Norwich House, 14 North Street, Guildford

1. 1.The proposed development, by virtue of its non-compliance with the nationally described space standards, a lack of adequate levels of daylight and sunlight within bedrooms, and a harmful level of overlooking into the single bedroom of one of the units, would result in a poor standard of amenity for furture occupiers. Further, insufficient information has been provided to demonstrate that the proposal would result in achieve acceptable noise levels for the future occupiers. As such, the proposal would not comply with policy D5 of the Local Plan: Development Management Policies and Paragraph 135 of the National Planning Policy Framework.
2. 2.The northernmost proposed first floor window within the eastern flank elevation would give rise to harmful overlooking of the roof terrace and upper floor rear windows at Five and Lime, which serve residential accommodation. As such, the proposal would result in an unacceptable loss of privacy for the residential occupants at Five and Lime, in conflict with policy D5 of the Local Plan: Development Management Policies 2023, and paragraph 135 of the National Planning Policy Framework.
3. 3.Insufficient information has been submitted relating to the proposed fabric specification and the Dwelling Fabric Energy Efficiency of each proposed dwelling type to satisfactorily demonstrate that the proposed development has followed the “fabric first” approach in accordance with the energy hierarchy. Accordingly, it has not been demonstrated to the satisfaction of the Local Planning Authority that the proposed development would reduce carbon emissions through fabric efficiencies, contrary to Policy D2(2) of the adopted Guildford Borough Local Plan: Strategy and Sites 2015 – 2034 and Policy D14(1) of the adopted of the adopted Guildford Borough Local Plan: Development Management Policies 2023 and the guidance within the adopted Climate Change, Sustainable Design, Construction and Energy Supplementary Planning Document 2024.
4. 4.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 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.

Postcode

GU1 4AF

Parish

Stoke

Date validated

11 December 2025

Applicant

Private applicant

Case officer

Holly Craig