200-home settlement at Land east and west of Hatch Lane, Ockham

What was proposed

The application sought outline permission for up to 200 homes, affordable housing, SANG, open space, landscaping, infrastructure and associated works.

“Applicant: Taylor Wimpey UK Limited Location: LAND EAST AND WEST OF, HATCH LANE, OCKHAM, GU23 6NU Proposal: Outline Planning Application (all matters reserved) for part of a new settlement and Suitable Alternative Natural Greenspace (SANG) (within LPSS Policy A35 Allocation), comprising demolition of existing structures and construction of up to 200 dwellings (Class C3), provision of Suitable Alternative Natural Greenspace (SANG), other open space, landscaping,…”

“This application relates to a key and final component of the Wisley New Settlement (Policy A35 of the Guildford Borough Local Plan: Strategy and Sites 2019). It seeks outline planning permission, with all matters reserved, for up to 200 residential dwellings (Use Class C3), together with the provision of Suitable Alternative Natural Greenspace (SANG), other open space, landscaping, infrastructure and associated works.”

Officer report

The site and its surroundings

The site covered agricultural land and farm structures around Bridge End Farm, crossed by Hatch Lane and public rights of way.

“The site comprises three agricultural fields, divided by Hatch Lane, hedgerows, tree belts, and scattered trees, with a pond located in the southwestern area. Bridge End Farm is centrally positioned within the site and contains five agricultural buildings and structures, which are mainly used as livestock units and storage of vehicles and equipment. These buildings are typically constructed of steel frames with metal sheeting.”

“The site includes a section of Hatch Lane, which provides private vehicular access to Bridge End Farm House and The Old Farm from Ockham Lane to the south. The site is crossed by three Public Rights of Way (PRoWs). Bridleway 16 runs north-south through the centre along Hatch Lane, providing an important route for pedestrians, cyclists, and equestrians, connecting the site with Ockham Lane and the wider PRoW network.”

Officer report

What officers recommended

Officers recommended approval because the scheme supported housing delivery and the strategic allocation, with impacts controlled through conditions and legal agreements.

“The site lies adjacent to the Ockham Conservation Area, Bridge End House (Grade II) and Appstree Farmhouse (Grade II), and the development would result in a low level of less than substantial harm to their significance through change to setting. In accordance with paragraph 215 of the National Planning Policy Framework, such harm must be weighed against the public benefits of the proposal.”

“The proposal is considered to accord with the Development Plan when read as a whole. Refusal would risk undermining delivery within a strategic housing allocation and could result in a strong likelihood of appeal, with a realistic risk of a costs award against the Council.”

Officer report

What people said

Residents and local groups objected over infrastructure, traffic, flooding, ecology, heritage, landscape, housing need and the proposal’s timing.

“Cobham Conservation & Heritage Trust 115. The Trust has objected to the proposal, raising concerns that it forms part of a larger strategic development rather than a stand-alone scheme. Reference has been made to Policy A35, with specific concerns regarding infrastructure delivery, including the absence of Burnt Common slip roads and safe cycle routes.”

“Officer Response: The objections have been reviewed in the context of the adopted Local Plan and strategic housing allocation. The site is designated for development and forms part of the Borough’s identified housing supply, contributing to the wider spatial strategy. While broader infrastructure concerns, including the provision of slip roads, have been noted, these matters are subject to separate strategic planning considerations rather than this specific application.”

Officer report

Who spoke

A parish councillor spoke against the application, one person spoke against it and one person spoke in support.

What members debated

Members discussed affordable housing, education, medical infrastructure, heritage, highway effects, cumulative development and the reserved matters process.

“In debate, Members discussed the provision and deliverability of affordable housing, education and medical infrastructure, the outline nature of the application, and the relationship to the conservation area and heritage assets. It was acknowledged that the principle of development had been established through the Local Plan process and subsequent appeal decisions.”

“Members noted that the application was policy-compliant and formed part of a strategic allocation. Whilst some reservations were expressed regarding the outline nature of the proposal and potential heritage impacts, Members were advised that detailed matters would be assessed at the reserved matters stage and that granting outline permission did not automatically result in approval of subsequent reserved matters applications.”

Minutes

The vote and decision

The committee voted 12 to 2 to approve the application, delegating authority to grant permission subject to conditions and legal agreements.

“The Chair moved the motion that delegated authority be granted to the Assistant Director of Planning to GRANT permission for application 23/P/01607 and make minor amendments to the wording of conditions, subject to the conditions set out in the Officer’s report, a legal agreement and a S106 agreement being entered into. The motion was seconded by Councillor Williams and was carried.”

“RESOLVED: That application 23/P/01607 be approved, with delegated authority granted to the Assistant Director of Planning to grant permission and agree minor amendments to the wording of conditions, subject to the conditions set out in the Officer’s report, a legal agreement and a S106 agreement being entered into.”

Minutes