LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Hearing held on 25 September and 22 October 2025 Site visit made on 26 September 2025 by Joanna Gilbert MA (Hons) MTP MRTPI an Inspector appointed by the Secretary of State Decision date: 17th November 2025 Appeal Ref: APP/R3650/W/25/3361061 Land on Southern Side, Clock House Lane, Bramley, Guildford, Surrey GU5 0AP • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Mr J. Bartle-Jones against the decision of Waverley Borough Council. • The application reference is WA/2023/00435. • The development proposed is 2 x dwellings. Decision 1. The appeal is allowed and planning permission is granted for 2 x dwellings at Land on Southern Side, Clock House Lane, Bramley, Guildford, Surrey GU5 0AP in accordance with the terms of the application, WA/2023/00435, subject to the 16 conditions in the attached schedule. Preliminary Matters 2. Prior to the hearing, the appellant put forward amended plans to alter the site’s red line boundary. The amended plans 802/P001 Rev C, 802/P002 Rev C and 802/P102 Rev C result from a discrepancy between the site’s original red line boundary and land ownership.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision This came to light at a late stage and affected the site’s vehicular access and whether all relevant landowners had been notified. The Council has confirmed that the amended plans would provide a safe and suitable vehicular access to the satisfaction of Surrey County Council as the Local Highways Authority. Additionally, as the amended plans would reduce the site area to remove any land within Bramley Grange’s ownership from within the site, the ownership notification issue is also resolved. As the amended plans only make very minor changes, no procedural unfairness would be caused to any parties by my consideration of these plans. 3. The revised National Planning Policy Framework (NPPF) was published on 12 December 2024 and clarified on 7 February 2025. The revised NPPF was discussed during the hearing. 4. Applications for costs were made by both the appellant and the Council during the appeal process. Both main parties subsequently withdrew their costs applications on 27 October 2025. I have not therefore considered the costs applications further. 5. The appellant has provided two legal agreements. The first legal agreement was not completed and has not been taken into account in reaching my decision.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision I have had regard to a second signed and completed legal agreement in the form of a unilateral undertaking dated 7 November 2025. https://www.gov.uk/planning-inspectorate

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision I have had regard to a second signed and completed legal agreement in the form of a unilateral undertaking dated 7 November 2025. https://www.gov.uk/planning-inspectorate

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 Main Issues 6. The main issues in this appeal are: a) Whether the proposed development accords with NPPF paragraph 84, with particular regard to location; b) The effect of the proposed development on the character and appearance of the area, including the Surrey Hills National Landscape1 and Area of Great Landscape Value (AGLV); c) Whether appropriate provision is made for affordable housing; and d) Whether the proposed development would be inappropriate development in the Green Belt having regard to the NPPF and any relevant development plan policies. 7. The ordering of the main issues is based on the need to consider main issues a) to c) prior to consideration of main issue d). Reasons a) Whether the proposed development accords with NPPF paragraph 84 8. The proposed development would involve the erection of two detached dwellings within a field on the edge of the village of Bramley, a larger village within the borough. NPPF Paragraph 84 seeks to avoid the development of isolated homes in the countryside unless, amongst other circumstances, the design would be of an exceptional quality (criterion e).

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Prior to consideration of design, it is necessary to establish whether this site would be isolated. 9. A relevant Court of Appeal judgment2 found at paragraph 31 that, in its particular context in NPPF paragraph 55 (now paragraph 84), the word “isolated” in the phrase “isolated homes in the countryside” simply connotes a dwelling that is physically separate or remote from a settlement. Whether a proposed new dwelling is, or is not, “isolated” in this sense will be a matter of fact and planning judgment for the decision-maker in the particular circumstances of the case in hand. 10. The Council’s officer report considers the site to be isolated for two reasons. Firstly, that the proposed development would fall outside Bramley’s settlement boundary. Secondly, there was a previous planning application WA/2014/0009 for a dwelling on the site, where the Council found that the site was isolated. Although the site abuts the settlement boundary, it was found that the site was not closely related to the village’s centre and was some way from services. That 2014 proposal was found to be isolated, lonely, and remote from built form.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Other than having been submitted for consideration under the then equivalent of NPPF paragraph 84 on the same site, the proposed development and the 2014 proposal have little in common. 11. The Council and the appellant both consider that the site is isolated, though this stems from the 2014 proposal and pre-dates the inclusion of grey belt in the NPPF. The appellant considers it is possible for the site to be both isolated and in a sustainable location, which the Council considers a dichotomy. When questioned at the hearing, the main parties recognised that I might come to a different conclusion 1 Formerly Area of Outstanding Natural Beauty (AONB). 2 Braintree DC v SSCLG, Greyread Ltd & Granville Developments Ltd [2018] EWCA Civ 610. https://www.gov.uk/planning-inspectorate 2

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 on whether the site is isolated. I also note that the Design Review Panel (DRP) and Dr Miele are not convinced that the site is isolated. Dr Miele provided an expert opinion for the appellant on the proposed development’s design quality and visited the site and its surroundings in preparing this document. 12. The site is accessed from Clock House Lane, a narrow private road which has sizeable houses in large, verdant plots on its northern side and on part of its southern side. The southern side of Clock House Lane closer to the A281 Horsham Road abuts The Beeches, a grouping of two-storey 1970s housing, with residential accommodation at Bramley Grange beyond. East of the site, there is housing along Snowdenham Lane, while further housing dating from the 1930s to the 1970s lies to the south along Snowdenham Links Road beyond an open field. Bridleway 475 and Fox Way long distance walking route (hereafter referred to as Fox Way) and Bramley Golf Club’s course border the site to the west. 13. Although the site is outside the settlement boundary and feels rather rural given its verdancy, it is not remote from built form, places and people.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Indeed, on visiting the site, one passes several houses. When walking through the site, it is possible to see glimpses of other houses amongst the trees in both shorter and longer views as well as the large roof of St Catherine’s School’s sports hall. Furthermore, though glimpsed through vegetation, it is possible to see housing along Snowdenham Links Road to the west from the highest point of the site. Numerous walkers and dog walkers use the lane and Fox Way, passing the site and its access. 14. While the proposed development would be sited some distance from existing housing on Clock House Lane, the prevalent pattern of development along both Clock House Lane and Snowdenham Links Road is one of large houses on generous plots with well-established gardens. Though the proposed landscaping would be even more generous than for existing nearby housing, the proposed development would reflect this pattern of development and would not be remote or isolated from the settlement of Bramley or nearby housing. 15. In conclusion, the proposed development would not comply with NPPF paragraph 84 as it would not represent the development of isolated homes in the countryside.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The proposed development’s design is addressed in the main issue below. b) Character and appearance Legal and policy context 16. Section 245 of the Levelling-Up and Regeneration Act 2023 recently amended Section 85 of the Countryside and Rights of Way Act 2000 which is concerned with the purposes of conserving and enhancing the natural beauty of National Parks, National Landscapes, and the Broads. Authorities must seek to further these statutory purposes. The effect is to strengthen the duty in terms of making it a more proactive consideration of how those purposes may be furthered. 17. NPPF paragraph 189 states that great weight should be given to conserving and enhancing landscape and scenic beauty in National Landscapes. The conservation and enhancement of wildlife and cultural heritage are also important considerations in these areas. It confirms that development’s scale and extent within these designated areas should be limited. https://www.gov.uk/planning-inspectorate 3

