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Dismissed2 December 20253362889

Land To The Rear Of 80 Adjacent Wraysbury Reservoir, Coppermill Road, Wraysbury, Staines, TW19 5NS

Planning appeal 3362889 at Land To The Rear Of 80 Adjacent Wraysbury Reservoir, Coppermill Road, Wraysbury, Staines, TW19 5NS (Royal Borough of Windsor and Maidenhead) was dismissed on 2 December 2025 by Inspector Burley P, by written representations. The main issue, as the Inspector framed it: the effect of the appeal scheme on the character and appearance of the area.

‘Outline planning application for access, appearance, layout and scale only to be considered at this stage with all other matters to be reserved, for the erection of a mix of 26 dwellings with private access drives, parking, bins and cycle provision ’

Authority
Royal Borough of Windsor and Maidenhead
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Burley P
Postcode
TW19 5NS

Main issues, as the Inspector framed them

  • the effect of the appeal scheme on the character and appearance of the area
  • whether the amount of affordable housing has been optimised
  • whether an appropriate mix of dwelling sizes would be delivered
  • the effect on protected species, specifically in respect of bats and hedgehogs
  • biodiversity net gain (BNG)
  • the effect on trees
  • climate change adaptation
  • whether satisfactory provisions would be made for pedestrians
  • whether satisfactory community engagement has been undertaken
  • whether 'very special circumstances' exist to justify development in the Green Belt

What decided it

The appeal scheme represents inappropriate development in the Green Belt for which very special circumstances do not exist, compounded by multiple other harms including poor design, inadequate affordable housing justification, unsuitable housing mix, insufficient ecological information, and unsatisfactory pedestrian provision.

The significant positive weight attached to housing delivery was outweighed by the harm caused by inappropriateness in the Green Belt and other identified harms to character and appearance, pedestrian safety, and unresolved concerns regarding protected species, trees, and climate change adaptation.

What the Inspector cited

Development plan policies
Policy QP3Policy NP/HOU1Policy NP/HOU2.1Policy HO1Policy HO3Policy HO2Policy NP/HOU3Policy NR2Policy NP/OE2Policy NR3Policy SP2Policy EP1Policy IF2Policy NP/SUSTDEV01Policy QP5
National Planning Policy Framework
Paragraph 11Paragraph 156Paragraph 157

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 applied

The decision letter

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More decisions in Royal Borough of Windsor and Maidenhead

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

  1. Allowed27 October 20266007126
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  5. Dismissed27 July 20266008948
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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.