Project: Bokenver, St Mar2n by Looe, Cornwall

Landscape & Visual Impact Statement

Pete Bu'ery and Kat Dougherty

REF: M483.0001_LVS Prepared by: MeiLoci Landscape Architects Ltd For: Pete BuKery and Kat Dougherty Assessor: Michael Hawes CMLI Date: November2020

Reviewer: Patricia Hawes CMLI

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Contents:

1. 0 IntroducCon 3

2.0. Baseline CondiCons 9

3.0 Visual Baseline 35

4.0 Summary 39

5.0 Conclusions 41

Appendices: 1. Glossary of Technical Terms and Acronyms 2. Photographic Record Sheets

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 1.0 IntroducCon

The Commission 1.1 MeiLoci Landscape Architects were commissioned in November 2020 to undertake a review of the landscape and visual baseline condi2on of the applica2on site at Bokenver and to prepare a Statement to be included with informa2on rela2ng to the Change of Use applica2on for a new camping facility at Bokenver, Looe, considering the proposals in respect of the poten2al landscape and visual impact.

1.2 This document has been prepared in rela2on to Planning Applica2on Ref PA20/08264 and also in response to comments received in respect of the refusal of applica2on no: PA19/10682, Appeal Ref 20/00145/REF including informa2on supplied by CPRE dated 27th February 2020.

1.3 This does not seek to be a full assessment of impact but to review the baseline condi2ons, iden2fy key receptors and review the scale and extent of the proposals to present a clear apprecia2on of the poten2al effect of change caused by the proposals and the sensi2vity of the visual receptors, landscape designa2on and Landscape Character areas.

1.4 The focus of this document is to consider the exis2ng condi2on of the applica2on site in context with the Landscape Character and designa2ons, most specifically the Seaton and Looe Valleys AGLV and the Landscape Character Areas: CA22 South East Cornwall Plateau & CA24 Seaton River Valley.

1.5 This report assesses the theore2cal visibility of the proposals in their current form; undertakes a site and study area appraisal; and considers the poten2al effect on any designa2ons and landscape character present within the surrounding areas (the study area).

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 The Site 1.6 The site is currently a north facing field, situated on previously agricultural land, which has been planted extensively with na2ve tree species in woodland copses and hedgerows across the site. Na2ve scrubby vegeta2on has been allowed to establish within the field boundaries. An area of produc2ve land (allotment) is located to the south western edge of the site, which includes a large poly-tunnel. The southern boundary runs adjacent to the local road, Bucklawren Road with proposed access to the site through an exis2ng field gate to the eastern end of this site boundary.

1.7 The boundaries to the appeal site are intact and mature, comprising a mix of na2ve species atop established hedgebanks, with mature tree plan2ng supplemen2ng the hedgerow within the site. The site is well enclosed by its hedgerow and woodland boundaries, which limit the area of visual influence.

1.8 The internal landscape is classified as ‘Land use Class 6 - Grassland’, in the Dudley Stamp Land Use inventory, Historic Landscape Character is Medieval Farmland, though the landscape within the site is populated by tree plan2ng of varied ages and species.

Figure 01: Aerial Photograph - (Ownership boundary shown in red).

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Study Area 1.9 In order to establish the likely effect of change as a result of the proposals, the area of search for visibility and presence of na2onal landscape related designa2ons (AONB, Registered Park & Gardens, Heritage Coast, Na2onal Trails, and users of those) and na2onal landscape character areas has been set at a 3km radius, centred at eas2ng 228459, northing 55415. However the extent of visual influence is considered to be significantly smaller, limited to the areas centrally within the study area by topography and vegeta2on.

1.10 Looe, the largest seKlement within the study area, lies to the south west corner and the smaller seKlements of Widegates and Seaton lie to the north and south east respec2vely. Smaller hamlets, seKlements and dwellings are scaKered throughout the study area.

Figure 02: Study Area Loca2on plan - (Ownership boundary shown in red).

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 The Proposals, Current applicaCon.

1.11 A full descrip2on of the proposals can be found in more detail within the Planning Statement however the following provides a summary of the proposals.

Proposed change of use

1.12 The change of use of 560 m2 of the site (including 300 m2 of hardstanding) to mixed use agriculture, forestry, temporary tourist accommoda2on (4no. glamping pitches) and ancillary facili2es.

1.13 Proposed development The si2ng of: • 2 no. camping pods (10.8 m2) • 1 no. shepherd’s hut (10.8 m2) • 1 no. compos2ng toilet (1.6 m2) • 1 no. shower (3.3 m2).

1.14 Addi2onal infrastructure required: • Extended hardstanding at the site entrance off Bucklawren Road (approximately 85 m2 addi2onal to exis2ng) • Minor adjustment grass/scrub clearance of a 9m sec2on of exis2ng hedgerow to facilitate the visibility splay onto Bucklawren Road. • Localised grading to create level placement for pods.

The following plans and figures present an overview of the proposed development:

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020

Figure 03: Ownership boundary (blue) and loca@on of site proposals (Red)

Figure 04: Loca@on of units in context with exis@ng vegeta@on and vehicular access.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020

Figure 05: Typical ‘Pod’

Figure 06: Typical Shepherds Hut

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 2.0 Baseline CondiCons

2.1 This sec2on outlines the baseline condi2ons for landscape character and visual amenity. Landscape designa2ons have been considered where they are directly relevant to the appraisal of landscape character or visual amenity.

