14 Harcourt Road, WINDSOR, SL4 5NB

part one, part two storey front/side/rear extensions and roof extension (part retrospective)

Authority: Royal Borough of Windsor and Maidenhead
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Sedgwick P

Main issues, as the Inspector framed them

the effect of the proposed development upon the character and appearance of the house and surrounding area and upon the living conditions of occupiers of 16 Harcourt Road, with particular regard to light and outlook
whether the proposed development would lead to an increased risk of flooding

What decided it

The proposal conflicts with design and flood risk policies: the side extension would harm character and appearance through loss of symmetry and an overly elongated roof form, and the development fails to demonstrate acceptable flood risk through proper assessment and surface water management.

Framework references: 167

Plan policies cited: Policy QP3, Policy DES.01, Policy NR1, Principles 10.1 and 10.5 of the Borough Wide Design Guide Supplementary Planning Document (2020)

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.

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.