63-home residential development at Ruffold Farm, Guildford Road, Cranleigh

What was proposed

The outline proposal was for 63 homes, including 19 affordable homes, with access, layout, parking, open space, drainage and landscaping.

“The application is an outline planning application with all matters reserved except access and layout. Scale, appearance and landscaping are the Reserved Matters. The proposed development is for 63 residential units of which 19 would be affordable units (30%).”

“The access road would then turn south to enter the site. On the eastern side of the access road would be pairs of duplexes with parking and a small parking court to the southern area. The access road then creates an organic loop around the site with the semi-detached and detached dwellings fronting the access road.”

Officer report

The site and surroundings

The site is undeveloped pasture beside Ruffold Farm, with mature trees, veteran trees, protected trees, a public footpath and nearby bus stops.

“The site comprises undeveloped agricultural land laid to pasture and is immediately adjacent to Ruffold Farm, a Grade II Listed Building and an associated barn. The site is bounded by mature trees and vegetation along its eastern boundary with Guildford Road and also to the south and west of the site. The northern site boundary is a post and rail fence along the main access to the Grade II Listed Ruffold Farm with mature trees and vegetation along the boundary.”

“There are a pair of bus stops on Guildford Road, to the north of the site for bus services 53 and 63. The bus stop on the west side of Guildford Road is located adjacent to the site access, whilst the bus stop on the east side of Guildford Road is located circa 80 metres to the north of the site access, being located opposite the entrance to Notcutts Garden centre. Both bus stops are provided with lay-bys, seating and timetable information.”

Officer report

Earlier planning history

A previous outline proposal for 20 homes was refused in 2018 for reasons including landscape, amenity, heritage, access, drainage and affordable housing.

“Land at Ruffold Farm WA/2018/1636 - Outline application for the erection of 20 dwellings (including 7 affordable) with Access and Layout to be determined, together with associated works. Refused 06/12/2018”

“The above application relates to part of the site which is subject to the current application and was refused for 11 reasons, relating to harm to landscape and intrinsic character of the countryside, lack of information relating to Agricultural Land Classification, loss of residential amenity to Ruffold Lodge, cramped layout harmful to rural character, less than substantial harm to setting of Ruffold Farm (Grade II listed building), it had not been demonstrated that safe and…”

Officer report

Main planning issues

The assessment identified Green Belt harm, countryside and footpath impacts, harm to Ruffold Lodge and heritage harm, alongside housing and economic benefits.

“Although the proposal would result in the loss of this undeveloped countryside site (and result in some inherent conflict with Policies RE1 and DM15 (b)), the development can be integrated into the wider settlement without significant harm.”

“The planning benefits of the proposal, in summary, are: • The site is located to the southern side of Cranleigh and is a sustainable location in terms of proximity to services and facilities (substantial weight) • The proposal would make a significant contribution to market housing (substantial weight) • The proposal would make a significant contribution to affordable housing (30%) supply (substantial weight) • Economic benefits associated with temporary construction and…”

Officer report

Who spoke

A supporter, a parish council representative and a ward councillor made representations under the public speaking scheme.

The committee vote

The committee voted for the officer recommendation, with seven members in favour, none abstaining and one against.

“Following debate, the committee voted in favour of the officers recommendation to grant permission 7 in favour, no abstentions and 1 against…”

Minutes

The decision

Permission was granted through delegated authority, subject to completing a Section 106 agreement, conditions, minor wording amendments and an additional informative.

“RESOLVED that, delegated authority is granted to the Assistant Director of Planning to GRANT outline planning permission subject to the completion of a S106 legal agreement and conditions including any minor amendments to wording and the addition of informative 24.”

Minutes