Planning policy 2.2 The following are extracts from planning policy documents which are relevant to the proposed development:

The NaConal Planning Policy Framework 2.3 The Na2onal Planning Policy Framework cons2tutes guidance for local planning authori2es and decision-makers both in drawing up plans and as a material considera2on in determining applica2ons. Na2onal planning policy guidance was completely revised with issue of the new Na2onal Planning Policy Framework (NPPF) in 2019.

2.4 The NPPF has a presump2on in favour of sustainable development and defines sustainability in line with the interna2onally acknowledged broad defini2on provided by “…Resolu@on 42/187 of the United Na@ons General Assembly defined sustainable development as mee@ng the needs of the present without compromising the ability of future genera@ons to meet their own needs... sustainable development is about posi@ve growth – making economic, environmental and social progress for this and future genera@ons."

2.5 With regards to the natural environment, the NPPF states "Our natural environment is essen0al to our wellbeing, and it can be be7er looked a9er than it has been. Habitats that have been degraded can be restored. Species that have been isolated can be reconnected..."

2.6 Paragraph 11 states,

Plans and decisions should apply a presump@on in favour of sustainable development. For plan-making this means that: a) plans should posi@vely seek opportuni@es to meet the development needs of their area, and be sufficiently flexible to adapt to rapid change; b) strategic policies should, as a minimum, provide for objec@vely assessed needs for housing and other uses, as well as any needs that cannot be met within neighbouring areas, unless:

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 i. the applica@on of policies in this Framework that protect areas or assets of par@cular importance provides a strong reason for restric@ng the overall scale, type or distribu@on of development in the plan area; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole. For decision-taking this means: c) approving development proposals that accord with an up-to-datedevelopment plan without delay; or d) where there are no relevant development plan policies, or the policies which are most important for determining the applica@on are out-of-date, gran@ng permission unless: i. the applica@on of policies in this Framework that protect areas or assets of par@cular importance provides a clear reason for refusing the development proposed; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

2.7 Below are the key policies rela2ng specifically to landscape and have relevance to the proposed development.

2.8 The Na2onal Planning Policy Framework (NPPF) (2019) provides the Government’s policy framework for delivering sustainable development and facilita2ng economic growth through the planning process. The following are considered to be of relevance to this applica2on.

2.9 Sec2on 2: Achieving Sustainable Development in paragraphs 7-11 sets out the mechanism for achieving sustainable development together with the presump2on in favour of sustainable development in plan and decision making.

a) an economic objec@ve – to help build a strong, responsive and compe@@ve economy, by ensuring that sufficient land of the right types is available in the right places and at the right @me to support growth, innova@on and improved produc@vity; and by iden@fying and coordina@ng the provision of infrastructure;

b) a social objec@ve – to support strong, vibrant and healthy communi@es, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future genera@ons; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communi@es’ health, social and cultural well-being; and

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 c) an environmental objec@ve–to contribute to protec@ng and enhancing our natural, built and historic environment; including making effec@ve use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollu@on, and mi@ga@ng and adap@ng to climate change, including moving to a low carbon economy.

2.10 Sec2on 4: Decision Making states that Local Planning Authori2es should approach decisions on proposed development in a posi2ve and crea2ve way and that decision makers at every level should seek to approve applica2ons for sustainable development where possible. Paragraph 47 s2pulates that planning law requires that applica2ons for planning permission be determined in accordance with the development plan unless material considera2ons indicate otherwise. 2.11 Sec2on 11 Making the effec2ve use of land requires decisions to promote the effec2ve use of land in mee2ng the need for homes and other uses while safeguarding and improving the environment and ensuring safe and healthy living condi2ons.

Planning policies and decisions should:

a) encourage mul@ple benefits from both urban and rural land, including through mixed use schemes and taking opportuni@es to achieve net environmental gains – such as developments that would enable new habitat crea@on or improve public access to the countryside;

b) recognise that some undeveloped land can perform many func@ons, such as for wildlife, recrea@on, flood risk mi@ga@on, cooling/shading, carbon storage or food produc@on;

c) give substan@al weight to the value of using suitable brownfield land within seblements for homes and other iden@fied needs, and support appropriate opportuni@es to remediate despoiled, degraded, derelict, contaminated or unstable land;

d) promote and support the development of under-u@lised land and buildings, especially if this would help to meet iden@fied needs for housing where land supply is constrained and available sites could be used more effec@vely (for example conver@ng space above shops, and building on or above service yards, car parks, lock-ups and railway infrastructure)45; and

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 e) support opportuni@es to use the airspace above exis@ng residen@al and commercial premises for new homes. In par@cular, they should allow upward extensions where the development would be consistent with the prevailing height and form of neighbouring proper@es and the overall street scene, is well- designed (including complying with any local design policies and standards), and can maintain safe access and egress for occupiers.

2.12 Sec2on 12: Achieving well-designed places in paragraph 124 states that the crea2on of high quality buildings and places is fundamental to what the planning and development process should achieve and that good design is a key aspect of sustainable development. Good design is a key aspect of sustainable development and creates beKer places in which to live and helps make development acceptable to communi2es.

2.13 Paragraph 127 sets out criteria to ensure that development is visually aKrac2ve and sympathe2c to local character and op2mises the poten2al of the site crea2ng safe, inclusive and accessible places.

2.14 Paragraph 128 s2pulates that design quality should be considered throughout the evolu2on and assessment of individual proposals.

2.15 Paragraph 130 states that where design of a development should not be used by the decision taker as a valid reason to object to development. Sec2on 15: Conserving and enhancing the natural environment planning decisions and in paragraph 170 should contribute to enhance the na2onal and local environment by protec2ng and enhancing valued landscapes, recognising the intrinsic character and beauty of the countryside, maintaining the character of the undeveloped coast and enhance biodiversity.

