1.0
Land North of Church Street, Bocking
Landscape and Visual Impact Assessment
Prepared by CSA Environmental
on behalf of Gladman Developments Ltd
Report No: CSA/3321/04
November 2017 Report Date Revision Prepared by Approved by Comments Reference CSA/3321/04 - 16.11.17 JE CA First Issue CSA/3321/04 A 29.11.17 JE CA Clients Comments B 30.11.17 SE CA Clients Comments C D CONTENTS Page
EXECUTIVE SUMMARY 2
Introduction 5 Methodology 5
2.0 Landscape Policy Context 7
3.0 Site Context 15 Site Context 15 National Landscape Character 15
4.0 Site Description and Visibility 20 Site Description 20 Topography 22 Short Distance Views 23 Medium to Long Distance Views 23 Landscape Quality, Value and Sensitivity 24
5.0 Suitability of the Site to Accommodate Development 26 The Proposed Development 26 Landscape Features 27 Public Rights of Way 27 Visibility of the Proposed Development 27 Landscape Effects 28 Visual Effects 29 Compliance with Planning Policy 31 Suitability of the Site to Accommodate Development 31
6.0 Conclusions 33
Appendices
Appendix A: Site Location Plan Appendix B: Aerial Photograph and Photograph Viewpoints Appendix C: Photosheets Appendix D: MAGIC Map Extract and Heritage Plan Appendix E: Visual Envelope and Photograph Viewpoints Appendix F: Zone of Theoretical Visibility Appendix G: Constraints and Opportunities Appendix H: Summary of Landscape and Visual Effects Appendix I: Methodology EXECUTIVE SUMMARY
This assessment has been undertaken in connection with the proposed development for up to 265 dwellings of a Site to the north of Church Street, Bocking, on the northern edge of Braintree. The Site lies to the north of Church Street adjacent to the existing edge of the settlement, and is bounded to the south by Church Street and existing houses along it, to the north by open fields, to the west by a small tree-lined watercourse with open fields beyond it and also by houses along Ashpole Road and Hadley Close, and to the east by existing houses in Grove Field, a small block of woodland and the A131 High Garret.
This proposal is a revision of previous proposals for development of up to 300 dwellings on the site, with the principal differences between the current and previous proposals being the reduction in the number of dwellings and the provision of a community orchard and public open space in the south eastern part of the Site.
The Site is currently in agricultural use, and comprises 4 fields used for arable, grazing and horse paddocks - the largest of these is a roughly rectangular field which makes up the northern, more open part of the Site, with three smaller, enclosed paddocks to its south west, south and south east. The south eastern part of the Site is relatively flat, but the north western part slopes down to a small watercourse which runs along the north western Site boundary.
The Braintree Settlement Fringes Capacity Assessment found that Parcel 13b, which includes the Site, had a low to medium capacity to accept development, but the assessment set out in this report is that the parts of that parcel closer to the existing edge of the settlement are likely to have a greater capacity.
This assessment has found the Site and immediately surrounding area to be of medium landscape quality and value, and medium (for the main, northern field) or low to medium (for the enclosed paddocks in the southern part of the Site) sensitivity to development of the type proposed. This is because valuable landscape features within the Site would be retained, and the Site is well screened from most of the surrounding area and well related to the existing settlement to its south and east.
The Site carries no designations for landscape quality at national or local levels, and there are no Public Rights of Way across it, though a public footpath runs adjacent to the north western site boundary, on the far side of the tree lined watercourse.
Views of the Site are generally limited to short distance views from adjoining properties to the east, glimpse views from High Garrett and Church Street as
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 2 they pass the southern part of the Site, and more limited and distant views from public footpaths to the north and west.
The proposed development would provide a landscaped buffer along the eastern side of the Site, alongside rear gardens of houses in Grove Field, and the lower, western parts of the Site would be laid out as a new, natural open space. There would also be a community orchard and public open space in the south eastern part of the site, to the north of Church Street and the west of High Garrett. The existing vegetation around and within the Site would in general be retained and augmented by significant areas of new structural planting. The only visually significant vegetation which would need to be removed would be short sections of the existing hedge or tree lines on the southern boundary with Church Street (to provide the Site access) and at two points along the southern side of the main northern field to provide access within the Site. There would be no effects on the trees or woodland around the Site which are covered by TPOs.
This assessment has found that effects of the proposed development on local landscape character would be slight to moderate adverse initially and in the winter, and would be at a lower level in the summer and would gradually decline over time. This is on the basis that, while the majority of the Site itself would obviously undergo a significant change (from fields to new housing), the overall development would have a limited impact on the countryside around it. The development would be confined to an area running along the existing urban edge, and would be visible from the wider landscape to the north and west, but in such views would replace existing views of the houses in Grove Field. The proposals would not lead to an extension of the settlement edge into the wider, more open countryside to the north west of the tree line along the watercourse, the development would be generally well screened in views from the south and east, and (where visible) the new houses would not appear intrusive or discordant.
In terms of visual effects, this assessment has found that effects on public views would be no more than slight to moderate adverse, for some sections of the adjoining roads and also more distant views from Public Rights of Way. Effects on private views from the adjoining houses to the east of the Site would be at a higher level, and would be up to moderate to substantial adverse - these properties would lose their presently open views, but views of the new houses would be screened and filtered over time by the proposed buffer planting. The limited adverse visual effects which have been identified are no more than would be expected from development of an edge of settlement site, and result chiefly from the appearance of new houses in mainly private views from existing houses, and from the roads around the Site.
There would be some low level harm in respect of general landscape protection policies, but that harm would be minimised by the proposed
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 3 mitigation measures, and would decline over time. Such harm is a largely inevitable consequence of the development of any greenfield site, and needs to be balanced against the provision of new housing.
The Site is therefore suitable for development of the type proposed.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 4 INTRODUCTION
1.1 CSA Environmental has been appointed by Gladman Developments Ltd to undertake a landscape and visual impact assessment of land to the north of Church Street, Bocking, on the northern edge of Braintree. The proposal is for a medium scale housing development comprising up to 265 new dwellings together with associated landscaping, a community orchard, open space, children’s play areas, a sustainable drainage system and access. The Site is within the jurisdiction of Braintree District Council (BDC), and the location and extent of the Site are shown on the Location Plan at Appendix A, and on the Aerial Photograph at Appendix B.
1.2 The Site lies to the north of Church Street, Bocking, and is bounded to the south by Church Street and dwellings along it, to the north by open fields, to the west by a small tree-lined watercourse with open fields beyond it and also by houses along Ashpole Road and Hadley Close, and to the east by existing dwellings, a small block of woodland and the A131 High Garret. There are a number of hedgerows and mature trees along and within the Site boundaries.
1.3 The Site is currently in agricultural use, and comprises four land parcels used for arable, grazing and horse paddocks - the largest of these is a roughly rectangular field which makes up the northern, more open part of the Site, with three smaller, enclosed paddocks to its south west, south and south east.
1.4 This assessment describes the existing landscape character and quality of the Site and the surrounding area. The report then goes on to discuss the suitability of the Site to accommodate the proposed development, and the potential landscape and visual effects which it is likely to have on the area around it. There are no detailed proposals for development of the Site at this stage, but some recommendations for the form and layout of the development have been made on the Constraints and Opportunities Plan which forms Appendix G, and a Development Framework Plan has also been produced to accompany the application. This drawing shows the broad proposed approach to development, and has been developed as part of an iterative process together with this assessment, whereby the assessment has informed the production of the Constraints and Opportunities Plan, which has then been used in the production of the Development Framework Plan.
Methodology
1.5 This assessment is based on site visits undertaken by a suitably qualified and experienced Landscape Architect in April and June 2017. Weather
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 5 conditions at the time were good, and visibility during the site visits was also good (by the definition set out on the Met Office website, i.e. visibility was between 10 and 20km), though most of the views involved are short to medium distance only. At the time of the April visit some of the vegetation around the Site was in leaf, though some was not, and all vegetation was in full leaf in June - it has therefore not been possible to undertake an assessment in the winter, when deciduous vegetation is not in leaf and when views tend to be more open. However, judgements have been made about how effects may vary in the winter, based on observation of the vegetation within and around the Site and on experience of the changes in terms of local landscape character and visibility which occur with the seasons.
1.6 In landscape and visual impact assessments, a distinction is drawn between landscape effects (i.e. effects on the character or quality of the landscape irrespective of whether there are any views of the landscape, or viewers to see them) and visual effects (i.e. effects on people’s views of the landscape from public vantage points, including public rights of way and other areas with general public access, as well as effects from any residential properties). This report therefore considers the potential effects of the development on both landscape character and visibility.
