Land North of Reading Road, Arborfield, RG2 9HN

Main issues, as the Inspector framed them

• Whether the proposed development is in a suitable location having regard to local and national policies in relation to the location of housing and sustainable travel.
• The effect of the proposed development, including the quantum and scale, on the character and appearance of the surrounding area.
• The effect of the proposal on irreplaceable habitats, in particular the adequacy of buffer zones around veteran trees.
• Whether the proposed development would be safe from flooding and avoid increasing flood risk elsewhere.
• Whether any potential adverse effects on the integrity of the Thames Basin Heaths Special Protection Area (TBHSPA) would be adequately mitigated.

What decided it

The significant shortfall in the Council's five-year housing land supply rendered the most important policies out-of-date, engaging the tilted balance, and the very significant benefits of market and affordable housing outweighed the limited and localised harms identified.

The benefits of market and affordable housing delivery together with other economic and environmental benefits were not significantly and demonstrably outweighed by the moderate conflict with the development plan and other identified harms, so the tilted balance favoured granting permission.