We have included the Executive Summary and Introduction from the formal objection report from the Stoke D’Abernon Residents’ Association below. You can download a copy of the full 63-page report by clicking the button below. Note this is a 11.9MB PDF file.

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Outline Planning Application: Land at The Paddocks, Blundel Lane, Stoke D’Abernon 2025/1097

Submitted by: Stoke D’Abernon Residents’ Association

Date: July 2025

Executive Summary and Introduction

This report constitutes the formal objection of the Stoke D’Abernon Residents’ Association to Outline Planning Application 2025/1097, concerning land southwest of Polyapes Scout Camp, Blundel Lane, Stoke D’Abernon, Cobham KT11 2SE.

The application proposes 250–300 homes on Green Belt land. After review against national and local policies including the NPPF, Elmbridge Design Code (2024), and Elmbridge Local Plan, the following key objections have been identified:

• Inconsistencies in dwelling numbers across submitted documents (250 vs. 300).
• Flawed capacity testing that ignores site constraints such as trees, topography, and access routes.
• Generic, low-quality designs that fail to reflect local character and omit design safeguards.
• Lack of adequate visual testing, green infrastructure planning, and building height controls.
• Superficial community engagement—only ~15% of local households were contacted.
• Downplaying of Elmbridge’s 2019 independent Landscape Sensitivity Study findings.
• Insufficient flood risk assessment despite the site being in a Critical Drainage Area.
• Access issues and non-compliance with national transport and cycling safety standards.

The proposed development is incompatible with Green Belt policy, the surrounding village character, and principles of sustainable, inclusive planning. This report sets out a technical and policy-driven rationale for refusal at the outline stage.

Introduction

The Stoke D’Abernon Residents’ Association represents the interests of the local community and has maintained constructive relations with Elmbridge Borough Council.

Public response to the application has been overwhelmingly negative. As of 7th July, there were 952 objections and only 3 letters of support.

The proposal would result in car-dependent living with impacts on traffic, local character, flood risk, ecology, and public infrastructure. These issues must be addressed at this stage due to their implications for any future reserved matters.

History of the Site

The site has an interesting history, with a number of previous unsuccessful planning applications:

• 1954/10782 – 5 acres for residential development
• 1954/10207 – Use of land for residential development
• 1972/0971 – 90 houses
• 1973/0409 – Residential caravans
• 1987/1533 – Residential development

The reasons given for refusal have remained consistent. For example, the 1972 application was rejected on the following grounds:

• “Conflicts with the policy for the preservation of the Metropolitan Green Belt.”
• “Would form an undesirable and unnecessary intrusion… at a particularly important point where it serves to separate the communities of Stoke D’Abernon and Oxshott.”
• “Blundel Lane is a narrow winding road unsuitable for use by the additional traffic generated by these proposals, particularly in such close proximity to the nearby bridge.”

Traffic volumes have increased significantly since 1987—and even more so since 1972—making concerns about traffic and road safety even more pressing in 2025.

The Polyapes Scout Camp, which borders the site at the top of the hill, has owned the land for over 100 years. A covenant exists prohibiting sale or construction on the land. The site includes a World War I memorial, a chapel, and a registered viewpoint.

Today, the camp hosts Scouts, Duke of Edinburgh events, and national associations. It provides a safe, rural retreat for children, who benefit from the peace and seclusion. Developing a 250-home estate adjacent to this site raises serious safeguarding and security concerns. It could also compromise the viability of Scout Camps and Jamborees and lead to complaints from new residents about weekend activity noise.

Additionally, the southeast portion of the site was used as a Controlled Tip during the 1950s and possibly into the 1960s. Planning Application 1952/8068 documents its use as an Esher Urban District Council Controlled Tip. This is noted in the Property History on the Elmbridge Borough Council (EBC) portal but is not acknowledged in the current planning application—this omission must be addressed.

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Download the full report

We have included the Executive Summary and Introduction from the formal objection report from the Stoke D’Abernon Residents’ Association below. You can download a copy of the full 63-page report by clicking the button below. Note this is a 11.9MB PDF file.