1.7 Photographs contained within this document (Appendix C) were taken using a digital camera with a lens focal length approximating to 50mm, to give a similar depth of vision to the human eye. In some instances images have been combined to create a panorama. The photographs perform two functions, the first to show the character of the Site and its surroundings, and the second to show the visibility of the Site.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 6 2.0 LANDSCAPE POLICY CONTEXT
National Planning Policy Framework
2.1 National planning policy is set out in the National Planning Policy Framework (‘NPPF’) and those parts relevant to this assessment are summarised below.
2.2 Paragraph 14 of the NPPF states that at the heart of the document is a presumption in favour of sustainable development, which it states should be seen as a ‘golden thread’ running through both plan-making and decision-taking.
2.3 Paragraph 17 of the NPPF sets out the core planning principles which should underpin the plan making and decision taking process, and of those principle 5 states that account should be taken of ‘the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it’.
2.3 Section 7 of the NPPF sets out the requirements of good design, and Paragraph 56 states that:
‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.’
2.4 Paragraph 58 states that local and neighbourhood plans should develop robust policies which set out the quality of development which will be expected based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions should aim to ensure that development will (inter alia):
x ‘will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
x respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;
x are visually attractive as a result of good architecture and appropriate landscaping’.
2.5 Paragraph 61 notes that planning policies should address the connections between people and places and the integration of new development into the natural, built and historic environment.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 7 2.6 Section 11 of the NPPF deals with conserving and enhancing the natural environment. Paragraph 109 of the document states that the planning system should contribute to the protection and enhancement of the natural and local environment through, among other things protecting and enhancing valued landscapes. The NPPF does not define the term ‘valued landscapes’, but it is clear that the paragraph is not referring to only nationally designated landscapes (i.e. Areas of Outstanding Natural Beauty and National Parks), as they are covered by Paragraph 115, and because the supporting Planning Practice Guidance refers to the wider countryside as well as designated landscapes.
2.7 Paragraph 113 states that local planning authorities should set criteria based policies against which to judge proposals for development affecting protected sites (including landscape areas), and that protection should be ‘commensurate with their status’ in the hierarchy of international, national and locally designated sites.
Local Policy Context
Braintree District Local Plan Review 2005 2.8 The adopted Braintree District Development Plan consists of a number of documents, including the Local Plan Review 2005, which comprises those policies ‘saved’ under the direction of the Secretary of State in 2008, and the Core Strategy 2011 which covers the period between 2011 and 2026. Some of the saved policies were superseded with the adoption of the Core Strategy in 2011 (see below). Relevant saved policies are:
x Policy RLP 2, which states that outside the Town Development Boundaries and Village Envelopes, countryside policies will apply. The Site is outside the boundary shown on the Proposals Map, and therefore in the countryside by this definition.
x Policy RLP 69 Sustainable Drainage states that sustainable drainage methods including grass swales, detention/ retention ponds and porous paving surfaces will be required by the Council in developments.
x Policy RLP 79 formerly covered Special Landscape Areas, but was superseded in 2011 by Core Strategy Policy CS8 (see below).
x Policy RLP 80 Landscape Features and Habitats states that new development will be required to assess its impact on existing wildlife and habitats, avoiding detriment to, and providing mitigation for any impacts on distinctive landscape features and habitats including the trees, hedges, woodlands, grasslands, ponds and rivers in the area.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 8 The policy goes on to require the creation and management of appropriate new habitats, and in the case of both existing and new features additional landscaping in the form of native tree species and other flora may be required.
x Policy RLP 81 Trees, Grasslands and Hedgerows requires landowners to retain, maintain and compensate for the loss of any protected plant species by planting locally occurring native trees, woodlands, grasslands and hedgerows, where appropriate.
x Policy RLP 90 Layout and Design of Development seeks a high standard of layout and design, including landscape areas. The policy amongst other things requires designs to recognise and reflect local distinctiveness and sensitively conserve local features of architectural, historic and landscape importance, to be in harmony with the character and appearance of the surrounding area, taking account of the form, scale and impact on the skyline of the design, and to promote and enhance local biodiversity in landscape design.
x Policy RLP 138 Provision of Open Space in New Housing Developments requires new residential development to make provision for open space according to the need of the development it is serving, and where space is not sufficient, commuted sums from the developer will be required to cover off-site open space facilities.
Braintree District Core Strategy 2.9 The Core Strategy was adopted in 2011, and contains the following relevant policies:
x Policy CS 5 The Countryside states that any new development outside town development boundaries, village envelopes and industrial development limits will be strictly controlled to countryside uses in order to protect and enhance landscape character, biodiversity, geodiversity and the amenity of the countryside.
x Policy CS 8 Natural Environment and Biodiversity requires all development proposals to ensure the protection and enhancement of the natural environment, habitats, biodiversity and geo-diversity of the district and to take account of the impacts of climate change. The policy goes on to state that among other things, development will be required to enhance the distinctive landscape character of the area, by taking into account its character and sensitivity to change, guided by the Landscape Character Assessment. In addition, the natural environment of the district, including nationally
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 9 and locally designated sites will be protected from adverse effects. Furthermore, a variety of measures which will restore and enhance the natural environment will be encouraged, including among others: o The creation of new green infrastructure and networks within development sites, and between urban areas and the countryside. o Creation and enhancement of wildlife corridors for biodiversity enhancement. o Designation and protection of local nature reserves and local wildlife sites. o Wildlife enhancements to be promoted by development to contribute to habitat and species restoration targets.
x Policy CS 9 Built and Historic Environment seeks the highest possible standards of design and layout in all new development, and the protection and enhancement of the historic environment. The policy goes on to state that among others, development should respect and respond to the local context where it affects the setting of historic buildings and in areas of the highest landscape sensitivity.
x Policy CS 10 Provision for Open Space, Sport and Recreation requires the provision of high quality, accessible green space, including allotments and natural green space, and goes on to set out the amount of green space required per thousand people.
Consultation Draft Local Plan 2.10 The Council’s June 2017 Publication Local Plan consultation document includes the following relevant draft policies:
x Strategic Policy SP 6 Place Shaping Principles requires new developments to meet the highest standards of urban and architectural design and reflect a series of principles which include responding positively to local character and context, protecting assets of historical or natural value, creating well-connected places, enhancing the public realm to create a sense of place and providing an integrated network of multi-functional public open space and green and blue infrastructure.
x Policy LPP 1 Development Boundaries states that development outside the boundaries will be strictly controlled in order to protect the intrinsic character and beauty of the countryside.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 10 x Policy LPP 50 Built and Historic Environment aims to secure the highest possible standards of design and layout for new developments, including respecting and responding to local context.
x Policy LPP 53 Provision for Open Space, Sport and Recreation sets out to protect existing facilities from the effects of development.
x Policy LPP 55 Layout and Design of Development sets out a number of criteria to be met for new developments, including reflecting local distinctiveness and being in harmony with the character and appearance of the surrounding area, buildings to be of the highest architectural quality, protection of residential amenity, a high standard of public realm provision, landscape proposals using native plant species to enhance local biodiversity, lighting proposals which avoid glare and light spill, provision for long term maintenance of public areas, good connections to walking and cycling networks, open spaces and facilities, and provision of private outdoor amenity space in accordance with the Essex Design Guide.
x Policy LPP 67 Natural Environment and Green Infrastructure states that development proposals must protect, and where possible enhance, the natural environment of the District, and contribute towards the delivery of new Green Infrastructure.
x Policy LPP 69 Tree Protection states that trees which make a significant positive contribution to the character and appearance of their surroundings will be retained, and that development should follow the guidance set out in BS5837: 2012.
x Policy LPP 70 Protection, Enhancement, Management and Monitoring of Biodiversity states that development proposals must protect and enhance biodiversity.
x Policy LPP 71 Landscape Character and Features states that development must be suitable for the local context, taking into account landscape character and the hierarchy of designations set out in the NPPF Paragraph 113. Proposals for new development must be informed by and be sympathetic to landscape character as set out in the District Landscape Character Assessment, and applications must include an assessment of their impact on the landscape and should not be detrimental to landscape features such as trees, woodland and hedges.
x Policy LPP 72 Green Buffers states that development will be restricted in the areas shown on the Proposals Map as Green Buffers, but that
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 11 where it is necessary it should have regard to local landscape character and be of a design, density and layout which minimises coalescence between built up areas and preserves the setting of those areas. The policy also states that an assessment of the local landscape and physical separation between settlements will be required. The Proposals Map for the Publication Draft Local Plan shows the southern part of the site (the southern edge of the large arable field and the two small paddocks to the north of Church Street) and also the small woodland block to its south east as being part of a Green Buffer which also extends to the south of Church Street across the hockey pitches.
x Policy LPP 80 Sustainable Urban Drainage Systems requires all new developments of more than 10 dwellings to incorporate a SuDS drainage scheme appropriate to the nature of the site.
