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Planning appeal decision

Allowed15 October 20266008529

Shortland Farm, Guildford Road, Ash, GU12 6DF

Planning appeal 6008529 at Shortland Farm, Guildford Road, Ash, GU12 6DF (Guildford Borough Council) was allowed on 15 October 2026, following an inquiry. The main issue, as the Inspector framed it: The effect on the significance of listed buildings.

Outline planning application with all matters except for the accesses from Guildford Road and Wyke Lane reserved for subsequent approval for the demolition of the existing buildings and hardstanding and the erection of up to 200 residential dwellings including affordable housing and plots for self-build (class C3); green and blue infrastructure and associated service and utility structures

Authority
Guildford Borough Council
Appeal type
major · Planning
Procedure
Inquiry
Development
residential
Postcode
GU12 6DF

Main issues, as the Inspector framed them

  • The effect on the significance of listed buildings
  • The effect on landscape character and the countryside
  • Whether the proposal could be well-designed
  • Whether the proposal would be inappropriate development in the Green Belt
  • The effect of the proposed development on biodiversity
  • The effect on the integrity of Habitat Sites – Appropriate Assessment
  • The effect of the proposed development on highway safety

What decided it

The severe housing land supply shortfall (2.98 years) combined with the scheme's Grey Belt status and the benefits of housing and affordable housing delivery meant the adverse effects would not substantially outweigh the benefits when applying Policy S5.

the moderate harm to landscape character and limited harm to the significance of two listed buildings, though of considerable importance, would not be substantially outweighed by the benefits of the scheme, which collectively carried weight of a very high order

What the Inspector cited

Development plan policies
Policy D3Policy HE6Policy P3Policy D4Policy N2Policy P2Policy GB6Policy GB7Policy D1Policy P5Policy P6Policy P7Policy H2Policy ID1Policy S2Policy NRM6
National Planning Policy Framework
Policy S3Policy S5Policy GB6Policy GB7Policy GB8Policy HE6Policy N2Policy N4Policy N6Policy DP3Policy DP4Policy L3Policy TR3Policy TR6

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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More decisions in Guildford Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Allowed14 October 20266009751
    Land South of Green Lane, West Horsley, GU23 6PQ
  2. Dismissed6 October 20266009810
    Hogs Back Farm Yard, Monkshatch, Compton, GU3 1DL
  3. Allowed5 October 20266012736
    The Cottage, Blanket Mill Farm, Goose Rye Road, Worplesdon, Guildford, GU3 3RQ
  4. Dismissed23 September 20266009962
    Pentire, The Avenue, Worplesdon, GU3 3RA
  5. Dismissed22 September 20266010525
    Meadow Cottage, Brook Hill, Brook, GU5 9DJ

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.