Plot Adjacent To Wendover And Lukla Bagshot Road Woking Surrey

1. 1.The proposed development would result in the permanent loss of established open space that contributes positively to the character and visual amenity of the area. No alternative and equivalent or better provision has been demonstrated, and the proposal therefore conflicts with Policies CS17, CS21 and CS24 of the Woking Core Strategy 2012 and Section 12 of the National Planning Policy Framework (NPPF) 2024.
2. 2.The proposed dwelling, by virtue of its size, siting at the narrowing end of the cul de sac, and proximity to the highway, would erode the established pattern, spacing and spacious character of Ivydene, resulting in a cramped and visually incongruous form of development that fails to integrate with the prevailing street scene. In addition, the subdivision and reduction of the Wendover and Lukla plots to depths and proportions substantially below the characteristic of the area would further intensify this harm and create an uncharacteristically narrow and shallow plot, contrary to the requirements of Policy DM10 of the Development Management Policies DPD 2016. The proposal, therefore, causes material harm to the character and appearance of the area, contrary to Policies CS21 and CS24 of the Woking Core Strategy 2012, Policy DM10 of the Development Management Policies DPD 2016, and Section 12 of the National Planning Policy Framework (NPPF) 2024.
3. 3.The proposed development would be located partly on land at medium risk of surface water flooding, and would be wholly reliant on access/egress across land at very high, high and medium risk of surface water flooding (as identified in the Council's Strategic Flood Risk Assessment (November 2015)), and in the absence of information to demonstrate that the sequential test is satisfied in that there are no reasonably available sites appropriate for the proposed development in areas with a lower risk of flooding from all sources, and/or the submission of a site-specific flood risk assessment the proposed development conflicts with the aims of Policy CS9 of the Woking Core Strategy 2012 which requires that proposals must avoid areas at risk of flooding where possible and prioritise development in areas with the lowest risk of flooding. The proposed development also conflicts with paragraphs 170, 174, 175 and 176 of the National Planning Policy Framework (NPPF) (2024), and paragraph 7-023-20220825 (Revision date: 17.09.2025) of the Planning Practice Guidelines (the PPG).
4. 4.In the absence of a Legal Agreement of other appropriate mechanism to secure contributions towards mitigation measures, it cannot be determined that the net additional dwelling arising from the proposed development would not have a significant impact on the Thames Basin Heaths Special Protection Area, contrary to Policy CS8 of the Woking Core Strategy 2012, the Thames Basin Heaths Avoidance Strategy 2022, saved policy NRM6 of the South East Plan 2009 and the Conservation of Habitats and Species Regulations 2017 (SI No. 1012 - the "Habitats Regulations").

From the council's decision notice.

Application type

Full Planning Application

Scale / size

Medium

Date validated

16 October 2025

Consultation expiry

7 November 2025

Neighbour consultation end

7 November 2025

Target decision date

17 February 2026

Agent

Hedley Clark Ltd

Architect profile

HEDLEY CLARK LIMITED

Agent address

Hampton House 14 Orchard Lea Drift Road Winkfield Windsor SL4 4RP

Statutory period

124 days

Documents

37

Constraints

6