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 18. NPPF paragraph 190 advises that when considering applications for major development in National Landscapes, permission should be refused other than in exceptional circumstances and where it is demonstrated that the development is in the public interest. NPPF Footnote 67 confirms that whether a proposal is major development within paragraph 190 is a matter for the decision-maker, considering its nature, scale and setting, and whether it could have a significant adverse impact on the purposes for which the area has been designated or defined. Both main parties agree that the proposed development would not be major development for the purposes of NPPF paragraph 190. I see no reason to disagree. 19. Although it has already been determined that NPPF paragraph 84 is not relevant here, NPPF paragraph 139 states that development that is not well designed should be refused, especially where it fails to reflect local design policies and government guidance on design, taking into account any local design guidance and supplementary planning documents such as design guides and codes.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Indeed, it goes on to state at NPPF paragraph 139 b) that significant weight should be given to outstanding or innovative designs which promote high levels of sustainability, or help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings. 20. Policy RE3 of the Waverley Borough Local Plan Part 1: Strategic Policies and Sites (February 2018) (SPS) states that new development must respect and, where appropriate, enhance the Surrey Hills National Landscape and the AGLV, within which the site lies. SPS Policy RE3 confirms that the protection and enhancement of the character and qualities of the Surrey Hills National Landscape that are of national importance will be a priority and will include the application of national planning policies together with the Surrey Hills AONB Management Plan 2020 – 2025 (the Management Plan).

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision It also requires that principles for protecting the National Landscape be applied in the AGLV, which will be retained for its own sake and as a buffer to the National Landscape, until there is a review of the National Landscape boundary, while recognising that the AGLV’s protection is commensurate with its status as a local landscape designation. 21. SPS Policy TD1 requires new development to be of a high quality and inclusive design that responds to the distinctive local character of the area. Policy DM4 of the Waverley Borough Local Plan Part 2: Site Allocations and Development Management Policies (March 2023) (SADMP) also expects development to be of a high quality, to respond to its surroundings, and to reinforce local distinctiveness. 22. The Management Plan also states at P1 that great weight will be attached to any adverse impact that a development proposal would have on the amenity, landscape and scenic beauty of the National Landscape and the need for its enhancement. P2 of the Management Plan requires development to respect special landscape character, giving particular attention to ridgelines, public views and tranquillity.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision P6 of the Management Plan seeks to resist development that would spoil the National Landscape’s setting by harming public views into or from the National Landscape. 23. The Bramley Neighbourhood Plan 2017 – 2032 BNP-G1 steers development to sites within the settlement boundary, brownfield and rural exception sites. BNP-G3 deals with management of the landscape, heritage, character and design. https://www.gov.uk/planning-inspectorate 4

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision P6 of the Management Plan seeks to resist development that would spoil the National Landscape’s setting by harming public views into or from the National Landscape. 23. The Bramley Neighbourhood Plan 2017 – 2032 BNP-G1 steers development to sites within the settlement boundary, brownfield and rural exception sites. BNP-G3 deals with management of the landscape, heritage, character and design. https://www.gov.uk/planning-inspectorate 4

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 Landscape character 24. The Surrey Hills National Landscape comprises a mosaic of small to large fields enclosed by hedgerows, woodland belts and copses, heaths, downs and commons, and farm buildings, many of which are built of local materials and demonstrate historic building traditions. The area has inspired some of the country’s greatest artists, writers and architects. According to the Management Plan, the Surrey Hills is one of the most wooded of all the National Parks and National Landscapes, with approximately 40% woodland cover. The National Landscape’s character varies from a patchwork of irregular woods to old coppice and shaws, conifer plantations, and ancient yew and box woodlands. 25. Within the National Landscape’s Landscape Character Areas (NLLCA), the site lies in the Greensand Hills and Wooded Weald: Hascombe area. It is described as an open rolling plateau with a pattern of rounded interlocking hills and steep sided valleys. The relevant NLLCA forms a large-scale landscape of pasture, wooded ridges and heaths. This NLLCA’s secluded landscape has provided inspiration to and the setting for the Arts and Crafts Movement.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision It has a rural atmosphere, concealing hidden villages and hamlets, with distinctive cottages and Edwardian country houses, many constructed in local Bargate stone with tile hanging. 26. The site is located within the Bramley West Open Greensand Hills Landscape Character Area (LCA) within the Surrey Landscape Character Assessment: Waverley Borough (April 2015). The LCA’s key characteristics are the undulating landscape underlain by greensand, predominantly pastoral with woodland, heathland and paddocks with low to medium density settlements with scattered farmsteads, historic villages and linear settlements along rural lanes and roads. There are views across valleys and open farmland to unsettled wooded hills with a landscape pattern associated with small scale farming and early human occupation, on light sandy soils either side of river valleys. The character area abuts Bramley’s edge. The key characteristics confirm that settlement elsewhere is relatively sparse, consisting of occasional isolated farmsteads and large houses. 27. The LCA’s landscape strategy is to conserve the pastoral landscape, intimate valleys, historic villages, scattered farmsteads, woodlands and heath.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision It identifies enhancement opportunities, including management of the hedgerow network, woodland and heath, and new woodland planting to mask visual intrusion. 28. The appellant’s Landscape and Visual Impact Assessment (LVIA) confirms that the surrounding landform is defined by the River Wey’s tributary and elevated undulating landscape occasionally marked by the pronounced Chinthurst, Barnett and Hurst Hills to the north-east, east, and south-east respectively. The elevated plateau at the site’s south-western boundary continues across the golf course. 29. Located on a north-east facing and steeply sloping field, the site overlooks the village of Bramley, with medium and long views to the north and north-east. Currently occupied by scrub and mature trees, with further mature trees and boundary hedging to the edges of the field, the site is uncluttered by buildings. Much of the tree cover is concentrated on the site boundaries and to the north and east, with more open land to the southern part of the site. There is a 31.5 metre level difference across the site. The site’s lowest point is at the north-eastern corner and the highest point is on the western boundary.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The site slopes up to a plateau which has long-ranging views despite the vegetated boundaries. https://www.gov.uk/planning-inspectorate 5

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The site slopes up to a plateau which has long-ranging views despite the vegetated boundaries. https://www.gov.uk/planning-inspectorate 5

