®Planning appeal decision
Island Reach River Gardens, Bray, MAIDENHEAD, SL6 2BJ
demolition of the existing dwelling and the erection of a replacement dwelling with new access
- Authority
- Royal Borough of Windsor and Maidenhead
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Aqbal M
Main issues, as the Inspector framed them
- Whether or not the proposal would be inappropriate development in the Green Belt in terms of the Framework, 2021 and development plan policy
- The effect of the proposal on the openness of the Green Belt
- The effect of the proposed development on the character and appearance of the area
- The effect of the proposal on protected species (bats)
- If the proposal would be inappropriate development whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it
What decided it
The proposal fails the 'materially larger' test under NPPF paragraph 149(d) and constitutes inappropriate development in the Green Belt, with the harm not clearly outweighed by other considerations to establish very special circumstances.
The harm to the Green Belt by reason of inappropriateness and loss of openness, to which substantial weight must be given, was not clearly outweighed by other considerations including design quality, housing supply, and local support.
Framework references: 149, 180, 2
Plan policies cited: Policy GB1, Policy GB2, Policy GB3, Policy DG1, Policy H10, Policy H11, Policy N2
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.