Landscape and Visual Appraisal

LANDSCAPE AND VISUAL APPRAISAL

MRS COWELL & MRS DONNELLY

LAND NORTH OF CLOPHILL ROAD MAULDEN, BEDFORDSHIRE

REF. NO. 3206_RP_001

STATUS: PLANNING

DOCUMENT CREATED: 25.11.2014

REVISIONS REVISION D 19/10/16

LLOYD BORE LTD 33 ST GEORGE’S PLACE CANTERBURY KENT, CT1 1UT

Tel: 01227 464340 Fax: 01227 464341

[email protected] www.lloydbore.co.uk 3206_RP_001 | LANDSCAPE & VISUAL APPRAISAL FOR MRS COWELL & MRS DONNELLY PLANNING

PREFACE

This LVIA assessment and report were originally undertaken between November 2014 and January 2015.

Following a preliminary planning submission the scheme was subsequently withdrawn in light of various comments received, for further review and design development.

A revised scheme was produced and the details of the original and revised schemes are provided in Section 3 of this report.

Upon review of the original assessment and the nature of the revised scheme, it has been concluded unnecessary to undertaken a completely new Landscape & Visual Impact Assessment for the revised scheme.

It is the professional opinion of this report that no significant changes in baseline conditions has occurred since the original assessment that would have an impact upon the assessment process of conclusions of the original report.

It is also the professional opinion of this report that the changes to the scheme that have resulted will also result in no measurable change in the assessed effect or impact of the proposed development on either landscape character or visual amenity.

This statement therefore confirms that it is the professional opinion of Lloyd Bore that the assessment and conclusions contained within this report remain valid and accurate.

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CONTENTS

1. INTRODUCTION �� 2 Guidance ��2 Assessment Approach ��2 Structure of the Report��3 2. SCOPING �� 4 Establishing the Study Area��4 Sources of Information ��4 Nature of Potential ‘Effects’ ��4 Key Receptors ��5 3. BASELINE STUDIES �� 8 The Site and Surroundings ��8 Topography ��10 Land use / Land cover��12 Public Rights of Way��13 Settlement Envelope ��14 Landscape Character Areas ��15 Visual Context and Accessibility ��19 4. PROJECT DESCRIPTION ��22 Key Features and Components ��22 Assumptions ��23 5. IDENTIFICATION OF EFFECTS ��24 Visual Amenity��24 Landscape Resource ��34 Landscape Character Areas ��34 6. SUMMARY & CONCLUSION ��36 Nature of Potential Effects ��36 Ability to Accommodate Development ��36 Overall Conclusion ��36 7. APPENDIX 1: METHODOLOGY ��37 Assessment Methodology��37 Assessment Tables & Matrices ��37 Scoping ��37 Baseline Studies��37 Project Description��40 Identification of Effects��41 Definitions and Terminology ��43

Author: Andrew Cox CMLI, Dip LA, (Bsc Hon) Head of Landscape Checked / Approved by: Julian Bore CMLI, Managing Director

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1. INTRODUCTION

1.1 This document has been produced on behalf of Mrs Cowell and ASSESSMENT APPROACH -- The anticipated ‘nature of change’ which will be brought Mrs Donnelly, to accompany a planning application for proposed about by the proposed development. residential development, on land north of Clophill Road, Maulden, 1.4 The Landscape Institute have published a ‘GLVIA3 Statement of -- Whether the proposed development will, on balance, be Bedfordshire. Clarification 1/13 June 2013’ to provide clarification of the effect of the latest LVIA guidance upon the recommended approach for beneficial, adverse or neutral. 1.2 The purpose of this report is to undertake an impartial landscape and undertaking landscape and visual impact assessments. Table 1: Types of landscape and visual impact assessment. visual appraisal (LVA) of the proposed development. It will: 1.5 With specific reference to ‘Non EIA Landscape and Visual Impact • Describe the existing baseline conditions with regard to key Appraisals’ this states; Assessment Terminology / Scope

landscape components and identify the unique landscape

character areas (LCAs) that result from the combination of these ‘In carrying out appraisals, the same principles and process as LVIA Report

components for an appropriately sized study area. may be applied but, in so doing, it is not required to establish EIA

Type Effect” Neutral Change” “Nature of Adverse / Magnitude “Degree of Cumulative Beneficial / Operational Assessment whether the effects arising are or are not significant given that Construction “Significance” Phase Impacts Phase Impacts • Assess the sensitivity of the existing landscape in terms of Susceptibility / the exercise is not being undertaken for EIA purposes. The character and views, and establish its ability to accommodate LVIA reason is that should a landscape professional apply LVIA principles ü ü ü ü ü ü ü x ü change. (EIA) and processes in carrying out an appraisal and then go on to • Describe the anticipated changes resulting from the proposed LVIA determine that certain effects would be likely be significant, given the (non x ( ü ) ü ( ü ) ü ü x ü ü development, and assess the ‘magnitude of change’ upon term ‘significant’ is enshrined in EIA Regulations, such a judgement EIA) landscape character and views. could trigger the requirement for a formal EIA. The emphasis on LVA x x ü x ü x x x ü • Determine the ‘degree of effect’ of identified impacts with regards likely ‘significant effects’ in formal LVIA stresses the need for an ( ü ) = May be included if applicable to the particular project being assessed. to scale, duration, permanence and value. approach that is proportional to the scale of the project that is being assessed and the nature of its likely effects. The same principle - GUIDANCE focussing on a proportional approach – also applies to appraisals of landscape and visual impacts outside the formal requirements of 1.3 The approach adopted for this report has been informed and guided EIA.’ by the following key sources: • The Landscape Institute and Institute of Environmental 1.6 Assessment reports relating to landscape and visual impact can Management and Assessment, Third Edition, 2013. Guidelines therefore be divided into three categories, as indicated in Table 1. for Landscape and Visual Impact Assessment; • LVIA (EIA): A Landscape and Visual Impact Assessment • The Countryside Agency and Scottish Natural Heritage, 2002. produced as part of the Environmental Impact Assessment (EIA) process, to inform and Environmental Statement. It will assess Landscape Character Assessment: Guidance for England and • the “Significance” of all potential landscape and visual impacts Scotland. (construction, operational and cumulative). Landscape Institute Advice Note 01/11. Photography and • • LVIA (non EIA): A Landscape and Visual Impact Assessment for photomontage in landscape and visual impact assessment; a project which does not required EIA. It will assess the “Degree • Scottish Natural Heritage, 2006, Visual Representation of Wind of Effect” for issues identified to be relevant to the project and will Farms, Good Practice Guide. ‘scope-out’ issues from assessment which are not relevant. Note. The latter document is relevant to photographic • LVA: A Landscape and Visual Appraisal where an assessment of methodology. the scale and importance (significance) of landscape and visual effects is not required, however it will comment on the following issues, as appropriate to the project; -- The ‘susceptibility’ of the landscape and visual resource to the particular type of development proposed.

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STRUCTURE OF THE REPORT These are determined by consideration of the size / scale, geographic extent, duration and reversibility of the impact. For visual 1.7 The detailed methodology used in compiling this assessment is impacts the issues of viewing distance and elevation, exposure, described in Appendix 1 of this report. prominence, atmospheric and seasonal conditions are also considered. 1.8 Based on the above, this report will adopt the general principles set out for a Landscape and Visual Appraisal and will take the following Section 6: Conclusion structure: This section comprises a nontechnical summary of the main Section 1: Introduction conclusions resulting from the assessment.

This section introduces the type and structure of the report and briefly explains the terminology used in the report.

Section 2: Scoping

This section establishes the study area and scope of the assessment.

It identifies the relevant issues which need to be included in the assessment and those which can be appropriately ‘scoped out’.

Section 3: Baseline Studies

This section describes the nature of the existing landscape and visual environment. It identifies appropriate landscape character areas, the visual context and accessibility of the site, the likely visual receptors and representative viewpoints.

This section will also identify the sensitivity of significant landscape and visual receptors. For visual assessment, this is displayed alongside the baseline photograph for each view.

Section 4: Project Description

This section describes the key features and components of the proposed development which relate to landscape and visual amenity, including details of potential impacts and effects and any primary mitigation measures which have been included within the design.

Section 5: Identification Of Effects

This section summarises the anticipated impacts and resulting effects that would arise from the operational phase of the proposed development, upon landscape character and visual amenity.

It identifies the nature of these effects in terms of whether they will be direct / indirect / secondary, short / medium / long term, permanent / temporary, beneficial / adverse or neutral.

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2. SCOPING

2.1 The purpose of the preliminary scoping exercise is to: NATURE OF POTENTIAL ‘EFFECTS’

• Define the extent of the study area. Landscape Effects • Identify the relevant sources of landscape and visual information. 2.5 Likely effects of the proposed development upon landscape • Identify the nature of the possible impacts, in particular those resources are assessed to be: which are considered likely to occur and to be ‘Significant’. • The potential for change to the character of the site and its • Identify the main receptors of the potential landscape and visual immediate surroundings as a result of; effects. -- Introduction of new built form on a previously undeveloped • Establish the extent and appropriate level of detail required for site and an alteration to the existing ‘rural grain’. the baseline studies, including identifying those issues which can be ‘scoped out’ of the detailed assessment as being ‘Not -- Change in vegetation cover and character of the site. Significant’. -- Change in the appearance and character of a site in proximity to a Site of Special Scientific Interest. ESTABLISHING THE STUDY AREA -- Change in the settlement envelope of Clophill and Hall End 2.2 The defined study area for this assessment is shown in Figure No 1. Maulden

Extent of the physical land visual landscape Visual Effects

2.3 Having considered the preliminary development proposals and site 2.6 Likely significant effects of the proposed development upon visual context, it has been judged that a study area with a radius of 1.5km resources are assessed to be: centred on the proposed site would be sufficient to assess potential • A change in the nature and composition of the visual landscape impacts upon both landscape and visual character. resulting from a change in the character and appearance of the site potentially affecting the amenity value associated with SOURCES OF INFORMATION existing views form; Figure. 1: Study Area (Not to Scale) 2.4 Preliminary desktop investigations have identified the following -- Adjoining residential properties © Crown Copyright, All rights reserved. 2014 Licence number 0100031673 sources of key information to be relevant to this assessment: -- Nearby Listed Buildings • OS digital mapping data. -- Nearby Public Rights of Way • MAGIC online mapping data -- Clophill Road • English Heritage Listed Building and Schedule Monument Listings • Central Bedfordshire Council Local Plan / Proposal Map. • Core Strategy and Development Management Policies 2009 • Design in Central Bedfordshire - A Guide for Development (2010) • The Central Bedfordshire Design Guide (September 2014) • Central Bedfordshire Landscape Character Assessment (former Mid Beds Area 2007) • Clophill Conservation Area Appraisal 2008 • Clophill Parish Plan 2008

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KEY RECEPTORS Non Relevant Landscape Topics 2.18 The Silsoe Conservation Area is located approximately 2km to the south of the site at its closest point, and is separated from it by the Scoping Out 2.11 All other landscape topics not listed above are considered to be ‘Not A507, the river Flit valley and by the north part of the settlement of Significant’, and in line with EIA guidance have be excluded from the Silsoe itself. 2.7 Directive 2011/92/EU is clear that the emphasis of LVIA should be on detailed assessment. identification of the likely significant environmental effects, and the 2.19 Due to the physical separation of the site from these conservation need for an approach that is in proportion to the scale of the project 2.12 These topics have been excluded on the following grounds: areas it is assessed that the proposal site makes no direct or being assessed. • The topic or issue is not present within the defined study area, indirect contribution to the landscape or visual character of these conservation areas, or their immediate settings. Relevant Landscape Topics or is at a sufficient distance from the site of the proposal that it can be readily accepted that there would be no potential for any 2.8 On completion of a preliminary desktop review of the study area, impact or change to occur. it was concluded that the following landscape issues are relevant • Although the proposal would result in an impact or change upon for consideration within the detailed assessment. They are present a topic or issue, the change is considered to be of an insignificant within the defined study area, and there is potential for impacts to scale compared to the size and scale of the topic being occur as a result of the proposed development: affected. An example would be the effect that a small domestic development might have on a National Character Area. Landscape Receptors 2.13 The following topics, although present within the defined study area, 2.9 Potential receptors of impacts and effects of the proposed have be assessed as unlikely to experience any actual or noticeable development upon landscape receptors are assessed to be: impacts: • Vegetation Cover Conservation Areas • Land use characteristics • Urban Grain 2.14 There are 2 designated conservation areas within the study area; • Settlement Envelope • Clophill Conservation Area, and • The overall character of the ‘6B: Mid Greensand Ridge’ • Wrest Park Conservation Area. landscape character area as identified within the Central Bedfordshire Landscape Character Assessment . 2.15 The closest of these is the Clophill Conservation Area located approximately 250m east of the proposal site and encompasses Visual Receptors most of the pre- Second World War village of Clophill. The village is mid-point in a string of settlements lying along the valley of the River 2.10 Likely significant receptors of impacts and effects of the proposed Flit – from Clifton and Shefford in the east to Maulden and Ampthill in development upon visual receptors are assessed to be: the west. It is situated on the north bank of the River Flit between its • Residents of adjoining residential areas to the immediate east water meadows to the south and the rising ground on the Greensand and south, located along Clophill Road and within the western Ridge, running along the northern edge of the village. edge of the settlement of Hall End Maulden 2.16 Wrest Park is also located approximately 1.2km to the southeast of • Users of the surrounding PROW network in particular the site at its closest point, and covers a large area associated with -- Footpath 28 the historic grounds of Wrest House. The site is separated from this conservation area by the settlement of Clophill and by the A507 and Bridleway 23 -- A6. -- Bridleway 24 2.17 Maulden Conservation Area is located approximately 1.8km to the Visitors to: • west and covers the historic village core of the medieval village of -- Maulden Wood SSSI. Maulden. This conservation area is separated from the site by a large area of open cultivated farmland with occasional farmsteads • Drivers and Passengers travelling along Clophill Road: and cottages and some ribbon residential development along Clophill Figure. 2: Conservation Areas (Not to Scale) Road. © Crown Copyright, All rights reserved. 2014 Licence number 0100031673

