The Farm, owned by the Parish, has for many years been generating a modest annual income for the Parish. It has been agreed to support a small development of housing on the Farm Yard aimed at improving the overall ‘benefit’ the Farm can bring to the whole community….
Shere Parish Council appointed Greenoak Housing Association to build and manage new, subsidised homes on Peaslake Farm yard. There will be 8 new homes, 4 two-bed houses and 4 one-bed flats, with a couple of parking spaces per home and soft landscaping above the farmyard. The fields will remain rural and the design of the homes will be sympathetic to the existing style of houses in the village.
News 6.3.25
An update on the Parish Council’s longstanding vision of the Affordable Housing Project on Peaslake Farm farmyard.
It had taken until 15th December 2021 before this much needed and welcomed project was given Planning Approval by Guildford Borough Council.
As at March 2024 actual building work on the project had still not begun. The reasons for this were numerous, including continuing disruption from Covid, inflation and supply problems impacting building supplies, and late identification of soil contamination in need of costly remediation. But a regrettable consequence of these problems was that Greenoak, the Housing Association the Parish Council had chosen to appoint to carry out the project, notified us that they were withdrawing from the contract.
The Council confirmed its continued support for the development, the Planning Approval for which still had 9 months to run before it would automatically lapse if no start had begun on the building phase. It was therefore agreed to contact English Rural, the housing association that was our second choice in the selection process to appoint a ‘partner’ to explore whether they would be interested in taking over the Borough-approved project.
After consideration English Rural concluded that the project as approved was, in the new circumstances, not economically viable for them – largely because of the uncertain exceptional costs of land remediation measures. They were therefore not interested in taking over the current Planning Approval.
It was clear that if we still wished to see some affordable housing provided on this site, we would need to be more flexible in our demands and expectations. This would be necessary in order to be able to bring costs and financial viability criteria into alignment, whilst still taking into full account building regulations and environmental concerns, including those relating to flood risks both current and future.
The Peaslake Farm Steering Committee met, identified and recommended flexibility on five elements for Council’s approval. These were
- Acceptance of an increase in the number of units on the site from 8 to potentially 12 , subject to planning guidelines on site density: – to spread fixed ground work costs over more properties.
- To accept latest affordable house building standards rather than adopting ‘Passive House’ standards – improving cost to benefit ratio
- Accept mixed tenancy in the development- i.e. some units built for sale or shared purchase rather than only houses for Housing Association tenancy – improves the builder’s margins so making the project more viable
- Consider /evaluate ‘curtained’ piling to raise clearance height of property foundations and to accommodate safely, contaminated top soil – to provide security from surface water flooding risks, and reduce costs of soil removal.
- Revise expectation for land value – to help reduce capital costs of project
With flexibility offered on the 5 aspects above, and the help of a Community Housing Facilitator further meetings with English Rural, and between English Rural and a specialist building company – Stonebond – were organised.
Stonebond specialises in partnering with Housing Associations to carry out mixed tenancy site developments at the completion of which the majority of the houses- those which are not for mixed tenancy – are handed over to the Housing Association on pre-agreed terms.
First feedback from discussions between English Rural and Stonebond was that they could see the possibility of a viable project – but further detailed evaluation was necessary – which is still ongoing
If conclusions are positive, we begin the whole design and planning process again, including community consultation and oversite of all advisory and regulatory bodies, to gain Planning Approval
If negative the project is unfortunately likely to be shelved for the foreseeable future
Building and Flooding concerns
Recently in some Peaslake Community Council meetings concerns have been voiced about future flooding in Peaslake being exacerbated by any projected building on the farmyard.
Building a modest number of houses on the yard will have no impact on the volume of water draining into the water courses that carry water through the village centre.
Also, the photographic record of the recent flooding in Peaslake showed that if the stream that runs through the fields and farmyard does overflow its banks – in this case because of a blockage in embedded pipes – the water flows across and down a part of the yard and on to the road to rejoin the route to the centre of the village.
This ‘natural’ overflow route could easily be more directly channelled to the ditch beside the road. So, problems in the centre of the village should not be exacerbated.
However, we do take the flooding concerns – and the problems in the village – very seriously, and will work with Surrey County Council and any builder to try to ensure that whatever is done on the farmyard is ‘neutral’ or ‘beneficial’ as regards addressing the flooding problems in Peaslake.
News 5.3.24
On Tuesday 5th March 2024 Shere Parish Council received a letter from Greenoak Housing Association terminating the contract for affordable housing on Peaslake Farmyard. They have cited the 21-month planning delays, increased costs, shortages of materials and the removal of the grant from Guildford Borough Council as reasons for pulling out. This is deeply disappointing as it is much needed affordable housing.
Below is a statement from Shere Parish Council Chairman and Vice Chairman:
‘After a long period of negotiation and contract extensions, Greenoak Housing Association have decided to terminate the contract between them and The Parish Council to build the affordable housing project on Peaslake farm.
