12.5 Summary of Landscape Proof of Evidence

PINS Ref: APP/M3645/W/21/3272384 LPA Ref: TD/2020/690 9th July 2021 | AC/JEP | P21-0152

SUMMARY PROOF OF EVIDENCE LANDSCAPE AND VISUAL ISSUES

APPEAL BY HORIZON CREMATION LTD.

NEW CREMATORIUM: LAND OFF OXTED ROAD, OXTED, SURREY

Prepared by: ANDREW COOK BA (HONS) MLD CMLI MIEMA CENV

Pegasus Group

©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

CONTENTS:

Page No:

1. SUMMARY AND CONCLUSIONS 1

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

1. SUMMARY AND CONCLUSIONS

Introduction

1.1 My evidence relates to landscape and visual matters in respect of a proposed new crematorium building and ancillary development, on land off the A25 Oxted Road, near Oxted, Surrey, in the jurisdiction of Tandridge District Council. Application for outline planning consent was refused in April 2020, for three reasons, in respect of the following matters:

• Inappropriate development in the Green Belt;

• Failure to respect or reflect the character of the site and its surroundings; and

• Harm to landscape and views into the Surrey Hills Area of Outstanding natural Beauty.

1.2 The application was submitted with a number of supporting documents, including a Landscape and Visual Appraisal (LVA) prepared by erz Ltd.

1.3 A second identical application has since been submitted. This time the erz LVA was substituted for a more comprehensive Landscape and Visual Impact Assessment prepared by The Pegasus Group Ltd which included the benefit of a series of Visually Verified Montages (VVM’s).

1.4 At the time of writing, that application has yet to go to Committee, however verbal communication from the Local Authority to the Appellant Team has advised that they will be recommending the application for approval, following the identification of a need for a crematorium, and that such need is best delivered at this site. That judgement takes into account matters of any identified Green Belt and Landscape Character/AONB/Visual harm.

The Appeal Site and its Context

1.5 The site comprises a single field enclosure directly north of the A25 between Oxted and Godstone, in Surrey. It extends to ca. 4.3 Ha (hectares) and is currently used for intense horse grazing. It has a fall from west to east and is defined by hedgerows of varying height around its four boundaries, with occasional trees. There is no public access on the site, however both a bridleway and a public footpath run directly outside and parallel with the northern site boundary. The site is not covered by any specific landscape or amenity designations but lies within the Green Belt.

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

1.6 To the north land comprises a mix of former quarry and excavation works (Oxted Sandpits site), together with some large tracts of mature woodland blocks, including some Ancient Woodland. A number of individual dwellings populate the lanes. Further to the north is the M25 highway corridor, and the chalk escarpment of the Surrey Hills AONB.

1.7 To the south, open agricultural land extends to include both arable and pastoral enclosures, with some evidence of hedgerow removal. The village of Tandridge lies to the south, with Tandridge Golf course lies to the south-east, and to the south-west, directly on the A25 is Knights Garden Centre. Again, a number of individual dwellings populate the lanes.

1.8 To the east lies a large block of mature woodland, enclosing a small-scale former construction site. Further to the east there is some intense horse grazing paddocks and thereafter a series of large belts of mature woodland planting. To the north-east of this planting there are some more open parkland areas associated with the grounds of The Priory, with the well wooded Barrow Green Court further to the north-east. Oxted lies further to the east on the A25.

1.9 To the west lies Godstone Golf Course, and its clubhouse area. Directly to the west of the Golf Course is a large industrial storage compound accessed from the A22 dual carriageway. Godstone lies further to the west on the A25.

Effects on Landscape Character

1.10 Landscape and visual effects have been considered as part of a LVIA in accordance with the Guidelines for landscape and Visual Impact Assessment, third Edition (GLVIA3). With regard to landscape character, the AONB/AGLV to the north of the site is considered to be a valued landscape for the purposes of NPPF paragraph 170 (a). Likewise, the landscape to the south of the site (concluded as being an AONB candidate site as part of a 2013 study) is also considered to be a valued landscape, although it still remains. undesignated. The landscape between these two areas, within which the site lies, is not considered to be a valued landscape, as its amenity, uses and influences combine to reduce its potential as such when considered against most recent technical guidance.

1.11 Likely landscape effects are considered to be “negligible” on the Landscape Character Types set out in the Surrey Landscape Character Assessment (2015) which fall within the LVIA study area. Likely landscape effects are considered to be “minor to moderate adverse” across the site and its local landscape.

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

1.12 If the site boundary hedgerows, specifically the southern boundary adjacent to the A25 were to be managed at a greater height, this would be consistent with other parts of the local hedgerow network management.

1.13 Consequently, landscape effects will only be very local indeed, and I do not consider, on the basis of the landscape baseline; the scale of development proposed; the physical disposition of the site; and the design approach and mitigation; that the proposed development will fail to respect or reflect the character of the site and its surroundings.

Effects on Visual Amenity

1.14 The LVIA included 15 no. representative viewpoints looking towards the site, each of which has been assessed, with 4 no. presented as Visually Verified Montages (VVMs) prepared in accordance with latest technical guidance.

1.15 Likely effects on the more distant views from within the Surrey Hills AONB are not significant based on the scale of the view, disposition of the site, and the nature of the proposals and mitigation. This is an opinion with which the AONB Planning Advisor concurs.

