This is the home page of the temporary website for the Epsom Civic Society.
Our previous website platform was recently rendered obsolete by the march of IT “progress” but we are working hard to repair the damage and reinstate our website – normal service will be resumed as soon as possible.
Meanwhile, this Home Page will be used as a temporary “News” page to keep our members up to date with events, while the flow of posts regarding individual planning applications can be accessed either by the “recent Posts” item to the right of this paragraph, or via the link to the menu system (three short horizontal lines in a box) in the top right hand corner of this page.
August 17th 2021 – Planning Crunch Day No. 2 as the Guild Living Appeals commence
In May 2021 the EEBC Planning Committee refused permission for the second Guild Living application 21/00252/FUL, having previously refused the earlier, larger application 19/01722/FUL. The applicant has since appealed both refusals. A Public Inquiry (to be held as a virtual event) under the Town and Country Planning Act 1990 into both applications will commence on 17th August 2021, with public access via phone or Microsoft Teams.
If either Appeal is allowed, it will create a strong precedent for massive increase in height and density for all future major housing developments in the Borough.
The public can access the documents relating to the Applications and the Appeals via the EEBC planning website, using these links: 19/01722/FUL and 21/01722/FUL. In each case, the documents relating to the Appeal can be found by clicking on “Related Cases” and then on the relevant /REF case number shown on the related case screen and then “Documents”.
Planning Consultation – EEBC Draft Planning Enforcement Plan July 2021
The Society has commented at length on the Council’s draft plan, which in the Society’s view needs considerable improvement. See our full response here.
Social Event Update – Sunday 26th September 2021
The Ian West walk around Bourne Hall on July 4th (as advertised in the Summer 2021 Newsletter) was well attended, and Ian has kindly offered to repeat it on Sunday 26th September commencing at 2pm, lasting approximately one hour. The history of two Grade II Listed buildings will be investigated during the walk. If you would like to join this walk, please contact Sheila Wadsworth as soon as possible, by phone to 01372 275580 or email email@example.com.
Update – 12th May 2021: Planning Crunch day for Epsom?
The application for the Multi-Storey Car Park was refused, but a decision on 24-28 West Street was deferred.
12th May is the date of the next meeting of the Planning Committee, at which two of the handful of landmark planning applications in Epsom are to be considered, both recommended by the Planning Officers despite many objections including those of the Society. They are the proposal for a Multi-Storey Car Park (MSCP) on the Epsom Hospital site (designed to free up current parking area for further development) which will dominate the skyline over the Sports Club and surrounding Woodcote Estate properties, and 24-28 West Street, the site of the Furniss building, which it is proposed should be demolished and replaced by a residential 8-storey tower block occupying almost the entire footprint of the plot, which will completely alter the character of the approach to Epsom from the West and establish a new benchmark for height and density in the Town Centre. The inevitable impact of the building on the street scene in both the Town Centre and Stamford Green Conservation Areas has been dismissed in the Officers’ Report as “of less than substantial harm” when weighed against the inability of the Borough to absorb the number of new dwellings demanded by the Ministry of Housing, Communities and Local Government in the last few years.
If granted permission, either of these applications would form a precedent destroying any defence against future development proposals inappropriate by virtue of their height, density, or bulk and massing virtually anywhere in the Borough, and subordinate respect for the locale, setting and existing building styles to the drive for numbers of new dwellings. In short, possibly the end of Epsom and Ewell as we know and love it.
The Society has asked to be allowed to speak at the meeting regarding both these proposals.
Recognising that these applications would soon be coming to Committee, and in light of continuing concerns about the effectiveness of EEBC Officers and Members in rebutting the efforts of the Government with their continuing imposition of instability in the planning system together with a “housing numbers at all costs” National Planning Policy Framework and approach to preparation of Local Plans, our Chair has recently written on behalf of the Society to all Members exposing our concerns and requesting their action to resist proposals such as those now in hand which would create a fundamental change in the nature of our town and reinforce the importance of local democracy in the planning process for Epsom.
