Planning application
Shortlands Farm, Guildford Road, Ash, Guildford, GU12 6DF
Works: New dwelling Demolition
At appeal, which passes the decision to the national inspectorate. Anyone who commented before is normally able to comment again.
Proposal
Outline planning application with all matters except for the accesses from Guildford Road and Wyke Lane reserved, for subsequent approval for the demolition of the existing buildings and hardstanding and the erection of up to 200 residential dwellings including affordable housing and plots of self-build plots (Class C3); green and blue infrastructure and associated service and utility structures.
As published by the council, reference 25/P/01521
Application record
- Reference
- 25/P/01521
- Type
- Outline Application
- Status
- Appeal Received
- Received
- 6 Nov 2025
- Validated
- 6 Nov 2025
- Ward
- Normandy & Pirbright
- Parish
- Normandy
- Decision by
- Delegated
- Postcode
- GU12 6DF
Site history
Applications at this address on the Guildford register
This site has had 2 applications since 2025.
-
25/P/01521/APL Decided
Shortlands Farm, Guildford Road, Ash, Guildford, GU12 6DF
Online Appeal Presence for PINS appeal 6008529. Outline planning application with all matters exc...
Timeline
Dates from the published record
-
6 Nov 2025
Received by Guildford
-
30 Jul 2026
Added to PlanIndex
-
Decision
Awaiting decision
Decision expected by 1 January 2026, 8 weeks from validation under the statutory target for most applications. Extensions of time are common and are agreed case by case.
Guildford took a median of 64 days over the applications it decided in the last year.
Related applications
Cases linked to this one on the register
- Appeal: 6008529 (Appeal Started)
- Application: 25/P/01521/APL (Received)
Who's behind it
Company information only, from the register and Companies House
Lichfields Agent, registered in Newbury
Active · incorporated 2006 · Newbury
1,987 applications on PlanIndex · across 166 councils · 94% granted
Trade members see everything this firm has filed, how it was decided, and get an email the day it files again.
See their track recordDocuments
Plans, drawings, consultee responses and the officer's report
421 documents on file for this application
- S106 agreement
- Draft s106
- 69909_06 - compounded list of planning conditions 25 september(41620061.3).docx
- Shortlands farm - closing statement - lpa
- Shortland farm - response to third party comments and sang query 25.09.2026(4163
- Shortland farm - implications of surrey hills national landscape extension 24.09
- Briefing note - cycle infrastructure ntc 2026-09-25 (rev a).pdf
- Ash. appellant's closings (final).pdf
- Ash - s106 agreement - engrossment draft 24-09-26 (with plans).pdf
- Fw shortlands farm, guildford road, ash(6008529) - 25_p01521 - s106 & cil compli
- Shortland farm - opening submissions - lpa.pdf
- Ash. appellant's opening and appearances (final).pdf
- 69909_06 - compounded list of planning conditions 22 september(41620061.1).pdf
- Appeal note - second adjournment note and ecology socg gbc response.pdf
- Final statement of common ground 230926.pdf
- Shortland farm - response to inspectors questions 23.09.2026(41627843.1).pdf
- Wyke - nr contribution - words.eml
- R (on the application of university hospitals of leicester nhs trust) v harborou
- Cover note for leicester case.docx
- 69909_06 healthcare contributions note 21.9.26(41597538.4).pdf
- 69909.09 shortland farm ash - review of education contributions note 210926(4159
- 6008529 - second adjournment note .docx
- Nhs information.eml
- De763_03a - placemaking plan rev a.pdf
- Shortlands farm cil compliance schedule (draft pending s106) 240926.pdf
- 2026-09-14 nag letter to shortlands inspector final.pdf
- 25-p-01521 shortlands farm nag input to planning inspector.pdf
- Surrey county council response to appeal note - shortlands farm sept 26.pdf
- Cd3.02 police contribution request.pdf
- Cd12.03 -gbc appeal questionnaire.pdf
- Cd3.02a update police contribution request.pdf
- Cd6.14a - appendix b-bv to guildford green belt assessment 2026.pdf
- Appendix a appellants statement of case.pdf
