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63 Beckingham Road, Guildford, GU2 8BT

25/P/01467Full ApplicationRefused
Full

Refused on 6 March 2026

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

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

Proposal

Change of use from C3 dwellinghouse to C4 HMO together with a part single, part two-storey rear extension; hip to gable roof extension and extension of existing dormer.

Received
27 October 2025
Decision level
Delegated (officer decision)
Ward
Westborough
Agent
New Image Design
  1. Received27 Oct
  2. Validated11 Nov
  3. Consult.6 Dec
  4. Target6 Jan
  5. Decided6 Mar

Decided in 115 days (council typically 63)

About this application

This is a full planning application for a two storey rear extension at 63 Beckingham Road, Guildford, GU2 8BT. Guildford has handled 2,986 applications of this type. This one was decided in 130 days, 10 weeks longer than Guildford's typical decision time. There has been 1 other application at this address. In the past year there have been 78 applications across Westborough. 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. The scale and design of the proposed roof alterations would give rise to a contrived roof form resulting in identified harm to both the existing dwelling and, due to the prominence of the site, the character of the immediate area. The proposed development is found to be contrary to policy D1 of the Local Plan Strategy and Sites and policy D4 of the Local Plan Development Management Policies and 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 to the objectives of policy NE4 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24/09/07), policy P5 of the Guildford Borough Local Millmead House, Millmead, Guildford, Surrey, GU2 4BB 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 8BT
Application type
Full Application
Scale / size
Small
Parish
Westborough

Planning application dates

Date validated
11 November 2025
Consultation expiry
6 December 2025
Consultation start
14 November 2025
Consultation end
6 December 2025
Neighbour consultation end
6 December 2025
Last date for comments
6 January 2026
Target decision date
6 January 2026

Applicant and agent

Agent
New Image Design
Agent address
2A Tiverton Road, London, N18 1DW

Planning decision

Statutory period
56 days

Publicity

Advertisement expiry
6 December 2025
Site notice end
6 December 2025

Additional information

Planning Portal ID
PP-14439424
Comments
0
Documents
25

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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