Naturally the Parish Council is saddened by this news after all the hard work that has been put in to get the project started. It has always wanted the project to go ahead and the withdrawal of Greenoak will add further delays before affordable housing can be built.
The Parish Council is very disappointed on behalf of the local residents who want to see the project competed and remove the uncertainty re the future of the farmyard – a valuable Parish asset
The next step is to seek a new acceptable Housing Association who would take on this project, and to review what options are open to the Council and the Parish.
In the meantime, a draft lease is being drawn up to rent the Peaslake farm fields to Tim Metson of Coverwood farm. These will be the fields that will contain the community land for use as a garden/Orchard.
We will work hard to understand what the options are as soon as practical and before the current planning permission expires in December 2024.’
The Parish Council has received notification that planning permission has been APPROVED. To see all the planning documents use the following link www2.guildford.gov.uk.
News 17.10.23
At the Full Council Meeting on the 6th September 2023, councillors unanimously agreed to accept the renegotiated terms for the development on Peaslake Farmyard. Due to larger than expected remediation costs to treat the low-grade contamination on site, Stonewater Housing Association (formerly Greenoak Housing Association) requested a reduction in the land fee and a higher level of rents. The land fee has now been agreed at £125,000 (down from £150,000). The original contract had stated Social Rents which were much lower than market rates, but in order to progress the project it has been agreed to start with Local Housing Allowance rents. These are currently £195.62 per week for a one-bedroom property and £253.15 per week for a two-bedroom property, still significantly lower than market rates. Increases to the rent are then controlled by the Regulator for Social Housing.
However, the council has insisted that the Passivhaus design approved by Guildford Borough Council in their planning permission (December 2021) for the site is adhered to. This design enables future tenants to benefit from lower energy bills that can offset the higher rents that they will now face. Any significant deviation from the approved design requires the council’s approval and will not be agreed if considered by Shere Parish Council detrimental to future tenants or the local landscape.
Furthermore, the council has asked that that the build work is progressed rapidly and completed within a set timescale. However, this is being delayed by Guildford Borough Council as the agreed grant towards the build has been delayed due to their staffing problems. It is hoped that this will be resolved quickly.
Older information:
Building Phase: Detailed plans for the building phase are currently being produced (site plan), taking into account the concerns of near neighbours voiced at a site meeting in late March 2022. These concerns have been compiled in a spreadsheet which can be seen HERE and will be updated regularly. There will be another public meeting in Peaslake in late summer/early autumn to address any residual worries. Building will begin October/early November and will take approximately 43 weeks. HERE is the aproximate timescale but is subject to slight change.
There was a public meeting in October 2018 where residents had the opportunity to ask questions of Greenoak Housing Association and their architects. Two designs were displayed and the feedback was extremely positive. Responses to the feedback has now been received from Greenoak Housing Association – CLICK HERE to see the full report. There will of course, be an opportunity for further public comment at the planning application stage.
Shere Parish Council is aware that some residents are concerned about flooding and sewage in Peaslake and therefore the Council has been in consultation with Surrey County Council, Thames Water and Greenoak Housing Association to assess the situation. The outcome of our investigations can be found by HERE. All the documents were presented to Council on the 5th March 2019 during the Full Council Meeting, where it was debated by Councillors whether to remove the clause ‘by the time the building starts the water and sewage problems will be solved’. It was agreed at that meeting to remove the clause. For more details on the vote to remove the clause please see item 18/205 of the March minutes
It was also further clarified that If Greenoak Housing Association withdrew from the agreement for any reason then a new developer would be asked to commit to assurances, equivalent of those contained in the Greenoak note (February 2019 entitled ‘Predicted impact of new development at Peaslake Farm on surface water flooding and Sewage System’) and if they were unable to do so, then the community would be asked again, whether they were content with the arrangements, before construction commences.
If you are or might be interested in renting a home on this development, please ensure that that you are either registered on Guildford Borough Council’s housing waiting list or qualify to be registered (CLICK HERE for the chart on maximum bedroom eligibility )
Please remember that if you are NOT on Guildford Borough Council’s housing list you cannot be considered for one of these homes. Registration must be renewed EVERY year, so please check now!
Qualification to register on Guildford Borough Council’s Housing List:
People over 16 will qualify for inclusion on the Register if they:
- have a local connection with the Borough (past or present)
- don’t own a home or have sold one within the past 5 years
- whose behaviour and conduct is responsible
- have income or capital up to a threshold of:
single people – gross annual income up to £40,000
couples without children – gross annual income up to £60,00
families (including single parents) – gross annual income up to £70,000. - The maximum savings threshold is £30,000.
Please note that your position on the list is not relevant to being selected for a home on this development.
To register an interest to rent one of these homes, please CLICK HERE to download an expression of interest form . Please complete and return it to clerk@nullshereparishcouncil.gov.uk or post it to Shere Parish Council, Tanyard Hall, 30 Station Road, Gomshall, Guildford GU5 9LF