Broom Lodge, House At Stanwell Road, Horton, Windsor and Maidenhead, Slough, SL3 9PA

Main issues, as the Inspector framed them

• the effect on the character and appearance of the area
• whether the appeal proposal will make an appropriate contribution to addressing local affordable housing needs
• the effect on the setting, or any features of special architectural or historic interest of the neighbouring listed Church of St Michael, Lych Gate and the churchyard wall to the west of the Church
• whether the identified flood risk has been sufficiently assessed and will be appropriately managed
• whether or not the appeal proposal is inappropriate development in the Green Belt and the effect on openness
• whether any other harm will arise from the appeal proposal, with particular regard to the effects on climate change, existing trees, the living conditions of prospective residents and the future supply of commercial floorspace
• whether any harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to very special circumstances required to justify the appeal proposal

What decided it

The heritage harm to the setting of the Grade I listed Church and associated Grade II listed structures, combined with the substantial harm to Green Belt openness and character and appearance, are not clearly outweighed by the housing supply benefit, such that very special circumstances do not exist to justify inappropriate development in the Green Belt.

The substantial weight given to heritage conservation and Green Belt protection, combined with substantial weight to harm to character and appearance and moderate weight to harms from trees, living conditions and flood risk, outweighs the substantial weight given to housing land supply contribution and moderate weight to economic benefits and boundary improvements, such that the proposal does not meet the very special circumstances test.