69 Park Barn Drive, Guildford, GU2 8ER
Refused on 8 May 2025
Council decision: RefuseDelegated (officer decision)3 reasons for refusal
Proposal
Change of use from a HMO (Use Class C4) to a large HMO (Use Class Sui Generis) (retrospective application).
- Received
- 12 February 2025
- Decision level
- Delegated (officer decision)
- Council
- Guildford Borough Council
- Ward
- Westborough
- Agent
- ET Planning
- ReceivedReceived12 Feb
- ValidatedValidated12 Feb
- Consult.Consultation8 Mar
- TargetTarget Date23 May
- DecidedDecided8 May
Decided in 85 days (council typically 63)
About this application
This is a full planning application for a change of use at 69 Park Barn Drive, Guildford, GU2 8ER. Guildford has handled 2,986 applications of this type. This one was decided in 85 days, 3 weeks longer than Guildford's typical decision time. There are no previous applications recorded at this address. In the past year there have been 78 applications across Westborough. We hold 831 applications in total for the GU2 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
- Only a small area of communal space (which also accommodates a fitted kitchen), would be provided to meet the needs of the future occupants of the dwelling, with two doors and an opening to two additional doors opening into this room, this area would be more of a circulation space and not provide a usable area for the occupants to enjoy. This would not represent a well-designed home which is functional or which supports the health and well being of its occupants and fails to provide adequate living accommodation for the future occupiers of the dwelling and high standard of amenity for future users contrary to the National Design Guide, Policies D4 and D5 of the Guildford Borough Council: Development Management Policies (LPDMP) June 2023 and the National Planning Policy Framework 2024.
- The proposed conversion of the property to a large HMO , by reason of bedroom 2 a proposed double bedroom not having a floor area of at least 11.5 sqm would fail to conform to the nationally described space standards as set out by the Ministry of Housing, Communities and Local Government. The proposed subdivision of the property is thereby contrary to policy D1 of the Guildford Borough Local Plan : Strategy and Sites 2015-2034 (adopted 25 April 2019) and paragraph 124 of the National Design Guide.
- 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
- GU2 8ER
- Application type
- Full Application
- Scale / size
- Medium
- Parish
- Westborough
Planning application dates
- Date validated
- 12 February 2025
- Consultation expiry
- 8 March 2025
- Consultation start
- 14 February 2025
- Consultation end
- 8 March 2025
- Neighbour consultation start
- 14 February 2025
- Neighbour consultation end
- 8 March 2025
- Last date for comments
- 23 May 2025
- Target decision date
- 23 May 2025
Applicant and agent
- Agent
- ET Planning
- Agent address
- 200 Dukes Ride, Crowthorne, RG45 6DS
Planning decision
- Statutory period
- 100 days
Publicity
- Advertisement expiry
- 8 March 2025
- Site notice end
- 8 March 2025
Site constraints
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
Track this application
Get email alerts when there is a planning decision or status change.
Get email alerts near GU2
New planning applications delivered to your inbox daily.
Around this site
Nearby applications
- 73 Park Barn Drive, Guildford, GU2 8ER26/P/00042 · FullApproved0.0 mi
- Land known as 39 Cabell Road, Park Barn, Guildford, GU2 8JG (HM Land Registry SY677024) and Land adjoining 39 Cabell Road, Park Barn, Guildford, GU2 8JG (HM Land Registry SY790265)20/EC/00340/APLAwaiting decision0.1 mi
- Land Adjacent to 51, Clover Road, Guildford, GU2 8EY26/D/00067 · ConditionsApproved0.1 mi
- Land Adjacent to 51, Clover Road, Guildford, GU2 8EY26/N/00031 · AmendmentApproved0.1 mi
- Park Barn Centre, Park Barn Drive, Guildford, GU2 8EN24/P/00841 · OutlineWithdrawn0.1 mi
For applicants and trades
Consultants on this application
- ET Planning Ltd · Agent for this application
Contractors near this project
Find contractors for change of use near this site- S B Maintenance ServicesElectrician0.3 mi
- S & S ElectricsElectrician0.4 mi
- G C P Electrical LtdElectrician0.5 mi
- Rydes Hill Electrical LimitedElectrician0.5 mi
What's been approved on your street?
See what the council approved and refused near this address for the project you have in mind, and the rules that apply here.
Get The Signal Report