Cosgrove, Coopers Hill Lane, Englefield Green, EGHAM, TW20 0JY

proposed detached cart shed garage/store to replace existing garage. Removal of Ash Tree & Holly

Authority: Runnymede Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Sedgwick P

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies, and the effect of the proposal on the openness of the Green Belt
if there would be harm by reason of inappropriateness, and any other harm, whether the harm would be clearly outweighed by other considerations to amount to the very special circumstances necessary to justify the proposal

What decided it

The substantial benefit to the character and appearance of the Englefield Green Conservation Area from replacing a dilapidated garage with an enhanced structure outweighed the substantial harm from inappropriate Green Belt development.

The substantial harm from inappropriateness in the Green Belt was outweighed by the substantial benefit to the conservation area character and appearance, with minimal harm to openness, resulting in very special circumstances justifying the development.

Framework references: 149, 137, 206

Plan policies cited: Policy EE14, Policy EE1, Policy EE5

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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