The Coach House, 1 Paddock Grove, Effingham, Leatherhead, KT24 5BF

26/P/00621Full ApplicationRefused

Full

Refused on 2 October 2026

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

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

Proposal

Proposed outbuilding to facilitate double garage and gym

Received: 7 May 2026
Decision level: Delegated (officer decision)
Public comments: 0 · last counted 6 November 2026
Council: Guildford Borough Council
Ward: Effingham

ReceivedReceived7 May
ValidatedValidated21 May
Consult.Consultation26 Jun
TargetTarget Date2 Oct
DecidedDecided2 Oct

Decided in 134 days (council typically 63)

About this application

This is a full planning application for a garage at The Coach House, 1 Paddock Grove, Effingham, Leatherhead, KT24 5BF. Guildford has handled 2,986 applications of this type. This one was decided in 148 days, 12 weeks longer than Guildford's typical decision time. The site is in the Effingham conservation area. There are no previous applications recorded at this address. In the past year there have been 74 applications across Effingham. We hold 958 applications in total for the KT24 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

The proposed outbuilding, due to it's position to the front of the building, size, length, footprint, bulk and mass, would have a harmful visual impact on the character and appearance of the conservation area and would harm the setting of the listed building 'Effingham House'. Furthermore, it would disrupt views of the Coach House's principle frontage and as such would harm the setting of the non-designated heritage asset. The proposal would result in less than substantial harm to the significance of the designated heritage assets. No public benefit has been identified to outweigh the harm to the heritage asset and therefore permission should be refused. Due regard has been given to the provisions of Sections 66 and 72 of the Planning (Listed Building and Conservation Areas) Act 1990, Policies HE4, HE5, HE6, HE7, HE9 of the National Planning Policy Framework (August 2026), Policy D3: Historic Environment of the Guildford Borough Local Plan: Strategy and Sites (LPSS) 2015 - 2034, Policy D18: Designated Heritage Assets, Policy D19: Listed Buildings, Policy D20: Conservation Areas, Policy D23: Non-designated Heritage Assets of the Guildford Borough Local Plan: Development Management Policies (2023), and Policy ENP-G2 of the Effingham Neighbourhood Plan.
The proposed outbuilding, by virtue of its substantial size, long profile, bulk, massing and position in close proximity to the road, would be a visually prominent addition and would dominate the frontage of the property. It would therefore be out of scale and character with the existing building and street scene. This would contravene Policy D1 of the Guildford Borough Local Plan: Strategy and Sites, Policies H4, D4 of the Guildford Borough Local Plan: Development Management Policies (LPDMP), Policy ENP-G2 of the Effingham Neighbourhood Plan 2016 - 2030, Policy DP3 of the National Planning Policy Framework (NPPF) (2026), and the Residential Extensions and Alterations SPD 2018.

From the council's decision notice.

Application details

Postcode: KT24 5BF
Application type: Full Application
Scale / size: Small
Parish: Effingham

Planning application dates

Date validated: 21 May 2026
Consultation expiry: 26 June 2026
Consultation start: 22 May 2026
Consultation end: 26 June 2026
Neighbour consultation start: 21 May 2026
Neighbour consultation end: 26 June 2026
Last date for comments: 16 July 2026
Target decision date: 2 October 2026

Applicant and agent

Agent: GMW
Agent address: 6 Hornbeam Road, Guildford, Surrey, GU1 1LR

Planning decision

Statutory period: 56 days

Publicity

Last advertised: 5 June 2026
Advertisement expiry: 26 June 2026
Site notice start: 5 June 2026
Site notice end: 26 June 2026

Additional information

Planning Portal ID: PP-14913631
Documents: 12

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

Conservation area: Effingham
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 (21)

flood storage 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

© 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.

Source: Guildford

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