Land between 12 and 14 Poyle Road, Guildford , GU1 3SJ

a 3 storey, 4 bedroom single-occupancy house

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

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the living conditions of the occupants of adjoining properties with regard to privacy
the integrity of the Thames Basin Heath Special Protection Area (SPA)

What decided it

The fallback position of the extant consent for a similar scheme, combined with the acceptable mitigation of privacy concerns through conditions and the satisfactory SPA mitigation via the unilateral undertaking, allowed the appeal to succeed.

Framework references: 130, 56

Plan policies cited: Policy D1 of the Guildford Borough Local Plan: Strategy and Sites, Policy G5 of the Guildford Borough Local Plan, Policy H4 of the Guildford Borough Local Plan, saved Policy G1(3) of the Guildford Borough Local Plan, saved Policy NRM6 of the South East Plan 2009, Policy P5 of the Guildford Borough Local Plan: Strategy and Sites, saved Policy NE3 of the Guildford Borough Local Plan

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.