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 30. The site once formed part of the pleasure gardens for Bramley Grange Hotel which lay to the east. It lies outside, but close to the boundary of the Bramley Conservation Area. None of the vegetation on site is designated as Ancient Woodland or subject to Tree Preservation Orders. The site’s south-westernmost part is within the National Landscape, while the remainder of the site is in the AGLV. The site is accessed via Clock House Lane which narrows down to become Fox Way just beyond the site’s gated access. This part of Fox Way is a sunken lane. The site’s south-eastern edge slopes steeply to the south-east with Snowdenham Lane. In its current form, the site is an undeveloped, sloping field with a range of trees and has several identified attributes of the National Landscape. The site and its immediate environs are also generally similar to the NLLCA and LCA’s key characteristics. 31. The proposed dwellings at ‘East House’ and ‘West House’ would be located on the upper part of the slope within the National Landscape, while the access driveway serving the houses would cross both the National Landscape and the AGLV. 32.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Travelling down Clock House Lane from Horsham Road towards the site (as exemplified by LVIA viewpoint 1), it is possible to see the heavily treed site in the context of housing along Clock House Lane, though it is not possible to perceive the site’s sloping nature. While the extent of tree cover would lessen when the trees were not in leaf with potential scope for perception of the change in landform, any views of the proposed development would remain very limited due to the retention and reinforcement of intervening tree cover on the site as well as the setting down of the proposed houses within the site’s topography. There would be no adverse effect resulting from the proposed development on this location. 33. At the junction of Clock House Lane and Fox Way (as shown by LVIA viewpoint 2). the existing view is of a gated access and a field with scrub and trees. Although the proposed development would introduce an access track up to the two proposed houses, both the gate and the access track would be designed to maintain the perception of agricultural activities, rather than urbanising the site with tall gates, hard engineering, kerbing or inappropriate materials.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Additionally, the site’s boundary would be strengthened by new native hedging. 34. The appellant has acknowledged that one of the proposed houses would be visible in views from the access at Year 1, particularly in Winter. However, views would be limited to the end of the upper floor only and would be seen through lower tree canopies and against the canopies of trees on the south-western boundary. Much of the view would be of the lowest lying part of the site closest to the gated access. As such, the proposed development would not bring about any adverse effect on landscape character in this location. 35. The site’s northern boundary is enclosed by scrub and mature trees. This forms a strong physical and visual barrier in views to the north. Fox Way abuts the site’s northern boundary. Due to Fox Way’s sunken nature, it has steeply sloping sides and is enclosed by scrub and trees on both sides. Despite being able to hear and see people using the neighbouring golf course as one walks along Fox Way, the sunken lane is very rural in nature. It was evident from the site visit that intervisibility between Fox Way and the site is limited along the length of the northern boundary.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Viewpoint 3 lies at the site’s western corner on Fox Way adjacent to public footpath 251 which crosses the golf course. https://www.gov.uk/planning-inspectorate 6

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Viewpoint 3 lies at the site’s western corner on Fox Way adjacent to public footpath 251 which crosses the golf course. https://www.gov.uk/planning-inspectorate 6

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 36. Along Fox Way (as indicated by viewpoint 3), views into and out of the site are limited by existing vegetation, which would be strengthened by further planting as per the Landscape Masterplan (P21-2769_07 Rev J). Given the location of the nearest proposed dwelling ‘West House’ and the placement of trees and hedgerows, it is unlikely that the nearest proposed dwelling or the vehicular access would be seen from Fox Way. One would only notice the vehicular access when a vehicle was travelling along the access and it could be heard, but this would be against the backdrop of vehicles moving along Horsham Road and people talking and using golf buggies on the golf course. Overall, the improved planting close to Fox Way and the ongoing management of that planting would lead to a limited level of positive change in respect of landscape character at this location. 37. The site’s south-western edge is enclosed by mature Oak and Hazel trees, bramble, nettles, and partially collapsed post and barbed wire fencing, which mark the boundary between the site, the open field to the south and Snowdenham Links Road.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision There are permissive footpaths on the open field on the plateau between the site and Snowdenham Links Road. LVIA viewpoints 4 and 5 are located on these permissive footpaths. Presently, it is possible to gain occasional, glimpsed views through existing vegetation into the site from an adjacent permissive footpath to the south-west. Winter views would be more open, due to trees not being in leaf. 38. With regard to views from this open field and beyond, not only does the Landscape Masterplan indicate that there would be native hedgerow planting along the site’s south-western boundary to reduce any gaps as well as further tree planting, but the proposed development would be set down within the site so as not to noticeably exceed the ridgeline at the highest point of the site. Furthermore, the proposed development would have green roofs. Accordingly, although the upper floors of each proposed dwelling would be visible in between tree branches in the Winter months, they would be less visible than the existing housing at Snowdenham Links Road on the other side of the open field. As such, I find that there would be no harm to landscape character to the south-west of the site resulting from the proposed development. 39.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In terms of longer views, the heavily wooded Chinthurst Hill is located on the other side of Bramley. LVIA viewpoints 6 and 7 are located on Chinthurst Hill where less restricted views towards the site were identified. It is difficult to perceive the site from Chinthurst Hill, due to the presence of trees between the viewpoints and the site. At most, intervisibility between Chinthurst Hill at viewpoint 6 and the site would be present in Winter with the site appearing as a valley slope with a treeline at the site’s south-western boundary. Even with the introduction of housing on this slope, this would be in keeping with the scattering of occasional farmsteads and large houses within the LCA. To my mind, the proposed development would not have any tangible effect upon land to the north-east. 40. Undoubtedly, the proposed development would introduce more human activity on site and vehicular journeys to and from the site than is presently the case. Nonetheless, the number and siting of dwellings, the siting of the access and the landscaping proposals have been designed to mitigate any potential effects on the tranquillity and character of the site.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Indeed, though the proposed houses would be large, the proposed houses and the proposed access track would represent a relatively small part of the overall site. I find therefore that the proposed development would not harm the tranquillity of the area. https://www.gov.uk/planning-inspectorate 7

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Indeed, though the proposed houses would be large, the proposed houses and the proposed access track would represent a relatively small part of the overall site. I find therefore that the proposed development would not harm the tranquillity of the area. https://www.gov.uk/planning-inspectorate 7

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 41. Concern has been raised that the house prices in the Surrey Hills are the highest of all the National Parks and National Landscapes. While I have no detailed data to confirm this, it seems reasonable to assume that high house prices locally put the National Landscape under development pressure and that any uplift in site value as a result of planning permission could be considerable. Certainly, this appears to have been the case for an NPPF paragraph 84 e) dwelling allowed on a site off Munstead Heath Road, Godalming3 which was sold after permission was granted. While I note concerns about the risk of a precedent being set for similar schemes elsewhere in the National Landscape, no two sites are the same and the proposed development does not represent a blueprint for design elsewhere. 42. I shall conclude on the overall effect of the proposed development on the Surrey Hills National Landscape after discussing other elements of the proposed development’s design. Design review process 43. NPPF paragraph 138 confirms that there is a range of tools and processes for improving design, including community workshops, design advice and review arrangements, and assessment frameworks.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In assessing applications, the same paragraph states that local planning authorities, or in this instance, the Inspector, should have regard to the outcome from these processes, including any recommendations made by design review panels. The level of weight to be given to the recommendations of design review panels is not prescribed by the NPPF. 44. The Planning Practice Guidance4 describes design review as an independent assessment of development proposals by a panel of multidisciplinary professionals and experts, which can inform and improve design quality in new development. It sets out a number of requirements for effective design review and highlights that design review is most effective when applied at the earliest stage of design development. It asserts that design review can be followed up at further stages, referencing and building upon recommendations made in previous design reviews. Finally, it confirms that recommendations from design review panels can be used to help support decisions on applications, so development proposals need to show how they have considered and addressed them. 45. The DRP was appointed by the appellant to undertake design review for the proposed development.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The DRP is a national organisation which brings together independent built environment professionals across a range of disciplines to provide design review. Concerns have been raised about bias as the DRP has been paid by the appellant. However, this is no different from other design review panels who provide an independent, chargeable service in particular localities across the country. I have no reason to believe that the DRP members would not give their honest opinions, drawing on their many years of professional and chartered experience. 46. The two DRP meetings took place in July 2021 and March 2022. Both meetings involved several architects, a landscape architect and a planner. There was good consistency of membership between the two meetings. However, I understand that only one DRP member visited the site and the other DRP members used a virtual 360-degree photographic tour. Such a virtual tour is helpful, particularly in the 3 APP/R3650/W/15/3140645, decision issued 14 June 2016. 4 Paragraph 26-017-20191001: What is design review and how can it be used appropriately? https://www.gov.uk/planning-inspectorate 8

