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Planning appeal decision

Notice upheld19 May 20253321323

42 Rusham Road, Egham, Surrey, TW20 9LP

Planning appeal 3321323 at 42 Rusham Road, Egham, Surrey, TW20 9LP (Runnymede Borough Council) was dismissed on 19 May 2025 by Inspector Buchanan R, by written representations. The main issue, as the Inspector framed it: the effect of the dwelling on the character and appearance of the area.

without planning permission, the unauthorised material change of use of the outbuilding and associated land to form an independent residential unit on the land

Authority
Runnymede Borough Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
residential · Change of use
Inspector
Buchanan R
Postcode
TW20 9LP

Main issues, as the Inspector framed them

  • the effect of the dwelling on the character and appearance of the area
  • whether it provides satisfactory living conditions for occupant(s), having regard to internal space and outlook and external amenity space
  • its effect on the living conditions of existing or future occupants of No.42 Rusham Road, having regard to external amenity space

What decided it

The substantial and demonstrable harm to character and appearance and to living conditions of both the dwelling occupants and neighbouring residents outweighs the modest housing delivery benefits, such that the presumption in favour of sustainable development does not apply.

The modest benefits of housing delivery and efficient use of a windfall site were substantially outweighed by the substantial harms to character and appearance and to living conditions, such that the adverse impacts significantly and demonstrably outweighed the benefits when assessed against NPPF policies as a whole.

What the Inspector cited

Development plan policies
Policy EE1Policy SL19
National Planning Policy Framework
Paragraph 11

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.

See how each was applied

The decision letter

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More decisions in Runnymede Borough Council

The authority’s record since 2016 · every decision in 2025

  1. decided12 October 20266007528
    Land Known to the West of 203-221 New Haw Road, Addlestone, KT15 2DP
  2. Dismissed12 October 20266006766
    Land to the West of, 203 - 221 New Haw Road, Addlestone, KT15 2DP
  3. Notice varied and upheld13 July 20263377703
    Land Adjacent to Warren Farm, Green Road, Thorpe, Surrey, TW20 8QT
  4. Quashed On Legal Grounds10 April 20263375607
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  5. Notice upheld11 February 20263344981
    Loch Fyne, 28 Laleham Reach, Chertsey, Surrey, KT16 8RR

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.