Larkfield, Chavey Down Road, Winkfield Row, BRACKNELL, RG42 7PB

demolition of 1 existing dwelling (Larkfield) and erection of 10 new dwellings together with vehicular and pedestrian access, car parking and landscaping

Authority: Bracknell Forest Borough Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Wilkinson S

Main issues, as the Inspector framed them

The effect of the proposed scheme on the character and appearance of the area
The recreational impacts of the proposed scheme on the Thames Basin Heaths Special Protection Area (SPA)
Whether or not the proposed scheme would lead to increased flood risk

What decided it

The absence of a five-year housing land supply engaged the tilted balance, and the limited harm to character and appearance (given only limited weight) did not significantly and demonstrably outweigh the housing and economic benefits of the scheme.

The limited harm to the area's character and appearance was outweighed by the benefits of housing delivery, construction and spending-related economic benefits, and the successfully mitigated SPA and flood risk impacts, so the tilted balance favoured granting permission.

Framework references: 11, 56, 57, 159, 169, 174, 219

Plan policies cited: EN8, H5, CS1, CS2, CS9, EN1, EN20, CS7, NRM6, CS14, EN3, E3, CS6

Judgments cited: People Over Wind and Peter Sweetman v Collite Teoranta ECJ (2018) C-323/17

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.