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 context of the then Covid-19 pandemic, but this should not replace a site visit where one can experience the site and surrounding area as others would. It is also unfortunate that the Council was not invited to either DRP meeting, although I understand that they had been invited to an earlier meeting which did not take place. The Council’s presence could have assisted in continuity and understanding the proposed development’s evolution. 47. The DRP’s first response to the appellant after the July 2021 meeting indicated that there was considerable work still to do on the proposal. The DRP then identified the need for more in-depth contextual analysis and explanation of the narrative behind the design concept, as well as assessment of alternative design approaches, justification of the two house approach and the need for exceptional landscaping and future stewardship of the land. It is entirely normal for changes to be made to the proposal and to the presentation of the proposal between design review meetings. The DRP’s second response in March 2022 was more positive.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision It was clear that the appellant’s design team had provided more effective articulation of the narrative behind the proposed development than at the 2021 meeting. 48. However, despite reading the Design and Access Statement (DAS) at length and asking the appellant’s design team to explain how the proposed development changed between the two DRP meetings, it has not been possible to fully understand the proposed development’s evolution or to clarify which plans were before each DRP meeting. Notwithstanding my concerns about the clarity of the underpinning design process, the DRP reports provide a helpful basis from which to assess the proposed development’s design. Design of the proposed development 49. The appellant’s design team has a known pedigree in this kind of work. Examples of their work include the Black House, Folding House, and Shamley Farm in the Surrey Hills National Landscape and an NPPF paragraph 84 house in Buckinghamshire. The architectural practice has been nominated for and won numerous design awards. I have no doubt that the practice is capable of producing high quality design.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision While I am not considering the proposed development against NPPF paragraph 84 e) as I have already found that it would not be isolated, it remains necessary for me to discuss its design. 50. The architect’s thinking has three main factors based on the appellant’s brief and their own detailed site analysis. The first factor is that of the receiving landscape and the desire to maximise views of and connection to the landscape, but to balance that with minimising any visual impact of the proposed development on the site and its surroundings. In order to achieve this, the two proposed houses would be located towards the top of the site within what are currently generally open areas. The vast majority of existing trees would be retained and planting would be strengthened in some locations across the site to enhance and create clearings. This is respectful of the site and the National Landscape. 51. As the topography varies across the upper part of the site, the second factor is the cranking of the two proposed houses in different directions to reflect the site’s contours and to allow views into the clearings.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In addition to following the site’s contours from east to west, the third factor is to set down each lower storey of the proposed two-storey houses within the site to ensure that the upper storeys would not noticeably exceed the ridgeline at the highest point of the site around the south- https://www.gov.uk/planning-inspectorate 9

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In addition to following the site’s contours from east to west, the third factor is to set down each lower storey of the proposed two-storey houses within the site to ensure that the upper storeys would not noticeably exceed the ridgeline at the highest point of the site around the south- https://www.gov.uk/planning-inspectorate 9

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 westernmost boundary. Not only would this adhere to the requirement of P2 of the Management Plan with regard to potential impacts on ridgelines, but it would also ground the building within its location, as if it had been quarried. 52. To reinforce that sense of having been quarried, the building material for the lower floors would be stone. The cranked timber-clad upper storeys of the proposed houses would then float over the lower floors. The upper floors would connect to the access track via pedestrian bridges. Internal courtyards would draw light into sunken parts of the buildings, providing further outdoor space and hiding garden paraphernalia from public view. This combination of solidity and groundedness with the lighter timbered and glazed upper floors within a setting of tree canopies gives the proposed houses both visual interest and sensitivity to their surroundings. 53. Although the design approach would lead to localised levelling of the ground in the upper part of the site, this would affect a relatively small area, if viewing the site as a whole. The remainder of the site-wide levels would be left unchanged.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision As such, the levelling would not have an urbanising or detrimental effect. 54. In maintaining the uncluttered nature of the upper part of the site, the provision of sizable garages and sunken courtyards would aim to keep domestic paraphernalia and clutter to a minimum. To bed the proposed development into its context, the proposal involves sunken gardens with a small area of amenity lawn and an external terrace as the domestic space, with naturalistic meadows, trees and copses beyond. This seeks to loosely echo the local, national and international influence of the architect Edwin Lutyens and the horticulturalist and garden designer Gertrude Jekyll and limits reciprocal views of the proposed dwellings. 55. In developing the design approach, consideration was given to the proposed development’s location within the site. Regard was had to a refused 2014 proposal for a house on the same site. The 2014 proposal was for a large, three-storey Arts and Crafts inspired dwelling close to the site’s highest point and the south-western boundary.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision If such a house was sited at a lower point, the impact on wider landscape character and the ridgeline would have been reduced, but this would have led to the removal of a greater number of trees. 56. While the 2014 proposal represents a pastiche approach at odds with the modern design before me, it serves as a useful indicator that such a bulky proposal would neither conserve nor enhance the character and appearance of the area and would not make effective use of the site. The options presented by the appellant in their design process have been rather limited, which is disappointing. However, it is necessary for me to consider the proposed development on its own merits. 57. The proposed houses would be large by most people’s reckoning. They would each extend in length approximately 35m across the site, but the low profile, modest height with flat roofs, cranked elevations, and set down of the ground floors within the site’s topography would assist in balancing the overall footprint and horizontal nature of the proposed dwellings. 58. There is no one consistent architectural style or house type within the surrounding area.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision While houses along Clock House Lane and Snowdenham Links Road are generally substantial and set within generous plots, Bramley itself has a mixture of housing of different ages, sizes and types. Within the wider area, there are some larger country homes, including Grade II listed Chinthurst Hill and Millmead House. Both the aforementioned houses were designed by Lutyens, with the former being https://www.gov.uk/planning-inspectorate 10

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision While houses along Clock House Lane and Snowdenham Links Road are generally substantial and set within generous plots, Bramley itself has a mixture of housing of different ages, sizes and types. Within the wider area, there are some larger country homes, including Grade II listed Chinthurst Hill and Millmead House. Both the aforementioned houses were designed by Lutyens, with the former being https://www.gov.uk/planning-inspectorate 10

