The Environmental Impact Assessment ahead of the planning application for 300 houses on Blundel Lane has now closed for comments. We can confirm the following comments were successfully submitted:

• Support – 1
• Object – 263
• Observation – 8

Thank you for your support.

The objection filed by the Stoke D’Abernon & District Residents’ Association has been included below for your information.

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To: Elmbridge Planning Department
From: Stoke D’Abernon & District Residents’ Association
31st December 2024

Objection to Planning Application 2024/3163

This objection replaces a previous objection which appeared on the Planning Website on 19th December 2024.

I am responding on behalf of the Stoke D’Abernon & District Residents’ Association which was formed in 1946 and represents approximately 700 homes in the Stoke D’Abernon area. We object to the application for the Environmental Impact Assessment for a number of reasons set out below:

• The application is premature. The land is Green Belt which means that the potential development is inappropriate and the application should be dismissed.
• This development proposal appears speculative and undermines the emerging Local Plan process for Elmbridge Borough Council. It raises concerns about the applicant’s attempt to bypass the ‘plan-led system’ by leveraging the gap between the adoption of the new National Planning Policy Framework (NPPF) and the emerging Local Plan
• A key objective of the Green Belt is to prevent urban sprawl by providing a break between settlements, such as between Stoke D’Abernon and Oxshott.
• The potential development would damage the semi-rural character of our area.
• The study ignores the fact that Wisley development has just been given the green light, with 2,000 dwellings being built within 4 miles of our area. This is not even mentioned.
• We are also concerned that whilst the Scoping Study seems to accept that a full Environmental Impact Assessment is required it then seeks to reduce the scope and to get away with a limited scope of the study; removing a number of areas from the scope, for example; ground conditions, air quality, trees and arboriculture, health, waste, light and traffic congestion.

We strongly believe that a full Environmental Impact Assessment (EIA) is required for this proposed development. The proposal firmly meets the criteria set out for an EIA under the regulations defined in the criteria set out in the 2017 Schedule 2:

1. The Development exceeds the threshold for a Schedule 2 development, as defined in the
   Town and Country Planning (Environmental Impact Assessment) Regulations 2017. It
   exceeds 5 hectares.
2. The proposed development will have significant impact on the environment and the quality
   of life of local residents due to the characteristics of the development, the location of the
   development and the overall potential impact of the development.

We are alarmed at the areas that the applicant seeks to downplay and remove from scope, effectively allowing them to get away without completing a full Environmental Impact Assessment. We would emphasise the following issues that need to be included in the scope:

• Roads and Transport. The site is accessed by Blundel Lane, a small lane that joins Oxshott and Stoke D’Abernon and the road network will be severely impacted. The lane is winding and has bends with poor visibility. The impact of two new access roads will be significant. The traffic build up onto Stoke Road is critical at peak times, with traffic frequently backing up to Lodge Close and beyond; we challenge the timing of the traffic assessment that was completed. There is also a narrow road bridge over the railway line, with no pedestrian access or pavement. Allowing the building of 300 houses with the additional cars and pedestrians must be considered. In addition Paragraph 113 of the NPPF states that “…all developments that will generate significant amounts of movement should be required to provide a travel plan, and the application should be supported by a transport statement or transport assessment so that the likely impacts of the proposal can be assessed.”
• Ground Conditions – this must be included as we are aware that contaminated land was on the proposed site.
• Flood Conditions – this must be fully assessed, as the road and gardens further south on Blundel Lane frequently become flooded after heavy rain. There is a drainage culvert that stretches the length of Blundel Lane and must be thoroughly investigated
• Health – this must be included in the scope of the study. The study claims that the two GP practices in the area currently have 1700 patients per GP and even accepts that 1800 is the guideline. How can 300 new houses with the possibility of 500-1000 new residents be absorbed by this?
• Ecology – informed by local residents we refute the assumption that there are no badger sets or great crested newts on the site when these are found in close proximity. We were also dismayed to read that the applicant developer has been fined in the past for disturbing badger sets, so they clearly have little respect for the ecology and flora and fauna of the area
• Trees and arboriculture – we also challenge the visual impact and loss of amenity that will result from the development. Building 300 dwellings, two new access roads and public open spaces will have a negative impact on our area and the visual sight lines from the surrounding area.
• Waste – as local residents we are also concerned about the impact of 300 new houses on the sewage and waste infrastructure. This must be included in scope.
• Air Quality – we are within close proximity of the M25 and on a daily basis have a large number of additional cars seeking short cuts due to sat nav diversions. The addition of 300 dwellings and many hundreds of additional cars will have an impact on air pollution in our area and this must be assessed.

In conclusion the Stoke D’Abernon & District Residents’ Association believes that the scale of the development of up to 300 houses, in addition to other local developments will have a serious environmental impact on our area, adversely affecting the road network, health provision, air quality, flooding, waste, flora and fauna and ecology of the area and the Council must seek a full Environmental Impact Assessment.

Ian Nelson
Chair, Stoke D’Abernon & District Residents’ Association