Phoenix Cottage, Effingham Common Road, Effingham, LEATHERHEAD, KT24 5JG

the construction of a detached garage

Authority: Guildford Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Long M

Main issues, as the Inspector framed them

whether the proposal constitutes inappropriate development in the Green Belt for the purposes of the National Planning Policy Framework and development plan policies
the effect of the proposal on the openness of the Green Belt
would the harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposed garage would result in a disproportionate addition to the original building when considered alongside the extant permission for a large extension, constituting inappropriate development in the Green Belt that is not clearly outweighed by other considerations.

Framework references: 137, 147, 148, 149

Plan policies cited: Policy P2

Read the decision letter on the Inspectorate’s site

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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.

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