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Planning appeal decision

Dismissed21 July 20266006199

2 Pine Close, New Haw, Addlestone, KT15 3BW

Planning appeal 6006199 at 2 Pine Close, New Haw, Addlestone, KT15 3BW (Runnymede Borough Council) was dismissed on 21 July 2026 by Inspector Darren Ellis, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

erection of a new attached dwelling with associated access, parking, EV charging point and cycle and refuse bin storage

Authority
Runnymede Borough Council
Appeal type
Planning
Procedure
Written
Development
residential
Inspector
Darren Ellis
Postcode
KT15 3BW

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • whether the appeal site would be a suitable location for the proposed development having regard to the risk of flooding
  • car parking and highway safety
  • the effect of the proposal on the Thames Basin Heaths Special Protection Area

What decided it

The application of Framework policies protecting areas at risk of flooding and habitat sites meant the proposal would not constitute sustainable development under paragraph 11 d) i), and the conflicts with the development plan were not outweighed by the modest housing and economic benefits.

The modest benefits of one additional dwelling and limited economic advantages were outweighed by substantial harm to character and appearance, flood risk concerns, highway safety impacts, and failure to mitigate effects on the Thames Basin Heaths SPA, with Framework protections for flooding and habitats providing a strong reason for refusal.

What the Inspector cited

Development plan policies
Policy EE1Policy EE13Policy EE10Policy SD4
National Planning Policy Framework
Paragraph 11Paragraph 174

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.