28 Coldicutt Street, Caversham, Reading, RG4 8DU

1. 1.The development, by way of its excessive height and plot coverage, and unsympathetic siting results in an overdevelopment of the existing plot and an incongruous arrangement in relation to the scale of the host dwelling and the wider appearance of similar buildings within the area, with consequent harm to the character and appearance of the area. As such the proposal is contrary to Policy CC7, and H9 of the Reading Borough Local Plan (2019) and the Design Guide to House Extensions SPD (2021), and paragraph 135 of the NPPF (2024).
2. 2.The development, by way of its size, internal layout which includes a bathroom and kitchenette area and its external arrangements with independent access, exceed what is considered reasonably required to function as incidental 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 the Design Guide to House Extensions SPD (2021), and paragraph 135 of the NPPF (2024).
3. 3.The Applicant has failed to demonstrate that the proposal would not result in increased flood water flow and height on adjoining properties as a result of the development, or that the future residents would have safe and suitable accommodation for the lifetime of the development, or that SuDS have been provided on site. Furthermore, the proposal has not demonstrated that development would be sufficiently flood resistant and resilient and/or that residual risks can be managed including evacuation routes. The development has failed to demonstrate that measures as outlined within the supporting Flood Risk Assessment have been implemented. In addition, as the site is located within Flood Zone 3b (functional floodplain) is not suitable for residential development (‘less vulnerable’ development). The proposal is therefore contrary to Policy EN18 (Flooding and Sustainable Drainage Systems) of the Reading Borough Local Plan 2019 and paragraphs 165- 168, 170 and 173 of the NPPF 2023 and ‘Table 2: Flood Vulnerability and Flood Zone Incompatibility’ Paragraph: 079 Reference ID: 7-079-20220825 of the NPPG.

From the council's decision notice.

Postcode

RG4 8DU

Application type

Householder planning permission

Scale / size

Small

Date validated

6 May 2026

Consultation expiry

2 June 2026

Consultation end

2 June 2026

Target decision date

2 June 2026

Application expires

1 July 2026

Statutory period

56 days

Planning Portal ID

PP-14912976

Documents

6