Land to the South of Marsworth Road and West of Vicarage Way, Pitstone, Bucks, LU7 9TE

Main issues, as the Inspector framed them

• whether or not the proposed location is suitable for housing, with particular regard to national and local policies for housing and community uses
• the effect of the proposal on the character and appearance of the local area
• whether the proposal would include an adequate parking provision
• whether the proposal would deliver enough adaptable and accessible units to accord with relevant local policies
• the effects on the living conditions of future and existing neighbouring occupiers, with particular regard to privacy and loss of outlook
• whether the proposal would accord with local policies concerning its energy efficiency and carbon saving measures
• whether or not infrastructure is included which is necessary, directly, fairly and reasonably related to support the scheme
• the effects of the proposal on the SAC

What decided it

The lack of certainty regarding the Suitable Alternative Natural Greenspace mitigation and the absence of a defined SANG project meant the development would result in significant unmitigated effects on the integrity of the Chilterns Beechwoods Special Area of Conservation, which is a protected area under the Framework and provides a clear reason for refusal that disengages the tilted balance.

The significant weight afforded to housing provision (including 8 affordable dwellings) and the modest economic benefits of construction did not outweigh the identified conflict with the development plan arising from unmitigated harm to the Special Area of Conservation, which is protected by policies and footnote 7 of the Framework.