- Cd6.01 - chartered institute for ecology and environmental management advice not
- Cd3.09 - historic england.docx
- Cd3.02 police contribution request.pdf
- Cd2.08 - land use parameter plan.pdf
- Cd2.07 - illustrative masterplan.pdf
- Cd2.06 - air quality assessment.pdf
- Cd1.26 green infrastructure plan.pdf
- Cd11.1 r. (on the application of university hospitals of leicester nhs trust) v
- Cd13.03 updated draft s106 legal agreement (18.9.26).pdf
- Cd8.05 addendum ecology statement of common ground.pdf
- Normandy parish council speech 15 sep 2026.docx
- Network rail - comment
- Appellant rebuttal proof of evidence in relation to ecology matters
- Appellant urban design rebuttal statement
- Pins > agent with site notice and accompanying letters
- Pins > gbc updated inquiry details
- Dc9.01 - lpa proof of evidence (planning and design) - ian johnson.pdf
- Cd9.02 - lpa proof of evidence (ecology) - mr kevin wood.pdf
- Summary proof of evidence of mrs. clare brockhurst (landscape) (august 2026) (vo
- Summary proof of evidence of mr. peter hoy (ecology) (august 2026).pdf
- Summary proof of evidence of mr. daniel lampard (planning) (august 2026).pdf
- Summary proof of evidence of mr. andy williams (design) (august 2026).pdf
- Proof of evidence of mrs. clare brockhurst (landscape) (august 2026) (volume 1 -
- Proof of evidence of mr. andy williams (design) (august 2026) (appendix b - plac
- Proof of evidence of mr. andy williams (design) (august 2026) (appendix a - town
- Dc9.06 - proof of evidence of mr. peter hoy (ecology) (august 2026).pdf
- Cd9.05 - proof of evidence of mr. andy williams (design) (august 2026) (main evi
- Cd9.04 - proof of evidence of mrs. clare brockhurst (landscape) (august 2026) (v
- Cd9.03 - proof of evidence of mr. daniel lampard (planning) (august 2026).pdf
- Cd2.01 - shortland farm - correspondence with gbc in relation to thames water co
- Cd5.04 - schedule of development plan policies relevant to the determination of
- Gbc poe appendix 1 - right of way map.pdf
- Gbc poe appendix 2 - maidenhead office park.pdf
- Pins > gbc we have received proof of evidence and witnesses
- Cd9.01 ian johnson proof of evidence
- Ian johnson proof of evidence appendix 2
- Ian johnson proof of evidence appendix 1 - rights of way map
- Updated timetable
- Inquiry site notices displayed 22-8-2026
- Cj > pins copy of inquiry notification letter and site notice
- Naturespace partnership great crested newt district licence
- Naturespace partnership (great crested newts)
- Updated comments surrey education
- Updated comments from surrey police
- Pins >agent/gbc natural england info
- Ecological impact assessment & sang statement (part 2 of 3) appendix d - bng st
- Ecological impact assessment & sang statement (part 3 of 3) with appendices g &
- Ecological impact assessment & sang statement (part 1 of 3) with appendices a-f
- Pins > gbc revised cmc summary note
- Revised case management conference summary note
- Agent > pins socg
- Final statement of common ground
- Briefing note - provisional schedule of appearances
- Amended bat survey report
- Agent with amended bat survey report
- Pins confirmation of receipt of amended bat survey report
- Gbc confirmation of receipt of amended bat survey report
- Email to ecology consultants with info
- Pins updated timetable
- Pins updated timetable
- Case management conference summary note
- Email from pins to accompany case management conference summary note
- Updated start date letter
- Pins updated timetable
- Superseded pins updated timetable
- Case management conference notes
- At > legal request for legal advice
- Pins pre case management conference note & agenda
- Case management conference agenda
- Case management conference pre-conference note
- Council's statement of case
- Appendix 1 of gbc statement of case
- Appendix 2 gbc statement of case
- Appendix 3 gbc statement of case
- Appendix 4 gbc statement of case
- Appendix 5 gbc statement of case
- Appendix 6 gbc statement of case
- Pins gbc interested parties comments received & submit proof of evidence and wit
- Not agreed draft statement of common ground
- Planning committee report from 24 june 2026
