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Dismissed15 December 20253370791

36 Ash Church Road, Ash, Surrey, GU12 6LX

Planning appeal 3370791 at 36 Ash Church Road, Ash, Surrey, GU12 6LX (Guildford Borough Council) was dismissed on 15 December 2025 by Inspector Bowyer J, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

‘erection of two three bedroom semi detached dwellings’

Authority
Guildford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Bowyer J
Postcode
GU12 6LX

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • the effect of the proposal on the significance of the Church of St Peter, a Grade II* listed building
  • the effect of the proposal on European sites
  • the effect of the proposal on highway safety

What decided it

The less than substantial harm to the significance of the Grade II* listed Church of St Peter, combined with harm to character and appearance and adverse effects on the Thames Basin Heaths SPA, could not be outweighed by the limited housing benefit of two dwellings.

The less than substantial harm to the listed building's significance and harm to character and appearance, together with adverse effects on the European designated site, outweighed the limited benefits of providing two additional dwellings in an area where the Council cannot demonstrate five-year housing supply.

What the Inspector cited

Development plan policies
Policy D1 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy D4 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D8 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D3 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy D18 of the Guildford Borough Local Plan: Development Management Policies 2023Policy D19 of the Guildford Borough Local Plan: Development Management Policies 2023Policy P5 of the Guildford Borough Local Plan: Strategy and Sites 2019Policy P6 of the Guildford Borough Local Plan: Development Management Policies 2023saved Policy NRM6 of the South East Plan 2009Policy ID3 of the Guildford Borough Local Plan: Strategy and Sites 2019
National Planning Policy Framework
Paragraph 11

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.