Land at Normandy and Flexford creates a new countryside‑rooted neighbourhood of 950 homes, local amenities, a new primary and SEND school and community spaces, designed around everyday ease. Wanborough railway station lies within walking distance, supporting sustainable travel and strong connections beyond the site. In line with Guildford Borough Council’s inclusive ambitions, half of all homes are genuinely affordable for local people.

The masterplan is organised into three distinct character areas shaped by ancient woodland, green corridors, and natural landscape features. These areas are linked by a network of walking and cycling routes, with amenities, wetlands, play spaces and a mobility hub a short walk away. Ancient woodland is protected with generous buffers, while sustainable drainage is woven into the landscape.

Vernacular Surrey materials and a mix of densities help the development sit comfortably within its setting. As part of emerging grey‑belt thinking, new trees will be planted, alongside SANG‑compliant green spaces that help protect nearby sensitive habitats.