Braintree Settlement Fringes Capacity Assessment 2.11 As part of the evidence base for the emerging District Plan, BDC produced the Braintree District Settlement Fringes: Evaluation of Landscape Analysis Study of Braintree and Environs in 2015. This document updated and expanded on a previous 2007 study, with the aim of analysing the capacity of the landscape around the main settlements within the District to accommodate new development. This assessment shows the main part of the Site as being within Landscape Setting Area B13, but excludes the two small southern paddocks within the Site, showing these as within the urban area, and not covered by the assessment.
2.12 The capacity of area B13 is assessed in the study as low, but it should be noted in this context that B13 is a large area, extending away from the edge of settlement into open countryside for over 1km, and it would seem reasonable to assume that, within that large area, capacity will vary and will tend to be greater for the parts of it closer to the urban edge.
2.13 The study then goes on to look at capacity in more detail by breaking down the large Landscape Setting Areas into smaller Parcels. In this way area B13 is divided into 5 smaller parcels, with the main part of the Site within the south eastern part of Parcel 13b. This Parcel is shown as having a low to medium capacity to accept development, and the following points should be noted in this context:
x Parcel 13b still covers a large area - it includes the main part of the Site but also an area to the north west extending as far as Fennes Road, around 800m from the western Site boundary - as noted
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 12 above, it is reasonable to assume that the capacity of the Site itself (which is contained by existing houses on Church Street to the south, existing houses and woodland to the east and tall trees to the north west) would be higher than that of the overall Parcel.
x Parcels 13c and 13a, to the south west and north east of the Site respectively, both run along the existing edge of settlement and are shown as having medium capacity to accept development - this supports the view that the Site itself (which also adjoins the edge of the settlement), if assessed separately, would be of medium capacity.
x One of the allocated Strategic Growth Locations (BOCN 132, between the A131 and Broad Road to the south of the Site) is also shown as of mostly low to medium capacity in landscape terms.
x The study notes in section 4.81 that Parcels 13b, 13d and 13e are located on south facing slopes to the north of Bocking Churchstreet and that their capacity is reduced by the degree of visibility that this imparts and also by their lack of connection to existing settlements and the intervening valley and watercourse. Those three factors do not apply to the Site, which is on (for its main part) the opposite, north west facing slope, adjoins the existing settlement and is on the other side of the watercourse - again, this implies that the capacity of the Site is not reduced by those factors and is therefore higher than that for the Parcel as a whole.
2.14 In the context of the draft designation of the southern part of the Site as a Green Buffer, it is worthy of note that this study (in section 4.77) notes that Parcels 14a is ‘significant in maintaining separation between Bocking Churchstreet and High Garrett’, and that Parcel 12a ‘separates development along High Garrett from the development extending north from Braintree on Broad Street’, but does not make any reference to the role of Parcel 13b (which includes the Site) in the separation of settlements.
Essex Design Guide 2005 2.15 The Essex Design Guide 2005 sets out key principles and standards to guide new development and to encourage it to respect and complement the character of traditional Essex towns and villages. The guide discusses the use of landscape to achieve this in relation to the principles of spatial organisation and goes on to give more detailed guidance on landscape structure and biodiversity. It states that all
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 13 larger developments should be designed around a landscape structure, and that the starting point for that should be existing landscape features, the site’s form, ecology and natural habitats. Where damage to any of these features is unavoidable, proposals should be put in place for mitigation and/ or compensation for their loss. In addition, the guide states that the landscape structure should encompass public open space, provide a visual contrast to the built environment, and provide a legible network which incorporates existing trees and hedgerows where appropriate. The guide requires a network of wildlife corridors linking the landscape structure, including existing or newly created habitats, with the wider countryside.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 14 3.0 SITE CONTEXT
Site Context
3.1 The Site lies to the north of Church Street and the west of the A131 High Garret. The northern Site boundary is open, with rolling arable fields beyond it, and to the east of the Site is existing housing in Grove Field, with the A131 High Garrett beyond. To the south of the Site is Church Street, with the extensive sports pitches (including one artificial and floodlit pitch) of Braintree Hockey Club on the far side of the road, and to the south east are existing houses along Church Street, Hadley Close and Ashpole Road. To the north west of the Site is a tall hedgerow with some mature trees along the line of a small watercourse, with rising arable fields beyond that.
3.2 The northern, main part of the Site comprises one large, roughly rectangular arable field, with three smaller enclosed paddocks used for horse grazing to its south and south west. The two southern paddocks are gently sloping, but the remainder of the Site has a pronounced slope downwards to the north west, towards the watercourse, with the slope steeper towards the north west. There is a tall hedgerow within the Site, dividing the arable field from the paddocks, and a small area of woodland just to the east of the Site at the eastern end of this hedge, which also partly separates the main part of the Site from the south eastern paddock.
3.3 Further afield around the Site are rolling agricultural land to the north and west (with two fishing lakes on high ground around 500m to the north west), development along the A131 at High Garrett to the east, development extending along Broad Road beyond the hockey pitches to the south, and Bocking Churchstreet extending along Church Street to the south west
3.4 The Site location and its immediate context are illustrated on the Location Plan and Aerial Photograph in Appendices A and B, and on the photographs contained within Appendix C.
National Landscape Character
3.5 Natural England has produced profiles for England’s National Character Areas (‘NCAs’), which divide England into 159 distinct natural areas, defined by a unique combination of landscape, biodiversity, geodiversity and cultural and economic activity. The Site is located in the south eastern part of NCA 86, the ‘South Suffolk and North Essex Clayland’.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 15 3.6 The South Suffolk and North Essex Clayland NCA is described as an undulating, chalky boulder clay plateau, dissected by numerous small scale river valleys, which gives a topography of gentle slopes in the lower, wider valleys and steeper slopes in the narrower, upper parts.
3.7 Other key characteristics noted in the description of the NCA include:
x Vegetation within the NCA is influenced by the calcareous character of the soils.
x Lowland wood pasture and ancient woodlands support a range of animal and bird life, and a rich diversity of flowering plants.
x Large, often ancient hedgerows link woods and copses, forming wooded skylines.
x Agriculture, predominantly arable is a high percentage of the land area, contained within a wooded framework, with some pasture on the valley floors. Field patterns are irregular, with much ancient countryside surviving.
x There is a dispersed settlement pattern of scattered farmsteads, parishes and small settlements, isolated hamlets and numerous well- preserved medieval towns and large villages. Larger 20th century development has taken place to the south and east around Chelmsford, Ipswich and the new towns of Harlow and Stevenage.
x A strong network of public rights of way provides access to the area’s archetypal lowland English countryside.
District Landscape Character
3.8 BDC have published (together with other authorities) the ‘Braintree, Brentwood, Chelmsford, Maldon and Uttlesford Landscape Character Assessments’ (2006). This assessment shows the Site as being within the Wooded Farmland landscape character type, and on the south western edge of the ‘High Garrett/ Markshall Wooded Farmland’ landscape character area, and a further character area, the ‘Pant River Valley’, is immediately to the north west of the site, with the watercourse forming the boundary.
3.9 The overall character of the High Garrett/ Markshall Wooded Farmland’ landscape character area is described as follows:
‘High Garrett/Markshall Wooded Farmland is a gentle and well wooded landscape between the valleys of the River Colne and River Blackwater, north
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 16 of Braintree. Medium to large arable and pastoral fields are set within a mostly strong structure of woodland blocks and low well-trimmed hedgerows, with frequent hedgerow trees giving in places a strong sense of enclosure. However, occasional open views across farmland are possible where hedgerows and woodland permit. The settlement pattern is particularly characterised by scattered farmstead and large Halls with their associated estates. Variety and interest is provided by the presence of a number of cottages with flint clad walls and large red brick halls such as Highbarn Hall and Markshall. In the east of the area the land use becomes more varied with a private airstrip, golf course, large industrial estate and arboretum. Away from the edge of Braintree there is an overall sense of tranquillity throughout the wooded farmland, with an intricate network of quiet, rural lanes and public rights of way winding through the landscape.’
