Welcome

The pre-application consultation period for this scheme has now closed. We are analysing your feedback and using it to inform our finalised proposals. Once we have submitted the planning application, we will update this webpage with information on how to share your views with the Guildford Borough Council.

We intend to submit an outline planning application for up to 200 high-quality homes, including affordable homes, with a range of new open space, and landscaping. As part of this engagement process, we welcome your views on how we can deliver enhancements to local infrastructure.

You can view our emerging proposals below, which follow our recent technical work and considerations around the site’s potential.

Context

Policy Context

In December 2024, the Government introduced new policies which allow for the release of low-quality Green Belt land, now defined as ‘Grey Belt’. We consider that the site and our proposals meet the definition of this. In addition to this, Guildford Borough Council has accepted as of April 2025 that it can no longer meet its requirement to maintain a five-year supply of deliverable housing sites.

At present, Guildford Borough Council’s local plan is out of date and the sites allocated within it are not sufficient to meet the Borough’s housing requirements. Since a new local plan is not anticipated to be adopted until mid-2029, a significantly greater number of homes will need to be approved within the Borough in the short term to meet housing needs.

Shortland Farm is being actively promoted by Gleeson Land as a location capable of making a valuable contribution towards addressing the significant housing shortfall in the Borough. We intend to submit an outline planning application with the access arrangements fixed. If outline planning permission is granted, a ‘reserved matters’ application will then be submitted which addresses the exact layout, scale, appearance, and landscaping.

For the avoidance of doubt, this application has no relation to the proposals at Normandy and Flexford being brought forward by Taylor Wimpey.

Interactive Site Location Plan

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The Site

The Site comprises just over 11 hectares of both greenfield and previously developed (‘brownfield’) land, situated outside the Ash settlement boundary, within Normandy. Harpers Recreational Ground and Ash Playground sit to the west of the site, which are recognised open spaces. A public right of way (footpath) runs across the site and connects through to Ash train station (c. 800 metres). Guildford Road (A323) is the main road near to the site, running along the northern boundary.

The site is located wholly within the Green Belt, the boundary for which is very close to the edge of the site. We consider that the site meets the definition of Grey Belt, and that the scheme proposed would be categorised in national policy as acceptable development within the Green Belt, subject to meeting the relevant requirements.

Site Photos

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Development Context

The Site is located near to a number of new residential developments to the west of the site, including a strategic allocation, thereby demonstrating its sustainability credentials and precedent of development in this location. The strategic allocation is known as Land to the south and east of Ash and Tongham (referred to in the Guildford Local Plan as Allocation A31), and is allocated for approximately 1,750 dwellings to extend Ash eastwards, largely along the Green Belt boundary. There are now several planning applications and permissions within the boundary of the allocation. The northern and southern parts of the allocation have now been delivered.

These developments and their relationship with the Shortland Farm site are shown in this Development Context Plan:

Development Context Plan

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Given the surrounding context, residential development on the Site would connect and work with its surroundings to deliver a sustainable development to Ash, contributing to meeting housing needs in the area.

Technical Work

We have already undertaken a range of technical work at Shortlands Farm to inform how we design the scheme and raise any constrains we need to take into account. These have been assessed through a series of initial surveys and other assessments.

Our technical work will be expanded upon within the forthcoming planning application submission, which will include the following:

Landscape and visual impact assessment
Transport assessment
Ecology, Biodiversity Net Gain analysis, and Suitable Alternative Natural Green Space assessment
Flood risk assessment
Heritage assessment
Tree survey

Transport and Access

Vehicular access to the site is proposed from Guildford Road (A323) to the north. Planning obligations secured from the nearby schemes, particularly allocation A31, have facilitated the delivery of a bridge over the railway leading towards Ash station. This has made a significant contribution to alleviating historic congestion on the A323 and has enabled the closure of the level crossing near to Ash train station. Ongoing discussions with Surrey County Council around our proposals are proving positive.

With regards to pedestrian access, the existing footpath running across the site will be retained and enhanced under the proposals, providing traffic free connectivity to the Harpers Recreational Ground and Ash Playground, as well as to Ash Train station. We are also keen to explore the potentials to enhance the pedestrian and public transport facilities along Guildford Road.

Plans

Interactive Parameter Plan

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Scheme Benefits

These plans are being brought forward by Gleeson Land, a specialist land promotion business which creates much needed new homes and community facilities for local people. At Shortland Farm, Gleeson Land is working with the landowner to facilitate the delivery of a publicly beneficial, high-quality scheme on the Site. The Scheme’s benefits are set out below.