The planning group of the Guildford Society Planning Group has examined the outline planning permission for the Gosden Hill site (25/P/01156) for the phased development of a residential-led mixed-use for the site in Merrow.
The Society has submitted a letter strongly objecting to the application. While The Society acknowledges the need for development to meet housing and commercial demands, the current proposal fails to align with the vision and principles outlined in the Guildford Borough Local Plan (LPSS2019) and the Strategic Development Framework Supplementary Planning Document (SPD). Key concerns are summarised below:
The Society accepts the need for development to address housing shortages, with Guildford now required to deliver 1,155 dwellings annually. However, the proposed plans deviate significantly from the LPSS2019 and SPD, which envisioned Gosden Hill as a sustainable, well-integrated, and attractive area. The current proposal, with limited A3 access and poor integration with surrounding areas, fails to achieve this vision.
The revised plans eliminate the two-centre approach proposed in the SPD, reversing the density layout and placing taller, high-density buildings near the A3, creating visual intrusion and undermining the "green gateway" concept. The Society recommends the use of an electronic 3D model to evaluate building placement and topography. Additionally, the Nuthill Farm development, adjacent to the site, raises concerns about increased traffic and its impact on housing along access routes.
The development creates a long cul-de-sac with limited access, primarily via the congested London Road. The absence of a southwest access route, as proposed in the SPD, restricts connectivity to Merrow and Burpham and limits emergency vehicle access. The Society urges reconsideration of a southwest link to support bus routes, pedestrian, and cycle access.
The transport network is inadequate:
The absence of detailed design information makes it impossible to assess the quality and integration of the development. The proposed "wall of buildings" along the A3 contradicts the SPD’s vision for a green gateway and raises concerns about noise, pollution, and poor design quality. Additionally, the Society highlights the need to protect the ancient woodland within the Suitable Alternative Natural Greenspace (SANG) area and address flood risks, particularly near the proposed road junction.
The Society emphasizes the need for clear, costed plans for utilities before construction begins:
The proposed route for construction traffic via Merrow Lane and Old London Road is unacceptable due to its impact on local residents. All construction traffic should access the site via the A3.
The Society concludes that the proposed development fails to meet the vision outlined in the SPD, with significant shortcomings in transport, design, and integration. It calls on Guildford Borough Council to provide robust planning guidance and engage with the developer to address these issues. Key recommendations include:
The Society urges the Council to prioritise infrastructure development alongside housing to ensure Guildford’s long-term sustainability and livability.
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