3.10 Under the heading of ‘Sensitivities to Change’ the assessment notes:
‘Sensitive key characteristics and landscape elements within this character area include the strong structure of woodland blocks and low, well-trimmed hedgerows, which are sensitive to changes in land management. The overall sense of tranquillity within the character area is also sensitive to change and potential new development, or increases in traffic flow associated with such development. Open views to wooded horizons (where gained) are sensitive to potential new development, which may interrupt or block such views. There is a strong sense of historic integrity, resulting from a series of large landscaped parks (including Marks Hall Park, with possible medieval origins), a belt of ancient woodlands (including Markshall Woods, Gosfield Wood and Parkhall Wood) situated along the top of the ridge and patches of enclosed meadow within the valley floors. There are also several important wildlife habitats within the area (including 22 sites of importance for nature conservation, comprising ancient woodland, unimproved grassland, species rich hedgerows and wetland habitats) which are sensitive to changes in land management. Overall, this character area has relatively high sensitivity to change.’
3.11 This character area is noted as having relatively high sensitivity to change, and the proposed landscape strategy objectives are to conserve positive features and enhance the integrity of the landscape, reinforcing its character by the introduction of new and/ or enhanced elements. However, this is an extensive character area, and mostly well away from settlements of any size, so the parts of it closer to existing settlements are in general likely to be of lower sensitivity.
3.12 The Pant River Valley landscape character area extends away to the north west of the Site, and is described as a tranquil, shallow valley, with a relatively high sensitivity to change.
3.13 Perhaps because the Braintree, Brentwood, Chelmsford, Maldon and Uttlesford Landscape Character Assessment is shared between 5 Districts, the character assessment is not particularly detailed, and the description of the landscape within it is somewhat general. It is therefore
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 17 useful to consider the character of the area within and around the Site itself. The three smaller paddocks in the southern part of the Site have an enclosed, edge of settlement character with few longer range views from or to them. The large field which makes up the northern part of the Site has a larger scale, more expansive character, though the flatter, eastern part of the field adjoins the rear gardens of houses along Grove Field. There is a greater degree of intervisibility with the countryside to the north and west from this part of the Site, and it therefore reflects the District landscape character assessment to a greater degree.
Statutory and Non-Statutory Landscape Designations
3.14 The Multi Agency Geographic Information for the Countryside (‘MAGIC’) Map and the Local Plan Proposals Map indicate that the Site is not covered by any statutory or local designations for landscape character or quality (see the MAGIC Map extract in in Appendix D), and there are no such designations affecting the landscape around the Site. The area around the Site was formerly designated as part of a Special Landscape Area in the Local Plan, but that designation was superseded by the Core Strategy, which now relies on landscape character rather than local landscape designations.
Conservation Areas, Scheduled Monuments and Listed Buildings
3.15 There are no Conservation Areas immediately adjoining the Site (see the Heritage Plan in Appendix D), and the nearest part of the Bocking Conservation Area is around 500m to the south west. The Grade 1 Listed Building and Scheduled Monument of Bocking Windmill is slightly closer to the Site and the top of the mill can be seen from the north eastern part of the Site, above the roofs of intervening houses along Church Street.
3.16 The closest Listed Building to the Site is Harriet’s Farmhouse, a Grade II Listed 19th century Tudor style farmhouse set back on the north side of Church street, and well separated from the Site by intervening houses and gardens of other properties, as well as the Site boundary hedge.
Public Rights of Way
3.17 There are no Public Rights of Way through the Site, but there is a public footpath along the north side of the watercourse along the north western Site boundary, on the far side of the trees which line the stream. This route runs from a further footpath which runs to the north from Church Street towards the fishing lakes, and runs past the Site before turning to run to the north and link with another footpath running to the east to High Garrett, from the north side of the fishing lakes.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 18 Tree Preservation Orders
3.18 BDC have advised that there are some Tree Preservation Orders (TPOs) on individual trees adjacent to (but not directly adjoining) the Site, and also an area TPO on the small woodland block which lies immediately to the south east of the Site. This woodland block is bordered by the south eastern corner of the large field within the Site, the north eastern corner of the western of the two paddocks alongside Church Street within the Site, and the northern side of the eastern paddock.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 19 4.0 SITE DESCRIPTION AND VISIBILITY
Site Description
4.1 The Site comprises four fields, with a large, roughly rectangular arable field to the north and three smaller paddocks to the south west and south, with those to the south alongside Church Street.
4.2 The boundaries of the larger, northern field within the Site are as follow:
x The northern boundary runs along an agricultural access track, and is otherwise unmarked on the ground (see Photograph 15).
x The eastern boundary runs along the rear garden boundaries of houses in Grove Field, and the individual garden boundaries vary, with some comprising open fencing only, others being low trimmed hedges and some comprising taller hedges with trees behind them (see Photographs 1, 16 and 17).
x The southern boundary comprises (from east to west) the north western side of the small block of woodland which is protected by an area TPO and consists mainly of ash and oak trees, with field maple and hawthorn beneath (see Photograph 1), a broad line of ash and oak trees within the Site which forms the boundary with the western of the two paddocks alongside Church Street (see Photographs 8 and 11), and a tall hedge up to 6m in height including field maple, hawthorn and blackthorn, which forms the boundary to the south western paddock within the Site (see Photographs 4 and 7). That hedge returns to run to the south west in the western corner of the Site, along the south side of a narrow, western extension to the large field - this area is not actively farmed at the moment, and has a cover of rough grass (see Photographs 6 and 21). The short length of hedge along the south side of this area contains a number of mature oak trees.
x The north western boundary runs along the small watercourse at the foot of the local valley, and is marked by a line of tall trees including alder, lime, oak and field maple, with some willows and hawthorn (see Photographs 2 to 4, 22 and 24). Towards the northern end of this boundary there is a small pond surrounded by tall willows which extends out into the lower part of the field from the watercourse (see Photographs 5 and 14).
4.3 The boundaries of the south western paddock within the Site are described below:
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 20 x The north western and north eastern boundaries adjoin the larger field within the Site and have been described above.
x The southern boundary is open where it adjoins the western of the two paddocks alongside Church Street, and runs along the rear boundaries of the long gardens of houses on the north side of Church Street further to the west - these are tall and dense hedges (see Photograph 20).
x The south western boundary runs along rear garden boundaries of houses in Ashpole Road and Hadley Close - here there is a generally tall mixed native species hedge with some mature oak trees in its central and northern part (see Photograph 20).
4.4 Taking the two southern paddocks alongside Church Street together, the boundaries are as follow:
x The northern boundary for the western paddock adjoins the large field within the Site, and has been described above (see Photograph 11). The northern boundary of the eastern paddock runs along the south side of the small woodland block described above, and towards the eastern end of this boundary there are some tall Lombardy poplar trees within the wood (see Photograph 13).
x The eastern boundary runs alongside High Garrett, and is marked by a mixed thorn hedge around 3m in height, with a field gate at its northern end (see Photographs 12 and 18).
x The southern boundary to both paddocks runs along the north side of Church Street, and is marked by a tall hawthorn hedge with some hazel, up to 7m in height and with some taller ash trees(see Photographs 9 and 19), especially towards its western end, and a lower part at its eastern end at the corner with High Garrett. There is a field gate into each paddock from Church Street.
x The western boundary runs alongside the garden of the adjoining property (‘Conifers’), and comprises a tall conifer hedge, increasing in height to the north, and with a narrow gap adjacent to the gable end of the house.
x Between the two paddocks there is a tall, dense hawthorn hedge around 6m in height, with some taller ash trees (see Photograph 10).
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 21 Topography
4.5 The southern two paddocks within the Site are broadly flat, with a slight fall from east to west. Levels in the south eastern corner are around 74m above Ordnance Datum (AOD, or mean sea level), falling to just below 70m AOD on the west side of the western paddock. Levels within the remainder of the Site are more varied, with a pronounced slope down to the north west from the eastern side of the main field within the Site, and a similar slope along the south western paddock. The eastern part of the large arable field within the Site is relatively flat, with a gentle slope only down to the north west from levels of around 72m AOD on the boundary. The western part of the field then slopes more steeply, down to levels of just over 55m AOD along the watercourse which flows to the south west along the Site boundary.
4.6 Around the Site levels rise to the north west on the far side of the shallow local valley, and also to the north towards the head of the valley where levels reach 80m AOD and above at Gosfield Wood and Mill Hill, around 1.3km to the north. The land to the east and south of the Site is broadly flat, before falling into a tributary valley (to the east) and the main valley of the River Blackwater, around 2km away. The local valley to the north west of the Site continues to the west, curving around the northern edge of Bocking Churchstreet to the confluence of the minor watercourse with the River Pant just to the west of Bocking Church.
Visibility
4.7 An assessment of the visibility of the Site as it presently stands has been carried out, and a series of photographs were taken from within the Site, and from rights of way and public highways around it. The viewpoints are illustrated on the Aerial Photograph contained in Appendix B and the Visual Envelope drawing in Appendix E, and on the photographs in Appendix C.
