Hamilton House, Larch Avenue, Ascot, SL5 0AP

Main issues, as the Inspector framed them

• the effect of the development on climate change
• the effect of the development on the Thames Basin Heaths Special Protection Area (the SPA)

What decided it

The failure to secure a signed planning obligation providing SAMM and SANG mitigation measures meant that a likely adverse effect on the integrity of the Thames Basin Heaths SPA could not be ruled out, requiring refusal under the Habitat Regulations.

The modest housing benefits and efficient use of previously developed land were outweighed by the inability to rule out adverse effects on the SPA and the failure to secure carbon net-zero mitigation, with habitat site protection providing a strong reason for refusal that displaced the presumption in favour of sustainable development.