Land at Goose Corner, Forest Road, Warfield, Berkshire, RG42 6BY

erection of new detached dwelling, access improvements and associated works/landscaping

Authority: Bracknell Forest Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Sabu R

Main issues, as the Inspector framed them

the effect of the proposal on nearby trees including the effect on the living environment of future occupiers with regard to outlook and private amenity space and the effect on character and appearance of the area
whether the proposal would be accessible to all

What decided it

The realistic prospect that the proposal would result in the destruction or removal of trees subject to a Tree Preservation Order that provide significant visual amenity to the landscape, which harm significantly and demonstrably outweighs the benefits of the proposal even under the tilted balance.

The benefits of housing delivery, social and economic contributions, temporary construction benefits, ecological benefits and highway safety improvements were outweighed by the significant harm resulting from the likely pruning or removal of trees subject to a TPO of significant visual amenity value.

Framework references: 11

Plan policies cited: Policy CS1, Policy CS7, Policy EN1, Policy EN20, Policy H14

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.