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12.5 Summary of Landscape Proof of Evidence

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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 Pegasus House | Querns Business Centre| Whitworth Road | Cirencester | Gloucestershire | GL7 1RT T 01285 641717 | F 01285 642348 | W www.pegasuspg.co.uk Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Liverpool | London | Manchester ©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 9th July 2021 | AC/JEP | P21-0152 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. 9th July 2021 | AC/JEP | P21-0152 Page | 1 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. 9th July 2021 | AC/JEP | P21-0152 Page | 2 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. 9th July 2021 | AC/JEP | P21-0152 Page | 3 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.
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