Epsom Green Belt Debate Intensifies ›

The ongoing debate surrounding Epsom & Ewell Borough Council’s Proposed Submission Local Plan has escalated as the Epsom and Ewell Times publishes two sharply contrasting letters – one from the Epsom Green Belt Group (EGBG) and the other a formal response from the Council itself. At the heart of the dispute lies the proposed development of Green Belt land, the availability of affordable housing, and the transparency of the consultation process.

Epsom Green Belt Group: A Call for Change

The Epsom Green Belt Group’s letter criticises the Council for failing to heed public sentiment and expert advice during the Regulation 18 consultation earlier this year. Despite overwhelming opposition to the proposed release of over 175 hectares (around 12%) of the borough’s Green Belt, the Council has pressed ahead with plans that include development on high-performing sites such as Horton Farm and Hook Road Arena.

The EGBG highlights a key inconsistency: while the Council advised neighbouring Sutton Borough in September 2024 that they were under no obligation to review Green Belt boundaries, they have not followed this guidance themselves. Furthermore, the EGBG argues that prioritising brownfield and ‘grey belt’ land, as outlined in the updated National Planning Policy Framework (NPPF) of December 2024, has been neglected.

The group also casts doubt on the Council’s promises of ‘affordable housing,’ pointing out that discounts on market prices still place homes out of reach for many. Flats on brownfield sites, they argue, offer a more viable path to genuinely affordable housing.

A looming concern raised by the EGBG is the likelihood of the Local Plan being deemed unsound by the Planning Inspectorate. They warn that if the plan proceeds in its current form, it could pave the way for further Green Belt loss.

Read the full Epsom Green Belt Group letter here.

Council’s Response: Balancing Competing Priorities

In their formal response, Epsom & Ewell Borough Council defends the Proposed Submission Local Plan, arguing that it strikes a necessary balance between meeting housing needs and protecting the borough’s environment.

The Council acknowledges the high demand for affordable housing, with over 1,350 households on the housing register. They stress that their policies reflect both national guidelines and financial viability assessments.

Regarding the consultation process, the Council points out that Regulation 19 is a statutory stage primarily focused on assessing the plan’s legal compliance and soundness. They also address concerns over the timing of the consultation—spanning the Christmas and New Year period—explaining that it was essential to meet the submission deadline of 12 March 2025 under the current NPPF.

On the contentious Green Belt issue, the Council offers specific figures: 52.6 hectares of greenfield Green Belt land (3.36% of the total) and 85 hectares of previously developed Green Belt land (5.44%) are earmarked for development. They maintain that these changes are necessary to meet housing targets while acknowledging the flexibility offered by the NPPF.

The Council concludes by noting that while changes can still be proposed following the consultation, the Planning Inspectorate ultimately determines their validity.

Read the full Epsom & Ewell Borough Council letter here.

Diverging Priorities, Uncertain Outcomes

Both letters reveal deep divisions not only in policy direction but also in trust between the Council and sections of the local community. While the Council presents its plan as a pragmatic response to national housing targets and local affordability issues, the EGBG sees it as a short-sighted and flawed approach.

Key questions remain unanswered:

Why hasn’t brownfield land been prioritised more explicitly?
Will the Local Plan survive scrutiny by the Planning Inspectorate?
Are the proposed ‘affordable homes’ truly affordable for local residents?

The coming weeks will be crucial as the consultation progresses and residents have their final opportunity to submit their views. One thing is clear: the future of Epsom’s Green Belt hangs in the balance, and both sides are prepared to stand their ground.

Residents can participate in the consultation process until 5 February 2025 via the Council’s consultation portal.

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

Conflict on Epsom’s Green Belt plans of another kind?

Epsom and Ewell Green Belt battle lines drawing near

and many more. Search “local plan” in search bar.