The Paddocks – At Stoke D'Abernon, Cobham

We are aware of a website using a similar URL to this website with copied information about the application for the Paddocks from Mac Mic Strategic Land. This website is not linked to this application, Mac Mic Strategic Land or the Community Communications Partnership and whilst containing information about this project it is not an official website.

Welcome to the consultation website for the proposed new neighbourhood called The Paddocks at Stoke D’Abernon, Cobham.

This website will provide details about the proposals being submitted by Mac Mic Strategic Land for a new landscape-led housing development located on Blundel Lane.

Below is a short video that sets out the proposals and takes you on a guided, virtual tour of the new neighbourhood.

We welcome your feedback on the proposals, and will be happy to answer any questions that you may have. Please do get in contact via the feedback form, or directly to our dedicated team.

Mac Mic Strategic Land is a division of Mac Mic Group, a fourth-generation, family-owned business and custodians of landholdings across the UK. Mac Mic Strategic Land's Strategic Land Development team are experts in the delivery and promotion of strategic land, for over 100 years they have delivered unrivalled quality and communities.

Update

Mac Mic’s pre planning submission consultation for the Paddocks has now concluded. The formal planning application has been submitted to Elmbridge Borough Council and we wanted to take this opportunity to update you on changes to our proposals and to let you know the outcome of the consultation and feedback.

A Statement of Community Involvement Report has been submitted as part of the planning application submission to Elmbridge Borough Council. This can be found on the planning register. This report sets out details of the consultation that was carried out prior to submission of the application.

Throughout the public consultation we received comments and submissions from the local community about the proposals and ideas they would like us to consider. We took those away and considered how best they could be included within our proposals.

During the consultation, two of the main questioned areas included the provision of affordable housing and the highways and transport works. We have set out updates on these two topics below.

Highways at the Paddocks

Questions were also asked during the consultation about the provision of highways and transport changes and improvements that will be delivered as part of the proposals for The Paddocks at Stoke d’Abernon, Cobham. Mac Mic Strategic Land also engaged positively with local community groups who also suggested improvements and alternatives that are being considered.

Our plans are guided by our vision for The Paddocks:

“By 2032 to create a well-planned, connected and integrated sustainable extension to Stoke D’Abernon where active and sustainable transport are a realistic and attractive choice for travel locally and in the wider area. The Paddocks will deliver a modern approach to development, fit for the future, which prioritises sustainable journeys”

This vision will be achieved through a strategy that:

Delivers a well-connected, permeable and integrated place that puts people first
Actively encourages sustainable transport as an important component of travel demand
Futureproofs development to enable innovation in movement

During the consultation held earlier this year, a number of comments on the transport provision were received, which are summarised below:

A concern about the impacts of development on the local highway network, including particularly on Blundel Lane.
Concern about the adequacy of crossing facilities of the Stoke Road corridor.
A desire to provide improved pedestrian connections between Stoke D’Abernon and Oxshott and for the scheme to assist with delivery of any improvement.
A need to ensue good public transport provision and to engage Chatterbus.

Detailed information on Mac Mic’s Transport and Highways proposals can be found on the planning submission, but we wanted to give you a brief update on what is being proposed.

Access to the site will be provided by two junctions from Blundel Lane. These junction points would be provided with good visibility splays and enhancements to the existing footways along Blundel Lane. The principles of the access junctions have been agreed with the Highway authority, meet design standards and has been subject to independent safety audit. The access strategy also enables improved access to the Polyapes Scout Camp to come forward.

Improvements are also proposed to pedestrian crossings of both Evelyn Way and Lodge Close, as well as on the routes between the Site and local facilities.

We are also proposing improvements to the junction of Blundel Lane with Stoke Road and Station Road, to provide safer connectivity for pedestrians as well as vehicles. These improvements include controlled pedestrian crossing provision at the western end of Blundel Lane; new crossing provision on the northern side of Stoke Road; improved crossing point across Station Road providing access to the park, and improvements to the footway of the eastern side of Stoke Road for cycle use. This approach much better provides for movement desire lines and will provide a safer and more sustainable arrangement.

Mac Mic were also pleased to meet with representatives from Chatterbus, a local community bus service and a number of improvements have been identified that could be provided:

A new pair of bus stops on Blundel Lane along the site frontage, providing access for new residents and improved access for existing services
Promotion of the Chatterbus service to all new residents
Provision of further support and funding to Chatterbus operations

The engagement with Chatterbus was very positive and we hope to be able to work closely with this important community organisation into the future.

We understand that there is a long-standing desire to improve the pedestrian connectivity between Stoke D’Abernon and Oxshott. There is currently a 200m gap in footway provision on the southern side of Blundel Lane across the railway bridge.

Although the proposed development does not create a requirement for an improved pedestrian route towards Oxshott, Mac Mic has considered how the proposals could assist Surrey County Council to provide for such an improvement using the existing bridge structure ad by providing connecting high-quality routes within the Site. We have discussed detailed plans with the County Highways department and confirm that Mac Mic are happy to support a potential scheme by providing the connecting footpath and by providing funding to assist in delivery of an improved connection.

