Ash Neighbourhood Plan Meets with Independent Examiner’s Approval

Published on: 18 Sep, 2026
Updated on: 18 Sep, 2026

Policies affecting Ash Green play an important role in the Ash Neighbourhood Plan

By David Reading

An independent examiner has declared that the proposed Ash Neighbourhood Plan meets all basic legal requirements and can proceed to the next stage – a local referendum.

The Plan has been developed by Ash Parish Council, which says the document will give the community “a meaningful voice” in important local matters such as housing development.

The Plan also covers allocations for Local Green Spaces and community facilities throughout the parish, offering those locations additional protections over the 20-year lifetime of the Plan.

If finally approved, the document will become part of the borough’s Development Plan, meaning its policies must be considered when planning applications are decided.

The Inspector, Jill Kingaby, recommended some specific amendments but the Plan’s major policies have been accepted. The amendments have now been made into a version that will be the focus of the referendum.

A key objective is to retain Ash Green’s identity as an independent village, separate from the Ash and Tongham built-up area that contains Ash and Ash Vale.

The Plan defines a Local Gap between Ash and Ash Green as shown on the Proposals Map for the purpose of preventing the coalescence of the housing settlements. Under the Plan, development should not be permitted in this area if it would result in the joining of the two settlements, or the erosion of their separate identities by virtue of their closer proximity.

The latest version contains the following paragraphs: “Developments within Ash Green are expected to conserve, and where appropriate, enhance the significance of its heritage assets and their settings.

“Any residual harm must be clearly and convincingly justified in accordance with national policy. For designated heritage assets, harm will be weighed against the public benefits of the proposal; for non-designated heritage assets, a balanced judgement will be applied.

“Views to and from the Ash Manor complex (in Ash Green) should be safeguarded where they contribute to the significance of the listed buildings, with any important views identified, evidenced and assessed.”

The inspector, a senior figure with the company Intelligent Plans and Examinations, commented on the case put forward by the Ash Green Residents’ Association for Ash Green Meadows to be designated Local Green Space (LGS) in view of its contribution to biodiversity, visual amenity, landscape, the landscape character, health, well-being and quality.

But Ms Kingaby said the site already had protection as a Suitable Alternative Natural Greenspace (SANG) and part of the site was further protected as a Site of Nature Conservation Importance (SNCI). She considered that adding LGS designation was unnecessary in these circumstances.

However the inspector said a site west of White Lane, which is private green space behind properties, should be designated Local Green Space in line with AGRA’s wishes.

The inspector concluded that despite being private land, it contributes cumulatively to the open-space character behind White Lane homes and held special local significance.

It is important to remember that while Neighbourhood Plans give communities significant influence, they cannot be used to prevent the development needed to meet present and future housing needs across the borough. GBC has told us: “Instead, they help ensure that growth happens in a way that reflects local aspirations and strengthens the character of the area.”

The local referendum will be launched on October 29 and if the Plan receives majority support, it will become part of the Development Plan for the area.

Cllr Michael Moriarty, parish council chair

Cllr Michael Moriarty, chair of Ash Parish Council, said: “I’m pleased that the Ash Neighbourhood Plan was approved to meet the Basic Conditions and our work passed through without serious alterations. It has been a project we’ve undertaken over the past couple years .

“This now goes to the residents of Ash, Ash Vale and Ash Green on October 29 to determine if they wish to add this to the planning policies that cover the Ash Parish area.”

Ash Parish Council has said the policies written into the Neighbourhood Plan would not be affected by next year’s local government reorganisation.

Residents have already had a chance to comment on the details of the Plan. Early this year the draft that went before the inspector was subject to a seven-week public consultation exercise.

Ms Kingaby’s report can be found here: https://www.ashpcsurrey.gov.uk/ash-neighbourhood-plan-update/ and on GBC’s page https://www.guildford.gov.uk/article/27109/Neighbourhood-planning-in-Ash