2.16 Paragraph 172 places great weight to conserving and enhancing landscape and scenic beauty in AONB’s which have the highest status of protec2on to those issues. In AONB’s the scale and extent of the development should be limited and that planning permission should be refused for major development other than in excep2onal circumstances and where it can be demonstrated is in the public interest. Considera2on of such applica2ons should include an assessment of the need for the development, mee2ng the need in some other way and impact mi2ga2on. Whilst the proposals do not lie within or close to an AONB, they are located within the AGLV. The AGLV does not hold as much weight as the AONB but remains of importance in terms of sensi2vity and character.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 2.17 Sec2on 16: Conserving and enhancing the historic environment and addresses development proposals affec2ng heritage assets. Paragraph 189 places the emphasis on Local Planning Authori2es to require an applicant to describe the significance of any heritage assets affected including any contribu2on made by their selng. In respect of Sec2ons 12 and 15 of the NPPF concerning Landscape and Visual effects, recogni2on of the character and beauty of the countryside and ‘High Quality Design’,

Development Plan 2.18 Current planning policies relevant to the proposed development are outlined below. The Cornwall Local Plan was formally adopted on 22nd November 2016. The relevant policies for considera2on within this chapter are briefly summarised below.

2.19 Cornwall Local Plan – Strategic Policies 2010-2030 Policy 1 – Presump0on in favour of Sustainable Development “When considering development proposals, the Council will take a posi@ve approach that reflects the presump@on in favour of sustainable development contained in the Na@onal Planning Policy Framework and set out by the policies of this Local Plan.” “We will work with applicants to find solu@ons which mean that proposals will be approved wherever possible, and to secure development that improves the economic, social and environmental condi@ons in the area.” “Planning applica@ons that accord with the policies in this Local Plan and suppor@ng Development Plan and Supplementary Planning Documents (including, where relevant, with policies in Neighbourhood Plans) will be regarded as sustainable development and be approved, unless material considera@ons indicate otherwise.” “When considering whether a development proposal is sustainable or not, account will be taken of its loca@on, layout, design and use against the three pillars of economic, development, social development and environmental protec@on and improvement.” “Where there are no policies relevant to the applica@on at the @me of making the decision, the Council will grant permission unless material considera@ons indicate otherwise – taking into account whether:” a) “Any adverse impacts of gran2ng permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Na2onal Planning Policy Framework taken as a whole; or b) Specific policies in that Framework indicate that development should be restricted.”

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 2.20 Policy 2 – SpaCal Strategy This policy states that, “New development should provide a sustainable approach to accommoda@ng growth, providing a well-balanced mix of economic, social and environmental benefits. This should maintain the dispersed development pabern of Cornwall and provide homes and jobs based on the role and func@on of each place. Strategic scale growth will be accommodated in our main towns and city where they can best support regenera@on and sustainable development. Overall, development should seek to meet the following objec@ves of the Plan for Cornwall:” “1. Respec@ng and enhancing quality of place: Proposals should maintain and respect the special character of Cornwall, recognising that all urban and rural landscapes, designated and undesignated, are important by: a. Ensuring that the design of development is high quality and demonstrates a cultural, physical and aesthe@c understanding of its loca@on; b. Considering the impact of development upon the biodiversity, beauty and diversity of landscape and seascape, character and sejng of seblements, wealth of natural resources, agricultural, historic and recrea@onal value of Cornwall; c. Iden@fying the value and sensi@vity, of the character and importance of landscapes, biodiversity and geodiversity and historic assets; d. Protec@ng, conserving and enhancing the natural and historic landscape, heritage, cultural, biodiversity and geodiversity assets of Cornwall in recogni@on of their interna@onal, na@onal and local status, in accordance with na@onal legisla@on and policy, as amplified by the other policies of this plan.” “Providing solu2ons to current and future issues: Proposals should assist the crea2on of resilient and cohesive communi2es by: a. Delivering renewable and low carbon energies, increasing energy efficiency and minimising resource consump2on through a range of renewable and low carbon technologies; b. Ensuring that built and environmental assets can adapt to and be resilient to climate change; c. Crea@ng landscapes and biodiversity and geodiversity assets that are resilient and sensi@vely accommoda@ng investment and growth within Cornwall’s unique landscape and wealth of biodiversity and geodiversity, ensuring that people con@nue to be drawn to Cornwall to visit and invest and for a thriving healthy popula@on to live and work; d. Suppor@ng the delivery of made Neighbourhood Plans and other community-based ini@a@ves that help to make communi@es more resilient.” “Genera2ng and sustaining economic ac2vity: Proposals will be welcome that improve condi2ons for business and investment in Cornwall, in par2cular by:

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 b. Providing homes and jobs in a propor@onal manner, where they can best sustain the role and func@on of local communi@es and that of their catchment;”

2.21 Policy 12 – Design This policy focuses on the design of developments that achieves: “high quality safe, sustainable and inclusive design in all developments. Development must ensure Cornwall’s enduring dis@nc@veness and maintain and enhance its dis@nc@ve natural and historic character. Development should demonstrate a design process that has clearly considered the exis@ng context, and how the development contributes to the social, economic and environmental elements of sustainability through fundamental design principles.” “1. As part of a comprehensive place-shaping approach, proposals will be judged against fundamental design principles of: a. character – crea@ng places with their own iden@ty and promo@ng local dis@nc@veness while not preven@ng or discouraging appropriate innova@on. Being of an appropriate scale, density, layout, height and mass with a clear understanding and response to its landscape, seascape and townscape sejng; and b. layout – provide con@nuity with the exis@ng built form and respect and work with the natural and historic environment; high quality safe private and public spaces; and improve percep@ons of safety by overlooking of public space;”

