Dear NAG Follower,

‘Welcome’ to autumn! It’s been a while since our last newsletter, during which time planning has been much in the news, both nationally and locally. Nationally, the question of how to build more homes for those who need them remains politically controversial and is sure to feature prominently in the next general election

Here in Guildford, the planning system is creaking, and everyone is frustrated. The main problem is a lack of capacity. Local government has for years been under-resourced, the planning rules are complex and need to be navigated carefully, and the system plays into the hands of individuals who are prepared to filibuster and/or break the rules.

As a result, we are still in the dark about many of the planning applications about which we have reported in the past because they are still ‘awaiting decision’. The rate of applications is picking up following the pandemic, which adds further pressure. Meanwhile, some very visible examples of rule-breaking reveal that enforcement capacity is severely over-stretched. It’s a pretty depressing situation.

In this edition:

• Notice of our Annual General Meeting
• System for Automatic Notification of Applications restored
• Update on Previous Planning Applications
• New Applications in Normandy
• Update on Enforcement Action
• Ash Road Bridge work begins

Notice of our Annual General Meeting

Our AGM will take place at Normandy Village Hall at 7.30 pm on Tuesday, 31 October, at 8pm, by kind permission of the Trustees. All are welcome. The agenda will be posted on our website.

System for Automatic Notification of Applications restored

For the best part of a year the system whereby people can sign up for automatic notification of planning applications of local interest has been broken. This has been due to problems arising from the integration of computer systems following the merger between the back-office functions of Guildford Borough Council (GBC) and Waverley Borough Council. NAG has been closely involved on this issue and we are pleased to report that the system is now working again. Details of how to sign up to notifications can be found on our website here

Update on Previous Planning Applications

A reminder that NAG does not try to comment on all planning applications in Normandy, only those that raise wider policy issues. All applications in Normandy go before the Planning Committee of Normandy Parish Council, whose meetings are held in public and whose conclusions are recorded on their website

As stated above, many applications are still outstanding. Of those on which we have reported in the past, we can update you on the following:

22/P/01233 Land to the rear of 75 Glaziers Lane

This has been the subject of three applications over the last two years. The first, 21/P/01730 for a 3 bedroom house, was refused; the second, 21/P/02647 for the siting of 2 static caravans and 1 touring caravan with car parking, was taken by the applicant directly to Appeal because of ‘non-determination’ by GBC, but was refused by the Planning Inspector. The third, 22/P/01233, for a detached bungalow, was approved by GBC almost in the same breath as the second was refused. There is some concern that this decision may have been taken based on a misguided understanding either of the facts or of the regulations, and it has been challenged with GBC

22/P/00105 “Retention of existing dwelling and glass house and erection of three additional houses within the gardens” Wistaria, 68 Glaziers Lane, Normandy.

This has been approved, despite the fact that this plot is right on the edge of the open fields of the Green Belt. This has been made possible by the ‘insetting’ of the settlement of Normandy as part of the Local Plan; as such Green Belt policy no longer applies (see below)

22/P/01107 “Demolition of the existing stables and outbuildings and the erection of a single storey dwelling.” Land to the west of North Wyke Farm, Guildford Road, Normandy.

This application, the third of its kind on this site to be refused, has now gone to Appeal, reference APP/Y3615/W/23/3317323

22/P/01326 “The erection of an agricultural storage barn and chicken house together with the retention of the existing boundary fencing and gates” Plot F, Land East of Wanborough Woods, Westwood Lane, Wanborough.

This has been refused; the planning portal states it has gone to Appeal, although no record can be found on the Appeals website. The same plot is also subject to enforcement action (see below).

New Applications in Normandy

North Wyke Farm

There have been three applications relating to North Wyke Farm.

1. The first, 20/P/01699, for a terrace of three cottages on the Aldershot road, to replace the existing outbuildings, was approved in February 2021.
2. The second, 23/P/01507 is for a care home to the south of the plot, with 17 one bedroom bungalows with staff accommodation and 10 one and two bedroom affordable homes.
3. The third, 23/P/01556, is for the demolition of the existing dwelling known as North Wyke Farm and its replacement with two detached dwellings served by the existing access from Westwood Lane. All the area sits within the Green Belt and is subject to its rules.

23/P/00361 is for the construction of two detached houses and garages, together with the creation of a new access, at Wyke Lodge, Guildford Road (opposite St Mark’s Church).

This will be another test of the changes brought about by the Local Plan; the plot is outside the settlement area, but the application argues that this would constitute ‘limited infilling’ within the village of Normandy (para 3.3 of the Planning Statement). A precedent exists with the approval in 2019 of application 19/P/00330 for two new houses adjacent to Northrepps Cottage in Green Lane East, Normandy, although another application not far from the present site, 20/P/01678, was refused on the grounds that it would not constitute ‘limited infilling’.

23/P/01417, for “12 dwellings, together with the formation of associate amenity space, access road and landscaping, following the demolition of the existing dwelling and outbuildings.”

This plot, at Westholme, Green Lane East, does sit within the Flexford settlement area and is ‘inset’ from the Green Belt, but on the other hand the scale of the application (number of houses and 3-storey height) is unlikely to command support from local residents.

Update on Enforcement Action, Wanborough Fields

18/P/00044 “Change from Agricultural to Equestrian for the use of keeping horses for pleasure. Erection of 3 units of mobile field shelters/stables, gate and fencing (retrospective).” Plot F, Land East of Wanborough Woods, Westwood Lane, Wanborough. This application was refused in 2018, and an Appeal was unsuccessful.  An Enforcement Notice was subsequently issued, requiring the owner to restore the land to its original state. Meanwhile ownership of the plot changed hands, leading to a long, drawn-out attempt at enforcement by GBC. At a magistrate’s court hearing in March 2023 the new owners were given four months to comply with the Enforcement Notice, failing which the case would be brought to trial in October 2023. This is the same plot that is the subject of application 22/P/01326 (see above)

21/P/02167 “Mixed use application for the stationing of caravans for residential use and the keeping of horses; with stables and day rooms ancillary to that use, and development of new hard surfaces.” Land to the west of North Wyke Farm, Guildford Road, Normandy.

This is another application that despite being two years old has merely been ‘registered’ by GBC. In the meantime there has been creeping development on the site, culminating in early September with the installation of a large caravan and a mechanical digger undertaking extensive groundworks, thus making a mockery of the planning process. Local residents were appalled, and immediately alerted Planning Enforcement.

Ash Road Bridge work begins

Construction work has started on the Ash Road Bridge. GBC have set up an information page on the project for those who wish to follow progress.