Highways England have decided to become Rule 6 party in the forthcoming public inquiry. The HE proof of evidence confirms that the proposal does not currently have HE support
Over £100 million of Developer infrastructure costs would make it economically unsound
Infrastructure development costs topping £100 million would turn the proposed ‘new town’ development at ‘Three Farms Meadows’, the former Wisley airfield, into a White Elephant – economically unsound and impossible to sell-on to other developers.
The warning came today from Ockham-based campaigners WAG – the Wisley Action Group – which points to the rising infrastructure costs highlighted in Guildford Borough Council’s [GBC] Infrastructure Schedule [Appendix C].
The underlying problem, according to WAG, is that neither GBC nor anyone else has any idea of the financial integrity of the Cayman Islands-based Wisley Property Investments Ltd [WPIL] and whether or not they would be in a position to absorb the rapidly rising costs.
“All the indications are that the project would be economically unsound and while WPIL has not denied that it would probably sell it on, it seems unlikely that another developer would consider buying a White Elephant of this magnitude”, a WAG spokesperson said today.
“A cursory glance at developer costs relating to the Wisley project, detailed in GBC’s Infrastructure Schedule presented on the GBC website, indicates that they are rising substantially. And whoever finally funded the scheme would be paying heavily for M25, Junction 10 improvements between 2019 and 2022 – with potentially zero income in this preliminary period.”
WAG also points out that GBC’s Appendix C schedule does not yet include the high cost of sewerage construction.
“It is clear, therefore, that rising costs and the fact that house building would not be permitted to begin until the required infrastructure was in place, would mean that the developer – whoever it might be – would be faced with a period of at least five years with zero income but substantial borrowing costs,” says WAG.
“And that means no homes would be belt within the first five year period – excluding it from the Draft Local Plan homes delivery schedule and putting the Local Plan in doubt.”
The consultation on the Guildford Borough Council proposed Submission Plan under Regulation 19 draws to a close on Monday. Please write to email@example.com to object to the inclusion of Three Farms Meadows as an allocated site for over 2,000 homes.
Points to include:
- the evidence base is unsound, out of date and inconsistent. Particularly the SHMA, (2017 Guildford Update), the ELNA, the SHAR, the Green Belt and Countryside Study, and the Air Quality review.
- there is no comprehensive list of the evidence base making it impossible to know what the Council relies upon.
- it is littered with basic errors, including simple mathematical errors.
- the drafting is weak and unenforceable.
- there is no justification for including TFM (site A35) due to sustainability, air quality, impact on the TBHSPA, green belt, infrastructure cost.
if you would like more comprehensive guidance please email firstname.lastname@example.org
A reminder that WAG is holding an open meeting to update residents on the current state of play at Ripley Village Hall on Thursday 1st June at 7.30pm
WAG gave an update to a packed East Horsley Village Hall audience on the forthcoming appeal hearing which is due to start on September 19th 2017 and run for 20 days. To see an abridged version of the presentation use this link 12 Apr 17 Horsley open meeting. The meeting was attended by Sir Paul Beresford MP and local borough and county councillors and candidates.
The appeal will be determined by the Secretary of State for Communities and Local Government currently Sajid Javid.
Here’s the latest information on the Guildford Local Plan proposed timetable.
20th April – GBC Special meeting of the Borough, Economy and Infrastructure Executive Advisory Board to discuss the proposed submission plan – then:
Further targeted public consultation in June-July 2017only asking for comments about the proposed changes to the plan.
- Submission to the planning inspectorate for Examination (Regulation 22) – December 2017
- Pre-examination meeting – February 2018
- Examination in public – hearings (Regulation 24) – April 2018
- Anticipated adoption (Regulation 26) – December 2018
- Update Policies Map – December 2018
WIPL have registered an appeal against the refusal by Guildford Borough Council for 2068 homes at Three Farms Meadows. Wisley Action Group and Ockham Parish Council have been granted Rule 6 status which allows us to cross-examine the applicant’s submissions.
The appeal is scheduled to take place in September 2017 in Guildford and is likely to last for almost three weeks
If you’d like to object but have little time download this file and complete your name and address and send to GBCLETTER OF OBJECTION 9th March
Please click on the link to see the presentation made in Horsley tonightWAG Horsley presentation 9th March 2016