57-61 The Green and 1-3 Station Road, Wraysbury, Staines, TW18 5NA

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.