Demolition of the existing building and redevelopment of the site to provide a residential building of up to 5 storeys (Use Class C3) and associated public realm improvements.

The Committee considered a report on the above application.

Comments and objections were received and considered.

Objector Steven Stanton and the applicant’s agent Tasha Bullen attended the meeting and addressed the Committee on this application.

Resolved –

That application 201104/FUL be refused planning permission for the following reasons:

1.       The proposed development by reason of its design, layout and proximity to the adjacent The Butler public house would result in an unacceptable degree of noise and disturbance to future occupiers arising from the public house use with consequent harm to their amenity. Furthermore, the proposal would result in overbearing effects and loss of privacy to the adjacent public house and would be likely to result in unreasonable noise restrictions being placed on the adjacent public house use. As such the proposal is contrary to Policies CR6, CC8 of the Reading Borough Local Plan 2019 and para 187 of the NPPF 2023. 

2.       The proposed development, by reason of its excessive scale, cramped layout and unsympathetic arrangement in relation to the adjacent Grade II listed The Butler public house, would fail to maintain and enhance the character and appearance of the area within which it is located, would harm the setting of the neighbouring listed building and would not represent a comprehensive approach to the development of the sub area. As such, the proposal is contrary to Policies CR2, CR12, CC7 and EN1 of the Reading Borough Local Plan 2019. 

3.       In the absence of a completed legal agreement to secure provision of affordable housing or an equivalent financial contribution, the proposal fails to contribute adequately to the housing needs of Reading Borough. The proposal is therefore contrary to Policies H3 (Affordable Housing) and CC9 (Securing Infrastructure) of the Reading Borough Local Plan 2019 and the Council’s Adopted Affordable Housing Supplementary Planning Document 2021. 

4.       In the absence of a completed legal agreement to secure provision of a construction phase employment skills and training plan or equivalent financial contribution, a carbon off-setting contribution and private refuse collection arrangements for the development, the proposals fail to adequately contribute to local labour and training needs, fail to achieve zero carbon homes standards and fail to provide adequate refuse storage and collection arrangements for the proposed development, contrary to Policies CC5 (Waste Minimisation and Storage), CC9 (Securing Infrastructure), H5 (Standards for New Housing), TR3 (Access, Traffic and Highway-Related Matters) and the adopted Employment Skills and Training Supplementary Planning Document 2013, Sustainable Design and Construction Supplementary Planning Document 2019 and Planning Obligations Under Section 106 Supplementary Planning Document 2015.