250-home outline scheme at Clouds Hill Farm, Oxshott, Leatherhead

What was proposed

An outline scheme proposed up to 250 homes, access roads, parking, public open space, landscaping and a 12.9-hectare SANG.

“DM7 – Access and parking DM8 – Refuse, recycling and external plant DM9 – Social and community facilities DM10 – Housing DM12 – Heritage DM17 – Green Belt (development of new buildings) DM20 – Open Space and views DM21 – Nature conservation and biodiversity Elmbridge Design Code 2024 Development Contributions SPD 2021 Flood Risk SPD 2016 Parking SPD 2020 Relevant planning history 9.”

“This is an outline planning application for the development of up to 250 dwellings together with internal access roads and footways, car and cycle parking provision, suitable alternative natural greenspace (SANG) together with an associated car park served off Woodlands Lane, together with public open space, supported by a scheme of landscaping and planting, with principal means of access served off Leatherhead Road, following the demolition of all existing buildings and…”

Officer report

The site and its surroundings

The 23.4-hectare site contained homes, equestrian and agricultural buildings, grassland, trees and hedgerows, and was largely within the Green Belt.

“The proposed development therefore fails to sufficiently demonstrate that it would satisfy the 10% requirement for Biodiversity Net Gain contrary to the Environment Act 2021 and the NPPF 2024. The application is before the Planning Committee due to more than 15 letters of objection being received. Report Description 1.”

“The application site is located wholly within the Green Belt apart from Longwood Lodge and a part of the existing access from Leatherhead Road. There are numerous mature trees and hedges within and in the vicinity of the site. The topography of the site generally falls in a south-westerly direction before turning in a more southerly direction close to the border of the proposed residential development and SANG in the centre of the site.”

Officer report

Earlier applications

Earlier applications included a scoping opinion for up to 300 homes, a SANG proposal, an environmental impact screening decision and an access permission.

“2024/2936 Screening Opinion as to whether an Environmental Impact Assessment is required for the proposed redevelopment of the site to provide up to 300 residential dwellings, associated infrastructure and open space. Environmental Impact Assessment Required 2013/1581 Formation of new access on to A245 Woodlands Lane with associated new track, 1.2m high vehicular entrance gates and 1.2m high boundary fence. Granted…”

Officer report

What officers recommended

Officers recommended permission because they considered the site grey belt, the Golden Rules satisfied, and the benefits greater than the identified harms.

“Social benefits including the provision of a SANG  Highway and pedestrian improvements including the provision for sustainable modes of transport  . The benefits listed in the table above all comprise Golden Rules set out in paragraph 156 of the NPPF 2024 and are afforded weight individually. However, paragraph 158 of the NPPF 2024 states that a development which complies with the Golden Rules should be given significant weight in favour of the grant of permission.”

Officer report

Who spoke to the committee

The committee heard from an objector and the applicant, after being told about three additional representations and responses from the applicant and highways authority.

The committee debate

A motion to refuse was proposed because the development was considered to be in an unsustainable location, contrary to the officer recommendation.

“During consideration of the application, Richard Williams, seconded by Janet Turner, moved refusal of the outline application, contrary to the officer’s recommendation, on the grounds that the proposed…”

Minutes

How members voted

The refusal motion was lost, and the officer recommendation was carried after recorded votes, with one abstention on each vote.

“The Chairman declared the motion to refuse, to be lost.”

“The Chairman then put the officer’s recommendation as set out in the report, namely that outline permission be granted subject to receipt of a S106 legal agreement and with conditions and informatives as set out in the agenda. A number of Members requested a recorded vote, whereupon there voted:”

Minutes

The decision

Outline permission was granted subject to conditions, informatives and a legal agreement securing affordable housing, SANG, transport, biodiversity and other obligations.

“Resolved that outline permission be granted with the conditions and informatives as set out in the agenda, subject to the completion of a satisfactory Legal Agreement to secure the necessary planning obligations detailed in the ‘Planning obligations’ chapter relating to affordable housing, SANG, SAMM, sustainable transport contributions, Travel Plan, Car Club, Biodiversity Net Gain and Surrey Police contribution within 6 months of the resolution to grant permission, or a…”

“Should a satisfactory legal agreement to secure the necessary planning obligations detailed in the ‘Planning obligations’ chapter relating to affordable housing, SANG, SAMM, sustainable transport contributions, Travel Plan, Car Club, Biodiversity Net Gain and Surrey Police contribution not be received within 6 months of the resolution to grant permission, or a longer period as agreed by the Head of Planning and Environmental Health, authority be delegated to the Head of…”

Minutes