®Planning appeal decision
18 Riverside, And Land Forward of Pumping Station , Yardmead, Egham , Surrrey , TW20 0AB
Planning appeal 3344856 at 18 Riverside, And Land Forward of Pumping Station , Yardmead, Egham , Surrrey , TW20 0AB (Runnymede Borough Council) was allowed in part (a split decision) on 8 April 2025 by Inspector Bond V, by written representations. The main issue, as the Inspector framed it: 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.
Material change of use to mixed use of storage (B8), light industrial (B2) use and boatyard & boat repair workshop (sui generis), and erection of marquee and polytunnel
- 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.
What the Inspector cited
- Development plan policies
- Policy EE13Policy EE16Policy EE18Policy EE19Policy IE4
- National Planning Policy Framework
- Paragraph 11Paragraph 85Paragraph 143Paragraph 154Paragraph 155Paragraph 170Paragraph 172Paragraph 176
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
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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.