An additional 27 homes will be built at an abandoned Surrey Hills mansion and stables to stop the heritage buildings falling into “rack and ruin”. In February 2023, Mole Valley District Council approved the creation of Audley Headley Court, a 112-home retirement community at the historic site. Now, following the October 1 meeting of the council’s development committee, the extra units will be added to the green belt land to make the project financially viable to the developers.

The plans were passed without objection from councillors who were echoing residents’ desire to see the old site returned to use and for its much-loved garden spaces to be opened to the public. David Preedy of Headley Parish Council said: “Headley Court is critical to our community both in terms of its history and the impact on the village.” He admitted the extra homes were not without controversy but that the parish backed the plans to put an end to the “years of disruption and significant decay to the heritage of our village and the gardens and the heritage buildings”.

The mansion house has been vacant since the departure of the Ministry of Defence, with the Jubilee Complex gardens used by the NHS and Surrey County Council during the pandemic. The estate has also been used to support Help for Heroes, those who fought in the Afghanistan war and more recently the NHS throughout the pandemic.

Developers said the refurbishment and reuse of listed mansion houses and stables, alongside sensitive reinstatement of the extensive grounds, will make much of the land publicly accessible for the first time. It would also help meet the need for specialist housing for older people as well as bring social and community benefits, the meeting heard.

The applicant’s agent said: “It has received no objections from the local community with whom we have engaged extensively since our first involvement with the site back in early 2022. We will continue to ingratiate ourselves into the local community as we have done elsewhere and bring the site back to its former glory.”

Councillor Roger Adams (Liberal Democrat, Bookham West) said: “This is a historic site and it would be a great shame to see it fall into rack and ruin.” He added: “It was a pity that green belt land must be taken but on the other hand if it must be taken to preserve the whole site and improve the whole site, then so be it.”

Chris Caulfield LDRS

Headley Court. Credit Angle Property.

Related report:

14 against 59 = 70? Dilemma for Headley

The Inspector appointed to examine Epsom & Ewell Borough Council’s draft Local Plan, C Masters MA (Hons) FRTPI, will open Stage 2 hearings at Epsom Town Hall, The Parade, KT18 5BY, on Tuesday 30 September 2025 at 9.30am.

These hearings test whether the Plan is “sound” — whether it has been positively prepared, justified, effective and consistent with national planning policy. The hearings are open to the public for observation from the Council Chamber gallery. Only invited participants may speak, but all are welcome to attend and watch the process unfold.

Hearing dates:

• Tue 30 Sept (09:30 start)
• Wed 1 Oct
• Thu 2 Oct
• Fri 3 Oct (10:00 start)
• Tue 7 Oct
• Wed 8 Oct
• Thu 9 Oct
• Fri 10 Oct (reserve day)

The full hearing programme, Inspector’s questions and examination library can be found on the Council’s Local Plan examination page.

Spotlight on Horton Farm (Site Allocation 35)

Among many proposed sites across the borough, Horton Farm (SA35) is by far the largest single allocation, earmarked for around 1,250 homes, a 7-hectare public park and 10 Gypsy & Traveller pitches. It sits next to Horton Cemetery and near Horton Country Park.

• Clarendon Park Residents’ Association (Alex Duval) argue that the Council has not demonstrated the “exceptional circumstances” required to release high-performing Green Belt land. They raise concerns about flooding, sewage, school places and transport, and question why alternative sites for the Traveller pitches were not properly considered.
• CPRE Surrey (Tim Murphy) objects to the loss of Green Belt at Horton Farm, urging a stronger focus on brownfield redevelopment and urban densities. Council for the Protection of Rural England.
• Friends of Horton Cemetery (Lionel Blackman) do not oppose Horton Farm outright but call for binding commitments that developer contributions restore the historic cemetery as a garden of rest.
• The Church Commissioners, who own Horton Farm, strongly support the allocation. Their planning consultants argue it is a sustainable and deliverable location, capable of providing affordable and family housing, community facilities and transport links. They accept surface water flooding is a constraint but say it can be managed through design. They oppose the Council’s request for 20% biodiversity net gain, though they commit to meeting national standards.
• See our report on an apparent conflict of interest concerning this allocation for the Council’s consultant who’s employer also represents the Commissioners. Conflict on Epsom’s Green Belt plans of another kind?

