Plot 15, Berry Farm, Westwood Lane, Wanborough, Guildford

1. 1.The change of use of the land to residential, with the siting of a mobile home and touring caravan for gypsy and traveller occupancy, erection of a field shelter, fencing and landscaping would constitute inappropriate development which is by definition harmful. The development also and has a harmful impact on the openness of the Green Belt and results in encroachment of built form into the Countryside which conflicts with the purposes of including land within the Green Belt. Very special circumstances have not been identified to outweigh the harm to the Green Belt and the other identified harms. The development therefore does not 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 introduction of development on what was previously an open agricultural field appears as incongruous development that harms the open field pattern of the area and as such, is detrimental to the landscape value of the area. It would fail to conserve and enhance the scenic qualities of the setting of the Surrey Hills National Landscape and the distinctive landscape qualites of the Area of Great Landscape Value. It is considered contrary to Policy P1 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, Policies P1, P2, P3 and P3 of the Surrey Hills National Landscape Management Plan 2025 - 2030 and the National Planning Policy Framework 2024.
3. 3.The development of the site for residential use inclusive of the siting of a mobile home and touring caravan for gypsy and traveller occupancy, erection of a field shelter, fencing and landscaping would go against the established rural character of the area. The development appears obtrusive and prominent in what was a previously open, agricultural landscape. It is considered contrary to Policy D4 in the Guildford Borough Local Plan: Development Management Policies 2023, Policy D1 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034 and the National Planning Policy Framework 2024.
4. 4.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 and Policy ID3 of the Guildford Local Plan: Strategy and Sites 2015 - 2034.
5. 5.The application has not been supported by any information to confirm the presence or likely absence of protected or priority species and habitats, and consequently, whether the unauthorised and proposed development has resulted or would continue to result in harm to these species and habitats. Without this information, the Council cannot be satisfied that the development has not led to demonstrable harm to these protected or priority species. The development therefore fails to comply with Policy ID4 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, Polikcy P6 of the Guildford Borough Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
6. 6.The application has not been supported by satisfactory documentation to demonstrate that the development would either be exempt from providing the mandatory biodiversity net gain or would achieve the minimum 20% net gain. The development therefore does not comply with Policy ID4 of the Guildford Borough Local Plan: Strategy and Sites 2015 - 2034, Policy P7 of the Guildford Borough Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
7. 7.The development is not supported by an arboricultural impact assessment or similar assessment to demonstrate that there would not be any harm on surrounding mature trees. Given the location of the proposed field shelter under the canopy and within the root protection area of adjacent trees, it cannot be determined that there would be no harm to these potentially significant trees. The development therefore would not comply with Policy P6 of the Guildford Borough Local Plan: Development Management Policies 2023 and the National Planning Policy Framework 2024.
8. 8.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 development, either alone or in combination with other development, would not have an adverse effect on the integrity of the Special Protection Area. 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.

Application type

Full Application

Scale / size

Small

Parish

Wanborough

Date validated

26 January 2026

Consultation expiry

28 February 2026

Consultation start

6 February 2026

Consultation end

28 February 2026

Neighbour consultation end

28 February 2026

Last date for comments

23 March 2026

Target decision date

23 March 2026

Decision issued

12 March 2026

Agent

WS Planning & Architecture

Agent address

5 Pool House, Bancroft Road, Reigate, RH2 7RP

Statutory period

56 days

Advertisement expiry

28 February 2026

Site notice end

28 February 2026

Planning Portal ID

PP-14549104

Documents

18