Proposed Workshop, Axe Cliff Golf Course Landscape and Visual Appraisal December 2020 Executive Summary

The proposal seek to construct a Workshop as a replacement facility to the current Higher Haven Barn, which is to be renovated under a separate planning application.

The chosen Application Site does not lie in an area of unspoilt landscape. The Golf Course pre- dates the AONB designation and has evolved over many years to accommodate new facilities.

The design proposals have evolved to minimise effects on the landscape and visual context and respond directly to the existing context with the retention of the existing vegetation in a green buffer outside of the redline area, selection of an appropriate external finishes in timber cladding and corrugated roofing material and inclusion of new tree planting and meadow species amongst other measures.

The character of the Application Site, following implementation of the scheme, will reflect that of the existing Golf Course in terms of:

• Landform; • Structures; • Vegetation; and • Use.

The construction of the Workshop and access yard will not it require the removal of any trees. To soften the resulting structure, new planting is proposed to enhance the wildlife value of the site and ensure the longevity and continuity of characteristic features in the landscape in accordance with policy.

The location of the Application Site below the local ridgeline means that any changes which do arise are limited to a localised area, specifically associated with the existing Golf Course.

In summary, given the existing context and setting of the Application Site, the application proposals do not introduce a landform or land use which is alien to the golf course landscape or wider landscape. Within the boundary of the Axe Cliff Golf Course the landform and character includes man-made features therefore the presence of the workshop on the site is not considered to damage any naturally occurring feature within the course that is not appropriate in this context.

The changes proposed will not affect visual receptors which are currently unaffected by the Golf Course. The relatively small ZVI for the Application Site demonstrates that the area is generally well contained. As a result, changes need to be considered in the context of the existing development at Axe Cliff rather than the wider AONB.

The composition of views will not alter as a result of the proposals. The skyline will not be breached by the proposals when viewed from wider Coastal locations, at Seaton and Beer.

The changes arising from the Workshop will not result in the ZVI extending to areas from which the existing aspects of the Golf Course is not already visible. The Workshop does not obscure views of the sea from the Coast Path on the approach to the site from Barn Close Lane; nor does it prevent views across the Application Site to the adjacent AONB. CONTENTS

1.0 INTRODUCTION

The Site Methodology, Scope and Study Area Sources of Information

2.0 BASELINE CONDITIONS

Landscape Character Landscape Designations Public Rights of Way Other Recreational Landscapes Visual amenity Views Summary of Key Receptors

3.0 EFFECTS ON LANDSCAPE CHARACTER

4.0 EFFECTS ON VISUAL AMENITY

FIGURES

Figure 01 - Golf Course Site Plan Figure 02 - Principle Site Location Figure 03 - Landscape Designations Figure 04 - Landscape Character Figure 05 - Access and Public Rights of Way Figure 06 - Zone of Theoretical Visibility Figure 07- Photo Panels (A-H)

Author: Nick Perrett CMLI Dip-LA BA(Hons)

Redbay design Studio Five Cockington Court Torquay TQ2 6XA T:01803 605735 [email protected] 4 5 6 3

18 1 7 Axe Cliffe Golf Course Proposal 8 Existing Site

17 9

4 5 11 6 3 10

LEGEND Site Location Proposed Workshop Site 2

18 1 7 8

17 9

0 200 11 100 10 Meters

Hole White Yellow Par Red Par 12 1 250 224 4 215 4 2 427 405 4 342 4 3 425 421 4 400 5 4 254 251 4 251 4 5 363 363 4 363 4 13 6 291 278 4 278 4 7 168 155 3 144 3 PROJECT TITLE 8 387 378 4 280 4 14 9 550 544 5 502 5 PROPOSED WORKSHOP, 16 15 Out 3115 3019 36 2775 37 AXE CLIFF GOLF COURSE 10 548 542 5 491 5 11 98 98 3 98 3 12 461 456 4 412 5 DRAWING TITLE 13 304 301 4 304 4 14 167 167 3 167 3 Figure 1 15 349 340 4 328 4 Golf Course Site Map 16 350 344 4 344 4 17 366 362 4 358 5 18 155 151 3 147 3 In 2798 2761 34 2649 36 Out 3115 3019 36 2775 37 Total 5913 5780 70 5424 73

Axe Cliff Golf Club, Seaton Down, Seaton. 1 1.0 INTRODUCTION

Redbay Design Landscape Consultants have been commissioned to conduct a Landscape and Visual Appraisal (LVA) for the erection of a workshop barn for the management of the Golf Course, to include a maintenance yard and, landscape improvements.

The LVA considers the potential effects of the proposed development on:

Landscape elements and features such as vegetation, topography and water bodies,

Landscape character and,

Visual amenity.

The primary objectives of the LVA are as follows:

. To identify, describe and evaluate the current landscape character of the site and its surrounding area.

. To identify, describe and evaluate any notable individual landscape elements and/or features within the site. character areas was set at a 2.5 km radius around the site. This consisted of visual receptors which may experience noticeable effects as a result of the development. The study area was . To determine the sensitivity of the landscape to the type of development proposed. further established by considering the scale and location of the proposals in conjunction with . To identify potential visual receptors (i.e. people who would be able to view the wider area topography and visibility and resulting effects. proposed development) and to evaluate their sensitivity to the type of changes proposed. The OS base mapping was analysed to identify landscape and visual receptors such as . To identify and describe any effects of the proposed development in so far as they designated areas, users of public rights of way and visitors to open spaces and areas of affect the landscape and/or views and to evaluate the magnitude of change owing to countryside. The landscape character and actual visibility of the site was then reviewed in the those effects. field. All distances to or from the site and AOD values are approximate based on those taken from OS base mapping. The assessment will into account any mitigation measures that have been incorporated into the scheme, to understand the potential residual impact of the proposals on the Character and 1.3 Sources of Information Visual Amenity of the area. Landscape and visual receptors were identified by searching online information including:

1.1 The Site • www.magic.gov.uk – national landscape designations and character areas The Higher Haven Barn site occupies land forming part of the Golf Course operation located • East Devon and Blackdown Hills Landscape Character Assessment – March 2019 within a valley converging with the plateau headland (around 130m AOD) close to Haven Cliffs, • A Landscape Character Assessment for East Devon – Final Report prepared by LUC overlooking the Axe Valley, approx. 1.0km east of the resort town of Seaton, Devon. dated June 2018 • Blackdown Hills AONB 2019 – 2024 Management Plan (adopted spring 2019) 1.2 Methodology, Scope and Study Area This study represents an appraisal identifying potential landscape and visual receptors in order to enable an understanding of key landscape and visual issues. The appraisal is based on desk study and site work carried out in March 2020. Photographs and viewpoint location data were collated during the site work, taking into account review of the desk study data and previous knowledge of the study area.

The study area for visibility and presence of landscape related designations and landscape

5 LEGEND Site Boundary Viewpoints Representative Viewpoint Position Refer to Figure 7 photo panels A-H

Internal VP-B

VP02

VP01 Work Shop Site

Internal VP-A South West Coast Path

South West Coast Path

PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE Figure 2 Site Location Plan

6 LEGEND Site Boundary

0.5km, 1km, 1.5km, 2km & 2.5km radii around Site Boundary

Landscape Character

National Character Areas (labelled on plan in large bold capitals) Regional Character Areas (labelled on plan in small bold text) East Devon Landscape Character Types 3B: Lower rolling farmed and settled valley slopes Axe Valley 4B: Marine levels and coastal plains

3A: Upper farmed and wooded valley 147 BLACKDOWNS slopes 1B: Open coastal plateaux

7: Main cities and towns

4H: Cliffs Sidmouth and Lyme Bay Coastal Plateau

The study areas landscape character areas have been mapped by Redbay Design based on those identified by Global Mapper, Devon County Council interactive maps and Magic Maps.

PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE Figure 4 Landscape Character

This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright 2020. All rights reserved. Reference number 0100031673 © Redbay Design Landscape Consultants

7 2.0 BASELINE CONDITIONS 2.1 Landscape Character Landscape character is illustrated on Figure 04. Photo sheets illustrating the overall character and Exceptional views out to sea and along the coast. Evident from the site. The presence of the SWCP near representative views of the area and how this relates to perception of the site are included in Figure 7 to the site provides opportunities. Panels A-H. Area of high tranquillity away from larger settlements Good Level of tranquillity, yet somewhat altered by and A3052 coastal road, particularly in the sheltered presence of golf activities. The large settlement of 2.1.1 Regional Landscape Character Area (LCA) combes. Seaton is evident from some locations, located down in The County Council has identified 68 Devon Character Areas, named to an area sharing a unique and the valley floor. distinct identity recognisable on a county scale. Historic settlements in the combes and larger Axe Village is to be found north west at the waters edge. settlements on the estuaries (Beer, Sidmouth, Budleigh Salterton and Exmouth). The entire site is covered by the Devon County Council Landscape Area: Sidmouth and Lyme Bay Coastal Plateau which is defined as: Relevant Forces for Change – Past and Current Relevance to site immediate study area This area is made up of a variety of landscape types which together give rise to a distinctive coastal Loss of hedgerows from the open coastal plateau. Evidence of this on site and the wider study area landscape, exposed to salt laden winds and comprising open plateau, dramatic cliff, secretive undercliff, Highly visible car park and holiday park development There are some similarities with the project site and steep wooded combe valleys and river estuary. Here the senses are stimulated by stunning scenery and adjacent to Beer Head. Beer Head, in terms of their coastal location and dramatic landform, lofty remoteness on the plateau tops and contrasting dark secretive inaccessible elevated open positions. That said the project seeks far undercliff and intimate picturesque settled combes. Both the plateau top and estuaries have a strong less interventions, both in nature and scale. However horizontal emphasis and a sense of space and air while from the cliff tops there are distinctive views out to great care will be required throughout the design development stage so as not to produce any adverse sea and also along the cliffs. In parts the distinctive coastal cliffs are of chalk and limestone and are unique effects on the landscape. in a Devon context while to the west the cliffs are red sandstone. Development of masts on exposed headlands and Not relevant to the site /project open tops. Landscape Character Area: Sidmouth and Lyme Bay Coastal Plateau Relevant Guidelines Relevance to site and immediate study area Distinctive Characteristics Representation on site and immediate study area Protect the open and largely undeveloped character The site is considered to be in a valley location Geology of chalk with limestone, mudstone, siltstone Represented on the site. Evidence of old quarry of the cliffs, avoiding the siting of new development and sandstone, in places is overlain by superficial workings present on wider golf course and vertical structures on prominent skylines Any new structures will need to be limited, and deposits of clay with flints. immediately above or along the coastline which is discretely located. The site might be considered to be Coastal cliffs of chalk changing to red sandstone in Site runs close to Haven Cliffs, high above Haven otherwise pristine. previously developed land in that it is a Tee for the golf the west with pebble and sandy beaches. Beach. Protect open emptiness of the coastal plateau course with the landform having been manipulated for The landform varies from steep cliff to horizontal The immediate study area itself is generally high and estuaries and the strong horizontal emphasis that purpose. estuary and from open exposed coastal plateau to plateaux, with localised valley running east west. The of these areas, avoiding the location of new incised steep combe valleys which penetrate, curve area is hugely variable landform. development and vertical structures on prominent and branch inland. skylines. Woodland and vegetation is restricted to more Some broadleaf woodland to be found within the Protect the character of the landscape’s expansive The new structure to be kept away from key views to the sheltered locations of the combe valleys and sheltered valley close to the site but otherwise sea views. sea. undercliff; while trees on the open plateau top vegetation restricted to a mix of managed and Manage and protect the landscapes network of The project seeks to provide planting of trees/shrub and comprise distinctive shelterbelts of Monterey pine unmanaged hedgerows, and occasional shelterbelts. hedgerows and characteristic dwarf or windswept hedgerows that restores the fabric of the landscape for and larch or occasional windblown knarled hedgerow Vegetation near to the site is generally low - hawthorn/ hedgerow trees, replanting ageing or diseased the entire Golf course site. trees. blackthorn, shaped by exposed nature of area. specimens to ensure the future survival of these Interventions as a result of the golf course include the characteristic features. removal of hedgerows with some tree planting along the fairways, but these have amounted to windswept scrub Plan to integrate existing and any new development The Landscape scheme is integral to the development very infrequent. such as parking, holiday accommodation and proposal. housing into the landscape effectively through Mainly arable land use on the plateau top with The Golf course is in some respects an anomaly careful attention to siting and, where appropriate to medium-sized regular fields defined by low surrounded by the arable fields as it is, and yet the the relatively open landscape context. hedgebanks (reflecting late enclosure of waste), predominantly grass landscape is not dissimilar from with small scale fields on old cliff landslips e.g. the neutral grass downlands that characterises other Branscombe, Beer. parts of this coast line – such as the opposite side of the 2.1.2 Local Landscape Character Types (LCT) valley around Beer Head. The levelled out manicured Landscape Character Types at the local level for the site and immediate study area have greens and close-cut fairways are an anomaly. been identified and described in East Devon and Blackdown Hills Landscape Character Steep combe valley sides mainly pastoral with small To be found on site in the form of a shallow valley, in golf Assessment 2019. The study area is situated in 3A: Upper farmed and wooded valley irregular fields. course landscape, with agricultural fields to the north. slopes, and also has a relationship with 1B Open Coastal Plateaux LCT which surrounds Semi-natural habitats that include the undercliff, Not found within the site, but evidenced in the wider the site to the north, south and east and is considered to be a convergence of the two where landslips have occurred and scrub and study area. LCT’s. woodland vegetation has developed, chalk grasslands, saltmarsh, mudflats and old ash pollards important for lichen flora. 8 Upper Farmed and Wooded Valley Slopes Landscape Character Area: Upper Farmed and Wooded Valley Distinctive Characteristics Representation on site and immediate study area 3A LCT is described below as: Undulating upper valley slopes below the scarp slope Represented to the west of the site not occupied by the course. Well treed pastoral farmland, with arable cultivation on lower slopes Sparse Tree cover due to Golf Course use and close to high open Undulating sloping land on greensand below the steep Plateaux. Trees generally limited to hedgerows wooded scarp, where deciduous woods and copses on the Small to medium size fields with irregular boundaries Field pattern has undergone alteration in the past either as part of the upper valley slopes grade to pastoral/mixed cultivation, with Golf course creation or a wider loss of hedgerows that was prevalent some arable cultivation along the lower edge, especially in the 20th century. in the southern part of this type. An intricate mix of small Deciduous woods and copses, especially on hilltops and upper slopes Upper slopes around the club house and parking. Some designated to medium fields with irregular boundaries of very wide Ancient, some self-seeded which would benefit from restorative management. Woodlands to be protected (not close to application earth banks with low, species-rich hedges and many trees, site) creating a well-treed and intimate character. Very wide, usually low, species-rich hedges with many hedgerow trees Relevant to the site, with trees occasional groups Oak and ash are the most prominent species. Upper stream Dispersed settlement pattern of isolated farms and small villages Relevant near to the study area. The former coast guard cottages and valleys are often steep and V-shaped, without a distinct small group of other houses to the western edge of the wider site. valley floor, but with wetland along streams and in patches Very winding narrow lanes Squires Lane provides access for Club users, local residents and throughout. forms part of the SWCP. An intimate and intricate landscape with views out confined by vegetation. More open around the site The settlement pattern is of isolated farms and occasional Remote and with little 20th century development The golf course is considered to be 20th Century development. large houses, with some deserted farmsteads and small Relevant Forces for Change – Past and Current Relevance to site immediate study area villages linked by very narrow winding lanes. Red brick and Decline in traditional woodland management. Woodland only relevant to wider site, and appears to have little stone are often used in dwellings, with rusty corrugated iron Damage to banks alongside narrow lanes by wide/ fast vehicles (including farm management in the last 50 years. roofs to stone farm buildings (these would formerly have machinery), had slate, clay tile or thatch roofs). Loss of ash trees as a result of ash dieback over next 5 – 10 years (already No dieback reported to date. beginning to occur). There is little 20th century development. Occasionally this Climate change potentially affecting agricultural practices, tree species and Where appropriate introduce a variety of trees to increase resilience. type occupies the slopes immediately below the plateau, but water supplies. it is less steep and less wooded than the scarp slopes. The Light pollution, particularly bright lights in farm yards/ buildings. Limited lighting scheme to be considered in the design process. feeling of remoteness is strengthened by lack of settlement Access generally required during normal working daylight hours. and limited views out, where vegetation acts as a screen or filter. Continued development pressure. Siting and design of building to take account of local lands sensitivities Relevant Guidelines Relevance to site and immediate study area Protect The character of rural lanes, resisting pressure for unnecessary signage, Not relevant to site particularly at the entrance to villages. Manage woodlands, aiming to promote age and species diversity, using The project sets out new planting of scrub and trees. traditional techniques (e.g coppicing) where possible. Link woodland blocks with copses and tree belts to improve habitat resilience. If necessary, replace lost ash trees, using best practice guidance to identify locally-appropriate species. Grassland sites, promoting appropriate grazing to control scrub and maintain Relevant to the site and a significant element of the project. unimproved grassland, flushes and wildflower meadows. Carefully consider the impacts of proposed development on upper slopes, as Locate workshop structure where they can appropriately be these sites are often particularly visible in wider views. assimilated into the landscape through inherent or new mitigation planting. Retain the pattern of small-scale settlements constructed of local materials. Undertake study of local building characteristics to inform new design work. Improve integration of new development into the wider landscape, specifically An examination of landscape features on site will guide development through characteristic landscape features such as hedges, earth banks and and enhance proposals. Such work forms an integral part of the small woodlands. project Where appropriate, look to enhance the Public Rights of Way network in order Not relevant to the application site to connect existing routes and create circular trails.

