Planning, Housing and Development Details

What legal or planning instrument would be used to change the land from Green Belt to Grey Belt?

There is no separate legal instrument that changes land from Green Belt to Grey Belt; it is assessed as Grey Belt through national planning policy. 

If planning officers assess the site as meeting the national definition of Grey Belt, it will be treated as Grey Belt for planning purposes. 

How is “affordable housing” defined for this development?

Affordable housing is housing that meets the needs of individuals and families who cannot afford to buy or rent in the private market. It includes:

• •   Social Rent: Rent set according to government policies, ensuring affordability for eligible households.
• •   Other Affordable Housing for Rent: Rent at least 20% below local market rents, managed by registered providers.
• •   Discounted Market Sales Housing: Sold at a discount of at least 20% below local market value.
• •   Other affordable routes to home ownership e.g. share ownership and rent to buy options.
•  

What is proposed for the M4(2) area, including the mix of houses and flats, the number of blocks and the number of storeys?

In total, 75% of the new homes will be M4(2). This means that they will go beyond basic building requirements to provide flexible, inclusive housing that accommodates older people, individuals with reduced mobility, and future lifestyle changes without needing expensive alterations. 

Will Riverdale be responsible for the sale of the properties?

Yes, as the developer Riverdale will be responsible for selling the new homes.

How many floors will the tallest buildings have? 

Three storeys.

Will the perimeter fencing remain?

Boundary treatments will be reviewed through the planning application process, it is likely that much of the fencing will be changed or removed.  

When will the development be completed?

Subject to the granting of planning permission, the current expectation is that the construction of development could start on site towards the end of 2027/early 2028. The build programme is expected to last for approximately three to four years.

What land do Riverdale own?

Riverdale Developments only owns the land within the red-line area shown on plans on this consultation website.

 

Local Infrastructure, Healthcare and Education

What assessment has been carried out of the cumulative impact of the development on local infrastructure and public services, and how will any required mitigation be funded and secured?

Although it is not required through the formal planning process, we are currently undertaking an Infrastructure Sufficiency Statement which will address the capacity of local schools, GP surgeries, dental practices and hospitals. This will be submitted with the planning application and will guide any mitigation measures or future funding contributions.

How will the additional demand for GP services be accommodated, given the existing pressure on Sunbury Health Centre? Have local healthcare providers and the NHS been consulted, and is a new health centre proposed as part of the development?

The size and scale of the development is not of sufficient scale to include a health centre. The project team is undertaking a Health Impact Assessment, the conclusions if which will inform whether it is necessary to make a contribution to the NHS to improve local provision. 
We are also engaging with the local Integrated Care Board (ICB) to explore how the development may be able to assist with healthcare provision in the local area. 

How will the additional demand for school places be accommodated, including the potential impact on Kenyngton Manor, and have the local school and its Trust been consulted?

Following discussions with local stakeholders, it is understood that the existing school capacity in the area can cope with the impact of this proposed development. As part of the consultation process, discussions have been held with Kenyngton Manor Primary as an important local stakeholder.

Traffic, Transport and Site Access

What traffic surveys and modelling have been undertaken, when were the surveys carried out, did they cover peak periods and school-run times, and what were the results? How does the modelling account for the potential addition of 300 or more vehicles?

Traffic surveys were conducted at the beginning of June 2026 to assess weekday traffic during the morning and evening peak periods. The traffic surveys and junction modelling assessment have been agreed with Surrey County Council as the local Highways Authority. The junction modelling indicates that the development will not have a significant impact on the local road network and junctions surrounding the site. 
Sufficient parking and visitor spaces will be provided in accordance with Surrey County Council guidance and additional visitor parking will be provided throughout the site.

How will the proposed site entrances and exits be designed to operate safely, particularly given the proximity of The Rowans and Kings Avenue and the need to maintain clear sight lines around trees and landscaping?

Access to the site will be provided via two new priority junctions on Vicarage Road, in line with the previously approved scheme and as agreed with Surrey County Council. Adequate separation distances are maintained between the proposed access points and The Rowans and Kings Avenue on the opposite side of the road. Visibility splays at both junctions can be achieved in accordance with relevant guidance and are based on recorded vehicle speeds along Vicarage Road. These visibility requirements can be accommodated without conflict with existing or proposed trees and landscaping. A Road Safety Audit has also been undertaken as part of the application and identified no concerns regarding the proposed access arrangement.

How will the additional pressure on the 235 bus service be addressed, and what discussions or commitments have there been with TfL or the relevant bus operator?

The level of bus usage generated by the development has been assessed within the Transport Assessment that will accompany the planning application. The assessment predicts that the proposals would generate approximately 12 additional passenger trips on the 235 bus service in the morning and evening peak periods. Given that the 235 service operates at approximately 10-minute intervals in each direction during peak periods, the forecast increase would equate to, on average, around one additional passenger per bus. The predicted impact on the operation and capacity of the service is therefore considered to be negligible.

Could the bus stop between the two proposed vehicle entrances be relocated into a lay-by to improve traffic flow and sight lines?

