New Manor Farm, Old Epsom Road, East Clandon, Guildford, GU4 7RL Data via plota.co.uk

25/N/00122 - Non-material amendment Refused
Admin / procedural

Proposal

Non-material amendment to planning permission approved 09/07/2025 for the relocation of the garage with secondary access and minor internal layout and fenestration changes. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
8 Dec 2025
✗
Refused
5 Jan 2026
Appeal
Not lodged

Refused on 5 Jan 2026 · Delegated · Last checked 5 Oct 2026

Documents 13

Decision & officer reports 1

PDF Decision notice Decision · 5 Jan 2026 View ↗

Plans & drawings 9

PDF 1250_a_01-revb Location plan Drawing · 8 Dec 2025 View ↗ PDF Nmf_250_a_00-revd Proposed site plan Drawing · 8 Dec 2025 View ↗ PDF Nmf_100_a_62-revb Proposed greenhouse & garage elevations Drawing · 8 Dec 2025 View ↗ PDF Nmf_100_a_61-revd Proposed elevations Drawing · 8 Dec 2025 View ↗ PDF Nmf_100_a_41-revb Proposed section a-a Drawing · 8 Dec 2025 View ↗ PDF Nmf_100_a_01-revc Proposed attic & roof plan Drawing · 8 Dec 2025 View ↗ PDF Nmf_100_a_00-revd Proposed ground & first floor plan Drawing · 8 Dec 2025 View ↗ PDF Nmf_250_n_03 Tree protection plan Drawing · 8 Dec 2025 View ↗ PDF Nmf_250_a_02 Proposed site plan - visibility splay Drawing · 8 Dec 2025 View ↗

Application forms 1

PDF Application form Application Form · 8 Dec 2025 View ↗

Other documents 2

PDF Schedule of amendments Application Document · 8 Dec 2025 View ↗
PDF Commenter’s name hidden Show Application Document · 8 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 5

Site constraints 6

Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
East Clandon conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Agricultural land, grade 2
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Expansion Zone
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
3 listed buildings within 150 m
Nearest: Lavender Cottage, Grade II, 51 m away · 3 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 3 with distances
Historic England ↗
Also on the record
Radon affected area, class 2.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Guildford
Application type
Non-material amendment
Postcode
GU4 7RL
Received
8 Dec 2025
Validated
8 Dec 2025
Ward
Clandon & Horsley
Parish
East Clandon
Case officer
Show
Target decision
5 Jan 2026
Decision
Refuse
Decision date
5 Jan 2026
Decision level
Delegated
Applicant
Show
Agent
Pringle Richards Sharratt Limited

Public comments

No public comments yet.

Last counted 5 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14549601
Planning Portal ref
PP-14549601
Env. assessment
No

Historical activity at this location

32 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Application under Section 73 of the Town and Country Planning Act 1990 (as amended) to va…
25/P/01380
2025 Approved
Application under Section 73 of the Town and Country Planning Act 1990 (as amended) to va…
25/P/01380
2024 Approved
Erection of a two storey dwelling with new access, together with green house, garage/outb…
24/P/01247
2024 Approved
Erection of a two storey dwelling with new access, together with green house, garage/outb…
24/P/01247
2023 Approved
21 Leylandii trees - Fell to ground level - Cons area
23/T/00337
2023 Approved
21 Leylandii trees - Fell to ground level - Cons area
23/T/00337
2023 Approved
Group of 21 Leylandii - cut all to ground level (East Clandon Conservation Area).
23/T/00315
2023 Approved
Group of 21 Leylandii - cut all to ground level (East Clandon Conservation Area).
23/T/00315
2021 Approved
T 1 Poplar - fell (Tree in decline), T2 Rowan - fell (Dead), T3 Walnut - reduce lateral g…
21/T/00263
2018 Approved
H1- Conifer hedge - Reduce in height to previous levels - Finished height of approximatel…
18/T/00246
2018 Approved
H1 - Beech Tree Line - Reduce in height to approximately level with apex of garage (appro…
18/T/00130
Within ~100m

Nearby activity

2025 Approved
Land between New Manor Farm and Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Proposed erection of five new dwellings at land between New Manor Farm and Snelgate Cotta…
25/P/00140
2025 Approved
Land between New Manor Farm and Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Proposed erection of five new dwellings at land between New Manor Farm and Snelgate Cotta…
25/P/00140
2024 Approved
5 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of outbuilding following demolition of existing outbuilding.
24/P/01163
2024 Approved
5 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of outbuilding following demolition of existing outbuilding.
24/P/01163
2024 Approved
6 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of outbuilding following demolition of existing outbuilding
24/P/00846
2024 Approved
6 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of outbuilding following demolition of existing outbuilding
24/P/00846
2021 Approved
9 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Following demolition of existing conservatory, erect a new single storey rear extension a…
21/P/02388
2021 Approved
5 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Proposed single storey rear orangery.
21/P/01485
2021 Refused
5 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Prior notification for a single storey 3.30 metre extension, 3.55 metres in height with a…
21/W/00060
2019 Approved
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Amendments to approved application (18/P/01618) including: Increase in width of side faci…
19/P/01028
2019 Approved
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Amendments to approved application (18/P/01618) including: Increase in width of side faci…
19/P/01028
2019 Approved
10 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Replacement windows and doors
19/P/00361
2019 Approved
10 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Replacement windows and doors
19/P/00361
2018 Refused
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Certificate of Lawfulness for proposed development to establish whether the erection of a…
18/P/02368
2018 Refused
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Certificate of Lawfulness for proposed development to establish whether the erection of a…
18/P/01953
2018 Approved
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Single and two storey side extension with front porch and associated roof alteration.
18/P/01618
2018 Approved
8 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of a single storey rear extension following demolition of existing conservatory.
18/P/00751
2018 Refused
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Certificate of Lawfulness for proposed development to establish whether the erection of a…
18/P/00364
2017 Refused
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Certificate of Lawfulness for proposed development to establish if an erection of a detac…
17/P/02402
2017 Refused
1 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Certificate of Lawfulness for proposed development to establish if an erection of a detac…
17/P/02402
2016 Refused
11 Snelgate Cottages, Old Epsom Road, East Clandon, Guildford, GU4 7RL
Erection of a single storey front extension, two storey side extension together with the…
16/P/00067
Guildford
Planning Authority Score
1/10
Poor
#292 of 296 councils
Relevant to this application:
Householder decisions

Guildford is one of the slowest councils in England for householder decisions, ranking #282 out of 296. The council extends the time limit on 64% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (86%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Guildford decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #221 of 296
86%
Householder approved
Below avg (90%) #243 of 296
31%
Decided in 8 weeks
Below avg (63%) #282 of 296
64%
Extended time limit
Above avg (41%) #276 of 296
79%
Minor dwellings approved
156 decided (1-9 homes)
67%
Major dwellings approved
6 decided (10+ homes)
66%
Change of use approved
47 decided
1,348
Total decisions
219 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use