Planning Consultants in Runnymede
Runnymede, covering Egham, Englefield Green, Chertsey, Addlestone, Virginia Water and Longcross, sits on the Thames close to Heathrow and the M25. Most of the borough is Green Belt, the Thames floodplain affects Egham, Chertsey and Thorpe, and the planned River Thames Scheme flood channel will run through it.
Common in Runnymede
Local planning authority: Runnymede Borough Council until 31 March 2027; West Surrey Council from 1 April 2027
Planning Consultants in Egham, Chertsey and Virginia Water
We advise homeowners, landowners, developers and businesses across Runnymede, including Egham, Englefield Green, Chertsey, Addlestone, New Haw, Thorpe, Virginia Water and Longcross, from our office in Taplow.
Runnymede Borough Council applies the Runnymede 2030 Local Plan, adopted in 2020, which allocates housing at sites including Longcross Garden Village. The Council has begun preparing a new Local Plan, starting with a scoping consultation in September and October 2026, and the new West Surrey Council will take it forward after April 2027.
Outside the towns, proposals turn on Green Belt policy. Low-lying parts of Egham, Chertsey and Thorpe are in the Thames floodplain, and the Environment Agency's River Thames Scheme, a new flood channel through Runnymede and Spelthorne, is expected to seek development consent. New homes must also mitigate effects on the Thames Basin Heaths, and Windsor Great Park and its Special Area of Conservation border the west of the borough.
Affected by Heathrow expansion? Get prepared now.
The third runway will need land, homes and business premises around the airport. Whatever the timetable, the planning evidence that protects your position is easiest to gather now. We help landowners, homeowners and businesses establish their land's planning potential, respond at each stage, from Heathrow's consultation (27 October to 22 December 2026) to the examination, and plan relocation.
Site in a flood zone?
Development in Flood Zones 2 and 3 usually needs a flood risk Sequential Test. For sites in Runnymede we offer a fixed-fee Sequential Test for £300, delivered within 24 hours of payment.
Planning Services in Runnymede
Urban Vista Planning provides the full range of planning consultancy services to clients across Runnymede — from homeowners and landowners to developers and businesses. Our Chartered Town Planners are MRTPI-accredited and experienced in dealing with the planning authorities operating in Runnymede.
- Planning permission applications
- Pre-application advice
- Planning appeals
- Permitted development assessments
- Lawful Development Certificates
- Change of use applications
- Heritage and listed building consent
- Ecology & Biodiversity Net Gain
- Highways and transport assessments
- Infrastructure consenting
- Equestrian and rural planning
- Discharge of planning conditions
Why Urban Vista Planning?
MRTPI & MCIHT Accredited
Our Chartered Town Planners and specialist associates are accredited and regulated by their professional bodies, including the RTPI and CIHT.
UK-Wide Coverage
We advise clients across England and Wales, including Runnymede, from our offices in Taplow (Buckinghamshire), Leeds, and Hereford.
Free Initial Consultation
We provide an honest initial view of your project — what is achievable, the best consenting route, and likely timescales — at no charge.
Full-Service Consultancy
We manage the entire planning process: application preparation, specialist coordination, authority engagement, and conditions discharge.
Key Planning Constraints in Runnymede
These designations and policy issues shape what can be built in Runnymede. Identifying them early is the single most effective way to avoid delay, invalid applications and refusal.
Metropolitan Green Belt
Most of the borough outside the towns is Green Belt.
Thames flood risk
Egham, Chertsey, Thorpe and other low-lying areas are in Flood Zones 2 and 3.
Thames Basin Heaths SPA
New homes in much of the borough need SANG and SAMM mitigation.
Windsor Forest and Great Park SAC
Proposals near the western edge of the borough must consider effects on the Special Area of Conservation.
Infrastructure & Energy Planning in Runnymede
Runnymede is crossed by the M25 and M3 close to Heathrow, and the River Thames Scheme flood channel is planned through the borough. Longcross is home to film studios and employment land. We advise on infrastructure, employment and flood-related consenting.
Planning in Runnymede: FAQs
Which council deals with planning applications in Runnymede?
Planning applications in Runnymede are determined by the local planning authority for the site — Runnymede Borough Council until 31 March 2027; West Surrey Council from 1 April 2027.
What are the main planning constraints in Runnymede?
Key constraints in Runnymede include Metropolitan Green Belt; Thames flood risk; Thames Basin Heaths SPA; Windsor Forest and Great Park SAC. We identify which apply to your site at the outset so they can be addressed in the application rather than discovered during determination.
Do you advise on infrastructure and energy projects in Runnymede?
Runnymede is crossed by the M25 and M3 close to Heathrow, and the River Thames Scheme flood channel is planned through the borough. Longcross is home to film studios and employment land. We advise on infrastructure, employment and flood-related consenting.
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Need a Planning Consultant in Runnymede?
Book a free initial consultation — we will give you a clear view of your options and the best route forward.