Mulberry House, Peppard Hill, Peppard Common, Henley-on-Thames, RG9 5ES

Main issues, as the Inspector framed them

• whether the proposed development would provide satisfactory living conditions for future occupiers, with particular regard to external amenity space
• the effect of the proposed development on protected trees
• the character and appearance of the area
• biodiversity, with particular regard to bats
• the risk of land contamination

What decided it

The unacceptable harm to the living conditions of future occupiers of plot 2 through inadequate external amenity space, combined with the unacceptable effect on protected tree T16 and the significant harm to the character and appearance of the area through excessive built form and hard surfacing, could not be outweighed by the modest housing and economic benefits even under the tilted balance.

The modest benefits of delivering six dwellings on previously developed land and limited economic benefits were significantly and demonstrably outweighed by the substantial harm to design quality, living conditions of future occupiers, and protected trees, such that the proposal conflicted with the development plan and Framework taken as a whole.