Other sites

The Inspector will also be examining numerous other proposed development sites across the borough. Horton Farm is singled out here because of its size and prominence, but EET will continue reporting on the full range of allocations and community responses.

Practical note for readers

• Public seating is first-come, so arrive early for 9:30 starts.
• Proceedings are formal but led by the Inspector, not adversarial.
• Key documents, timetables and updates are on the Council’s Local Plan examination page.

Sam Jones – Reporter

Related reports:

Epsom & Ewell’s Local Plan under the Green microscope

Epsom and Ewell Local Plan Submitted for Examination

Epsom and Ewell Council response to Local Plan criticism

The Local Plan plot thickens after revised NPPF

Council minority vote Local Plan to next stage with Green Belt in

…and many more – search “local plan” in our search box.

Outline plans for 60 homes on the edge of a Surrey village have been scrapped again in a bid to stop “London creeping towards us”.

Elmbridge councillors said the land north of Raleigh Drive in Claygate is green belt not ‘grey belt’ and ruled it unsuitable for housing at a planning meeting on September 16.

They also said the plans failed the flood risk ‘sequential test’ meaning safer sites should be looked at first before building there.

The scheme would have seen new homes (up to 50 per cent affordable), open space and landscaping built on the land north of Raleigh Drive and to the east of Claygate House.

The application triggered more than 300 objections from residents, alongside opposition from Claygate Parish Council. Concerns centred on traffic, flooding and the loss of open countryside.

Cllr Janet Turner said: “I have seen over the years how London is creeping towards us.” The member for Hinchley Wood explained: “When you come out of London to Hinchley Wood or Esher or Long Ditton, you will immediately relax because you have an open aspect.

“This is what Elmbridge and Surrey are all about. This is the entrance into our cultural area and we must protect it. Once it’s gone you cannot bring it back.”

Other members agreed, arguing if you weakened one patch of the green belt, you weakened the whole metropolitan ring. Cllr Alistair Mann described it as “death by a thousand cuts” to the green belt if piecemeal applications keep being approved.

The site, next to Claygate house, once home to a bowls green, pitch and putt course and tennis courts, has reportedly fallen into disrepair.

A similar plan was refused in 2023 and dismissed at appeal last year with inspectors at the time ruling it was inappropriate development in the green belt.

Planning officers initially recommended the new scheme for approval, arguing that housing demand and national policy around the green belt has changed.

Elmbridge can currently only demonstrate a 0.9-year housing supply- well below the five years required by the government. Elmbridge currently has a house building target of 1,443 homes annually.

“Our housing need is so critical now, I don’t think this scratchy bit of land is putting green belt in danger,” said Cllr Elaine Sesemann.

She explained: “I would protect greenbelt forever along with every other councillor in this chamber but the world of planning has changed so dramatically.”

Council leader Mike Rollings admitted the local housing need has dramatically increased since 2023 when the plans were first put forward. However Cllr Rolling still determined the square patch of land was not appropriate for house building.

Emily Dalton LDRS

Illustrative view looking south of application site (left) and former Claygate House with Shanly Homes Oaklands Park development to the rear (Credit: Elmbridge Borough Council)

Guildford could soon see one of its biggest housing developments in decades, with fresh plans submitted to build up to 1,800 new homes at Gosden Hill.

Developers Martin Grant Homes want to transform farmland off the A3 into a new neighbourhood complete with schools, shops, sports pitches, and even a Park and Ride. 

The outline applications sets out a long-term vision for the site, which would include:

• Up to 1,800 homes, including 40 per cent affordable housing
• Six Gypsy and Traveller pitches 
• A new local centre with shops, health and community facilities
• Land for both a primary school and secondary school 
• Around 10,000sqm of employment floorspace
• A 250-space Park and Ride near the A3
• Large areas of green space, including allotments, play areas, and a new woodland walking rout

Developers say the project would create a “gateway for Guildford” for drivers coming off the A3. The site, covering more than 130 hectares of farmland and woodland, sits between Burpham and the A3. If approved, the first phase 150 homes would be built with access from Merrow Lane. 

