Woodcote (Epsom) Residents Society

WERS and Langley Vale Action Group are delighted to confirm that Surrey County Highways are still recommending refusal of planning permission for the residential development at Farm View, Langley Vale.

This is based on similar grounds of objection raised by our own consultants in their latest response to the applicant’s alleged “enhanced transport strategy”.

The Surrey County Highways response is here.

This would appear to completely validate the approach we have taken to commission an independent transport consultant to technically challenge the applicant’s spurious assertions in their submitted Transport Assessment.

We can now reasonably expect the application to be recommended for refusal by Epsom Planning Officers.

Paragraph 110 of the National Planning Policy Framework states that: “Significant development should be focused on locations which are or can be made sustainable, through limiting the need to travel and offering a genuine choice of transport modes.”

The report submitted by Fairfax argues that the introduction of a car club and proposed improvements to cycle connectivity and bus connectivity will make the location sustainable.  In fact these measures would have little or no impact on the reliance on the private car by occupiers because of the sites remote location and for the other factors explained in the summary you can find here

The transport consultants report commissioned by the residents of Langley Vale was submitted to Epsom & Ewell Borough Council today. It finds that the applicant’s transport assessment is seriously flawed. It significantly misinterprets and presents an inaccurate position on the transport impact of the proposed development.

The review finds that the proposed development is unsustainable, unsafe and non-compliant with current planning and transport policies. The site’s poor accessibility , flawed access design, underestimated traffic impacts and inadequate mitigation measures all point to a development that fails to meet the standards required for approval for a significant development.

The review recommends that Epsom & Ewell Borough Council object to the application on transport grounds, citing the unsustainable nature of the site, highway safety concerns and lack of effective mitigation.

The Planning Consultants Report, commissioned by the residents of Langley Vale, was submitted to Epsom & Ewell Borough Council yesterday and objects in the strongest terms to the proposed development of 110 houses at Langley Bottom Farm.

The report evidences the key seven reasons why the planning application should be rejected:

Green Belt: The development is inappropriate and harmful in principle, contrary to national policy and Policy CS2. It would erode Green Belt openness and encourage sprawl, with no very special circumstances to justify it.

Landscape (AGLV): It would permanently scar a valued landscape (buffer to AONB), violating Policies CS3, CS5 and DM5. Housing on this prominent Green Belt field would have an enormously harmful impact on the attractive open countryside.

Heritage: It harms the setting of the historic Epsom Downs Racecourse and potentially
archaeological assets, contrary to Policies CS5 and DM8.

Ecology: It threatens local biodiversity (badgers, deer, skylarks and more) with inadequate
mitigation, failing Policies CS3 and DM4 which require biodiversity to be conserved and enhanced.

Sustainability and Transport: The site is isolated with poor public transport and footpath links. The car-dependent nature of the development conflicts with Policies CS1, CS16, DM35, DM36, and would exacerbate traffic and carbon emissions

Infrastructure: Local services (schools, healthcare, etc.) are insufficient. Without guaranteed new provision, the scheme cannot meet Policy CS12. Development should not proceed where it would exacerbate a deficiency in infrastructure.

Drainage: In the absence of a detailed and robust drainage plan, the scheme may increase flood risk, contrary to Policies CS6 and DM19. SuDS and sewer upgrades must be certain to prevent harm.

Housing Objectives: While providing new homes (including affordable) is a benefit, it doesn’t outweigh the above harms.

The proposal bypasses the plan-led approach and fails to demonstrate a sympathetic density or mix per Policies DM11 and CS9.

Impact on the Racehorse industry. The proposal would have a serious adverse impact on the operation of the local racehorse training industry.

Approving this application would set an unwelcome precedent for Green Belt erosion across the Borough.

Please support us by writing to Epsom & Ewell Borough Council objecting to the planning application and/or contributing to our fundraising campaign if you are able. We have raised an amazing £4,000 to pay for the planning consultants report but urgently need to continue fundraising to ensure they can represent us at any hearing or appeal if needed. Thank you.

Excellent News. We have reached our initial fundraising target thanks to everyone contributing so generously.

This has enabled us to commission a planning consultant to prepare our response to the planning application which is ready to submit this week.

Work is also underway to collect evidence to challenge the recommendations of the Officers Report that an Environmental Statement was not required. Residents are providing us with brilliant photographic evidence.

A residents infrastructure survey has been distributed and replies are being returned at the moment.

We have already had amazing county and local media coverage for our campaign and are working hard to encourage relevant organisations and local figureheads to support our campaign publicly.

We have initiatives planned to attract attention between now and the meeting of the Planning Committee which will consider the application

We urgently need to continue with our fundraising efforts so that the planning consultant can represent residents at any planning hearing and appeal if required. If you haven’t already contributed and are able to do so it would be much appreciated.