4.8 From this assessment, it is apparent that views of the Site from the west, south and east are limited, due to the screening effects of the nearby residential properties (though there are views from some of those properties) and vegetation around the Site, but that there are wider views (though relatively few visual receptors) from the landscape to the north.
4.9 While there are views from nearby properties, the properties themselves act to screen any more distant views, meaning that there are no significant views of the Site from any further to the south or east than the
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 22 houses alongside Church Street and High Garrett, and from field gates and gaps in the hedges alongside those roads.
4.10 The main views of the Site are described in the tables contained in Appendix F and are also summarised below.
Short Distance Views
4.11 There are some clear short distance views of the Site, as follow:
x There are no short distance views from areas with public access to the north of the Site.
x From the east there are short distance views from the gardens and rear elevations of houses along Grove Field, and the openness and nature of these views varies with the degree of screening vegetation within the gardens (see Photographs 1, 16, 17 and 30). There are also some views from High Garrett into the eastern of the two small paddocks in the southern part of the Site from a field gate (in the north eastern corner, see Photographs 12 and 18) and through a gap in the boundary hedge (at the south western corner, see Photograph 13), and also from the houses along its eastern side.
x From the south there are some limited short range views into the two southern paddocks from field gates on Church Street and also some limited and filtered views over the boundary hedge to the paddock in the south western part of the Site from the rear elevations of houses along Church Street and (to a lesser extent) on Ashpole Road and Hadley Close (see Photographs 10, 11 and 20).
x From the west there are some filtered short range views to the Site from the public footpath, as it runs alongside the watercourse. These views are through the trees which line the watercourse, and are generally screened in the summer (though there is a gap in the vegetation towards the south west), but would be less well screened in the winter (see Photographs 22 to 24).
Medium to Long Distance Views
4.12 For the reasons set out above, there are no significant longer distance views to the Site from the south or east, but there are some views from the higher ground to the north and west, with views becoming more open (though also more distant) as the land rises.
4.13 There are some partial views from the public footpath which runs northwards towards the fishing lake, to the west of the Site - in these views
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 23 the higher parts of the main field within the Site can be seen above the boundary trees, but the other three fields within the Site are largely hidden (see Photographs 32 to 35). There are no significant views from any further to the north west, as the land falls away slightly beyond the fishing lakes and the landscape is quite dense, with a number of hedgerow trees and small woodland blocks (see Photograph 36).
4.14 There are also some views from public footpaths to the north of the Site, both leading to the east from the fishing lakes (see Photographs 26 and 37) and also further away (at a distance of around 1km) from the footpath which leads to the north west from the north end of High Garrett (see Photographs 27 to 39). From within the higher parts of the main field within the Site it is also possible to see some more distant areas of rising ground around Gosfield Wood and Mill Hill, though there are few areas with public access in that direction, and the areas concerned are around 1.4km from the Site (see Photograph 3).
Landscape Quality, Value and Sensitivity
4.15 Using the definitions set out in Appendix I, the Site has been assessed as of overall medium landscape quality. This is because the Site forms part of a generally attractive, rolling landscape, but is affected by the existing edge of settlement to the south and east, especially the enclosed paddocks in the southern part of the Site, which are of slightly lower quality.
4.16 As noted in Appendix H, the concept of landscape value is also important, and is included in assessments in order to avoid consideration only of how scenically attractive an area may be, and thus to avoid undervaluing areas of strong character but little scenic beauty. Factors such as cultural association, recreational use and intangible qualities such as wildness are important in terms of determining landscape value, but have limited applicability to the Site (there are no rights of way within the Site, and the closest footpath runs on the far side of a tree lined watercourse), and the Site is separated from the heritage assets to the south west by intervening built development, so in this case the landscape value of the Site has been judged to be medium, in line with its quality.
4.17 Landscape sensitivity is judged according to the type of development proposed. The sensitivity of the Site and immediate surrounds to the proposed development would be limited by the nature and scale of the development (residential development is not atypical or discordant in an edge of settlement context, and the new dwellings would represent an incremental change, rather than a totally new or discordant element), the lack of any medium or longer distance views from the south and east, and the fact that there is already existing development
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 24 around the Site to the south and east. The Site itself contains no valuable landscape features within it, other than the field boundary hedges and trees, which would be retained save for the creation of some gaps for access (see Section 5 below). The Site and immediate surrounds have therefore been assessed as having medium sensitivity to development of the type proposed, with the more enclosed paddocks in the southern part of the Site being of low to medium sensitivity.
4.18 This assessment is broadly in line with that made in the Braintree Settlement Fringes Capacity Assessment, which was that the wider Parcel 13b which includes the Site is of low to medium capacity (capacity is the inverse of sensitivity, so that low to medium capacity equates to medium to high sensitivity), but for the reasons set out above it seems reasonable to assume that the sensitivity of those parts of Parcel 13b alongside the edge of settlement will be of lower sensitivity (and higher capacity) than those less well related to it and further out into open countryside. It is also relevant to note that the capacity assessment did not consider the two enclosed paddocks in the southern part of the Site, and showed them as being within the (unassessed) urban area.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 25 5.0 SUITABILITY OF THE SITE TO ACCOMMODATE DEVELOPMENT
The Proposed Development
5.1 There are at this stage no detailed proposals for development of the Site, but the recommendations for the form and layout of the development shown on the Constraints and Opportunities Plan (see Appendix G) and also those set out in the Development Framework Plan have been taken as the basis for the development to be assessed.
5.2 The main features shown on these plans are as follow:
x The Site area is 15.79ha, of which 7.54ha would be developed for housing.
x The existing vegetation around and within the Site would in general be retained and augmented by significant areas of new structural planting. The only visually significant vegetation which would need to be removed would be short sections of the existing hedge or tree lines on the southern boundary with Church Street (to provide the Site access) and at two points along the southern side of the main northern field to provide access within the Site.
x There would be no effects on the trees or woodland around the Site which are covered by TPOs - the woodland borders the Site, but a detailed tree survey would be carried out to identify the Root Protection Areas (RPAs) of the trees within the woodland, and the detailed development proposals would then respect those RPAs to avoid any harm to the woodland.
x There would be additional pedestrian and cycle access points from High Garrett (through the new community orchard/ open space) and to connect with the existing footpath to the north west.
x There would be additional buffer planting around much of the Site perimeter, in particular along the presently open northern boundary and along the eastern boundary of the main field, as a buffer to existing properties in Grove Field. The lower areas of the Site, in the western parts of the main field and the south western paddock, would not be developed and would be laid out as a new, natural open space, with play areas, extensive planting to help enclose the new development in views from the north and west, SuDS features to provide for Site drainage, and informal walking routes along the watercourse within the Site and connecting to the existing footpath.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 26 x The paddock in the south eastern part of the Site would be laid out as a new community orchard and public open space, with planting of fruit trees, pedestrian and cycle access and informal seating.
5.3 These general measures would be reinforced as the design progresses by extensive and detailed planting proposals, for the areas of structure planting noted above and also in the form of tree planting along the new Site roads, planting around the proposed areas of open space, and amenity planting closer to the new dwellings.
Landscape Features
5.4 The only significant or valuable existing landscape features within the Site are the hedgerows and lines of trees between the four fields which make up the Site area. As noted above, the only existing features which would be affected by the development are a short section of the roadside hedge along Church Street, and similarly short sections of the line of trees to the north of the western paddock alongside Church Street and the hedgerow along the northern side of the south western paddock. The remainder of those boundaries, and all other trees and hedges around the Site would be retained and protected as part of the proposed development.
Public Rights of Way
5.5 No Public Rights of Way would be directly affected by the proposals, but there would be some benefits in terms of local accessibility by the provision of connections to the footpath to the north, providing links through the Site to Church Street and High Garrett.
Visibility of the Proposed Development
5.6 The visibility of the Site in its current state has been described in Section 4 above. The addition of new houses to the Site would add some new and taller elements, but would not significantly alter the extent of the area from which the Site can be seen, as the main screening features around the Site are the existing houses to the south and east, which are of an equivalent height to the proposed dwellings, and the trees and woodland to the west and south east, which are significantly higher (though the trees to the west are at a lower level than the parts of the Site to be developed).
5.7 In order to assist with consideration of visibility of the proposed development, a computer derived Zone of Theoretical Visibility (ZTV) drawing has been produced (see Appendix F -there are two drawings here, the first showing predicted visibility of the site in its current form, and the second showing predicted visibility of the proposed development
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 27 on the Site). This method can be used as a filter to eliminate areas with no views to a proposed development as a result of intervening higher ground or woodland, but tends to exaggerate visibility, as the model only includes blocks of woodland (with an assumed height of 12m) shown on the Ordnance Survey base mapping. In practice the woodlands are taller than 12m, and in addition the many hedgerows and hedgerow trees in the generally dense landscape to the north and west of the Site combine to form an effective screen in more distant views (see Photographs 2 to 4). The maximum theoretical visibility shown by the ZTV programme has therefore been checked and tested by on site observation, and the visual envelope shown in Appendix E is considered to be a more accurate (though of necessity still estimated) indication of the areas which would have views of the new dwellings.
