18 homes at 132 Oak Hill, Wood Street Village, Guildford

The site and surroundings

The site contains redundant equestrian and agricultural buildings, trees, hedges, a pond and drainage ditch, and lies in the Green Belt near heritage assets.

“The site comprises a redundant sand school, a corrugated iron barn with a semi circular roof, two stable blocks, one brick and tile (garaging/storage building) and associated hard standing. On visiting the site it was apparent that the sand school was over grown and the yard in a poor condition, indicative of the stabling and sand school use not being active for sometime.”

“The Green Belt Wood Street Village Conservation Area Setting of a listed building (Hill Place Farm House Grade II Listed) Area of High Archaeological Potential The site lies within the 400m to 5km buffer of the Thames Basin Heaths SPA.”

Officer report

What officers recommended

Officers recommended permission because the site was considered grey belt and sustainable, with housing benefits outweighing identified Green Belt and heritage harm.

“Green Belt and Principle of Development Officers consider that the site comprises previously developed land and land that does not strongly contribute to Green Belt purposes (a), (b) or (d). The site is located within Wood Street Village and does not contribute to the prevention of sprawl of large built-up areas or the merging of towns.”

“Conclusion In conclusion, the proposal results in the development of 18 new home in a sustainable location in the village setting of Guildford. The development would deliver of large market and affordable homes at a time when the Council is unable to demonstrate five-year housing supply. Elements of the proposed development are acknowledged to cause harm to the setting of the listed building, conservation area and open landscape.”

Officer report

Residents’ concerns

Twenty-eight representations objected over Green Belt development, highways, flooding, ecology, heritage, traffic, overdevelopment, drainage and residential amenity.

“Inappropriate development within the green belt • Highway safety concerns with poor access design • Increased traffic at the blind bend • Concerns regarding flood risk and surface water drainage given that the site is prone to flooding and lacks adequate measures to addressed this.”

Officer report

Who spoke

Two people spoke against the application and two people spoke in support before the committee considered it.

What members discussed

Members discussed grey belt policy, Green Belt openness, previously developed land, affordable housing, neighbouring buildings and heritage impacts.

“In debate, Members discussed the application of the grey belt provisions within the NPPF and whether the site met the relevant criteria. It was noted that the assessment of grey belt status was a matter of applying national policy rather than establishing a planning precedent.”

“During the debate, a number of Members expressed the view that the site met the definition of grey belt land and that, having regard to the requirements of the NPPF and the Council's housing land supply position, there were no sustainable planning grounds upon which the application could be refused.”

Minutes

The decision

Authority was delegated to grant permission subject to conditions and a Section 106 agreement securing affordable housing, biodiversity, open space management and contributions.

“Following the debate, the Chair moved the motion to delegate authority to the Assistant Director of Planning to grant permission, subject to the conditions and reasons as set out in the Officer’s report, with any minor amendments that may be necessary, and to a Section 106 Agreement being entered into to secure Biodiversity Net Gain, affordable housing, open space management and maintenance, and contributions to public transport, early years education, and associated…”

“RESOLVED: That AUTHORITY BE DELEGATED to the Assistant Director of Planning to GRANT planning permission for application 25/P/01424, subject to conditions, with any minor amendments that may be necessary, and subject to a Section 106 Agreement being entered into to secure Biodiversity Net Gain, affordable housing, open space management and maintenance, and contributions to public transport, early years education, and associated monitoring contributions.”

Minutes