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Listed Buildings 2.23 Due to the physical separation of the site from these listed buildings Local Nature Reserves / County Wildlife Sites it is assessed that the proposal site makes no direct or indirect 2.20 There are a number of listed buildings located within the defined contribution to the landscape or visual character of these listed 2.27 There are no Local Nature Reserves within the 1.5km radius study area. buildings, or their immediate settings. study area. The closest LNR is Maulden Church Meadows located approximately 1.8km northwest of the site. 2.21 The closest of these is 204, Clophill Road (Grade II) located Scheduled Monuments approximately 100m east of the proposal sites southeast corner 2.28 There are a number of County wildlife sites within the study area along Clophill Road and on the opposite side of the road. The 2.24 There are a number of scheduled monuments within the defined which include; site and this listed building are separated by a number of private study area, these include; • Maulden Woods and Heath residential properties located between the site and this property • Newbury Farm Moat, along Clophill Road. • Flit Valley Cainhoe Castle, and • • Warren Wood, and 2.22 The next closest is Long Thatch (Grade II) located approximately • Old St Mary’s Church. 230m west of the proposal sites southwest corner along Clophill • Simpsonhill Plantation. Road. The site and this listed building are separated by an open 2.25 These are all located approximately 1.5km or beyond from the 2.29 The closest of these is Maulden Woods and Heath which adjoins cultivated agricultural enclosure and a number of private residential proposal site and separated from it by significant areas of urban directly onto the sites northern boundary. As this woodland is also properties and farmstead development located between the site and development, open agricultural farmland and woodland areas. designated as a SSSI, potential impacts upon this area will be this property along Clophill Road. adequately considered in this context and it not necessary to carry 2.26 Due to this physical separation it is assessed that the proposal site out a separate assessment against the CWS designation as well. makes no direct or indirect contribution to the landscape or visual The remaining CWS are considered to be a sufficient distance from character of these listed buildings, or their immediate settings. the site to remain unaffected.

Figure. 3: Listed Buildings(Not to Scale) Figure. 4: Scheduled Monuments (Not to Scale) Figure. 5: Local Nature Reserves & County Wildlife Sites (Not to Scale)

© Crown Copyright, All rights reserved. 2014 Licence number 0100031673 © Crown Copyright, All rights reserved. 2014 Licence number 0100031673 © Crown Copyright, All rights reserved. 2014 Licence number 0100031673

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Ancient Woodland

2.30 There are three areas of ancient woodland within the 1.5km study area. These are the northern half of Maulden Wood located approximately 1.4km to the north of the site, and Simpsonhill Plantation and Warren Wood, both located approximately 500m southeast of the site on the opposite side of the A507 and river Flit.

2.31 Due to this physical separation it is assessed that development of the site has no potential to impact upon these ancient woodlands and that the proposal site makes no direct or indirect contribution to the landscape or visual character of these listed buildings, or their immediate settings.

Figure. 6: Ancient Woodland (Not to Scale)

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3. BASELINE STUDIES

Figure. 7: The Site and its Surroundings. THE SITE AND SURROUNDINGS LEGEND 3.1 The location and extent of the development site is shown in Figures No 7 and 8. Site Extent

3.2 The site is located on the western edge of the village envelope of ‘Clophill and Hall End Maulden’ in Central Bedfordshire, but 1.5km radius Study is actually located within the Ward of Ampthill and the Parish of Area Maulden.

3.3 Although the site is technically located within the Parish of Maulden, part of the defined settlement envelope of the ‘Clophill and Hall End Maulden’ settlement envelope extends across the defined parish boundary with the majority of the settlement of Clophill being located within the Parish of Clophill. The village of Maulden itself being located approximately 2km west of the proposal site.

3.4 Clophill is located at the intersection between the A6 and the A507 approximately mid way between Bedford and Luton, to the north and south, and Ampthill and Shefford to the west and east respectively.

3.5 The proposal site is located on the north side of Clophill Road, the original main road providing travel from west to east along the river Flit valley, but which has now been replaced by the new A507. The site is situated approximately 230m west of the junction between Clophill Road with the A6.

3.6 The site is roughly rectangular in shape and is situated to the west of a modern residential development built on the former settlement edge of Clophill, and immediately to the south of Maulden Wood. The site has a maximum width of 100m and a depth of 120m and extends to approximately 1 ha.

3.7 The site comprises areas of cultivated farmland as illustrated in Photo 1.

3.8 To the north the site adjoins directly on to Maulden Wood, a large area of protected semi natural, broad leaf woodland with areas of acidic grassland and conifer plantations, owned and managed by the Forestry Commission. The woodland is designated as a Site of Special Scientific Interest (SSSI) for the acidic grassland and heathland interest. The northern end of the wood is also an SSSI because of its importance as one of Bedfordshire’s largest remnants N of ancient woodland. © Crown Copyright, All rights reserved. 2014 Licence number 0100031673 0 250 500 750 1000 Scale 1:20000 @ A3

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Figure. 8: Aerial Photograph.

LEGEND

Site Extent

A6 A507 1.5 km radius Study Area

Photo 1: The Proposal Site

3.9 To the east the site adjoins directly on to the large modern housing Maulden development of Trilley Fields, which comprises predominantly a mix Wood of detached houses of a range of architectural styles and materials, all in keeping with the traditional local vernacular. With a mix of private driveways and garages and accessed by a communal, semi private access road. The physical boundary comprises a simple Clophill timber post and 3 rail fence with a row of newly planted trees along the boundary (outside of the proposal site) As a result the eastern boundary is extremely open in nature and permits good and clear Clophill Road views west from a number of properties with westward aspects located within the Trilley Field Development. A507 3.10 To the west the site adjoins in part onto another cultivated agricultural enclosure of identical appearance and character to the proposal Warren Wood site along the northern half of this boundary, and onto 135 Clophill A507 Road along the southern half of this boundary. The north part of this Simpsonhill boundary comprise a simple strained wire agricultural fence, whilst Plantation the boundary with 131 Clophill Road is formed largely from standard River Flit 1.8m high timber fence panels. Beyond the immediately adjoining land to the west there is further areas of agricultural land with agricultural and residential ribbon development along Clophill Road. This includes the small rural ‘Burgione Business Centre’ located approximately 280m to the west of the site.

3.11 To the south the site adjoins directly onto Clophill Road, on the A6 opposite side of which there is a extensive area of residential development which forms part of the defined settlement envelope Wrest of Clophill and in fills an area of land between Clophill Road and the Silsoe Park A507 further to the south. N Reproduced from information obtained from (c) Getmapping PLC.

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TOPOGRAPHY

3.12 The general topography of the site and study area ,based upon OS Figure. 9: Topography. 10m contour data and standard 5m OS Terrain Data is shown in Figure No 9. LEGEND

3.13 The general topographic character of the study area is of a large Site Extent scale undulating and rolling landscape created by a network of broad valleys and vales punctuated by ridges and areas of elevated ground. 1.5 km radius Study Area 3.14 Within the study area the topography varies from approximately 50m AOD up to 120m AOD. At the broad scale the topography is 110-120m AOD generally falling from north to south The most notable topographic features are the broad and wide Flit Valley and the adjacent 100-110m AOD ‘Greensand Ridge’ immediately to the north and which run southwest to northeast across the northern and central parts of the study area. 90-100m AOD 80-90m AOD 3.15 The topography of the landscape is heavily influenced by underlying geology and the weathering action upon it, in particular by 70-80m AOD hydrological processes. 60-70m AOD

3.16 The following extract from the Central Bedfordshire Landscape 50-60m AOD Character Assessment (former Mid Beds Area 2007) describes the underlying geology as follows;

‘1.2. Mid Bedfordshire district contains almost all the geological formations found within the county creating a very varied landscape character ranging from the edge of the Chiltern’s chalk in the south, clay vales and hills and the distinctive Greensand ridge. Although there are a wide variety of rock types within the District, the rocks outcrop in a simple way, the geological strata generally running diagonally from south-west to north-east. The angle of inclination (dip) is south-easterly

1.3. The underlying rock strata, as illustrated in Figure 7, were laid down under maritime conditions between 160 million and 70 million years ago. At this time the County was completely covered by the sea resulting in a range of geological deposits. Geological events that followed these maritime conditions resulted in drift geological deposits and these define the upper strata in many places.’

3.17 The most significant underlying geological feature present within the study area and informing the large topographic character of the landscape is the prominent Greensand Ridge which is a distinctive landform in Bedfordshire. N

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3.18 The following extract from the Central Bedfordshire Landscape 3.21 The proposal site slopes evenly from north to south and is devoid of Character Assessment (former Mid Beds Area 2007) describes the significant landform features or topographic variation. Greensand Ridge as follows;

‘1.7. The prominent ridge of Lower Greensand (the Woburn Sands formation) forms the most distinctive landform in Bedfordshire. It extends in a north-easterly direction across the County from Leighton Buzzard through Mid-Bedfordshire to Potton forming a continuous upstanding ridge cut only by the Ivel Valley. The Woburn Sands were formed at the bottom of a shallow sea during the Lower Cretaceous period – 120 million years ago. Bedfordshire (Mid Bedfordshire District) has more greensand than any other county to the north of the Thames.

1.8. The light sandy soils of the greensand and underlying boulder clay support substantial areas of ancient woodland. In the past woodland clearance resulted in extensive areas of heathland, many of which have subsequently been forested and are now plantation woodland. The sands are used in numerous industries including in the manufacture of glass and for building purposes and continue to be the subject of significant quarrying activity. Quarrying is more intense within the west where the sand is at greatest thickness and there is limited covering of drift boulder clay.

1.9. Within the sands are layers of Fuller’s Earth. Fuller’s Earth is a rare clay which has a restricted distribution in Britain. It was formed by a volcanic explosion –the ash from the eruption settling in the shallow water – producing Fuller’s Earth layers. Fuller’s Earth occurs up to 3.5 metres thick, in isolated deposits within the Woburn Sands. Originally used to cleanse woollen cloth (a process called fulling), Fuller’s Earth is now used for a wide range of purposes such as refining edible oils, paper making and pharmaceuticals. The working of Fuller’s Earth has a long tradition in the County, notably in the Flit Valley - likely to date back to Roman times.’

3.19 At a local scale the proposal site is located at approximately 50-60m AOD on the south facing slope of the Greensand Ridge which forms the northern side of the river Flit Valley.

3.20 The landform rises evenly to the north and falls away to the south of the proposal site towards the river Flit with the contours extending evenly across the site and beyond from east to west. To the immediate north Maulden wood sits on a small local protrusion of slight elevated ground on a northwest to south east aligned ridge, formed by small valley tributaries located along the main river Flit Valley.

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LAND USE / LAND COVER

3.22 The key land use / land cover characteristics of the study area have Figure. 10: Land use / Land cover been mapped using aerial photography and are shown in Figure No 10. LEGEND

3.23 The study area is fairly simple and uniform in terms of the Site Extent dominant land use / land cover types present. The landscape is predominantly open farmland comprising of an equal mix of arable and grazing pastures, fragmented by large areas of woodland 1.5 km radius including significant areas of semi natural and ancient woodland Study Area with some coniferous planations punctuated with ribbon / linear rural settlements and farmsteads located along the main historic roads. Woodland

3.24 The arable landscape comprises small to medium-sized irregularly shaped field enclosures located predominantly on the flatter ridge Cultivated tops above 60m AOD, whilst grazing meadows are found mainly on Farmland the steeper valley sides or below 60m AOD within the Valley Bottom. Grassland 3.25 It is noted however that local farming practices do involve the seasonal change between arable and grazing pasture and individual plots commonly alter between the two states. Parks and Gardens 3.26 This predominantly agricultural landscape, with the 1.5km study area is then noticeable interrupted by significant areas of woodland, Water Bodies / notably Maulden Wood, Warren Wood and Simpsonhill Plantation. lakes Also by the large linear settlement of Clophill.