The bulk of the site will be housing in a mix of family homes, apartments and some specialist accommodation. Planning documents detail the homes will be built in phases including a mixture of sizes from smaller flats to larger family homes, around 720 affordable homes, space for self-build plots and some elderly care housing.

Most of the higher density housing, like apartment blocks, would sit around the centre and the main street of the new community, while the rest of the site would focus on family housing with gardens.

Not everyone will welcome the idea of more traffic but the scheme includes a new A3 junction, cycle paths, and upgraded bus services to ease the pressure on local roads.

About 34 hectares of open space is planned including a big new woodland walking area at Cotts and Frithy’s Wood. Developers say overhead power lines will be buried underground and much of the existing woodland kept to help the site blend in with the landscape. 

Guildford Borough Council cannot currently meet government housing supply targets so the developers argue the project should be green-lit to help tackle the housing shortage.

If given the green light, Gosden Hill would become home to thousands of people, with the developer promising it will be a “healthy, happy and sociable” place to live.

Only eight people have objected to the scheme so far with the majority of comments slamming the construction traffic plan as “wholly inadequate” for the road and likely to cause “intolerable disruption”.

Emily Dalton LDRS

Outline of the proposed development on Gosden Hill Farm. (Credit: Guildford Borough Council/ Martin Grant Homes)

Families have been left worried sick and children devastated after Surrey County Council decided to sell their homes “to ensure best value” in the “disposal of public assets”.

Residents say the council is putting profit before people as it seeks to cash in on their homes through its private company—insisting upon selling them as vacant possessions and giving them until July to move out.

They claim the council is refusing to consider offers from the families who have built their lives there and instead told them they must leave so the properties can be placed on the open market.

One family has lived in Norbury Park, Mickleham, since 2003 under a long-term lease when it was owned by Surrey Wildlife Trust, prior to being taken over by the county council’s private company, Halsey Garton Residential Ltd (HGR). In that time, the family invested significantly in repairs and improvements, believing their tenancy was secure. They say they even made an offer to buy the property, but it was rejected, with Surrey insisting the house must be vacated first.

Helen Wood, who lives in one of the Norbury Park homes said she the council-created company took on the properties from the Surrey Wildlife Trust in 2022.     Families have been left worried sick and children ‘devastated’ …”

Mrs Wood said: “Our children are devastated at the thought of losing the house, their home. My 12-year-old has asked why this is happening, and we have tried to explain it to him, but even he says it makes no sense—they want to sell and we want to buy. We can’t move on with our lives or plan anything and are just stuck in limbo. It is pretty hellish and worse than that, it just seems really unfair and nonsensical.”

She added: “We saw other neighbours were being evicted and had to force a meeting to find out our own situation. Ridiculously, we can’t buy it. I’m a fit and healthy 54-year-old with two kids but I’ve ended up on blood pressure tablets. I’ve never had an issue and now I’ll be on them for the rest of my life. It’s horrendous. All I’m doing is thinking we’re another day nearer, and another week nearer, another month nearer, to losing our home. We can’t buy in the area. We’ll lose our workshop and my husband will lose his job. I’m just trying not to think about it as it just makes us anxious.”

The families are asking Surrey County Council to allow an independent valuation of the homes and to be given first refusal to purchase and remain in the properties.

Charles Maxlow-Tomlinson, managing director of Halsey Garton Residential Ltd—a company registered at Surrey County Council’s headquarters and specialising in the letting and operating of owned or leased real estate—responded: “Surrey County Council is the freeholder of various properties which are managed by Halsey Garton Residential Ltd under a strategy approved by SCC’s Strategic Investment Board. HGR is a subsidiary of the council and has a long leasehold interest in the properties. HGR was established to help generate commercial returns, providing an alternative revenue stream that supports the Council’s broader financial resilience.

“HGR remains deeply committed to responsible and balanced property management. We have been actively engaging with tenants to listen to their concerns regarding the proposed sale of properties and lease arrangements. We understand how unsettling this situation can be for families and, where appropriate, we have offered new lease terms with more tenant-friendly conditions, extending occupancy until June 2026.

