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Dismissed18 June 20253356881

18 Trodds Lane, Guildford, GU1 2XR

Planning appeal 3356881 at 18 Trodds Lane, Guildford, GU1 2XR (Guildford Borough Council) was dismissed on 18 June 2025 by Inspector Shearing C, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

‘demolition of two storey dwellinghouse and associated buildings and erection of six detached two storey dwellings, five with rooms in roof, parking and landscaping’

Authority
Guildford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Shearing C
Postcode
GU1 2XR

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • effects on designated habitat sites
  • effects on the living conditions of neighbouring occupiers, with particular regard to privacy and outlook
  • whether the proposal would make an appropriate contribution to affordable housing
  • whether the proposal would be appropriate in terms of sustainability

What decided it

The proposal would have a likely significant adverse effect on the integrity of the Thames Basin Heaths Special Protection Area which could not be adequately mitigated with the necessary certainty, providing a strong reason for refusal under paragraph 11d)i of the Framework.

The benefits of 5 net additional homes in a sustainable location with good accessibility, economic benefits, and ecological benefits were given great weight, but the significant and long-lasting harm to character and appearance in conflict with paragraphs 129, 135 and 139 of the Framework and local design policies was given substantial weight, and the adverse impacts significantly and demonstrably outweighed the benefits.

What the Inspector cited

Development plan policies
Policy D1 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy D2 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy P5 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy D4 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D5 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D8 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D14 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D16 of the Guildford Borough Local Plan: Development Management Policies 2023Policy H2 of the Guildford Borough Local Plan: Development Management Policies 2023Saved Policy NRM6 of the South East Plan 2009
National Planning Policy Framework
Paragraph 11Paragraph 110Paragraph 115Paragraph 129Paragraph 135Paragraph 139Paragraph 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.

See how each was applied

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.