Update on Blundel Lane improvements

(September 2025)

We understand that there is a long-standing desire to improve the pedestrian connectivity between Stoke D’Abernon and Oxshott. There is currently a 200m gap in footway provision on the southern side of Blundel Lane across the railway bridge.

Although the proposed development does not create a requirement for an improved pedestrian route towards Oxshott, Mac Mic has considered how the proposals could assist Surrey County Council to provide for such an improvement using the existing bridge structure and land within Surrey County Council’s control. This would connect with high-quality routes within the Site.

We have discussed detailed plans with the County Highways department and confirm that Mac Mic could contribute towards a potential scheme. The potential scheme would look to provide the missing footway connection by providing a 2.0m wide footway on the southern side of the railway bridge. A high quality pedestrian and cycling route within the Site will be provided and will provide access to the land owned by Surrey County Council further east. It would be for Surrey County Council to continue this link towards the bridge in their land control, where a signal controlled crossing point can be provided for pedestrian access to the 2.0m wide footway along the southern side of the bridge as well as a segregated entry for cyclists. The bridge would operate as a traffic controlled single working scheme.”

Affordable Housing at the Paddocks

During the consultation many residents in Cobham enquired about the affordable housing provision being provided here at The Paddocks, and we wanted to provide an update to on this topic.

Mac Mic Strategic Land (Mac Mic) are proud to be planning to deliver 50% affordable homes here at the Paddocks, in line with Elmbridge Council’s policy requirements. The Borough of Elmbridge is one of the least affordable places to live in England with the highest median house price outside of London, locking many people including the children of existing residents out of living in this amazing area.

Elmbridge has struggled over many years to deliver the affordable housing set out in its own Assessment of Housing Needs, which points to a need of 269 affordable homes per year. For example, in 2023/2024 only 50 new affordable homes were completed. Delivery of up to 125 affordable homes here at the Paddocks will make a substantial contribution to much needed affordable homes in the local area.

One of the main questions we received was what type of affordable homes will be delivered. Mac Mic plans to build ‘tenure-blind homes,’ which means that there will be no visible distinction between affordable homes and private-market homes, and the affordable homes will be pepper-potted throughout the development.

We recognize that those requiring access to affordable housing have a variety of needs. The proposals for The Paddocks will be a mix of 1, 2, 3 and 4-bed homes, to meet the different needs of households.

Affordable homes will comprise of a mix of tenures potentially including social rented; shared ownership and low-cost market housing at a price equivalent to at least 20% below market value.

The intention behind this proposal is to deliver the type and size of homes to meet the range of local needs in Stoke d’Abernon and Cobham.

What is being proposed

Mac Mic Strategic Land and the landowners (Burwin Investment) are proposing a new neighbourhood to the north of Blundel Lane in Stoke D’Abernon, Cobham. This site is well situated within the local community of Stoke D’Abernon and will deliver much needed new homes for the local area and Elmbridge as a whole.

Located in Stoke D’Abernon, the Paddocks will be a new neighbourhood situated off Blundel Lane. The 10.8 hectare site is bordered to the south by Blundel Lane, to the west by Lodge Close and to the north by Polyapes Scout Campsite. Further to the north is Knowle Hill Park.

The Paddocks will provide easy access to the existing local community amenities of Stoke D’Abernon. With close links to public transport options, including Cobham & Stoke D’Abernon railway station and local bus services to Oxshott and Cobham, the Paddocks will have good connections to a wide range of destinations for new residents.

The proposals include the delivery of up to 250 new homes, with 50% affordable housing. Across these new homes there will be a mix of different house types and sizes (including 1,2,3 and 4 bedrooms) to suit a wide range of housing needs, including apartments, smaller homes and larger family homes.

Vehicular access to the site will be provided from two new junctions on Blundel Lane, which will create a new pedestrian-friendly route through the development, providing good access for all. The principles of access have been discussed and agreed with Surrey County Council, who are the local highway authority, and meet important safety standards. Good pedestrian and cycle connectivity will also be provided to Blundel Lane, including improvements to existing routes and crossings at both Stoke Road and Blundel Lane.

Mac Mic Strategic Land is also committed to ensuring that The Paddocks is a sustainable community, that contributes positively to the local area. To deliver on this commitment, the proposals will be retaining key trees and woodland areas, enhancing and maintaining biodiversity with a 10% net gain, providing new green corridors for wildlife and recreation and integrating a sustainable drainage system to manage surface water and reduce the risk of flooding downstream of the development.

The Green Belt and Grey Belt

Mac Mic Strategic Land understand that many local residents may be concerned about new housebuilding in the Green Belt. However, this site has been previously identified for potential release as weakly performing Green Belt by Elmbridge Borough Council within its emerging Local Plan.

With a national housing crisis, and the need for decent homes locally, sites like this can be vital in delivering homes in a sustainable way. With 50% affordable housing, new sustainable drainage systems, and retention of key tree and woodland areas, Mac Mic believe that this site provides a great opportunity to deliver high quality homes for the community whilst preserving the woodland setting.