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 his first major commission and the latter on Snowdenham Lane being designed for his frequent collaborator Jekyll. Characteristic materials within the locality include red brick, render, hanging tiles, and Bargate stone. 59. In terms of the palette of materials, the proposed development would have stone on the houses’ lower floors and timber cladding on the upper floors. This is a modern interpretation of a common design feature in the locality of tile hanging on upper floors, with render or brick on lower floors. Not only is the timber cladding a feature on buildings locally, but it would also help the proposed buildings blend into their treed environment. Bargate stone is a locally quarried material, seen on buildings in Bramley itself and at Lutyens’s Chinthurst Hill on the other side of the valley. As the availability of newly quarried stone is limited, it is possible that either previously used Bargate stone or a reconstituted alternative would be used, but this would be a matter for agreement when discharging condition 9 on materials.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The use of stone seeks to reflect the carving out of the hillside for the dwellings and would be used in both internal and external spaces to ground the dwellings in their locality. The distinctly different materials of stone and timber would break up the buildings’ bulk effectively and would be muted in colour. This would be further lightened by aluminium framed fenestration, with timber louvres. Sedum roofs would be used for both houses to further bed the buildings into their verdant setting. 60. With regard to the rationale for two dwellings of opposing alignments on the site, it was confirmed at the hearing that this stemmed from the appellant’s brief for the site. Any site analysis and justification of plot sizes within the DAS would therefore have sought to rationalise the brief. Furthermore, the DRP notes in its first response of July 2021 that the driving force behind the two house scheme is viability. However, much of the argument about the appropriateness of two houses relates to the application of NPPF paragraph 84, which is not applicable in this instance. In any event, this site can amply accommodate two large dwellings. 61.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The proposed development’s sustainability provisions would include mechanical ventilation and heat recovery, ground source heat pumps, underfloor heating, solar panels, battery storage, electric vehicle charging, rainwater and greywater harvesting. The proposed solar panels would be sited near the site’s lower north- eastern corner and would follow the site’s topography. The proposed dwellings would outperform the Royal Institute of British Architects 2030 energy targets for operational energy, embodied carbon and potable water use. While the aforementioned measures would be positive, as would be expected of this kind of scheme, the measures would not be particularly innovative in themselves. 62. Notwithstanding this, the proposed development would undoubtedly be of a high standard of design, though not of the outstanding or innovative nature of design expected by NPPF paragraph 139 b). For the reasons outlined above, I find that it would be sensitive to the defining characteristics of the local area. Lighting 63. Dark sky areas are a key feature of the National Landscape. P2 of the Management Plan states that in remoter locations, with darker skies, development proposals causing light pollution will be resisted.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision BNP-E3 in the Bramley Neighbourhood Plan also seeks to avoid increasing light pollution and the use of unscreened roof lights or atria. The rationale for avoiding light pollution is to safeguard the National Landscape’s essential qualities and protect biodiversity. https://www.gov.uk/planning-inspectorate 11

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision BNP-E3 in the Bramley Neighbourhood Plan also seeks to avoid increasing light pollution and the use of unscreened roof lights or atria. The rationale for avoiding light pollution is to safeguard the National Landscape’s essential qualities and protect biodiversity. https://www.gov.uk/planning-inspectorate 11

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 64. The two proposed houses would have large windows across two floors and rooflights. Many of these windows would be floor to ceiling in height. Different design approaches have been taken, with some windows recessed, others forming window boxes, and some with timber louvres. The aim of the different approaches is to maximise views, natural light, passive solar gain, and natural ventilation, while not having negative effects in terms of light pollution. The excavation of the slope to provide space for the houses’ lower floors would help to minimise the extent of light spillage. Furthermore, the proposed tree planting would also seek to prevent any light spillage, over and above that already experienced in the locality. 65. There is an inherent risk of light spillage from vehicles travelling into and out of the site. Yet, given the number of dwellings proposed, the likely number of vehicular movements and the proximity of the site to local roads and other sources of light, this would not be harmful. 66.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In addition to controlling the type, extent and location of external lighting by means of condition, there was some discussion about managing internal lighting and glazing to ensure that light spillage would be minimised. Although the DRP referred to scope for illuminance modelling, this was not undertaken. Instead, the DAS proposes the use of non-reflective glass with low emissivity and light transmission for both windows and rooflights. It also proposes the use of internal blinds to further reduce light spillage. Condition 7 addresses this point, requiring full details of the Visible Light Transmission glazing as well as a Sensitive Lighting Management Plan and Light Spill Management Plan. This would be enforceable. As such, and even though the site is not particularly remote within the National Landscape given its location on the edge of Bramley close to other housing and floodlighting for the nearby school, this matter would be appropriately addressed. Accordingly, the National Landscape’s landscape, natural beauty and biodiversity would not be detrimentally affected by lighting. Landscape design 67. The site is presently bounded by gappy, overgrown hedgerows, mature trees, and scrub.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The vegetation includes English Oaks, with an understorey of Hazel and Holly. The upper part of the site’s interior is relatively open, with isolated trees and groups of trees dotting the slope, while the bottom part of the site has more trees. There is grassland within the site, but there are significant areas of unmanaged scrub which encroach on the open ground. Although the site is currently unkempt with considerable ruderal scrub, the absence of planning permission for the site does not prevent it from being managed appropriately and positively. 68. The proposed development would have a tightly drawn area of landscaping around the two proposed houses, with sunken gardens with woodland and meadows beyond. This landscape design approach aims to retain the site’s rural character and open areas or clearings within the site. The site already has a strong framework of mature trees and vegetation which would be supplemented with further trees and understorey planting. An additional belt of trees would serve to separate the proposed houses and with other trees on site would help to build the layers of tree canopies to screen the proposed houses from view. 69.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The landscape works proposed on site would include approximately 140 additional native trees; four specimen native trees; 3,300m2 new woodland canopy and https://www.gov.uk/planning-inspectorate 12

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The landscape works proposed on site would include approximately 140 additional native trees; four specimen native trees; 3,300m2 new woodland canopy and https://www.gov.uk/planning-inspectorate 12

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 understorey planting; 1,500m2 native shrub and understorey planting; 536m of native hedgerows; 19,250m2 wildflower meadow; and a 250m2 ecological pond. 70. With the site’s conversion from semi-improved and scrub vegetation to a species rich grassland with further structural tree planting, the proposed development would enhance both woodland and biodiversity within the site. This would be beneficial in reinforcing the National Landscape’s strong woodland character and would result in a considerable net gain in structural vegetation within the site. Though I note that the Council considers the landscape approach to be relatively generic, the Landscape Masterplan has been tailored to the specifics of this site and represents a reasonable and high quality design approach for its environment. 71. However, even if the landscaping proposed is of a high quality and is appropriate for the site and the proposed development, it requires an appropriate long-term management and maintenance regime. Condition 5 expects a Landscape Ecological Management Plan, which will set out and implement management responsibilities, timescales, maintenance tasks and schedules for the site’s open space.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The proposed landscaping and its long-term management and maintenance would be sensitive to the area’s defining characteristics and would give rise to beneficial landscape and biodiversity effects on site. Conclusion on character and appearance 72. I conclude that the proposed development would have an acceptable effect on the character and appearance of the area, including the Surrey Hills National Landscape and AGLV. Consequently, there would be no conflict with SPS Policy RE3, and P1, P2 and P6 of the Management Plan and NPPF paragraph 189 as set out above. It would therefore not conflict with the statutory duty to seek to further the purpose of conserving and enhancing the natural beauty of the National Landscape, as it would leave the essential qualities of the National Landscape unharmed and in this instance would have the benefit of focussed enhancements on the landscape framework and biodiversity on site. c) Affordable housing 73. The site area is over four hectares in size. Although the proposed development would provide only two homes, the NPPF’s glossary defines major development for housing as being development where 10 or more homes will be provided, or the site has an area of 0.5 hectares or more.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision NPPF Paragraph 65 confirms that affordable housing should not be sought for residential developments that are not major developments, other than in designated rural areas. 74. SPS Policy AHN1 requires a minimum provision of 30% affordable housing on all housing developments where one of three criteria applies. None of the criteria apply here. Nevertheless, the Council’s Affordable Housing Supplementary Planning Document Update 2023 (AHSPD) post-dates the SPS. AHSPD paragraph 15 states that Policy AHN1 reflected previous national planning practice guidance. It goes on to state that since the SPS’s February 2018 adoption, the Government has revised the NPPF and affordable housing is required on major developments, defined as developments of 10 or more new homes or where the site has an area of 0.5 hectares or more. The AHSPD confirms that the Council will apply the revised NPPF. While the NPPF has been revised further since the AHSPD was adopted, the same requirement is set out in the current NPPF as outlined above. https://www.gov.uk/planning-inspectorate 13

