Brookfield Farm, Old Wokingham Road, Crowthorne, RG40 3BU

Main issues, as the Inspector framed them

• Whether the proposal would provide a suitable location for housing, having regard to the accessibility to day-to-day services and facilities
• The effect on the character and appearance of the area, insofar as it relates to the principle of development
• Whether the proposal would comply with local and national planning policy which seeks to steer new development away from areas at risk of flooding
• The effect of the principle of the proposal on the integrity of the Thames Basin Heaths Special Protection Area (SPA)

What decided it

The proposal fails to satisfy the requirements of paragraph 11(d)(i) of the Framework because policies protecting areas at risk of flooding and habitat sites provide strong reasons for refusal, and alternatively the adverse impacts of unsustainable location, character harm and flood risk significantly and demonstrably outweigh the housing benefits.

The housing contribution and self-build benefits were outweighed by the unacceptable flood risk, unmitigated effects on the Thames Basin Heaths SPA, unsustainable location with poor accessibility to services and facilities, and harm to character and appearance; the protective policies in the Framework engaged the exception to the presumption in favour of sustainable development.