2.22 Policy 23 – Natural Environment The first part of the policy states: “Development proposals will need to sustain local dis@nc@veness and character and protect and where possible enhance Cornwall’s natural environment and assets according to their interna@onal, na@onal and local significance.” “2. Cornish Landscapes Development should be of an appropriate scale, mass and design that recognises and respects landscape character of both designated and un- designated landscapes. Development must take into account and respect the sensi@vity and capacity of the landscape asset, considering cumula@ve impact and the wish to maintain dark skies and tranquility in areas that are rela@vely undisturbed, using guidance from the Cornwall Landscape Character Assessment and supported by the descrip@ons of Areas of Great Landscape Value. In areas of undeveloped coast, outside main seblements, only development requiring a coastal loca@on and that cannot be achieved elsewhere, will be acceptable.” “3. Biodiversity and Geodiversity Development should conserve, protect and where possible enhance biodiversity and geodiversity interests and soils commensurate with their

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 status and giving appropriate weight to their importance. All development must ensure that the importance of habitats and designated sites are taken into account and consider opportuni@es for the crea@on of a local and county-wide biodiversity network of wildlife corridors which link County Wildlife Sites and other areas of biodiversity importance, helping to deliver the ac@ons set out in the Cornwall Biodiversity Ac@on Plan.” “3 (a). European Sites The highest level of protec@on will be given to poten@al and exis@ng Special Protec@on Areas, candidate and exis@ng Special Areas of Conserva@on and listed or proposed Ramsar sites. Proposals having an adverse impact on the integrity of such areas that cannot be avoided or adequately mi@gated to remove any adverse effect will not be permibed other than in excep@onal circumstances. These circumstances will only apply where there are: a) no suitable alterna@ves; b) impera@ve reasons of overriding public interest; and, c) necessary compensatory provision can be secured to ensure that the overall coherence of the Natura 2000 network of European sites is protected. Development will only be permibed where the Council is sa@sfied that any necessary mi@ga@on is included such that, in combina@on with other development, there will be no adverse effects on the integrity of European Nature Conserva@on Sites.” “3(b). Na@onal sites Development proposals within or outside an SSSI or Marine Conserva@on Zone which would be likely to adversely affect the site (either individually or in combina@on with other developments) will not be permibed unless the benefits of the development, at this site, clearly outweigh both the adverse impacts on the site and any adverse impacts on the wider network of SSSIs and Marine Conserva@on Zones.” “3 (c). Local Sites Development likely to adversely affect locally designated sites, their features or their func@on as part of the ecological network, including County Wildlife Sites, Local Geological Sites and sites suppor@ng Biodiversity Ac@on Plan habitats and species, will only be permibed where the need and benefits of the development clearly outweigh the loss and the coherence of the local ecological network is maintained.” 2.24 Policy 25 – Green Infrastructure The relevant parts of the policy state: “The exis@ng green infrastructure network in Cornwall, which is important to recrea@on, leisure, community use, townscape and landscape quality and visual amenity will be protected and enhanced. Development proposals should contribute to an enhanced connected and func@onal network of habitat, open spaces and waterscapes by: 1. Retaining and enhancing the most important environmental infrastructure assets and connec@ons that contribute to the func@onality of networks of ecosystems and our Strategic

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Environmental Infrastructure Network in their exis@ng loca@on; and 2. Demonstra@ng that all the func@onal environmental infrastructure and connec@ons have been taken into account in the design of the scheme or site layout, including impacts on ecosystem services; biodiversity; coastal processes and recrea@on within and near to the applica@on site and show how this understanding has posi@vely contributed to place making and influenced the proposal; and 3. Providing appropriate buffers to natural spaces that have community, biodiversity and heritage significance; and 4. Restoring or enhancing connec@vity for nature and people through the site and linking to adjacent sites or green routes, helping to provide beber links between urban and rural landscapes and coastal areas, crea@ng accessible and abrac@ve places for communi@es to make regular contact with the natural environment; and 5. Providing accessible and good quality open space and where applicable improved access to coastal space; and 6. Providing clear arrangements for the long-term maintenance and management and/or enhancement of the green infrastructure assets. In excep@onal circumstances where reten@on of the most important green infrastructure assets and connec@ons is outweighed by the benefits arising from the development proposals and they cannot be retained on site, the loss resul@ng from the proposed development should be replaced by equivalent or beber provision in terms of quan@ty and quality of ecological or open space value in a suitable loca@on.”

2.25 Cornwall Design Guide Adopted in 2013 the Cornwall Design Guide forms part of the suite of local planning documents to inform the design of new development and ensure all factors of good design are recognised and incorporated. Sec2ons 1 and 2 set out the importance of good design in a Cornish context and how to achieve this through a series of design principles. Points of relevance to the evalua2on of the proposals include: • Understanding the local character as assessed in the local landscape character assessment (see Sec2on 13). • Integra2on of the scheme with its surroundings through reinforcing exis2ng connec2ons, use of access routes leading from / between exis2ng roads and how the proposed development relates to exis2ng areas. • Reten2on of exis2ng trees, hedgerows and other features and considera2on of views into and out of the site within the design. • Taking design inspira2on from any dis2nc2ve characteris2cs within the area such as building shapes, styles, colours and materials.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Landscape DesignaCons 2.26 Designated areas and features present in the ini2al search area are illustrated on Figure 7 - Figure 9

2.27 The following Landscape Designa2ons cover the site: Area of Great Landscape Value (AGLV) ‘Looe and Seaton Valleys’.

2.28 Due to the scale and nature of the development it is not considered that any other landscape designa2ons within the study area are likely to experience any direct or indirect change or effect as a result of the proposals.