Urban Settlements 3.27 Development areas are represented by a mix of large ribbon villages located along the Clophill / Shefford Road and small farmsteads and rural hamlets scattered throughout the arable landscape. Rural development / farmsteads 3.28 The proposal site comprises a small enclosed area of cultivated farmland located adjacent to the urban edge of the settlement of Clophill which adjoins onto the sites eastern and southern boundaries.

3.29 As such it represents a somewhat atypical feature within the local landscape.

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PUBLIC RIGHTS OF WAY

3.30 Public rights of way within the study area are shown in Figure No 11. Figure. 11: Public Rights of Way & Public Open Space.

3.31 There are no Public Rights of Way (PROW) across or through the LEGEND proposal site. Site Extent 3.32 There is one significant regional important PROW within the study area. The Greensand Ridge Walk LDF runs in an roughly west to easterly direction across the northern part of the study area, along 1.5 km radius the elevated ridge line of the Greensand Ridge. Within the defined Study Area study area this footpath passes through and along the edges of Maulden Wood and then along the northern edge of Clophill to the east of the A6. Greensand Ridge Walk 3.33 At its closest point it is approximately 380m north east of the site and separated from it by built up parts of Clophill, the A6 and the Public Footpath southeastern corner of Maulden Woods.

3.34 Generally within the study area the PROW network is fairly evenly Public Bridleway distributed and provides good access and permeability across the study area.

3.35 The network is slightly more extensive to the north of the A507 and associated with the upper parts of the Greensand Ridge. Typically BW24 footpaths extend either parallel with and along the top of ridgelines or perpendicular to the slope providing links between the ridge top FP28 pathways and the valley bottoms.

3.36 The landscape within the study area is generally an attractive, pleasant and interesting rural landscape. Where the PROWS run along elevated ridges, they are considered generally to provide a high level of amenity and recreational value.

3.37 The closest PROW to the proposed site is public footpath FP28, which is within 150m of the site’s western boundary, and which extends in a south to north alignment linking Clophill Road to byway BW24, on the southern edge of Maulden Wood. At its southern end this footpath passes along a narrow access route between nos 123 and 123a Clophill Road.

3.38 Public byway BW24 is also located approximately 150 to 180m west of the site and also follows a north to south alignment linking Clophill Road with Maulden Wood. This byway comprises a tarmac access road which provides access to Ivy Farm and Hall End. N

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SETTLEMENT ENVELOPE

3.39 The defined settlement envelopes of the existing built up area within Figure. 12: Settlement Envelope the study area are shown on Figure No 12. LEGEND 3.40 There are 3 defined ‘settlements’ located within the study area, these include Site Extent • Clophill and Hall End • Silsoe, and 1.5 km radius • Maulden Study Area

3.41 Of these the Clophill and Hall End settlement is considered most relevant with the proposal site being located immediately adjacent to the western edge of the settlement envelope.

3.42 The sites entire eastern and southern boundaries adjoin directly onto the settlement, which extends beyond the site westward to the south along Clophill Road up to Hall End. This settlement is generally of a linear and ribbon nature arranged along the alignment of Clophill / Shefford Road, with a broadening of the development width, as a result of more modern infill development, around the intersection between this road and the A6.

3.43 In terms of urban grain there are two distinctive patterns to the settlement of Clophill, the first being older and more historic ribbon development of a linear nature arranged facing onto Clophill / Shefford Road, typically one plot deep. The second being more modern infill residential development comprising Mews and Cul-de- sac type developments arranged around small spur road arrange perpendicular to the main road.

3.44 The defined settlement of Maulden is located approximately 1km to the west of the site. This area relate to a number of residential properties located along Clophill Road around Green End. This is however shown as a separate area from the main village Maulden which is a further 800m west and does not begin until the junction between Clophill Road and Silsoe Road

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LANDSCAPE CHARACTER AREAS Agricultural land is primarily in arable cultivation but with some Settlements comprises medium to small villages and hamlets variation of land use i.e. pockets of pasture and free-range pig (predominantly linear). Some have a varied character (due to modern Regional Landscape Character Areas farming that bring localised variation. There is a greater proportion of expansion) e.g. Maulden and Silsoe with others (including estate pasture on the north west facing slope. villages)being consistent in terms of material and style such as 3.45 The study area is covered by the regional scale Central Bedfordshire Haynes (red bricks, clay tiles and timber-framed houses). Landscape Character Assessment (former Mid Beds Area 2007) as Strong underlying heathland character with fine examples of remnant shown in Figure No 13. heathland and neutral/acid grassland. The John Bunyan Trail and Greensand Ridge Walk cross significant tracts- connecting the ridge with the adjacent area. 3.46 The study area is covered by 2 separate character areas, and as a High ecological value - the area supports several nationally important result represents a simple landscape. Character area boundaries are sites of mature conservation including Kings Wood, Glebe Meadows, Bordered by the town of Ampthill that brings some urban edge usually fairly arbitrary, and in reality character areas often overlap at and Cooper’s Hill - all SSSI. Cooper’s Hill is the largest heathland characteristics to the landscape.’ their edges, so that sites located close to these boundaries can often site remaining in Bedfordshire. be influenced by or exhibit characteristics of more than one character 3.51 The Central Bedfordshire Landscape Character Assessment (former area. Strong wooded context with extensive areas of deciduous woodland Mid Beds Area 2007) has assessed the landscape character (a large proportion of which is ancient), mixed woodland and Sensitivity to be HIGH, and the visual sensitivity to be Moderate to 3.47 Within the 1.5km radius study area the key landscape character coniferous plantations e.g. Exeter Wood, Maulden Wood and High. areas present are: Rowney Warren Wood. 3.52 It recommends policies to ‘conserve and enhance the landscape’ • Mid Greensand Ridge Character Area Woodland located along the northwest facing slope and northern half and in particular makes the following recommendations with regard • Flit Greensand Valley of the ridge top forms part of The Forest of Marston Vale - one of 12 to development issues: Community Forests in England. 3.48 Three further character area are present to the south east , but are • Respect the consistent, unified architectural character of villages e.g. red brick, clay tiles and timber frames. all located beyond 1.5km from the site, these include; The contrast of arable land and densely wooded areas creates • Harlington - Pulloxhill Clay Hills contrasting perspectives from open and exposed to enclosed and • Monitor linear development, infill of villages in order to prevent sheltered. further settlement coalescence and loss of individual village Upper Gravehurst - Meppershall Clay Hills • identity – this is particular the case for the dispersed, loose • Barton-le-clay Clay Vale A large number of historic parks and gardens impart a designed settlements and ‘Ends’. character - including the Grade II* listed Southhill Park and Old Monitor the expansion/widening of the transport corridors to 3.49 The site itself is located fully within the Mid Greensand Ridge Warden Park and the Grade II listed Moggerhanger Park, Ickwell • prevent further fragmentation of the landscape. Character Area at the eastern end of the character area. Bury and Ampthill Park. • Conserve panoramic views from the ridge across the adjacent Mid Greensand Ridge Character Area Parkland is a dominant land use, influencing not just the land with in Clay Vales (5d,5e). the park boundary but also the wider landscape for example through Conserve the ridge in providing a strong wooded horizon, skyline 3.50 The Central Bedfordshire Landscape Character Assessment (former the creation or retention of tree clumps as part of significant vistas. • Mid Beds Area 2007) describes the key characteristics of this and back drop to the surrounding vales - any ridge top change character area as: Good survival of moated sites – particularly associated with could have a major impact in views. woodland assarting. • Conserve views to and from the northwest facing slope and resist ‘ A large scale ridge with a gently undulating ridge top; forming part development at the foot of the slope that would threaten to dilute Variable fields and roadside boundaries - ranging from mature of the prominent band of Greensand that extends SW-NE across the the dramatic contrast in character between the vales and the shelter belts to gappy, short flailed boundaries to intact holly hedges county. ridge. (surrounding Southhill Park). Dramatic north west facing slope forming a distinct backdrop to the • Conserve the character of rural roads, limiting urbanising North Marston Vale and East Marston Vale Clay Vales (5d and 5e), A dismantled railway runs north-south through the area with railway influences e.g. kerbing and widening and erosion of verges. as well as far-reaching, clear views across these adjacent open bridges and tunnels in local views. Ensure that traffic management measures are sympathetic to landscapes. those areas with a strong rural character; Primary transport routes including the M1 and A6(T) and Midland Conserve the distinction between the ridge and the adjacent Flit Divided by the course of the River Flit which has carved a valley Mainline railway cross north-south through the ridge and reduce • Greens and Valley (7a) and ensure development does not spill through the Greensand and created a small outlying section of the tranquillity although large areas of the ridge have a remote character. over the ridge diluting the contrast between the two landscapes. ridge to the south of the valley.

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• Promote Green Infrastructure and explore options for improving recreational opportunities and public access. Nevertheless, it is important to consider the associated development of facilities Figure. 13: Regional Landscape Character Area e.g. Visitor centres, car parking and potential impact of increased traffic that might impact upon the rural, tranquil character defining LEGEND much of the ridge. Site Extent

1.5 km radius Study Area

Mid Greensand Ridge

Flit Greensand Valley

Barton-le-clay Clay Vale

Harlington - Pulloxhill Clay Hills

Upper Gravehurst - Meppershall Clay Hills

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Townscape Character of Clophill

3.53 The regional landscape character area assessment has generally Figure. 14: Townscape Character Area excluded from assessment settlements and developed areas, which possess their own unique townscape character. LEGEND

3.54 Clophill is a large village settlement that covers a significant Settlement proportion of the study area, and is large enough to analyse in terms Envelope of its own unique character.

3.55 Within the settlement it is also possible to identify a number of A Central Core distinct sub character areas. B Eastern Fringe 3.56 Broadly the settlement of Clophill can be divided into 3 distinctive Western Fringe part areas as shown in Figure No 13: C • The Historic Eastern Fringe • The Modern Core, and • The Western Fringe

3.57 Photographs illustrating the appearance of these various character areas are provided in Photos 2 to 10 below. A The Historic Eastern Fringe B 3.58 This character area is informed predominantly by the Clophill Conservation area and is characterised by more the original and historic ribbon type development located along Shefford Road. This C covers the historic core of the village and key buildings such as the school and church and the majority of the listed buildings within the village.

The Modern Core Area

3.59 This character area cover the central part of the settlement located around the junction between the A6 and Shefford Road, and comprises a significant area of modern infill development which extend the settlement up to the A6.

The Western Fringe

3.60 This character area is informed by an area of gradual modern westward expansion of the settlement west of the A6 along Clophill Road and is characterised by predominantly small modern housing estates set off and back from Clophill Road with the occasional older and original properties located with the more modern development along Clophill Road. N © Crown Copyright, All rights reserved. 2014 Licence number 0100031673 0 500 1000 1500 2000 Scale 1:10000 @ A3

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Photo 2: Historic Eastern Fringe Photo 4: Modern Core Photo 6: Western Fringe

Photo 3: Historic Eastern Fringe Photo 5: Modern Core Photo 7: Western Fringe

Photo 8: Historic Eastern Fringe Photo 9: Modern Core Photo 10: Western Fringe

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VISUAL CONTEXT AND ACCESSIBILITY

Zone of Theoretical Visibility Figure. 15: Zone of Theoretical Visibility.

3.61 The Zone of Theoretical Visibility (ZTV) for the proposed study LEGEND area is shown in Figure 15. This diagram has been produced using Global Mapper computer software and is based upon standard 5m Site Extent OS Terrain Data.

3.62 The ZTV is intended only to provide an initial broad assessment of 1.5 km radius the likely visibility shed of the proposed site, in order to establish Study Area potential public locations from where views of the site might be gained. Areas where 3,6 and 9m tall 3.63 The ZTV is a representation only of the areas from where potential transmitter may be views may occur, and is not intended as an accurate representation viewed of precise areas from where views will be gained. The ZTV diagram Areas where 6 and has considered only the screening effect of landform, major built up 9m tall transmitter areas and major woodlands and does not take into account localised may be viewed variations in landform, the presence of intervening vegetation cover or other built structures such as walls or fences that would further Areas where 9m tall transmitter may affect visibility. be viewed.

3.64 The diagram also takes into consideration the following parameters: Areas of wooded accounted form • Transmitter heights of 3, 6 and 9m above existing ground level within ZTV located at a position approximately central to the development site, and intended to represent a 2 storey property. Areas of settlement • Receptor viewing height of 1.65m above ground level. accounted for within ZTV • Developed area having been given a generic height of 9m • Significant woodland areas having been given a generic height of 15m

3.65 The ZTV diagram generated shows that due to a combination of landform, existing development and areas of significant vegetation, the proposed site has a very limited visual envelope. The primary viewing window for the site is along a narrow corridor to the west of the site along the ridge line.

