The Jolly Gardeners, 92-94 St Lukes Road, Old Windsor, Windsor, SL4 2QJ

Conversion of the public house (Sui Generis) to create two dwellings and the erection of one dwelling (C3), alterations to the existing parking layout, and associated hard and soft landscaping

Authority: Royal Borough of Windsor and Maidenhead
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Conde L

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area
the significance of a non-designated heritage asset
flood risk
climate change

What decided it

The modest cumulative benefits of providing new homes in a sustainable location and securing the long-term future of the non-designated heritage asset outweighed the limited harm to the heritage asset and conflicts with policies HE1 and SP2.

Framework references: 202, 203

Plan policies cited: Policy QP3, Policy HE1, Policy NR1, Policy SP2

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.

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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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