®Planning appeal decision
The Ark, 20 Ray Street, Maidenhead, SL6 8PX
Planning appeal 3331739 at The Ark, 20 Ray Street, Maidenhead, SL6 8PX (Royal Borough of Windsor and Maidenhead) was dismissed on 5 August 2024 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.
side and upper floor extensions to the Ark Public House, Maidenhead and residential development on adjacent land
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Dade E
- Postcode
- SL6 8PX
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the area
- The effect of the proposed development on the living conditions of occupants of nos 1, 3, and 10 Ray Park Lane, with particular regard to privacy and outlook
- The effect of the proposed development on flood risk
- Whether the proposed development would provide adequate climate change mitigation
- The effect of the proposed development on biodiversity
What decided it
The proposal's failure to adequately apply the sequential test for development in Flood Zone 3a, combined with conflicts with development plan policies on character and appearance and living conditions, meant the tilted balance did not apply and the identified harms outweighed the housing benefits.
The benefits of housing delivery and modernisation of a community facility, afforded moderate weight, did not outweigh the identified conflict with the development plan, to which significant negative weight was afforded, particularly the Framework's policies directing development away from areas at highest flood risk.
What the Inspector cited
- Development plan policies
- Policy QP3Policy NR1Policy SP2Policy NR2
- National Planning Policy Framework
- Paragraph 11Paragraph 123Paragraph 135Paragraph 165Paragraph 167Paragraph 168Paragraph 180
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.