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 75. The proposal would trigger the need for affordable housing given the site’s size. Consistent with SPS Policy AHN1, which the main parties agree has only limited weight given its overall lack of consistency with the NPPF, the Council originally sought a commuted sum in lieu of 30% on-site affordable housing. The appellant has provided an independent valuation of the open market value and gross internal floor area of the proposed units signed off by a Chartered Surveyor. Based on the AHSPD methodology for calculating commuted sums, the required affordable housing contribution for 30% affordable housing would be £178,837. 76. Notwithstanding the 30% affordable housing requirement, the site also lies within the Green Belt and may fall within grey belt. This is assessed below. With regard to the Golden Rules, NPPF paragraph 156 a. addresses affordable housing. The NPPF makes it clear that affordable housing provision should reflect either development plan policies produced in accordance with NPPF paragraphs 67 – 68 or, in their absence, NPPF paragraph 157. The Council’s development plan policies have not yet been updated to reflect NPPF paragraphs 67 – 68.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision NPPF paragraph 157 states that before development plan policies for affordable housing are updated, the affordable housing contribution required for the Golden Rules is 15% above the highest existing affordable housing requirement relevant to the development, subject to a cap of 50%. This would lead to a 45% affordable housing requirement with a contribution of £268,255. 77. The appellant has entered into a second legal agreement, which includes obligations which would come into effect if planning permission were to be granted. I have considered the obligation for 45% affordable housing within the second legal agreement in light of the three statutory tests at Regulation 122(2) of The Community Infrastructure Levy (CIL) Regulations 2010 (as amended) and NPPF paragraph 58. The provision of commuted sums for 45% affordable housing would meet the tests in this particular instance and is taken into account. 78. The Bramley Neighbourhood Plan and Bramley’s Housing Needs Survey require smaller affordable homes.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Although Bramley already has numerous large, detached properties and the proposed development would not provide for affordable housing on site, it would contribute towards provision of affordable housing elsewhere within the borough and these could be smaller homes. 79. In conclusion, the proposed development would make appropriate provision for affordable housing consistent with SPS Policy AHN1, the AHSPD, and the NPPF. d) Inappropriate development 80. The site is within the Metropolitan Green Belt. NPPF paragraph 153 states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. This paragraph also requires substantial weight to be given to any harm to the Green Belt, including harm to its openness, other than in the case of development on previously developed land or grey belt land, where development is not inappropriate. This is confirmed by footnote 55 to NPPF paragraph 153. 81. SPS Policy RE2 states that the Green Belt will continue to be protected against inappropriate development in accordance with the NPPF.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision New development will be considered to be inappropriate and will not be permitted unless very special circumstances can be demonstrated. It also confirms that proposals will be permitted where they do not conflict with the exceptions in national planning policy. https://www.gov.uk/planning-inspectorate 14

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision New development will be considered to be inappropriate and will not be permitted unless very special circumstances can be demonstrated. It also confirms that proposals will be permitted where they do not conflict with the exceptions in national planning policy. https://www.gov.uk/planning-inspectorate 14

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 SADMP Policy DM14 deals with extensions and alterations, replacement buildings and limited infilling. SADMP Policy DM14 is only relevant insofar as it relates to Green Belt openness. These policies are generally consistent with the NPPF. 82. NPPF paragraph 154 sets out several exceptions in respect of whether development in the Green Belt is inappropriate. The main parties agree that none of those exceptions are applicable here. Nonetheless, NPPF paragraph 155 requires that the development of homes, commercial and other development in the Green Belt should also not be regarded as inappropriate where all of three or four (where applicable) exceptions apply. I shall go through these exceptions in turn. 83. NPPF paragraph 155 a. refers to the utilisation of grey belt land. The NPPF glossary defines grey belt as land in the Green Belt comprising previously developed land and/or any other land that, in either case, does not strongly contribute to any of NPPF paragraph 143’s purposes a), b), or d). Nearby Bramley is defined as a larger village.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The parties agree that purposes a), b), or d) respectively relating to unrestricted sprawl, towns merging into one another, and the setting and special character of historic towns are not applicable. Therefore, the site does not strongly contribute to any of these three purposes. 84. However, the NPPF glossary definition also states that grey belt excludes land where the application of the policies relating to the areas or assets in NPPF footnote 7 (other than Green Belt) would provide a strong reason for refusing or restricting development. I have found that the effect of the proposed development on the National Landscape would not provide a strong reason for refusal. As such, this part of the grey belt glossary definition is not applicable. 85. Further to this, NPPF paragraph 155 a. requires development to not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan. The two parties consider that NPPF paragraph 143 purpose c) of assisting in safeguarding the countryside from encroachment would be the most relevant purpose in this instance.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision In any event, it was agreed that the proposed development would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan, although the Council considers there would be a locally detrimental effect on purpose c). Accordingly, NPPF paragraph 155 a. is met. 86. NPPF paragraph 155 b. requires a demonstrable unmet need for the type of development proposed. NPPF footnote 56 confirms that this, where applications involve provision of housing, means the lack of a five year supply of deliverable housing sites, including the relevant buffer where applicable, or where the Housing Delivery Test was below 75% of the housing requirement over the past three years. 87. Using the standard method, the Council’s current annual housing requirement is 1,481 dwellings. Once a 5% buffer is applied, this increases the housing requirement for 1 April 2024 – 31 March 2029 to 1,555 dwellings annually. At 1 April 2024, there were 1,998 deliverable dwellings within the five year period. This results in an agreed housing land supply of 1.28 years.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision This represents a significant housing land supply shortfall and indicates that there is a demonstrable unmet need for the type of development proposed. NPPF paragraph 155 b. is met. 88. NPPF paragraph 155 c. requires that development would be in a sustainable location, with reference to NPPF paragraphs 110 and 115. NPPF paragraph 110 seeks to actively manage patterns of growth through limiting the need to travel and https://www.gov.uk/planning-inspectorate 15

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision This represents a significant housing land supply shortfall and indicates that there is a demonstrable unmet need for the type of development proposed. NPPF paragraph 155 b. is met. 88. NPPF paragraph 155 c. requires that development would be in a sustainable location, with reference to NPPF paragraphs 110 and 115. NPPF paragraph 110 seeks to actively manage patterns of growth through limiting the need to travel and https://www.gov.uk/planning-inspectorate 15

