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​Primary Argument

• The Main argument here is to do with the Grey Belt and the fact that both sites are not suitable to be recognised as such. They do not meet the criteria required and serve a critical Green Belt purpose for our ancient village. Please see Green Belt purposes below.

 

      Please see our What is the Grey belt? page Here

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Key points you may want to mention are:

The objection for one application must be read in conjunction with the objection for the other application, as together they represent a coordinated attempt to develop 309 dwellings on adjacent Green Belt sites.

 

The applications must be considered together to assess their true cumulative impact.

 

INAPPROPRIATE DEVELOPMENT IN THE GREEN BELT

• The proposed developments are entirely within the Green Belt, where there is a strong presumption against inappropriate

• development. The National Planning Policy Framework (NPPF) and Woking’s Core Strategy (Policy CS6) make it clear that Green Belt must be protected from harmful development.

• These sites do not meet the ‘Very Special Circumstances’ which allow the removal of land from the Green Belt for development, as there has been sufficient land considered elsewhere within the borough to meet the housing need (see Site Allocation Point below)

• The sites perform a critical Green Belt function by safeguarding the openness and character of the area and the countryside

• These applications together would result in the merging of Mayford with Woking, which the Green Belt is in place to prevent. (Both Mayford and Woking were listed separately in the Doomsday Book).

• If these sites were developed it would pave the way for further Green Belt development, where the infrastructure is already insufficient to cope with the current demands

GREY BELT

• The applicant seeks to use the new NPPF “grey-belt” route, but their own evidence shows the site fails every limb of that test:

• The sites perform a critical contribution to Mayford and the area as a whole. “Grey belt” applies only where contribution is very limited

• Mayford is an ancient village found in the Doomsday Book. Mayford’s openness in this area is critical to its identity and both Green

• Belt sites perform a critical purpose.

• The location is not “sensible or sustainable”

• Surrey County Council’s own pre-application assessment scores the location 41– 53, which is classed as poor connectivity. This means the site fails the sustainability element of the grey-belt test.

LOCAL PLAN

• Woking is currently part way through a new Local Plan to identify appropriate delivery of build land. These applications undermine that important community-led process

• This application is incredibly harmful to openness, landscape, wildlife, drainage and heritage.

• The adopted development plan remains the starting point for decisions, and granting permission now would pre-judge strategic choices the Local Plan process is intended to resolve.

SITE ALLOCATION DEVELOPMENT PLAN DOCUMENT (DPD)

• The sites were not allocated within the Regulation 19 draft of the Site Allocations DPD, which was subsequently adopted in October 2021 - the Council have therefore determined that there is sufficient available and deliverable land within the borough to meet their housing needs without the need to development these two sites.

• This is reflected with the Council by demonstrating they have over a 5YHLS (8.1 years) in April 2023 and a HDT score of 129% 

CONSULTATION

• The applicant has not carried out any pre-application public consultation with neighbouring residents therefore, we have no confidence that this application has been developed with the neighbour’s views and issues considered.

• FORM OF APPLICATION

• The application does not have sufficient information provided. It it is missing a Development Specification Document and a Design Code, which would be expected alongside an Outline Planning Application.

ENVIRONMENTAL INPACT ASSESSMENT (EIA)

• An Environmental Statement (ES) has not been provided and the applicant has submitted a separate “screening opinion” to the Council to say that in their opinion an EIA would not be required. We believe this to be incorrect and a full EIA should be required, which would include an ES.

TRAFFIC & INFRASTRUCTURE

• These applications (individually or combined) would dramatically swell a village population, bringing hundreds of extra cars to our tiny inadequate roads.

• The village is not served well with infrastructure. No doctors, No shops, just one Post Office

FLOODING

The area is prone to surface water flooding. The proposal lacks a robust Sustainable Drainage System (SuDS) and fails to meet the Local Plan’s climate adaptation goals outlined in “Tackling Climate Change.”