3.66 To the south the existing areas of residential settlement to the south of Clophill Road, and Simpsonhill Plantation combine to restrict views of the site to locations along Clophill Road. The ZTV suggests that there is the potential for some limited extended views to the southwest, through a gap between the wooded areas of Simpsonhill Plantation and Pennyfather’s Moor from a small ridge of higher N ground which forms the southern side of the river Flit valley just north © Crown Copyright, All rights reserved. 2013 Licence number 0100031673 0 100 200 300 400 Scale 1:10000 @ A3

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of Silsoe. However it is anticipated that further existing vegetation -- Byway 24. cover within this area, which has not been considered in the • Drivers and passengers of vehicles travelling along Clophill production of the ZTV diagram would provide additional screening Road. of the site, and it is considered unlikely that the site is clearly visible from these locations. 3.71 The type and locations of visual receptors likely to be affected by views of the proposed development are identified below, and 3.67 The ZTV suggests that views to the east would predominantly only classified according to their sensitivity into Primary, Secondary be available from the edge of the adjacent Trilley Fields residential and Tertiary views, depending upon the sensitivity of the location, development, which would then prevent views extend further the nature of the activity being undertaken and the existing visual east into and across the rest of the settlement. There is however amenity associated with the view. the potential of a narrow viewing corridor immediately east of the site where it may be possible to gain views across the existing Primary Receptors settlement. However it is again considered very unlikely given the very similar baseline elevations between these areas and the site 3.72 Primary receptor locations have been identified as comprising: that views of the site would be available as even relatively low • Residents of adjoining residential properties in particular: intervening built form and vegetation cover would quickly obscure views towards the site. -- Properties located on the western edge of the adjacent Trilley Fields development 3.68 To the north the ZTV demonstrates the rising topography and the -- Properties immediately south of the site along Clophill Road extensive area of Maulden Wood, prevent views north extending beyond the boundary of the site. -- No 131 Clophill Road • Users of the surrounding PROW network in particular: 3.69 The ZTV suggests that primary views of the site are gained from a fairly restricted viewing cone immediately west of the site, along -- Footpath 28 the alignment of the ridge line. It is also suggested that there is a -- Byway 24. potential for these views to extend beyond the 1.5km study area. The highlighted areas are however predominantly associated with areas • Drivers and passengers of vehicles travelling along Clophill Road of cultivated farmland, and it is noted that the views do not extend for the section immediately south of the site. as far west as the settlement of Maulden. It is also noted that the Secondary Receptors ZTV does not take account of the screening effect of any existing field boundary vegetation present within this highlighted area and 3.73 Secondary receptor locations have been identified as comprising: the area from which view of the site may be possible is likely to be significantly less than that highlighted. • Views generally from Clophill Road • Users of the surrounding PROW network in particular: Visual Receptors -- Footpath A3 3.70 Views towards the site from public vantage points have been identified as being primarily from: Tertiary Receptors

• Residents of adjoining residential properties in particular: 3.74 Tertiary receptor locations have been identified as: -- Properties located on the western edge of the adjacent Trilley • Farm workers carrying out general agricultural activities within Fields development the surrounding farmland areas to the west. -- Properties immediately south of the site along Clophill Road -- No 131 Clophill Road • Users of the surrounding PROW network in particular: -- Footpath 28

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Representative Viewpoint Locations

3.75 Representative viewpoint locations for identified key visual receptors Figure. 16: Viewpoint Locations. / locations are shown in Figure No 16 & 17. These are considered to be representative of the nature of available views from all identified LEGEND receptor sites and sufficient for assessment of the potential visual effects of the proposed development. Site Extent

3.76 The selected representative viewpoint locations comprise: • View 1 - Clophill Road - East 1.5 km radius Study Area • View 2 - Clophill Road - South

• View 3 - Clophill Road - West 10 Viewpoint Location • View 4 - Public Footpath FP28 • View 5 - Public Byway BW24/Maulden Woods • View 6 - Nursery Close • View 7 - Clophill Road / Green End • View 8 - Public Footpath FP3 • View 9 - Public Footpath FP10 • View 10 - Public Footpath FP8 • View 11 - Public Footpath FP A3 8

3.77 Baseline photography was originally taken on the 4th December 5 6 11 7 1 4 2 2014, under average to poor atmospheric conditions. 3

10 5

6 4 1 2

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4. PROJECT DESCRIPTION

4.1 An original scheme was initially submitted to the local planning authority in September 2015. See Figure No 17 below.

Figure. 18: Original Submitted Scheme (Sept. 2015)

4.2 Following consultation responses from the LPA and from a number of Figure. 19: Proposed Development (Sept. 2016) other Consultees including; • The developable area was reduced in size and moved south KEY FEATURES AND COMPONENTS Greensand Trust • away from the edge of Maulden Woods to create a 20 ‘buffer’ • The Wildlife Trust for Bedfordshire, Cambridgeshire and 4.5 The information below is based upon the following documentation • The number of proposed properties has been reduced from 22 to Northamptonshire, and submitted with the planning application: 18 • Natural England • 3206_DR_001_Indicative Masterplan • Large Open Green Space has been created in a more central location. • 3206_RP_002_Design and Access Statement 4.3 The initial scheme was modified to address a number of concerns raised relating to Open Green Space, potential ecological impacts • Proposed Hedgerow and tree planting along Clophill road Description of the Proposed Development and potential impacts on landscape character and visual amenity. boundary removed to create a more ‘Open’ aspect to the road See Figure No 18 Opposite. frontage. 4.6 The main scheme components and features are summarised below:

Adopted Mitigation Measure • Proposed building heights reduced and omission of proposed 2.5 • A new public access road will be created, joining with Clophill storey properties. Road at the position of the existing farm access track and 4.4 Following consultation responses the following key changes were field gate This will involve the creation of a standard bellmouth made to the scheme to mitigate for potential impacts; junction.

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• A new pedestrian footpath will created along the eastern boundary providing direct access between the centre of the site and the eastbound bus stop on Clophill Road. • The development will create 18 new buildings, with ancillary outbuildings, detached garages and car barns, which through a combination of single and multiply occupancy will provide a total of 21 dwellings. • The new dwellings will vary in height from 1.5 storey to 2 storey and will comprise a mix of architectural styles and materials, reflecting the traditional vernacular of Central Bedfordshire, drawing architectural influence in particular from ‘Late Estate Style Cottage’ and the use of dormer and eyebrow dormer features. • Building materials will include the use of red and yellow brick, with some white rendered and weatherboard facade details, and a mix of plain clay tiles and slate roofs. • The scheme will include the creation of a small ‘pocket park’ and an informal play area / amenity space in a central eastern location. • The scheme has allowed for generous private rear gardens and includes new boundary and public realm tree planting. • Parking will be provided through a mix of private driveways, integral or detached garages, and some limited communal car barn and private parking courtyards. • Driveways will be permeable block paved. • The street hierarchy will comprise a standard asphalt public road, providing access to private and shared block paved driveways and parking courtyards

ASSUMPTIONS • The baseline information detailing the proposed development is detailed and thorough, and adequately describes the full nature and character of the proposed development, and its key components and processes. • No assumptions regarding the proposed development have needed to be made due to lack of information, and the assessment has been based in full on the project details set out in this section of the report.

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5. IDENTIFICATION OF EFFECTS

5.1 Having completed the baseline studies and reviewed the detailed 5.5 It has been concluded that the potential for the development to development proposals, the nature of potential effects upon key cause visual impacts upon views is therefore restricted to locations landscape and visual receptors are described in the following immediately adjacent to the site boundaries to the east, west and section. south. Views from the east and south of the site do not extend beyond 50m from the site boundary, and only very limited views VISUAL AMENITY extend further than 500m to the west.

5.2 Baseline photography for the visual assessment was originally 5.6 Overall the site and proposed development is considered to have a undertaken in December 2014 as part of the initial assessment. very small, contained visual envelope, and as a result would affect Following amendment to the proposal the original assessment has only a small number of individuals at the local scale. been reviewed to update where necessary the potential nature of visual impacts that may now arise from the amended scheme. 5.7 The assessed impact upon the remaining individual viewpoints is set Although approximately 18mths has passed since the original site out in the following section of this report. assessment photos where taken these have been reviewed and it has been concluded that no significant changes have occurred Photo 13: View from Viewpoint 9, Footpath FP10 within any of these views and that the original photography remains suitable for the assessment of the revised scheme.

5.3 Impacts upon the visual amenity of the study area would result from the proposed introduction of additional residential dwellings, in a currently undeveloped location on the urban fringe of Clophill, viewed primarily from: • A small number of specific locations on two PROWs to the west of the site, within 500m • From the adjoining residential properties to the east and south • A short section of Clophill Road immediately to the south of the site.

5.4 Of the 11 selected representative view points it has been established that the site and future development would have no visual impacts Photo 11: View from Viewpoint 5, Bridleway BW24/Maulden Wood Photo 14: View from Viewpoint 10, Footpath FP8 from the following locations, due to the absence of clear views and the presence of intervening built form, vegetation cover and landform: • View 5 - Public Bridleway BW24/Maulden Woods • View 7 - Clophill Road / Green End • View 9 - Public Footpath FP10 • View 10 - Public Footpath FP8 • View 11 - Public Footpath FP A3

Photo 12: View from Viewpoint 7, Clophill Road / Green End Photo 15: View from Viewpoint 11, Footpath FP A3

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Approximate location of site within view

Photo 16: Existing View from Clophill Road, East - Panoramic

View 1 - Clophill Road - East 5.13 There are no significant visual detractors within the view. 5.17 The change in composition and nature of the view would therefore be of Medium magnitude. The nature and composition of the view Visual Receptors Nature of Change (Magnitude) would alter noticeably with the proposed development resulting in an ‘enclosing’ of Clophill Road and an extension of the settlement street 5.8 This is representative of views available from Clophill Road (as 5.14 From this location the proposed development would introduce the frontage. viewed when travelling west), and from the residential properties following new visual components: located along Clophill Road within 500m of the proposal site. • The 3 new residential properties proposed along the southern Susceptibility to Change boundary of the site would be clearly seen in the centre of the 5.9 This view will be experienced predominantly by: 5.18 This view is assessed to have a Low susceptibility to the proposed view, appearing similar in nature to existing properties located development. The new features introduced into the view are • Drivers and passengers of motor vehicles travelling west along Nursery Close in the centre right of the view. considered not to be uncharacteristic of the existing view and its Pedestrians, including residents walking along Clophill Road • • The existing drainage ditch would remain visible with the new immediate setting. The new architecture would not appear out of • Residents of properties located along Clophill Road with north / post and rail fence visible along the top of the bank. keeping with the existing settlement present at this location, and west facing views. • Partial glimpsed views of the roofs and upper storeys of a small would not introduce uncharacteristic elements into the view, within number of properties in the south western part of the site would which rural residential development is already a key feature. Nature of existing view, visual components & detractors be seen through breaks between the 4 proposed properties 5.19 Although there would be a loss of openness and a loss of a limited located along the southern boundary of the site. 5.10 This is a short range, contained and partially framed view along view of an area of cultivated farmland, at this location these are Clophill Road, dominated by the public road and adjacent residential 5.15 These elements would be introduced into a prominent central considered to be minor components of the view. A continuation of properties, with a partial and fragmented view of an area of cultivated location within the view and would become primary features within the built form of the village along the road would not detract from the farmland. the view. visual character of this section of Clophill Road. 5.11 The viewing location varies between calm and relatively quiet to 5.16 The development would result in the loss of the following Assessed Effect busy and noisy, with Clophill Road a relatively active local-scale components from the existing view: rural road linking Maulden to the west with Clophill and the A6 to the 5.20 It is concluded that the proposed development would have a east. The condition of the viewing location is assessed to be ordinary • The existing residential property visible in the centre left of the ‘Neutral’ effect upon the visual amenity value of this view. comprising a fairly typical section of public road and footpath of view would become partially obscured. 5.21 The proposed development would not introduce uncharacteristic and average quality and condition. • The existing area of cultivated farmland in the centre background / or detracting features into the view, and would not cause the loss of of the view would be replaced. 5.12 Key existing visual components of the views are considered to significant valued visual components include; 5.22 In this context the effect upon view 1 would be Direct, Long Term, Clophill Road • Permanent and Neutral. • Residential properties of diverse architecture

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Approximate location of site within view

