Land at Monkshatch Copse, Land at Puttenham Golf Club, The Heath, Puttenham, Guildford, GU3 1AL

1. 1.The proposed development, due to the alterations proposed to the existing building, in combination with the formalisation of the boundary treatments, introduction of a domestic parking area and garden area and increase in domestic activity, and alterations to the adjacent bridleway to make it suitable for vehicular access, taken together would have a substantial impact on the openness of the Green Belt and would therefore constitute inappropriate development within the Green Belt. The proposal is therefore contrary to the Green Belt Policy exception relating to redevelopment of previously developed land (Para 154(g) of the National Planning Policy Framework (NPPF) and would therefore constitute inappropriate development. For these reasons, the proposal would also conflict with the Green Belt purposes identified in Para 143 of the NPPF. The case for very special circumstances has been considered, however, the benefits of this proposal are not considered to clearly outweigh the inherent harm to the green belt (and any other harm). The development therefore does not comply with Policy P2 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, the Green Belt Supplementary Planning Document 2023 and the National Planning Policy Framework 2024.
2. 2.The proposal lacks sufficient information to demonstrate that the proposal would result in the conversion of the existing building and would not amount to a new building dwelling. The LPA therefore cannot be satisfied that the proposal would meet the exception of re-use of the existing building as set out in Para 154(h(iv) of the National Planning Policy Framework. The case for very special circumstances has been considered, however, the benefits of this proposal are not considered to clearly outweigh the inherent harm to the green belt (and any other harm). The development therefore does not comply with Policy P2 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, the Green Belt Supplementary Planning Document 2023 and the National Planning Policy Framework 2024.
3. 3.The development by virtue of the proposed domestic appearance of the building and associated garden area, parking area and boundary treatments, would detract from the key positive landscape features of the landscape character, as well as the scenic and special qualities of the Surrey Hills National Landscape. The development would therefore not conserve or enhance the natural beauty of the Surrey Hills National Landscape, contrary to Policy P1 of the Guildford Local Plan: Strategy and Sites 2015 - 2034, Policies P1, P2 and P3 of the Surrey Hills Management Plan 2020 – 2025, the National Planning Policy Framework 2024 and advice in the Guildford Landscape Character Assessment 2007.
4. 4.The provision of a residential site within an isolated, rural location would not be sympathetic to the prevailing open, rural landscape. Consequently, the development would result in an unacceptable adverse impact to the character of the surrounding area, contrary to Policy D1 of the Guildford Local Plan: Strategy and Sites, Policy D4 of the Guildford Local Plan: Development Management Policies 2023, the National Planning Policy Framework 2024 and advice in the Guildford Landscape Character Assessment 2007.
5. 5.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 local amenities would be the private car. The development is therefore contrary to the aims of the National Planning Policy Framework (2024), the Surrey Local Transport Plan 4 (2022) and Policy ID3 of the Guildford Local Plan: Strategy and Sites 2015 - 2034.
6. 6.Due to the lack of information, the Local Planning Authority cannot be satisfied that the proposed development would comply with the energy hierarchy and ‘fabric first’ approach or that the design would comply with the requirements of Policy D2 of the Local Plan: Strategy and Sites 2015-2034, Policies D14, D15 and D16 of the Local Plan: Development Management Policies 2023, the Climate Change, Sustainable Design, Construction and Energy SPD 2024 and the National Planning Policy Framework 2024.
7. 7.The application fails to demonstrate that the development will not result in loss or deterioration of the Ancient Woodland or that exceptional circumstances exist and does not present a compensation strategy. The proposed development would therefore be contrary to Policy P6 of the LPDMP, Para 193 of the NPPF and Government standing advice relating to Ancient Woodland.
8. 8.The application lacks sufficient information to demonstrate that the proposed development would not result in harm to protected species (bats) and priority habitats. 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, The Wildlife and Countryside Act 1981 and The National Planning Policy Framework (NPPF).
9. 9.The proposed development would result in development extending to within close proximity to existing mature trees on the site boundaries. The existing mature trees make a positive contribution to the visual amenity and character of the area. Insufficient information has been provided to demonstrate that the proposal would not have an adverse impact on the health of the trees and the visual amenity they provide. The proposal is therefore contrary to Policies D4 and P6 of the Local Plan: Development Management Policies.
10. 10.The proposed development would result in the loss of an area of designated ‘open space’. The application does not provide justification to address the loss of the area of designated ‘open space’. The proposal is therefore contrary to Policy ID4 of the LPSS, Policy ID5 of the LPDMP and Para 104 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

GU3 1AL

Application type

Full Application

Scale / size

Large

Parish

Compton

Date validated

15 April 2024

Consultation expiry

25 April 2025

Consultation start

12 April 2024

Consultation end

25 April 2025

Neighbour consultation start

13 May 2025

Neighbour consultation end

25 April 2025

Last date for comments

22 May 2025

Target decision date

22 May 2025

Committee meeting

21 May 2025

Agent

MLP

Agent address

20 Hurlands Place, Farnham, GU9 9HX

Statutory period

402 days

Advertisement expiry

25 April 2025

Site notice start

4 April 2025

Site notice end

25 April 2025

Planning Portal ID

PP-12938668

Documents

150