9 1B Open Coastal Plateaux LCT is described below as: Landscape Character Type: 1B Open Coastal Plateaux LCT Key Characteristics Representation on site and design response This coastal LCT comprises the highest land along the coast between Lyme Regis High, undulating, open plateaux, dissected and separated by Evidenced around the site and Exmouth. It is gently undulating, and also dissected by deep valleys (LCT 3A combes and river valleys. Underlain by Permian and Triassic and 4D). It contains mainly regular shaped fields, often medium-large in size, and sandstone and mudstone in the west and limestone in the surrounded by deep hedges. Much of the land is in arable use, and the soil colour east. contributes to local character (generally red from sandstone in the west and paler Little woodland, with occasional plantations and estate Some broadleaf woodland to be found within the sheltered from limestone in the east). There are also pockets of coastal grassland. The LCT planting. Some windblown vegetation. valley near to the site but otherwise vegetation restricted to a mix of managed and unmanaged hedgerows, and feels elevated, exposed and coastal, even when the sea isn’t visible. This is partly occasional shelterbelts. Vegetation near to the site due to the windswept feel, the expanse of sky to the south, and the presence of salt- generally low - hawthorn/blackthorn, shaped by exposed tolerant vegetation such as low thickets of blackthorn. Dramatic sunbursts and cloud nature of the area. Interventions as a result of the golf formations are relatively frequent. There are some estate influences, particularly course include the removal of hedgerows with some tree around Rousdon. Settlement is generally sparse and limited to scattered farms, planting along the fairways, but these have amounted to although there are several campsites/ caravan parks. There are relatively few roads, windswept scrub very infrequent. but there are spectacular coastal views from the South West Coast Path where it A relatively large-scale landscape, with a regular medium The Golf course is in some respects an anomaly follows the boundary between the plateau and the cliffs. to large field pattern, dense low hedges, containing mix of surrounded by the arable fields as it is, and yet the species and occasional hedgerow oaks. Mixed land use, predominantly grass landscape is not a million miles The site also sits north of the 4H Cliffs LCT. Due to the close proximity to this second mainly arable. away from the neutral grass downlands that characterises LCT there is potential that the site may exhibit or contribute to a number of landscape other parts of this coast line – such as the other side of characteristics associated with both LCT’s and therefore the following information the valley around Beer Head. The levelled out manicured relates to 4H Cliffs LCT: greens and close-cut fairways are an anomaly. Semi-natural habitats include salt-tolerant coastal grassland, Evidenced near to the site, and will need to be taken into This dramatic, colourful and distinctive LCT occurs forms the coastal margin along hedgerows, trees and verges, and wind-cropped thickets of account with any restoration works. the southern edge of the Study Area. It is one of the most easily recognised LCTs, blackthorn. and includes white limestone cliffs in the east and distinctive red sandstone cliffs and Local influence of Rousdon Estate, and a postmedieval pattern The Rousdon Estate Lies to the East some 5.0km headlands in the west. In the central part, the cliffs are banded. It is of great geological of fields and farms. Numerous former limestone quarries, distance, and is therefore outside the influence of the particularly around Beer. project. Evidence of old quarries workings on site. significance, and within the Jurassic Coast World Heritage Site. Some sections of the cliffs are near-vertical, whilst other sections are slumped, or contain offshore Prehistoric archaeology including barrows and hillforts, with a Site not at Beer Head rocks. Shingle beaches, in places steeply shelved, run at the base of the cliffs, with concentration of prehistoric toolmaking sites and evidence of Roman occupation on Beer Head. wave-graded pebbles and cobbles forming an important natural sea defence. Some stretches of the cliffs are vegetated, including by succulent non-native plants. Self- Low settlement density, mainly limited to scattered farms or The site is situated within an 18-hole Golf Course hamlets. There are also several campsites and caravan parks. sown field-maple/ ash woodland has established on landslips at the eastern end of the study area, with a fern ground cover in danker parts. This is a rare example of Few roads, but many rights of way, including long sections of SWCP runs next to the site and will be a key focus for the the South West Coast Path. Main roads are straight and fast project. a landscape where nature is in control. The cliffs are unsettled and dynamic, and along ridges. Minor roads linking combes are narrow and often exhibit a range of coastal processes. Access is limited to the South West Coast Path, sunken. which runs in an exposed location along the cliff tops and provides spectacular views Variations in underlying geology are reflected in soil colour, Represented on site of the cliffs and coast. being red in the west and paler in the east. Extensive views along coast, often visible from South West Key features of the site A thorough review of the key characteristics established that the site does not exhibit Coast Path. Much of the LCT has a sense of openness and any qualities directly associated with the 4H Cliffs LCT. The only relevant characteristic exposure. Context of open sky to the south and land to the which can be attached to the site is “Extensive and dramatic views along the coastline north adds to the sense of place from cliff-top paths”. The site is located near to the intersection of two cliff top PRoW’s Relevant Valued Attributes Representation on site and design response and views along the coastline are readily available. High land which is often highly visible in views along the coast Key views to be identified as part of this work. With and from elevated viewpoints. the exception of the SWCP where views are from close proximity, Key views are from more elevated areas are from across the valley some 2.5-3.0km away at Beer Head and Seaton Down Road. Excellent coastal views, particularly from South West Coast Key views have been identified and feed into the design Path along the southern edge of the LCT. process.

