New Manor Farm, Old Epsom Rd, East Clandon, Surrey, gu4 7rl

erection of a two storey dwelling with new access, together with greenhouse, garage/outbuilding, car parking and associated landscaping

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

Main issues, as the Inspector framed them

The effect of the proposal on protected species, with particular regard to bats and great crested newts

What decided it

The adequacy of the ecological assessment and mitigation measures for protected species, combined with the presumption in favour of sustainable development arising from the Council's inability to demonstrate five-year housing land supply, allowed the appeal.

The benefits of housing delivery and sustainable development presumption outweighed any concerns regarding the proposal, with no adverse impacts identified that would justify refusal

Framework references: 11, 155, 155d

Plan policies cited: Policy ID4 of the Guildford Borough Local Plan: Strategy and Sites adopted 2019, Policy P6 of the Guildford Borough Local Plan: Development Management Policies 2023, Policy P7 of the Guildford Borough Local Plan: Development Management Policies 2023, Policy D2 of the Guildford Borough Local Plan: Strategy and Sites

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.