Construction of 1no. self-build single storey dwelling with associated off-street parking and bin store.

1. The proposed development, by virtue of its positioning, design, height, width, depth, massing, bulk, roof form and fenestration, would appear as an incongruous addition in the streetscene failing to respect the local character. Inadequate garden depths and insufficient parking, together with the proposals being tight to the boundaries with limited spacing around them and the only bedroom being overlooked to a significant degree means that the development would appear cramped and overdeveloped contrary to Saved Policies EN1 and H13 of the Slough Local Plan (2004), Core Policy 8 of the Slough Core Strategy (2008) and contrary to Paragraphs 131 and 135 of the National Planning Policy Framework (2024). Furthermore, the proposals would not deliver family housing in accordance with Core Policy 4 of the Core Strategy and the living conditions for the future occupiers of the development would be substandard.
2. The application fails to demonstrate sufficient parking would be provided in accordance with the Council's Car Parking Standards, including the displaced vehicles which would result from this development. In the absence of sufficient parking on site, there would be an increase in on-street parking on roads which are already subject to high levels of parking stress. In the absence of a parking stress survey, the proposals are likely to result in dangerous or inconvenient parking which poses a risk to pedestrians and other highway users. The proposals are therefore contrary to Saved Policy T2 of the Slough Local Plan (2004), Core Policy 7 of the Slough Core Strategy (2008) and contrary to Paragraphs 115-117 of the National Planning Policy Framework (2024).
3. This application requires biodiversity net gain consideration
4. This application is claiming an exemption from biodiversity net gain.
5. It is the view of the Local Planning Authority that the proposed development does not improve the economic, social and environmental conditions of the area for the reasons given in this notice and it is not in accordance with the National Planning Policy Framework.
6. Drawings considered: - Drawing no. RTCS PL-100, dated 5 April 2026, received 28/05/2026 - Drawing no. RTCS PL-200, dated 5 April 2026, received 20/05/2026 - Drawing no. RTCS PL-400, dated 5 April 2026, received 20/05/2026
7. Had the above reasons for refusal not applied, then it would have been necessary to secure the development as a self-build via a legal agreement to ensure that the proposals benefit from the Biodiversity Net Gain exemption. In the absence of a legal agreement (or any other mechanism) to secure a self-build development, the proposals fail to demonstrate that a minimum of 10% biodiversity net gain will be achieved in accordance with the Biodiversity Gain Hierarchy and is therefore contrary to Paragraph 187 d) of the National Planning Policy Framework (2024), Saved Policy EN22 of the Slough Local Plan (2004), Core Policy 9 of the Slough Core Strategy (2008) and contrary to Schedule 7A (Biodiversity Gain in England) of the Town and Country Planning Act (1990).

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