We believe that this site is suitable for housing, but we also believe that for any new housing development there must be associated ecological and environmental works to ensure that new homes do not negatively impact the environment. Mac Mic is committed to delivering open green spaces as part of this new community, as well as enhancements that will deliver a 10% Biodiversity Net Gain which will directly improve the ecology for local wildlife.

The NPPF (December 2024) sets out a new policy approach to Green Belt including defining a new category of land on which development may not be regarded as inappropriate providing a number of criteria are met, known as Grey Belt. The definition of Grey Belt within the NPPF includes land that does not strongly contribute to Green Belt purposes a, b or d.

Green Belt purposes (a), (b) and (d) in paragraph 143 of the NPFF are:

to check the unrestricted sprawl of large built up areas
to prevent neighbouring towns merging into one another
to preserve the setting and special character of historic towns

The Planning Statement and Green Belt Assessment submitted with the planning application sets out the application of this new policy to the site in detail. In summary, the assessment concludes that the site does not contribute to purpose a, b or d and the site is considered to comprise Grey Belt land.

We would like to hear your views on our proposals. Please do get in touch.

Housing

The Paddocks at Stoke D’Abernon will be a new sustainable neighbourhood that will deliver up to 250 new homes for the local area. We will also be delivering 50% as affordable homes, providing opportunities for first time buyers, key workers, and young families to get onto the property ladder.

The affordable housing provision as part of this application will deliver up to 125 affordable homes, from one bedroom apartments to four bedroom family homes. The quality and appearance of the affordable housing will be visually indistinguishable from the market . The proposals will also ensure that affordable housing is pepper potted throughout the new neighbourhood rather than located in one area.

Delivering a wide range of housing types at The Paddocks will ensure that the local community is well served by this proposal. There will be a mix of apartments, terraced, semi-detached and detached homes to suit a wide range of needs, with new homes of 1, 2, 3 and 4 bedrooms.

All of the homes will come with dedicated parking spaces in line with policy requirements, as well as Electric Vehicle charging points as standard. There will also be cycle storage for each property.

Sustainability

The Paddocks will be a sustainable new neighbourhood. This will be achieved through a range of initiatives, including delivering green infrastructure, biodiversity enhancement, active travel and sustainable drainage.

Across the site, we are proposing a green infrastructure network made up of the following:

Retention of trees within the existing landscape framework – there are a number of mature trees that make up the site boundary and internal central corridor within the site which will be retained and enhanced as part of the scheme.
Green corridors – travelling from south to north and along the northern boundary of the site will be new green corridors that will provide open green space for informal leisure and wildlife.
Wildflower meadow and wetland habitats – as part of the sustainable urban drainage system we will deliver new attenuation basins, which will aid in promoting biodiverse wildlife environments through habitat creation.
Open green space – new pathways and green spaces that residents will be able to enjoy.

In addition to the green infrastructure enhancements, the proposals for The Paddocks will deliver Biodiversity Net Gain of 10%. This will ensure that while we are building homes here, it will deliver a positive impact on the biodiversity of the site as it currently stands.

Sustainable transport connections are also a key part of the overall sustainability strategy. Mac Mic Strategic Land is committed to working collaboratively with Elmbridge Borough and Surrey County Councils to deliver improvements where needed. Within the site area active travel will be promoted through dedicated pedestrian and cycle routes, and each new home at The Paddocks will benefit from secure cycle storage.

While most of this site does sit within the lowest flood risk area, we are also aware that there has been some flooding of the local area, and it is important that this site does not negatively contribute to any potential flooding downstream of this development.

In order to mitigate this concern, a sustainable drainage system (SuDS) is being proposed. The SuDS will deliver attractive attenuation ponds and a water management system to manage surface water run off.

Highways and Access

The current access to the site would not be an appropriate permanent access, and therefore we are proposing to deliver two new accesses from Blundel Lane for The Paddocks.

The two new access points will be connected through the new neighbourhood via a pedestrian friendly route, providing multiple ways to get around. The principles of access have been discussed and agreed with Surrey County Council who are the local highway authority and meet important safety standards.

It is important to note that during the creation of these plans we have had discussions with the Scouts and the new road structure will ensure full vehicular access and represent an improvement to their current access, allowing coaches to drive up to the scout camp rather than having to pull-in at the side of Blundel Lane, causing a traffic hazard to other motorists.

We are also working with Surrey County Council to deliver improvements to Blundel Lane and are committed to working collaboratively. The proposals include:

Improvements to the footways along Blundel Lane, improving crossings and footway widths where needed
Improved crossing facilities at Stoke Road to provide better and safer access to rail services and other local facilities
Provision of new bus stops on the site frontage providing access to the various good local services that operate along Blundel Lane
Delivery of a new strategic pedestrian / cycle route along the southern site frontage delivering connections towards the Blundel Lane bridge.

Mac Mic Strategic Land is aware of local aspirations to improve the Blundel Lane bridge for pedestrian connections to Oxshott. Whilst any scheme would need to be delivered by the local council, Mac Mic will provide a direct off-road connection to the bridge to enable its future improvement and is also exploring what options are available to deliver connections over the bridge itself. These will be discussed further with Surrey County Council as the scheme evolves.