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Dismissed14 September 20213266675

Land Adjacent to Silver Trees, Birch Lane, Ascot, Berkshire, SL5 8RF

Planning appeal 3266675 at Land Adjacent to Silver Trees, Birch Lane, Ascot, Berkshire, SL5 8RF (Bracknell Forest Borough Council) was dismissed on 14 September 2021 by Inspector Willis S, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area, with particular regard to protected trees.

Erection of two storey dwelling

Authority
Bracknell Forest Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Willis S
Postcode
SL5 8RF

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area, with particular regard to protected trees
  • The effect of the proposed development on the Thames Basin Heaths Special Protection Area

What decided it

The failure to secure legally binding mitigation for the SPA impact, combined with unacceptable harm to character and appearance through loss of woodland character and pressure on protected trees, outweighed the minimal housing and economic benefits of a single dwelling.

The identified harm to character and appearance and the SPA, with significant weight given to conflict with development plan policies, outweighed the limited benefits from housing supply, self-build provision (unsecured), and economic activity, with the SPA protection providing a clear reason for refusal notwithstanding the housing land supply shortfall.

What the Inspector cited

Development plan policies
Policy CS1Policy CS2Policy CS7Policy CS9Policy CS14Policy H5Policy EN1Policy EN8Policy EN20Policy NRM6
National Planning Policy Framework
Paragraph 11

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 2021

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    Land Adjoining Pine Acres, Birch Lane, Ascot, SL5 8RF
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  3. Dismissed2 October 20253358133
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  5. Dismissed3 October 20223279269
    Land That Abuts Pine Acres, Birch Lane, Ascot, SL5 8RF

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.