5.8 The key views and the visual effects of development at the Site are summarised in the tables in Appendix H, and are briefly discussed below.
Landscape and Visual Effects
5.9 The magnitude of change to the local landscape brought about by the proposed development would be medium for the main, northern part of the Site - while the Site itself would obviously undergo a significant change (from arable or grazed fields to new housing), the overall development would have a limited impact on the countryside around it, with the main views being from some distance away to the north and west, and in views where existing houses on high ground along Grove Field are already visible. There would be some filtered short distance views into the Site from the public footpath on the far side of the tree lined watercourse, but the western part of the Site would be laid out as an extensive open space, with no new building. There would also be some short distance views from High Garrett and Church Street, particularly at the point of the proposed access, but there is already extensive residential development along those roads, and the addition of some new houses (mostly behind the retained hedgerows) would not constitute a significant change or appear discordant. No significant landscape features would be lost, and the new development would be enclosed by existing roads and development to the south and east, and existing trees to the west. Change for the enclosed paddocks in the southern part of the Site would be at a lower level, and would be low to medium.
Landscape Effects
5.10 The effects of the proposed development on local landscape character would therefore be no more than slight to moderate adverse in overall terms, with effects being slightly lower for the three enclosed paddocks in the southern part of the Site (and lowest for the south eastern
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 28 paddock, which would not be developed), and slightly higher for the larger more open field to the north. There would be some adverse effects in terms of the loss of presently open land, and the extension of built development out to the north west from the urban edge along Grove Field, but the development would be confined to an area running along the existing urban edge, from Ashpole Road to the south west (where the proposed development would not extend as far to the north west as do the existing houses) to Grove Field in the north east (where the new development would extend no further to the north). The new development would be visible from the wider landscape to the north and west, but in such views would replace existing views of the houses in Grove Field (see Photograph 33), though the new development would extend further down the slope to the north west. The proposals would not lead to an extension of the settlement edge into the wider, more open countryside to the north west of the tree line along the watercourse, the development would be generally well screened in views from the south and east, and (where visible) the new houses would not appear intrusive or discordant.
5.11 The above effects are those which would be experienced in the winter of the first year after completion of the development, and would be at a lower level in the summer, and would be expected to gradually reduce over time as the proposed planting begins to mature, and as the new development becomes integrated more fully with the surrounding area.
Visual Effects
5.12 The visual effects of the proposed development on public views would be as summarised below:
x From the north there would be some clear but distant views of the new houses in the higher, eastern part of the main field within the Site from short sections of the public footpaths which run across the partly wooded landscape. There would be a low magnitude of change to the view for medium sensitivity receptors, and visual effects would be slight adverse, arising from the increased presence of residential areas within the view.
x From the east there would be some limited and filtered views (mainly in the winter) of the new houses in the central paddock alongside Church Street for people passing along High Garrett, above the boundary hedgerow and beyond the proposed community orchard, and effects would be insignificant to slight adverse for users of this road.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 29 x From the south there would be similar views of the new houses above the boundary hedgerow for users of Church Street, and also more open views at the point of the proposed Site access. Effects here would therefore be slightly greater, and would be slight to moderate adverse.
x From the west there would be some filtered short distance views into the Site from the public footpath on the far side of the tree lined watercourse, but the western part of the Site would be laid out as an extensive open space, with no new building, and the change in these views (for receptors of high sensitivity) would be no more than negligible. Visual effects for users of this route would therefore be slight adverse. There would also be some partial views from sections of the footpath which leads to the north, towards the fishing lakes, though the Site is generally well screened in these views by intervening vegetation. There would be up to slight adverse effects, for people walking to the south on some sections of this route.
5.13 In addition to the above, there would also be some effects on private views from adjoining residential properties:
x From the east there would be some views of the new houses in the eastern part of the Site from the rear of the existing houses in Grove Field. The proposals include a landscape buffer along this side of the Site, which would help to screen and soften views of the new dwellings. These are high sensitivity receptors, and there would be moderate to substantial visual effects. There would also be some very limited views of the upper parts of the new houses in the western of the two paddocks to the north of Church Street, from houses on the far side of High Garrett, across this busy road, above the boundary hedge and also over the new community orchard/ open space. Effects for these properties would be insignificant.
x From the south there would be more limited views of the roofs of the new dwellings in the south western part of the Site from existing properties along Church Street and (to a lesser extent) Ashpole Road and Hadley Close. These properties have partial views mainly from upper floor windows, and are therefore of medium sensitivity, and would experience varying degrees of change depending on the openness of their views. Visual effects would vary from slight to slight to moderate adverse.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 30 Compliance with Planning Policy
5.14 The assessment set out above has found that the proposed development could be accommodated on the Site with initially slight to moderate adverse effects on the character of the local landscape, and some degree of adverse landscape effects is a largely inevitable consequence of the development of any greenfield site. Most of the national and local planning policies summarised in Section 2 seek to prevent harm to the landscape, and there would therefore be some low level harm, declining over time, in respect of those general policies.
5.15 There would be an in-principle conflict with the 2005 Local Plan Policy RLP 2, as the Site is in the countryside, but other Local Plan policies relating to protection of existing vegetation, sustainable drainage and design would be complied with.
5.16 Similarly, there would be an in-principle conflict with the 2011Core Strategy Policy CS 5, as the Site is in the countryside, but other Core Strategy policies would in general be complied with.
5.17 The emerging Local Plan is still at the draft stage, but the aspirational draft policies in terms of design, place shaping, open space provision and protection of landscape features would all be complied with. There would, however, be some conflict with draft Policy LPP 1, as the Site is outside the defined development boundaries, and also with draft Policy LPP 72, as part of the Site is identified as a Green Buffer, though that policy does permit some development in Green Buffers where necessary and if it minimises coalescence and preserves the setting of settlements. In the context of this draft policy it should be noted that the current development proposals avoid built development in the paddock in the south eastern part of the Site (which would be laid out as a community orchard/ open space), and would therefore help to minimise potential coalescence between the existing built-up areas to the west and east at this point. It should also be noted that the block of woodland and line of trees to the north of the two paddocks within the Site along Church Street would also provide some separation between the new development and houses in High Garrett to the north, and that the Braintree Settlement Fringes Capacity Assessment did not make any reference to the role of Parcel 13b (which includes the Site) in the separation of settlements.
Suitability of the Site to Accommodate Development
5.18 There would be some generally low level harm in respect of general landscape protection policies, but that harm would be minimised by the proposed mitigation measures, and would decline over time. Such harm
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 31 is a largely inevitable consequence of the development of any greenfield site, and needs to be balanced against the provision of new housing.
5.19 The adverse visual effects which have been identified are limited in terms of their extent and are on balance no more than would be expected from development of any edge of settlement site, and result chiefly from the appearance of new houses in mainly private views from existing houses, from the roads around the Site, and from effects on more distant views from the north and west.
5.20 The Site is therefore suitable for development of the type proposed.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 32 6.0 CONCLUSIONS
6.1 This assessment has been undertaken in connection with the proposed development of a Site to the north of Church Street, Bocking, on the northern edge of Braintree, for up to 265 new dwellings. The assessment describes the existing landscape character and quality of the Site and the surrounding area, and also considers the suitability of the Site to accommodate the proposed development, and the potential landscape and visual effects which it is likely to have on the area around it.
6.2 The Site lies to the north of Church Street adjacent to the existing edge of the settlement, and is bounded to the south by Church Street and existing houses along it, to the north by open fields, to the west by a small tree-lined watercourse with open fields beyond it and also by houses along Ashpole Road and Hadley Close, and to the east by existing houses in Grove Field, a small block of woodland and the A131 High Garret. There are a number of hedgerows and mature trees along and within the Site boundaries.
6.3 The Site is currently in agricultural use, and comprises 4 fields used for arable, grazing and horse paddocks - the largest of these is a roughly rectangular field which makes up the northern, more open part of the Site, with three smaller, enclosed paddocks to its south west, south and south east. The south eastern part of the Site is relatively flat, but the north western part slopes down to a small watercourse which runs along the north western Site boundary.
6.4 The District level landscape character assessment notes that the High Garrett/ Markshall Wooded Farmland landscape character area which includes the Site has relatively high sensitivity to change, but this is an extensive character area, and mostly well away from settlements of any size, so the parts of it closer to existing settlements are in general likely to be of lower sensitivity.
