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Guildford Borough Council

Proposed Submission Local Plan: strategy and sites 2016

Proposed Submission Local Plan: strategy and sites 2016 - Part 2: Sites

A26: Blackwell Farm

POLICY A26: Blackwell Farm, Hogs Back, Guildford


This is a residential lead mixed use development, allocated for:

  • Approximately 1800 homes (C3), including some specialist and self-build plots, and
  • 6 Traveller pitches, and
  • Approximately 31,000 sqm of employment (B1) on a 10-11ha extension to the Research Park, and
  • Approximately 550 sq m of comparison retail (A1) in a new Local Centre, and
  • Approximately 660 sq m of convenience retail (A1) in a new Local Centre, and
  • Approximately 550 sq m services in a new Local Centre (A2 -A5), and
  • Approximately 500 sq m of community uses in a new Local Centre (D1), and
  • A primary school (D1) (two form entry), and
  • That part of the site south of land parcel H2 as identified in the Green Belt and Countryside Study is allocated solely for primary access and the junction with the A31 Farnham Road



  • Primary vehicular access to the site allocation will be via the existing or a realigned junction of the A31 and the Down Place access road, which will be signalised
  • The design of the improved Down Place access road or a new adjacent parallel access road will be sympathetic to its setting variously within the AONB and AGLV. The impacts of this road will be minimised through the retention and enhancement of tree cover in this area and landscaping
  • Secondary vehicular access is required from the site to Egerton Road, preferably via Gill Avenue
  • A through vehicular link is required via the above accesses between the A31 Farnham Road and Egerton Road to provide a new route to the Surrey Research Park, the University of Surrey's Manor Park campus and the Royal Surrey County Hospital. This will provide relief to the A31/A3 junction, in advance of the delivery of Highways England's A3 Guildford scheme
  • Developer to provide the western route section of the Sustainable Movement Corridor on the site and make a necessary and proportionate contribution to delivering the western route section on the Local Road Network
  • Necessary and proportionate contribution to delivering Guildford West (Park Barn) railway station working with Network Rail, Royal Surrey County Hospital and Guildford Borough Council as the land owners to the south and north of the railway line respectively
  • Interventions will be required which address the potential highway performance issues which could otherwise result from the development. The Infrastructure Schedule in the latest Infrastructure Delivery Plan identifies the locations on the Local Highway Network and the Strategic Highway Network which could be expected to experience the most significant potential highway performance issues, in the absence of mitigating interventions
  • When determining planning application(s), and attaching appropriate conditions and obligations to planning permission(s), regard will be had to the delivery and timing of delivery of the key infrastructure requirements on which the delivery of the plan depends, set out in the Infrastructure Schedule in the latest Infrastructure Delivery Plan, or otherwise alternative interventions which provide comparable mitigation
  • Other supporting infrastructure must be provided on the site, including - a new two-form entry primary school, local retail centre, GPs surgery, open space including playing fields and allotments
  • Appropriate assessment required at project level to consider impact on the Thames Basin Heath Special Protection Area (SPA)
  • Green corridors and linkages to habitats outside of the site, and the adjoining SNCI
  • Reduce surface water flood risk through appropriate mitigation
  • Bespoke SANG to mitigate impacts on the SPA (See the IDP for further information)

Traveller pitches

  • The pitches will be public (tenure) forming part of the affordable housing contribution (1 pitch equates to 1 affordable home)
  • Once completed, the pitches will be provided to the registered provider at nil cost, for the Local Authority to allocate the occupancy and manage
  • Traveller pitches should reflect modern Traveller lifestyles. They should be serviced pitches, providing hard standing, garden and connections for drainage, electricity and water. Service meters should be provided. Utility blocks are not required
  • Traveller pitches should not be isolated, and should be reasonably integrated with other residential development, with services and facilities accessible, helping to create sustainable, mixed and inclusive communities for all
  • The pitches should not be enclosed with hard landscaping, high walls or fences, to an extent that suggests deliberate isolation from the community
  • Within the area set aside to provide pitches, bricks and mortar housing, or any buildings capable of being converted to bricks and mortar housing, is not appropriate and will be resisted
  • Delivery to be phased alongside delivery of new homes (C3), with two Traveller pitches completed per 500 homes (C3) completed
  • The employment floorspace (B1a/b) to be split over two parts of the site
  • Sensitive design at site boundaries that has significant regard to the transition from urban to greenfield




Guildford Urban Area


Shalford and Worplesdon



Area (size)

78 ha

Existing use


LAA reference

Site 311

Key considerations

  • AONB
  • AGLV
  • Access
  • Surface water flood risk

A26 Blackwell Farm, Hogs Back, Guildford 

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