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Longer Version with Images

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​Woking ongoing Local Plan

• ​Woking borough council is at the early stages of a Local Plan Consultation See Here

• The process of establishing Grey belt should be undertaken through that process. Both these application seek to undermine that process by forcing an early decision.​

• Woking’s new Local Plan won’t be ready until 2028.​

• National guidance says safeguarded sites should only come forward after that review.​

• These applications try to jump ahead and pre-empt decisions not yet made.​

• The Local Plan stresses community-led planning and this undermines it

• Many residents were unaware of this proposal until media coverage emerged. The consultation process has been insufficient and fails to meet the council’s own standards for transparency and engagement.

• Inadequate Community Consultation

• Latest Council evidence shows an 8.1-year housing land supply which is well above national requirements.

• Means there is zero planning need to release Green Belt early.

• Conflict with the Local Plan and Site Allocations DPD, which did not earmark this land for development.

• These proposals directly contradicts the principles outlined in Woking Borough Council’s adopted Site Allocations DPD and the NPPF. It offers no exceptional justification for Green Belt development and poses long-term risks to infrastructure, biodiversity, and community identity. ​

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Both sites fail to meet the below GREY BELT requirements

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Grey Belt

As previously indicated, within the government’s consultation on the NPPF, grey belt land must have at least one of the following features:

• Land containing substantial built development or which is fully enclosed by built form 

• Land which makes no or very little contribution to preventing neighbouring towns from merging into one another 

• Land which is dominated by urban land uses, including physical developments 

• Land which contributes little to preserving the setting and special character of historic towns 

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Both Sites Meet all the below GREEN BELT requirement

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Green Belt 

Primary planning purposes

• Check urban sprawl: To prevent large built-up areas from expanding outwards without control.

• Stop towns merging: To prevent neighboring towns from growing and joining together into a single urban area.

• Safeguard the countryside: To protect rural land from encroachment by development.

• Preserve historic towns: To maintain the setting and special character of historic towns.

• Assist urban regeneration: To encourage the reuse of derelict and other urban land within cities and towns. 

 

Environmental and social benefits

• Improve air and water quality: Green belts can help with pollution control.

• Support biodiversity: They provide habitat and a network for wildlife.

• Mitigate climate change: They can help in managing extreme weather events and reducing temperatures.

• Promote recreation and health: They provide areas for public access to the countryside for activities like walking, and their proximity to urban areas is linked to better mental and physical health.

• Support local food systems: Many green belts include working farmland, which helps maintain local agricultural capacity. 

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​Green Belt benefits  (Please quote where you can from the Green Belt policy above)

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• ​These fields are part of the Green Belt corridor that gives the ancient village of Mayford its distinct identity.​​

• Mayford is a Historic town mentioned in the Doomsday book and separate from Woking. Both these fields and the escarpment are a part of its special character.

• The developer’s descriptions show it still reads as "open countryside".​

• A large suburban estate here removes that rural edge permanently.​

• Loss of Community Identity and Placemaking Integrity​​

• Lack of exceptional justification for Green Belt release.

• This will set a precedent for further Green Belt Encroachment

• Approving this application would set a dangerous precedent for speculative development on protected land

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Traffic and Infrastructure

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• Mayfords traffics has swelled out of control with recent develops. The traffic is at a stand still daily on main artery roads.​

• Saunders Lane is narrow, bend-heavy with limited footways. As is the adjoining road network.

• The applicant’s own info hints at safety issues and future traffic increases.​

• These application individual or combined would dramatic swell a village propulation,even doubling it. Bring hundreds of extra cars to tiny inadequate roads.​

• The Village is not served well with infrastructure. No doctors, No shops,Just one Post Office

• The NE site sits right next to the NW proposal.​

• Neither developer considers the combined impact.​

• The council needs to consider further applications for major housing near by as well as current working building sites. Approval of the three live applications would mean four active major development within a 1000 yard radius,bring the village and surrounding areas into extended chaos.​

 

​Flooding​

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• The area is prone to surface water flooding. The proposal lacks a robust Sustainable Drainage System (SuDS) and fails to meet the Local Plans climate adaptation goals outlined in “Tackling Climate Change.”

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