1.16 Likely effects from short and mid distant views increase dependent upon location and aspect, however the mist adverse effects will be from the site boundaries. These views are capable of being mitigated, and only in one instance will the view across the site of the Surrey Hills AONB be interrupted. This is in the context of a number of other similar views of the AONB from the Oxted Road corridor and environs, together with additional views from within the site itself which would be publicly accessible.

1.17 If the site boundary hedgerows, specifically the southern boundary adjacent to the A25 were to be managed at a greater height, this would not only be consistent with the character of other parts of the local hedgerow network management, but it would also serve to largely, if not totally, obscure views of the AONB escarpment across the site, in the same way as would the proposed woodland planting. If this management regime were adopted, it would change the visual composition of the existing views across the site from the A25 - in essence diminishing the prospect of a view of the AONB, and consequently any likely adverse effects on that view from the proposed development would similarly diminish.

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

1.18 Consequently, I do not consider, on the basis of the scale of development proposed, the disposition of the site, and the design approach and mitigation, that the proposed development would result in unacceptable visual impact, or indeed harm to views into the Surrey Hills AONB.

Effects on the Surrey Hills AONB

1.19 The site lies outside the Surrey Hills AONB, and as such any likely effects on it will be indirect, limited to changes in views towards the AONB escarpment which affect its setting, and in turn indirectly affect one of its special qualities.

1.20 The development proposals will result in changes to a single view across the eastern part of the site, from an open horse paddock to a crematorium development in a wooded setting. The woodland planting will mature to screen views of the escarpment in this one location, from a receptor on a highways corridor. This is in the context of other similar views towards the AONB escarpment from the A25 corridor and environs between Godstone and Oxted, as well as the creation of new public views towards the escarpment from within the site itself. The view likely to be affected is neither unique, nor identified as special or important in either the AONB Management Plan (Policy P6) or Local Plan Policy (Core Strategy CSP 20) – these documents only make a more general reference to safeguarding views into the AONB.

1.21 The use of woodland planting as a multi-functional and integral part of the landscape design and mitigation strategy is fully justified and based upon a landscape feature that is entirely consistent with local landscape character. There is no AONB Management Plan policy that seeks to discourage woodland planting in such areas (W4 relates to secondary woodland on other habitats), and any such planting should be welcomed in this locality.

1.22 Consequently, the (indirect) special qualities of the Surrey Hills AONB that relate to views into it and its setting, are not likely to be unacceptably harmed, and the proposal is not at odds with the AONB Management Plan.

Openness and Purposes of the Green Belt

1.23 The openness of this part of the Green Belt within which the site lies is characterised by a number of different land uses within the overall countryside setting, together with elements of built form and major highways infrastructure. These elements characterise the spatial dimension of the Green Belt. The visual

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

dimension is influenced by the numerous mature vegetation patterns which generate a variety of views across the Green Belt dependent upon location and aspect.

1.24 The site also lies in part of the Green Belt where the purposes are not, on the basis of published assessment work, consistently critical to the functioning of the Green Belt. The impact of the proposal would be limited on the wider integrity of the Green Belt and will not cause significant harm to the openness of the Green Belt in this location.

Alternative Sites

1.25 There are a number of other crematorium sites at different stages of the planning process in this area. Crematorium sites typically find themselves in open countryside settings. With that comes a variety of potential landscape and visual constraints which the development proposal needs to deal with. Such constraints are likely to vary from one site to another; in tis locality matters of Green Belt; AONB (including setting): public access; and nature conservation interests generally prevail.

1.26 Each and every site needs to be judged on its own merits in landscape and visual terms, but an important part of that judgement relies upon the need to fully understand the likely landscape and visual effects. This includes the delivery of a fully compliant and properly scoped form of assessment, as is the case in respect of this application/appeal.

Planning Policy

1.27 In terms of national planning policy, I consider the proposed development is of a high quality (architectural and landscape design – endorsed by the AONB Advisor), and both respects and responds to its local countryside setting (NPPF para. 127). Whilst lying outside areas of valued landscape, the extremely limited indirect effects of the proposed development will ensure those landscapes are protected, and that the intrinsic character of the landscape within the LVIA study area has been recognised in the design process (NPPF paras. 170 (a) and (b)). The special qualities of the Surrey Hills AONB will not be unacceptably harmed (NPPF para. 172).

1.28 In terms of local planning policy, in terms of Core Strategy Policy CSP 18 (Character and Design) and Detailed Policies DP7 9 (also relating to design),

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Horizons Crematorium Ltd New Crematorium: Land off Oxted Road, Oxted, Surrey Summary Landscape and Visual Proof of Evidence

whilst the character of the site will change by virtue of the change in land use, the mitigation scheme will, generate the appearance of an attractive wooded site, within which the small-scale development is comfortably housed, consistent with the wooded characteristics of the local landscape. I do not consider that the proposed development conflicts with either of these two policies.

1.29 With regard to Core Strategy Policy CSP 20 (Areas of Outstanding natural Beauty), change to a single view corridor, from a visual receptor on the A25 road corridor does not in my opinion amount to unacceptable harm on the setting of this part of the AONB.

Overall Conclusion

1.30 I conclude that the proposed development, for the reasons I set out above, is acceptable in landscape and visual terms, and that this conclusion should be taken forward to the overall planning balance.

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