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Land adjacent to 48D, Church View, Ash, Aldershot, GU12 6RT

24/P/01616Full ApplicationRefused
Full

Refused on 28 January 2025

Council decision: RefuseDelegated (officer decision)5 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Erection of two one-and-a-half-storey dwellings.

Received
1 November 2024
Decision level
Delegated (officer decision)
Public comments
2
Ward
Ash Wharf
Agent
WS Planning & Architecture
  1. Received1 Nov
  2. Validated15 Nov
  3. Consult.28 Dec
  4. Target31 Jan
  5. Decided28 Jan

Decided in 74 days (council typically 63)

About this application

This is a full planning application at Land adjacent to 48D, Church View, Ash, Aldershot, GU12 6RT. Guildford has handled 2,986 applications of this type. This one was decided in 88 days, 4 weeks longer than Guildford's typical decision time. There are no previous applications recorded at this address. In the past year there have been 39 applications across Ash Wharf. We hold 1,499 applications in total for the GU12 postcode area.

85% of full applications at Guildford Borough Council were approved. Across all application types, the council typically decides in about 9 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed development, by virtue of the plot size, dwelling footprint, positioning and massing, would result in a cramped and contrived form of development indicative of overdevelopment that is out of keeping and harmful to the character of the area. The proposed development would therefore be harmful to the character of the surrounding area, contrary to Policy D1 of the Guildford Local Plan: Strategy and Sites 2015 - 2034, the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
  2. The proposed development would by virtue of the proximity to the boundary, height and window positioning, would result in an unacceptable adverse impact on the amenity of the occupants of 48 Church View due to the loss of outlook and light to the side facing window. The proposed development would therefore be contrary to Policy D5 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
  3. The proposed development would not provide adequate outdoor amenity space that would meet the needs of the occupants. It would therefore not comply with Policy D5 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
  4. The proposed development would not be exempt from providing biodiversity net Millmead House, Millmead, Guildford, Surrey, GU2 4BB gain in accordance with national and local requirements. No information, including a biodiversity metric and biodiversity net gain assessment, has been supplied to demonstrate that the development would be able to provide the required 20% biodiversity net gain. The development would therefore not comply with Policy ID4 of the Guildford Local Plan: Strategy and Sites 2015 - 2034, Policy P7 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
  5. 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 Guildford Borough Local Plan: Strategy and Sites (LPSS) 2015-2034 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.

Application details

Postcode
GU12 6RT
Application type
Full Application
Scale / size
Medium
Parish
Ash

Planning application dates

Date validated
15 November 2024
Consultation expiry
28 December 2024
Consultation start
6 December 2024
Consultation end
28 December 2024
Neighbour consultation start
4 December 2024
Neighbour consultation end
28 December 2024
Last date for comments
31 January 2025
Target decision date
31 January 2025
Decision issued
29 January 2025

Applicant and agent

Agent
WS Planning & Architecture
Agent address
5 Pool House, Bancroft Road, Reigate, RH2 7RP

Planning decision

Statutory period
77 days

Publicity

Advertisement expiry
28 December 2024
Site notice end
28 December 2024

Additional information

Planning Portal ID
PP-13529159
Documents
19

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Guildford

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