Land at junction of Sawpit Road and School Road, Hurst, Reading, RG10 0DR

Main issues, as the Inspector framed them

• Whether the proposal is in a suitable location for housing having regard to national planning policies, the Council's spatial strategy for new housing and housing land supply
• The effect of the proposed development on the character and appearance of the area
• Whether the proposal is in a suitable location for housing having regard to the accessibility of services, facilities and to the reliance on motor vehicles
• The effect of the proposed development on trees
• The effect of the proposed development on biodiversity
• Whether the proposed development makes sufficient provision for affordable housing
• Whether there are any material considerations which mean that the decision should be made otherwise than in accordance with the development plan (Planning Balance)

What decided it

The Council's inability to demonstrate a 5-year housing land supply, which triggered the tilted balance and meant that the benefits of housing delivery significantly outweighed the moderate harms to character, appearance and spatial strategy.

The benefits of delivering 4 new homes and a significant affordable housing contribution (£175,342.48) significantly outweigh the moderate harm to landscape character, visual impact and conflict with spatial strategy policies, in circumstances where the Council cannot demonstrate a 5-year housing land supply and the most important policies for determining the appeal are out-of-date