St Anns Lodge, Ruxbury Road, Chertsey, Surrey, KT16 9NH

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area, with particular regard to siting, design, scale, layout, appearance and trees
• Whether the proposal would make an acceptable contribution towards open space provision
• The effect of the proposed development on the living conditions of future occupiers of properties yet to be constructed to the rear of the appeal site with regard to privacy
• Whether a contribution towards affordable housing provision is reasonable and necessary to make the development acceptable
• The effect of the proposal on the Thames Basin Heaths Special Protection Area (SPA)
• Whether contributions towards off site highway improvements are reasonable and necessary to make the development acceptable

What decided it

The combination of substantial harm to character and appearance, failure to secure affordable housing through a signed obligation, lack of adequate open space provision, and unmitigated adverse effects on the Thames Basin Heaths SPA outweighed the benefits of housing delivery on an allocated brownfield site.

The benefits of housing delivery, efficient use of brownfield land, and economic benefits attracted moderate weight, but were outweighed by the significant weight attached to the conflicts with the development plan regarding character and appearance harm, open space provision, affordable housing security, and SPA mitigation.