Land At Wealdens And Storrs Hill Cottage White Rose Lane Woking Surrey

1. 1.It has not been demonstrated that the proposed quantum of development can be achieved at the site without resulting in an unduly contrived, discordant, and incongruous form of development which would fail to reflect the prevailing character of development in the surrounding area and without resulting in an unacceptable standard of amenity space for occupiers. The proposed development is, therefore, contrary to Policies CS21 and CS24 of the Woking Core Strategy 2012, Policies DM10 and DM11 of the Development Management Policies DPD 2016, the Council's Supplementary Planning Document 'Outlook, Amenity, Privacy and Daylight' 2022 and NDMP policies DP3, L2 and L3 of the National Planning Policy Framework (NPPF) (2026).
2. 2.In the absence of sufficient information to establish the bulk and massing of the proposed development, it has not been demonstrated that the significance of the adjacent heritage assets would be preserved or enhanced. The proposal is therefore contrary to Sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Policy CS20 of the Woking Core Strategy 2012, Policy DM20 of the Development Management Policies DPD 2016 and NDMP:HE4 of the NPPF 2026.
3. 3.It has not been demonstrated that the proposed development would maintain acceptable living standards for the neighbours of the application site. The proposed development is, therefore, contrary to Policy CS21 of the Woking Core Strategy 2012, Supplementary Planning Documents Outlook, Amenity, Privacy and Daylight (2022) and the NDMP: L2 and P3 of the NPPF (2026).
4. 4.It has not been demonstrated that adequate visibility splays are achievable for a proposed vehicular access point onto the site to safely accommodate the vehicle movements associated with the proposed development and it has not therefore been demonstrated that the proposed development would not prejudice highway safety, contrary to Woking Core Strategy (2012) policy CS18 'Transport and Accessibility' and Woking DMP DPD (2016) policy DM10 'Development on Garden Land' and policies NDMP: TR2 and NDMP: T4 of the NPPF (2026).
5. 5.In the absence of a site-specific flood risk assessment or drainage strategy to support the application, it has not been demonstrated that the proposal could have an acceptable impact in this regard. The proposal is therefore contrary to Policy CS9 of the Woking Core Strategy (2012) and policy F4 of the NPPF (2026).
6. 6.In the absence of full arboricultural information to support the application, it has not been demonstrated that the proposal would have an acceptable impact on trees on the site. The proposal is therefore contrary to Policy CS21 of the Woking Core Strategy (2012), Policy DM2 of the Development Management Policies Development Plan Document (2016) and policy N2 of the NPPF (2026).
7. 7.In the absence of ecological survey information, it has not been demonstrated that the development proposal would not have an adverse effect on legally protected species, and the biodiversity value of the site cannot be properly assessed. In the absence of this information, it is not possible to ascertain if the possible impact on the site's ecology can be mitigated. Therefore, in the absence of an ecological survey, the application fails to comply with Policy CS7 of the Core Strategy and section N2 of the NPPF.
8. 8.It has not been demonstrated that the proposed development would not result in a net loss of biodiversity on the proposal site. Furthermore, it has not been demonstrated that the proposed development would achieve a Biodiversity Net Gain, contrary to Schedule 7A of the Town and Country Planning Act 1990. The proposed development is therefore contrary to Woking Core Strategy (2012) policy CS7 'Biodiversity and Nature Conservation' and the NDMP:N2 of the NPPF (2026).
9. 9.In the absence of a Legal Agreement or other appropriate mechanism to secure contributions towards mitigation measures, it cannot be determined that the additional dwellings would not have a significant impact on the Thames Basin Heaths Special Protection Area, contrary to Core Strategy (2012) policy CS8 'Thames Basin Heaths Special Protection Areas', the Thames Basin Heaths Avoidance Strategy (2010 - 2015), saved policy NRM6 of the South East Plan (2009) and the Conservation of Habitats and Species Regulations 2017 (SI No. 490 - the "Habitats Regulations").
10. 10.In the absence of a Legal Agreement or other appropriate mechanism to secure affordable housing, it cannot be determined that the proposed development would make sufficient contribution towards affordable housing. Therefore, the proposed development would fail to deliver sufficient affordable housing. The proposal is therefore contrary to the NPPF, Policy CS12 of the Woking Core Strategy 2012 and the Council's Supplementary Planning Document 'Affordable Housing Delivery' 2014.

From the council's decision notice.

Application type

Outline Planning Application

Scale / size

Large

Number of dwellings

12

Parish

Not Available, if this is a comment please see the Documents Tab

Date validated

25 May 2026

Consultation expiry

17 June 2026

Consultation end

17 June 2026

Neighbour consultation end

17 June 2026

Target decision date

24 August 2026

Applicant

Private applicant

Agent

JDP Architects

Agent address

Mercia Marina Findern Lane Willington Derby DE65 6DW

Case officer

Josey Short

Statutory period

91 days

Documents

52

Constraints

11