Effingham Residents Association

28/10/2026

How to Object to Berkeley Homes Planning Application and make the Community’s Voice Heard

Yesterday evening (27 October) Effingham Parish Council agreed to object to planning application 26/P/01289 submitted by Berkeley Homes for 600 dwellings on Effingham Lodge Farm, north of Lower Road. EFFRA will also strongly object.

There are currently already 26 objections on the Guildford Borough Council website. If you disagree with this application please submit an objection as every individual objection counts and helps make our planning authority aware of the community’s views. Please also share this post and encourage every member of your household and friends to submit an objection. Objections should be submitted by 20 November.

There are 3 ways to make an objection:

1 . Via the Guildford Borough Council (GBC) planning portal using the link below which takes you to the planning application. Then click on Comments and then Make a Comment. You will need to Log in to make a comment and register if you have not previously used the planning portal. This is a fairly simple process. The link is in blue to planning application 26/P/01289 https://publicaccess.guildford.gov.uk/online-applications/applicationDetails.do?activeTab=neighbourComments&keyVal=_GUILD_DCAPR_215112

2. Send an email to [email protected] quoting the planning application 26/P/01289 and provide your full name and full postal address with postcode.

3. Write giving your full name and full postal address with postcode to:

Planning Enquiries
Planning Department
Guildford Borough Council
Millmead House
Millmead
GUILDFORD GU2 4BB

The first method is preferred by GBC and most quickly appears on the portal. Note the portal has been slow recently and sometimes goes down for a short period.

To be considered as objections comments should say “I object” be based on material planning considerations and should not include offensive or inflammatory comments. Names will appear on the website but addresses are screened out and not made public.

Objections are best written personally and there are some very good individual objections already posted, but possible planning grounds include:

A. The land is Green Belt and cannot be classed as Grey Belt and available for development as claimed by Berkeley Homes as it is a continuation of the Green Belt that restricts the outward spread of Leatherhead, Fetcham and Bookham and satisfies Green Belt Purpose A. The development would therefore be inappropriate development in the Green Belt. If the land were to be classed as Grey Belt (which EFFRA believes would be incorrect) it would need to meet the “Golden Rules” for it to be agreed for development. EFFRA does not believe it meets these “Golden Rules”.

B. 600 extra dwellings would represent an increase of 50% of the existing number of dwellings in Effingham. They would be concentrated on the site directly opposite the Howard of Effingham School and accessed from already busy roads. The roads in the village and other infrastructures including the Howard of Effingham School cannot cope with such an increase. Public transport is poor in Effingham and the increase in vehicle traffic from this proposed development will be unsustainable.

C. Effingham is a historic village with a protected Conservation Area. This development will be out of character with the village and will damage the Conservation Area which it will border.

D. 300 affordable homes are inappropriate in a small village with few local jobs and poor transport links. It is contrary to Government Policy which is to build them in urban areas with good infrastructure.

26/10/2026

Update on Church Street Closure due to Storm Damaged Tree

Further to yesterday’s post about the storm damage to the cedar tree in St Lawrence churchyard which has blocked Church Street and the footpath through the church yard, Surrey County Council has advised that it plans to start clearing the road and footpath and to make the tree safe from 1.30pm tomorrow Tuesday 27 October. This will obviously be weather dependent.

25/10/2026

CHURCH STREET CLOSED DUE TO FALLING TREE

UPDATE MONDAY 26TH - Surrey County Council has advised that it plans to start clearing the road and footpath and to make the tree safe from 1.30pm tomorrow Tuesday 27 October. This will obviously be weather dependent.

UPDATE WEDNESDAY 28TH - the work started yesterday as planned and will continue today.

Church Street is currently blocked as a result of a large tree having come down in the high winds from the churchyard of St Lawrence Church yesterday. The tree will not be removed until the high winds have dropped and this may not be for a few days.

Browns Lane and Church Street are currently only accessible from the Guildford Road (A246) to the junction with Crossways. Church Street is only accessible from Lower Road up to the junction with Chapel Hill. Until the tree has been removed please use the access from the Guildford Road via Browns Lane to access the KGV. Please use The Street to travel between the Guildford Road/A246 and Lower Road and Effingham Common Road.

The following article For Whom the Bell Tolls has been written by Effingham resident Stephen Pendrick who has also supplied the accompanying photos

It is 8:00, on Sunday the 25th October and the dead & dying are strown across Brown’s Lane, in the now tranquil village of Effingham.

It is a dreaded Rugby Day and the events of the last 24hrs have turned the area of Brown’s Lane into an unofficial, but total car park, as traffic no longer has the freedom to move through the usual chicane of absentmindedly park vehicles that normally plague this area at this time of the week. Nor, can speeding vehicles drive recklessly around the bend, regardless of oncoming traffic and pedestrians.

