Land on the east side of, Alms Heath, Ockham, Woking, GU23 6NZ

Application Details

Applicant & Agent

Planning Application Dates

Planning Decision

Why it was refused

1. 1.The development is considered to have a material impact on the openness of the Green Belt and is contrary to one of the five purposes of the Green Belt, resulting in further encroachment into the countryside. Consequently, the development is considered inappropriate development in the Green Belt. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. It is not considered that there are very special circumstances that exist that clearly outweigh the harm in principle to the Green Belt and the other identified harms. The development therefore fails comply with Policy P2 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, the Green Belt Supplementary Planning Document 2023 and the National Planning Policy Framework 2024.
2. 2.The development as proposed would result in cumulative harm to the historic environment, affecting both the designated heritage asset of the Hautboy Hotel and the wider Ockham Conservation Area. The introduction of static and touring Millmead House, Millmead, Guildford, Surrey, GU2 4BB caravans, hard surfacing, single-storey day rooms and close-boarded fencing material harm the spatial character, visual coherence, and rural setting of the site, and the erosion of the conservation area’s rural morphology, vernacular cohesion, and experiential quality. These interventions have fragmented the pastoral landscape, disrupted key views, and introduced a visually incongruous and suburbanised development that is incompatible with the historic context of both designations. The development as proposed therefore conflicts with Policies D3, D18, and D19 of the Guildford Borough Local Plan (2019) and the statutory duties under Sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.
3. 3.The site is located in an unsustainable location where the only realistic means of travel to and from the site is by private vehicle. The development is therefore contrary to the aims of the National Planning Policy Framework 2024, the Surrey Local Transport Plan 4 2022 and Policy ID3 of the Guildford Local Plan: Strategy and Sites 2015 - 2034.
4. 4.The introduction of residential development, together with large areas of hardsurfacing and suburban fencing and the addition of associated domestic paraphernalia in this location would not be sympathetic to the prevailing open, rural landscape. Consequently, the development would result in an unacceptable adverse impact to the character of the surrounding area, contrary to Policy D1 of the Guildford Local Plan: Strategy and Sites, Policy D4 of the Guildford Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
5. 5.It has not been demonstrated that 2.4m x 43m visibility splays can be achievable at the site access, with no obstructions greater than 0.6m in height within the splays and that the splays do not include land that is outside of ownership of the applicants or highway controlled land. As such it has not been demonstrated that Alms Heath can safety be accessed by vehicle from the site. The proposal therefore fails to comply with policy ID3 of the Guildford Borough Local Plan: strategy and sites 2015-2034.
6. 6.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 Millmead House, Millmead, Guildford, Surrey, GU2 4BB 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.

Publicity

Appeal

Additional Information