44 Common Close Horsell Woking Surrey GU21 4DB

1. 1.By reason of the provision of 1no. net additional dwelling and the location of the site within the 400 metre 'exclusion zone' (Zone A) around the Thames Basin Heaths Special Protection Area (TBH SPA), the Local Planning Authority is unable to determine that the 1no. net additional dwelling would not adversely affect the integrity of the TBH SPA, either alone or in combination with other plans and projects in relation to urbanisation and recreational pressure effects. This is because the 1no. net additional dwelling would be likely to contribute to a deterioration of the quality of the habitat on which the (ground nesting) bird species, for which the TBH SPA is classified, depend and increased disturbance to the (ground nesting) bird species, by reason of increased access to the heath (Horsell Common), including access for general recreation and dog- walking, and urban influence pressures. There being alternative solutions to the proposal (that is, housing development elsewhere, outside of the 400 metre Zone A 'exclusion zone') and there being no imperative reasons of overriding public interest to justify granting planning permission for the proposed development in this instance, it is therefore contrary to The Conservation of Habitats and Species Regulations 2017 (as amended) (the 'Habitats Regulations'), saved Policy NRM6 (Thames Basin Heaths Special Protection Areas) of the South East Plan 2009, Policies CS8 (Thames Basin Heaths Special Protection Areas) and CS17 (Open space, green infrastructure, sport and recreation) of the Woking Core Strategy (2012), the Updated Thames Basin Heath Avoidance Strategy (2022) and Section 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (NPPF) (December 2024).
2. 2.For the following combined reasons the proposed development represents a cramped and contrived over- development of the site: a) By reason of their barn-hipped roof forms, which would produce a not inconsiderable area of flat (or 'crown') roof at maximum height, and which would thus appear bulky and 'top heavy' in scale, and incongruous, awkward and unsympathetic in design, in the context of the consistent approach to roof forms within the cul-de-sac in which main ridge lines run (front-to-rear) perpendicular to the road with at least one 'unbroken' side dual- pitched slope such that the original dual-pitched form remains readily appreciable, the proposed development would fail to respect and make a positive contribution to the street scene and the character of the area in which it would be situated, fail to provide a positive townscape character benefit and fail to be visually attractive as a result of good architecture and to be sympathetic to local character and history, including the surrounding built environment. The proposed development is therefore contrary to Policies CS21 (Design) and CS24 (Woking's landscape and townscape) of the Woking Core Strategy (2012), Supplementary Planning Document (SPD) Design (2015) and the provisions of Section 12 (Achieving well-designed places) of the National Planning Policy Framework (NPPF) (December 2024) (most notably paragraphs 131 and 135). b) That future occupiers of both 2no. proposed dwellings would not be afforded any outlook from the second floor level master bedrooms, and that daylight and sunlight provision in these habitable rooms is also likely to be highly restricted, would cause substantial harm to the living conditions of future occupiers of both 2no. proposed dwellings and fail to provide a high standard of amenity for future users. In addition, that the Plot 2 private garden area would, in the existing character of the local context, be disproportionately small compared to the gross floorspace of this large family dwelling (which would have a floorspace of around 198 sq.m), would cause substantial harm to the living conditions of future occupiers of Plot 2 and fail to provide a high standard of amenity for future users. These factors are further indicative of the fact that, when combined, the proposed dwellings would provide a disproportionate level of accommodation, being further symptomatic of the contrived nature of the proposed development. The proposed development is therefore contrary to Policy CS21 (Design) of the Woking Core Strategy (2012), Policy DM10 (Development on garden land) of the Development Management Policies DPD (2016), Supplementary Planning Document (SPD) Outlook, Amenity, Privacy and Daylight (2022) and the provisions of paragraph 135 of the National Planning Policy Framework (NPPF) (December 2024). REFULZ - Refused - FULL - decision c) The proposed development would fail to provide sufficient on-site car parking provision, with the consequent on- street (off-site) parking demand arising from occupiers of the 2no. new (4 bedroom) houses causing danger and inconvenience to pedestrians and other highway users, particularly given the immediate proximity to the site of the turning head of the cul-de-sac. The proposed development is therefore contrary to Policy CS18 (Transport and accessibility) of the Woking Core Strategy (2012), Policy DM10 (Development on garden land) of the Development Management Policies DPD (2016), Supplementary Planning Document (SPD) Parking Standards (2018), the objectives of the Surrey Local Transport Plan 2022-2032 'To improve road safety and the security of the travelling public in Surrey' and the provisions of the National Planning Policy Framework (NPPF) (December 2024) (most notably paragraphs 115 and 116).
3. 3.Taking a precautionary approach, given that, in addition to their ages, the existing dwelling and detached garage on the site both have features which are known to be attractive to roosting bats and the nature of the site surroundings is such that they could provide good foraging and commuting opportunities for bats, and in the absence of a sufficient bat assessment or survey information, the applicant has failed to demonstrate that the proposed demolition of the existing dwelling and detached garage on the site, both of which have clay tiled pitched roofs, would not result in a breach of the protection afforded to bats as a European Protected Species under The Conservation of Habitats and Species Regulations 2017 (as amended), as well as The Wildlife and Countryside Act 1981 (as amended). The proposed development would also fail to accord with Policy CS7 (Biodiversity and nature conservation) of the Woking Core Strategy (2012), The Natural Environment and Rural Communities Act 2006, Circular 06/05: 'Biodiversity and Geological Conservation - Statutory Obligations and Their Impact Within The Planning System', as well as the provisions of the National Planning Policy Framework (NPPF) (December 2024) (particularly paragraphs 187d and 193), insofar as these seek to avoid harm to protected species.

From the council's decision notice.

Postcode

GU21 4DB

Application type

Full Planning Application

Scale / size

Small

Date validated

3 October 2025

Consultation expiry

29 October 2025

Neighbour consultation end

29 October 2025

Target decision date

28 November 2025

Statutory period

56 days

Documents

72

Constraints

11