Winkfield Working Mens Club, Chavey Down Road, Winkfiield Row, Bracknell , RG42 6LY

the erection of 1x three-bed and 2x four-bed detached dwellings with associated parking / cycle, refuse / recycling storage and modified access following demolition of existing building

Authority: Bracknell Forest Borough Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: residential · Minor Dwellings
Inspector: Praine N

Main issues, as the Inspector framed them

The effect of the proposed development upon community facilities and services
The effect of the proposed development upon the character and appearance of the area
The effect of the proposed development upon the living conditions of existing residential occupiers with particular reference to privacy and outlook

What decided it

Failure to demonstrate that all reasonable efforts had been made to retain the site's community facility use, resulting in substantial harm that outweighed the benefits of the scheme.

Significant positive weight attached cumulatively to the housing, economic and biodiversity benefits was outweighed by the substantial harm from conflict with Policy LP 44 regarding loss of a community facility, so the adverse impacts significantly and demonstrably outweighed the benefits.

Plan policies cited: Policy LP 44, Policy LP 28, Policy LP 50, Policy LP 55, Policy W1, Policy W2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.