Rusham Park student village 

Introduction / summary

The university purchased the Procter & Gamble Research Facility in 2016. Procter & Gamble currently lease and occupy the site, although they are scheduled to vacate by 2021. The university has considered its options and now wishes to proceed with an alternative-use redevelopment strategy for this major developed site in the Green Belt. 

Since the grant of outline planning permission for the main campus in April 2015, the pressure placed upon the academic estate as the result of slight changes in course development, projections and external factors beyond the direct control of the university, have influenced the ability to deliver student accommodation across its main campus.  The university maintains the underlying Estate Plan objective of consolidating student accommodation on or around its main campus. 

In this context, the Kingswood Halls have served Royal Holloway well over many years, but there is an aspiration to improve the student experience so that students are less isolated from the campus. As such, the university intends to dispose of this site to enable redevelopment of this area for alternative uses.

In relation to the University of London Book Depository building at Spring Rise, it is no longer the intention to develop this site for student accommodation as per the Estate Plan, but potentially to deliver an academic and study space better suited to the needs of students. 

Royal Holloway is acutely aware of the strength of local feeling in the Englefield Green and in particular, the effects of increasing student takeup of houses in multiple occupation within established residential areas. This was, in part, the underlying justification for the scale and mix of student accommodation floor space as set out in the Estate Plan.  

The university therefore considers that it would be more appropriate to relocate those increases in student accommodation proposed in Highfield Court and Penrose Court to Rusham Park, thereby enabling areas abutting the residential areas of Englefield Green to be redeveloped for academic use over time.  Together with the sale of Kingswood Halls, this would result in a reduction of around 1,400 student study bedrooms when compared with the end state of the 2015 Estate Plan.

The intent is to seek outline planning permission to redevelop the Rusham Park site as a new student village in the period after the vacation of Procter & Gamble in 2021.

A team has been appointed to carry out initial site investigations covering issues such as drainage, highways, ecology, trees and visual impact and to prepare an Estate Plan for this site. The intention would be to deliver the accommodation in phases, working with a partner. Student accommodation demand analysis commissioned by the university has concluded that there remains a current demand for around 1,400 beds. It is therefore proposed to bring forward this number of bedrooms at Rusham Park in phase 1: therefore essentially relocating those bedrooms proposed elsewhere across the estate as per the Estate Plan.

The intent is to provide supporting amenity and catering facilities within the village, which would also be served by a university shuttle bus running along Whitehall Lane in Egham and through the main campus via the link road mentioned earlier.

Any second phase at Rusham Park will depend upon long-term demand. Initial capacity estimates suggest that approximately 500 additional beds could be provided here, subject to planning being secured.


Figure 1: Location Plan (site shown in red)

Relevance to the Estate Plan

The Rusham Park site was not included within the Estate Plan in 2015 as it was not owned by the university at the time.

Notwithstanding this, the purchase of the site in 2017 offered a unique opportunity to extend the university’s estate to add resilience to its long-term plans in Egham. After due consideration, it is felt that the site presents a clear opportunity to consolidate student accommodation on the campus.


(The degree to which concept options are presented as part of the first public session will need to be agreed with the university – testing is underway, but further revisions are likely)

Figure 2: Site photo (image courtesy of JLL and taken from the Sales Particulars in 2017)


The student village project is at an early stage, though initial site investigations have been undertaken to establish the degree to which the site has the ability to be redeveloped for alternative uses. Site analysis, opportunities and limitations, and a concept general arrangement for the proposal will be available for public review at the September 2019 engagement event and comments sought during the subsequent consultation period. A copy of the exhibition boards can be seen here.

Planning application / reserved matters submission

The university wishes to secure an outline planning permission for the principle of redeveloping the site as a student village. This will include student study bedrooms in a range of cluster flats and studios. The intention is to provide a choice of accommodation, which will be supported by catering, small convenience concessions, laundry, welfare and recreation facilities for those living on site.


Subject to the completion of technical, environmental, visual and design studies, and pre-application discussions with Runnymede Borough Council, it is the intention that an outline planning application be submitted in December 2019.

Link with other Estate projects and plans

The Rusham Park student village is considered to be a natural extension of the campus. It provides an opportunity to create an attractive sense of place for students wishing to live on campus. Connectivity between the Rusham Park site and the main campus requires one to cross the existing railway line. Two options, working in unison are being investigated: a new pedestrian footbridge which will enable safe passage over the railway line, and enhancements to the existing level crossing at the bottom of Prune Hill. Preliminary discussions with Network Rail have confirmed that it is their intention to improve the safety barrier in this location by 2024. The university will work with Network Rail to design and deliver an appropriate solution.

The existing car park within the Rusham Park site will be retained under current (emerging) proposals, though this car park will not be available for those students who will live on site. While the total number of car parking spaces on site will reduce, as will the daily traffic movements to and from the site when compared with the Procter & Gamble peak use of the site, the need to improve the connection with the main campus is evident.

Prior to the purchase of the Rusham Park site, the 2015 Estate Plan included reference to a southern link road to secure a restricted vehicular connection between the Runnymede Halls car park and the sports centre in the south of the campus.  As a controlled access route, this will avoid the need for Royal Holloway service, maintenance and delivery vehicles to use the external road network (A30, Bakeham Lane and Prune Hill) to access the sports centre. Controlled access will prevent rat-running by car drivers. The project will also enable any future Royal Holloway shuttle bus service to access the sports centre (and beyond, such as the Rusham Park student village) from its internal road network. The link road will therefore reduce total distance travelled, reduce overall emissions and remove vehicles from the road network. The alignment of the route has been informed by a detailed tree survey to minimise their loss.
See references above to the following 2015 Estate Plan projects which are now unlikely to proceed and which therefore underpin the rationale of relocating student accommodation which was proposed in these areas to the Rusham Park site:

  • The University of London Road Book Depository
  • Highfield and Penrose Student Accommodation (intensification)

Please take the time to download and take a look at the exhibition board. We trust that you will find these helpful.

Download (July 2019 Boards)
Download (Sept 2019 Boards)

If you have any comments in relation to the emerging project, please complete the following survey.

View Survey

The university has agreed to extend the period by which online responses can be submitted. The survey will remain open until midnight on the 13th October. If you have supplied comments, you do not need to complete the form again. The link provided will take you to a copy of the September consultation questions. This link is provided as we understand certain individuals experienced difficulties in submitting comments during September.

If you wish to make additional comments on any development project being promoted by the university, please email these to

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