2.29 For reference, the following Landscape Designa2ons do not cover the site but do fall within the study area that are considered of note in respect of the applica2on:

• County Wildlife Site CN11.1_Lower Seaton Valley. 0.6km north east of the site. • PRoW 630/3/1 - Silver (Footpath) . 0.5km south east of the site • PRoW 630/5/2 - Silver (Bridleway) . 1.5km north of the site

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 AGLV. Looe and Seaton Valleys 2.30 Established under the Town and Country Planning Act 1947, An Area of Great Landscape Value (AGLV) is an area of land in England which is considered to be of high landscape quality with strong dis2nc2ve characteris2cs which make them par2cularly sensi2ve to development.

2.31 The Looe and Seaton Valleys AGV covers a vast area, extending from Seaton, and Trerulefoot in the east to Lanreath in the west and to St Pinnock in the north.

2.32 This area of AGLV includes 3 Landscape Character Areas; CA 23 Looe Valley, CA 22 South East Cornwall Plateau & CA 24 Seaton River Valley. It is difficult therefore to define any par2cular characteris2cs to the AGLV due to the diversity of landscape character and type. It is however clear that these varied characters are of high value and need to be considered at a local level in order to determine specific quali2es.

Figure 07: The Area of Great Landscape Value.

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Public Rights of Way (PROW): 2.33 Two Public Rights of Way lie within a radius of the site which may experience some scale of change as a result of the proposals however neither presented any inter visibility and neither will experience any direct or indirect change.

2.34 There are no other sec2ons of Public Right of Way which are likely to experience any change as a result of the proposals.

Figure 08: Public Rights of Way

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020

Figure 09: County Wildlife Sites

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Landscape Character Landscape character is illustrated on Figure 10, below

2.35 Landscape Character Assessment (LCA) is a technique used to develop a consistent and comprehensive understanding of what gives England’s landscape its character. It uses sta2s2cal analysis and applica2on of structured landscape assessment techniques. LCAs provide more detailed descrip2ons and analysis at a local level within the na2onal framework of Na2onal Character Areas. Landscape Character Assessment (as described by Natural England on its website: hKp://www.naturalengland.org.uk)

2.36 We can only make informed and responsible decisions on the management and planning of sustainable future landscapes if we pay proper regard to their exis2ng character. By understanding how places differ we can also ensure that future development is well situated, sensi2ve to its loca2on, and contributes to environmental, social and economic objec2ves.

2.37 Na2onal landscape character is set out in Natural England’s Character Map of England1. The site and study area are covered by The Na2onal Character Area, NCA 152 Cornish Killas. The site lies on the boundary of 2 no Local character areas; CA22 South East Cornwall Plateau and CA24 Seaton River Valley. In considera2on of of landscape impact, it is acknowledged that a change does not have to be visible to have an effect on a designa2on or character area. It is therefore important to consider the specific relevant values of each of the receptors; the character areas.

NaConal Joint Character Areas (NCA)

2.38 Na2onal landscape character is set out in Natural England’s Character Map of England2.

2.39 The official descrip2ons of the NCAs are being revised at present. The descrip2ons are s2ll relevant and available as legacy informa2on, un2l new character area profiles have been completed for all areas. For areas which yet have to be reviewed, key data fact sheets are available in conjunc2on with the legacy informa2on to provide interim guidance. All legacy descrip2ons, key data fact sheets and new area profiles, where available, can be found on the Natural England website3.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 2.40 The site is located within NCA 152 Cornish Killas.

2.41 The NCA Cornish Killas is a large character area covering most of Cornwall from the north to south coast and from the Devon boundary to Mounts Bay in the south west punctuated only by the granite intrusions of Bodmin Moor, Hensbarrow and Carnmenellis. The underlying geology is of slates and shales forming an undula2ng plateau divided by incise, sheltered and oren wooded valleys contras2ng with exposed treeless hills. The valleys lead to varied indented coastlines, the south coast far less exposed than the north, at 2mes equally as rugged but generally of a gentler character. Trees and woodlands are far more prevalent toward the south coast but generally the land cover is agricultural divided by Cornish hedges.

