land to the rear of 87-89 Applegarth Avenue, Guildford, GU2 8LX

1. 1.The proposal proposal would introduce development behind the building lines, disrupting the regular rhythm of housing. The resulting plot sizes are small relative to those on the estate, to the extent that the development would appear cramped and overdeveloped in comparison and would result in a closing up of the gap between the houses would be lost, reducing the sense of openness. Therefore the proposed developement is in conflict with Policy D1 and P1 of the Guildford Borough Local Plan: Strategy and Sites (April 2019), which requires that new development reflects local character, responding and reinforcing distinct patterns of development, including the landscape setting. It also conflicts with Local Plan Policies Policy D4 and D8 of the Guildford Borough Local Plan: Development Management Policies, and Chapters 12 and 15 of the National Planning Policy Framework (NPPF) which require that new development respects established street patterns, plot sizes, building lines and the relationship with other buildings.
2. 2.The proposals would fail to provide a satisfactory standard of accommodation with good levels of private amenity space. Given the close proximity of the dwellings to each other and to shared boundaries with existing neighbours at 87, 89 and 89a and closeness to the noisy access, the railway line and turning area, plus the fact that the proposed gardens of plots 87A particularly and 87B would be partly in shade due to the proximity of trees, when the trees are in leaf and would mean Millmead House, Millmead, Guildford, Surrey, GU2 4BB that the amenity of future occupiers would be eroded both by shadow cast from the trees and unfettered noise from the comings and goings of the adjoining new units and the railway noise. For the above reasons the development is considered to be in conflict with Policy D1 and D5 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034.
3. 3.The proposals would have an overbearing and oppressive impact on the amenities and privacy of adjoining neighbours, this in combination with additional unfettered comings and goings from 4 new households would further erode the enjoyment of private amenity space having a detrimental impact on peace and enjoyment of amenity thus it would be harmful to the amenity and privacy of neighbours.
4. 4.The applicant has failed to demonstrate that the proposal would not have a detrimental impact on protected species and the proposal conflicts with Policy P6 of the LPDMP (March 2023), Policy ID4 of the LPSS 2019, and Section 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).
5. 5.The carbon reduction calculation template has not been completed - it states New dwelling 1, 2 3 4 TER - to be advised and 10% carbon reductions from TER to be advised' No supporting BREL or SAP calculations have been provided. As such, the application has not demonstrated that the new building would achieve an emission rate no higher than the relevant Target Emission Rate (TER) set out in the Building Regulations (Part L), contrary to the requirement of LPDMP Policy D16(4).
6. 6.The applicant has failed to submit a legal agreement to ensure that the development would not impact on the TBHSPA and to meet the objectives of the TBHSPA Avoidance Strategy and Policy NRM6 of the South East Plan 2009. This would also have ensured that the development would have met the requirements of Regulation 61 of the Conservation of Habitats and Species Regulations 2010. In the absence of such an agreement this forms another reason for refusal.

From the council's decision notice.

Postcode

GU2 8LX

Application type

Full Application

Scale / size

Small

Parish

Westborough

Date validated

19 February 2026

Consultation expiry

1 April 2026

Consultation start

6 March 2026

Consultation end

1 April 2026

Neighbour consultation start

3 March 2026

Neighbour consultation end

1 April 2026

Last date for comments

16 April 2026

Target decision date

16 April 2026

Applicant

Private applicant

Agent

FKA Construction

Agent address

Runtley Wood Farm, Sutton Green, GU4 7QQ

Case officer

Cindy Blythe

Statutory period

56 days

Advertisement expiry

1 April 2026

Site notice start

11 March 2026

Site notice end

1 April 2026

Planning Portal ID

PP-14712391

Documents

16