Land adjacent to Planners Farm, Bracknell Road, Warfield, RG42 6LR

the erection of 1no two-storey four-bedroom dwelling with associated access, parking and cycle store

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

Main issues, as the Inspector framed them

Whether the proposed development is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
The effect of the proposal on the openness of the Green Belt
The effect of the proposal on the character and appearance of the area, with particular regard to trees
If the development is inappropriate, whether the harm to the Green Belt by way of inappropriateness and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The proposal constitutes inappropriate development in the Green Belt that causes moderate harm to openness, and the limited weight afforded to housing supply and economic benefits does not clearly outweigh this harm such that very special circumstances exist to justify it.

Framework references: 152, 153, 154

Plan policies cited: LP Policy 34, LP Policies 50, LP Policies 54

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.

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