Our letter can be found here.
Our response to the latest MSCP proposal can be found here.
We have also sent recently a further detailed technical letter reviewing the MSCP proposal against the National, Surrey County Council and EEBC Climate Change policies and objectives, finding that it fails to meet all of them. See that letter here.
Our website post regarding 24-28 West Hill can be found here.
Autumn & Winter 2020 – MHCLG Planning Consultations
Between August and December 2020, the Ministry for Housing Communities and Local Government launched three new consultations affecting the Planning system in England. The first was entitled Changes to the current Planning System – Consultation on changes to planning policy and regulations; the second was a consultation on the White Paper entitled “Planning for the Future”; and the third “Supporting housing delivery and public service infrastructure”.
The ECS Committee has responded to all three consultations, and a post about each can be found on our Planning Consultations page here. https://epsomcivicsociety.org.uk/category/planning-consultations/
A fourth consultation, regarding proposals to amend the National Planning Policy Framework and create a National Model Design Code, was published at the end of January 2021. Your committee will review those proposals, some of which appear to conflict directly with what has been proposed above. Watch this space for our response!
June 2020 – AGM cancelled due to Covid-19
The national lockdown called by the Government as a response to the Covid-19 pandemic in March 2020 caused the Society’s Committee to postpone the Annual General Meeting provisionally scheduled to be held in April. Since the national lockdown, the Society’s committee has continued to hold monthly meetings online and after considerable discussion at the May meeting, has decided exceptionally to cancel the AGM for this year in consequence of the continuing uncertainty about fixing a safe and suitable future date.
However, the documents which would have been circulated in advance of the meeting and presented at the AGM are now available on this website and can be viewed by clicking these links: Annual Review for 2019 and 2019 Income and Expenditure.
Open Meeting on 28th January 2020
The Society held an Open Meeting on 28th January 2020 at which the review of the Epsom & Ewell Local Plan was discussed. The slides used at the meeting can be downloaded here. Open Meeting Slides.
You can also visit our Local Plan Links page (pull down the Planning Menu above) to find links to other relevant documents from the Ministry of Housing, Local Government and Communities, EEBC and the Society’s own letter to Councillors and Alternative Proposals for Epsom.
September 2019 – Epsom under major Planning Threat
The Society has discovered that the Borough Planning department is now actively encouraging developers to increase significantly the height and density for new residential development sites coming forward, and have reduced the weight given to the existing Local Plan Core Strategies and Development Management policies, effectively to zero.
A spate of recent large and highly contentious applications, including The Wells, Stoneleigh Station Approach, 24-28 West Street Epsom, and Woodcote Grove (Atkins HQ) have included increases demanded of developers by the Borough to both height and density of proposed development. And a development of South Hatch Stables, including enabling development of a block of flats for resale to be built on Green Belt land, was approved on 17th September by the EEBC Planning Committee but will be referred to the Secretary of State for Housing, Communities and Local Government, who may elect to make a decision on the matter at central government level.
If you think massively increased height and density in our urban space leading to 10- or 12- storey tower blocks is unacceptable, please read on!
This change of approach has arisen from the Borough officers’ interpretation of the Government’s revised National Planning Policy Framework (NPPF) and the associated standard methodology for assessing housing need. This “one size fits all” approach by central government has changed the required number of new dwellings each year in the Borough from 418 (Epsom’s own assessment in 2016, itself more than double the 181 set out in 2007 in the Local Plan) to 579. The average delivery rate since 2006 has been 255, so Epsom is being asked to raise its delivery rate to 225% of our sustainable level.
This situation is made worse, however by the Borough’s housing delivery rate over the past three years, a rate of 57% (ie homes delivered as against homes required), significantly below the 85% benchmark. The consequence of under-delivery is that the current requirement to deliver 579 new homes p.a. is subject to bringing forward an additional 20% land buffer.
The Council has prepared a Housing Delivery Action Plan (HDAP) dated September 2019 to assess the cause(s) of under-delivery and identify actions to increase delivery in future years. Failure to meet benchmarks and targets may result in central government intervention.
