Land At Corner Of Fore Street & High Road , Eastcote, HA5 2ET

Main issues, as the Inspector framed them

• whether or not the proposal represents an acceptable form of development having regard to its flood zone location and the provisions of national and local planning policy
• the effect of the proposed development on highway safety and the efficient operation of the highway network in the vicinity of the appeal site, particularly with regard to the provision of on-site car parking and drop-off facilities
• whether or not the proposed development would preserve or enhance the character or appearance of the area, including to the CA, with regard to the proposed building, landscaping and loss of trees
• the effect of the proposed development on the special architectural or historic interest of the Grade II listed buildings, 'New Cottages' and 'Flag Cottage' in terms of how the buildings are experienced in their settings
• the effect of the proposed development on biodiversity
• the effect of the proposed development on air quality
• the effect of the proposed development on the provision of open space
• the effect of the proposed development on local infrastructure

What decided it

The failure to adequately demonstrate through a proper sequential test that there were no reasonably available alternative sites at lower flood risk, combined with unmitigated harm to the conservation area character, unresolved biodiversity concerns regarding bat habitat, and unsecured air quality mitigation, meant the proposal failed to comply with the development plan and material considerations did not indicate otherwise.