Four Seasons, Ferry Road, Bray, Maidenhead, Windsor and Maidenhead, SL6 2AT

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt
• if the proposal is inappropriate development, the effect of the proposal on the openness and purposes of the Green Belt
• the effect of the proposal on the Bray Conservation Area
• the effect of the proposal on trees
• whether the proposal would incorporate satisfactory measures to adapt to and mitigate climate change
• if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The fallback position of permitted development comprising larger, more sprawling outbuildings would be more harmful to Green Belt openness and the Conservation Area than the proposed replacement dwelling, constituting a material consideration of considerable weight that clearly outweighs the harm from inappropriateness.

The harm by reason of inappropriateness and significant spatial harm to Green Belt openness, attracting substantial weight, was clearly outweighed by the fallback position being more harmful, modest construction employment benefits, biodiversity net gain and wildlife enhancements, and energy efficiency measures, such that very special circumstances exist to justify the development.