Land north-west of Hogmoor Lane, Hurst, Hurst, Berkshire, RG10 0DH

Main issues, as the Inspector framed them

• Whether Tree T14 can be considered veteran and the effect of the proposal on Trees T14 and T16
• The effect of the proposal on the setting of four nearby grade II listed buildings (Buttercups, Bower Cottage, Parkers Cottage and Elder Cottage)
• The effect of the proposal on the Village Centre (Hurst) Area of Special Character (AOSC)
• The effect of the proposal on the character and appearance of the area with regard to the landscape
• The suitability of the site for residential development having regard to the development strategy for the area including whether future occupants of the site would be reliant on private motor vehicles for access to day to day services and facilities

What decided it

The risk of harm to veteran trees T14 and T16 and the less than substantial harm to the setting of four listed buildings were not outweighed by the public benefits, and Framework policies protecting irreplaceable habitats and designated heritage assets provided clear reasons for refusal that disapplied the presumption in favour of sustainable development.

The benefits of housing delivery, affordable housing contribution, economic benefits and biodiversity net gain were outweighed by the harm to veteran trees, the less than substantial harm to four listed buildings' settings, and moderate harm to the AOSC, such that the proposal conflicted with the development plan and was refused.