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Dismissed18 January 20223245185

Land Adjacent to Newell Hall , Warfield Street, Warfield, Bracknell, RG42 6BB

Planning appeal 3245185 at Land Adjacent to Newell Hall , Warfield Street, Warfield, Bracknell, RG42 6BB (Bracknell Forest Borough Council) was dismissed on 18 January 2022 by Inspector Norman R, following an inquiry. The main issue, as the Inspector framed it: The principle of the proposed care home and whether the location is appropriate, with particular regard to the open countryside and need.

outline application for the erection of a 45no. bedroom care home (details of access submitted)

Authority
Bracknell Forest Borough Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
community-institutional · Other Major Developments
Inspector
Norman R

Main issues, as the Inspector framed them

  • The principle of the proposed care home and whether the location is appropriate, with particular regard to the open countryside and need
  • The effect of the proposed development on the character and appearance of the surrounding landscape
  • Whether the proposed development would preserve or enhance the setting of the nearby listed buildings
  • The effect of the development on the woodland and the impact of the loss of the trees both within the site and the adjacent surroundings

What decided it

The combined harms to landscape character, the setting of the listed Newell Hall, and the loss of trees/woodland outweighed the public benefits of the care home in the ordinary planning balance.

The significant weight given to the provision of 45 care home bedspaces and other economic/social benefits did not outweigh the less-than-substantial heritage harm (mid-point), landscape/character harm and loss of trees, so the ordinary balance tipped against the proposal and the tilted balance was not engaged

What the Inspector cited

Development plan policies
Policy EN8Policy H5Policy CS2Policy CS9Policy CS16Policy EN1Policy EN20Policy CS1Policy CS7Policy SA9Policy CS15
National Planning Policy Framework
Paragraph 11Paragraph 199Paragraph 202
Judgments
Bloor Homes v SSCLG [2014] EWHC 754 (Admin); Suffolk Coastal v Hopkins Homes [2017] UKSC 37; Wavendon v SSHCLG [2019] EWHC 1524; Oxton Farm v Harrogate BC [2020] EWCA Civ 805; Peel v SSHCLG [2020] EWCA Civ 1175; Tewkesbury Borough Council v Secretary of State for Communities, Housing and Local Government v R Keene & Sons, Robert Hitchins Limited [2019] EWHC 1775 (Admin); City & Country Bramshill Limited v Secretary of State for Housing, Communities and Local Government and Hart District Council and Historic England and The National Trust for Places of Historic Interest or Natural Beauty [2021] EWCA Civ 320; British Railways Board v Secretary of State for the Environment; Satnam Millenium Ltd v Secretary of State for Housing, Communities and Local Government [2019] EWHC 2631 (Admin)

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bracknell Forest Borough Council

The authority’s record since 2016 · every decision in 2022

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  5. Allowed3 September 20253358714
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.