The existing bus stops cannot be located into lay-bys due to the presence of existing trees and designated root protection areas.

Where will contractors and construction workers park during the construction period?

Contractors will park on site during the construction. A full Construction and Environmental Management Plan will be agreed with Spelthorne Borough Council following the granting of planning consent. This will deal with construction routes and the management of issues relating to the construction of the development including noise and pollutants.

Water Supply, Drainage and Flood Risk

How will the existing water supply cope with the additional 158 homes, given concerns about current low water pressure? Will the existing water main be upgraded or a separate main provided?

We are currently engaging with local utility providers and seeking to either mitigate our impact on the local network or provide upgrades to those facilities where necessary through the planning application.

How will the development mitigate any increased flood risk to Vicarage Road, Groveley Road and the surrounding area?

Flood risk has been carefully considered in the proposals, with a robust drainage strategy designed to manage surface water and ensure the development does not increase flood risk on or off site. The strategy will be rigorously tested and reviewed by the Lead Local Flood Authority (LLFA), which is satisfied with the proposals in principle. 

What contingency measures will be in place if the proposed SUDS reaches maximum capacity, particularly given its location near Bryony Way and Vicarage Road?

Swales and ponds will provide additional capacity to store and manage rainfall, and will be thoroughly tested to ensure they can cope with heavy and extreme rainfall, including allowances for climate change. The system will also be designed so that, in the unlikely event of very heavy rainfall exceeding its capacity, water can be safely managed and directed away from buildings.
 

Who will be responsible for the long-term maintenance of the SUDS and downstream outflow, how will this be funded, and who will be liable if maintenance is not carried out?

Management of the SUDs will be secured through the S106 Legal Agreement attached to the planning permission. It is likely that the management company that will be responsible for maintenance and management of the public open spaces around the site take responsibility for the SUDs also.

 

What measures will be taken to protect Felthamhill Brook during and after the development?

Discussions are ongoing with the Environment Agency regarding treatment of Felthamhill Brook and this will be addressed through the planning application submission and ongoing engagement.

Site Conditions, Environment and Sustainability

What type of asbestos is present on the site, and what measures will be taken to prevent asbestos fibres becoming airborne during construction?

Remediation work will commence shortly before construction of the development and will continue throughout the construction period. All waste materials will be disposed of off-site, and moved safely using methods such as covered lorries. We would like to reassure you that no significant risk is posed to members of the public, and the Environment Agency does not consider there to be a risk to the public associated with the development of the site. 

Asbestos containing fibres and materials have been discovered on site. A full remediation strategy will be required prior to the commencement of development and submitted to Spelthorne Borough Council.  This will set out how the development will safely deal with any harmful materials and products.

Given the site's previous use as an unregulated landfill, what investigations have been carried out into ground conditions and how will the risk of subsidence be addressed?

Extensive ground investigation has been undertaken at the site over a number of years and has included trial pits, window sample boreholes, cable percussion boreholes and CPTs. This has enabled a detailed 3D model of the ground conditions and soil parameters to be created, and assessment has been undertaken with regards to geotechnical risk. Settlement / subsidence is one of many potential risks that have been assessed, and to mitigate this risk, ground improvement will be undertaken prior to earthworks, earthworks will be placed in accordance with a suitable Specification, and buildings are to be piled.

Japanese knotweed is present along the Vicarage Road boundary. What measures will be taken to prevent it affecting neighbouring residents’ gardens?

Japanese knotweed is to be treated or excavated and removed as part of the construction works.

What new tree planting or other environmental landscaping is proposed as part of the development?

The development will include extensive new tree and landscape planting across the streets, green corridors and open spaces, alongside retention and protection of existing trees where possible.

New planting will include a mix of native and climate resilient tree species, selected for biodiversity, seasonal interest and long-term resilience.
Other landscape proposals include native hedgerows, ornamental shrubs, wildflower rich grassland and meadow planting, helping to create attractive green spaces and provide habitats for wildlife. The landscape strategy also incorporates SUDS and natural drainage features, with planting integrated throughout to support biodiversity and enhance the site's green infrastructure.
 

How will biodiversity be protected? 

30% of the total site will be dedicated to public open space. In addition, the development will prioritise low level lighting, the maintenance and management of existing hedgerows. As a result of the development, there will be a net gain in local biodiversity. 

If the homes are to use heat pumps, has fitting solar panels to each property also been considered?

Yes – solar panels will likely be fitted to some of the homes.  

Kenyngton Manor Park and Community Safety

Have the local police been consulted about existing crime and antisocial behaviour trends, and what measures could be introduced to mitigate any additional impacts on Kenyngton Manor Park?

No, the local police have not been consulted directly at this stage. However, the proposed homes alongside the existing park and play space will provide increased natural surveillance, with more people overlooking the area. This will help improve safety and reduce opportunities for crime and anti-social behaviour.

How many access points are proposed between the development and Kenyngton Manor Park.

Currently, the plans show two pedestrian and cycle access points from the development into Kenyngton Manor Park.