date
13 April 2026
Application expires
6 May 2026

Planning decision

Statutory period
56 days

Additional information

Planning Portal ID
PP-14716626
Documents
13

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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