®Planning appeal decision
6 - 10 High Street, Bracknell, Berks, RG12 1BT
the demolition of existing one and two storey buildings and erection of part 8, part 7 storey above ground level plus basement building in mixed use with Class E commercial ground floor and first floors and 37 flats above (made up of 20 one bed flats, 15 two bed flats and 2 three bed flats) with associated landscaping, bicycle storage, parking and bin storage (as amended)
- Authority
- Bracknell Forest Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Other Major Developments
- Inspector
- Sutton A
Main issues, as the Inspector framed them
- Whether the proposal would make appropriate provision for affordable housing in accordance with local policy
- The effect of the proposal on the integrity of the Thames Heath Basin Special Protection Area
- The effect of the proposal on the living conditions of the occupants of Circa House, having regard to privacy
- Whether the new residential units would provide acceptable living conditions for future occupants having regard to outlook and privacy
- Whether the proposal would provide safe and suitable access and adequate parking provision, having regard to highway safety and local policy
What decided it
The absence of a completed legal agreement to secure SANGs/SAMMs mitigation meant the development would likely have a significant adverse effect on the integrity of the Thames Basin Heaths SPA, disapplying the presumption in favour of sustainable development and providing a strong reason for refusal.
The benefits of open market housing delivery, brownfield redevelopment in a sustainable location and economic/social benefits were outweighed by the unresolved conflict with affordable housing and infrastructure policy and the significant adverse effect on the SPA's integrity, so the appeal was dismissed.
Framework references: 11
Plan policies cited: Policy LP 16, Policy LP 32, Policy LP 51, Policy LP 25, Policy LP 50, Policy LP 60, Policy LP 62, Policy LP 24, Policy LP 26, Policy LP 44, Policy LP 45, Policy LP 46
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.