A Busy Start to 2025

The year commenced with two significant planning applications submitted for developments at Chelsham Road and Farleigh Meadows. 

We thank the volunteers who quickly mobilised to distribute leaflets and the efforts paid off, with an overwhelming number of objections lodged against both sites. 

In addition, the generous financial donations to the Save Warlingham’s Green Belt (SWGB) fund have enabled us to enlist the expertise of professional consultants ‘GTA Transport and Civils’ and Flood Risk Experts ‘HYDRO GIS LTD’ to evaluate both sites. While the highways expert did not find sufficient grounds to recommend outright refusal, they did identify several issues, which we will pursue with SCC Highways.

One of the most significant issues identified at both sites is the high risk of surface water flooding. This concern has not been adequately addressed by either developer.

Farleigh Meadows Flood Risk

Particularly noteworthy are the comments from the Surrey County Council (SCC) Lead Local Flood Authority regarding Farleigh Meadows, dated 11th March. These comments highlight a critical flood risk that must be addressed to protect the area and its residents with a history of flooding and sewage backup. 

Grey Belt Developments

Montagu Evans, representing Welbeck Land in promoting the Chelsham Road site, submitted an addendum on March 11, 2025, advocating for a ‘Grey Belt’ classification. 

Grey Belt was initially proposed during the election, referred to as ‘disused petrol stations and car parks’ within the Green Belt. However, the government has expanded its definition posing a significant threat to our countryside. It is widely predicted that there will be a huge increase in ‘Grey Belt’ planning applications.

Policy Definition

Grey Belt is now defined as land within the Green Belt that is either previously developed or does not significantly contribute to the following purposes:

• Purpose A: Checking the unrestricted sprawl of large built-up areas
• Purpose B: Preventing the merging of neighbouring towns
• Purpose D: Preserving the setting and special character of historic towns

Importantly, the government has clarified that purposes B and D apply only to towns, not villages. Land that is designated ‘Grey Belt’ is presumed favourable for planning permission.

Certain areas cannot be classified as ‘Grey Belt’:

• Area of Outstanding Natural Beauty
• National Park
• Local Green Space
• Heritage asset
• Flooding risk

Implications for Chelsham Road Site

Warlingham’s status as the third-largest settlement in Tandridge District and its proximity to the Greater London boundary make the protection of our countryside crucial. Ultimately it is up to Tandridge District Council to determine which sites are ‘Grey Belt’ but if the Chelsham Road site is determined as ‘Grey Belt’ this could jeopardise the whole of Kennel Farm Field, opening it up to housing development.


Golden Rules

Green and Grey Belt land also has to apply the “Golden Rules”:

• 49% affordable housing in Tandridge District (Chelsham Road has amended to provide 50%)
• Necessary improvements to local or national infrastructure to be determined by the local authority. We are more likely to be underwhelmed with the offerings.
• Provide new green spaces or improvements to existing ones. It must be within walking distance.

Local authorities now must determine every planning application on Green Belt land to see if it’s Grey. If under 10 dwellings, then the “Golden Rules” don’t apply. Therefore, more expensive housing will be built, with no affordable homes and no infrastructure improvements to our green belt settlements. Sustainability is also supposed to be key, but this is never taken seriously.

Chelsham Road Flood Risk 

Flooding remains a critical issue. Welbeck’s proposal to discharge surface water to Sunnybank roundabout is insufficient, as it poses risks of further flooding. Thames Water has warned that this discharge plan could lead to sewage backups for current residents. Surrey County Council’s Lead Local Flood Authority has also objected to the discharge of surface water into our sewer system.

SWGB will continue to engage with our flood consultant for both sites, and we have submitted a further objection to Chelsham Road being classed as ‘Grey Belt’. This document can be found on the TDC Planning website 2024/1325.

All our SWGB submissions are available online for public viewing and we will continue to monitor both sites.

Local Plan

Tandridge District Council (TDC) has been awarded £70,000 (133 local authorities in total have been awarded a share of £9.31 million Green Belt review funding) from the government to review their Green Belt and find Grey Belt.

A new local plan system set by the government should be in place this autumn, which will be more online based. The government hopes that local plans can be completed within 30 months and examined within 6 months. Over 70% of England do not have up-to-date local plans.

Unitary Council

It has been confirmed that Tandridge District Council and the other 10 Surrey District authorities and Surrey County Council will be abolished. There will be no elections until 2026, where we will vote for our new shadow unitary council. Tandridge District Council will continue until the new Unitary is ready around April 2028. The division of Warlingham East and West, Chelsham and Farleigh, Woldingham, Titsey and Tatsfield is currently supported by 7 District Councillors and 1 County Councillor. Surrey County Council wish for only 2 councillors to cover per division within 2 unitary councils, East and West, whereas Tandridge District Council wish for 3 councillors per division in a 3 unitary council. 

A single unitary has been ruled out but ultimately it is for the government to decide how Surrey is divided. Debt from other councils and the selling off of assets to pay for that debt is a great concern. More to be announced later but an agreed final proposal by all 11 Surrey authorities and Surrey County Council must be sent to the government by 9th May 2025.

While Tandridge District Council won’t be around to see a new local plan through to the end, any work carried out now can be carried forward by the new Surrey Unitary Councils.