- Late sheets to planning committee 24 june 2026
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- Gbc statement of case and appendicies
- At > pins re rep
- Pins > at confirming rep
- Normandy parish council
- Normandy action group > committee services
- Normandy action group response to officers report
- Normandy parish council - additional comment
- Pins to gbc re statement eot
- At > pins request for statement eot
- Nhs surrey heartlands integrated care board
- Jim allen response to appeal notification letter
- At > jw/jb/cub
- Pins confirmation of questionnaire receipt
- Appeal questionnaire
- Pins email re inspector/inquiry
- At > jw/cub re socg
- Pins appeal start notification
- At > naturespace/swt/police re appeal timelines
- Appeal start date email
- Updated surrey wildlife trust
- Surrey wildlife trust - comment
- Updated highways response
- Surrey highways - comment
- Network rail
- Natural england
- Natural england - annex a
- Natural england email
- Ash parish council - comment
- Pins confirming procedure (inquiry)
- Naturespace - response to appeal submission
- Naturespace - response to appeal submission
- Agent > pins chasing lpa choice of procedure
- Lpa > pins confirming choice of procedure (inquiry)
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Police - updated letter on s106
- Environmental health - air quality
- Thames water updated response
- Submission of nd appeal
- Email to police - re contributions
- Pins notification of appeal
- Pins request for choice of procedure
- Appeal form
- Appellant statement of case
- Copy of notification letter sent 30 mar 2026
- Appendix a to statement of case (appeal statement) ? 22 apr 2026 ? ecology techn
- Appendix b to statement of case (appeal statement) ? 22 apr 2026 ? updated bng m
- Appeal cover letter
- Appeal docs from agent
- Agent setting out that s106 would be premature
- Appellants appeal questionnaire
- Appellants covering letter to appeal statement
- Appellants statement of case
- Historic england - no comment
- Historic england email
- Scc education
- Chasing agent for ecology and s106
- Thames water - comment
- Chasing agent for ecology
- Update - timings
- To thames water
- Biodiversity net gain matrix
- Response to thames water comments
- Scc highways
- To agent
- Intention to submit non-determination appeal
- Scc highways
- Scc highways
- Submission of aqa and parameter plans
- Air quality assessment
- Proposed parameter sections
- Heights parameter plan
- Land use parameter plan
- Illustrative masterplan
- Intro to agent
- Connectivity tool report
- Surrey wildlife trust
- Surrey suds - comment
- Urban design officer
- Naturespace partnership limited
- Tracy palmer-scott
- Siobhan dowst
- Mr gavyn dowst-birches guildford road normandy guildford-objects(full)
- Mr gavyn dowst-objects
- Drainage info
- Amended drainage strategy
- Addendum to drainage strategy
- Mr david capps-east wyke farm wyke lane ash guildford-objects(full)
- Mr david capps-objects
- Miss emma mclachlan-poyle house poyle road tongham farnham-objects(full)
- Miss emma mclachlan-objects
- Mr simon schofield-mercury lodge cobbett hill normandy guildford-objects(full)
- Mr simon schofield-objects
- Mrs maria van der spuy-25a walden cottages normandy guildford-objects(full)
- Mrs maria van der spuy-objects
- Ms heather tabram-55 ash hill road ash guildford-objects(full)
- Ms heather tabram-objects
- Aa proof page with notice
- Urban design comments
- Drainage response to llfa comments
- Mayer brown letter to scc highways
- Appendix c ? road safety audit response report
- Mr robert gates-84 church view ash guildford-objects(full)
- Mr robert gates-objects
- Mrs julie oates
- Mr joshua white-boarer-kirriemuir cottage guildford road ash guildford-objects(f
- Mr joshua white-boarer-objects
- Mrs rose boarer-kirriemuir cottage guildford road ash guildford-objects(full)
- Mrs rose boarer-objects
- Carole boarer
- Mr steve ellis-1 eva cottages guildford road normandy guildford-objects(full)
- Mr steve ellis-objects
- Dr christopher stanworth-springhill cottage pirbright road normandy guildford-ob
- Dr christopher stanworth-objects