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 offering a genuine choice of transport modes. It recognises that opportunities to maximise sustainable transport solutions will vary between urban and rural areas. NPPF paragraph 115 looks to prioritise sustainable transport modes, achieve safe and suitable access, provide designs in keeping with current guidance and cost- effectively mitigate any significant impacts on the transport network. 89. The site lies off Clock House Lane, connecting to Horsham Road and a footpath and bridleway. Residential development lies to the north-east, east and south. The village offers services and facilities, including public houses, schools, shops, open spaces, a café, a library, a church, and a village hall. Bus services serve the village regularly and railway stations are accessible via bus services. Given that services and facilities are within a suitable distance for walking or cycling, the proposed development would be in a sustainable location. NPPF paragraph 155 c. is met. 90. NPPF 155 d. states that, where applicable, the proposed development should meet the requirements of the Golden Rules in NPPF paragraphs 156 – 157.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision NPPF paragraph 156 states that major development for housing in the Green Belt should provide a range of contributions. The site is of a size which indicates that the proposed development should be treated as major development. 91. The first required contribution is for affordable housing. As discussed above, the required affordable housing contribution is 45% and there is a legal agreement in place to require this financial contribution. NPPF paragraph 156 a. is met. 92. NPPF paragraph 156 b. requires the proposed development to make any necessary improvements to local or national infrastructure. The Council has confirmed that it has not identified any such infrastructure which requires improvement. Consequently, there are no necessary improvements to be made in this particular instance. NPPF paragraph 156 b. is therefore met. 93. NPPF paragraph 156 c. seeks the provision of new, or improvements to existing, green spaces accessible to the public. It also states that new residents should be able to access good quality green spaces within a short walk of their home through onsite provision or access to offsite spaces. There was some discussion as to how this requirement could be met.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision It is clear that the proposed development’s new residents would have access to significant amounts of good quality green space within the site. This green space would not be accessible to the public. 94. However, the main parties have agreed, following consultation with the Parish Council, that a contribution of £35,000 towards the provision of or improvements to green space would be appropriate. This would contribute towards an adult fitness trim trail on the former Bramley Bowls Club site. Owned by the Parish Council, this would be within a short walk of the site, is centrally located in Bramley and is adjacent to the Downs Link, a popular cycling, walking, and running route. The former bowls club site is accessible to the public. The Parish Council confirmed that it had already worked up plans for a trim trail. 95. NPPF paragraph 159 confirms that improvements to green spaces to meet the Golden Rules should contribute positively to the development’s landscape setting, support nature recovery and meet local standards for green space provision where these exist in the development plan. The provision for green spaces on site and the provision of monies towards green space locally would support all of these aims.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision https://www.gov.uk/planning-inspectorate 16

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision https://www.gov.uk/planning-inspectorate 16

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 96. I have considered the obligation for £35,000 towards provision of or improvements to green space within the second legal agreement in light of the tests at Regulation 122(2) of CIL Regulations 2010 (as amended) and NPPF paragraph 58. This obligation in the second legal agreement would meet the three tests and is taken into account. NPPF paragraph 156 c. is met. 97. As the proposed development would meet the Golden Rules requirements in NPPF paragraphs 156 and 157, NPPF paragraph 155 d. would be met. This would indicate that NPPF paragraph 158 would also be relevant, in that a development which complies with the Golden Rules should be given significant weight in favour of the grant of permission. The proposed development would not be inappropriate development and would meet the requirements of SPS Policy RE2 and the NPPF as set out above. SADMP Policy DM14 on openness is not directly relevant here. As the proposed development would not be inappropriate development, it is not necessary for me to go on to consider Green Belt openness and purposes or any other considerations which would represent very special circumstances. Other Matters 98.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision The Parish Council has suggested that a scheme for 110 homes might come forward if the proposed development were not allowed. I have no substantive information on this matter and have determined the appeal on its own merits. 99. Objectors have put forward conditions seeking to prevent the use of land for business or industrial purposes. Permission would be required for change of use of land or buildings. Such a condition is not necessary. It is not possible for me to condition a requirement for the trees on site to be subject to Tree Preservation Orders. This is a matter for the Council as the Local Planning Authority. 100. There is no indication of any intention to gain access through the site to adjacent land. I am not certain how such a condition would be found to be necessary, relevant to planning, or to the development to be permitted. Though this document is not before me and has no weight in my decision-making, Clock House Lane residents have confirmed that the appellant has entered into a legally binding agreement to limit development of the site in perpetuity to two dwellings and to ensure access is not permitted across the site to the open field to the south-west. Conditions 101.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision I have amended some conditions for clarity and consistency. It is necessary to specify conditions confirming the time limit for development (1) and approved plans (2) for certainty. Six conditions (3 – 8) are pre-commencement conditions as it is necessary for them to be addressed before construction takes place. The appellant has agreed in writing to the pre-commencement conditions. A condition (3) is necessary to ensure that investigation and recording of any archaeological evidence occurs as the site lies adjacent to an area of high archaeological potential. A condition (4) is required for construction management to ensure that access to the site is managed and that disturbance to nearby residents is minimised. To ensure long-term protection of biodiversity and landscape quality, a condition (5) is necessary to secure the provision and implementation of a Landscape Ecological Management Plan. 102. Conditions (6 and 14) are necessary to ensure that a satisfactory vehicular access to the site is in place prior to construction taking place and that appropriate https://www.gov.uk/planning-inspectorate 17

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Appeal Decision APP/R3650/W/25/3361061 servicing and turning areas are provided and maintained. A condition (7) is required in respect of internal and external lighting and the provision of appropriate glazing to mitigate any impact on the National Landscape’s dark skies and on biodiversity. To address drainage, conditions (8 and 13) are necessary to provide a surface water drainage scheme and ensure that scheme has been properly implemented. 103. To maintain design quality and to ensure that the character and appearance of the National Landscape is conserved, conditions (9, 10 and 11) are necessary to require submission and approval of materials, fencing and landscaping. In order to ensure that trees are safeguarded, a condition (15) is necessary to require compliance with arboricultural plans and reports. To safeguard the integrity of the proposed development and the National Landscape, it is also necessary to impose a condition (12) to control the extent of the residential curtilage within the site and a further condition (16) to remove permitted development rights. Conclusion 104.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Appeal Decision Although the proposed development would not accord with NPPF paragraph 84, with particular regard to location, the proposed development would not harm the character and appearance of the area, including the Surrey Hills National Landscape and AGLV. Furthermore, the proposed development would not be inappropriate development in the Green Belt and would make appropriate provision for affordable housing and the provision of new, or improvements to existing, green spaces. Consequently, the proposed development would accord with the development plan as a whole and there are no material considerations to outweigh this finding. For the reasons given above, the appeal should succeed.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert INSPECTOR https://www.gov.uk/planning-inspectorate 18

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert INSPECTOR https://www.gov.uk/planning-inspectorate 18 Appeal Decision APP/R3650/W/25/3361061 Appearances For the appellant: Charles Banner KC Instructed by Ms Long of Planit Consulting Justin Bartle-Jones Appellant Jonathan Evans Director, Pegasus Group Tom Ford Architect, AR Design Studio Janet Long Director, Planit Consulting Andy Ramus Director, AR Design Studio For the Council: Joanne Hollingdale Team Leader – Development Management, Waverley Borough Council Sam Wallis Senior Planning Officer, Waverley Borough Council Sarah Wells Planning Specialist Team Leader, Waverley Borough Council Interested Parties: Anthony Coghlan Local resident who spoke on behalf of residents of Snowdenham Links Road Julie Dane Local resident who spoke on behalf of residents of Clock House Lane Francesca Stern Bramley Parish Council Documents received at and after the Hearing: 1. Site visit route 2. Statement of Julie Dane 3. Amended Schedule of 16 Conditions received 7 October 2025 4. Amended Draft Legal Agreement received 22 October 2025 5. Appellant’s agreement to pre-commencement conditions and confirmation of withdrawal of costs application received 27 October 2025 6. Council’s withdrawal of costs application received 27 October 2025 7.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert Final Legal Agreement dated and received 7 November 2025 https://www.gov.uk/planning-inspectorate 19