2.42 Hedgerows and Cornish hedge-banks, some stone-faced, enclose a landscape of mixed farming. Field paKerns vary widely, though generally the landscape is one of ancient enclosure formed in the medieval period and in some cases earlier. The Cornish Killas NCA contains a high degree of scaKered farmsteads and hamlets, including a high propor2on of medieval or earlier origin. Large amounts of visible archaeology – cairns, barrows, Neolithic to Iron Age hill-forts and defended systems, field systems, cliff castle and hill-forts, medieval castles, medieval wayside crosses. Based on the CPRE map of tranquillity (2006) it appears that a large propor2on of the NCA although not heavily disturbed does suffer to some degree from disturbance. The most tranquil areas can be found along the less developed stretches of coastline such as the Roseland peninsula and Port Isaac Bay. The least tranquil are around the larger town of Truro, St Austell, Falmouth and Padstow. Key characteris2cs of the Na2onal Character area found within the study area are: • A coastline of rugged, sheer cliffs, sandy beaches with rolling surf and drama@c sand dune systems on the north coast. • In@mate coves and deep, steep-sided rias (drowned valleys) with broadleaved woodland down to the @dal edge. • Rocky coastline characterised by coves and headlands, with an impressive number of important geological exposures. • Numerous fishing villages and small ports, many now developed into bustling summer tourist des@na@ons, with small coves, quays and fish cellars slipways predomina@ng. • An undula@ng shillet (shale) plateau, with open vistas and a characteris@c network of stone-faced earthen banks (Cornish hedge-banks), many enclosing fields in use since medieval @mes. From higher ground there are long views across a rather uniform landscape of mixed farming, with small villages and market towns.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 • Renewable energy structures, such as wind and solar farms, which are a recent addi@on to the landscape. • Broadleaved wooded valleys, dominated by interna@onally important western oak woodland habitat, which dissect the plateau and lead to the south coast. • Many outstanding historic parks at Caerhays, Anthony and Lanhydrock associated with the sheltered flooded river valleys along the south coast and benefi@ng from the mild climate. These have developed on both mining profits and more tradi@onal historic estates. • Important industrial archaeological sites, including hard rock mining with its dis@nc@ve engine houses and quarrying sites, some of which form part of the Cornwall and West Devon Mining Landscape World Heritage Site. • A dispersed seblement pabern of hamlets, farmsteads, historic mining villages and small fishing villages, open formed of simple, austere buildings, with nonconformist chapels and wayside crosses, and located where steeply incised valleys meet the coast. • Coastal defences and 16th century Henrician forts along the south coast, with clustering around Falmouth and the Fal, St Austell Bay and Whitsand Bay towards Plymouth. • A number of market towns such as Liskeard, Camborne, Redruth and Truro located between the higher moorland and the coast. Coastal towns such as Falmouth, Fowey and Padstow were established on a strong mari@me industry. • Lowland heath, wet woodland, wetland, scrub and unimproved grassland complexes, which are common and are some@mes associated with areas of past industrial ac@vity.

2.44 The vernacular building materials used widely across the Character Area reflect the underlying geology with the most common tradi2onal building materials being stone and granite, oren whitewashed, with slate roofs and some2mes slate hanging to walls.

2.45 The NCA report highlights the impact of the tourism, the use of none vernacular housing types, seKlement paKerns and materials as detrimental to the landscape character.

2.46 Key characteris2cs of the Na2onal Character area found within the study area which are relevant to the character of the site and its selng are: • Dispersed hamlets and farms. • SeKlements are connected by a network of ridge top and valley roads or lanes. The roads around the site and study area are varied. • Broad views across the inland plateau, coastal headlands and ria or estuary landscapes. • Complex paKern of valleys. • Hedgerows and Cornish hedgebanks, some stone-faced, enclose a landscape of mixed

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 farming fields and land adjacent to the site. These are dis2nct features of much of the rural landscape within the study area and apply to the site. • Field paKerns vary widely, though generally the landscape is one of ancient enclosure formed in the medieval period and in some cases earlier.

2.47 Although the Na2onal Character Area is very large in comparison to the small applica2on site, it is noted that there is a pressure of tourism on the character area as a whole.

2.48 Whilst the Character area descrip2on does not state that there should be no development of this type, it is clear that there needs to be considera2on of the scope and scale of the development and how it is accommodated within its selng.

2.49 Whilst the more detailed character area assessments are of relevance in considera2on of the applica2on site, the NCA presents the broad characteris2cs and unique iden22es relevant to the site and study area in rela2on to the wider Cornish vernacular.

Local Character Areas:

2.50 The study area is covered by the following LCAs: • CA22 South East Cornwall Plateau • CA23 Looe Valley Rivers and • CA24 Seaton River Valley

2.51 The site lies across the boundaries of CA 22 South East Cornwall Plateau and CA 24 Seaton River Valley. CA 23 is sufficiently distant from the site and the proposals so small that it has been discounted from any possible effect of change. Figure 10: Landscape Character Areas.

DescripCon 2.51 A small river valley in the south east part of Cornwall flowing from the high ground near St Cleer on the edge of Bodmin Moor (Landscape Character Area 32) roughly southwards to the coast at Seaton. The valley is steep sided and twis2ng culng through the plateau of the neighbouring Landscape Character Area 22 (South East Cornwall Plateau). In the northern sec2on it is open, mainly given over to pasture, with a small flood plain but in the lower southern sec2on it becomes more enclosed where woodland and conifer planta2ons clothe the valley sides. The liKle side valleys encompassed in this Landscape Character Area are very heavily wooded and more or less inaccessible. Elsewhere access is limited to where the

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Figure 10 LCA 24 Seaton River Valley. (Yellow). LCA 22 South East Coastal Plateau (Pink).

road system crosses the river except for the lower sec2on where a road runs along the valley floor from the A38 to Seaton. There is liKle seKlement except for three villages of which Seaton on the coast is the largest having expanded to accommodate the holiday trade. There is a small beach here and part of the valley behind the village has been taken over as a countryside park. At the northern end of the valley is the edge of the old mining area that lies at the foot of Caradon Hill as well as the holiday complex at Rosecraddoc Manor. The valley runs close to the eastern edge of Liskeard and could be under pressure from the towns extending urban development.

2.52 Key Landscape Characteris2cs • Steep sided 2ght valley system, well wooded throughout with more extensive woodland to south and some pasture farmland.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 • Ancient Woodland with Upland Oakwood, Upland Mixed Ashwoods and Lowland Mixed Deciduous on the valley slopes. • In2mate, remote, small scale and secret. • Small lanes enclosed by tall Cornish hedges, dense with flowering vegeta2on. • Seaton village is small tourist centre at southern end of river. • Small sandy beach at the coast.

