Tiverton, The Spinney, Sunningdale, Ascot, SL5 0AS

Main issues, as the Inspector framed them

• the effect of the development on the character and appearance of the area
• the effect on trees
• the effect on biodiversity, particularly bats, and whether the appeal proposal provides Biodiversity Net Gain
• the effect of the proposal on the integrity of the Thames Basin Heaths Special Protection Area
• whether the proposal complies with the adopted policies relating to climate change and carbon emissions

What decided it

The substantial harm to character and appearance caused by the formalised parking and vehicle movements associated with six flats, combined with the unmitigated harm to the Thames Basin Heaths Special Protection Area, outweighed the limited housing benefits and triggered the strong reasons for refusal exception to the presumption in favour of sustainable development.

The limited benefits of five additional dwellings and housing supply contribution were outweighed by substantial harm to character and appearance, risk to a protected tree, and unmitigated harm to the Thames Basin Heaths Special Protection Area, with the latter providing a strong reason for refusal under paragraph 11d of the Framework.