10 Geological importance, forming the setting and views of the Key views have been identified and feed into the design Jurassic Coast World Heritage Site. process. Registered Historic Park and Garden at Rousdon, with estate Falls outside the study area, unlikely to be affected by any influence on surrounding buildings, walls, etc. Prehistoric proposals on site. archaeology, with a concentration of sites on Beer Head Relevant Forces for Change Relevance to site and design response Continued development pressure and expansion of developed The project will need to demonstrate a high level of area onto higher ground. sensitivity to its location Relevant Landscape Guidelines Relevance to site and design response Skylines and ridgetops which contribute to coastal views and Many parts of the site are defined as Skylines. form the settings to settlements. Hedgerows, particularly surviving elm hedgerows, using The project seeks to provide planting of trees/shrub and traditional management techniques and replacing hedgerow hedgerows that restores the fabric of the landscape of the trees where necessary using indigenous and salt tolerant entire Golf course site. species. Fill gaps where necessary.

11 2.3 Landscape Designations The Management Plan (2019-2024) recognises that there will be an on-going role for all partners to work towards the vision through the delivery of this plan. The plan is made up of Area of Outstanding Natural Beauty (AONB) three over-arching themes: (the relevant theme is underlined) The East Devon AONB covers the site and the majority of the study area. The site itself is 1. Place located at the southern edge of the AONB which is defined by the coastal cliffs. As the site 2. People and Prosperity is located within the AONB the proposals have the potential to create a direct effect on the 3. Communication special qualities of the designation. which are further divided into 12 sub-themes, each with their own vision, objective and policies. The East Devon AONB is an outstanding landscape, full of contrast and colour, diverse and (Place subthemes are listed below showing relevant policies): rich in wildlife: a working landscape that is home to around 30,000 residents. The AONB lies solely within East Devon District and covers, or part covers, 30 parishes. It was designated in A vision for landscape character and historic environment: The AONB landscape, its 1963 and covers 103 square miles (268 sq kms) – approximately 32% of East Devon District. historic features and distinctive vernacular buildings are conserved and enhanced as part of a living and working landscape for which there are mechanisms in place to ensure their The striking East Devon coastline has a great influence on the social, economic and continued long-term management and care. environmental makeup of the AONB and the inscription of the Dorset and East Devon Coast World Heritage Site is serving to further raise its significance. As the first natural World Heritage Relevant Policies: Site in England, the ‘Jurassic Coast’ (as it’s more commonly referred to), gives a unique insight • L1 Support the development and delivery of environmental schemes and projects into 185 million years of earth history through the rocks exposed along its 95-mile coastline. aimed at maintaining and improving the landscape character, historic environment and Along the coast the villages still retain a vernacular character and rural charm that to date has local distinctiveness of the AONB. been largely unspoilt by the expansion of tourism. • L2 Develop methods that enable effective and targeted management and monitoring of the AONBs natural, historic and cultural landscape. There is no better way to sample this impressive coastline than on the South West Coast Path, the most popular National Trail in the country, which brings in significant economic benefit A vision for the coast: The high quality, largely undeveloped and internationally significant to the South West as a whole. The hinterland to the coast is less visited. Large expanses coastline is conserved and enhanced, maintaining the highest environmental and design of heathland provide a contrast to well-wooded combes and fertile river valleys, all of which standards and sustaining opportunities for recreation and tourism that has regard for local can be explored on foot through an extensive network of public rights of way, or traversed by communities. walking the 40 mile East Devon Way long distance footpath.

Relevant Policy: East Devon AONB Special Qualities: • C1 Conserve and enhance the tranquil, unspoiled and undeveloped character of the • Distinctive, unspoilt, and very exposed skylines. coastline and estuaries and encourage improvements to coastal sites damaged by past poor- • Outstanding views across East Devon, mainly southwards to the coast but also quality development or intensive recreational pressure. northwards into the Blackdowns. • Sense of isolation, tranquillity and remoteness, enhanced by natural qualities of the rivers and scarp woodlands. Heritage Coast • Many County Wildlife Sites comprising ancient semi-natural woodland; semi-improved The site and much of the study area is covered by the Heritage Coast a national designation. and improved acidic and neutral grasslands; spring line mires; and extensive areas of Paragraph 114 of the National Planning Policy Framework (March 2012) states that local heathland and gorse scrub particularly on Gittisham Hill and Broad Down. authorities should: ‘maintain the character of the undeveloped coast, protecting and enhancing • Prominent Bronze Age barrows on Gittisham Hill and Farway Hill; earthwork remains its distinctive landscapes, particularly in areas defined as heritage coast, and improve public of former castles e.g. Farway Castle hill forts. access to and enjoyment of the coast.’ • Combe House Registered Park and Garden, including historic wood pasture and parkland. As well as the heritage coast the site and surrounding coast forms part of the Jurassic Park, a • Picturesque villages with traditional buildings linked by narrow winding lanes crossing World heritage site for its geology of world importance. historic stone bridges; many listed buildings

12 LEGEND Site Boundary

0.5km, 1km, 1.5km, 2km & 2.5km radii around Site Boundary

Designations Area of Outstanding Natural Beauty (AONB) Conservation Areas (Seaton)

Heritage Coast

C E D Scheduled Ancient Monuments (within 1km study area) B A: THE AXE BOAT, 22M NORTH OF THE A A AXMOUTH ROAD BRIDGE

F Listed Buildings (relevant to assessment) G A A: BARN APPROXIMATELY 100 METRES SOUTH A WEST OF BINDON MANOR HOUSE B: BINDON MANOR HOUSE C: STEPPS COUNTRY CLUB D: THE ORCHARD E: COMBE FARMHOUSE INCLUDING OUTBUILDING IMMEDIATELY SOUTH WEST F: HAVEN CLIFF HOUSE G: BRIDGE COTTAGE

The study areas landscape character areas have been mapped by Redbay Design based on those identified by Global Mapper, Devon County Council interactive maps and Magic Maps.

PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE Figure 3 Landscape Designations

