A GOVERNMENT planning inspector has reopened the door to speculative development across the borough, after dismissing Waverley council’s claim enough housing land has been identified to meet demand over the next five years.

Inspector Karen Ridge allowed an appeal by developer Linden Homes/MMC Developments against Waverley Borough Council’s refusal of planning permission for 69 new homes, including 21 ‘affordable’ and a 60-bed care home at the former Weyburn Works engineering factory in Shackleford Road, Elstead.

And in a double blow to the council, the inspector also ruled that Waverley does not have a five-year housing land supply in place - despite the council’s claim to the contrary last October when combatting another appeal by developer Wates for 157 homes either side of Waverley Lane in Farnham.

In her decision notice, Mrs Ridge conceded Waverley’s argument that the Weyburn Works application constitutes inappropriate development in the Green Belt was “entirely reasonable”.

But – citing Waverley’s poor record on housing delivery and specifically its lack of a “20 per cent” buffer on top of its identified housing demand – she concluded the Linden/ MMC scheme’s cumulative benefits “clearly outweigh the harm” and “special circumstances” did exist.

Waverley reported having housing land supply of nearly six per cent as of January 1, 2017, based on a five per cent buffer.

But in her ruling, Mrs Ridge stated: “There has been persistent under delivery such as to warrant corrective action by the imposition of the 20 per cent buffer.”

The imposition of the 20 per cent buffer increases the number of houses Waverley will be required to deliver in the next five years, placing renewed pressure on the council to consent to less favourable development, particularly on greenfield sites.

Mrs Ridge’s ruling also supports a decision made by another inspector in granting an appeal for a 120-home development on another brownfield site at Hewitts Industrial Estate in Cranleigh in January, in which Waverley’s housing land supply was also brought into question.

Following the Hewitts decision, Waverley’s planning head Elizabeth Sims expressed hope the inspector appointed to examine the council’s emerging Local Plan would take a different view.

She informed the council’s overview and scrutiny committee at the turn of the year: “We are maintaining our position for the time being”.

But with Waverley’s blueprint for future housing development now facing a lengthy delay after the Government’s decision to ‘call in’ an application for 1,800 homes at Dunsfold Park – a cornerstone of the Local Plan, Mrs Sims has belatedly acknowledged the inspectors’ position.

In a letter to councillors seen by The Herald, Mrs Sims said: “The inspector concludes the council, at this time, is unable to demonstrate a five-year housing land supply (5YHLS). This is disappointing, particularly given the review of the 5YHLS position we put in place to defend this appeal after the Hewitts decision.

“For the time being, therefore, we have to concede this position, and this will inform our stance on current applications and appeals.”

Mrs Ridge’s ruling could have a direct impact on several ongoing appeals in the Farnham area, including Wates’ development in Waverley Lane for which a government inspector is expected to announce his decision imminently, as well as appeals against Waverley’s refusal of permission for 46 homes in Frensham Vale by Bargate Homes, plus CEG’s 130-home ‘hamlet in the woods’ also in Frensham Vale.

But the Farnham Society’s planning committee chairman David Howell, believes town’s green spaces may yet be saved thanks to the progress of the of its Neighbourhood Plan ahead of Waverley’s troubled planning blueprint.

Mr Howell said: “Farnham is in a slightly different position to the rest of Waverley, or will most likely be, in May, after the Neighbourhood Plan referendum.

“In towns or villages with a ‘made’ Neighbourhood Plan, Waverley need only demonstrate a three-year housing land supply to enable applications for development to be refused on sites not included within the Neighbourhood Plan.

“It is our hope the Secretary of State will dismiss the appeals at Waverley Lane and Lower Weybourne Lane accepting that Waverley has a three-year housing land supply. We also hope planning inspectors in forthcoming appeals will not accept arguments for allowing housing on sites in Farnham on the basis of Waverley not having a five-year housing land supply.

“In addition, we hope Waverley will refuse current applications for housing on sites not included in the Neighbourhood Plan.”

Following the Weyburn Works appeal decision, Waverley’s joint planning committee granted a second application by Linden and MMC last week, proposing 61 instead of 69 new houses on the derelict site.

Elstead Parish Council, reluctantly supported the second application, makng it the largest development to affect the village and surrounding area for the past half-century – representing an increase of over five per cent in number of dwellings.