Land North of Lower Road, Effingham Data via plota.co.uk

26/P/01289 - Outline Application Registered

Proposal

Outline application (with all matters reserved except for points of access to the highway) for residential development (Use Class C3), a nursery (Use Class E(f)), together with landscaping and associated works (following demolition of existing structures). Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 12:04

Street View

Application progress

✓

Received

1 Oct 2026

✓

Validated

15 Oct 2026

✓

Consultation

23 Oct 2026

Decision

Expected by 4 Feb 2027

Under consideration

No decision has been issued yet. Plota predicts a decision between 10 Dec 2026 and 26 Dec 2026, from Guildford's recent demolitions.

Comments are open until 13 Nov 2026

Comment on this application ↗

Documents 84

Statements & assessments 68

Plans & drawings 6

PDF 01023e_jtp_mp_001 Site location plan Drawing · 15 Oct 2026 View ↗ PDF Pp_001 rev-p1 Proposed land use, key streets & spaces parameters site plan Drawing · 1 Oct 2026 View ↗ PDF Pp_002 rev-p1 Proposed building heights parameters plan Drawing · 1 Oct 2026 View ↗ PDF 18837_p12 rev-c Proposed illustrative landscape plan Drawing · 1 Oct 2026 View ↗ PDF Framework travel plan Application Document · 1 Oct 2026 View ↗ PDF Construction traffic management plan Application Document · 1 Oct 2026 View ↗

Application forms 1

PDF Application form redacted Application Form · 1 Oct 2026 View ↗

Site constraints 4

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 ↗

Agricultural land, grade 3b

Not 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) agrees.

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 Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Conservation area 75 m away: Effingham.

Not affected

Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 16 October 2026. Historic England, the Environment Agency, Natural England 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: Outline Application
Received: 1 Oct 2026
Validated: 15 Oct 2026
Target decision: 4 Feb 2027
Decision level: Delegated
Applicant: Show
Agent: Nexus Planning

Decision outlook

Day 13 of the 56-day target. Guildford usually decides demolitions by day 67.

prediction

Day 1354 days to the predicted decision (day 67)

40%decided within 8 weeks

87%approved

85decided in the last year

Plota live figures for demolitions decided by Guildford in the last twelve months, from validation. Guildford decision record →

Public comments

No public comments yet.

Last counted 24 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15211082
Planning Portal ref: PP-15211082
Neighbours: 23 Oct 2026
Consultation: 23 Oct 2026
Comments by: 13 Nov 2026
Env. assessment: No

Guildford

Planning Authority Score

1/10

Poor

#292 of 296 councils

Relevant to this application:

Major dwellings

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