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Dismissed12 May 20266002530

Unit No 5, Alexandra Court, Englefield Green, Surrey, TW20 0RR

Planning appeal 6002530 at Unit No 5, Alexandra Court, Englefield Green, Surrey, TW20 0RR (Runnymede Borough Council) was dismissed on 12 May 2026 by Inspector Sylvester G, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the Thames Basin Heaths Special Protection Area (SPA).

the proposed conversion of existing single storey office building to residential accommodation use. Conversion of the ground floor office space and also the addition of a first floor level / storey extension. To create a total of 4No (Double Bed) Bed Sitting Room Apartments for University Student Letting Purposes. Proposals also include the creation of a ground floor internal Bin Store & Cycle Store to serve all four apartments

Authority
Runnymede Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Sylvester G
Postcode
TW20 0RR

Main issues, as the Inspector framed them

  • The effect of the proposed development on the Thames Basin Heaths Special Protection Area (SPA)
  • The effect of the proposed development on the living conditions of the occupants of Number 31B St Judes Road, with particular regard to their outlook
  • Whether the proposed development would provide satisfactory living conditions for future occupants with particular regard to outlook and privacy, and the arrangements for bin storage and collection, and cycle parking
  • The effect of the proposed development on highway safety with particular regard to car parking provision
  • Whether the proposed development would increase surface water flood risk downstream of the appeal site

What decided it

The failure to secure legal agreement to mitigate the significant adverse effect on the Thames Basin Heaths SPA through SANG and SAMM contributions, which is determinative under Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017.

The benefits of housing delivery and efficient use of brownfield land were insufficient to outweigh the significant adverse effect on the SPA and harm to neighbouring living conditions, with the SPA harm being determinative and precluding the application of the presumption in favour of sustainable development under Framework Paragraph 11.

What the Inspector cited

Development plan policies
RLP Policy EE10RLP Policy EE1RLP Policy EE13RLP Policy SD4RLP Policy SL23NP Policy ND1NP Policy TT1
National Planning Policy Framework
Paragraph 11Paragraph 125Paragraph 129Paragraph 135Paragraph 182Paragraph 187

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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The authority’s record since 2016 · every decision in 2026

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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.