Natural England have given notice of their intention to Vary the Designation Order to include boundary extensions to the Surrey Hills Area of Outstanding Natural Beauty (AONB). 

Representations need to be received by Natural England before Wednesday 14th January 2026. 

The boundary changes are significant and will:

- Include an additional 129 square kilometres of land 

- Increase the Surrey Hills National Landscape coverage by some 30%

- Include additional areas across several Surrey districts and boroughs 

- Include land beyond Surrey within Croydon London Borough and East Hampshire District

- Affect a significant area inside the M25

The draft boundary changes would add parts of the Wey Valley around Farnham, stretches of the Hogs Back, Binscombe Hills, the North Downs escarpment near Guildford, and extensive tracts of wooded downland and valleys around Caterham, Woldingham, Chaldon and Happy Valley. It also includes pockets of countryside on the fringes of Reigate, Dorking, and Haslemere, as well as smaller areas that currently sit just outside the existing designation.

Areas legally designated as Areas of Outstanding Natural Beauty (AONB) under the National Parks & Countryside Act 1949 and Countryside & Rights of Way Act 2000 were rebranded as National Landscapes in November 2023.

Land subsequently designated under the Order Variation will also become branded as part of the Surrey Hills National Landscape. 

This means: 

- A tougher policy environment for development proposals with a focus on landscape-led schemes on land in or adjoining the extensions. Under the current National Planning Policy Framework (NPPF), National Landscapes, alongside National Parks and the Broads, have the highest status of protection; great weight being placed on the conservation and enhancement of landscape and scenic beauty in those areas. 

- The NPPF places stringent tests on development limiting its scale and extent; and major development would be refused other than in exceptional circumstances and where it can be demonstrated that the development is in the public interest. 

- Strategic land decisions for land inside or immediately adjoining the proposed extension may require reassessment of prospects, evidence and timelines. 

- Local plan representations or early-stage feasibilities – boundary variation could materially alter the case for allocation.

- Some permitted development rights are curtailed including for householders, meaning formal planning applications would be required for developments which in other areas would not be necessary.

The Notice, Draft Order and maps can be viewed online here: https://lnkd.in/ea-MP4aP

If you own or have an interest in land affected by the proposed changes to the boundary, the Notice Period is the final opportunity for the public and stakeholders to make representations on the proposals in the draft Order. 

The Secretary of State has discretion to confirm the Order (with or without amendment), or call a Public Inquiry to consider outstanding objections before deciding whether or not to confirm the Order.

If you need further information or assistance with making representations; or you require professional planning advice on implications for your land or your planned development Union4 Planning would be happy to assist. 

Please get in contact via planning@union4.co.uk