Land adjacent to Bushey Lea Farm, Green Lane West, Ash Green, Aldershot, Guildford, GU12 6EH
Refused on 15 December 2025
Council decision: RefuseDelegated (officer decision)4 reasons for refusal
Proposal
Change of use of land from Agriculture to equestrian and the erection of a stable block and associated works (description amended on 26/09/2025).
- Received
- 13 June 2025
- Decision level
- Delegated (officer decision)
- Public comments
- 5
- Council
- Guildford Borough Council
- Ward
- Normandy & Pirbright
- ReceivedReceived13 Jun
- ValidatedValidated27 Aug
- Consult.Consultation17 Oct
- TargetTarget Date15 Dec
- DecidedDecided15 Dec
Decided in 110 days (council typically 63)
About this application
This is a full planning application for a change of use at Land adjacent to Bushey Lea Farm, Green Lane West, Ash Green, Aldershot, Guildford, GU12 6EH. Guildford has handled 2,986 applications of this type. This one was decided in 185 days, 17 weeks longer than Guildford's typical decision time. There has been 1 other application at this address. In the past year there have been 123 applications across Normandy & Pirbright. We hold 1,500 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.Planning something similar? See what gets approved on your street
Why it was refused
- The proposed stable building, hardstanding and keeping of horses would not preserve the openness of the Green Belt and would therefore represent inappropriate development in the Green Belt. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved unless very special circumstances exist that clearly outweigh the harm to the Green Belt and any other harms resulting from the proposal. No very special circumstances have been demonstrated that clearly outweigh the harm identified from the inappropriate development in the Green Belt and any other material considerations. The proposal therefore fails to comply with Policy P2 of the Guildford Local Plan Strategy and Sites, the Green Belt Supplementary Planning Document and the National Planning Policy Framework 2024.
- The proposed stable building and associated hardstanding would by virtue of the scale and prominent position would be unduly prominent from Green Lane West, and would detract from the open space rural character of the area. The proposed development would therefore not comply with Policy D1 of the Guildford Local Plan: Strategy and Sites 2015 - 2034, Policy D4 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
- The application has not been supported by adequate information to demonstrate that the proposed development would achieve a minimum biodiversity net gain of 20%. The proposed 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.
- The proposed development would not provide adequate grazing land or stabling for the welfare of horses. No justification has been provided as to why the shortfall in grazing land would be acceptable, including details on pasture management, supplementary feeding and stabling management. The proposed development would therefore not comply with Policy E10 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
From the council's decision notice.
Application details
- Postcode
- GU12 6EH
- Application type
- Full Application
- Scale / size
- Medium
- Parish
- Normandy
Planning application dates
- Date validated
- 27 August 2025
- Consultation expiry
- 17 October 2025
- Consultation start
- 12 September 2025
- Consultation end
- 17 October 2025
- Neighbour consultation start
- 13 November 2025
- Neighbour consultation end
- 17 October 2025
- Last date for comments
- 15 December 2025
- Target decision date
- 15 December 2025
Applicant and agent
- Agent address
- 101 Victoria Road, Swindon, SN1 3BD
Planning decision
- Statutory period
- 110 days
Publicity
- Advertisement expiry
- 17 October 2025
- Site notice start
- 26 September 2025
- Site notice end
- 17 October 2025
Additional information
- Documents
- 37
Site constraints
Designations at the address point. Ones next to the site may also apply.
- Green belt: Guildford
- 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 (21)
flood storage areas, conservation areas, listed buildings, 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.
Planning history at this site
1 other application at this property, newest first.
Source: Guildford
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Around this site
Nearby applications
- 3 Bushey Leas Cottages, Pound Farm Lane, Ash, Guildford, GU12 6EH23/P/00019 · AmendmentApproved0.0 mi
- Land adjacent to Bushey Lea Farm, Green Lane West, Ash, Aldershot, GU12 6EH26/EC/00231/APLAwaiting decision0.0 mi
- Woodlands Stables, Green Lane West, Ash, GU12 6DU23/P/01436 · FullWithdrawn0.1 mi
- Woodlands Stables, Green Lane West, Ash, GU12 6DU26/P/00204 · FullWithdrawn0.1 mi
- Woodlands Stables, Green Lane West, Ash, GU12 6DU24/P/01466 · FullApproved0.1 mi
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