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Planning appeal decision

Dismissed12 May 20223276198

17 to 31 Elmshott Lane , Slough , SL1 5QS

Planning appeal 3276198 at 17 to 31 Elmshott Lane , Slough , SL1 5QS (Slough Borough Council) was dismissed on 12 May 2022 by Inspector Pipkin R, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.

‘Revised Outline planning application with all matters reserved for the demolition of existing retail/residential buildings. Construction of three storey plus mansard building, over basement, consisting of associated parking at basement level, retail/storage at ground floor level and the formation of 9 no. three bedroom flats, 19 no. two-bedroom flats and 56 no. one-bedroom flats, including 20% affordable housing on site, at first, second, and mansard floor levels. Associated landscaping and realigned access to Elmshott Lane.’

Authority
Slough Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Pipkin R
Postcode
SL1 5QS

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area
  • whether the proposed development would provide an appropriate mix of housing
  • whether the proposed development would make adequate provision for affordable housing
  • whether the proposed development would make adequate provision for infrastructure
  • the effect of the proposed development on the living conditions of neighbouring occupiers at 33 Elmshott Lane, with particular regard to its effect on outlook and whether it would appear overbearing
  • whether there are any material considerations which mean that the decision should be made otherwise than in accordance with the development plan

What decided it

The significant harm to character and appearance caused by a building of excessive scale, bulk and mass in a modest neighbourhood shopping centre context, combined with inadequate affordable housing provision and poor housing mix, outweighed the benefits of housing delivery under the tilted balance.

The considerable weight given to housing delivery and social, economic and environmental benefits was significantly and demonstrably outweighed by the very substantial weight attributed to significant harm to character and appearance, failure to provide adequate affordable housing, and failure to deliver a suitable housing mix.

What the Inspector cited

Development plan policies
Saved Policy EN1Saved Policy EN2Core Policy 1Core Policy 4Core Policy 8Core Policy 10
National Planning Policy Framework
Paragraph 11Paragraph 57
Judgments
Bernard Wheatcroft Ltd v SSE [JPL, 1982, P37]; North Wiltshire District Council v SSE [1993] 65 P & CR 137; R (Midcounties Co-Operative Limited) v Forest of Dean District Council [2017] EWHC 2050

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.