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Dismissed11 June 20266005124

Land Adjacent To, 1 Ayebridges Avenue, Egham, Surrey, TW20 8HR

Planning appeal 6005124 at Land Adjacent To, 1 Ayebridges Avenue, Egham, Surrey, TW20 8HR (Runnymede Borough Council) was dismissed on 11 June 2026 by Inspector R Lawrence, by written representations. The main issue, as the Inspector framed it: whether the proposal would adequately address flood risk.

the erection of a bungalow dwelling

Authority
Runnymede Borough Council
Appeal type
minor · Planning
Procedure
Written
Development
residential
Inspector
R Lawrence
Postcode
TW20 8HR

Main issues, as the Inspector framed them

  • whether the proposal would adequately address flood risk
  • whether the proposal would provide a suitable standard of accommodation for future occupiers

What decided it

The sequential test was not properly undertaken in a policy-compliant way, failing to demonstrate that no reasonably available sites at lower flood risk could accommodate the development, combined with the inability to provide a suitable standard of accommodation for future occupiers due to unacceptable noise impacts.

The modest social and economic benefits of delivering one dwelling were outweighed by the significant failure to satisfy the sequential test (which provides a strong reason for refusal under Footnote 7 of the Framework) and the failure to provide a suitable standard of accommodation for future occupiers.

What the Inspector cited

Development plan policies
Policy EE13Policy EE1Policy EE2
National Planning Policy Framework
Paragraph 162Paragraph 11Paragraph 125
Judgments
Mead Realisations Ltd v Secretary of State [2025] EWCA Civ 32

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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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.