13. ANP7: Commercial and Land-Based Activities And Uses
13.1The parish incorporates several commercial businesses derived from land use development. These include but are not limited to: SUEZ landfill site (now closed), Albury Fisheries lakes, IGAS site, Edgeley Park Caravan site, Eco lodge tourism, Woodhill sandpit, Albury vineyard. Although Rural Enterprise is encouraged in the Neighbourhood Plan, it needs to be managed in a way that does not impact the biodiversity of the parish, produce pollutants, noise or other damage, adversely affect the amenity of parishioners, cause unreasonable increases in the volume of traffic or introduce inappropriately sized vehicles which cannot be sustained on small rural roads.
13.2Land use for commerce or tourism is generally less regulated regarding its impact on the Surrey Hills National Landscape and Green Belt than residential use. As such this has created situations where land use is incongruous within the parish. For example:
- The SUEZ landfill site on the A25 had a significant detrimental visual and environmental impact on the parish from its position on the North Downs overlooking Albury village and Albury Heath, the land remains inaccessible to the public due to pollutants. Excessive HGV movements were problematic on rural roads.
In 2023 a planning application was refused at the IGAS site at New Road because it would harm the Green Belt, cause an unacceptable risk to rare lichen habitats, and did not meet the exceptional circumstances for development in the Surrey Hills National Landscape. The hydrogen it would have produced was exceeded by the by-product carbon and other pollutants which would have posed a threat to the environment.
Edgeley Park is a commercial static caravan site occupying circa. 26 acres and contains approx. 250 mobile homes which is incongruous in ratio and density compared to the rest of Albury parish which contains only circa. 500 residential properties. Edgeley Park is overly crowded and visible from distant views in the Green Belt. Further, its rules for occupancy lend themselves to abuse with evidence of permanent residency and small businesses. The movement of new and old lodges is unregulated and regularly blocks rural roads. There is insufficient parking on-site which leads to overspill on local roads.
The 2024 planning application for a landfill site at Woodhill Sandpit at Farley Green would have caused excessive HGV movements delivering and leaving the site on roads that are unsuitable for passing traffic. The site would have been visually incongruous from the Green Belt and had a detrimental effect on the ecology and habitats of Farley Heath.
Policy ANP7 – Commercial & Land-Based Activities & Uses
Development proposals for commercial and land-based activities and uses will only be permitted where they comply with all the policies set out in the Albury Parish Neighbourhood Plan and Albury Design Guidance APPENDIX A and where the following criteria are met:
Where the use or activity, including operational hours, illumination, and transport movements, is appropriately managed to avoid an adverse impact on residential neighbours. Any necessary controls on the permitted activity or use must be secured through conditions and/or legal agreements prior to planning permission being granted.
An adequate level of parking is contained on-site.
Where it is demonstrated, through a Design and Access Statement, that any new development is of a high-quality design and scale that is compatible with the character and appearance of the surrounding area and conserves and enhances the natural beauty of the Surrey Hills National Landscape.
Where it is demonstrated that the proposal complies with national and local Green Belt policy, the Surrey Hills National Landscape and Neighbourhood Plan policies.
Where it is robustly demonstrated that the proposal would avoid unacceptable levels of noise, light pollution, air quality or odour. Where mitigation is required to effectively manage and avoid any harmful impact, this should be secured through conditions and/or legal agreements prior to planning permission being granted. There is no light spillage or sound beyond the site and is in line with Policy ANP12 – Dark Skies.
Where it is robustly demonstrated through a Transport Assessment that the proposal would avoid an unacceptable impact on the local highway network or to highway safety.
Where it is demonstrated that the proposal would avoid an adverse impact on wildlife and habitats, in line with Policy ANP13 - Biodiversity.