Planning Matters #3 of 2025 

27 June 2025

Dear NAG Follower, 

In this edition: 

·         Update on potential major development in Normandy 

·         Wanborough Fields application (requires action) 

·         Decisions on local planning applications 

·         Local government reorganisation consultation

Update on potential major development in Normandy. 

It is now almost certain that before too long, certainly before the end of this year if not sooner, there will be a planning application for a major housing development in Normandy, occupying the present green space between Glaziers and Westwood Lanes. The background was described extensively in our previous two newsletters, and we will not repeat it here. 

Suffice it to say that a volume housebuilding company that owns much of the land has been carrying out extensive surveys, and has submitted a pre-emptive application to protect their land from automatically acquiring public rights of way through long-term public use. There has also been tree surgery to remove dead wood along The Avenue between the two roads – including the felling of oaks that have stood dead for many years and represented an important haven for wildlife. 

The working group convened by Normandy Parish Council (NPC) to consider this and other possible large-scale development in our community has held its first meeting, and the priority is to try to establish from Guildford Borough Council (GBC) an indication of the approach they would take to such an application, and what factors they will take into account, given that they are revising their Local Plan and have yet to embark on the Green Belt Assessment that will inform the review. 

GBC have told us (NAG) that every site will be taken on its merits, and have emphasised that the tests that applications such as this need to pass have a high bar. We hope, but cannot be sure, that this means a development of this scale would need to be considered in the context of the Local Plan as a whole, which would at least buy some time. We have also written to the Housing and Planning Minister and await his reply. We shall keep you posted. 

Wanborough Fields application (requires action) 

Application 25/P/00817 seeks retrospective approval for the erection of stock fencing (which according to Wanborough Parish Council (WPC) has been secured with cement) around Plot M4, on the northern slope of the Hog’s Back to the west of Wanborough and within the existing National Landscape (AONB). All previous applications for visible development in this Area of Outstanding Natural Beauty have been refused, but WPC has asked for support in resisting this one, as were it to be approved it would set a dangerous precedent for development in Wanborough Fields.  

Decisions on local planning applications 

A number are worth highlighting: 

-       In our last newsletter we reported that GBC had turned down application 24/P/01167 for a care home on Green Belt land opposite St Mark’s Church. This has now gone to Appeal and will be adjudicated by a Planning Inspector. 

-       We have previously reported that application 24/W/00082 seeking permission to convert the existing derelict agricultural buildings at Park Farm, Elmgrove Lane, Normandy into dwelling houses was rejected. This went to an Appeal, which was dismissed. 

-       Three and a half years after it was received, application 21/P/02167 for the stationing of caravans for residential use and the keeping of horses, on and to the west of North Wyke Farm, Guildford Road, Normandy – the plot now calling itself “The Laurels” – has been approved. This might be considered a surprising outcome, given the site’s Green Belt location, and it is necessary to read the Officer’s Report to understand the full range of factors that were taken into account. Central to these was the statement that “The Council is able to demonstrate a five year Travelling Showpeople plot supply but unable to demonstrate a five year Gypsy and Traveller pitch land supply.” People will make up their own minds about the merits of this decision, but is worth noting that only three local residents, alongside NPC, were moved to object to the original application. 

-       Application 22/P/01899 for the erection of 28 dwellings on land at The Elms Centre, Glaziers Lane, Normandy, awaits a decision. Worth highlighting is the submission from Thames Water, confirming what local residents have known for a long time: “Thames Water has identified an inability of the existing foul water network infrastructure to accommodate the needs of this development proposal….Network reinforcement works are likely to be required to accommodate the proposed development. Any reinforcement works identified will be necessary in order to avoid sewage flooding and/or potential pollution incidents.” Thames Water have asked that a condition be attached to any approval, requiring these works to take place before the development could be occupied. 

-       Compton Parish Council successfully sought a judicial review of GBC’s approval of the Blackwell Solar Farm planning permission (application 24/P/00441). This means the planning permission has been rescinded; however it is important to note that the judgment related to process rather than substance, and that the application may be resubmitted in future. 

Local Government Reorganisation Consultation 

We have reported in previous newsletters on the Government’s intention to fold the existing Surrey County Council and the11 District Councils into one or more Unitary Authorities. Central Government, having considered the various proposals for either one, two, or three Unitaries, are now asking the public to comment on the merits of either two or three (the idea of just one has been abandoned). For those of us in the existing Boroughs of Woking, Guildford, and Waverley the choice lies between being part of West Surrey (alongside East) or having our own, West Surrey, local authority (alongside East and North). The full details are on the portal here, and the consultation closes on 5 August.