Shortlands Farm, Guildford Road, Ash, Guildford, GU12 6DF Data via plota.co.uk

25/P/01521 - Outline Application Appeal Received

Proposal

Outline planning application with all matters except for the accesses from Guildford Road and Wyke Lane reserved, for subsequent approval for the demolition of the existing buildings and hardstanding and the erection of up to 200 residential dwellings including affordable housing and plots of self-build plots (Class C3); green and blue infrastructure and associated service and utility structures. Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 21:30

Street View

Application progress

✓

Received

6 Nov 2025

✓

Consultation

5 Dec 2025

Decision

Expected by 5 Feb 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 9 Oct 2026; it is now day 337.

The consultation period closed on 2 Jan 2026.

Documents 420

Decision & officer reports 1

PDF Planning committee report from 24 june 2026 Report · 26 Jun 2026 View ↗

Statements & assessments 77

PDF Name hidden Show Other · 26 Aug 2026 View ↗

Plans & drawings 26

Application forms 4

PDF Appeal form Appeal Document · 22 Apr 2026 View ↗ PDF Fee calculation Application Document · 6 Nov 2025 View ↗ PDF Application form Application Form · 6 Nov 2025 View ↗ PDF Application form redacted Application Form · 6 Nov 2025 View ↗

Consultation & comments 112

PDF Commenter’s name hidden Show Other · 25 Sept 2026 View ↗

PDF Shortland farm - response to inspectors questions 23.09.2026(41627843.1).pdf Other · 24 Sept 2026 View ↗ PDF Surrey county council response to appeal note - shortlands farm sept 26.pdf Other · 23 Sept 2026 View ↗ PDF Network rail - comment Correspondence · 7 Sept 2026 View ↗ PDF Updated comments surrey education Consultee Comment · 11 Aug 2026 View ↗ PDF Updated comments from surrey police Consultee Comment · 10 Aug 2026 View ↗ PDF Pins gbc interested parties comments received & submit proof of evidence and wit Appeal Correspondence · 29 Jun 2026 View ↗ PDF Normandy action group response to officers report Correspondence · 23 Jun 2026 View ↗ PDF Normandy parish council - additional comment Correspondence · 23 Jun 2026 View ↗

PDF Name hidden Show Appeal Correspondence · 29 May 2026 View ↗

PDF Surrey wildlife trust - comment Correspondence · 13 May 2026 View ↗ PDF Updated highways response Correspondence · 8 May 2026 View ↗ PDF Surrey highways - comment Correspondence · 8 May 2026 View ↗ PDF Ash parish council - comment Correspondence · 1 May 2026 View ↗ PDF Naturespace - response to appeal submission Correspondence · 28 Apr 2026 View ↗ PDF Naturespace - response to appeal submission Correspondence · 28 Apr 2026 View ↗ PDF Thames water updated response Correspondence · 22 Apr 2026 View ↗ PDF Historic england - no comment Correspondence · 21 Apr 2026 View ↗ PDF Thames water - comment Correspondence · 15 Apr 2026 View ↗ PDF Response to thames water comments Application Document · 31 Mar 2026 View ↗ PDF Surrey suds - comment Correspondence · 5 Mar 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 23 Feb 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 16 Feb 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 13 Feb 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 12 Feb 2026 View ↗

PDF Urban design comments Correspondence · 30 Jan 2026 View ↗ PDF Appendix c ? road safety audit response report Application Document · 22 Jan 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 14 Jan 2026 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 14 Jan 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 6 Jan 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 4 Jan 2026 View ↗

PDF Objector’s name hidden Show Objection Comment · 2 Jan 2026 View ↗

PDF Objector’s name hidden Show Correspondence · 30 Dec 2025 View ↗

PDF Objector’s name hidden Show Correspondence · 29 Dec 2025 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 23 Dec 2025 View ↗

PDF Objector’s name hidden Show Correspondence · 23 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 22 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 21 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 19 Dec 2025 View ↗

PDF Countryside access officer - comment Correspondence · 19 Dec 2025 View ↗ PDF Thames water - comment Correspondence · 19 Dec 2025 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 18 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 18 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 17 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 16 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 15 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 14 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 11 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 10 Dec 2025 View ↗

PDF Housing strategy & enabling manager - comment Correspondence · 9 Dec 2025 View ↗ PDF Surrey police - comment Correspondence · 9 Dec 2025 View ↗ PDF Surrey highways - comment Correspondence · 8 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 5 Dec 2025 View ↗

PDF Environment agency - comment Correspondence · 5 Dec 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 4 Dec 2025 View ↗

Other documents 200

PDF Name hidden Show Other · 26 Aug 2026 View ↗

PDF Cd2.01 - shortland farm - correspondence with gbc in relation to thames water co Other · 26 Aug 2026 View ↗ PDF Gbc poe appendix 1 - right of way map.pdf Other · 26 Aug 2026 View ↗

PDF Name hidden Show Other · 26 Aug 2026 View ↗

PDF Pins > gbc we have received proof of evidence and witnesses Appeal Correspondence · 26 Aug 2026 View ↗

PDF Name hidden Show Appeal Document · 26 Aug 2026 View ↗

PDF Name hidden Show Correspondence · 25 Feb 2026 View ↗

PDF Name hidden Show Correspondence · 24 Feb 2026 View ↗

PDF Aa proof page with notice Other · 5 Feb 2026 View ↗ PDF Mayer brown letter to scc highways Application Document · 22 Jan 2026 View ↗

PDF Name hidden Show Correspondence · 6 Jan 2026 View ↗

PDF Normandy action group Correspondence · 2 Jan 2026 View ↗

PDF Objector’s name hidden Show Correspondence · 1 Jan 2026 View ↗

PDF Objector’s name hidden Show Correspondence · 28 Dec 2025 View ↗

PDF Name hidden Show Correspondence · 25 Dec 2025 View ↗

PDF Objector’s name hidden Show Please Choose · 24 Dec 2025 View ↗

PDF Objector’s name hidden Show Please Choose · 23 Dec 2025 View ↗

PDF Objector’s name hidden Show Correspondence · 23 Dec 2025 View ↗

PDF Objector’s name hidden Show Please Choose · 22 Dec 2025 View ↗

PDF Surrey suds - object Correspondence · 12 Dec 2025 View ↗

PDF Objector’s name hidden Show Correspondence · 11 Dec 2025 View ↗

All documents on the council site ↗

Site constraints 3

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 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. A site survey can differ.

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 1

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

Not affected

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

Checked on 7 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
Postcode: GU12 6DF
Received: 6 Nov 2025
Validated: 6 Nov 2025
Ward: Normandy & Pirbright
Parish: Normandy
Case officer: Show
Target decision: 5 Feb 2026
Decision level: Delegated
Applicant: Show
Agent: Lichfields

Decision outlook

Day 337, past the statutory target. 72% of outline applications in Guildford are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 7 Oct 2026.

target

predicted

Day 337281 days past the 56-day target

49%decided within 8 weeks

58%approved

9%go to committee

Plota live figures for outline applications decided across the UK in the last twelve months, from validation; too few recent outline applications in Guildford to go on. Guildford decision record →

Public comments

91comments received

91 objecting

100% object · above the UK average of 74%

147 neighbours consulted · Last counted 7 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14430026
Planning Portal ref: PP-14430026
Neighbours: 18 Aug 2026
Consultation: 5 Dec 2025
Comments by: 2 Jan 2026
Site or press notice: 12 Dec 2025
Committee: 24 Jun 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