Supported living and 14 homes at Woodcote Stud, Wilmerhatch Lane, Epsom

What was proposed

The application proposed demolishing existing buildings except Woodcote House, adding supported accommodation and building 14 homes, including seven affordable homes.

“Planning permission is sought for the demolition of all the buildings upon the land (with the exception of Woodcote House) and erection of a two- storey supported accommodation building (C2), and fourteen dwelling houses (7 of which would be affordable), and associated access improvements and landscaping.”

“Demolition of existing buildings on the land, with the exception of Woodcote House. These buildings are all associated with the defunct equestrian use of the site as a stud farm, or in residential use ancillary to Woodcote House’s use as (C2) supported accommodation. • Erection of a two-storey detached building for use as (C2) supported accommodation, extending the Woodcote House operation.”

Officer report

The site

The site is a former stud farm beside Epsom Common, with its main access from Wilmerhatch Lane and a secondary pedestrian and cycle route.

“The site is located 225-300m southwest of Epsom and 250m to the northeast of Ashtead, which lies within the administrative area of Mole Valley District Council. It is bounded by Epsom Common (dense woodland) to the north and east, and open fields associated with the defunct equestrian use to the south and west. Epsom Common is a Nature Conservation Site.”

“The main access to the site is via a driveway off Wilmerhatch Lane, and there is a secondary access via an unmade track that leads north through Epsom Common to Woodcote Side.”

Officer report

Planning history

The stud farm ceased operating around 2021, while supported accommodation was authorised in January 2025 alongside earlier barn and stable applications.

“The site historically operated as an equestrian stud farm (sui generis) however this use ceased around 2021. Several buildings on the site, including Woodcote House, are currently in use providing supported accommodation (Use Class C2); with planning permission granted in January 2025.”

“App No. Description Status 24/01439/FUL Change of use of two dwellinghouses (Use Class C3) to supported living accommodation (Use Class C2), and change of use of an adjacent former foaling stables building (Sui Generis) to accommodate ancillary storage and staff areas for the supported living facility (Use Class C2) Approved 15 January 2025 99/00802/FUL Extension to barn for storage of farm equipment and replacement of 6 no. existing stables Approved 14 December 1999”

Officer report

What officers recommended

Officers recommended approval because the site was suitable for housing and supported accommodation, with acceptable Green Belt, design, transport, ecology and drainage impacts.

“The pre-existing stud farm (sui generis) operation ceased in 2021, and in the time since, several of the buildings on the land have been operated as supported accommodation (C2 use class). The permanent loss of the stud farm and its replacement with housing and an intensification of the supported accommodation use is acceptable as the stud farm is considered to be unviable, and the Borough has a shortage of the proposed uses.”

“The proposal is considered to have an acceptable impact on the Green Belt; it makes sustainable re-use of mostly previously developed land/Grey Belt and will deliver 50% affordable housing (7 units) and additional supported accommodation, whilst improving local highway infrastructure to make the scheme sustainable.”

Officer report

What consultees said

Highways, drainage, trees, ecology, housing and other consultees raised no objection, subject in several cases to conditions or a legal agreement.

“Consultee Comments Internal Consultees Highway Authority No Objection, subject to condition(s). Flood Authority No Objection, subject to condition(s). Surrey Archaeology No Objection Trees No Objection, subject to condition(s). Ecology No Objection, subject to condition(s). Policy No Objection Land Contamination No Objection, subject to condition(s). Strategic Housing No Objection, subject to affordable housing contribution, to be secured via S106 agreement.”

Officer report

What people said

Forty-four submissions objected to the development, while three supported it or made neutral comments, including concerns about Green Belt, traffic, flooding and biodiversity.

“- Similar to proposed development at Ashtead Park Garden Centre, which was dismissed due to harm to the Green Belt. - Approval would conflict with the rationale behind the previous application on the site - Permitting the development would set an undesirable precedent…”

“Consultee Comments Officer comment: It would not be reasonable to impose a total restriction on development upon land outside of the application site, as theoretical development there would be subject to its own planning assessment. Epsom Civic Society No Objection (neutral stance), though the following comments are noted:”

Officer report

Who spoke

The planning officer presented the application and the agent spoke to the committee.

The committee vote

Councillor Dallen proposed agreeing the officer recommendation, Councillor Kelly seconded it, and the committee voted seven for and one against.

“Epsom and Ewell Borough Council Public Speaking: The agent spoke on the application. Decision: Following consideration, Councillor Dallen proposed a motion that the Officer recommendation be agreed. The proposal was seconded by Councillor Kelly.”

Minutes