Land behind, Ardol, Hazel Road, Ash, Guildford, GU12 6HP

1. 1.The development by virtue of its design, size, scale, mass and proximity to boundaries and limited rear garden area would constitute overdevelopment of the site, being cramped and a contrived form of development resulting in a poor relationship with surrounding development and an adverse impact on the character of the area. The proposal would be contrary to the requirements of Policy D1 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, Policies D4 and D8 of the Guildford Borough Local Plan: Development Management Policies (March 2023), Residential Design Guide and the National Planning Policy Framework 2024.
2. 2.The proposed development would have a harmful impact on the tree root protection area and the amenity value of the neighbouring tree identified as T1 within the submitted Arboricultural Report due to the close proximity of the proposed development to the tree root protection area and the proposed tree works. The proposal is therefore contrary to Policy D1 of the LPSS, Policy P6 of the LPDMP 2023, and paragraph 136 of the National Planning Policy Framework (2024) and the British Standard, BS5837:12 Trees.
3. 3.The proposed development, by virtue of its combined scale, design, mass and its Millmead House, Millmead, Guildford, Surrey, GU2 4BB proximity to the site boundaries would result in an over dominant form of development which would result in an overbearing impact, loss of outlook, loss of light, overlooking and overshadowing impact for neighbouring surrounding dwellings. This would be detrimental and harmful to the amenities of the occupiers of the adjacent neighbouring properties in particular 'Romany' contrary to the requirements of Policy D5 of the Guildford Borough Local Plan Development Management Policies March 2023 and the National Planning Policy Framework 2024.
4. 4.The site lies within the 400m to 5km 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, in the absence of an appropriate assessment, 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, disturbance to the protected species within the protected areas and road traffic emissions. As such the development is contrary to the objectives of policy P5 of the adopted Guildford Borough Local Plan: Strategy and Sites (LPSS) 2015-2034, (April 2019) 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 63 of The Conservation of Habitats and Species Regulations 2017 as amended, and as the development does not meet the requirements of Regulation 64 the Local Planning Authority must refuse to grant planning permission.

From the council's decision notice.

Postcode

GU12 6HP

Application type

Full Application

Scale / size

Medium

Parish

Ash

Date validated

1 November 2024

Consultation expiry

30 January 2025

Consultation start

8 November 2024

Consultation end

30 January 2025

Neighbour consultation start

8 January 2025

Neighbour consultation end

30 January 2025

Last date for comments

31 January 2025

Target decision date

31 January 2025

Statutory period

91 days

Advertisement expiry

30 January 2025

Site notice end

30 January 2025

Planning Portal ID

PP-13516294

Comments

0

Documents

18