Buckinghamshire Council www.buckinghamshire.gov.uk Report to South Buckinghamshire Area Planning Committee Application Number: PL/19/4159/FA Proposal: Erection of crematorium, dining hall and widening of access road with associated landscape and biodiversity enhancements. Site Location: The Lea, Western Avenue, Denham, Buckinghamshire, UB9 4NA Applicant: Anoopam Mission Case Officer: Laura Peplow Ward affected: Denham Parish Town Council: Denham Parish Council Valid date: 2 December 2019 Determination date: 6 March 2020 Recommendation: It is recommended that the Committee delegate the application to the Director of Planning and Environment to: GRANT planning permission subject to the conditions set out in this report and any others which he considers appropriate and to: a) The satisfactory completion of a Section 106 Agreement to secure the requirements as set out in this report. b) There being no new substantive, material planning matters being raised following statutory publicity for the development proposed being a potential ‘Departure from the Development Plan’ c) Resolving that the application be forwarded to the Secretary of State in accordance with the provision of the Town and Country Planning (Consultation) (England) Direction 2009. Or REFUSE planning permission if a satisfactory S106 Agreement cannot be completed, for such reasons relating to the Countryside Management Service and Public Rights of Way as the Director of Planning and Environment considers appropriate. 1.0 Summary & Recommendation/ Reason for Planning Committee Consideration 1.1 The application proposes the construction of a crematorium and dining hall within the grounds of the existing Anoopam Mission Temple site. 1.2 The site is within the Green Belt and construction of the proposed development would constitute inappropriate development and would also result in a loss of openness and encroachment into the Green Belt. The applicant has therefore put forward a case for ‘Very Special Circumstances’ to outweigh the harm to the Green Belt. 1.3 The case for ‘Very Special Circumstances’ advanced by the applicant relates to Hindu cultural and faith sensitivities not being catered for within existing crematoria Co-location of the proposed crematorium with the existing Anoopam Mission Hindu Temple complex is demonstrated to be beneficial given the cultural association. The location of the crematorium on the eastern edge of the Buckinghamshire boundary is considered appropriate given that the site is located within a one-hour drive of over half of the Hindu population in the UK. The size of the proposed crematorium is necessary to adequately accommodate the larger number of funeral attendees a Hindu funeral may otherwise attract. The applicant has considered the suitability of alternative temple sites that could serve the target population outside of the Green Belt and why these are unable to accommodate provision of the facility. 1.4 The proposed development would also impact the openness of the Green Belt and the purposes of the Green Belt. It is considered that the site makes a moderate contribution to NPPF, paragraph 134 purpose c) of the Green Belt (sustainable development) and a slight adverse effect would result in respect of landscape and visual impacts. Despite this it is considered that given the existing positioning of the site between a number of natural and man-made barriers, that the site is surrounded by mature tree cover and that additional planting is proposed to mitigate the impact of the removal of trees in parts of the site, the impacts of the proposed development would be sufficiently contained so as to limit the amount of visual harm to the openness of the Green Belt. Other material considerations are also identified. 1.5 The contemporary design of the proposed buildings respond to the characteristics of the site, seeking to ensure that built form, landscaping improvements and car parking are fully integrated. Given modern design and filtration systems no chimneys are proposed, with only small flue outlets and cooling units required to serve the cremators. 1.6 Landscape, ecological and rights of way improvements, which would increase public access to the site are proposed to be incorporated as part of the development and financial contributions would be made towards the Colne Valley Regional Park ‘Countryside Management Service’. This is considered to be a benefit of the proposed development. 1.7 The additional trip generation could be accommodated within the local highway network, adequate parking is provided, environmental considerations have been adequately addressed and the development would not have an adverse impact on the amenity of neighbouring properties. 1.8 As such it is considered that the ‘Very Special Circumstances’ put forward by the applicant in combination carry significant weight such that the harm to the Green Belt is outweighed in respect of the proposed development. 1.9 The application has been referred to Planning Committee following discussion between Officers and the Chairman. In the interest of the wider public it is considered that the application would benefit from further public scrutiny. 1.10 Recommendation – conditional permission subject to completion of legal agreement and to no new substantive, material planning matters being raised following the close of the consultation period; or refusal if a satisfactory S106 Agreement cannot be completed. 2.0 Description of Proposed Development 2.1 The Anoopam Mission is a Hindu Temple located to the east of New Denham, towards the far eastern edge of the Buckinghamshire boundary. The site is within close proximity of the A40/M40 from which current access to the Anoopam Mission Temple is gained. 2.2 The application site is located within the Green Belt area of Denham, on the northern side of Western Avenue - otherwise known as the A40, which is also within the Colne Valley Park. The River Misbourne runs adjacent to the site's eastern boundary and the site itself contains a number of mature trees and extensive planting. 2.3 To the west of the site is an access to the site from Denham Court Drive which is currently gated but opened to serve the site when special events are held. Improvements to this access were granted under application 17/00090/FUL. To either side of the access road are two large waterbodies on the site of a former gravel workings. As part of the remediation works for the neighbouring site it is proposed to include public footpaths in this location. 2.4 The site currently comprises a two storey buff multi brick building that is occupied by the Anoopam Mission and a number of detached single storey outbuildings spread out around this principal structure. A mixture of stone and tarmac car parking areas surround the existing buildings. A replacement temple building (consented 13/01166/FUL) has recently been constructed with the associated accommodation, dining hall and offices still under construction. Demolition of the main two storey building is required upon substantial completion/ occupation of the development which is under construction. 2.5 Access to the site is from the main A40. The eastern half of the site is not currently built upon and is laid to lawn. 2.6 Consent is sought for the erection of a crematorium building. The design of the crematorium building and associated facilities has been specifically tailored to meet the needs of the Hindu community. This would comprise: two waiting rooms, two private ritual rooms, a large ceremony hall with the ability to be internally subdivided to meet requirements of smaller funerals, a crematory hall with furnaces and plant and associated back of house and welfare facilities. A separate canteen building including dining seating for up to 100 people with showering facilities is also proposed. Car parking to serve the existing and proposed use is detailed on the submitted plans. 2.7 The crematorium building and dining hall would be constructed of facing brick, cedar battens, aluminium curtain walling, glass, and COR-TEN steel. 2.8 The application is also supported by extensive information relating to landscape and ecological enhancements. 2.9 Additionally, it is proposed to open the site up for wider access through the extension of proposed footpaths connecting from the former quarry site to the west and to the southern wooded part of the site. A footpath is proposed across the existing A40 access road, in the direction of the Grand Union canal, allowing for potential future connection. 2.10 In addition to the relevant drawings the application is accompanied by: a) Design and Access Statement A Crematorium by Anoopam Mission November 2019: 19007/C01/PLANNING b) Planning Statement c) Landscape and Visual Assessment May 2020 d) Landscape Strategy Rev D and associated sections and details e) Landscape and Ecological Management Plan Outline Structure f) Biodiversity Net Gain: Metric and Technical Note g) Green Belt Assessment May 2020 h) Air Quality Assessment i) Archaeological Assessment j) Energy and Sustainability Statement k) Environmental Risk Assessment l) Flood Risk Assessment m) Minerals Assessment n) Ecological Assessments o) Sustainability Statement p) Statement of Community Involvement q) Travel Plan r) Transport Assessment s) Tree Survey and Arboricultural Method Statement 2.11 The design of the proposed crematorium remains unchanged from the original submission, however additional/amended information was provided in respect of the planning, green belt case and landscape proposals. 2.12 The