“We fully acknowledge the personal impact this may have on individual tenants. While HGR and SCC are not housing authorities and do not retain residential properties for long-term housing provision, we are committed to treating all tenants with dignity and respect throughout this process. Tenants have been informed of the proposed sales, and we want to clarify that there are no current eviction notices for the properties in Norbury Park. To ensure openness and transparency, when properties are placed on the open market for sale, anybody can make an offer to purchase, and the most proceedable offer will be accepted.”

Councillor Natalie Bramhall, cabinet member for property, infrastructure and waste, said: “Surrey County Council has a statutory duty to ensure best value in the use and disposal of public assets. In fulfilling this responsibility, and to maintain transparency and fairness, the council and its subsidiaries have followed a consistent approach over the past five years: selling its properties on the open market with vacant possession. This ensures that we can secure the best possible return, which is vital for delivering essential public services to the wider community.

Helen and Grant Wood together with their dog (Image Helen Wood)

A former Surrey care home is being given a new lease of life – not for elderly residents but as a mix of hotel rooms and shared housing.

The Elders, on Epsom Road, Ewell, will now officially become a 12-room guesthouse with an 8-bed HMO (house of multiple occupation), plus a manager’s flat, after councillors approved the proposal on September 4.

The decision by Epsom and Ewell Borough Council’s planning committee follows a rocky planning history of previous refusals, enforcement notices and accusations the owners were running it without permission.

Cllr Clive Woodbridge said: “Moving it from a sort of limbo where it’s operating as it is but without any ability to be regulated – because it’s not supposed to be happening – it probably tips my balance.”

The building has been empty for several years and developers argue it is no longer suitable for modern care needs.

The scheme has divided opinion with some councillors saying they were uneasy about losing a care facility at a time when demand is only growing. Members noted the loss of the care home – capable of housing up to 24 residents – would also mean a loss of housing.

HMOs tend to have a bad reputation and are sometimes attributed for noisy neighbours and anti-social behaviour. But Cllr Phil Neale admitted this one looked “more for professional people” than “itinerant” workers.

Planning documents reveal the HMO rooms are aimed at housing staff employed by the owners in local care homes, providing affordable accommodation for new workers before moving into the housing market.

Cllr Alison Kelly argued the units could help newcomers find their feet. She said: “It’s quite a reasonable use of a HMO.”

Not everyone was convinced. Cllr Jan Mason tore into the design, claiming: “It looks like it’s been produced on a packet of cigarettes.” While Cllr Neale raised concerns about sustainability. He said: “I’m disappointed again that we’ve missed the opportunity to push solar panels.”

Outside the former care home on Epsom Road. (Credit: Google Street View)

The future of Swail House in Epsom, a landmark housing estate for visually impaired people, has become the subject of debate as residents and the Royal National Institute of Blind People (RNIB) present differing perspectives on redevelopment plans.

Swail House, opened in 1952 and named after Martha Swail, was one of the first estates in the UK designed specifically for blind people. With flats laid out to aid navigation, landscaped grounds, and facilities for social activities, it was hailed as a flagship initiative. Over time it has included social rooms, a restaurant, and a Chelsea Flower Show award-winning garden.

Residents’ Concerns

Some residents and supporters have voiced fears that redevelopment will diminish the estate’s original character and reduce the number of flats for visually impaired tenants. They argue that facilities such as communal spaces, gardens, and the on-site Epsom & Ewell Talking Newspaper (EETN) studio, which has operated from Swail House for over 40 years, are at risk.

Complaints have also been made about the consultation process, with claims that residents’ questions have gone unanswered and that accessible formats, such as tactile scale models of proposed buildings, have not been provided.

Russell Bailey, Chair of the Swail House Association for the Visually Impaired, told the Epsom and Ewell Times:

“We are very keen for the development to go through. We are not so keen about the way it’s being done – i.e. selling off land to pay for the new development – and we are certainly not keen with the fact that there’s going to be fewer flats for visually impaired people. If the RNIB were more financially secure, they could have lent money against the value of the property, kept the land, and built more flats.

I don’t think residents feel they have had the opportunity to input into how it’s going to develop. One real concern is that there will be no communal lounge and no facilities for recording the Epsom newspaper which has been going for many years.”

RNIB’s Position

The RNIB, however, says it has engaged with tenants and will continue to do so. Kathryn Sherratt, RNIB’s Chief Financial Officer, said:

“In March 2025, RNIB submitted an outline planning application to redevelop land at the back of Swail House to build 48 units, and we’re currently waiting for a decision on the planning proposal.

