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Dismissed29 April 20253349120

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

Planning appeal 3349120 at St Anns Lodge, Ruxbury Road, Chertsey, Surrey, KT16 9NH (Runnymede Borough Council) was dismissed on 29 April 2025 by Inspector Hunter A, 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, with particular regard to siting, design, scale, layout, appearance and trees.

the demolition of existing buildings and the erection of 38 residential units, associated access, parking and landscaping

Authority
Runnymede Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Hunter A
Postcode
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.

What the Inspector cited

Development plan policies
Policy SL6Policy SD2Policy EE1Policy EE8Policy SL26Policy SL20Policy SL19Policy LP6Policy EE9Policy EE10Policy LP26Policy SD3Policy SD4Policy SD5
National Planning Policy Framework
Paragraph 11Paragraph 125Paragraph 135Paragraph 193Paragraph 212

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.

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The decision letter

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More decisions in Runnymede Borough Council

The authority’s record since 2016 · every decision in 2025

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.