Photo 17: Existing View from Clophill Road, South - Panoramic

View 2 - Clophill Road - South • Residential development at Trilley Fields 5.32 The overall change in the composition and nature of the view would be of High magnitude. The nature and composition of the view would Visual Receptors 5.28 There are no significant visual detractors within the existing view. substantially change, with the proposed development enclosing Clophill Road and extending the settlement’s street frontage. 5.23 This is representative of views available from Clophill Road, and from Nature of Change (Magnitude) the residential properties located along Clophill Road immediately Susceptibility to Change south of the proposal site. 5.29 From this location the proposed development would introduce the following new visual components into the view: 5.33 This view is assessed to have a Low susceptibility to the proposed 5.24 This view will be experienced predominantly by: • The 4 new residential properties proposed along the southern development. The new features introduced into the view would • Drivers and passengers of motor vehicles travelling along boundary of the site would be clearly seen in the centre not be uncharacteristic of the existing view and its immediate Clophill Road foreground of the view. setting. The new architecture would not appear out of keeping with the nature of existing settlement at this location, and would not Pedestrians, including residents walking along Clophill Road The access road and junction would be clearly visible, and these • • introduce uncharacteristic elements into the view, as rural residential would permit views into the interior of the site. • Residents of properties located along Clophill Road with north development is already a key feature here. facing views. • Partial, glimpsed and fragmented views of the roofs and upper storeys of the properties across the site would be seen between 5.34 The proposed development would result in the loss of openness - a Nature of existing view, visual components & detractors breaks in the 4 southernmost properties located along the loss of a view of an area of cultivated farmland, as well as a partial southern boundary of the site. loss of view of the edge of Maulden Woods. The continuation of the 5.25 The view is currently a short to mid range, contained and partially built form of the village along the road would not be uncharacteristic framed view across an open area of cultivated farmland toward 5.30 These features would be introduced into a prominent central of this section of Clophill Road. Maulden Woods. foreground location, becoming the prime focal points within the view. Assessed Effect 5.26 The viewing location varies between calm and relatively quiet to busy 5.31 The development would result in the loss of the following and noisy, with Clophill Road a relatively active local-scale rural road components from the existing view; 5.35 It is concluded that the proposed development would have an linking Maulden to the west with Clophill and the A6 to the east. The ‘Adverse’ effect upon the visual amenity value of this view, as condition of the viewing location is assessed to be ordinary, being • The existing area of cultivated farmland in the centre of the view experienced from existing residential properties. a typical section of public road and footpath of average quality and would be replaced. condition. • Views of the lower edge of Maulden Wood would be partially 5.36 Although the proposed development would not introduce obscured, but views of the upper canopy of the wood, would uncharacteristic or detracting features into the view, it would result 5.27 Key visual components of the view include: remain seen through gaps in the new road side properties and in a notable loss of openness for residential properties immediately south of the site, including a partial loss of views of Maulden Woods. • Clophill Road above the development in the interior of the site. • Cultivated farmland 5.37 In this context the effect upon view 2 would be Direct, Long Term, Permanent and Adverse. • Maulden Woods

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5.38 Views experienced by the general public, in particular by drivers and passengers of motor vehicles, would experience no significant change in the amenity value, and in this context the effect upon view 2 would be Direct, Long Term, Permanent and Neutral.

5.39 This is based upon the fact that to arrive at this location from either direction occupants of motor vehicles would already have driven past existing linear residential development flanking both sides of Clophill Road. The proposed development would therefore continue the existing residential street character along this section of the road.

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Approximate location of site within view

Photo 18: Existing View from Clophill Road, West - Panoramic

View 3 - Clophill Road - West • Settlement edge of Clophill (Trilley Fields) 5.49 The overall change in the composition and nature of the view would be of High magnitude. The nature and composition of the view Visual Receptors 5.45 There are no significant visual detractors within the view. would alter, with the proposed development resulting in a substantial increase in the amount of built form present. The perceived 5.40 This is representative of views available from Clophill Road Nature of Change (Magnitude) settlement edge of Clophill would move from a background to a mid- (travelling east), and from the residential properties located on ground location. Clophill Road within 500m of the proposal site. 5.46 From this location the proposed development would introduce the following new visual components into the view: Susceptibility to Change 5.41 This view will be experienced predominantly by: • The new houses proposed along the western boundary of the • Drivers and passengers of motor vehicles travelling east site would be clearly visible in the centre foreground, although 5.50 This view is assessed to have a Low susceptibility to the proposed 131 Clophill Road would provide some screening of properties development. The new features introduced into the view would • Pedestrians, including residents walking along Clophill Road immediately to the rear. be characteristic of the existing view, within which rural residential • Residents of properties located along Clophill Road with north / development is already a commonplace feature. The new The proposed new boundary hedge and trees proposed along east facing views. • architecture would not be out of keeping with that of existing the western boundary would also be clearly visible along the settlement present here, and would not introduce uncharacteristic edge of the cultivated field in the foreground. These would Nature of existing view, visual components & detractors elements into the view. ultimately provide some low level screening of these properties 5.42 The existing view is a short to mid-range, contained and partially and garden spaces. 5.51 The proposed development would not result in the loss of openness framed view across an open area of cultivated farmland toward • Partial, glimpsed and fragmented views of the roofs and upper but would result in a partial loss of views of part of the edge of Maulden Woods and the existing settlement edge of Clophill. storey parts of the properties in the southern and northern parts Maulden Woods. of the site would be seen through breaks between the properties 5.43 The viewing location varies between calm and relatively quiet to busy Assessed Effect along the western boundary of the site. and noisy, with Clophill Road a relatively active local-scale rural road linking Maulden to the west with Clophill and the A6 to the east. The 5.52 It is concluded that the proposed development would have an 5.47 These features would be introduced into a central mid-distance condition of the viewing location is ordinary, being a typical section of ‘Adverse’ effect upon the visual amenity value of this view, as location within the view, and would become important, but not public road and footpath of average quality and condition. experienced from existing residential properties. dominant features. 5.44 Key visual components of the views include: 5.53 Although the proposed development would not introduce 5.48 The development would result in the loss of the following uncharacteristic and detracting features into the view,it would result • Clophill Road components: in the loss of views towards Maulden Woods. • Cultivated farmland • Views of the edge of Maulden Wood would be partially obscured, but views of the upper canopy of the wood would remain visible 5.54 In this context the effect upon view 3 would be Direct, Long Term, • Maulden Woods above the new development. Permanent and Adverse. • Residential development (131 Clophill Road)

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5.55 Views experienced by the public, in particular by drivers and passengers of motor vehicles, would undergo no significant change in their amenity value, and in this context the effect upon view 3 would be Direct, Long Term, Permanent and Neutral.

5.56 This is based upon the fact that to arrive at this location from either direction occupants of motor vehicles would already have driven past existing linear residential development flanking both sides of Clophill Road. The proposed development would therefore continue the existing residential street character along this section of the road.

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Approximate location of site within view

Photo 19: Existing View from Footpath FP28 - Panoramic

View 4 - Footpath FP28 • The upper parts of the roofs and chimneys of a small number 5.70 The proposed development would at worst introduce very of new properties located in the far north western section of the minor background elements into the view which would not be Visual Receptors proposal site, may just be visible above ridge line in the centre of uncharacteristic, and would have no impact upon the prevailing the view. visual amenity value of the view. 5.57 This is representative of views available from public footpath FP 28 and Byway 24, located to the west of the site, and also from adjacent 5.64 The overwhelming majority of the development would not be visible 5.71 In this context the effect upon view 4 would be Direct, Long Term, residential properties. from this location, being screened by intervening landform. Permanent and Neutral.

5.58 This view will be experienced predominantly by: 5.65 The new visible elements would occupy a small, background location • Walker and hikers using the footpath and byway to access within the view, and would form very minor components. between Maulden Woods and Clophill Road. 5.66 The development would not result in the loss of any existing • Residents of nearby properties with east-facing views. component from the view and would appear at distance of at least 30m from the edge of the Maulden Wood. Nature of existing view, visual components & detractors 5.67 The overall change to the composition and nature of the view would 5.59 This is a short, contained open view across a small area of grazing therefore be of Negligible magnitude. The nature and composition of pasture / paddocks. the view would not be altered by the proposed development, which 5.60 The viewing location is calm, peaceful, quiet and safe. The condition would introduce only minor, partial elements into the background of of the viewing location is good, being a pleasant section of footpath the view. in fair condition. Susceptibility to Change 5.61 Key visual components are: 5.68 This view is assessed to have a Low susceptibility to the proposed • Grazing pasture / paddocks development. The new features that would be introduced into the view would not be uncharacteristic of the existing view, within which • Maulden Woods rural residential components are already a feature. The new visible • Small scale residential development elements would be minor in scale and visual presence, and would not alter the composition or character of the view. 5.62 There are no significant visual detractors within the view. Assessed Effect Nature of Change (Magnitude) 5.69 It is concluded that the proposed development would have a 5.63 From this location the proposed development would introduce the ‘Neutral’ effect upon the visual amenity value of this view. following new visual components:

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Approximate location of site within view

Photo 20: Existing View from Nursery Close - Panoramic

View 6 - Nursery Close • The new residential properties proposed in the eastern and Susceptibility to Change central parts of the site would be clearly seen in the centre Visual Receptors foreground of the view. This would include views of elevations, 5.82 This view is assessed to have a Medium susceptibility to the roofs, garden fences, walls and hedges. proposed development. Although the proposed development would 5.72 This is representative of views available from a small number of not be uncharacteristic of the existing setting, nor represent a The proposed new pocket park and associated landscaping, private residential properties located immediately east of the site, • detracting feature, the existing residential views are assessed to be planting, hedges and trees would be clearly visible in the along the western edge of the Trilley Fields development. highly sensitive to change. foreground of the view, in front of the new buildings. 5.73 This view will be experienced predominantly by: • Partial, glimpsed and fragmented views of the roofs and upper Assessed Effect • Residents of properties with west facing views. storey parts of the properties in the western part of the site would 5.83 It is concluded that the proposed development would have an be seen between breaks in the foreground properties, particularly ‘ effect upon the visual amenity value of this view, as Nature of existing view, visual components & detractors from second storey windows. Adverse’ experienced from the existing residential properties. 5.74 The existing view is currently a mid-range, partially contained and 5.79 These features would be introduced into a prominent central 5.84 Although the proposed development would not introduce framed view across an open area of cultivated farmland, and of foreground location within the view, and would become the prime uncharacteristic and detracting features, it would result in a notable residential properties located along Clophill Road. focal points within the view. loss of openness for those residential properties located immediately 5.75 The viewing location is considered to be calm, peaceful, quiet and 5.80 The development would result in the loss of the following east of the site. safe. The condition of the viewing location is considered to be good, components from the view: being a pleasant well-maintained private driveway. 5.85 In this context the effect upon view 6 would be Direct, Long Term, • The existing area of cultivated farmland in the centre of the view Permanent and Adverse. 5.76 Key visual components of the view include: would be replaced. • Clophill Road • Views of the edge of Maulden Wood would be partially obscured, but views of the upper canopy of the wood, would remain visible Cultivated farmland • above the new development. • Maulden Woods • Views of existing residential properties located along Clophill • Residential development along Clophill Road Road.

5.77 There are no significant visual detractors within the view. 5.81 The overall change in the composition and nature of the view would therefore be of High magnitude. The nature and composition of the Nature of Change (Magnitude) view would change significantly with the proposed development, resulting in a foreshortening of the view and a loss of openness. 5.78 From this location the proposed development would introduce the following new components into the view:

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Approximate location of site within view

Photo 21: Existing View from Footpath FP3, adjacent to Old Farm

View 8 - Footpath FP3 • New buildings located in the far north west part of the proposal 5.99 In this context the effect upon view 8 would be Direct, Long Term, site would be visible in the extreme centre far-distance, within the Permanent and Neutral. Visual Receptors central break in the mid-distance vegetation cover. These would be viewed against the existing, similar residential development of 5.86 This is representative of views available from this public footpath, Trilley Fields, already visible within the view. and generally from elevated locations beyond 1km west of the site. 5.93 Due to the viewing distance, the existing residential development of 5.87 This view will be experienced predominantly by: Trilley Fields forms a barely recognisable feature within the view. • Walker and hikers using the footpath. 5.94 The new visible elements of the proposed development would also Farmers, farm operatives and horse owners accessing various • occupy a similarly distant background location, and would also be farm enclosures and paddocks. barely recognisable within the view. • Residents of Old Farm. 5.95 The development would not result in the loss of any existing Nature of existing view, visual components & detractors component from the view.

5.88 The existing view is a mid to long range, partially contained and 5.96 The overall change in the composition and nature of the view would framed view across open grazing pasture towards Maulden Woods. therefore be of Negligible magnitude. The nature and composition of the view would not be altered with the introduction of the proposed 5.89 The viewing location is considered to be calm, peaceful, quiet and development, which would introduce only minor features into the safe. The condition of the viewing location is good, being a pleasant background of the view at a location where a similar feature is section of footpath in fair condition. already present.

5.90 Key visual components include; Susceptibility to Change • Grassing pasture / paddocks 5.97 This view is assessed to have a Low susceptibility to the proposed • Maulden Woods development. The new features that would be introduced are assessed to be of such a small scale that they would be indiscernible 5.91 There are no significant visual detractors within the view. in the background of the view. Nature of Change (Magnitude) Assessed Effect 5.92 From this location the proposed development would introduce the 5.98 It is concluded that the proposed development would have a following new components into the view: ‘Neutral’ effect upon the visual amenity value of this view.

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Summary of effects upon visual amenity

5.100 The following table summarises the assessed effects of the proposed development upon visual resources:

Table 1 – Effect upon visual resources.

