Land at Heathlands Road, Wokingham, RG40 3AR

Main issues, as the Inspector framed them

• whether the appeal site is an appropriate location for the proposed development, having regard to the spatial strategy of the development plan
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on trees
• the effect of the proposal on biodiversity
• whether the appeal site is in a location that is, or can be made sustainable, through limiting the need to travel and offering a genuine choice of transport modes
• whether the proposal would provide satisfactory living conditions for future occupiers

What decided it

The deterioration of irreplaceable habitat represented by the veteran oak tree (Oak 1), for which there were no wholly exceptional reasons, provided a strong and freestanding reason for refusal under NPPF paragraph 193(c), reinforced by the wider planning balance which found adverse impacts significantly and demonstrably outweighed the benefits.

The adverse impacts—including deterioration of irreplaceable habitat, significant harm to bats, harm to the character and appearance of a valued landscape, an unsustainable location, and conflict with the spatial strategy—were found to significantly and demonstrably outweigh the benefits of 49 dwellings, 20 affordable units, economic benefits and open space provision.