Ronans Forest Road, Winkfield Row, BRACKNELL, 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.