Resource Positive / Adverse

View 1 - Clophill Road - East Neutral View 2 - Clophill Road - South Adverse / Neutral View 3 - Clophill Road - West Adverse / Neutral View 4 - Footpath FP28 Neutral View 5 - Byway 24. Maulden Nil Woods View 6 - Nursery Close Adverse View 7 - Clophill Road / Green Nil End View 8 - Footpath FP3 Neutral View 9 - Footpath FP10 NIL View 10 - Footpath FP8 NIL View 11 Footpath FP A3 NIL

5.101 Overall it is concluded that the proposed development would have a ‘Neutral’ long term, and permanent impact upon the general visual amenity of views within the study area, as experienced by the public with the exception of the short section of Clophill Road immediately adjacent to the site.

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LANDSCAPE RESOURCE 5.111 The resulting changes in site land use and landcover would LANDSCAPE CHARACTER AREAS therefore be adverse in nature at a site scale, but neither adverse Topography nor beneficial at a wider scale, and would resulting in neither Mid Greensand Ridge Character Area improvement nor degradation of the existing condition, quality 5.102 The proposed development would result in minor localised 5.120 At the regional scale the site is located within the Mid Greensand or value of the landuse or landcover characteristics of the site’s alterations to ground levels within the confines of the site itself, Ridge Character Area. immediate surroundings. associated with the construction of foundations and creation of 5.121 A key characteristics of this character area, as identified in the development platforms for the new buildings. 5.112 In this context the effect upon landuse / landcover within the study Central Bedfordshire Landscape Character Assessment, is the area would be Direct, Long term, Permanent and Neutral. 5.103 The existing boundary site levels will remain unaltered and there is presence of medium to small villages and hamlets of a predominantly no intention for any significant lowering or raising of ground levels Public Rights of Way linear arrangement. within the site. 5.113 The proposed development would not result in any direct physical 5.122 Although the site is outside the current defined settlement envelope 5.104 The overall topographic characteristics of the site would remain change to any designated PROW. Potential changes in the visual of Clophill, its proximity to the urban fringe, and the fact it is unaltered by the development and the site’s topographic relationship amenity of views gained from PROWs will be addressed below under surrounded on two sides by existing settlement, means that the site with the surrounding landscape would also remain unaffected. the wider topic of visual amenity. is equally influenced by the adjacent urban landscape as the rural, and forms part of the urban / rural fringe rather than being part of the 5.105 These small changes in site levels would be neither beneficial nor 5.114 In this context the effect upon PROW within the study area would be wider surrounding agricultural landscape adverse in nature, resulting in neither improvement nor degradation Nil of the condition, quality or value of the topography or landform 5.123 The site does not contain or represent a rare or unusual valued character. Settlement Envelope landscape feature. It is a fairly typical landscape, albeit one that as part of the wider rural landscape influences the defined character of 5.106 In this context the effect upon topography within the study area 5.115 The proposed development would result in a direct change to the this area. would be Direct, Long term, Permanent and Neutral. settlement envelope of Clophill, extending the envelope eastwards. 5.124 The introduction of residential development upon the site would Landuse / Landcover 5.116 This extension would not extend the settlement envelope further therefore not be considered wholly uncharacteristic of its setting or west than it already extends, south of Clophill Road. Similarly the immediate surroundings, and would not fundamentally alter the wider 5.107 The proposed development would result in a noticeable change in proposal would not extend the envelope any further northwards than relationship between the settlement of Clophill and the surrounding the landuse and landcover characteristics of the site, changing it existing. The proposed development would therefore result in a agricultural and wooded landscape. from a large single area of cultivated farmland to an area of urban partial infilling of the existing settlement envelope rather than a clear character comprising roads, hard surfacing, buildings and private extension. 5.125 It is recognised that the development will result in a partial garden spaces. obscuring of views of the wooded ridge of Maulden Woods, but the 5.117 The increase in the settlement envelope would not result in any development will not completely obscure these views. 5.108 There will be a net loss in agricultural landscape and a net increase coalescence between Clophill and Maulden. in built form and hard surfacing. 5.126 The development is of a modest scale when compared to the 5.118 Although the development would cause a reduction in the amount regional scale of the Mid Greensand Ridge Character Area. Changes 5.109 Although the site is currently of an agricultural character it is bound of agricultural land and a corresponding increase in settlement area resulting from the development would therefore be restricted to a on the east and south by existing residential settlement, and there within the study area, the general relationship between the existing limited geographical area within the character area, and would not be is also a sizeable area of residential development to the west. The settlement of Clophill and the surrounding rural landscape would not experienced across the character area as a whole. site therefore occupies an urban/rural fringe location and the setting be fundamentally altered. of the proposal site is equally influenced by developed settlement 5.127 It is therefore considered that although this character area is character as it is agricultural. 5.119 In this context the effect upon Settlement Envelope would be Direct, assessed to have a High landscape sensitivity, its susceptibility to Long term, Permanent and Neutral. a change of this kind would be low, due to the scale, nature and 5.110 The resulting change to the landuse and landcover characteristics of location of the proposed development within the character area. the site, although clearly noticeable, would not be uncharacteristic or out of context with the site’s immediate surroundings. 5.128 As a result, at the regional scale, it is concluded that the development would have no noticeable impact upon the overall landscape characteristics of this area.

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5.129 In this context the effect upon the Mid Greensand Ridge Character 5.138 In this context the effect upon the Western Fringe Character Area Area would be Direct, Long term, Permanent and Neutral. would be Direct, Long term, Permanent and Neutral.

Clophill Townscape Character Summary of effects upon Landscape Resources / Character

5.130 At a local urban scale the site is adjacent to a distinctive sub- 5.139 The following table summarises the assessed effect of the proposed character area within the settlement of Clophill, associated with the development upon landscape resources: area west of the A6. Table 2 – Effect upon landscape resources / character 5.131 A project specific townscape assessment has identified this as the Western Fringe Character Area, the key features of which are: Resource Positive / Negative / Neutral • Area of gradual modern expansion, Topography Neutral • Small, modern housing estates surrounding a number of older original properties. Landuse Neutral Landcover Neutral 5.132 The site makes a direct contribution to the urban / rural fringe character of this part of Clophill, having a high level of visual Public Rights of Way Nil accessibility from adjacent residential properties and Clophill Road, Settlement Envelope Neutral and permitting views of Maulden Woods. Mid Greensands Ridge LCA Neutral 5.133 Although the site is outside the defined settlement envelope of Clophill - The Western Fringe Neutral Clophill, its proximity to the urban fringe, and the fact it is surrounded TCA on two sides by existing settlement, means that it is equally influenced by the adjacent urban and rural landscapes. It forms part 5.140 Overall it is concluded that the proposed development would at worst of the urban / rural fringe rather than part of the wider agricultural have a ‘Neutral’ impact upon landscape character. landscape

5.134 The proposed introduction of residential development on the site, of a kind similar to existing nearby development, would therefore not be uncharacteristic or out of keeping with the site, its immediate surroundings or it location within the urban / rural fringe.

5.135 Although there would be a change in the settlement envelope and an increase in the settlement area, this development would result only in the partial infilling of an enclosed and contained peripheral area to the existing settlement envelope. The proposed development would not cause a significant increase in the size of this character area, being of a relatively modest scale.

5.136 Considering the nature of potential effects upon topography, landuse, landcover, and the settlement envelope, the proposed development would have at worst a minor effect upon the townscape character of this part of Clophill, and would have no noticeable impact upon the character of the settlement as a whole.

5.137 It is therefore assessed that overall this character area would have a low susceptibility to change, to a development of this kind and scale.

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6. SUMMARY & CONCLUSION

NATURE OF POTENTIAL EFFECTS 6.8 These adverse impacts would not be due to the detailed ABILITY TO ACCOMMODATE DEVELOPMENT development proposals themselves, but rather the proximity of the Visual Resource site to these properties and the resulting loss of open views that Visual Resource these properties currently experience. The development itself would 6.1 It has been assessed that the site has very limited scope to cause 6.14 It is assessed that the site, its immediate surroundings and the wider not be uncharacteristic of the site’s setting nor inherently unpleasant changes to general public visual amenity, as the site is highly visually landscape has a high, long term capacity to accommodate the in appearance. contained. proposed development. 6.9 These adverse impacts should be considered temporary in nature, 6.2 There is the potential for some limited local scale adverse impacts, 6.15 The site is highly visually contained and would be seen from only a being experienced only by current occupiers. Future occupiers but these are limited to a small number of private residential small number of publicly accessible locations. From these locations with no prior knowledge of existing views would not consider the properties located immediately adjacent to the site, predominantly to it has been assessed that the development would have no significant proposed development unpleasant or uncharacteristic of the site or the south and east.. effect upon the general visual character of the wider landscape. its setting. 6.3 Overall the visual landscape is assessed to have a Low susceptibility 6.16 Adverse impacts would be short term and temporary, and would 6.10 The proposal plan has included specific measures to minimise the to the proposed development. The development would be visible affect only a small number of private residential properties visual impacts experienced by these properties, specifically: from a highly restricted, localised area immediately adjacent to the immediately adjacent to the site boundary, as a result of a partial loss site, and typically only from locations where residential development • Proposed new boundary hedgerow along the western site of open views across the site. These effects would be experienced is already either an existing feature of the view, or it is in the boundary by the current occupiers of these properties only, and would not immediate setting of the view origin. The nature of the proposed • Proposed new hedgerow and tree planting along the southern affect the wider population. development is assessed as characteristic of nearby residential boundary development. 6.17 The development would not result in the loss of any significant • Development of a linear pocket park along the eastern boundary cultural or historically important views. Future owners of the affected 6.4 Clear, publicly accessible views of the site would be gained from a to maximise distance between existing and new buildings. properties are unlikely to consider the proposed development as short section of Clophill Road immediately to the south of the site. • Orientation of new buildings to permit extended views across site unpleasant or uncharacteristic of the setting. From here, the new development would be clearly evident, appearing from properties located to east. as a natural continuation of the roadside settlement pattern already Landscape Resource established along Clophill Road, both to the west and east of the site. Landscape Resource 6.18 It is concluded that the site, its immediate surroundings and its It would not appear uncharacteristic or out of keeping with the setting wider landscape context has a high capacity to accommodate of the site. 6.11 The likely impacts and effects that may arise from the proposed development are limited and relate almost exclusively to the resulting the development without risk of adverse impacts upon key 6.5 There would be no adverse impact upon views from any of the public effect of a change in land use and a change in the shape of the landscape resources or overall landscape character. rights of way within the study area. settlement envelope of Clophill. 6.19 The development would not result in the loss of or damage 6.6 Views from two locations on two public rights of way have been 6.12 The proposed development is not uncharacteristic of its setting, and to key landscape resources or features, would not introduce identified to the west of the site. These are gained from public it is not of a scale, massing, location or nature that would result in uncharacteristic or detracting features into the landscape, and would footpath (FP28) within 500m of the site, and public footpath (FP3) any notable impacts upon the landscape resources that combine cause a minor extension to the settlement envelope in a location no 1km from the site. In both cases the visible elements of new to create the prevailing landscape character at a local, regional or further east than existing adjacent developed areas. development would be either so small and/or viewed from such a national scale. OVERALL CONCLUSION distance that they would form only minor background elements of the 6.13 Although the development would fundamentally change the view, and would have no measurable impact upon their composition, 6.20 This assessment concludes that the proposed site has a high appearance and nature of the site, this would not cause a nature or quality. As a consequence the proposed development capacity to accommodate the proposed development. It is concluded measurable change in the wider landscape character. This is in large would not reduce the amenity value of these views. that the proposed development is of an appropriate type, scale part due to the fact that, although the site is outside the defined massing and appearance for its setting, and would not cause an 6.7 The proposed development does have the potential to cause settlement envelope of Clophill, its proximity to the urban fringe and adverse change in the prevailing landscape and visual character of adverse impacts upon views from a number of residential properties existing settlement means that it is equally influenced by the adjacent the area. located adjacent to and overlooking the site from the south and east. developed landscape as the undeveloped rural landscape. The site occupies part of the urban / rural fringe rather than being part of the wider agricultural landscape

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7. APPENDIX 1: METHODOLOGY

ASSESSMENT METHODOLOGY 7.4 Due to the highly complex nature of the external environment and the • The topic or issue is not present within the defined study area or subjective way in which it can be viewed and perceived by the public, is at a sufficient distance away from the site of the proposal, that 7.1 The following diagram illustrates the process that has been following definitive tables / matrices of value are impossible to fully establish. it can be readily accepted that there would be no potential for any in undertaking this assessment. Section 5 is only undertaken impact or change to occur. however for assessments requiring a full EIA Landscape and Visual 7.5 There are always instances where aspects or values fall between Although the proposal would result in an impact or change upon Impact Assessment defined categories, with values almost always occurring as a • a topic or issue, the change is considered to be of an insignificant consistent gradient, which can not accurately displayed on by a set scale compared to the size and scale of the topic being number of defined categories. affected. An example would be the effect that a small domestic SCOPING 7.6 In undertaking an assessment, the assessor is therefore required to development might have on a National Character Area. use their professional expertise and judgement to establish their own BASELINE STUDIES values, using the tables only as a tool to help inform their judgement. BASELINE STUDIES 7.13 The purpose of the baseline studies is to establish the existing SCOPING landscape and visual conditions against which the proposal will be 7.7 The scoping exercise is completed by undertaking a preliminary assessed. DEVELOPMENT PROPOSALS desktop study of the site, its immediate surroundings and the 7.14 In terms of landscape this will identify the constituent elements, proposed scheme, to identify possible impacts and effects. features and characteristics of the landscape, and the way these Establishing the Study Area interact and vary spatially. It will establish the condition of these IDENTIFICATION OF IMPACTS components, the way that the landscape is experienced, and the 7.8 In determining an appropriate study area for assessment, it is value or importance attached to them. important to distinguish between the study of the physical landscape SIGNIFICANCE OF EFFECTS and the study of visual amenity. The study area required for analysis 7.15 In terms of visual amenity, the baseline work will establish the area from which the development may be visible, the different groups (Required for EIA’s ONLY) of the physical landscape is focused on the immediate locality of the identified site, but must include sufficient area to place the site into its of people (receptors) who may experience views, the location and wider landscape context. nature of existing views and the visual amenity at these points.