Geology and soils 2.53 Shallow hard rock soils over hard rock from the lower Devonian period.

Topography and drainage 2.54 A twis2ng narrow valley with steep sides and unusually a small flood plain in the upper reaches east of Liskeard and also south of Hessenford to the coast. Between these two sec2ons the valley is narrower and more enclosed. Short tributary valleys feed the main river.

Biodiversity 2.55 The Landscape Character Area has significant areas of mixed woodland, much of it Ancient Woodland, with some Upland Oakwood, Upland Mixed Ashwoods, Lowland Mixed Deciduous and conifer planta2ons which link to areas of bracken and scrub on steeper slopes and broadleaved woodland and scrub along the stream valleys. In the valley boKoms are small areas of Wet Woodland. Most of the farmed land is improved grassland with liKle arable land, but there are 2ny fragments of neutral grassland in the valley, more so on the steeper slopes. The network of Cornish hedges link the semi-natural habitats in the small valleys and many have mature trees, crea2ng linear woodlands between the fields. The semi-natural habitats along the upper reaches link into LCA 32 (Bodmin Moor), with the majority of the LCA surrounded by LCA 22 (South East Cornwall Plateau).

Land Cover 2.56 Mostly mixed woodland, much of it Ancient Woodland with large areas of conifer planta2ons and farmland with trees. Landcover south of Coldrenick is dominated by woodland, while to the north it is more pastoral with some small farms, linear woodlands along the streams and more improved grassland and pasture.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Land Use 2.57 Improved pastoral farmland with trees, extensive mixed woods and conifer planta2ons. There is very liKle arable in this area and a high propor2on of planta2on and scrub. Part of the valley behind Seaton has been designated a Local Nature Reserve.

Field and woodland pa'ern 2.58 Mainly small fields of ancient origin, larger to the north, bounded by curving sinuous Cornish hedges with hedgerows. The medieval field paKern dominates, accentuated by the tall Cornish hedges especially in the upper part of the valley. Lower down between Seaton and the A38 extensive woodlands clothe the steep valley sides, mainly conifer planta2ons and these stretch into the liKle side valleys in this area.

2.59 Between Hessenford and Seaton the valley floor is covered in Wet Woodland.

Se'lement pa'ern 2.60 There are three villages within this LCA, Tremar, Hessenford and Seaton. Seaton has a small beach and has expanded with the tourist trade. Elsewhere there are small farms built the vernacular style and using local materials - stone and slate.

Transport pa'ern 2.61 The valley is crossed by the A38 trunk road, the A390 in the northern part and the A387 at Hessenford.

2.62 The B3247 runs along valley floor between Hessenford and Seaton. Elsewhere a series of narrow winding, overhung lanes plunge steeply off the plateau towards the valley floor. The main railway line crosses the valley to the north. There are tracks through some woodlands but few official footpaths especially in the lower sec2on north of Seaton.

Historic features 2.63 Historic mill sites, railway viaducts and road bridges – including the site of a medieval bridge at Seaton - are the most obvious historic features in the LCA. Hessenford is a post-medieval seKlement and Seaton almost en2rely twen2eth century.

CondiCon 2.64 An intact and well managed landscape. The ecological corridors are intact, with con2nuous patch survival and moderate land use. Impact of transport corridor is localised but high especially near the A38.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Intensive woodland management in south is beginning to impact on structural diversity.

2.65 Pressures • Moderate localised urban pressure from Liskeard. • Conversion of broadleaved woodland to conifer planta2on.

AestheCc and sensory 2.66 A very 2ght, close, in2mate landscape dominated by woodland and landform. Moderately tranquil.

DisCncCve features 2.67 Extensive woodland within steep narrow valley; old mills, viaducts and bridges - girder viaduct at Menheniot (1933).

Visions and objecCves 2.68 This is a small scale undisturbed landscape with liKle access except where the road system crosses the valley. The objec2ve must be to maintain the exis2ng Landscape Character by managing the woodland effec2vely and ensuring that rural development is well integrated into the landscape paKern.

Planning and Land Management Guidelines • Develop design guidance for expansion at the edges of Liskeard and Seaton. • Develop a woodland management strategy to conserve exis2ng woodlands, encourage the reversion of Ancient Woodland Sites from conifer to broadleaved plan2ng where appropriate and extend woodland where feasible. • Consider the recrea2onal poten2al of the woodlands and include in any plan the possibili2es of enhancing and extending the exis2ng footpath network. • Discourage development on the valley floor and support measures to maintain the water courses in a healthy condi2on.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 LCA 22 South East Cornwall Plateau .(Ref Figure 10 (Pink areas)

DescripCon 2.69 This area forms an extensive sloping plateau intersected by river valleys. Inland it is an agricultural working open pastoral landscape with some arable areas becoming more small scale in landscape character towards the east. Tree cover is generally sparse, mainly associated with Cornish hedges and around farms and buildings. Along the coast the drama2c coastline features cliffs in the west and in the east around Rame Head and between these are the sandy beaches of Whitsand Bay. The area inland is generally sparsely populated with dispersed seKlement and isolated farms. Liskeard is the major seKlement lying to the north of the area. Elsewhere small villages are a feature par2cularly on the higher ground, and along the coast there are significant coastal seKlements at Polperro and Downderry and the twin villages of Kingsand and Cawsand. Much of the south coast is associated with for2fica2ons which are s2ll evident today.

