®Planning appeal decision
Great Oaks, Goose Rye Road, Guildford, GU3 3RQ
Planning appeal 6006069 at Great Oaks, Goose Rye Road, Guildford, GU3 3RQ (Guildford Borough Council) was allowed on 22 June 2026 by Inspector G Ellis, by written representations. The main issue, as the Inspector framed it: whether or not the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies.
the erection of a first floor front extension over new open timber porch, single storey rear extension with conversion of existing garage into habitable accommodation , and the erection of a new detached garage along with alterations to fenestration, following demolition of existing conservatory/front porch
- Authority
- Guildford Borough Council
- Appeal type
- householder · Householder
- Procedure
- Written
- Development
- residential
- Inspector
- G Ellis
- Postcode
- GU3 3RQ
Main issues, as the Inspector framed them
- whether or not the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
- the effect of the proposal on the openness of the Green Belt
- the effect of the proposal on the character and appearance of the host property and the surrounding area
- if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the 'very special circumstances' which would be necessary to justify it
What decided it
The cumulative effect of the first-floor front extension and new detached garage would constitute disproportionate additions to the original building measured against the 1948 baseline, making them inappropriate Green Belt development that cannot be justified by the limited other considerations advanced.
What the Inspector cited
- Development plan policies
- Policy P2Policy H4Policy D4Policy D2
- National Planning Policy Framework
- Paragraph 154
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2026
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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.