Maryland, Perry Hill, Worplesdon, Guildford, GU3 3RB

1. 1.The proposed development would result in a net gain in residential dwellings within a 0-400 metres (the 'exclusion zone') of the Thames Basin Heaths Special Protection Area (TBHSPA). The Local Planning Authority is not satisfied that there will be no likely significant effect on the Special Protection Area and is unable to satisfy itself that this proposal, either alone or in combination with other development, would not have an adverse effect on the integrity of the Special Protection Area and the relevant Site of Special Scientific Interest (SSSI). In this respect, significant concerns remain with regard to the adverse effect on the integrity of the Special Protection Area in that there is likely to be an increase in dog walking, general recreational use, damage to the habitat and disturbance to the protected species within the protected areas. By virtue of its location within 0-400m (the 'exclusion zone') of the Thames Basin Heaths Special Protection Area (TBHSPA), it is not possible to mitigate against the effects of the proposed development. As such the development is contrary to the objectives of Policy P5 of the Guildford Borough Local Plan: Strategy and Sites, the Guildford Borough Thames Basin Heath SPA Avoidance Strategy 2017 and conflicts with saved policy NRM6 of the South East Plan 2009. For the same reasons the development would fail to meet the requirements of Regulation 61 of The Conservation of Habitats and Species Regulations 2010, as amended, and as the development does not meet the requirements of Regulation 62 the Local Planning Authority must refuse to grant planning permission.
2. 2.The proposed development would not fall within any of the exceptions for new development within the Green Belt as set out at Paragraphs 154 and 155 of the NPPF and would therefore constitute inappropriate development within the Green Belt. In addition, the proposed development, due to the scale and massing of the proposed dwelling, its positioning and sprawling plan form, would result harm to the openness of the Green Belt. In addition, for the reasons outlined above, the proposal would also fail to safeguard the countryside from encroachment and therefore conflicts with the Green Belt purposes identified in Paragraph 143 of the NPPF. The very special circumstances put forward would not outweigh the harm to the Green Belt and any other harm. The proposal is therefore contrary to Policy P2 of the LPSS, the Guildford Borough Green Belt SPD and Chapter 13 of the NPPF.
3. 3.The site is located in an unsustainable location, with limited active travel opportunities and access to public transport services, and where the only realistic means of transport to access amenities would be the private vehicle. The development is therefore contrary to the aims of Policy ID3 of the LPSS and Chapter 9 of the National Planning Policy Framework.
4. 4.The application lacks sufficient information to demonstrate that the proposed development would not result in harm to Priority (protected) Species (Great Crest Newts and Bats) in close proximity to the Thames Basin Heaths Special Protection Area (SPA), Whitmoor Common Site of Special Scientific Interest (SSSI) and Whitmoor & Rickford Commons Local Nature Reserve (LNR). Therefore, the proposal does not comply with Policy P6 of the Guildford Borough Local Plan: Development Management Policies (LPDMP), the National Planning Policy Framework (NPPF) and ODPM Circular 06/05: Biodiversity and Geological Conservation – Statutory Obligations and Their Impact within the Planning System (2005) .
5. 5.The application lacks sufficient information to demonstrate that the proposed development would not result in harm to a priority habitat (Lowland mixed deciduous woodland: Habitat of Principal Importance). Therefore, the proposal does not comply with Policy ID4 of the Guildford Borough Local Plan: Strategy and Sites (LPSS) 2015-2034, Policy P6 of the Guildford Borough Local Plan: Development Management Policies (LPDMP) (Adopted on 22 March 2023), Circular 06/2005 (Biodiversity and Geographical Conservation - Statutory Obligations and Their Impact Within the Planning System, and Chapter 15 of the National Planning Policy Framework (NPPF).
6. 6.The application is not supported by a satisfactory Flood Risk Assessment. Insufficient information has been provided to adequately assess the extent of flood risk affecting the site, the impact of the proposed development on flood risk elsewhere, the effects of climate change over the lifetime of the development, and the safety of future occupants. In the absence of a robust site-specific Flood Risk Assessment, the Local Planning Authority cannot be satisfied that the development would be safe for its lifetime without increasing flood risk elsewhere. The proposal is therefore contrary to Para 181 of the National Planning Policy Framework and associated Planning Practice Guidance and Policy P4(2) of the Guildford Borough Local Plan: Strategy and Sites.
7. 7.The location of the proposed access serving the development lies within Flood Zone 2 and Flood Zone 3. No Sequential Test has been submitted to demonstrate that there are no reasonably available sites appropriate for the proposed development in areas at lower risk of flooding. In the absence of such evidence, the Local Planning Authority cannot be satisfied that the development has been directed to areas of lowest flood risk in accordance with the sequential, risk-based approach to the location of development. The proposal is therefore contrary to the Paras 173 to 175 of the National Planning Policy Framework and associated Planning Practice Guidance relating to flood risk and coastal change and Policy P4(2) of the Guildford Borough Local Plan: Strategy and Sites.
8. 8.The Local Planning Authority cannot be satisfied that the proposed drainage strategy meets the requirements of national policy and guidance. The proposal is therefore contrary to the National Planning Policy Framework, the Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems and Policy P4(5) of the Guildford Borough Local Plan: Strategy and Sites and Policy P11 of the Guildford Borough Local Plan: Development Management Policies.

From the council's decision notice.

Postcode

GU3 3RB

Application type

Full Application

Scale / size

Large

Parish

Worplesdon

Date validated

15 February 2024

Consultation expiry

22 March 2024

Consultation start

23 February 2024

Consultation end

22 March 2024

Neighbour consultation start

21 February 2024

Neighbour consultation end

22 March 2024

Last date for comments

31 October 2024

Target decision date

31 October 2024

Applicant

Private applicant

Agent

Hughes Town Planning Consultancy Ltd

Agent address

53 Dalby Road, Melton Mowbray, LE13 0BG

Case officer

Katie Williams

Statutory period

259 days

Last advertised

1 March 2024

Advertisement expiry

22 March 2024

Site notice start

1 March 2024

Site notice end

22 March 2024

Planning Portal ID

PP-12776508

Documents

122