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Planning application

10 Horseshoe Road Pangbourne Reading RG8 7JQ

Refused West Berkshire 25/02197/CERTP Certificate of Lawfulness (Proposed)

Works: Loft or dormer

Refused. Only the applicant can appeal, within the statutory time limit, and a revised scheme can be submitted instead.

Proposal

Proposed hip to gable end with a flat roof rear dormer

As published by the council, reference 25/02197/CERTP

Application record

Reference
25/02197/CERTP
Type
Certificate of Lawfulness (Proposed)
Status
Decided
Decision
Refused As published: Refusal
Received
25 Sep 2025
Validated
26 Sep 2025
Decided
8 Oct 2025
Ward
Pangbourne
Parish
Pangbourne Parish Council
Decision by
Delegated Decision
Postcode
RG8 7JQ

Site history

Applications at this address on the West Berkshire register

This site has had 2 applications since 2025: 0 approved, 2 refused.

  • 25/02798/HOUSE Refused

    10 Horseshoe Road Pangbourne Reading RG8 7JQ

    Proposed loft conversion, hip to gable end, flat roof rear dormer, porch canopy to the ground floor, front fence and railing and internal alterations to the fenestration

    Decided 3 Feb 2026 Householder

Timeline

Dates from the published record

  1. 25 Sep 2025

    Received by West Berkshire

  2. 26 Sep 2025

    Validated

    Checked as complete and ready for consideration.

  3. 8 Oct 2025

    Decision issued: Refusal

  4. 10 Aug 2026

    Added to PlanIndex

Who's behind it

Company information only, from the register and Companies House

HAC Designs Ltd Agent, a design practice registered in Reading

Active · incorporated 2019 · Reading

45 applications on PlanIndex · across 14 councils · 87% granted

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See their track record

Documents

Plans, drawings, consultee responses and the officer's report

13 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

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What this refusal means

West Berkshire refused this application for the reasons on the decision notice; only the applicant can appeal, and refused schemes often return in revised form. More in our guide to what happens after a planning decision.

About lawful development applications

A lawful development certificate is a legal determination that existing or proposed works do not need planning permission; the merits of the scheme are not considered. More in our guide to planning application types.

Nearby applications

Within 0.3 miles

  • 10 Horseshoe Road Pangbourne Reading RG8 7JQ

    25/02798/HOUSE Submitted 2 Dec 2025 50 yards away

    Proposed loft conversion, hip to gable end, flat roof rear dormer, porch canopy to the ground floor, front fence and railing and internal alterations to the fenestration

    Refused Householder Extension Loft or dormer +1 16 docs
    Small domestic

  • 2 Orchard Place Horseshoe Road Pangbourne Reading RG8 7JQ

    26/01111/HOUSE Submitted 22 May 2026 50 yards away

    94% historically approved · decision due ~27 Jul

    Single-storey rear extension and partial garage conversion to provide ancillary accommodation associated with the main dwelling.

    Awaiting decision Householder Extension 10 docs
    Small domestic

  • 1 Horseshoe Road Pangbourne Reading RG8 7JQ

    20/00639/HOUSE Submitted 9 Mar 2020 50 yards away

    Loft Conversion; New windows on ground floor and 1st floor.

    Withdrawn Householder Loft or dormer Windows or glazing 11 docs
    Domestic

  • First Floor 20 Reading Road Pangbourne Reading RG8 7LY

    23/00275/FUL Submitted 6 Feb 2023 50 yards away

    Change of use from ancillary retail to residential to form two flats and erection of first floor extension.

    Granted Full applications New dwelling Extension 40 docs
    Several homes

  • 36 Reading Road Pangbourne Reading RG8 7JF

    20/00870/HOUSE Submitted 7 Apr 2020 100 yards away

    Demolition of existing conservatory and erection of a two storey rear extension and single storey side and rear extension.

    Granted Householder Extension Demolition 13 docs
    Small domestic

  • 19 Reading Road Pangbourne Reading RG8 7LR

    26/01691/PACOU Submitted 4 Aug 2026 100 yards away

    90% historically approved · decision due ~6 Oct

    Application to determine if prior approval is required for a proposed: Change of use from Commercial, Business and Service (Use Class E), or betting office or pay day loan shop to mixed use including up to two flats (Use Class C3). Ground floor retained as commercial use, first floor converted from commercial into two flats. Class G of the GPDO refers.

    Awaiting decision Prior approval New dwelling 19 docs
    Several homes

In West Berkshire

  • 26/01980/CERTP Awaiting decision

    18 Highworth Way Tilehurst Reading RG31 6GP

    Reconstruction of existing PVCu conservatories with new pitched roofs including 2 no rooflights.

    11 Sep 2026 Lawful development
  • 26/01966/CERTP Awaiting decision

    42 Tarragon Way Burghfield Common Reading RG7 3YU

    Proposed single storey extension

    9 Sep 2026 Lawful development
  • 26/01957/CERTP Awaiting decision

    22 Chervil Way Burghfield Common Reading RG7 3YX

    2 story rear extension 3m deep. Refer to drawings 26044 PL100A 26044 PL101A

    Received 8 Sep, published by the council 9 Sep 2026 Lawful development
  • 26/00946/CERTE Refused

    Summer House Woodlands St Mary Hungerford RG17 7SR

    Application for a Lawful Development Certificate for an Existing Use : Office use

    Received 1 May, published by the council 25 Jul 2026 Lawful development
  • 26/01947/CERTP Awaiting decision

    19 Chaucer Crescent Newbury RG14 1TP

    Single Storey Rear Extension

    Received 4 Sep, published by the council 11 Sep 2026 Lawful development