Land To The Rear Of Oak House Ridgeway Horsell Woking Surrey

1. 1.The proposed residential dwelling, sited on Land to the Rear of Oak House, Ridgeway, Horsell would comprise a "tandem" form of development. It, alongside the associated access track and plot subdivision, would represent an uncharacteristic form of backland development, which would introduce a form of development that would be entirely at odds with the established linear pattern and grain of development in the area. The proposed development is therefore unacceptable in terms of layout, grain and pattern of development and would result in significant harm to the character and appearance of the area. The proposed development would therefore fall contrary to the provisions of Policies CS21 'Design' and CS24 'Woking's landscape and townscape' of the Woking Core Strategy (2012), Policy DM10 'Development on Garden Land', the advice contained within the Supplementary Planning Document (SPD) 'Design' (2015) and Section 14 'Achieving well-designed places' of the National Planning Policy Framework (NPPF) (August 2026).
2. 2.It has not been demonstrated that a significant and severe onset of noise and disturbance as a result of vehicular movements traversing the proposed access track serving the proposed residential dwelling would not occur toward the occupiers of Sandycombe, Ridgeway, Horsell, Woking, Surrey and 14 Ridgeway Gardens, Ridgeway, Horsell, Woking, Surrey both of which adjoin the application site to the south-west and lie closely proximate to the proposed access track. Such noise and disturbance would be largely unmonitored and could not reasonably be restricted or mitigated. The proposed access track has the potential to be in use at all hours of the day and night, including hours where the occupiers of both properties might reasonably expect peace and quiet. The proposed development would thereby significantly and severely diminish the amenity of both Sandycombe, Ridgeway, Horsell, Woking, Surrey and 14 Ridgeway Gardens, Ridgeway, Horsell, Woking. The proposed development would therefore be contrary to Policy CS21 'Design' of the Woking Core Strategy (2012), and the provisions of Section 14 'Achieving well-designed places' of the National Planning Policy Framework (NPPF) (August 2026).
3. 3.In the absence of a Section 106 Legal Agreement to secure contributions towards mitigation measures, the Local Planning Authority is unable to determine that the additional dwelling would not have an adverse effect on the integrity of the Thames Basin Heaths Special Protection Area (TBH SPA), either alone or in combination with other plans and projects in relation to urbanisation and recreational pressure effects, contrary to The Conservation of Habitats and Species Regulations 2017 (the 'Habitats Regulations'), saved Policy NRM6 of the South East Plan 2009, Policies CS8 and CS17 of the Woking Core Strategy (2012) and the Updated Thames Basin Heath Avoidance Strategy (2026).

From the council's decision notice.

Application type

Full Planning Application

Scale / size

Medium

Parish

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

Date validated

20 May 2026

Consultation expiry

18 June 2026

Neighbour consultation end

18 June 2026

Target decision date

4 September 2026

Committee meeting

1 September 2026

Applicant

Private applicant

Architect profile

PLANIT CONSULTANTS LIMITED

Agent address

3 Innovation Place Douglas Drive Godalming GU7 1JX

Case officer

Matthew Lambert

Statutory period

107 days

Documents

49

Constraints

9