Runtley Wood Farm Bungalow Runtley Wood Lane Sutton Green Guildford Surrey GU4 7QQ

1. 1.The proposed development would result in a materially larger replacement residential dwelling and associated increased hardstanding located on land within Flood Zone 3b. 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 in the absence of information to demonstrate that the proposal would improve local flood risk, the proposed development conflicts with the aims of Policy CS9 'Flooding and water management' 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. Furthermore, and notwithstanding the submitted site-specific Flood Risk Assessment and schedule of mitigation proposed, the applicant has also failed to demonstrate that the proposed uplift in building footprint located within Flood Zone 3 by reason of the resultant loss of floodplain storage and impeding of flood flow within the 1% Annual Exceedance Probability (AEP) flood extent with appropriate allowance for climate change, would not increase flood risk elsewhere during fluvial flood events. The proposed development therefore further conflicts with Policy CS9 'Flooding and water management' of the Woking Core Strategy (2012) paragraphs 170, 174 and 181 of the National Planning Policy Framework (NPPF) (2024), and the Planning Practice Guidance (the PPG) (most notably (Paragraph: 023, Reference ID: 7-023-20220825, Revision date: 17.09.2025.

From the council's decision notice.

Postcode

GU4 7QQ

Date validated

21 November 2025