Surrey
A prosperous county south of London, encompassing the North Downs, the Surrey Hills AONB, and some of the most sought-after villages in England.
Planning Permission in Surrey
Planning permission in Surrey is obtained from the relevant borough or district council. Surrey County Council administers minerals and waste planning but has no role in residential planning decisions. The county's complex two-tier structure means that self-builders must navigate both the district-level planning policies and the county-level strategic infrastructure requirements.
Guildford Borough Council's planning pages provide access to its adopted Local Plan: Strategy and Sites (2019-2034). The Guildford Local Plan sets out a spatial strategy focused on the settlement hierarchy, with the majority of new housing directed to Guildford town and its urban extensions. Policy D1 (Design Principles) is the primary design policy, requiring development to be of high quality and to respond to the character of the area. Guildford's planning environment includes both the Surrey Hills AONB, which covers much of the south of the borough, and significant Green Belt designations in the north.
Mole Valley District Council covers the area around Dorking, Leatherhead and the Mole Gap. The council's adopted Local Plan (adopted 2009, with modifications) is the primary policy framework. The council is preparing a new Local Plan that will address housing delivery in this highly constrained Green Belt and AONB environment. Mole Valley's planning service is experienced in assessing applications in the AONB and has developed detailed guidance on design quality expectations for development in the Surrey Hills landscape.
Community Infrastructure Levy is charged by all Surrey boroughs and districts. Rates are among the highest in England outside London, reflecting Surrey's exceptional land values. Self-builders who qualify for the CIL exemption can make substantial savings - in some Surrey boroughs the CIL saving on a typical self-build home can amount to tens of thousands of pounds. The exemption claim must be submitted before development commences, and completion declarations must be submitted within six months of first occupation.
The Surrey Hills AONB Management Plan is a material consideration for all planning applications within the AONB boundary. The AONB Unit can provide pre-application guidance and can advise on the design requirements for development in the Surrey Hills landscape. Applications within the AONB must demonstrate how the proposal conserves and enhances the natural beauty of the designated landscape.
Green Belt policy in Surrey is applied rigorously by all the county's planning authorities. The National Planning Policy Framework's tests for development in the Green Belt are strictly interpreted, and the bar for establishing very special circumstances to justify new buildings in the Green Belt is very high. Self-builders should obtain detailed planning advice before purchasing any site with Green Belt coverage.
Validation requirements across Surrey's planning authorities are broadly consistent. Core documents include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional requirements include heritage impact assessments for sites in Surrey's numerous conservation areas, ecological surveys for sites near AONB habitats and ancient woodlands, and transport statements for sites with significant access implications given the county's intensive road and rail network.
Guildford Borough Council's planning pages provide access to its adopted Local Plan: Strategy and Sites (2019-2034). The Guildford Local Plan sets out a spatial strategy focused on the settlement hierarchy, with the majority of new housing directed to Guildford town and its urban extensions. Policy D1 (Design Principles) is the primary design policy, requiring development to be of high quality and to respond to the character of the area. Guildford's planning environment includes both the Surrey Hills AONB, which covers much of the south of the borough, and significant Green Belt designations in the north.
Mole Valley District Council covers the area around Dorking, Leatherhead and the Mole Gap. The council's adopted Local Plan (adopted 2009, with modifications) is the primary policy framework. The council is preparing a new Local Plan that will address housing delivery in this highly constrained Green Belt and AONB environment. Mole Valley's planning service is experienced in assessing applications in the AONB and has developed detailed guidance on design quality expectations for development in the Surrey Hills landscape.
Community Infrastructure Levy is charged by all Surrey boroughs and districts. Rates are among the highest in England outside London, reflecting Surrey's exceptional land values. Self-builders who qualify for the CIL exemption can make substantial savings - in some Surrey boroughs the CIL saving on a typical self-build home can amount to tens of thousands of pounds. The exemption claim must be submitted before development commences, and completion declarations must be submitted within six months of first occupation.
The Surrey Hills AONB Management Plan is a material consideration for all planning applications within the AONB boundary. The AONB Unit can provide pre-application guidance and can advise on the design requirements for development in the Surrey Hills landscape. Applications within the AONB must demonstrate how the proposal conserves and enhances the natural beauty of the designated landscape.
Green Belt policy in Surrey is applied rigorously by all the county's planning authorities. The National Planning Policy Framework's tests for development in the Green Belt are strictly interpreted, and the bar for establishing very special circumstances to justify new buildings in the Green Belt is very high. Self-builders should obtain detailed planning advice before purchasing any site with Green Belt coverage.
Validation requirements across Surrey's planning authorities are broadly consistent. Core documents include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional requirements include heritage impact assessments for sites in Surrey's numerous conservation areas, ecological surveys for sites near AONB habitats and ancient woodlands, and transport statements for sites with significant access implications given the county's intensive road and rail network.
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