17 to 31 Elmshott Lane , Slough , SL1 5QS

‘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

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.

Framework references: 11, 57

Plan policies cited: Saved Policy EN1, Saved Policy EN2, Core Policy 1, Core Policy 4, Core Policy 8, Core Policy 10

Judgments cited: 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

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.