Land at Lodge Road Hurst Wokingham RG10 0SG

1. 1.The proposal represents inappropriate, unplanned development outside of development limits within the countryside and contrary to the spatial objectives of the development plan and to policies CP1, CP9 and CP11 of the Core Strategy, policy CC01 of the MDD Local Plan, and the NPPF.
2. 2.The proposed development would have an adverse impact on the landscape, character and appearance of the area through the loss of an open greenfield site in the countryside and its replacement with urbanising built form. In particular, it would represent an encroachment of development that would diminish the important visual separation between the villages of Hurst and Whistley Green. This would be contrary to policies CP1, CP3 and CP11 of the Core Strategy, Policies CC01, CC02, CC03 and TB21 of the MDD Local Plan, the Borough Design Guide SPD, the Wokingham District Landscape Character Assessment and sections 12 and 15 of the National Planning Policy Framework.
3. 3.The application site is within an unsustainable location that would not encourage a modal shift towards sustainable modes of transport, by reason of the countryside Public: Information that can be seen and used by everyone inside and outside the Council. location outside of settlement limits, distances to facilities and services, limited public transport links and poor quality of the walking/cycling an environment, contrary to policies CP1, CP2, CP3, CP6 and CP11 of the Core Strategy, Policies CC01 and CC02 of the MDD Local Plan, the Borough Design Guide SPD and section 8 & 9 of the National Planning Policy Framework.
4. 4.In the absence of a satisfactory Flood Risk Assessment and the Environment Agency objection, the proposed development has failed to demonstrate it would have an acceptable flooding and drainage impact contrary to Core Strategy policy CP1 and CP3, MDD Local Plan Policy CC09 and CC10 and Section 14 of the NPPF.
5. 5.In the absence of adequate information, an assessment date for baseline biodiversity value cannot be agreed. Therefore an assessment of how 10 percent biodiversity net gain will be achieved is not possible and as such, if granted planning permission, there is no guarantee if 10 percent biodiversity net gain will be achieved, hence would be contrary to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).
6. 6.In the absence of a completed Legal Agreement, the scheme fails to make adequate provision for affordable housing, contrary to policy CP5 of the Core Strategy and section 6 of the NPPF.

From the council's decision notice.

Postcode

RG10 0SG

Scale / size

Small

Parish

St. Nicholas, Hurst

Date validated

19 January 2026

Consultation expiry

9 February 2026

Consultation start

19 January 2026

Consultation end

9 February 2026

Application expires

16 March 2026

Agent address

Bell Cornwell Unit 2 Meridian Business Park Osborn Way, Hook RG27 9HY

Case officer

Tariq Bailey-Biggs

Statutory period

56 days

Appeal result

N

Documents

59