13 2.4 Public Rights of Way (PRoW) As part of the appraisal process potential viewpoint locations were visited following fieldwork studies. Locations were selected to enable an understanding of the actual visibility of the site, based on review Main Roads/Local Roads: of the Zone of Theoretical Visibility (ZTV), topographic plans, designations maps, and accompanying Axemouth Road (B3172) serves the Golf Club and is the only public road that runs within close figures to identify likely sensitive visual receptors. proximity of the site. The principle opportunity for people to obtain views of the site are at close proximity from the South Residential Areas: West Coast Path. The Footpath runs from Axemouth Road travelling west to east along Squires Lane Although the site is relatively close to the south western fringes of Beer settlement the ZTV and field (Course Access road) through the club parking and facilities, up the fairway (VP02) and along Barn study concluded that there are no views from the surrounding residential areas that currently form Close Lane, before turning south down Stoney Close Lane out onto an arable field joining to the the edge of the settlement. Views from residential properties do not form part of the LVA as they are coast at Haven Cliff. not available to the public but representative views have been provided from publicly accessible locations: Further public views from: The North are limited in part due to a combination of low lying landform in the near distance and a lack of receptors in the medium distance. The A3052 is not visible just Long Distance Walking Routes: beyond 3.0km from the site. There are limited views form the estuary at approximately 1.5 - 2.0km to the north west including Black Hole Marsh Nature Reserve. None of the principle sites are visible SWCP from this location. The South West Coast Path itself is 630 miles (1014km) long and is the longest National Trail in the country. Starting at Minehead in Somerset it runs along the coastline of Exmoor, continuing along the The East: Views to the east are limited as vegetation located near to Stoney Close Lane that abounds coast of North Devon into Cornwall. It follows the entire coastline of Cornwall, goes across the mouth the lane provides a reasonable level of screening. Any new structures should be no more than single of the River Tamar and continues into Devon. After running along the south coast of Devon it then storey and kept a minimum of 5.0m away from the boundary to allow for additional buffer planting to follows the Dorset coastline before finally ending at Poole Harbour. establish. Views further east were tested for site visibility for example from the highest landform at ‘Green Lane’ (VP08) at 2.0km distance, however, due to a combination of intervening landform and The Coast path runs directly next to the site, from Squires Lane past the club house complex, along trees views to the site could not be established. the fairway to Barn Close Lane and Stoney Close Lane, which is enclosed by high hedgebanks. This footpath will be integral to project proposals in terms of enhancements to the fabric and setting of The West - Due to the dramatic change in elevation Views of the Golf course from within the valley the route, but also in terms of being mindful of any new structures and activities that might provide are restricted, i,e around Axemouth, and much of the seafront and town of Seaton are not afforded negative effects to visual amenity to path users. views. Site visibility becomes available to viewers on the western side of the valley as landform starts to climb again some 1.5km distance. Receptors include The SWCP opposite Cliff Field Gardens Footpaths and Bridleways: and Beer Head (3km), and North West at Seaton Down Hill Road. Given the scale and nature of the There is a good footpath network which extends near to the study area. However, only those PRoW’s proposals combined with the distances, development of appropriate design and material use, could located on the cliff top plateau within close proximity to site allow users to gain views of the Golf be successfully simulated into the site without adverse visual effects to these receptors. course. Views of the site from footpaths located outside a 500m radius are obstructed by intervening landform, vegetation and occasional buildings such as farmsteads etc. Viewpoint photography 2.7 Summary of Key Receptors has been included from these routes for reference and to represent the nature of views from the Based on review of the desk study and ZTV models for potential development combined with surrounding landscape. fieldwork observations and professional judgement the following landscape and visual receptors are considered to be key to developing proposals and understanding impact arising from the proposals Cycle Routes: on the site. National Cycle Route 2 is identified on the OS plan as passing near to the study area to the west of the site. The ZTV did not identify the route as a potential receptor and field observations further Landscape Receptors supported this and established that no views of the site are available from this receptor. • East Devon AONB • LCA Sidmouth and Lyme Bay Coastal Plateau 2.5 Other Recreational Landscapes • LCT 1B Open Coastal Plateaux Black Hole Marsh Nature Reserve is situated 1.5km to the north west. The application site does • LCA Upper Farmed and Wooded Valley not share the same visual influence with any part of the Nature Reserve, and will not be considered • South West Coast Path further in this assessment. Visual Receptors 2.6 Visual Amenity and Views • South West Coast Path • Seaton Down Hill Road Visual receptors are people who may experience views of the site and the proposed development from public rights of way including roads and footpaths. Visual receptors can be located within the study area, any impacts that they experience would be considered to be direct impacts as a result of the proposals through introduction, removal, obstruction, or modification of elements within the view.

14 LEGEND Site Boundary

0.5km, 1km, 1.5km, 2km & 2.5km radii around Site Boundary

Public Rights of Way (PRoW) Footpath

Bridleway

Byway Open to All Traffic

Restricted Byway

National Footpath (South West Coast footpath)

National Cycle Network (Cycle Route no 2) Open Access Land

PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE Figure 5 Access and Public Right of Way

15 Landscape Sensitivity

The following section will make a series of judgements on landscape value using the following Susceptibility factors: The development is for the addition of a Work Shop barn for the purposes of machinery storage and staff welfare. The size and form of the structure would be akin to an agricultural Landscape quality barn. It is considered that the susceptibility is Low – whereby undue consequences may The physical state of the landscape would be considered as being in moderate condition. The but are unlikely to arise from the proposed development. predominant land use is recreational within the bounds of the golf course and agricultural beyond that. Many of the boundary hedgerows have been well maintained and yet some of the Sensitivity field hedges in the vicinity of the application site have been removed as part of the golf course Site Character: It is judged that the site has a High medium Value combined with a Low use The vegetation on the site in terms of the native field hedges and native scrub makes a Susceptibility producing a medium-Low Sensitivity to the development being proposed. contribution to the wider landscape character and inherent assimilation of the new structure. Character Area: It is judged that the Local Landscape has a High Value combined with a The wider landscape being of agricultural use is considered to be in good condition and an Low susceptibility producing a Medium Sensitivity. intact landscape with few detractors forming part of a national landscape designation of natural beauty. Visual Amenity Sensitivity. Conservation Interests The following section deals with the visual amenity of the site. A photographic survey The site and its immediate environs does not contain any listed buildings, the landscape of the and details of individual views are given below. In summary only Golf course users and study area includes the historic settlement Axmouth, although not a designated conservation workers experience any meaningful views to the site. As discussed above in 2.6 there area. are longer distance views from across the valley to the west at Seaton notably at Seaton

Down Hill Road, and the SWCP at around 2.5km and 1.8km respectively. However, It is Recreational Opportunity considered that beyond 2km , given the nature and scale of the scheme, that any proposals The locality is popular area for tourist and particularly walkers access the coast, Seaton is would not be discernible due to the distances involved. Two views have been included for considered one of the gateways to the Jurassic Coast and the site is situation close to the completeness. South West Coast path. The site itself caters as a recreational destination in the form of a Golf course open to members of the club. There are also views from the SWCP immediately to the north and west as path users walk from The club House up the golf course and along Barn Close Lane. The sensitivity Perceptual Aspects of users of the SWCP are considered to be High Medium due to the national definitive The landscape of the study area can be described as tranquil and having a feeling of remoteness, route within the AONB. However a straight High rating has not been attributed to the route with very few detracting features, although the Golf Course introduces a manicured domestic as might normally be the case as users are for the most part experiencing the site in the feel to the character. context of the Golf course landscape, or are from a considerable distance a way from the site. Associations No historical associations with the site or its immediate surroundings. As mentioned above the The Existing site: coast around the site is associated with the Jurassic Coast, A UNESCO World Heritage Site. The site is located within the golf course in a shallow valley close to the transition to high plateaux, and sits within the convergence of two hedgerows providing a corner in the field. Conclusions on Sensitivity The site is occupied by a level grass platform which serves as one of the Tee’s for the 8th Hole. The platform is 20x8m. It is this location that the Workshop (18.5x9m) would be sited. Value Established Scrub has developed out from the hedges some 10m in places. This scrub is The site and study area forms part of a national landscape designation. It is considered that in excess of 4m high. The internal side and top of the hedges have been allowed to grow the landscape of the study area has a High value as it contains features of landscape value in un-managed. The external sides and tops are managed to form dense hedges of around a coherent and aesthetically pleasing composition with only minor detracting visual elements. 3.5m (inc bank). The site itself has a High Medium Value in so far as it is a semi-improved amenity grass Barn Close Lane forms the northern boundary of the site beyond which are agricultural capably of development without loss of key landscape features. It would be expected that the fields. Topography to the north west and south rises up to the high Plateaux. The existing hedges would be retained and protected. hedge and scrub along the western boundary provides some screening to the principle westerly aspect which exists across the golf course down to the clubhouse.

In addition to the scrub the land cover of the site its surroundings are close cut grass associated with the course. 16 3.0 LANDSCAPE EFFECTS OF PROPOSED DEVELOPMENT

Development Proposals. For a description of the development proposals refer to the Architects Design and Access statement (DAS). Outline landscape proposals also accompany the planning application.

