The Cottage, Meadow Close, Ash Vale, Aldershot, GU12 5PY

Planning appeal 3313203 at The Cottage, Meadow Close, Ash Vale, Aldershot, GU12 5PY (Guildford Borough Council) was dismissed on 25 May 2023 by Inspector Redford R, by written representations. The main issue, as the Inspector framed it: Whether, having regard to flood risk, the appeal site is a suitable location for the proposed development and whether it would provide adequate finished floor levels.

the extension and conversion of the existing detached 3 bedroom house to provide 1 No. 3 bedroom house and 2 No. 2 bedroom houses

Authority: Guildford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Redford R
Postcode: GU12 5PY

Main issues, as the Inspector framed them

Whether, having regard to flood risk, the appeal site is a suitable location for the proposed development and whether it would provide adequate finished floor levels
The effect of the proposal on the Thames Basin Heaths Special Protection Area (SPA)

What decided it

The proposal fails to pass the sequential test for flood risk because the Sequential Test Assessment did not adequately demonstrate that no reasonably available sites exist in areas of lower flood risk.

The limited housing benefits and economic and social benefits of providing 2 additional homes were outweighed by the adverse impacts of flood risk and the need to protect priority species and habitats in accordance with the Framework.

What the Inspector cited

Development plan policies: Policy P4 of the Guildford Local Plan: Strategy and SitesPolicy P5 of the Guildford Local Plan: Strategy and SitesLPDMP Policy P6Policy NRM6 of the South East Plan
National Planning Policy Framework: Paragraph 162

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.