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Dismissed13 March 20233302303

Kelima Portsmouth Road, Ripley, Woking, GU23 6EW

Planning appeal 3302303 at Kelima Portsmouth Road, Ripley, Woking, GU23 6EW (Guildford Borough Council) was dismissed on 13 March 2023 by Inspector Redford R, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies.

the erection of two dwellings, the formation of a new access, the erection of a double garage following the demolition of the existing garage and conservatory

Authority
Guildford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Redford R
Postcode
GU23 6EW

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
  • the effect it has upon the openness of the Green Belt
  • the effect of the proposed development on the character and appearance of the area; the living conditions of the occupants of Hi-Ash and The Retreat with specific regard to the privacy of their gardens; and the Thames Basin Heaths Special Protection Area (SPA)
  • if the development is inappropriate whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstance necessary to justify the development

What decided it

The proposal constitutes inappropriate development in the Green Belt with no clear outweighing benefits to justify very special circumstances.

The substantial weight given to harm to the Green Belt (inappropriate development and moderate harm to openness), substantial harm to living conditions of neighbours and the SPA, and moderate harm to character and appearance were not outweighed by the limited weight attributed to housing supply contribution and sustainable design benefits.

What the Inspector cited

Development plan policies
Policy P2Policy D1Policy G5Policy LNPH3Policy LNPH1Policy P5Policy NE4Policy LNPEN2Policy H4Policy H1Policy NRM6
National Planning Policy Framework
Paragraph 149Paragraph 147Paragraph 11
Judgments
Julian Wood v SSCLG, Gravesham Borough Council [2015] EWCA Civ 195

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.