28 Robertson Court St Johns Woking Surrey GU21 8AG

1. 1.The proposed two-storey side extension by reason of its design and positioning under 1 metre from the south-eastern boundary of the site combined with its full unbroken two-storey depth and mismatched gable roof design would uncharacteristically increase the overall bulk and mass of the property and would serve to harmfully imbalance the L-shaped terrace within which the property is sited. Furthermore, the proposed rear roof dormer by combined reason of its size, positioning, design, bulk and massing, would result in an unduly dominating and incongruous addition to the property which would fail to respect the simple form and character of the existing building. It would also result in the formation of a dwelling which appears uncharacteristically overdeveloped at roof level in the context of this rather high-density residential development; whereby no comparable additions have been granted planning permission; and would result in a top-heavy appearance to the host dwelling. The proposed rear roof dormer would therefore be at odds with the pattern of development evident within the immediate surrounding residential development. The proposed two-storey side extension and rear roof dormer enlargement, would fail to respect and make a positive contribution to the street scene and the character of the area within which they would be situated, contrary to the provisions of the Woking Core Strategy (2012) Policies CS21 'Design' and CS24 'Woking's Landscape and Townscape', Supplementary Planning Document 'Woking Design' (2015) and the National Planning Policy Framework (NPPF) (2024) (particularly paragraph 135).
2. 2.By reason of their elevation at three storey level together with their proximity to the private rear garden areas and rear elevations of adjoining and nearby properties to the rear, the windows within the proposed rear roof dormer (which would serve a habitable room) would result in significant harmful overlooking and loss of privacy to the rear elevation of the dwellinghouses, and the private rear garden areas of no's 13, 14 and 15 Kinglake Court (to the rear/north-east), to the detriment of the amenity of this neighbouring occupier. The proposed development would therefore have a significant adverse effect on the amenities of existing and future occupiers of No's 13, 14 and 15 Kinglake Court to the rear (north-east). Additionally, by reason of its size and positioning together with its proximity to No.27 Robertson Court (to the side/south-east), the proposed two-storey side extension would result in significant and severe loss of daylight and sunlight to the upper floor rear bedroom window of this property, to the detriment of the amenity of this neighbouring occupier. The proposed development is therefore contrary to Woking Core Strategy (2012) Policy CS21 'Design', Supplementary Planning Documents (SPD's) Design (2015) and Outlook, Amenity, Privacy and Daylight (2022) and the provisions of Section 12 of the National Planning Policy Framework (NPPF) (2024) (particularly paragraph 135(f)).
3. 3.The cumulative footprint of the existing dwelling, later conservatory addition, combined with the proposed development would culminate in an excessive proportion of the site occupied by built form, leaving a disjointed, minimal, and low quality offering of private rear amenity space, in relation to the internal floor area of the house, which at over 150sqm would be at odds with the resultant 39sqm of private garden remaining. The proposed development would therefore result in overdevelopment of the plot, to the detriment of the living conditions of future occupiers. The proposal is therefore contrary to Woking Core Strategy (2012) policy CS21, "Design" Supplementary Planning Documents 'Outlook, Amenity, Privacy and Daylight' SPD (2022), and 'Design' (2015), and the National Planning Policy Framework (2024).

From the council's decision notice.

Postcode

GU21 8AG

Application type

Householder

Scale / size

Small

Date validated

26 November 2025

Consultation expiry

17 December 2025

Neighbour consultation end

17 December 2025

Target decision date

21 January 2026

Agent

Dean Guy

Agent address

121 Amis Road St Johns Surrey Woking GU21 8TN

Statutory period

56 days

Comments

0

Documents

13

Constraints

8