5 Llanvair Drive, Ascot, Windsor And Maidenhead, SL5 9HS

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• the effect on the living conditions of the occupants of 3 Llanvair Drive with reference to outlook, privacy, sunlight and daylight
• whether the proposal would secure acceptable living conditions for future occupiers of Plot 2
• the effect of the proposal on trees, including protected trees
• whether the proposal makes adequate provision for cycle storage
• the effect of the proposal on the integrity of the Thames Basin Heaths Special Protection Area (SPA)
• the effect of the proposal on highway and pedestrian safety
• effects on priority species and provision of biodiversity net gain (BNG)
• whether the proposal complies with the adopted policies relating to climate change and carbon emissions

What decided it

The unmitigated significant adverse effect on the integrity of the Thames Basin Heaths SPA, combined with substantial harm to character and appearance and failure to provide acceptable living conditions for future occupiers, provided a strong reason for refusal that outweighed the housing delivery benefit.

The benefits of delivering one additional dwelling and economic benefits during construction and occupation were outweighed by the substantial harm to character and appearance, significant overbearing impact on neighbouring amenity, failure to provide acceptable living conditions for future occupiers, pressure on protected trees, substandard cycle storage, and unmitigated significant adverse effect on the SPA integrity.