Black Horse Pub Houses in Car Park Development Refused

Great news for local residents; whether you ‘re a pub regular, driver, or visual peace lover. The Planning Application to build two houses in the car park of the Black Horse pub was refused today. Watch out for the devil in the detail – see below.

**Popular West Windsor Pub, the Black Horse**

Punch Taverns, owners of the Black Horse pub and also the nearby and derelict Queen, recently made an application to build two houses in Black Horse’s car park.

The Black Horse is the very popular, local, public house, in a more traditional style, which was recently refurbished to enhance its food offerings. It is now the only pub in the expansive Clewer North Ward of Windsor, following the recent closures of The Queen and The Swan; it has a large car park which facilitates easy parking for it’s many pub users and also minimises traffic congestion on the busy Dedworth Road when beer and other provisions are being delivered in large commercial vehicles and drays.

Local residents and the West Windsor Residents Association, made their objections clear with written submissions setting out their concerns about the impact of the proposal on parking, road traffic, pub users and, indeed, the visual appearance of the street with a discordant development.

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Click here to read the WWRA’s submission in full

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Why Alex Jelley refused the application

Following the successful local campaign, Alex Jelley, Senior Planning Officer at RBWM, today confirmed that the application had been refused on two grounds;

Alex Jelley, Senior Planning Officer, refuses the Black Horse Pub car Park application

“The proposals, by reason of having an incongruous design, mass and form, would have a detrimental impact on the character of the surrounding area, particularly Gallys Road. The applicant has not been able to overcome these concerns via amended plans, and as such the application is considered to be contrary to Saved Policies DG1, H10 and H11 of the Royal Borough of Windsor and Maidenhead Local Plan and Section 7 of the NPPF.“
“The application fails to submit a justification for what is considered to be a significant reduction in the pub’s parking provision. If allowed the proposal would lead to further displacement of cars into the immediate area and in the surrounding estate roads. The application does not demonstrate whether a vehicle associated with the sites existing use would be able to enter, manoeuvre and leave in a forward manner; the Highway Authority will not support a proposal that leads to vehicles loading and unloading from the public highway. The proposal is therefore contrary to policy T5 and P4 of the Adopted Local Plan.“

fundamentally change the…Borough Local Plan…To make Windsor more beautiful!

The devil is in the detail

You will note that Mr Jelley makes reference to (relays upon) “Saved Policies DG1, H10 and H11 of the Royal Borough of Windsor and Maidenhead Local Plan” and “policy T5 and P4 of the Adopted Local Plan“.

Without such references Punch Taverns, and any other property developer, would be more likely to be able to get the decision overturned in Court. Yes, this could go to court, if there is enough money in it.

There are concerns that developers could drive a “coach and horses” through the holes and flaws in the current version of the Local Plan.

To make Windsor more beautiful…would be something to raise your glasses to and toast.

So, I hope you can see that the real game in town, the long game, the beautiful game, is actually to fundamentally change the policies in the Borough’s Local Plan to ensure that it provides the framework to enable development that benefits local residents and the town. To make Windsor more beautiful!

That would be something to raise your glasses to and toast.

If you are interested in getting involved with this project, email wisdomdacosta@hotmail.co.uk

You can find out more about our fight to make Windsor better for all by reading some of our recent articles, such as;

**Wisdom Da Costa successfully campaigned against overdevelopment of The Queen into a three story block of flats**

They think it’s all over

There are, however, ongoing concerns that Punch Taverns will seek to re-open the Queen pub and demolish the Black Horse, building a series of flats or houses on the ample site instead.

So, it may not be over yet.

The WWRA, and if elected as Independent Councillor, Wisdom Da Costa, will continue to monitor planning applications to help maintain the integrity and community character of the area.

To find out more about why the WWRA have approved Wisdom Da Costa to stand as a local Councillor in the election on 4th May 2017 – click on the links below

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Help us, help you, help people and together, let’s make Windsor better for all.

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Additional Imprint

We add this to prevent certain individuals from getting too upset with the WWRA or our approved candidate:

Printed, published and promoted by C Da Costa for W Da Costa both of 90 Pierson Road, Windsor, SL4 5RF