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Dismissed11 October 20243334641

American Golf, 175 Bath Road, Slough, SL1 4AA

Planning appeal 3334641 at American Golf, 175 Bath Road, Slough, SL1 4AA (Slough Borough Council) was dismissed on 11 October 2024 by Inspector Watson S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the supply of employment land.

Demolition of the existing building and the construction of 50 residential dwellings including basement parking level and landscaped open space

Authority
Slough Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Watson S
Postcode
SL1 4AA

Main issues, as the Inspector framed them

  • the effect of the proposed development on the supply of employment land
  • the effect of the proposed development on the potential to redevelop adjacent sites, with particular regard to 20 Wellcroft Road
  • whether the proposed flats would provide acceptable living conditions for future occupants
  • the effect of the proposed development on highway and pedestrian safety
  • whether a planning obligation should provide for affordable housing

What decided it

The cumulative effect of unacceptable loss of employment land, unacceptable living conditions for future occupants, and unacceptable highway and pedestrian safety impacts significantly and demonstrably outweighed the benefits of housing delivery under the tilted balance.

Although the Council's housing land supply shortfall (2.6 years) triggered the tilted balance under NPPF paragraph 11(d), the cumulative harm from loss of employment land, poor living conditions, and highway safety impacts was given very substantial weight and significantly and demonstrably outweighed the significant weight given to 50 dwellings on brownfield land and limited weight to construction-stage economic benefits.

What the Inspector cited

Development plan policies
Core Strategy Policy CP5Core Strategy Policy CP1Core Strategy Policy CP7Core Strategy Policy CP8Core Strategy Policy CP4Local Plan Policy EN1Local Plan Policy T2
National Planning Policy Framework
Paragraph 8Paragraph 85Paragraph 114Paragraph 115Paragraph 116Paragraph 135Paragraph 11

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.

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The decision letter

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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.

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