7.9 The study area for the visual assessment extends to the whole of the Desktop Study CONCLUSION area from which the site is visible and/or the proposed development 7.16 The first stage of the baseline study is a desktop study of relevant would be visible. available background information relating to the site and its ASSESSMENT TABLES & MATRICES Scoping Out surroundings.

7.2 To assist with the assessment process and provided clarification on 7.10 Directive 2011/92/EU is clear that the emphasis of LVIA should be 7.17 Principal sources of such information include: values assigned to various aspects within the assessment process a on identification of the likely ‘Significant’ environmental effects, and • The local planning authority. number of standard tables and matrices are provided in Tables A to I the need for an approach that is appropriate and proportional to the within this methodology. scale of the project being assessed. • Existing National, Regional, District and Local Landscape Character Area Assessments. 7.3 These tables are intended as an initial guide / starting point to enable 7.11 Only topics and issues which are relevant and significant should be • Statutory consultants including English Heritage and the assessor to consistently identify a common starting point or included within the LVIA. This approach is also considered to remain Environment Agency. value from which to assess individual aspects of a specific project. appropriate for Non Environmental Impact Assessment (EIA). These tables are therefore intended only as a tool to assist in the • Online national and regional mapping resources. assessment process and should not be taken as definitive tables of 7.12 It may therefore, be acceptable to ‘scope out’ certain topics and 7.18 value. effects from the outset, on the grounds that they are not significant or Typical baseline information may include: are disproportionate for the following reasons: • Aerial imagery. • Topography.

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• Soils & geology. Townscape Character Assessment 7.28 Urban areas are often omitted from national and regional landscape assessments due to the highly complex nature of the urban fabric, • Land cover. 7.24 The nature of townscapes requires particular understanding of a which prevents the establishment of a broad character type. For • Protective designations. range of different factors that together, distinguish different parts of this reason a separate project-specific ‘Townscape Character built up areas, including: • Historic context and features. Assessment’ may be necessary to identify different townscape The context or setting of the urban area and its relationship with character zones and components within the urban fabric, and within • Land use. • the wider landscape. the local study area. • Public rights of way. • Topography and its relationship with urban form. 7.29 It may sometimes be necessary, therefore, to either rule out or • Existing evaluation and assessment studies. • The grain of the built form and its relationship with historic otherwise interpret the content of existing landscape character Field Study patterns. assessments and their findings, especially if baseline conditions at the site-specific level are at variance with the broader landscape • The layout, scale and density of built form and building types, 7.19 Information collated in the desktop study is then checked and character classification. including architectural style, period and materials. confirmed by direct field observations, particularly in urban and urban 7.30 Within the local study area a number of distinct character areas are fringe areas where map and aerial data can be out of date, or difficult • Patterns of land use, past and present. identified or defined. Each area has its own distinctive character to interpret. The distribution and role of open green space and urban • defined by a Landscape Character Area (LCA) or Townscape vegetation. Landscape Character Area Assessment Character Area (TCA). • The type, character and quality of open space and public realm. 7.20 Analysis of the baseline landscape conditions provides a concise Visual Amenity Assessment • Access and connectivity. description of the existing elements, features, characteristics, 7.31 Baseline analysis of visual conditions provides a concise description character, quality and extent of the site and its surroundings. The role of existing Character Area Assessments of the prevailing visual characteristics and visual amenity of the study area landscape, in terms of pattern, scale, texture, complexity, unity, Landscape Character Assessment 7.25 Landscape character assessments have been carried out by a form and enclosure. number of authorities at a range of scales, from National and 7.21 Landscape assessment encompasses the appraisal of physical, Regional, down to District and Local levels. aesthetic and intangible attributes including sense of place, rarity or 7.32 The visual baseline also identifies the different groups and numbers of people who may experience views of the development, the uniformity, and unspoilt appearance. 7.26 Existing assessments should be reviewed critically before use, locations where these views will be experienced, and the nature of to ensure that they are accurate, current and relevant to the 7.22 A distinction is made between: the existing view at these points. assessment process in hand. They should be checked to make sure • The elements that make up the landscape, including; that they are up to date, and to establish their current status (adopted Zone of Theoretical Visibility unadopted, advisory or superseded). They also need to be reviewed -- Physical components, such as geology, soils, landform and to determine the scale and level of detail of the assessment, and how drainage. 7.33 Visual baseline conditions are normally established by identifying this relates to the proposed development. the area from which a proposal is, theoretically, likely to be visible. -- Land cover. This can be established by producing a ‘Zone of Theoretical Visibility’ 7.27 Many national and regional landscape character assessments are -- Influence of human activity, current and past, including land (ZTV) using specialist software packages and survey data, or often based on too large a scale for use in smaller local or district use and management, settlement and development patterns. through traditional manual mapping. scale development, and require sub-division into local sub-character • Aesthetic and perceptual aspects, such as scale, complexity, areas. These are more specific to the study area and allow a more 7.34 In many situations, however, it can be extremely difficult to establish openness and tranquillity. thorough assessment of the potential impacts of a development upon a reliable ZTV on these methods alone, due to anomalies caused • Analysis of the way in which these components interact to create sub-components that combine to create the larger ‘Character Area by the presence of existing built development and vegetation cover the distinctive characteristics of the landscape. Classifications’. within the study area. In these circumstances manual study of mapping is recommended to establish an initial ZTV, which can then 7.23 The combination of the above components creates areas with a be checked on site by direct field observation to establish the primary unique sense of place or ‘character’, which can be mapped and locations from where the site, and the future development, would be defined as ‘landscape character areas’ (LCAs). visible.

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Height of the Observer roads and railway lines and places of work or employment). This ‘Representative’ views may also be due to the nature or quality of the available view and 7.35 For the purposes of the production of ZTVs, site surveys and its setting (such as views from locations in close proximity to major 7.49 The approach to visual assessment requires that assessed views are baseline photography, it has been assumed that the observer eye detracting visual features, such as damaged or derelict land or ‘representative’ of the wider general viewing experience. Selected height is between 1.5 to 1.7m above ground level, based upon the buildings). viewpoints should be unbiased and should aim to represent the full mid-point of average heights for men and women. range of viewing experiences available within the study area. 7.42 These also include views from locations where the number of Identifying Potential Visual Receptors receptors is likely to be low, or the nature of the view is glimpsed, 7.50 In selecting the final representative viewpoints consideration has fragmented or gained from within a moving vehicle. therefore been given to: 7.36 Once the physical nature, dimensions and precise location of the • Public accessibility. proposed development has been established, it is possible to identify Tertiary Receptors the type of visual receptor(s) who would be affected. This might be • Number and sensitivity of viewers. a wide range of people including those living in the area, those who 7.43 These are views from the least sensitive locations and / or receptors, • Viewing direction, distance and elevation. work there and those who are passing through en route to a different who will in fact, be ‘scoped-out’ of further assessment. destination. There may also be people visiting specific attractions or • Nature of the viewing experience (static, moving). 7.44 Tertiary receptors are locations with very low, or no existing visual locations, and those engaged in recreational activity. • Type of view (panoramic, vista, glimpsed). amenity, due to lack of available publicly accessible views, or where 7.37 These receptors will experience their landscape setting in different the setting or view is damaged or adversely affected by existing 7.51 Selected viewpoints should include locations from all geographic ways, depending on the context (location, time of day, season, detracting visual features within the landscape. directions, at a range of distances, should not focus just on locations degree of exposure), and the purpose of the activity they are where the development might be visible or equally not visible, and 7.45 These also include long distance views where the introduction of undertaking (recreation, residence, employment or journey). should represent the full range of views, to ensure that the visual new development into the view is unlikely to alter its overall nature, effect of a development is not over or under-represented. 7.38 Visual receptors can be divided into three categories which reflect character or emphasis. their relative sensitivity to changes in the view, derived from the Baseline Photography context and purpose of their viewing experience: Selecting Key Viewpoint Locations 7.52 The following paragraphs set out the detailed methodology that • Primary. 7.46 From the preliminary desktop studies it is possible to identify key has been followed in taking the baseline photography for the visual locations within the study area, which have the potential to provide • Secondary. assessment. views of the proposed development. • Tertiary. Camera, lens and focal length 7.47 Following verification on site, viewpoints that characterise the views Primary Receptors of the proposed development, and those which are of particular 7.53 The camera used was a digital Nixon D7100 fitted with a fixed 35mm relevance in terms of location or features of importance or sensitivity, 7.39 These are views from / by the most sensitive locations and / or AF-S NIKKOR lens, which results in a 50mm focal length which is are then selected. receptors, and include locations with high visual amenity due to within the “standard” focal length range. their historic or cultural significance (such as designated landscapes 7.48 These viewpoints can be divided into the following three groups: or tourist attractions), or high quality or importance (such as views Camera location, support and height from public rights of way, areas of passive recreation or residential • Representative Viewpoints - views which represent the 7.54 The position of the individual viewpoints are located and confirmed properties). experience of different types of receptor and / or of views, from a on site and marked using either a semi permanent survey marker number of similar locations, where the effect is unlikely to differ. spray in the form of a single ‘dot’, or using a magnetic survey nail 7.40 These also include views from locations in close proximity to the site • Specific Viewpoints - views from specific locations where the and washer. from where the greatest magnitude of change may be experienced. value of the view is acknowledged, such as views from visitor attractions, or designated historic or cultural viewpoints and 7.55 The camera was mounted on a Manfrotto 055XB tripod using a Secondary Receptors landmarks. Manfrotto 808RC4 3-way tripod head with dual-axis levelling base and a Manfrotto MA454 micro positioning plate, which enables the 7.41 These are views from locations and / or by receptors where the • Illustrative viewpoints - chosen to demonstrate a particular camera’s nodal point to be accurately aligned directly above the visual amenity value of the available view is considered to be low. effect or issue. This might be due to the nature of activity being undertaken at the viewpoint location, and enables the camera to rotate around the location, or by the receptor (such as views from, or in close proximity nodal point to eliminate parallax error when taking panoramic views. to, areas of active recreation, major transport interchanges, major