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert Final Legal Agreement dated and received 7 November 2025 https://www.gov.uk/planning-inspectorate 19 Appeal Decision APP/R3650/W/25/3361061 Schedule of 16 Conditions: 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with drawing numbers Site Location Plan (1:2500); 802/P001 Rev C, 802/P002 Rev C, 802/P102 Rev C, 802/P105, 802/P106, 802/P107, 802/P110, 802/P111, 802/P112, 802/P205, 802/P206, 802/P207, 802/P210 and 802/P211. 3) Prior to commencement of development, a programme of archaeological work in accordance with a Written Scheme of Investigation shall have been submitted to and approved in writing by the Local Planning Authority and implemented in accordance with approved details. 4) Prior to commencement of development, a Construction Management Plan (CMP) shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development must be undertaken in accordance with the approved CMP.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert The CMP must include, but not be limited, to arrangements for the following in respect of each phase of the works: a) Details of any temporary construction access to the site including measures for removal following completion of construction works; b) Wheel washing facilities on site to ensure that mud and debris is not spread onto the adjacent public highway; c) The parking of contractors' site operatives and visitors’ vehicles; d) Areas for storage of plant and materials used in constructing the development clear of the highway; e) Details of site working hours; and f) Contact details for the responsible person (site manager/office) who can be contacted in the event of any issue. 5) Prior to commencement of development, a Landscape Ecological Management Plan (LEMP) shall have been submitted to and approved in writing by the Local Planning Authority.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert The LEMP shall be in line with the recommendations of the Ecological Appraisal and Impact Assessment (Arbtech, March 2024, Version 6) and include: a) Description and evaluation of features to be managed and created; b) Aims and objectives of management; c) Appropriate management options to achieve aims and objectives; d) Prescriptions for management actions; e) Preparation of a work schedule for securing biodiversity enhancements in perpetuity; f) Details of the body or organisation responsible for implementation of the LEMP; g) Ongoing monitoring and remedial measures; h) Details of legal/funding mechanisms; and i) Details of the specific species enhancements as outlined in 5.2 of the Biodiversity Net Gain/Construction Ecological Plan (Arbtech dated 19 March 2024). https://www.gov.uk/planning-inspectorate 20

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert Appeal Decision APP/R3650/W/25/3361061 The development shall not be implemented except other than in accordance with the approved LEMP and no variation from the approved LEMP shall take place unless otherwise first approved in writing by the Local Planning Authority. 6) Prior to commencement of development, a scheme showing pedestrian inter- visibility splays measuring 2m by 2m provided on each side of the access to Clock House Lane, the depth measured from the back of the footway (or verge) and the widths outwards from the edges of the access, shall have been submitted to and approved in writing by the Local Planning Authority. No obstruction to visibility between 0.6m and 2m in height above ground level shall be erected within the area of such splays and the visibility splays shall be retained thereafter. 7) Prior to commencement of development, full details of the Visible Light Transmission (VLT) glazing as detailed on page 115 of the Design and Access Statement and a Sensitive Lighting Management Plan/Light Spill Management Plan shall have been submitted to and approved in writing by the Local Planning Authority.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert The development shall be carried out in accordance with the approved details and any external lighting/VLT glazing shall be installed prior to first occupation of the development and maintained thereafter. 8) Prior to commencement of development, details of the design of a surface water drainage scheme shall have been submitted to and approved in writing by the Local Planning Authority. The design must satisfy the SuDS Hierarchy and be compliant with the national Non-Statutory Technical Standards for SuDS, NPPF and Ministerial Statement on SuDS. The required drainage details shall include: a) The results of infiltration testing completed in accordance with BRE Digest: 365 and confirmation of groundwater levels; b) Evidence that the proposed strategy will effectively manage the 1 in 30 (+35% allowance for climate change) & 1 in 100 (+45% allowance for climate change) storm events and 10% allowance for urban creep, during all stages of the development.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert The strategy should follow the principles set out in the approved drainage strategy; c) Detailed drainage design drawings and calculations to include: a finalised drainage layout detailing the location of drainage elements, pipe diameters, levels, and long and cross sections of each element including details of any flow restrictions and maintenance/risk reducing features (silt traps, inspection chambers etc.). Confirmation is required of a 1m unsaturated zone from the base of any proposed soakaway to the seasonal high groundwater level and confirmation of half-drain times; d) A plan showing exceedance flows (i.e. during rainfall greater than design events or during blockage) and how property on and off site will be protected from increased flood risk; e) Details of drainage management responsibilities and maintenance regimes for the drainage system; f) Details of how the drainage system will be protected during construction and how runoff (including any pollutants) from the development site will be managed before the drainage system is operational. https://www.gov.uk/planning-inspectorate 21

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert Appeal Decision APP/R3650/W/25/3361061 9) Prior to commencement of above ground level works, a Materials Schedule showing details and samples of the materials to be used on the exterior of the buildings, as well as details of all other glazing, doors and garage doors shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved details. 10) Prior to commencement of above ground level works, full details of the materials and design of all means of enclosure, fencing and gates shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved details. 11) Prior to commencement of above ground level works, plans showing full details of all soft landscaping and planting based on the Landscape Masterplan (P21- 2769_07 Rev J) shall have been submitted to and approved in writing by the Local Planning Authority.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert The details shall include the numbers, species, heights on planting and positions of all trees and shrubs including existing items to be retained and shall include details of all seeding and turfing and a timetable for the implementation of all landscaping. All soft landscaping and planting shall be implemented in accordance with the approved details and timetable and maintained in accordance with the details approved. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species. 12) Prior to commencement of above ground level works, details and a plan of the extent of the residential curtilage for each dwelling shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the residential curtilage shall not be altered without the written permission of the Local Planning Authority.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert 13) Prior to first occupation of the development, a verification report carried out by a qualified drainage engineer shall have been submitted to and approved by the Local Planning Authority. This must demonstrate that the surface water drainage system has been constructed as per the agreed strategy (or detail any minor variations), provide the details of any management company and state the national grid reference of any key drainage elements (surface water attenuation devices/areas, flow restriction devices and outfalls), and confirm any defects have been rectified. 14) Prior to first occupation of the development, space shall have been laid out within the site in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority for vehicles to be parked and for the loading and unloading of one vehicle per unit and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking, loading and unloading, and turning areas shall be retained and maintained for their designated purposes.

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert 15) The development hereby approved shall be completed at all times in accordance with the Arbtech Tree Protection Plan, Arboricultural Impact Assessment and Arboricultural Method Statement dated 24 May 2022. https://www.gov.uk/planning-inspectorate 22

LAND SOUTH OF CLOCK HOUSE LANE, Bramley, Guildford, Surrey, GU5 0AP — Waverley Borough Council — Joanna Gilbert 15) The development hereby approved shall be completed at all times in accordance with the Arbtech Tree Protection Plan, Arboricultural Impact Assessment and Arboricultural Method Statement dated 24 May 2022. https://www.gov.uk/planning-inspectorate 22 Appeal Decision APP/R3650/W/25/3361061 16) Notwithstanding the provisions of Schedule 2, Part 1 and Part 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking, reenacting, or amending that Order), development of the following classes shall not be undertaken on site other than as may be approved in writing by the Local Planning Authority following a specific application in that respect: Part 1, Class A - enlargement, improvement or other alteration of a dwellinghouse; Part 1, Class C - other alterations to the roof of a dwellinghouse; Part 1, Class D - porches; Part 1, Class E - buildings etc incidental to the enjoyment of a dwellinghouse; Part 2, Class A - gates, fences, walls etc. https://www.gov.uk/planning-inspectorate 23