6.5 The Braintree Settlement Fringes Capacity Assessment found that Parcel 13b, which includes the Site, had a low to medium capacity to accept development, but the assessment set out in this report is that the parts of that parcel closer to the existing edge of the settlement are likely to have a greater capacity.
6.6 This assessment has found the Site and immediately surrounding area to be of medium landscape quality and value, and medium (for the main, northern field) or low to medium (for the enclosed paddocks in the southern part of the Site) sensitivity to development of the type proposed. This is because valuable landscape features within the Site
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 33 would be retained, and the Site is well screened from most of the surrounding area and well related to the existing settlement to its south and east.
6.7 The Site carries no designations for landscape quality at national or local levels, and there are no Public Rights of Way across it, though a public footpath runs adjacent to the north western site boundary, on the far side of the tree lined watercourse.
6.8 Views of the Site are generally limited to short distance views from adjoining properties to the east, glimpse views from High Garrett and Church Street as they pass the southern part of the Site, and more limited and distant views from public footpaths to the north and west.
6.9 The proposed development is for up to 265 new dwellings, with access from Church Street to the south. The development would provide a landscaped buffer along the eastern side of the Site, alongside rear gardens of houses in Grove Field, and the lower, western parts of the Site would be laid out as a new, natural open space, with play areas, extensive planting to help enclose the new development in views from the north and west, SuDS features to provide for Site drainage, and informal walking routes along the watercourse within the Site and connecting to the existing footpath. The south eastern paddock within the site would not be developed, and would be laid out as a community orchard/ open space, helping to integrate the Site into its surroundings.
6.10 The existing vegetation around and within the Site would in general be retained and augmented by significant areas of new structural planting. The only visually significant vegetation which would need to be removed would be short sections of the existing hedge or tree lines on the southern boundary with Church Street (to provide the Site access) and at two points along the southern side of the main northern field to provide access within the Site. There would be no effects on the trees or woodland around the Site which are covered by TPOs.
6.11 This assessment has found that the effects of the proposed development on local landscape character would be slight to moderate adverse initially and in the winter, and would be at a lower level in the summer and would gradually decline over time. These effects are for the Site as a whole, and would be slightly lower for the three enclosed paddocks in the southern part of the Site, and slightly higher for the larger, more open field to the north. This is on the basis that, while the majority of the Site itself would obviously undergo a significant change (from fields to new housing), the overall development would have a limited impact on the countryside around it. The development would be confined to an area running along the existing urban edge, and would be visible from the wider landscape to the north and west, but in such views would replace
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 34 existing views of the houses in Grove Field. The proposals would not lead to an extension of the settlement edge into the wider, more open countryside to the north west of the tree line along the watercourse, the development would be generally well screened in views from the south and east, and (where visible) the new houses would not appear intrusive or discordant.
6.12 In terms of visual effects, this assessment has found that effects on public views would be no more than slight to moderate adverse, for some sections of the adjoining roads and also more distant views from Public Rights of Way.
6.13 Effects on private views from the adjoining houses to the east of the Site would be at a higher level, and would be up to moderate to substantial adverse - these properties would lose their presently open views, but views of the new houses would be screened and filtered over time by the proposed buffer planting.
6.14 There would be some low level harm in respect of general landscape protection policies, but that harm would be minimised by the proposed mitigation measures, and would decline over time. Such harm is a largely inevitable consequence of the development of any greenfield site, and needs to be balanced against the provision of new housing.
6.15 The limited adverse visual effects which have been identified are no more than would be expected from development of an edge of settlement site, and result chiefly from the appearance of new houses in mainly private views from existing houses, and from the roads around the Site.
6.16 The Site is therefore suitable for development of the type proposed.
Land north of Church Street, Bocking – Landscape and Visual Impact Assessment Page 35
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Appendix A
Site Location Plan
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Site Boundary
Dixies Barns, High Street, Project Church Street, Bocking Date April 2017 Drawing No. CSA/3321/101 Ashwell, Hertfordshire SG7 5NT Drawing Title Scale @ A4 t 01462 743647 Site Location Plan NTS Rev - e [email protected] w csaenvironmental.co.uk Client Gladman Developments Ltd Drawn CB Checked CA
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to fi gured dimensions only. This page has been intentionally left blank
Appendix B
Aerial Photograph and Photograph Viewpoints
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25 14 24 15
31 30
17
23
22 21 5
16 6 7 2 20
3 4 1 8
9
18
12
11
10
19 13
38
Site Boundary X Photo Locations
Dixies Barns, High Street, Project Church Street, Bocking Date June 2017 Drawing No. CSA/3321/106 Ashwell, Hertfordshire SG7 5NT Drawing Title Aerial Photograph and Photograph Viewpoints Scale @ A4 NTS - t 01462 743647 Rev e [email protected] w csaenvironmental.co.uk Client Gladman Developments Ltd Drawn CB Checked CA
