®Planning appeal decision
57-61 The Green and 1-3 Station Road, Wraysbury, Staines, TW18 5NA
change of use of ground floor of No.57 from takeaway to office. External alterations to 59 The Green and change of use from car repairs to 2 x offices (ground floor) and 1 no. one bed flat (first floor). Two storey rear extension to 61 The Green and conversion of 3 bed dwelling to 1no. one bed and 1 no. two bedroom flats. Alterations and extensions to 1-3 Station Road and change of use from part ground floor retail and part domestic to form 4no. one bed, 1 no. two bed and 1no. three bed flats. Erection of 2no. semi-detached houses (1no. two bed and 1no. three bed) to rear of nos. 5-7 Station Road
- Authority
- Royal Borough of Windsor and Maidenhead
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Spencer D
Main issues, as the Inspector framed them
- The effect of the proposed developments on the character and appearance of the surrounding area
- The effect of the proposals on the setting of 'The Perseverance' Public House, a Grade II listed building
- Whether the proposed developments represent an acceptable form of development having regard to their flood zone location and the provisions of the NPPF
- Whether the proposed developments would provide an appropriate mix of dwellings
- Whether the proposed developments make adequate provision for affordable housing in accordance with development plan policy
- Whether the proposed developments would appropriately minimise carbon emissions
- Whether the proposal would provide acceptable living conditions for the occupiers of No.11 Station Road and for future occupants of the proposed development (Appeal A only)
What decided it
The failure of both schemes to pass the sequential test for flood risk, which provided a clear reason for refusal under NPPF paragraph 11d) and disengaged the presumption in favour of sustainable development, combined with significant harm to character and appearance, unbalanced housing mix, and lack of secured affordable housing.
The modest social benefits of housing delivery and moderate environmental and economic benefits of sustainable location and office provision were outweighed by the significant social and environmental harms of development in high to medium flood risk areas, the unbalanced housing mix lacking affordable housing, and the detrimental impact on local character from poor design, with Appeal A additionally harmed by poor living conditions for future occupiers.
Framework references: 11, 60, 63, 124, 135, 165, 166, 167, 168, 173, 174
Plan policies cited: Policy QP3, Policy HE1, Policy NR1, Policy NR2, Policy SP2, Policy HO2, Policy HO3, Policy NP/HOU1, Policy NP/HOU2, Policy NP/HOU3, Policy NP/SUSTDEV 02
Judgments cited: Bernard Wheatcroft Ltd v SSE 1982
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.