50-Bed Hotel Approved on Appeal in Windsor and Maidenhead

In 2021, I acted as planning consultant in a successful appeal at the Royal Borough of Windsor and Maidenhead, securing permission for the demolition of a former petrol filling station and car showroom and the erection of a 50-bedroom hotel with associated underground parking at 437–441 St Leonards Road, Windsor.

The Council had refused the application primarily on the basis of the building's scale and the proposed removal and replacement of trees.

The Planning Issue

The main planning issue was whether the proposed development would harm the character and appearance of the area.

The appeal site sits on the B3022 St Leonards Road in an area the Royal Borough of Windsor and Maidenhead categorised as a Victorian Village.

However, I demonstrated that the surrounding context is considerably more varied, comprising a mix of Victorian terraces, 1980s detached properties, modern flatted development and commercial uses.

The existing buildings on the site already interrupted the building line and roofscape due to their single-storey setback form.

I successfully argued that the proposed four-storey building, with its stepped and recessed profile, would not dominate the street scene. Its width-to-height ratio, combined with set-back sides and a flat roof inset from the eaves, achieved the guidance in the Council's own Design SPD on moderating perceived scale.

The building would also be comparable in height to the flats directly opposite.

On trees, the appeal submission included evidence to demonstrate that those proposed for removal were of low quality and limited amenity value, with more trees proposed overall than removed.

The Inspector agreed and allowed the appeal, subject to detailed conditions.

Planning Appeal Advice

If you have a development project and you have received a planning refusal, contact me for practical advice on whether an appeal is the right option and how to proceed.

Andrew Ransome MRTPI Email: andrew@adpltd.co.uk | Tel: 01206 242070

About me

Andrew Ransome is the planning director at ADP and is a chartered member of the RTPI, with over 22 years of town planning experience.

Andrew has extensive experience offering strategic planning solutions to challenging projects in both rural and urban settings. Follow him on Linkedin.

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