Despite this massive increase in density, this will not even produce half the target number of dwellings, so the Borough is likely to require significant development (albeit not at the same density) in what is currently open space or Green Belt. Furthermore, the lack of available development land and the significant lead time between sites becoming available and completion of development means that EEBC is likely to fail the Housing Delivery Test in each of at least the next 5 years, so the HDAP will require annual review and updating.
Our Borough’s existing urban area is already more than 95% built on, and nearly half the total land area is Green Belt. Our revised Draft Local Plan (on which the next public consultation is expected this autumn) is unlikely to be considered acceptable unless it shows a route to long-term achievement of the required delivery rate, which the Society believes to be impossible without irrevocably changing the look and feel of the existing urban area to an unacceptable level and/or building on a significant amount of the Green Belt.
As part of the preparations for the new Local Plan, EEBC published at the end of September a “Master Plan” for the transformation of our urban area, with new development being targeted at 60 homes per hectare (the Borough’s current average is around 20-30) and involving doubling the height of new developments around the railway stations, with tower blocks including minimal or no residents’ parking or amenity space.
Worryingly, the principles outlined in the masterplan do not include any suggestion of maintaining or strengthening policies to ensure continuation of the 21 designated Conservation Areas in our Borough, so it seems that conservation and heritage protection is no longer desirable or worthwhile in the eyes of our town planners.
The evidence trail leading to both the “masterplan” and the changes in planning policy and practice can be found on the EEBC’s own websites (epsom-ewell.gov.uk and Planning Applications), but both are difficult to navigate and the former is not quick to take you to the right link to download the relevant documents.
So if you wish to learn more about the history and read the documents for yourself, visit the special Local Plan links page in our website. This includes direct links to all the historic documents still made available for public viewing by the Council, as well as to some other relevant sources (such as to the National Planning Policy Framework itself).
Future steps in the evolution of the Plan can be seen by following the EEBC website Page for the Licensing and Planning Policy Committee. Each month the Agenda pack is posted on the website around a week before the meeting, including the Agenda, minutes of the previous meeting and most relevant papers to be considered and/or voted on by the Committee at this meeting. The meetings, like those of the Planning Committee, are usually open to members of the public as observers.
The Society is considering what action it can take, while the Borough Officers and Councillors appear to feel that they have no choice but to take every opportunity to meet what is by any rational and objective measure a totally unrealistic and unachievable objective.
If you share our view of the magnitude of the threat to the Borough’s townscape, green spaces, heritage and well-being, and feel you have something to contribute towards our strategy and activity, please consider joining the Society and even its Committee.
If we are unable to mount an effective political campaign in the near future, then we will all have to watch and wait with horror as Epsom is transformed to look and feel like an outer London Borough such as Croydon. Step one could well be for all members to write to our MP, Chris Grayling, and ask him to object on our behalf to the Ministry for Housing Communities and Local Government about the effect that the NPPF is threatening to have on our town.
A brief history of the Epsom Civic Society follows. The Society was founded in 1959 as the Epsom Protection Society, at a time when many historic and architecturally valuable buildings and houses in Epsom and Ewell were being threatened by developers. Then, our primary role was to halt the destruction of Epsom’s heritage and to ensure that new development was compatible with the traditional character of the town. In 2011, our name was changed to Epsom Civic Society. Our purpose continues to be to protect the heritage of Epsom and to encourage high standards of new planning and building; but the change of name reflects the wider concerns of the Society to promote civic pride and to inspire progressive improvement in the quality of urban life for everyone. The Society is a founder member of Civic Voice, the national charity for the civic movement in England, and shares common aims with other civic societies. We:-
- care about the surroundings – the places where people live and work and enjoy leisure
- want to find solutions to environmental problems
- wish to improve the fabric of the town for present and future generations
- help to safeguard the heritage and character of Epsom
- listen to the local community and campaign for their interests
- encourage high standards of planning, design and architecture in the built environment and the retention of open spaces
- aim to promote a sense of civic pride