RNIB has consulted with tenants on the planning proposal and will continue to share information and consult as the proposals develop, subject to the outcome of the planning decision.”

Wider Concerns

Supporters of the estate point out that Swail House is more than just a residential complex. Its natural grounds provide quiet areas for guide dogs and for residents to experience sounds of nature in place of visual cues. Campaigners say this unique environment is at risk if large sections of the site are sold.

Local residents outside Swail House have also raised objections to the design and scale of the proposed development, citing environmental and aesthetic impacts.

Next Steps

The future of Swail House now rests with Epsom and Ewell Borough Council’s planning process. Whatever the outcome, the debate highlights tensions between the need to modernise housing stock and preserve the historic vision and facilities that made Swail House a pioneering model for visually impaired people more than 70 years ago.

Image: Swail House aerial – Google Maps.

Campaigners in an Epsom village have hit out at proposals to build on “pristine farmland”, warning the plans will destroy a cherished stretch of countryside on the edge of the Surrey Hills. The outline application covers more than five hectares of agricultural farm land at Langley Bottom Farm, adjacent to Langley Vale village. Developer Fairfax Aspire Ltd has envisioned the 5.2 hectare field on Epsom Downs for 110 new homes. Although the exact height, design and layout will be determined later, planning documents suggest the new houses will be predominantly two-storey to eaves.

Dubbed ‘the valley’, locals are baffled that the agricultural field could ever be considered as a grey belt. The land has been classed as ‘low-quality land’ that could be prioritised for development, but residents say the designation is nonsense. “[Grey belt should be] for scrappy old car parks, not pristine farmland,” John Mumford of the Woodcote Epsom Residents Society and Save Langley Vale said. He pointed out the combine harvester in the field and explained it is still being used for agriculture. “We shouldn’t be sacrificing the green belt for land for land-owning interests,” he added. Fairfax Aspire Ltd stated in the application: “The site represents an opportunity for modest, sustainable development on the edge of the settlement boundary.”

The proposed development site sits down the road from Epsom Derby race course and is part of a landscape known for its race horse culture and rich ecology. Matt Dunn, who grew up in Langley Vale, described how buses only visited hourly, and horse riding and jockey training were common pastimes in the close-knit community. He said: “This scheme is tacked on, not integrated into the village.” Planning documents state most of the existing hedgerows and important trees will be retained and enhanced with native planting, with other features including new ecological improvements like wildlife corridors linking to the nearby woodland at The Warren. But campaigners say it is home to deer, badgers, and protected bird species like buzzards and skylarks, and that horse riders, dog walkers and ramblers make frequent use of the fields behind the village.

“It will completely destroy a much loved valley,” Matt said. “Ecology mitigation doesn’t mean anything if it doesn’t change the wrongs and the impact on wildlife.” The dispute comes amid national concerns over habitat loss — in England, the abundance of wildlife species has fallen by around 19 per cent since 1970. Matt accused the developer of trying to “whip up houses which don’t meet local need,” describing the affordable housing element as a “tick-boxing exercise”. The 29-year-old explained that selling houses at 80 per cent of the average Epsom house price (£559k according to RightMove) does not make the homes remotely affordable.

Langley Vale currently has around 400 houses, and campaigners fear the development could swell its size by more than 20 per cent, straining the roads, utilities and services. A new access road would be created on Langley Vale Road to get into the site, but residents warn this could exacerbate traffic issues in their rural community. Campaigners have also launched a petition against the development which has gained more than 1,000 signatures already. Mr Mumford has also set up a fundraiser to help pay for the campaign, gathering £3,700.

Planning documents state: “The opportunity exists for the creation of a high quality landscape and ecology led residential scheme to be provided in this sustainable location. The illustrative material demonstrates how a residential scheme, including new affordable homes, can be delivered without having undue impact on the site’s immediate neighbours, the wider area or key landscape and ecological features. The site is available, sustainable and importantly, deliverable, and will link to Langley Vale and the wider area.” The developer has been approached for further comment.