Impact on site Characteristics Impact on Landscape Character –

Landform- The proposals require some displacement of the landform to accommodate the LCA Sidmouth and Lyme Bay Coastal Plateau and LCT Upper Farmed Wooded Valley proposals. The regular and engineered existing earth platform will be reshaped to natural contours beyond the footprint of the building which will alter the landform in a way that When the proposals are reviewed against the key characteristics and relevant guidelines as is sympathetic with the surrounding scalped landform. The effect on the landscape will be set out on pages 8 to 11. The proposals will have a minor effect on tranquillity yet activities will permanent small scale change over a limited approx 5% area of the course site, resulting in be consistent in scale and nature to the existing use of the wider golf course. The proposals a Low magnitude of change, combined with a Medium-Low sensitivity producing a Minimal will introduce a new building that sits within a natural valley landscape that will not skyline beneficial effect on landform of the site. and is surrounding by either hedgerows or rising landform, such that the open and largely undeveloped character remains intact, and protects the character of expansive sea views whereby no part of the proposals will be seen in context of sea views. Vegetation- a small area of native scrub will will be lost as a result of the development, but will be replaced with supplementary planting including Trees to create a treed corner of the field. It is felt that due to the micro-climate produced by the valley location combined with the New tree and scrub planting will contribute to the character of the area, and provide sheltering effects of the hedges that trees such as Oak and hawthorn if planted small enough assimilation of the existing structure as well as biodiversity gains, through better connectivity will established in this location. Whilst the landscape is generally open such trees in and near and increased habitats. hedgerows are a feature of the landscape,as stated in the LCT: Deciduous woods and copses, especially on hilltops and upper slopes form an integral part of the landscape. The proposals at completion would result in a medium scale, permanent effect, over a Limited part of the wider landscape resulting in a Low magnitude of change which when considered The proposal is to include: against its Medium sensitivity would have a Slight Adverse effect to the landscape character of the area. • 1000m2 of native scrub, An explanation of the terminology and processes used to make these judgements are • 3000m2 of species rich grass, provided in the Methodology on the following pages.

• 10 no. new native trees including hedgerow trees Impact on East Devon Area of Outstanding Natural Beauty (AONB) The new landscape features that will be introduced as part of the scheme as outlined above, will bring about a small-medium scale permanent effect to a wide area of the application site (approx Development is to be contained to land associated with the existing Golf Course and is not 5% of the Golf Course) resulting in a Low magnitude of change, combined with a medium-Low an incursion beyond that land already influence by the golf course. sensitivity having a Slight beneficial effect on vegetation cover of the site. The special Qualities of the AONB potentially effected by the proposals are: Site use and general character • The distinctive, unspoilt, and very exposed skylines would not be altered by the proposals The proposals would introduce a small scale barn workshop structure and stoned yard access. • Outstanding views across East Devon, mainly southwards to the coast would not be The structure would be timber clad with corrugated iron roof, and be akin to a simple agricultural affected for reasons as set out in this assessment building. • Sense of isolation, tranquillity and remoteness, enhanced by natural qualities of the rivers and scarp woodlands would not be effected any further than the existing The proposals will introduce an agricultural style building were there is currently none. The use activities associated by the golf course. of the site post development will be associated with the use of the wider site as a recreational • Picturesque villages with traditional buildings linked by narrow winding lanes crossing facility. historic stone bridges; many listed buildings - would not be affected by the proposals due we understand that external Lighting will be limited to security down lighting along the southern to lack of intervisbility with the proposals. elevation controlled by a PIR system. The presence of the new workshop would therefore have a neutral effect on theAONB The scale of effect is judged to be medium over a limited area of the site (golf course), resulting The introduction of trees and scrub will have a small scale over a limited area of the AONB in a medium magnitude of change combined with a Medium-Low sensitivity has a Slight adverse producing a Negligible positive effect on the designation. effect on site character.

17 4.0 VISUAL EFFECTS OF PROPOSED DEVELOPMENT

Views of the proposed development from publicly accessible locations are limited, with the most likely opportunity to obtain views are from the Golf course itself and from the South West Coast Path. Effects Effects from the South West Coast Path from all key visual receptors are described below and on the photo panels. An explanation of the terminology and processes used to make these judgements are provided in the Methodology on page Looking at the overall visual effects from the SWCP, effects would only be experienced either from 27 – 30 with Significance of Effects illustrated in Diagram 1. within the Golf Course or just outside along Barn Close Lane. It is judged that the addition of the Workshop building on the site would likely cause a medium scale medium term (up to 7 years) effect 4.1 South West Coast Path. (VP 01,02 and 03) to a limited section of the footpath producing a magnitude of change of Low. When combined with a The footpath traverses the entire study area. As covered in the baseline study three locations where High-Medium sensitivity the significance of effect to visual amenity would be slight adverse, reducing identified whereby users of the path had the potential to be affected by the proposals. to small scale permanent = Low Magnitude = significance ofNegligible adverse, once the trees are established. As established the majority of users would be walkers using the trail for purposes of recreation who would have a high degree of appreciating the landscape Therefore, users of this route are considered to have a Medium-High sensitivity to the development proposed. 4.2 Seaton Down Road This road provides access into Seaton and affords good views of the Axe Valley and coast to the From Golf Course (View 01) - This view is for users walking eastwards through the golf course. The east .The majority of users would be travelling in vehicles but would also include travellers using the application site sits behind the hedgerow. picnic site alongside the highway. Therefore, users of this road are considered to have a Medium sensitivity. The new Workshop Barn located approx 14m from behind the hedgebank would be orientated so that the low profile western gable end would be evident yet filtered through the existing tall scrub vegetation. From this location the site is just discernible with the naked eye. A new barn structure of the size It is considered that the vertical timber cladding will blend well with the existing vegetation which would and nature proposed would not be visible form this location due to the dense hedge/scrub and be further enhanced with additional tree planting as part of the proposals scheme. rising landform that forms the backdrop to the site from this location. It is considered that the proposed structure would not be discernible from this road. The plant room which is situated to the left (out of shot), this is a fenced off structure which will be removed as part of the scheme with tree planting in its place.

The scale of change is judged to be medium reducing to medium small once the building has weathered and additional vegetation established. Once new trees have grown the building would not be noticeable from this location.

From Barn Close Lane (View 02) - This location at western section of the Lane looking west to Seton and Beer. The application site sits behind the hedgerow. The sunken nature of the Lane is much in evidence.

The new Workshop Barn would be located approx 8m from the internal side of the lane side hedgebank. with a ridge height of 4.2m above ground level it possible that path users may just be aware of the structure as they pass by but that being the case would be a minor feature in a view that is directed along the path due to its sunken nature.

The scale of change is judged to be small reducing to negligible once the building has weathered and additional vegetation established. Once new trees have grown the building would not be noticeable from this location.

From Seaton (View 03) Taken from the coast path at the western edge of Seaton Town (opposite Cliff Field gardens) The Golf course is evident on the cliff top high above the town. The site is partially hidden from view behind woodland vegetation. The structure would be set down away form the plateau ridge so would not skyline. Given the site and recessive nature i.e timber cladding, it is considered that the proposed structure would not be discernible from this section of the coast path.

18 LEGEND Site Boundary

0.5km, 1km, 1.5km, 2km & 2.5km radii around Site Boundary

Viewpoints Representative Viewpoint Position

Zone of Visual Influence (ZVI) Extent of where the proposal is predicted to be visible based on topography, landscape features and built form. VP05 Zone of Theoretical Visibility

Calculated using 4m high single point transmitter set across the site with a 1.6m high receiver height.

This drawing is based upon computer generated Zone of Theoretical Visibility (ZTV) studies. The areas shown are the maximum theoretical visibility, taking into account VPA topography only. The model does not take into account any above ground features and therefore gives an exaggerated VP02 VP01 impression of the extent of visibility. The actual visibility on VPB the ground will be noticeably less than that suggested by this VP03 plan and visibility from principal settlements is likely to be possible from peripheral areas only.

The ZTV includes an adjustment that allows for the Curvature VP04 and Light Refraction of the Earth and has a 25m2 Resolution.

PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE Figure 6 Zone of Theoretical Visibility (2.5km)

19 Workshop Site

Barn Close Lane

Photo viewpoint 01: South West Coast Path

This view is for users walking eastwards through the golf course. The application site sits behind the hedgerow. PROJECT TITLE VP01 PROPOSED WORKSHOP, The new Workshop Barn located approx 14m from behind the hedgebank would be orientated so that the low AXE CLIFF GOLF COURSE Site profile narrow western gable end would be evident yet filtered through the existing tall scrub vegetation. It is considered that the vertical timber cladding will blend well with the existing vegetation which would be further DRAWING TITLE enhanced with additional tree planting as part of the proposals scheme. Activities around the barn would be akin Figure 7 to normal activities around the wider course, and would largely be screened by the existing hedge. Photo Panels: Panel A The plant room which is situated to the left (out of shot), this is a fenced off structure which will be removed as part of the scheme with tree planting in its place.

Scale of Change: Medium reducing to Medium Small over time.

Photo viewpoint 02: South West Coast Path at Barn Close Lane PROJECT TITLE This location at western section of the Lane looking west to Seton and Beer. The application site PROPOSED WORKSHOP, sits behind the hedgerow. The sunken nature of the Lane is much in evidence. VP02 AXE CLIFF GOLF COURSE The new Workshop Barn would be located approx 8m from the internal side of the lane side DRAWING TITLE hedgebank. with a ridge height of 4.2m above ground level it possible that path users may just Figure 7 Site be aware of the structure as they pass by but that being the case would be a minor feature in a Photo Panels: Panel B view that is directed along the path due to its sunken nature Once new trees have grown the building would not be noticeable at all.

Scale of Change: Small to Negligible over time

Photo viewpoint 03: South West Coast Path at Seaton PROJECT TITLE Taken from the coast path at the western edge of Seaton Town (opposite Cliff Field gardens) PROPOSED WORKSHOP, The Golf course is evident on the cliff top high above the town. The site is partially hidden from view behind woodland vegetation. The structure would be set down away form the plateau ridge AXE CLIFF GOLF COURSE so would not skyline. Given the site and recessive nature cladding timbers. It is considered that DRAWING TITLE the structure would not be visible form this section of the coast path. Figure 7 Photo Panels: Panel C VP03 Scale of Change: No Change

Photo viewpoint 04: South West Coast Path at Beer Head (Car Park) PROJECT TITLE PROPOSED WORKSHOP, From this location the site may technically be visible but is not discernible with the naked eye. AXE CLIFF GOLF COURSE Even binoculars the site can only just be made out due to the dense hedge/scrub and rising landform which creates the backdrop to the site from this location. It is considered therefore DRAWING TITLE that there will not be any changes to this view as a result of the proposals due to the size and Figure 7 recessive nature of the proposals when viewed from this distance. Photo Panels: Panel D Scale of change: None

VP04 © Redbay Design Landscape Consultants This page to be printed at A3 and viewed at a comfortable arms length (500-550mm) 23 SITE

Photo viewpoint 05: Seaton Down Hill Road Picnic Site PROJECT TITLE From this location the is just discernible with the naked eye. A new barn structure of the size PROPOSED WORKSHOP, and nature proposed would not be visible form this location due to the dense hedge/scrub and VP05 rising landform that forms the backdrop to the site from this location. AXE CLIFF GOLF COURSE DRAWING TITLE Scale of change: None Figure 7 Photo Panels: Panel E

Internal Photo viewpoint A PROJECT TITLE PROPOSED WORKSHOP, AXE CLIFF GOLF COURSE DRAWING TITLE VPA Figure 7 Photo Panels: Internal Panel F

Internal Photo viewpoint B PROJECT TITLE PROPOSED WORKSHOP, VPB AXE CLIFF GOLF COURSE DRAWING TITLE Figure 7 Photo Panels: Internal Panel G

© Redbay Design Landscape Consultants This page to be printed at A3 and viewed at a comfortable arms length (500-550mm) 26 APPENDIX I - METHODOLOGY has little or no wider recognition of its value. = MEDIUM VALUE The landscape and visual impact assessment deals with the separate but related issues of: • Limited – despoiled or degraded landscape with little or no evidence of being valued • Landscape Character: the effects of the development upon discrete character areas by the community. = LOW VALUE and/or character comprising features possessing a particular quality or merit: and Table A : Sensitivity Levels and Definitions. • Visual Context: the effects of the development on views from visual receptors, and upon the amenity value of the views. Sensitivity Level Landscape Resources High The key characteristics and qualities of the landscape are highly susceptible to This landscape and visual impact assessment has been carried out by the means of desktop change from the type of development being assessed. and field studies. Initial analysis of maps studying existing landforms was undertaken to identify potential viewpoints. Panorama Digital Topographical Data was used to establish approximate Medium-High The key characteristics and qualities of the landscape are susceptible to heights within the application sites. Viewpoints and any other views identified during the fieldwork change from the type of development being assessed. were then visited and assessed for their sensitivity to the proposed development. The application site and surrounding area were visited during March 2019 where a series of Medium Some of the key characteristics and qualities of the landscape are susceptible photographs were taken from representative viewpoints. to change from the type of development being assessed.

All viewpoints were photographed using a Nikon D90 Digital SLR camera. The nature of the Low-Medium Few of the key characteristics and qualities of the landscape are susceptible views are of relatively wide panoramas and it was therefore considered beneficial to present of to change from the type of development being assessed. the photographs in this way. Low Key characteristics and qualities of the landscape are robust and are less Landscape Sensitivity likely to be adversely affected by the type of development being assessed. Sensitivity is categorised as high, medium, or low, according to the degree to which a particular landscape receptor can accommodate change arising from a particular development without Landscape Impact Assessment: detrimental effects on its character. This is judged by combining the susceptibility of individual landscape receptors to the type of change or development proposed with the value attached to Magnitude of change that receptor through protection by designations or contribution at a community level. Magnitude of change to the landscape character is measured on a scale of High, Medium or Low by Susceptibility indicates the ability of a receptor (landscape or visual) to accommodate the considering the scale of effect to the baseline situation with the duration it is likely to occur and the proposed development ‘without undue consequences for the maintenance of the baseline extent of the receptor that will experience the change. situation and/or the achievement of landscape planning policies or strategies’. The susceptibility of a receptor is influenced by key characteristics, special qualities, purpose for designation and/ The following degrees of scale have been adapted from GLVIA methodology: or activity likely to be taking place. It is judged as: • Large: total loss or major alteration to key elements of the pre development landscape, or the introduction of elements considered to be uncharacteristic when assessed within the • High – undue consequences are likely to arise from the proposed development. attributes of the receiving landscape, or the proposal becomes a dominant feature within the scene with the surrounding elements becoming subordinate and the resultant • Medium – undue consequences may arise from the proposed development. effect is a change in the overall character. • Low – undue consequences are unlikely to arise from the proposed development. • Medium: partial loss of, or alteration to one or more key elements of the landscape pre- development, or the introduction of elements that maybe prominent, or form a visibly Landscape/Receptor Value is ‘the relative value that is attached to different landscapes by recognisable new feature, but may not necessarily be considered substantially society’. It is judged as: uncharacteristic when set within the attributes of the receiving landscape. • National/International – Designated landscapes which are nationally or internationally • Small: minor loss or alteration to one or more key elements of the pre-development designated for their landscape value – including National Parks, Areas of Outstanding landscape, or the introduction of elements which constitute a minor component of the Natural Beauty (AONB), World Heritage Sites, Heritage Coasts and National Scenic wider landscape, and are not uncharacteristic when set within the attributes of the Areas.= HIGH VALUE receiving landscape. • Local – Locally or regionally designated landscapes such as Areas of Great • Negligible: where the development would cause a virtually imperceptible change in the Landscape Value (AGLV). Also, areas which local evidence indicates as being more existing use or character. valued than the surrounding area.= HIGH-MEDIUM VALUE

• Community – ‘everyday’ landscape which is appreciated by the local community but 27 Duration is the time period over which the change to the receptor would arise as a result of the development. It is judged as: Table B - Significance criteria of landscape impacts • Permanent: The change is expected to be permanent with to intention for it to be reversed. SIGNIFICANCE CRITERIA • Long-term: the change is expected to be in place for 10-25 years and will be reversed, Substantial beneficial Landscape feature is significantly enhance and improved in a manner fully mitigated or removed so no longer occurring beyond that time frame. consistent with the local landscape character

