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Land at 17 St Johns Road, Guildford, GU2 7UQ

25/P/00833Full ApplicationRefused
Full

Refused on 21 April 2026

Council decision: RefuseDelegated (officer decision)2 reasons for refusal

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

Proposal

Erection of a self-build single attached dwelling with associated parking and amenity following demolition of existing side extension.

Received
9 June 2025
Decision level
Delegated (officer decision)
Public comments
8
Ward
Onslow
Agent
Simon King Planning and Design Service
  1. Received9 Jun
  2. Validated18 Aug
  3. Consult.13 Sep
  4. Target13 Oct
  5. Decided21 Apr

Decided in 246 days (council typically 63)

About this application

This is a full planning application for demolition at Land at 17 St Johns Road, Guildford, GU2 7UQ. Guildford has handled 2,986 applications of this type. This one was decided in 316 days, 36 weeks longer than Guildford's typical decision time. There are no previous applications recorded at this address. In the past year there have been 80 applications across Onslow. We hold 830 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

  1. Due to its contrived roof form and narrow width , the proposed dwelling would be visually jarring within the street scene and would result in a dwelling that would fail to respect the established character of St John's Road and would erode the established and open nature of the entrance to Pentreath Avenue and visually unbalance the symmetry of the semi-detached pair onto which it would be constructed. It is therefore considered that the development would fail to comply with Policy D1 of the Guildford Borough Local Plan Strategy and Sites 2019 and Policy D4 of the Guildford Borough Local Plan Development Management Policies 2023 and part 12 of the NPPF.
  2. 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 Millmead House, Millmead, Guildford, Surrey, GU2 4BB to 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 7UQ
Application type
Full Application
Scale / size
Small
Parish
Onslow

Planning application dates

Date validated
18 August 2025
Consultation expiry
13 September 2025
Consultation start
22 August 2025
Consultation end
13 September 2025
Neighbour consultation start
19 August 2025
Neighbour consultation end
13 September 2025
Last date for comments
13 October 2025
Target decision date
13 October 2025

Applicant and agent

Applicant
Private applicant
Agent
Simon King Planning and Design Service
Agent address
1A Church Street, Godalming, GU7 1EQ

Planning decision

Case officer
Lisa Botha
Statutory period
56 days

Publicity

Advertisement expiry
13 September 2025
Site notice end
13 September 2025

Additional information

Planning Portal ID
PP-14024576
Documents
12

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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