Land at St Sebastians Close, Nine Mile Ride, Crowthorne, Berkshire, RG40 3XA

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area
• Whether the appeal site is an appropriate location for the proposed development with regard to the local strategy and accessibility to services and facilities
• Whether the proposed development would provide appropriate living conditions for future occupiers with regard to outdoor space, outlook, privacy and security
• The effect of the proposed development on the living conditions of occupiers of St Sebastian's Court with regard to privacy and outlook
• The effect of the proposed development on biodiversity
• The effect of the proposed development on highway safety

What decided it

The significant and cumulative harm to character and appearance, living conditions of both future and existing occupiers, and uncertain but potentially significant biodiversity impacts, when weighed against moderate housing supply benefits, demonstrably outweighed the scheme's advantages under both the development plan and the Framework.

The moderate weight given to housing supply contribution and small weight to construction, occupation and energy efficiency benefits were substantially outweighed by significant harm to character and appearance, significant harm to living conditions of future occupiers (plots 2, 3 and 1), significant harm to living conditions of existing occupiers of St Sebastian's Court through privacy loss, and significant weight to uncertain biodiversity harm; the adverse impacts demonstrably outweighed the benefits.