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Notice upheld22 June 20263373053

Land at Old Coach House 26A Old Ferry Drive, Wraysbury, Staines-Upon-Thames, TW19 5JT

Planning appeal 3373053 at Land at Old Coach House 26A Old Ferry Drive, Wraysbury, Staines-Upon-Thames, TW19 5JT (Royal Borough of Windsor and Maidenhead) was dismissed on 22 June 2026 by Inspector Kean G, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt, including the effect of the proposal on the openness of the Green Belt.

Material change of use of land to a caravan site for residential purposes and erection of structures off northeast and southeast elevations of existing building with metal containers

Authority
Royal Borough of Windsor and Maidenhead
Appeal type
minor · Enforcement Notice
Procedure
Written Representations
Development
caravan-gypsy · Other minor developments
Inspector
Kean G
Postcode
TW19 5JT

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt, including the effect of the proposal on the openness of the Green Belt
  • character and appearance
  • risk of flooding
  • ecological impacts
  • 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 proposal

What decided it

The development constitutes inappropriate development in the Green Belt causing substantial harm to openness which is not clearly outweighed by other considerations, so very special circumstances do not exist to justify the proposal.

The substantial weight given to Green Belt harm by reason of inappropriateness was not clearly outweighed by other considerations including the modest contribution to housing supply and the benefit of bringing a derelict site into positive use, which carried at most limited weight.

What the Inspector cited

Development plan policies
Policy QP5Policy QP3Policy NR1Policy NR2Policy NR3
National Planning Policy Framework
Paragraph 154Paragraph 154c

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 2026

  1. Allowed27 October 20266007126
    Grove Park Industrial Estate Waltham Road, White Waltham, Maidenhead, SL6 3JF
  2. Dismissed21 October 20266009694
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  3. Notice upheld24 September 20263353235
    Sunnyside Stanwell Road, Horton, Slough, SL3 9PE
  4. Notice upheld24 September 20263353234
    Sunnyside Stanwell Road, Horton, Slough, SL3 9PE
  5. Notice varied and upheld17 September 20263362183
    2 Aston Mead, Windsor, SL4 5PW

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.