New three-storey dwelling at Churn Lodge, Streatley, Reading

What was proposed

The application sought permission for a new three-storey, four-bedroom dwelling with landscaping, parking and use of an existing access.

“West Berkshire Council Eastern Area Planning Committee 5 August 2026 1. Introduction 1.1 The purpose of this report is for the Committee to consider the proposed development against the policies of the development plan and the relevant material considerations, and to make a decision as to whether to approve or refuse the application. This application seeks planning permission for a new, three storey, 4 bed dwelling to the south of the property known as Churn Lodge.”

“West Berkshire Council Eastern Area Planning Committee 5 August 2026 1.11 Three parking spaces are proposed to serve the dwelling, with three further spaces to be provided to serve Churn Lodge outside of the application site. The access to Churn Lodge will be provided via the property to the north, Acer Lodge, which is also within the applicant’s ownership. Planning History 2.1 The table below outlines the relevant planning history of the application site.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions, considering the proposal acceptable in principle and consistent with planning policies.

“Planning Balance and Conclusion 7.1 Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions. It includes a presumption in favour of sustainable development which means approving development proposals that accord with an up-to-date development plan without delay.”

“West Berkshire Council Eastern Area Planning Committee 5 August 2026 build exemption be revoked at a later date. This is necessary to make the development acceptable in planning terms, and would be directly related to the development. It is considered that such a legal agreement would be fairly and reasonably related in scale and kind to the development.”

Officer report

Consultation responses

The parish council gave conditional no objection, while highways and other consultees generally supported the proposal subject to conditions or raised no objection.

“West Berkshire Council Eastern Area Planning Committee 5 August 2026 4. Consultation Statutory and non-statutory consultation 4.1 The table below summarises the consultation responses received during the consideration of the application. The full responses may be viewed with the application documents on the Council’s website, using the link at the start of this report. Streatley Parish Council: Conditional 'no objection' based on consideration of the following: 1.”

“Archaeology: No evidence of any below ground archaeology and do not think there would be a major impact on any heritage assets of archaeological interest. Environmental health: Two environmental health concerns to raise: construction noise and land contamination. Conditions requested. Ecology: No likely significant impacts. Conditions requested. Trees: Comments as for 25/01218/FUL: No objection subject to conditions. Lead Local Flood Authority: Condition requested.”

Officer report

What people objected to

Six contributors objected over character, layout, levels, neighbouring amenity, drainage, design, access, traffic, parking, spoil and conflict with the design statement.

“Public representations 4.2 Representations have been received from 6 contributors, all 6 of which object to the proposal.”

“West Berkshire Council Eastern Area Planning Committee 5 August 2026 4.3 The full responses may be viewed with the application documents on the Council’s website, using the link at the start of this report. In summary, the following issues/points have been raised: • Impact on the character and appearance of the area. • Cramped layout, inappropriate location. • Impact on adding properties. • Levels on the site – building would rise significantly above the natural contours.”

Officer report

Who spoke

An objector, the applicant and agent, and the ward member addressed the committee, with no member questions for clarification.

Members’ discussion

Members discussed construction impacts, land stability, amenity, highway position, plan discrepancies and access arrangements before a deferral was proposed.

“Members asked questions of clarification and were given the following responses: • Construction traffic was considered a temporary impact and could be managed through a Construction Management Plan. It was further noted that spoil removal could be addressed through a planning condition.”

“In response to questions regarding discrepancies between the plans, it was clarified that the feature shown closest to the road was an existing garage building and not the proposed dwelling. • In response to questions regarding the ownership of land required to access Churn Lodge, it was explained that land ownership was not a planning consideration.”

Minutes

The vote

Members voted on a proposal to defer consideration to a future committee meeting, and the motion was carried.

“The Chairman invited Members of the Committee to vote on the proposal by Councillor Somner, seconded by Councillor Kander, for deferral of the application. At the vote the motion was carried. RESOLVED that the item be deferred to a future meeting of Eastern Area Planning Committee.”

Minutes

Why it was deferred

The application was deferred because the report did not directly address how the current proposal overcame the previous application’s refusal reasons.

“Member Questions to the Ward Member 10. Members did not have any questions of clarification. Member Questions to Officers 11. [name withheld] addressed the Committee on a procedural matter raised by the objector in their presentation noting that the Officer’s report did not directly address how the current application was considered to overcome the reasons for refusal of the previous application.”

Minutes