Hook Park: out of scale and out of place in our community

Last updated on 14 January 2026

Hook Park is a proposed development of 2,000 new homes on Green Belt land off Clayton Road, Chessington. This development threatens to change Chessington forever. An outline planning application was submitted to Kingston Council by developers Poppymill at the end of 2025. If approved, it could bring over 5,000 new residents – overwhelming our neighbourhood, our services, and our environment.

This proposal is simply too big, too damaging, and too out-of-character for our community.

We must stand together and protect Chessington.

Why CDRA objects:

CDRA submitted its objection to the development to Kingston Council on the following grounds:

• It is over-dominant and out-of-character with the existing neighbourhood
• The access is unsafe for both vehicles and pedestrians
• There is insufficient parking, leading to overspill onto already busy roads
• Access to public transport is inadequate
• It will cause severe harm to biodiversity, destroying habitats for existing species
• Local infrastructure will not be able to cope – medical services, transport, and water supply will all be under even more strain than they are currently

The deadline for comments to Kingston Council has now closed.

We also understand Claygate Parish Council has objected to the development on the grounds of density and design; that the highways and transportation arrangements – including access to/from the site – significantly fail safety and design standards guidance; and lack of any plan for primary health care facilities to support development on this scale.

What happens next

Before the decision is made by Kingston Council, the planning application will be discussed at a South of the Borough Neighbourhood Committee meeting. We understand developers Poppymill have been invited to attend but have declined. The next meeting is being held on 20th January 2026 at 7.30pm at the Hook Centre, Hook Road, Chessington. At that meeting, our local councillors will make a note of your concerns.

How the planning decision will be made

Please note that the following information has been learnt from Barry Lomax, the outgoing Head of Kingston Council’s Development Services. Mr Lomax spoke about this application at the South of the Borough Neighbourhood Committee meeting in November 2025.

Watch Mr Barry Lomax speak at the SoB Neighbourhood Committee on 5th November 2025.

Mr Lomax told the meeting that the Council’s Planning Department ensures that the application is in line with the Development Plan for Kingston. As well as residents’ comments, the Planning Department will also consider comments from key national stakeholders e.g. Natural England, the Environment Agency and regional stakeholders including Transport for London, National Highways and Surrey County Council.

Kingston Council must make their decision in accordance with the Development Plan for Kingston, unless material considerations indicate otherwise. Material considerations of significant weight are the Government’s National Planning Policy Framework and National Planning Policy Practice Guidance. Kingston Council’s Planning Department also need to check ministerial statements made in the House of Commons, plus any guidance produced by the Mayor of London.

A large scheme such as Hook Park will ultimately be determined by politicians, but they will take Kingston Council’s decision into account. We understand both the Liberal Democrats and Conservatives are against the development.

If the Mayor of London does not agree with Kingston Council’s decision – whether it be to accept or reject the application – the Mayor has the power to overrule the council. Nevertheless, he must still consider the provisions of the various documents, including the Development Plan for Kingston.

If the Mayor of London rejects the application, the developer can appeal to the Planning Inspectorate.

Following the Mayor of London’s decision, if the Secretary of State in the Ministry of Housing, Communities and Local Government (MHCLG) disagrees with the Mayor of London, they can make the decision for themselves.

Government’s new planning reform announced 18th November

Of particular concern is Housing Secretary Steve Reed’s announcement on 18th November 2025 of the government’s plans to remove local authorities’ ability to veto planning applications of 150 or more homes. As a response to this, our MP, Ed Davey, has written to Steve Reed. Read Ed Davey’s letter to Steve Reed

Timescale

We understand that Kingston Council is likely to make its decision in the first quarter of next year.

You can see that a planning application of this size is very complex, and it will take some time before we know whether it will go ahead.

The proposed Hook Park site

The proposed Hook Park development covers around 50 acres of land between the A3 Kingston Bypass and Clayton Road, Chessington, which includes The Dell and Chessington Equestrian Centre. It is bordered by Clayton Road to the south, the A3 to the west and north, and council-owned land to the east.

Developer Poppymill first began consulting on this potential development in 2020 when they proposed building 2,500 homes.

A large chunk of the land they would like to build on is the Chessington Equestrian Centre and The Dell in Clayton Road. However, Poppymill does not yet own all the land that their plans cover. They have already purchased the Equestrian Centre, but we do not believe they have purchased any of The Dell. The Dell is home to much illegal activity and squatting, which Kingston Council has been unable to control.

Green Belt status

The land is designated Green Belt. In 2020, we were confident Poppymill would be refused permission to build. However, the Government’s revised Green Belt Guidance (February 2025) and the new London Plan now allow re-designation as Grey Belt. Poppymill is relying on their claim that the Green Belt is Grey Belt which can be built on. Therefore, the decision on the designation of this land is important.

As The Dell is low grade Green Belt due to its poor condition, Poppymill’s prospects have improved, and planning protection is weakened.

Access to and from the proposed Hook Park development

Poppymill is proposing to build a new road for traffic to access the Hook Park development from the A309 Kingston by-pass, with a new carriageway to the junction with Woodstock Lane South and the A309. However, there are four highway authorities with an interest in this project. Therefore, it will not be easy to get this plan agreed. Even if the road plan is agreed, there will still be a huge impact on the level of traffic going down Clayton Road and Somerset Avenue, as well as many other surrounding roads.

Poppymill’s pre-outline planning application consultation

The developers held three pre-planning application consultation events for residents at the end of June and early July 2025. The proposals are available to view on the Hook Park website.

See also

Read resident Julie Turner’s formal objection to Kingston Council.

Read the detailed email response from Ed Davey MP to resident Julie Turner’s concerns about Hook Park.

If you are a Facebook user, you may be interested to join the Hook Park Developments Facebook page for information and to share comments.