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Dismissed24 March 20233298839

Ronans Forest Road, Winkfield Row, Bracknell, RG42 7QB

Planning appeal 3298839 at Ronans Forest Road, Winkfield Row, Bracknell, RG42 7QB (Bracknell Forest Borough Council) was dismissed on 24 March 2023 by Inspector Ollerenshaw M, by written representations. The main issue, as the Inspector framed it: whether the proposed development would be in a suitable location, having regard to the spatial strategy, access to services and facilities, and the effect on the character and appearance of the area.

erection of 6 no. dwellings with associated access onto Chavey Down Road, landscaping and parking

Authority
Bracknell Forest Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Ollerenshaw M
Postcode
RG42 7QB

Main issues, as the Inspector framed them

  • whether the proposed development would be in a suitable location, having regard to the spatial strategy, access to services and facilities, and the effect on the character and appearance of the area
  • the effect of the proposal on the setting of Ronans, a Grade II listed building, and the Winkfield Row Conservation Area
  • the effect of the proposal on biodiversity, with particular regard to reptiles
  • the effect of the proposal on protected trees

What decided it

The less than substantial harm to the setting of the Grade II listed building, combined with harm to character and appearance and uncertainty regarding biodiversity impacts, outweighed the benefits of housing delivery in a context where heritage asset protection provided a clear reason for refusal under Framework paragraph 11 footnote 7.

The contribution to housing supply and economic benefits of the development were outweighed by the wide-ranging and long-lasting harms to the character and appearance of the area, the setting of the listed building, and biodiversity, with heritage asset protection providing a clear reason for refusal that disapplied the presumption in favour of sustainable development.

What the Inspector cited

Development plan policies
CS1CS2CS7CS9CS23EN1EN8EN20H5
National Planning Policy Framework
Paragraph 11Paragraph 105Paragraph 110Paragraph 112Paragraph 202

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bracknell Forest Borough Council

The authority’s record since 2016 · every decision in 2023

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.