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7.56 The height of the camera’s nodal point was then set, as close as • Height of the camera’s nodal point from the ground. PROJECT DESCRIPTION possible to the average human eye level of 1.5 to 1.7m above • Camera’s vertical angle. ground level. 7.70 The purpose of this section of the report is to: • Weather conditions. • Identify the key features and components of the proposed Camera Settings development upon which the assessment will be based, including Panoramic Photography & Stitching 7.57 The camera was set to ‘manually focus’, so that it remains consistent where appropriate; location; function; layout; scale; massing; for each viewpoint image, and for each image used in the creation of 7.64 Panoramic images are better stitched when sufficient overlap architectural style; materials; textures; colour; phasing and life panoramas. between the images is provided. Therefore a 1/2 overlap of each span. picture was allowed for. The panoramic images were taken using • Identify the essential aspects of the scheme that will potentially 7.58 The camera aperture size is set initially to auto, to allow the camera the camera’s built in guidelines on the display. The guidelines divide give rise to effects on landscape and visual amenity. to select the correct aperture size to suit the prevailing atmospheric the picture into thirds, both vertically, horizontally and diagonally to conditions. For accurate depth of field an aperture setting of between clearly identify the centre point of the image. • Set out any assumptions that have been made regarding the f5.6 and f8 is required. In the event that the auto setting produces a nature of the proposed development in the absence of firm or setting outside this range, the aperture setting is manually adjusted 7.65 Panoramic images were stitched together using the automated clear details at the time of assessment. up or down to either f5.6 or f8 as appropriate. ‘photomerge’ facility in Adobe Photoshop (Creative Cloud). The • Identify and describe any preliminary mitigation measures which ‘cylindrical’ setting was used, so that the software initially aligns the have been built into the finalised scheme as part of the iterative 7.59 The exposure setting is set to ‘automatic’ and centre weighted to images by comparing the duplicated elements between them, and design process to help avoid, minimise or compensate for ensure that minor changes in light levels between photographs then allows for focal distortion associated with single frame 50mm anticipated impacts. can be compensated for. This is of particular importance for taking photographs. The ‘auto blend’ setting was selected to enable the panoramic views where the images will ultimately be stitched production of a seamless single image. During this process the together. software determines the best line for the join between the separate images and adjusts the overall brightness of the individual images to 7.60 If appropriate, to accurately represent the nature of the view, the produce a consistent appearance. camera may be tilted either up or down to represent the nature of the view that would be experienced by the human eye. In some Photomontage and Visualisations situations the effect of topography or key focal points and features may draw the eye up or down from the horizontal. 7.66 A combination of single frame and panoramic photographs from identified viewpoints and visual receptor locations are taken at eye 7.61 A bearing between the camera position and the fixed control point height of approximately 1.6m, using a tripod mounted camera with a within the proposed application site was then established using a 50mm lens. hand held Garmin Oregon 550t GPS and the direction of the camera view aligned accordingly to this bearing. 7.67 For each viewpoint location and photograph, detailed baseline data is recorded to allow accurate assessment of potential effects, and Recorded Data to allow accurate production where required, of photomontages and visualisations. 7.62 For each viewpoint location and photograph the following baseline data was recorded using a hand held Garmin Oregon 550t GPS 7.68 Certain factors associated with visual assessment (such as Device, set to use the OSGB Datum: weather / climatic conditions, time / seasonal changes, methods of photographic reproduction), may vary. It is recommended that all • Viewpoint location, co-ordinates ( longitude / latitude). viewpoints be visited in person by the relevant decision-makers to • Date and time of photograph. gain a clearer understanding of the real view which is afforded at any • Elevation of camera location. given point in time.

• Camera bearing. 7.69 Photomontages and visualisations, where used, are created by • Distance from the site. constructing an accurate three dimensional block model of the proposed development using computer software, and accurately 7.63 In addition, the following information was manually recorded;: matching perspective views of this model with the original photographs. • Written description of each location.

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IDENTIFICATION OF EFFECTS Size / Scale • Temporary (change has a defined life span and will, or can be reversed on cessation). 7.71 The purpose of this section of the report is to identify and describe 7.76 A judgement is made on the size or scale of the change that will the potential impacts and effects that may result from the proposed occur. It is expressed on a three point scale of Major, Moderate or Other factors which influence Visual Magnitude development upon landscape and visual resources, and establish Minor, and takes into account: 7.80 In relation to visual amenity and when determining size / scale, which of these are considered to be ‘significant’, thereby requiring The extent of existing landscape elements that will be lost, • geographic extent and duration, it is also necessary to consider the further assessment. the proportion of the total extent that these represent and the following variables, which can influence how a change to a view can contribution this makes to the character of the landscape or view. 7.72 There is no prescribed formula to establish the likely significant be perceived or observed: effects that may result from a proposed development. This process • The extent of the view that would be occupied by the proposed • Elevation and distance - The distance and angle of view of the development (glimpsed, partial or full) and the proportion of the takes systematic analysis of the range of possible interactions viewpoint from the proposed development, and how this may proposed development that would be visible. between components of the proposed development, throughout its affect a receptor’s ability to identify the development within the lifecycle, and the baseline landscape and visual resource. • The degree to which the aesthetic or perceptual aspects of the view. landscape or view are altered by the removal, or addition of Nature of Change (Magnitude of Impact) • Exposure - The duration and nature of the view (fragmented, certain features. A judgement is also made as to whether the glimpsed, intermittent or continuous). 7.73 Potential impacts are identified by describing the change to the proposed development contrasts in form or character with its Prominence - Whether the view would focus on the proposed baseline situation of individual landscape or visual receptors resulting surroundings, and / or whether the development appears as an • development, or not. For example, where a building would from the different components of the development. These can extension or addition to the view’s original context. effectively create a landmark, or the view is directed towards a include the following: Whether the impact changes the key characteristics of the • building by the landscape framework, or the development forms receiving landscape. • A change in and / or partial, or complete loss of elements, one element in a panoramic view. features or aesthetic aspects that contribute to the landscape or The rapidity of the process of change in the landscape or view. • Weather conditions / aspect - The effect of the prevailing visual character. • weather conditions at a given location, the clarity of the Geographic Extent • The addition of new elements or features that will influence atmosphere or the angle and direction of the sun and how this character. 7.77 The area over which the effect will be felt is identified on a four point impacts upon visibility. • The combined effects of the above, on overall character. scale of: • Seasonal variation - Changes in seasonal weather conditions • SITE - within the development itself. and vegetation cover will alter the extent of visibility of a 7.74 The nature of any identified impact is considered in terms of whether development within a given view. This will, in turn, influence - within the immediate setting of the site. it is: • LOCAL factors such as the perceived size, scale, exposure and • Direct / Indirect or Secondary. • DISTRICT - within the landscape type / character area in which prominence. the proposal lies. • Cumulative. • REGIONAL - within the immediate landscape type / character • Short / Medium or Long term in duration. area in which the proposal lies, and those immediately adjoining • Permanent or Temporary. it. • Positive / Negative or Neutral. Duration & Reversibility Establishing Magnitude 7.78 The duration of the period over which the effect will occur is defined 7.75 The consideration of the ‘magnitude’ of each identified impact will using a three point scale of: include: • Short (0-5yrs). • Size / scale. • Medium (6-10yrs). • Geographic extent. • Long (11+ years). • Duration / reversibility. 7.79 The reversibility is defined on a two point scale: • Permanent (change cannot be reversed, or there is no intention that it will be reversed).

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Magnitude of Change 7.83 Although existing sensitivity and capacity studies may be available Beneficial vs Adverse for the proposed study area, they may not have an assessment of 7.81 The above factors are then combined to define the ‘magnitude’ of intrinsic baseline sensitivity which is based upon a consideration 7.86 The LVIA Guidelines sometimes require attributes of ‘Beneficial’ or change, using a three point scale of High, Medium or Low, as set out of the specific characteristics of the proposed development to be ‘Adverse’ to be assigned to an assessed effect. This will be based in Table A. assessed. It is likely that a landscape resource can have a different largely upon an individual’s perception and experience. This is a Table A: Magnitude of Change. sensitivity to change for different kinds and scales of proposed challenging exercise, because what one person considers to be development. beneficial, another may consider adverse.

Value Classification Criteria 7.84 In determining visual susceptibility the occupation or activity of the 7.87 This process is based upon an informed professional judgement, visual receptor, and the extent to which their attention will focus on which considers a range of criteria that may include: A change of High Magnitude will satisfy all, or the majority of the the view of the development, also needs to be considered. following criteria for a given development proposal: • The degree to which the proposed development is considered to be characteristic, or uncharacteristic of the receiving landscape - It would be of a major size / scale, 7.85 Judgements about susceptibility are recorded on a three point scale or view. - It would be prominent / dominant, of High, Medium or Low. Definitions of these are provided in Table B. • The contribution that the development itself may make to the High - It would be of a District to Regional extent, quality, condition and character of the landscape or visual Table B: Susceptibility Rating. - It would be of a long-term duration, resource. - It would be permanent in nature, Value Definition - It would be continuous in occurrence. A change of Medium Magnitude will satisfy all, or the majority of A landscape resource / type / character area, or visual resource the following criteria for a given development proposal; / location / receptor considered to have a high capability to accommodate the proposed development without experiencing - It would be of a moderate size / scale, undue consequence. - It would be noticeable / recognisable A proposed development which is considered highly characteristic - It would be of a Local to District extent, Low of the receiving landscape or view, in terms of scale, form, Medium appearance or function. Which results in the loss of detracting - It would be of a medium-term duration, features, and / or introduces new features or elements which are - It would be either permanent or temporary in nature, considered to improve the quality and condition of the landscape or visual resource. - It would be intermittent in occurrence. A landscape resource / type / character area, or visual resource A change of Low Magnitude will satisfy all, or the majority of the / location / receptor considered to have a moderate capability to following criteria for a given development proposal; accommodate the proposed development, with only minimal or - It would be of a minor size / scale, insignificant consequences. - It would be obscure / inconspicuous, A proposed development which contains equally elements which area considered to be characteristic and elements which are Low - It would be of a Site to Local extent, considered uncharacteristic of the receiving landscape or view, in Medium - It would be of a short-term duration, terms of scale, form, appearance or function. Which results in only minor loss of detracting or key features, and / or introduces new - It would be temporary in nature, features or elements which are considered to have an insignificant - It would be occasional in occurrence. impact upon the quality and condition of the landscape or visual resource. Susceptibility to Change A landscape resource / type / character area, or visual resource / location / receptor considered to have a low capability to accommodate the proposed development without experiencing 7.82 This refers to the ability of a landscape or visual receptor to undue consequence. accommodate change without undue consequences. A proposed development which is considered to be High uncharacteristic of the receiving landscape or view, in terms of scale, form, appearance or function. Which results in the loss of key features or introduces new features or elements which are considered to be detracting features within the landscape.

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DEFINITIONS AND TERMINOLOGY Landscape Effects • Reinstatement or improvement of a key existing beneficial feature, component or view. 7.88 The following section establishes the key definitions, terminology and 7.95 Landscape effects derive from changes to the physical components The introduction of a new, highly characteristic and beneficial methodology used throughout this document. of the landscape, which may lead to changes in its character and • feature or component which reinforces, protects or promotes the how it is experienced (and hence may in turn affect its perceived existing valued landscape character or visual amenity. Impact & Effect value). Due to the inherently dynamic nature of the landscape, physical changes may not necessarily be significant. 7.89 There is a clear distinction between the term ‘Impact’ as the action Negative Effect being taken, and the ‘Effect’, being the result of that action. Visual Effects 7.103 This refers to an identified effect which results in loss or degradation of the baseline condition of a landscape resource or view, which Landscape 7.96 Visual effects relate to changes that arise in the composition of might derive from: available views from visual receptors, to people’s response to these 7.90 The definition of the term ‘landscape’ within this assessment is taken changes, and to overall effects with respect to visual amenity. • Removal of a beneficial feature, component or view. to mean ‘an area, as perceived by people, whose character is the Expansion or enlargement of an existing adverse feature, result of the action and interaction of natural, cultural and/or human Receptor • factors. It does not just mean special or designated landscapes nor component or view. only the rural countryside, but covers all natural, rural, urban and 7.97 Refers to the parts of the receiving landscape, and the people able to • The introduction of a new, highly uncharacteristic and adverse peri-urban areas including land, inland water and marine areas, and view the proposal, that may be affected by the change. feature or component which weakens, damages or changes the includes areas which are considered outstanding, everyday and existing valued landscape character or visual amenity. degraded in condition.’ Susceptibility Mitigation Landscape Resource & Visual Amenity 7.98 Refers to the ability of a landscape or visual receptor to accommodate change without undue consequences. This is 7.104 Refers to features or components of a proposal which have been 7.91 Landscape and Visual assessments are independent but related the product of not only intrinsic sensitivity (informed by value, specifically added to address an identified impact, in order to either issues; importance and condition), but also the specific characteristics of the avoid, minimise or compensate for its effect(s). development to be assessed. • Landscape assessment analyses the effect on the landscape as Enhancement a resource. Sensitivity (Nature of Receptor) • Visual assessment assesses the effect on specific views and on 7.105 Refers to features or components of a proposal which have not been the general visual amenity. 7.99 Refers to the combined judgement of the susceptibility of a given included to address identified impacts, but nevertheless result in the landscape resource to a specific development proposal, and the improvement or ‘enhancement’ of the landscape or visual resource. Landscape Resource (Character) value associated with the resource.

7.92 Landscape character refers to the interplay of the physical, natural Magnitude (Nature of Change) and cultural components of our surroundings. Different combinations of these elements and their spatial distribution create the distinctive 7.100 Refers to the combined judgement about the size and scale of an character of the landscape, allowing different landscapes to be effect, the extent of the area affected, the reversibility of the effect described and mapped, and enabling the establishment of discrete and its duration. ‘Landscape Character Areas’ Degree of Effect Visual Amenity 7.101 Is a measure of the overall ‘scale of change’ resulting from the 7.93 Refers to the overall pleasantness (or otherwise) of views environmental effect, defined by criteria relating to the interaction of experienced by people, providing a visual setting for a range of magnitude and sensitivity. activities being undertaken. Positive Effect Landscape Value 7.102 This refers to an identified effect which results in an improvement or 7.94 Refers to the relative value placed upon a resource by society, and enhancement in the baseline condition of a landscape resource or is arrived at by combining judgements on the importance of the view, which might derive from: resource with its condition and quality. • Removal of a detracting feature, component or view.

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