Yes, it was the night of tremendous gales, with rumoured 80mhp winds and one of Effingham most rivered majestic and outstanding living citizens, doomed to an early and horrendously hideous death, impaled upon the long spikes of the church railings, was it brought down with all but one of its limbs smashed most viciously. There sprawled and scattered most horribly across both the road and church yard they lay, all crumpled, twisted, and broken in an indescribable entanglement of lifelessness that begs belief.

This, a longstanding member of the community and church had been admired by all that had lived in Effingham for the past 300+ years and was now so canalised, by nature herself, was left in uttermost ruin. But, to be honest that member of the church was rotten to the core and what now remains of them will have to be levelled to the ground for the safety of those that pass by.

The Cedar of Lebanon (Cedrus Libani) must have awakened the residents within the adjacent properties, with such a monstrous crashing noise, and yet it was a wonder that neither grave stones, walls, gardens, and properties were damaged by the event as all remained untouched.

The tree was strown with both abundant flower and developing fur cones, the latter taking 10 years to reach full maturity. It was first introduced into Britain in 1638 and in the 18th century widely used by Capability Brown in landscaping. Maybe a young & vibrant Cedar of Lebanon could be planted in its place, once the area has been cleared?

24/10/2026

Effingham Parish Council to consider Berkeley Homes planning application at Tuesday 27 October Meeting

Effingham Parish Council will consider Berkeley Homes planning application 26/P/01289 for up to 600 dwellings on Effingham Lodge Farm at its meeting on Tuesday 27 October at 7.30 pm in the KGV Hall. The Parish Council is a statutory consultee on GBC planning applications and will take a formal decision on how to respond to the application at the meeting.

Effingham residents are welcome to attend the meeting and will be able to give their views on the application to councillors. The Parish Council is aware that there is significant public concern about this planning application, but the KGV Hall can only accommodate 138 people for health and safety reasons. EFFRA will post a report after the meeting.

The consultation period for the planning application has now been opened by Guildford Borough Council and will close on Friday 13 November. EFFRA has been contacted by residents wishing to object to the application asking for advice on how to object and valid planning reasons that apply as GBC can only consider valid planning grounds in determining the planning application. As the documents for the application have only recently been made public advice will be made available once these have been considered.

Further information about the Effingham Parish Council meeting including the agenda can be found here on their website

Berkeley Homes have submitted to Guildford Borough Council (GBC) an outline planning application, 26/P/01289, for permission to build up to 600 homes on green belt land at Effingham Lodge Farm. Effingham Parish Council (EPC) is a statutory consultee on GBC planning applications, and will make a form...

23/10/2026

Stormy night in Effingham at Berkeley Homes Public Meeting

The KGV Hall was full to its maximum capacity of 138 at the public meeting held by Berkeley Homes yesterday evening about the planning application they have submitted for 600 homes on Effingham Lodge Farm. Over 100 more people were unable to get in to the meeting. Berkeley Homes have agreed to hold a further meeting for those unable to enter the packed hall.

Many residents unable to enter the hall left their contact details with the KGV management. Those who left before able to do so, who only left telephone numbers or want to confirm their contact details can email EFFRA at [email protected] with their names and email address so they can be informed about a further meeting. The Contact Us facility can also be used. Their details will remain confidential to EFFRA, the Parish Council and KGV management.

At the meeting, following a presentation by Berkeley Homes, residents raised a large number of questions and major concerns about the application. Berkeley Homes were questioned on proposed plans to build 600 family homes having abandoned a scheme to rebuild a school that they had spent 15 years arguing was not fit for purpose. They were informed by audience members that the Howard was currently operating at above PAN and there was no capacity in the area. The Berkeley Homes team said if that were the case they would make contributions demanded by the planning authority. They could not explain where children would go to school. Other questions and concerns covered the impact of increasing the number of homes in the village by 50% including traffic and parking in a village where these are already problems (including construction traffic route over the old railway bridge at Effingham Junction), high surface water and drainage on the site, lack of any additional infrastructure being offered including a doctors’ surgery and the impact on the rich wildlife on the site. Residents also complained that leaflets advertising the meeting had not been delivered to most homes as promised and that most had found out about the meeting through social media.

The application 26/P/01289 can now be viewed here https://publicaccess.guildford.gov.uk/online-applications/applicationDetails.do?activeTab=dates&keyVal=_GUILD_DCAPR_215112 on Guildford Borough Council’s website. The EFFRA Committee is very aware of residents’ concerns and their desire to oppose this application. It will be holding urgent discussions with the Parish Council.

