Willow Farm, Ram Alley, Ashford Hill, Thatcham, RG19 8AY

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• whether the appeal site is a suitable location for the proposed development having regard to the local development strategy and in particular its access to facilities and services
• whether the appeal site is a suitable location for the proposed development having regard to flood risk
• the effect of the proposed development on highway safety
• whether the proposed development could suitably secure bio-diversity net gain

What decided it

The proposal's location outside the settlement boundary in open countryside with poor access to facilities and services, combined with flood risk concerns regarding the access route and the absence of robust evidence to address these issues, means the adverse impacts significantly and demonstrably outweigh the modest benefits of housing delivery.

The modest socio-economic benefits of housing delivery and biodiversity net gain were significantly and demonstrably outweighed by the substantial harm to character and appearance, the unsustainability of the location, and the flood risk concerns, such that the presumption in favour of sustainable development did not apply.