Hambridge Lake, Hambridge Road, Newbury, Berkshire, RG19 3TR

Main issues, as the Inspector framed them

• whether the proposal would be in an appropriate location, having regard to local and national policies for the rural economy
• the effect of the proposal on the character and appearance of the site and surrounding area, with particular regard to the size of the development, loss of trees, and the heritage significance of the Kennet and Avon Canal Conservation Area by impact on its setting
• the effect of the proposal on biodiversity, with particular regard to the impact of the proposed tree works
• the effect of the use of the proposed access on the safety of road users using Hambridge Road and the surrounding road network
• whether the proposal would comply with local and national policy which seek to steer new development away from areas at the highest risk of flooding

What decided it

The significant, unmitigated harm to woodland habitat and bat foraging/commuting habitat, combined with significant harm to landscape character from the scale of development, was not outweighed by the considerable economic and tourism benefits.

The considerable economic and tourism benefits of the proposal, even taken together, did not outweigh the significant harms found to landscape character, visual amenity and biodiversity, though the lesser heritage harm was itself outweighed by those same public benefits.