22/10/2026

Berkeley Homes Planning Application now validated

Further to yesterday’s post on the Update on Berkeley Homes Planning Application and Public Meeting on 22nd October, the planning application 26/P/01289 for 600 homes on Effingham Lodge Farm has been made available today for viewing on the Guildford Borough Council website here https://publicaccess.guildford.gov.uk/online-applications/applicationDetails.do?keyVal=_GUILD_DCAPR_215112&activeTab=summary . It is stated that it was validated on 15th October.

No consultation period is currently given, but an internal target date of 4 February 2027 is stated. A planning officer has been allocated as case officer. The expected decision level is currently given as delegated but EFFRA and the Parish Council have been assured the application will be go to Planning Committee. We will be monitoring the situation to ensure this happens.

Further to yesterday’s post on the Update on Berkeley Homes Planning Application and Public Meeting on 22nd October, the planning application 26/P/01289 for 600 homes on Effingham Lodge Farm …

21/10/2026

Update on Berkeley Homes Planning Application and Public Meeting on 22nd October

A reminder that Berkeley Homes is holding a public meeting tomorrow Thursday 22nd October at 6.30pm at King George V Hall, Browns Lane, Effingham, KT24 5ND regarding its proposals to build 600 dwellings on Effingham Lodge Farm. The doors will open at 6pm. (See earlier post of 16 October)

The planning application Berkeley Homes submitted to Guildford Borough Council applying for the 600 dwellings on Effingham Lodge Farm has not yet validated and currently can not be viewed on the Council’s website. The Council has said the documents submitted were previously shown in error and will be available publicly when the application has been validated. EFFRA will keep residents informed.

16/10/2026

Berkeley Homes Planning Application submitted and Public Meeting on 22nd October

Guildford Borough Council has posted a planning application 26/P/01289 on its website from Berkeley Homes applying for 600 dwellings on Effingham Lodge Farm, Lower Road, 300 of which would be “affordable”. The plans do not include a replacement for the Howard School but do include a nursery.

The details are available here
https://publicaccess.guildford.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=_GUILD_DCAPR_215112

Berkeley Homes is holding a public meeting on Thursday 22nd October at 6.30pm at King George V Hall, Browns Lane, Effingham, KT24 5ND. EFFRA recommends that as many residents as possible should attend to understand what is being proposed for our village and to give their views. A low attendance might signify lack of interest by residents to Guildford Borough Council planners.
Berkeley Homes states:

We are inviting the community to attend a public meeting to view our updated proposals. People will have the opportunity to meet the Berkeley team, find out about how proposals have evolved since consultation took place in July this year, and ask questions.

The EFFRA Committee has a number of major concerns about this application including:

• EFFRA does not believe this Green Belt land can now be classed as grey belt and available for development as claimed by Berkeley Homes. The land is a continuation of the Green Belt that restricts the outward spread of Leatherhead, Fetcham and Bookham.
• 600 extra dwellings would represent a 50% increase in the number of dwellings in Effingham. They would be concentrated on the site opposite the Howard School and accessed from an already busy and congested road. The roads in the village and other infrastructure including the Howard School cannot cope with such an increase. Public transport is poor in Effingham and the increase in vehicle traffic from this proposed development will be unsustainable.
• Effingham is a historic village with a protected Conservation Area. This development will be out of character with the village and will damage the Conservation Area which it will border.
• There are many other recent housing developments nearby including the 2,000 Wisley development. We understand that the completed developments are not fully sold and do not believe there is demand for 600 extra dwellings in Effingham.
• 300 affordable homes are inappropriate in a small village with few local jobs and poor transport links and it is contrary to Government policy which is to build them in urban areas with good infrastructure.

15/10/2026

11 o'clock Thursday 15th October - ROADWORKS UPDATE

As of now, Effingham Common Road appears to have a total closure again near the station from 16th - 24th October - diversion via Horsley. It does change on a frequent basis so watch this space!!!

Also, as of 15 minutes ago, Lower Road was totally closed just west of Eastwick Road past the Anchor pub. Some of the time it's been traffic lights. 'Road ahead closed' signs have been seen as far apart as the Effingham mini roundabouts and the Ridgeway roundabout but the actual closure is fairly limited.

And if you were thinking of diverting via The Ridgeway, there's some Thames Water temp traffic lights there too!

Keeps you on your toes!

13/10/2026

Update on road closure at near EJ station

Please note that the items listed below cover only those roadworks on more major routes likely to lead to significant traffic delays. To check on all roadworks coming up, please go to provides a live map of ongoing works, both scheduled. UPDATE There is a road closure from NOVEMBER 17 - 21 closure near Effingham Junction station, with a diversion vis East Horsley....

Please note that the items listed below cover only those roadworks on more major routes likely to lead to significant traffic delays. To check on all roadworks coming up, please go to provides a l…