- Mrs phillippa barraclough-normandy hill house normandy common lane normandy guil
- Mrs phillippa barraclough-objects
- Miss liz walker-objects
- Mr paul hart-woodstock 168 glaziers lane normandy guildford-objects(full)
- Mr paul hart-objects
- Mr a whitehall-the conifers hunts hill road normandy-objects(full)
- Mr a whitehall-objects
- Mr dean cassell-1 pinewood villas pinewood road ash guildford-objects(full)
- Mr dean cassell-objects
- Normandy action group
- Ms laura taylor - objects
- Ms. bell objection
- Mr underhay objection
- Mr john a higham - objects
- Mrs s higham - objects
- Miss l higham - objects
- William weller
- Mr simon collins-8 manor farm cottages westwood lane wanborough guildford-object
- Mr simon collins-objects
- Mr felix rayner-4 willow drive normandy guildford-objects(full)
- Mr felix rayner-objects
- Mr adam witherington-myrtle cottage 1 179 guildford road ash guildford-objects(f
- Mr adam witherington-objects
- Mrs christine wilks-objects
- Mr stephen bird-woodruffe wyke lane ash guildford-objects(full)
- Mr stephen bird-objects
- Mrs carol lander-2 fernhurst bungalows guildford road ash guildford-objects(full
- Mrs carol lander-objects
- Mr lee kean-28 culls road normandy guildford-objects(full)
- Mr lee kean-objects
- Mr nick sargent-oak tree house 216 glaziers lane normandy guildford-objects(full
- Mr nick sargent-objects
- Mr allan mccrow-holne chase guildford road normandy guildford-objects(full)
- Mr allan mccrow-objects
- Mr russell richardson-slade cottage slade lane ash guildford-objects(full)
- Mr russell richardson-objects
- Miss caroline rawlings-64 wyke avenue ash guildford-objects(full)
- Miss caroline rawlings-objects
- Miss caroline rawlings-64 wyke avenue ash guildford-objects(full)
- Miss caroline rawlings-objects
- Miss carolyn mullen-123 ash street ash-objects(full)
- Miss carolyn mullen-objects
- Mrs amanda pick
- Mrs amanda pick
- Miss pippa goodall-honeypot cottage nightingale road ash guildford-objects(full)
- Miss pippa goodall-objects
- Mr ollie eden-pearl rock nightingale road ash-objects(full)
- Mr ollie eden-objects
- Mr paul hammond-pearl rock nightingale road ash guildford-objects(full)
- Mr paul hammond-objects
- Ms peta malthouse-oakdene westwood lane normandy guildford-objects(full)
- Ms peta malthouse-objects
- Jo hames-evening hill nightingale road ash guildford-objects(full)
- Jo hames-objects
- Mr gary phillips-2 walden cottages normandy guildford-objects(full)
- Mr gary phillips-objects
- Miss susannah lawson-york house harpers road ash guildford-objects(full)
- Miss susannah lawson-objects
- Mr. see objection
- Tracey wells - object
- Mrs jessica james-10 hawker road ash vale guildford-objects(full)
- Mrs jessica james-objects
- Miss sally grove-17 manor close tongham farnham-objects(full)
- Miss sally grove-objects
- Miss anna gray-8 whitethorn close ash guildford-objects(full)
- Miss anna gray-objects
- Mrs laura powell-3 georges yard tongham guildford-objects(full)
- Mrs laura powell-objects
- Mrs elizabeth coates-5 cunningham close normandy guildford-objects(full)
- Mrs elizabeth coates-objects
- Miss julie tofts-treetops 26 shawfield road ash guildford-objects(full)
- Miss julie tofts-objects
- Mr david wells-44 wyke avenue ash guildford-objects(full)
- Mr david wells-objects
- Mr david wells-44 wyke avenue ash guildford-objects(full)
- Mr david wells-objects
- Ms philippa mitchell-16 walden cottages normandy guildford-objects(full)
- Ms philippa mitchell-objects
- Mrs mary-ann witherington-myrtle cottage 1 179 guildford road ash guildford-obje
- Mrs mary-ann witherington-objects
- Mr adam witherington-myrtle cottage 1 179 guildford road ash guildford-objects(f
- Mr adam witherington-objects
- Mr c sheridan-187 guildford road ash guildford-objects(full)
- Mr c sheridan-objects
- Mrs sue simmons-formans cottages harpers road ash guildford-objects(full)
- Mrs sue simmons-objects
- Mrs joanna matthew-46 wyke avenue ash guildford-objects(full)
- Mrs joanna matthew-objects
- Countryside access officer - comment
- Thames water - comment
- Mrs ali watmore
- Ms deborah garland-169 guildford road ash guildford-objects(full)
- Ms deborah garland-objects
