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Thistledown, Orestan Lane, Effingham, Leatherhead, KT24 5SN

25/P/01447Full ApplicationRefused
Full

Refused on 12 January 2026

Council decision: RefuseDelegated (officer decision)1 reason for refusal

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

Proposal

Construction of double oak framed garage

Received
23 October 2025
Decision level
Delegated (officer decision)
Ward
Effingham
  1. Received23 Oct
  2. Validated23 Oct
  3. Consult.1 Dec
  4. Target18 Dec
  5. Decided12 Jan

Decided in 81 days (council typically 63)

About this application

This is a full planning application for a garage at Thistledown, Orestan Lane, Effingham, Leatherhead, KT24 5SN. Guildford has handled 2,986 applications of this type. This one was decided in 81 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 74 applications across Effingham. We hold 957 applications in total for the KT24 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 extension (garage) to the building, by virtue of the floorspace uplift from the original building, size, bulk, width, depth and height, would result in a disproportionate addition over and above the size of the original building. The proposal would therefore constitute inappropriate development, which is, by definition, harmful to the Green Belt. It would also cause some harm to the openness of the Green Belt. No very special circumstances have been demonstrated which would clearly outweigh the inherent harm to the Green Belt. The development therefore fails to accord with Chapter 13 of the National Planning Policy Framework (2024), policy P2 of the Guildford Borough Local Plan: Strategy and Sites (adopted by Council on 25 April 2019), and the Green Belt SPD.

From the council's decision notice.

Application details

Postcode
KT24 5SN
Application type
Full Application
Scale / size
Small
Parish
Effingham

Planning application dates

Date validated
23 October 2025
Consultation expiry
1 December 2025
Consultation start
7 November 2025
Consultation end
1 December 2025
Neighbour consultation start
3 November 2025
Neighbour consultation end
1 December 2025
Last date for comments
18 December 2025
Target decision date
18 December 2025

Planning decision

Statutory period
56 days

Publicity

Advertisement expiry
1 December 2025
Site notice start
10 November 2025
Site notice end
1 December 2025

Appeal history

6004819
Dismissed
Type: Householder (HAS)Procedure: Written RepresentationsDecision: 24 June 2026Dev Type: Householder developmentsReason: refused
Green Belt

Additional information

Planning Portal ID
PP-14432723
Comments
0
Documents
7

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

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.

Source: Guildford

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