Save Claygate Green Belt - FAQs

Recent proposed changes to planning regulations, the National Planning Policy Framework (NPPF), handed down by the Minister of Housing for consultation, would, if adopted, remove most of the protections of green belt within "reasonable walking distance" of well connected stations.  That could absorb the majority of Claygate’s green belt.  A new designation of “Grey belt”, a flexible term applied to poor-quality, previously developed, or neglected land that sits within protected Green Belt boundaries, also opens up further development risks as it is open to very flexible (creative) interpretation.

"Reasonable walking distance" from a station is considered to be 800/1000 metres but developers could claim further.  That would absorb most of the land to the south and west of the railway, including Loseberry Farm, Vale Farm, Horringdon Farm and Arbrook Farm.  Theoretically, this land could accommodate 3,000 houses, greater than the current number in the whole of Claygate. Land to the north of Raleigh Drive/ Rythe Road has already recently been granted outline planning consent for 60 houses using the “grey belt” argument, notwithstanding it is a flood plain and that sewerage capacity is known to be inadequate, having caused multiple outflows to roads and gardens in the past.

The Crown Estate (a state-owned corporation, the third-largest landowner in the country) owns the large majority of the land to the South and West, including all four farms. Their twin (conflicting) mandates are to realise as much cash as they can for the exchequer and to protect the countryside and biodiversity. The Horringdon Farm buildings and immediate surrounding area have already been sold to a developer.  To the North, ownership is mixed, private and Elmbridge Borough Council.

Claygate

- Horringdon farm. Farm buildings for resale. Development details pending.

- Hook Park, Chessington / Claygate border: 2000 homes, outline planning consent requested from Kingston, pending a decision.  Roads/access etc are subject of a separate application to Elmbridge BC. Claygate Parish Council have objected.

- Slough Farm, Claygate (surveyors observed)

Oxshott / Cobham (down the line from us)

- Clouds Hill farm, Oxshott: outline consent for 250 houses granted in May.

- Chippings Farm, Fairmile, Cobham 550 houses

- Blundell Lane, Stoke D'abernon (300 houses)

- Wisley, Effingham Junction (2000 homes being built currently)

Other local area:

- Esher, Moore Place  (206 houses)

- Long Ditton (Rose Nursery site):  Outline application for 150 houses refused in May (but expected to be appealed).

- Hersham golf club: 221 houses approved, green belt redefined as “grey”.

- Hersham Place Technology Park:  Outline consent granted for 300 homes.

In blunt terms?  A disaster!  The loss of green belt would join us to Esher to the West and to London to the North in one sprawling conurbation.  Our narrow winding roads could not cope with the significantly increased traffic from multiple developments, including that from Hook Park for which Claygate would be one of only two ways in and out (including heavy construction traffic over the 10 year build period).  Local junctions could be gridlocked.  Primary healthcare, schools, other social services and sewage networks, already periodically overflowing at lower levels, could not cope. Claygate’s village identity and ethos could be lost forever.

No. We have seen multiple surveyors and other Crown Estate representatives on the land recently. We have met with The Crown Estate who acknowledged that plans were being drawn up for 500 houses, including “50% affordable houses”, to be built on Loseberry Farm.  They are believed to have requested a “pre-planning” meeting with Elmbridge planners for an initial response.  A planning application is anticipated during the summer followed by the usual “public consultation” period.  The Crown Estate has recently submitted a map showing the extent of land within the walking distance radius (see attached).  A planning decision could take months, depending on requests for further information by EBC.

If Elmbridge are of a mind to reject any application over 150 dwellings, they have to inform, and consult with, the Minister of Housing on their intention. His department will then consider the application and give its “advice” on the matter. The decision thereafter is still for Elmbridge to make but if they still reject it, against the minister’s “advice”, it is most likely any appeal would succeed. So much for local democracy!  However, there is still a number of key grounds on which to object to any application so be prepared to file objections, and if necessary, to protest in more visible fashion. Draft points of objection will be circulated if an application is made.

If a planning application is not determined by Elmbridge before April 1st, 2027, then the presumption is that it will pass to E. Surrey. Certainly, anything filed after that date would be for E. Surrey planning committee to decide.  With greatly reduced democratic representation for Claygate, the powerful sentiments and arguments we have against these developments will inevitably be diluted.  Either way, (E) Surrey Highways Dept, as a Statutory Consultee, will give its views on the implications for roads, traffic, safety in the area. Claygate Parish Council filed a powerful objection to the proposed roads in/out of Hook Park so expect no less for anything that overloads, or makes more dangerous, the roads in Claygate.

We are working closely with Claygate Parish Council who share our views and are predisposed against development of this magnitude on Loseberry Farm and any significant erosion of our green belt.  Our EBC Claygate ward councillors have all expressed general opposition to development of the Green Belt, as have our two E. Surrey councillors elect. We have written to all members of Elmbridge Planning Committee on behalf of SCGB expressing our strong opposition.  Such replies as we have received have been very supportive but firm positions cannot be given in advance of a Planning Committee meeting as this would be considered a “predetermination” of the case and would disqualify that councillor from participation. At a recent meeting, our MP, Monica Harding, confirmed she was firmly against any proposals that would materially degrade the green belt.

-We are gathering information and specialist help on issues where defences are still available.  
-We are forming links with other, similarly affected, groups in Surrey to share advice, insights and experiences.  
-We are in touch with countryside (CPRE) and nature protection organisations (Surrey Wildlife Trust) to enlist their support to defend what is an important site for habitat, biodiversity and as a wildlife corridor joining other green belt.
-We are canvassing all political players who could help influence the decision.
-Claygate Parish Council, and SCGB, are calling a public meeting at the Village hall on WEDNESDAY, 8th JULY at 7.30pm to give you chance to share your views and ideas.

The new NPPF proposals are still “draft” but the consultation period has closed. Any letter to the Minister of Housing, Matthew Pennycook, who will decide matters, is unlikely to get either attention or significant response. Claygate Parish Council put in some strong, well-argued objections to those elements that would materially weaken green belt protections.

• Write to our MP, Monica Harding, our EBC Claygate ward councillors and our E. Surrey councillors elect expressing your total opposition to these proposals and their disastrous impact on our village.

EBC Claygate ward councillors -

Alex Coomes: acoomes@elmbridge.gov.uk
Mke Rollings: mrollings@elmbridge.gov.uk
Mary Marshall: mmarshall@elmbridge.gov.uk

Our MP, Monica Harding: monica.harding.mp@parliament.uk

East Surrey councillors elect-

Andy Burton: andy.burton@surreycc.gov.uk
Alex Coomes: acoomes@elmbridge.gov.uk

Register your strong opposition to any significant erosion of our green belt,

by writing to- The Crown Estate: claygate.enquiries@thecrownestate.co.uk

• Sign our petition at www.saveclaygategreenbelt.com

• Register your relevant professional expertise with us (Planning, Property Legal, Hydrology, Agronomy, Conservation etc)

• Be prepared to contribute to a fighting fund when asked. It is likely that we will have to pay for professional advice in a number key areas, including planning, legal, environmental, hydrology (fresh and foul water), wildlife, trees/hedges.

• Write to wildlife and environmental groups of which you may be members.