© CSA Landscapes Ltd. Do not scale from this drawing. Refer to fi gured dimensions only. This page has been intentionally left blank
Appendix C
Photosheets
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Photograph 01 9LHZQRUWKHDVWDFURVVWKHHDVWHUQHGJHRIWKH6LWHVKRZLQJWKHUHODWLYHO\ÁDWKLJKHUJURXQGDQGWKHEORFNRI ZRRGODQGDQGH[LVWLQJSURSHUWLHVDORQJWKHHDVWHUQ6LWHERXQGDU\7ZRLPDJHVFRPELQHG$SULO
Photograph 02 9LHZZHVWIURPWKHHDVWHUQ6LWHERXQGDU\WKHHDVWHUQSDUWRIWKH6LWHFORVHVWWRWKHYLHZSRLQWLVUHODWLYHO\ÁDW EXWWKHODQGWKHQIDOOVDZD\WRWKHZHVWWRZDUGVWKHOLQHRIWUHHVDORQJWKHZDWHUFRXUVHZKLFKUXQVDORQJWKH QRUWKZHVWHUQ6LWHERXQGDU\DQGFDQEHVHHQDFURVVWKHPLGGOHRIWKHYLHZ7ZRLPDJHVFRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 03 9LHZQRUWKDFURVVWKHPDLQSDUWRIWKH6LWHIURPLWVVRXWKHUQERXQGDU\WKHPDLQSDUWRIWKH6LWHLVDVLQJOHDUDEOH ÀHOG7ZRLPDJHVFRPELQHG$SULO
Photograph 04 9LHZQRUWKZHVWDORQJWKHZHVWHUQHGJHRIWKHPDLQSDUWRIWKH6LWHWKHVPDOOZHVWHUQÀHOGZLWKLQWKH6LWHLV EHKLQGWKHKHGJHRQWKHOHIWRIWKHYLHZ7KHOLQHRIWUHHVDFURVVWKHPLGGOHRIWKHYLHZMXVWRYHUWKHFUHVWLQWKH ÀHOGLVDORQJWKHQRUWKZHVWHUQ6LWHERXQGDU\7ZRLPDJHVFRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 05 9LHZQRUWKHDVWDFURVVWKHORZHUZHVWHUQVLGHRIWKHPDLQSDUWRIWKH6LWHVKRZLQJWKHWUHHOLQHGZDWHUFRXUVH DORQJWKHQRUWKZHVWHUQ6LWHERXQGDU\RQWKHOHIWRIWKHYLHZ ZLWKWDOOHUWUHHVDURXQGWKHVPDOOSRQG DQGWKH ODQGULVLQJWRWKHHDVW7ZRLPDJHVFRPELQHG$SULO
Photograph 06 9LHZVRXWKZHVWLQWRWKHHQFORVHGZHVWHUQFRUQHURIWKHPDLQSDUWRIWKH6LWHVKRZLQJYHJHWDWLRQDORQJWKLVSDUW RIWKHZHVWHUQ6LWHERXQGDU\RQWKHULJKWRIWKHYLHZ7KHQDUURZZHVWHUQÀHOGZLWKLQWKH6LWHLVEHKLQGWKHWDOO WUHHVRQWKHOHIWRIWKHYLHZ7ZRLPDJHVFRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 07 9LHZVRXWKHDVWDORQJWKHKHGJHZKLFKGLYLGHVWKHPDLQSDUWRIWKH6LWH RQWKHOHIW IURPWKHVPDOOZHVWHUQÀHOG ZLWKLQWKH6LWH EHKLQGWKHKHGJHRQWKHULJKWRIWKHYLHZ 7ZRLPDJHVFRPELQHG$SULO
Photograph 08 9LHZVRXWKWKURXJKWKHWUHHEHOWZKLFKGLYLGHVWKHPDLQSDUWRIWKH6LWHIURPWKHZHVWHUQRIWKHWZRVPDOO SDGGRFNVZKLFKPDNHXSWKHVRXWKHUQSDUWRIWKH6LWH7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 09 9LHZIURPWKHQRUWKVLGHRIWKHWUHHEHOWVKRZLQJWKHZHVWHUQRIWKHWZRVPDOOSDGGRFNVZKLFKPDNHXSWKH VRXWKHUQSDUWRIWKH6LWH&KXUFK6WUHHWLVEH\RQGWKHKHGJHRQWKHIDUVLGHRIWKHÀHOGDQGWKHÁRRGOLJKWVRIWKH KRFNH\FOXEFDQEHVHHQDERYHWKHKHGJH VHHDOVR3KRWRJUDSK 7ZRLPDJHVFRPELQHG$SULO
Photograph 10 9LHZQRUWKHDVWDFURVVWKHZHVWHUQRIWKHWZRVPDOOSDGGRFNVZKLFKPDNHXSWKHVRXWKHUQSDUWRIWKH6LWHIURPD ÀHOGJDWHRQ&KXUFK6WUHHWWKHHDVWHUQSDGGRFNLVEHKLQGWKHKHGJHWRZDUGVWKHULJKWRIWKHYLHZ7ZRLPDJHV FRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 11 9LHZQRUWKDFURVVWKHZHVWHUQRIWKHWZRVPDOOSDGGRFNVZKLFKPDNHXSWKHVRXWKHUQSDUWRIWKH6LWHIURPDÀHOG JDWHRQ&KXUFK6WUHHWWKHPDLQSDUWRIWKH6LWHLVEHKLQGWKHWDOOWUHHV7ZRLPDJHVFRPELQHG$SULO
Photograph 12 9LHZZHVWDFURVVWKHHDVWHUQRIWKHWZRVPDOOSDGGRFNVZKLFKPDNHXSWKHVRXWKHUQSDUWRIWKH6LWHIURPDÀHOG JDWHRQ+LJK*DUUHWW VHH3KRWRJUDSK WKLVSDGGRFNZRXOGEHODLGRXWDVDFRPPXQLW\RUFKDUGRSHQVSDFH 7KHZHVWHUQSDGGRFNLVEHKLQGWKHKHGJHRQWKHIDUVLGHRIWKLVÀHOG7ZRLPDJHVFRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 13 9LHZQRUWKDFURVVWKHHDVWHUQRIWKHWZRVPDOOSDGGRFNVZKLFKPDNHXSWKHVRXWKHUQSDUWRIWKH6LWHIURPWKH FRUQHURI&KXUFK6WUHHWDQG+LJK*DUUHWWQRWHWKHWDOOSRSODUWUHHVDQGZRRGODQGZKLFKHQFORVHWKHQRUWK VLGHRIWKLVSDUWRIWKH6LWH7KLVSDGGRFNZRXOGEHODLGRXWDVDFRPPXQLW\RUFKDUGRSHQVSDFH7ZRLPDJHV FRPELQHG$SULO
Photograph 14 9LHZVRXWKDFURVVWKHORZHUZHVWHUQSDUWRIWKH6LWHIURPLWVQRUWKZHVWHUQFRUQHU7KHWUHHVRQWKHULJKWRIWKH YLHZDUHDURXQGWKHVPDOOSRQG7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 15 9LHZZHVWDORQJWKHQRUWKHUQERXQGDU\RIWKHPDLQSDUWRIWKH6LWHWKH6LWHLQFOXGHVWKHWUDFNDQGWKHODQGWR WKHOHIW7ZRLPDJHVFRPELQHG-XQH
Photograph 16 9LHZQRUWKDORQJWKHHDVWHUQERXQGDU\RIWKHPDLQSDUWRIWKH6LWHZLWKUHDUJDUGHQERXQGDULHVRISURSHUWLHVLQ *URYH)LHOGRQWKHULJKW7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 17 9LHZVRXWKDORQJWKHHDVWHUQERXQGDU\RIWKHPDLQSDUWRIWKH6LWHIURPLWVQRUWKHDVWHUQFRUQHUZLWKUHDUJDUGHQ ERXQGDULHVRISURSHUWLHVLQ*URYH)LHOGRQWKHOHIW7KHEORFNRIZRRGODQGEHWZHHQWKLVSDUWRIWKH6LWHDQGWKH VPDOOSDGGRFNVZKLFKPDNHXSLWVVRXWKHUQSDUWFDQEHVHHQRQWKHULJKWRIWKHYLHZ7ZRLPDJHVFRPELQHG $SULO
Photograph 18 9LHZVRXWKZHVWDORQJ+LJK*DUUHWWWKHVPDOOSDGGRFNZKLFKPDNHVXSWKHVRXWKHDVWHUQSDUWRIWKH6LWHFDQEH VHHQWKURXJKWKHÀHOGJDWHRQWKHULJKWRIWKHYLHZ VHH3KRWRJUDSKIRUWKHYLHZIURPWKDWJDWH 7ZRLPDJHV FRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 19 9LHZZHVWDORQJ&KXUFK6WUHHWWKH6LWHLVEHKLQGWKHWDOOKHGJHRQWKHULJKWRIWKHYLHZ$SULO
Photograph 20 9LHZVRXWKDFURVVWKHVPDOOÀHOGLQWKHZHVWHUQSDUWRIWKH6LWHWKHKRXVHVLQWKHEDFNJURXQGDUHDORQJ&KXUFK 6WUHHW7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 21 9LHZHDVWWRZDUGVWKHPDLQSDUWRIWKH6LWHIURPLWVZHVWHUQFRUQHU7KHXQXVHGODQGLQWKHIRUHJURXQGLVWKH ZHVWHUQFRUQHURIWKHODUJHUÀHOGZLWKLQWKH6LWH7ZRLPDJHVFRPELQHG$SULO
Photograph 22 9LHZQRUWKHDVWDORQJWKHWUHHOLQHZKLFKIROORZVWKHZDWHUFRXUVHDORQJWKHQRUWKZHVWHUQERXQGDU\RIWKH6LWH WKH6LWHLVEHKLQGWKHWUHHVRQWKHULJKWRIWKHYLHZ7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 23 9LHZVRXWKHDVWWRWKH6LWHWKURXJKWKHWUHHOLQHDORQJVLGHWKHZDWHUFRXUVHWKHUHDUHVRPHÀOWHUHGYLHZVWRWKH 6LWHIURPWKHSXEOLFIRRWSDWK$SULO
Photograph 24 9LHZVRXWKZHVWDORQJWKHWUHHOLQHZKLFKIROORZVWKHZDWHUFRXUVHDORQJWKHQRUWKZHVWHUQERXQGDU\RIWKH6LWH WKH6LWHLVEHKLQGWKHWUHHVRQWKHOHIWRIWKHYLHZ7ZRLPDJHVFRPELQHG$SULO
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 25 9LHZVRXWKZHVWDORQJWKHVPDOOZDWHUFRXUVHZKLFKUXQVDORQJWKHQRUWKZHVWHUQERXQGDU\RIWKHPDLQSDUWRIWKH 6LWH$SULO
Photograph 26 9LHZVRXWKWRZDUGVWKH6LWHIURPWKHSXEOLFIRRWSDWKWRLWVQRUWKWKH6LWHLVWKHSDOHUJUHHQVWULSEHORZWKHGLVWDQW WUHHVRQWKHVN\OLQHMXVWYLVLEOHEHWZHHQWKHOLQHRIZLOORZWUHHVWRWKHULJKWRIFHQWUHLQWKHYLHZ7ZRLPDJHV FRPELQHG$SULO Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd. Photograph 27 9LHZVRXWKWRZDUGVWKH6LWHIURPDSXEOLFIRRWSDWKDURXQGNPWRWKHQRUWK7KH6LWHFDQMXVWEHVHHQEHWZHHQ WKHWUHHVLQWKHFHQWUHRIWKHYLHZ-XQH
Photograph 28 9LHZVRXWKZHVWWRZDUGVWKH6LWHIURPDSXEOLFIRRWSDWKDURXQGPWRLWVQRUWKHDVWWKHPDLQSDUWRIWKH6LWH FDQMXVWEHVHHQEHORZWKHWUHHVRQWKHVN\OLQHWRZDUGVWKHULJKWRIWKHYLHZ7ZRLPDJHVFRPELQHG-XQH
Drawing No. Rev Project Church Street, Bocking Dixies Barns, High Street, CSA/3321/107 B Ashwell, Hertfordshire SG7 5NT Date Drawing Title Photosheets t 01462 743647 June 2017 e [email protected] Drawn Checked w csaenvironmental.co.uk Client Gladman Developments Ltd CB CA
© CSA Landscapes Ltd.