Oakend Oak Tree Close, Jacob's Well, GUILDFORD, GU4 7PU

erection of three dwellings following demolition of existing dwelling and outbuildings

Authority: Guildford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: MacLeod R

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the area in relation to the site's layout and the scale of built form
the integrity of a Special Protection Area (SPA)

What decided it

The overly cramped layout with excessive hard surfacing and harsher appearance compared to neighbouring developments would be detrimental to the character and context of the surrounding area, and this harm was not outweighed by the benefit of two additional homes where the Council could demonstrate a five-year housing land supply.

the benefit of two additional homes did not outweigh the harm arising to the character and appearance of the area

Framework references: 11, 130

Plan policies cited: Policy D1, Saved Policy G5

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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