• Medium-term: the change is expected to be in place for 2-10 years and will be reversed, Moderate beneficial Landscape feature is enhanced and extended in a manner consistent fully mitigated or removed so no longer occurring beyond that time frame. with the local landscape character

• Short-term: the change is expected to be in place for 0-2 years and will be reversed, Slight beneficial Landscape feature is enhanced in a manner consistent with local fully mitigated or removed so no longer occurring beyond that time frame. landscape character

Neutral Virtually imperceptible or no indirect change in landscape Extent indicates the geographic area over which the effects will be felt as a result of the proposed characteristics over a very localised area, or virtually imperceptible, or development. It is judged as Wide, Intermediate, Localised or Limited. no, direct change to landscape components/ character

• Wide: beyond 4km, or more than 50% of the receptor • Intermediate: up to approx. 2-4km, or around 50% of the receptor Slight adverse Perceptible indirect change in landscape characteristics over a • Localised: site and surroundings up to 2km, or up to approx. 25% of the receptor. localised area, or direct change to landscape components/ • Limited: site, or part of the site, or up to approx. 10% of the receptor. character over a very localised area. Partial loss or deterioration of landscape component which is not mitigated

Significance of Landscape Impacts Moderate adverse Noticeable indirect change in landscape characteristics over less The landscape impacts of the proposed development have been assessed by considering the extensive area, or direct change to landscape feature/ character over a degree to which each landscape feature is likely to be affected, taking into account the ease with localised area. which features could be replaced, and the contribution each feature makes to local landscape character, is assessed as high, medium or low. The condition of each feature is assessed as good, Substantial adverse Very noticeable indirect change in landscape characteristics over moderate or poor. These aspects are difficult to quantify and their assessment depends largely on an extensive area, or direct change to landscape features/ character professional judgement. Measures to mitigate the landscape impacts are also considered. over a less extensive area.

The overall significance of the landscape impacts, based on the combined effect of the elements described in the paragraphs above is summarised using the criteria stated in methodology Table B below. The criteria in the table are a combination of the receptor sensitivity and magnitude of effects as defined previously.

28 Visual Assessment Medium Medium value activity (activities that do not involve appreciation of the landscape) and/ or medium value of the existing view, and/or proximity to the proposal. Such as travellers using cycle Views have been assessed from an average height of approximately 1.6m above ground routes or scenic roads as well as visitors staying within an area such as at caravan or camping sites. level. The significance of a predicted impact is determined by combining the sensitivity of visual receptors with the magnitude of change, duration of the proposed development and Medium-Low Low-Medium value activity (where engaged with another activity that does not the extent of the receptor that is likely to experience the change. The visual assessment allow opportunity to appreciate the landscape) and/or medium/low value of the existing view, and/or focuses on the visual impacts upon public viewpoints so does not consider the effects upon proximity to the proposal. Such as most road and rail users and outdoor workers. views from private properties, which would be subject to separate Residential Amenity Assessment; this does not however affect the sensitivity of the receptors experiencing views. Low Low value activity and/or low existing value on view and/or proximity to proposal. Such as travelling at speed on motorways and trunk roads or those engaged in work or sporting activities. The viewpoints were chosen to represent views in which the proposed development would be visible, none are included in which the proposed development would not be visible. Visual Impact Assessment:

Sensitivity of Visual Receptors Magnitude of Change

Sensitivity is categorised as high, medium, or low, according to the degree to which In the visual assessment the magnitude is measured on a scale of High, Medium or Low. It is determined a particular viewpoint or receptor can accommodate change arising from a particular by the distance from the receptor, the extent of change in the field of vision, the proportion or number development without detrimental effects on its visual amenity. This is judged by considering of viewers affected and the duration of activity apparent from each receptor, which may be a single the susceptibility of the visual receptor to the type of change or development proposed with viewpoint or a sequence of points that may have transient views, for instance along a road. This has the value attached to that receptor. Sensitivity is judged by combining the susceptibility involved a combination of site, and desk based analysis. of the receptor to change with the value attached to that receptor which depends on the following factors: The following degrees of scale have been adapted from GLVIA methodology:

• Large: where the development would cause a very noticeable change in the existing • Location and context of the receptor: For example, receptors/viewpoints which are visual experience of the receptor. closer to the site are generally more susceptible; • Medium: where the development would cause a noticeable change in the existing visual • Number of viewers who commonly use the receptor: Some receptors/viewpoints experience of the receptor. are commonly used by the public, such as formal viewing platforms, picnic areas or • Small: where the development would cause a perceptible change in the existing visual recreational rights of way. Other viewpoints may be difficult to gain access to; experience of the receptor. • Nature of the receptor: Public footpaths, for example, can be susceptible, since the • Negligible: where the development would cause a largely imperceptible change in the existing users’ attention is often focused on the landscape. By contrast, views from outdoor visual experience of the receptor. sport facilities, transport routes or places of work are less susceptible; • No Change: Where the development will not be discernible in the visual experience of the • Movement of viewers at /on the receptor: More transitory views, for example from a receptor. motorway, are generally less sensitive than views experienced from footpaths; • Value attached to views take account of the relation to heritage assets or planning Duration is the time period over which the change to the receptor would arise as a result of the designations and the cultural significance of the viewpoint, including its appearance development. It is judged as: in guidebooks and tourist maps, or cultural and historical associations. • Permanent: The change is expected to be permanent with to intention for it to be reversed. Table C : Criteria for determining visual receptor sensitivity • Long-term: the change is expected to be in place for 10-25 years and will be reversed, fully mitigated or removed so no longer occurring beyond that time frame. Sensitivity of Visual Receptors • Medium-term: the change is expected to be in place for 2-10 years and will be reversed, fully mitigated or removed so no longer occurring beyond that time frame. High High value activity (those engaged or who’s focus is on the landscape) with extended • Short-term: the change is expected to be in place for 0-2 years and will be reversed, fully period of exposure and/or proximity to the proposal. Such as promoted viewpoints, specific/ mitigated or removed so no longer occurring beyond that time frame. key viewpoints and panoramic viewpoint marked on maps. Extent indicates the geographic area over which the effects will be felt as a result of the proposed High-Medium: Medium-high value activity (activities that do not specifically involve development. It is judged as Wide, Intermediate, Localised or Limited. focus on the view but have plenty of opportunity to experience and appreciate the landscape) with high/medium value of the existing view, and/or proximity to the proposal. Such as along • Wide: beyond 4km, or more than 50% of the receptor public rights of way and key views to/from local landmarks as well as visitors to attractions • Intermediate: up to approx. 2-4km, or around 50% of the receptor or heritage assets where view contribute to the experience. • Localised: site and surroundings up to 2km, or up to approx. 25% of the receptor. • Limited: site, or part of the site, or up to approx. 10% of the receptor.

29 Significance of Visual Impacts

Table D - Significance criteria of visual impacts

SIGNIFICANCE CRITERIA

Substantial Adverse The proposals would be visually intrusive and would cause a significant deterioration in existing views, resulting in disruption to valued views of the area.

Moderate Adverse The proposals would be visually intrusive and would cause a noticeable deterioration in existing views, resulting in some disruption to valued views of the area.

Slight Adverse Although not very visually intrusive, the proposals would cause a barely perceptible deterioration in certain views into and across the area.

Neutral effect No discernible deterioration or improvement in existing views; the proposals would avoid being visually intrusive.

Slight Beneficial The proposals would cause a barely perceptible improvement in existing views

Moderate Beneficial The proposals would cause a noticeable improvement in existing views.

Substantial Beneficial The proposals would cause a significant improvement in existing views.