Frequently asked quesitions
1. Will the development increase traffic in the local area?
A comprehensive Transport Assessment has been undertaken, in consultation with Surrey County Council and National Highways. It shows that the proposed development can be safely accommodated on the local and strategic road network. The site is proposed to be accessed via the existing Haul Road to the north of the site, which connects through to Godstone Hill (B2235) to the east thereby minimising disruption. The scheme includes measures to encourage walking, cycling, and public transport use, reducing reliance on private vehicles.
The Transport Assessment demonstrates that the site is within a sustainable location and that safe and suitable access can be provided for all users with no adverse impact on the existing highway network.
2. SPDL is aware of occasional occurrences of surface water flooding at the site and how this can impact nearby properties.
The Flood Risk Assessment shows the site lies entirely within Flood Zone 1 (low probability of flooding and sequentially preferable for residential development). The applicant is aware of occasional occurrences of surface water flooding at the site and affecting neighbouring properties. Surface water will be managed on site through a sustainable drainage system (SuDS), including swales, attenuation basins and underground storage. The accompanying Flood Risk Assessment demonstrates that the proposed drainage strategy would provide a significant betterment, including for neighbouring properties, compared to the existing free-flowing scenario.
Foul drainage would drain to a pumping station to the south-west of the site. Discussions are ongoing with Southern Water to address identified system capacity issues.
3. Will there be noise impacts from the M25 or A25?
A Noise Assessment confirms the site is suitable for residential use. For homes closest to the M25, mitigation such as acoustic barriers, building orientation, and enhanced glazing can ensure acceptable internal and external noise levels. These will be finalised during the detailed design stage.
Similarly, the accompanying Air Quality Assessment demonstrates that with the implementation of identified dust suppression measures, the impact of the construction phase will be negligible on existing properties; and once occupied the development-generated traffic will have a negligible impact on local air quality. Notwithstanding this, measures are incorporated into the design to further minimise the impact of the development on local air quality, including commitment to a Travel Plan to promote active and sustainable travel, and provision of Electric Vehicle charging points.
4. What green space will be included?
The proposals comprise a landscape-led scheme which retains existing vegetation and trees wherever possible within and around the site, the exception being where the proposed new access is required to the north of the site. However, this is more than off-set by more than 2 hectares of generous multi-functional open space and landscaping proposed. The Blue & Green Infrastructure Strategy includes areas of public open space; recreational routes; opportunities for biodiversity enhancements; and sustainable drainage improvements, creating an attractive environment. Within the developed areas of the site, the scheme is connected by attractive tree-lined streets to draw residents and visitors through the site.
5. What about impact on schools, health services, and infrastructure?
As part of the planning process, contributions will be secured towards local infrastructure improvements, where appropriate, to mitigate the impacts of the development. The project team is engaging with relevant stakeholders to ensure the impacts of the development are mitigated.
6. How will the development promote sustainability?
From a spatial perspective, the scheme is located within a highly sustainable location and Godstone is recognised to be capable of accommodating an appropriate level of new development.
From a technical perspective, the proposals incorporate sustainable features in the form of Sustainable Drainage Systems (SuDS), EV charging, active travel infrastructure, and will be designed in line with energy efficiency standards. The Travel Plan will support low-carbon travel choices such as cycling, walking, and public transport.
The accompanying Energy & Sustainability Statement highlights that the proposals have been designed to achieve the highest of environmental performance standards following the energy hierarchy. A ‘Lean, Clean, Green’ approach has been adopted incorporating high standards of insulation, heat pump driven heating and hot water systems and the installation of roof mounted PV arrays, as well as significant smart grid infrastructure to reduce peak loads and provide active demand response.
7. Will there be any public access through the site?
Yes. Existing Public Rights of Way and Permissive Footpaths will be retained and enhanced within the site, linking to new pedestrian and cycle routes proposed, improving the connectivity of the site with the wider village.
8. What is the current planning status?
The site is located within the Metropolitan Green Belt. The Applicant, SPDL, considers this site to constitute Grey Belt land as defined in National Planning Policy.
The site was previously identified as a draft housing allocation in the now withdrawn Tandridge Local Plan (2019) and the new owners of the site are currently preparing an Outline Planning Application to bring forward proposals for new homes, public open space and supporting infrastructure.
The forthcoming Outline Planning Application will be supported by Parameter Plans setting out the key design principles to guide the future development of the site and will be accompanied by technical reports to demonstrate the site’s suitability for development.
A period of public and stakeholder consultation is currently being coordinated by SPDL before the Outline Planning Application is formally submitted to Tandridge District Council in the Autumn.
Once the Outline Planning Application has been submitted to Tandridge, the council will undertake a further formal consultation process.