18 Riverside, and land forward of pumping station , Yardmead, Egham , Surrrey , TW20 0AB

Authority: Runnymede Borough Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Bond V

Main issues, as the Inspector framed them

Whether the appeal development represents inappropriate development in the Green Belt having regard to the Revised Framework and any relevant development plan policies, including an assessment of the effect of the appeal development on flood risk
The effect of the appeal development on the openness and purposes of the Green Belt
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the appeal development

What decided it

The development represents inappropriate development in the Green Belt causing loss of openness and conflict with Green Belt purposes, combined with unacceptable flood risk impacts, and the moderate economic and tourism benefits do not clearly outweigh this totality of harm to constitute very special circumstances.

Framework references: 11, 85, 143, 154, 155, 170, 172, 176

Plan policies cited: Policy EE13, Policy EE16, Policy EE18, Policy EE19, Policy IE4

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.