Seven homes at TWO Parcels OF Land Separated BY Burnt Hill Road Burnt Hill Road Wrecclesham Farnham Erection of 7 dwellings with

What was proposed

The application sought seven two-storey homes, with access, gardens, parking, cycle storage and associated works across two parcels.

“WA/2025/00971 – Erection of 7 dwellings with vehicular access, amenity space, car and cycle parking and associated works. at TWO PARCELS OF LAND SEPARATED BY BURNT HILL ROAD BURNT HILL ROAD WRECCLESHAM FARNHAM”

“The application seeks permission for the erection of 7 dwellings. The housing mix includes 2no two-storey two-bedroom semi-detached dwellings (Plot 2 and 3), 4no two-storey three-bedroom detached dwellings (Plots 4, 5, 6 and 7) and 1no two-storey four-bedroom detached dwelling (Plot 1).”

Officer report

The site and its setting

The two parcels lie on opposite sides of Burnt Hill Road in a semi-rural residential area, with woodland, vegetation and the Bourne Stream nearby.

“Parcel 1 to the north-east of Burnt Hill Road has a site area of 0.352 ha and comprises a linear parcel of land. The land is largely undeveloped grassland with some small ancillary structures close to the neighbouring dwelling, No.49 Burnt Hill Road. The land flanks a parcel of TPO woodland to the north with a paddock and stables to the south and east.”

“The site is situated within the South Farnham Arcadian Area with the Bourne Stream running adjacent to the edge of this parcel. Surrounding character is therefore residential in a semi-rural context. It is noted that both parcels (red-line boundary) are entirely located in Flood Zone 1, with land within the blue-line adjacent to the Stream in Flood Zone 2 / 3. The stream crosses under Burnt Hill Road in a culvert.”

Officer report

Earlier planning history

Earlier applications for homes on parts of the wider area were refused in 1972 and 1981, but officers considered them not directly relevant.

“Officers have included some historic permissions on parts of the wider blue-line. Given the planning policy context has changed considerably in the intervening period and that these dwellings are sited in different locations to those proposed, it is not considered these applications are directly relevant but have been nonetheless listed:”

“Reference Proposal Decision WA/1981/0243 Erection of four detached dwellings REFUSED (02/04/1981) WA/1981/0325 Erection of one dwelling with access from Twyford Lane REFUSED (30/04/1981)”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement, finding limited character harm outweighed by housing and public footpath benefits.

“‒ Public benefit to provide a new public footpath up the length of approximately 100m of Burnt Hill Road. The CHA has noted this is a net improvement of the proposal on the existing highway situation (moderate weight) ‒ Construction benefits and local economic benefits of future occupiers (limited weight) ‒ Community Infrastructure Levy fee (limited weight)”

“When weighed in the balance, the limited policy conflict with Policy FNP8 of the Farnham Neighbourhood Plan would not significantly and demonstrably outweigh these benefits. As such, subject to the prior completion of a S106 legal agreement and conditions, planning permission is recommended for approval.”

Officer report

Consultation responses

Highways, ecology, trees, drainage and other consultees raised no objection subject to conditions, while Farnham Town Council objected on character, flooding, footway and access grounds.

“Consultees Comments County Highways Authority (CHA) No objection (subject to conditions) (18/07/2025) Surrey Wildlife Trust (SWT) No objection (subject to conditions) (updated response dated 31/10/2025) Internal Consultation – Trees and Landscape Officer No objection (subject to conditions) (updated response dated 22/09/2025) Lead Local Flood Authority (LLFA) No objection (subject to condition) (updated response dated 18/12/2025) Environment Agency No objection (subject to…”

“(22/12/2025) Surrey Rights of Way Officer No comment. (13/06/2025) Southern Water No comment. (22/05/2025) Thames Water No objection (subject to a condition on foul water drainage) (updated response dated 22/12/2025) Farnham Town Council Objection ‒ Proposal in conflict with Farnham South Arcadian Area policy and Farnham Design policy. ‒ Location is a Biodiversity Opportunity Area in Policy FNP13 of the Neighbourhood Plan and at high risk of flooding.”

Officer report

Who spoke

Two objectors, one supporter, a Farnham Town and ward councillor, and another ward councillor made representations under the public speaking scheme.

The committee vote

The committee voted against the officer recommendation, then approved an alternative resolution to refuse permission.

“Following debate, the Committee voted against the officers recommendation to grant permission 4 in favour, no abstention and 8 against.”

“An alternative resolution to refuse was proposed by Councillor Clark and seconded by Councillor Steijger. The Committee voted in favour of the alternative resolution 8 in favour, one abstention and 3 against.”

Minutes

Why permission was refused

The committee refused because of design and character harm, and because no legal agreement would secure SPA mitigation or the proposed public footpath.

“The proposed development would harm the informal semi-rural character and appearance of the South Farnham Arcadian Area, would not compliment the appearance of the street scene and have an adverse effect on the setting and amenities of neighbours by nature of the inappropriate design and scale and its relationship with the surrounding context.”

“3 3. In the absence of a Section 106 agreement, the proposal would not seal the proposed footpath (as detailed on Drawing 24131 / C101E) as highway land. Without the footpath, the proposal would not have good onward connectivity to surrounding streets for journeys on foot and would therefore not be in compliance with the requirements of Policy ST1 of the Local Plan (Part 1) 2018 and Policy DM9 of the Local Plan (Part 2) 2023 in promoting sustainable modes of travel.”

Minutes