- Mrs tilly carey-38 wyke avenue ash guildford-objects(full)
- Mrs tilly carey-objects
- R robertson-little manor 31 glaziers lane normandy guildford-objects(full)
- R robertson-objects
- Mrs maria o'brien-6 canal cottages canal bank ash vale guildford-objects(full)
- Mrs maria o'brien-objects
- Jo hames-evening hill nightingale road ash guildford-objects(full)
- Jo hames-objects
- Surrey suds - object
- Mr andrew hayward-153 guildford road ash guildford-objects(full)
- Mr andrew hayward-objects
- Mr paul chillman-wychwood westwood lane wanborough guildford-objects(full)
- Mr paul chillman-objects
- Mrs margaret leahy-3 wyke avenue ash guildford-objects(full)
- Mrs margaret leahy-objects
- Mr nathan brady-149 guildford road ash guildford-objects(full)
- Mr nathan brady-objects
- Jim allen - object
- Mrs jennifer gallacher-18 walden cottages normandy guildford-objects(full)
- Mrs jennifer gallacher-objects
- Site notices displayed 7-12-2025
- Housing strategy & enabling manager - comment
- Surrey police - comment
- Surrey police appendices 1-6
- Surrey highways - comment
- Site notices displayed 7-12-2025
- Mr richard cunningham mbe-langans 86 glaziers lane normandy-objects(full)
- Mr richard cunningham mbe-objects
- Dr r vellani-oakside cottage harpers road ash guildford-objects(full)
- Dr r vellani-objects
- Environment agency - comment
- Mrs libby mccarty-163 guildford road ash guildford-objects(full)
- Mrs libby mccarty-objects
- Mr paul tarry-avenham westwood lane normandy guildford-objects(full)
- Mr paul tarry-objects
- Submission email
- Gateway cover sheet
- Fee calculation
- Attachment summary
- Application form
- Application form redacted
- Biodiversity net gain statutory metric datasheet
- Illustrative masterplan
- Land use parameter plan
- Heights parameter plan
- Green infrastructure parameter plan
- Site location plan
- Existing site survey & floor levels
- Existing barn a, b, c, e, & g elevations
- Existing barn f & h elevations
- Existing bungalow j, l & m, shed k & barn d elevations
- Cover letter
- Archaeology desk-based assessment
- Arboricultural impact assessment part 1
- Arboricultural impact assessment part 2
- Proposed illustrative landscape masterplan 1
- Proposed illustrative landscape masterplan 2
- Proposed illustrative landscape masterplan 3
- Green belt & openness analysis technical note
- Energy & sustainability statement
- Lighting statement
- Flood risk assessment
- Air quality assessment
- Noise assessment
- Topographical site plan part 1
- Topographical site plan part 2
- Hydraulic model report
- Phase 1 & phase 2 geo-environmental & geotechnical interpretative report 1/4
- Phase 1 & phase 2 geo-environmental & geotechnical interpretative report 2/4
- Phase 1 & phase 2 geo-environmental & geotechnical interpretative report 3/4
- Phase 1 & phase 2 geo-environmental & geotechnical interpretative report 4/4
- Design & access statement part 1
- Design & access statement part 2
- Emergency access farm site plan
- Landscape & visual impact assessment 1
- Landscape & visual impact assessment 2
- Landscape & visual impact assessment 3
- Landscape & visual impact assessment 4
- Planning statement
- Proposed possible access arrangement site plan
- Statement of community involvement
- Transport assessment appendices
- Transport assessment
- Outline travel plan
- Utilities planning statement
- Heritage impact assessment
- Ecological impact assessment & sang statement with appendices a-f
- Ecological impact assessment & sang statement with appendices g-h
- Superseded drainage strategy
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Open the documentsWhat happens at appeal
This application is at appeal, which passes the decision from Guildford to the planning inspectorate, and the outcome will replace the council's decision. More in our guide to what happens after a planning decision.
About outline applications
An outline application tests the principle of developing a site, holding back details such as appearance and landscaping as reserved matters for later approval. More in our guide to planning application types.
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