Related report:

110-Home Scheme at Langley Vale Sparks Green Belt Fears

Campaigners, Matt Dunn (left) and John Mumford (right), in front of the proposed development site. (Credit: Emily Dalton/LDRS)

Tripling the number of houses on a brownfield Epsom site vexed Epsom and Ewell Borough Council’s Planning Committee on 10th July.

The Application from Nuro Homes Limited proposed the erection of 9 new dwellings on adjacent plots of land acquired by the developers in the Whitehorse Drive and Bucknills Close roads of Epsom off the Dorking Road.

A previous application for this development had been refused by the Planning Committee in April 2024 and the developers appealed to a Planning Inspector. The appeal was refused where the Inspector was in agreement with the Council’s refusal on the ground of highway safety but the objection concerning hazards in waste collection the Inspector stated could be addressed.

A revised application came before the Planning committee with a widened access from the development onto Whitehorse Drive. RA Councillors Neil Dallen, Jan Mason, Phil Neale and Humphrey Reynolds were not convinced that the revisions were sufficient to address safety concerns for pedestrians and in particular school girls attending Rosebery School in Whitehorse Drive.

Kate Chinn (Labour Court) emphasised the need for more housing – though this development was not providing anything affordable for those on low incomes, she added. With the improved access she stated people are mindful and the fears of pedestrian vehicular collisions should not be overstated.

The officers of the Council recommended the Application be granted.

Cllr Dallen proposed the Application be refused. The Chair of the Committee, Cllr Steven McCormick (RA Woodcote and Langley Vale) required him to cite the planning policies that justified refusal. As Cllr Dallen floundered through his papers an officer identified the reasons given at the meeting that refused the original application in 2024 and Cllr Dallen repeated them.

Cllr Julian Freeman (Liberal Democrat College) questioned the procedure of having a vote on a motion to refuse when the matter to be voted on was the recommendation to grant.

In a bizarre dance on the voting 2 voted in favour of refusal and two voted against refusal. The Chair cast his vote against refusal. This was followed by a vote on granting the Planning Application with 4 voting in favour and 4 voting against. The Chair voted in favour of granting the Application and therefore the officers’ recommendation was carried.

Image: Top plan original with narrow access on Whitehorse Drive. Bottom plan revised plan showing proposed housing and widened access. Epsom and Ewell Borough Council planning documents.

Over 2,000 new homes could be built on the Surrey border, to the right of Claygate and Esher, and above Epsom and Ewell. Plans for 2,003 new homes and a 104-bed care home are in the pipeline at Hook Park in Chessington, to the east of the A3 Esher Bypass and south of the A309 Kingston Bypass. If approved, residents say it could bring at least another 5,000 people into the area. Developers Poppymill Ltd envisions transforming the so-called derelict site into “a new family-friendly neighbourhood that centres around a huge public park and community spaces”. Around 50 per cent of the new builds could be affordable housing, of mixed tenures and with more than 600 homes for families. The proposed development site covers approximately 50 hectares of land and includes Chessington Equestrian Centre, ‘The Dell’ building and former scaffolding yards.

But residents claim the land is actually green belt status, preventing the urban sprawl of Chessington into neighbouring Surrey and providing an important green space. While the site is green belt, Poppymill argued the land is “compromised and inaccessible to the public” rendering it ‘grey-belt’, the developer claims. Details on the proposal are scarce, but initial planning documents indicated new terrace houses could be between two-four storeys tall, and apartment blocks could range from four-eight storeys high. No concrete plans have been announced, but Poppymill Ltd. has submitted a screening request which outlines the potential scheme.

The developer has asked the Royal Borough of Kingston-upon-Thames Council for a formal opinion on what information it should supply for an Environmental Impact Assessment (EIA) – this is called ‘scoping’ – ahead of a planning application. But Elmbridge Borough Council has also been asked for their view on the application, given the massive potential development is close to the authority’s patch. The prospective plans also hint at community space including room for retail or leisure uses, employment space, a public house, community centre and an active travel hub. Plans also include highway improvements such as a new vehicle access road from the Kingston Bypass and Clayton Road, pedestrian and cycle access and car and bike parking.

Residents who wish to comment on the scheme can do so on Kingston council’s planning website. Comments are open until July 24, 2025.

Aerial view of the Hook Park site outlined in red. (Credit: Poppymill Ltd consultation website)