2.70 Key Landscape CharacterisCcs • Open, medium to large scale gently rolling plateau with paKern of low irregular Cornish hedges with hedgerows and sparse tree cover. • Mix of improved pasture on plateau with some arable, with Cornish hedges or post and rail fencing. • Trees occasional, on boundaries, around farmyards and farm entrances, generally only on lower land. • Gently sloping and undula2ng stream valleys with very small patches of woodland in lower-lying areas. • Large area of woodland in small valleys around Boconnoc with Deer Park and extensive designed landscape, also at Mount Edgcumbe. • Spectacular coastline with steeply sloping coast zone ending at incised low cliffs with reef and small sandy coves. Unenclosed sandy beach punctuated by rocky outcrops. • Scrub and bracken on lower coastal slopes and pasture and unimproved or neutral grassland on upper slopes, divided by straight boundaries in large paKern. • Small peninsula at south-eastern end, forming narrow open farmed ridge with regular field paKern of low hedges, lightly seKled. • Heavy recent seKlement along transport corridors. • Isolated farms and large modern houses scaKered throughout. • History and evidence of for2fica2ons along the south coast. • Main seKlement of Liskeard.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Geology and soils 2.71 Lower Devonian sandstones, siltstones and slates form shallow hard rock soils with sandy raw soils on marine levels. The coastal zone is of slate pebbles to the west, and extensive sandy beaches to the east.

Topography and drainage 2.72 Gently rolling plateau incised by small steep-sided valleys that slope towards the coast. The larger valley systems form Landscape Character Areas in their own right, the River Fowey (LCA 21), the River Looe (LCA 23) and the River Seaton (LCA 24). At the coast are steep low cliffs with small sandy coves and rocky outcrops. The land between the valleys is consistently above 100m AOD, even at the coast to the south, and consists of a series of rela2vely small hills with rounded convex slopes. The south-eastern extension towards Rame Head forms a narrow convex ridge rising to 120m AOD at Rame Head and about 140m AOD near Downderry.

Biodiversity 2.73 With the Landscape Character Area mostly covering the flaKer, higher ground in six, almost separate, parts between the rivers Fowey, East and West Looe, Seaton, Tiddy and Lynher, this area is well farmed and has a considerably lower propor2on of woodland than in those river valleys which form LCAs 21 (Fowey Valley), 23 (Looe valley rivers), 24 (Seaton River valley) and 25 (Lynher and Tiddy River Valleys). The woodland present within the LCA mostly follows the small stream valleys that drain into the above rivers and to the coast. These include some Upland Oakwood, Lowland Mixed Deciduous Woodland, Upland Mixed Ashwoods and Wet Woodland within larger areas of broadleaved woodland (some Ancient Woodland). Scrub and bracken are found on the steeper slopes, a large area of these around the Boconnoc Esate (much of it SSSI). Around Boconnoc there are areas of conifer planta2ons, and together with Ethy and Mount Edgcumbe, there are areas of Lowland Wood-Pasture and Parkland. Much of the LCA is farmed land with a mixture of improved grassland and arable with a network of Cornish hedges forming important links to the semi-natural habitats in the valleys between. Small areas of wetland are found at the head of and along small streams with some Fens and Wet Woodland, and with Purple Moor Grass and Rush Pasture and Lowland Heathland at Redlake Meadow and Hogg’s Moor SSSI. Lowland Heathland is also found in the Boconnoc area, a relic of formerly more widespread heathlands in the northwestern part. The LCA has an extensive coastal strip, of mari2me cliff, scrub, bracken and neutral grassland, with the western part recognised as an SAC (Polruan to Polperro) and

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 a small area in the east part of the Plymouth Sound and Estuaries SAC, and SSSIs at Rame Head and Whitsand Bay, and Eglarooze Cliff.

Land Cover 2.74 Mostly open (ancient pastoral) farmland of improved pasture and arable, with scaKered trees and a network of Cornish hedges,with woodland and scrub along the small valleys associated with a 2ny area of wetland and rough ground. The narrow coastal strip is mostly a con2nuous area of rough ground.

Land Use 2.75 Mixed pastoral farmland with improved pasture and rough grazing and arable. There is considerable recrea2on/amenity/tourism on the coast. There are Deer Parks and extensive designed landscapes at Mount Edgcumbe and Boconnoc, with that at Mt Edgcumbe being a Country Park.

Field and woodland pa'ern 2.76 Medium-sized fields with predominantly sinuous Cornish hedge boundaries except where there has been more recent enclosure. On the Rame Head peninsula the paKern of larger fields with low hedges is a mix of medieval and more recently enclosed rough ground, with significant areas of 20th century hedge removal. Elsewhere the field paKern is almost en2rely medieval Anciently Enclosed Land with significant areas of Recently Enclosed Land found only in the NW associated with the intake of high rough ground. Cornish hedges are a dominant feature throughout, while woodland is discrete and associated mainly with lower areas along streams and around farms. Parkland at Boconnoc and Mt Edgcumbe. Coastal woods around Cawsand Bay.

Se'lement pa'ern 2.77 The area is generally one of clustered hamlets with large farms and some isolated large modern houses, especially close to road network. A rela2vely unpopulated area with some large villages inland, such as Pelynt and Lanreath, but no2ceable modern development in hamlets and as isolated large units. There are large seKlements on the coast at Polperro and Downderry and the twin villages of Kingsand and Cawsand. Generally stone and slate on older proper2es, with some slate hung walls and cob/thatch locally near coast. Cawsand Bay has coastguard coKages overlooking its sheltered anchorage. Recent expansion of residen2al development has taken place at Polperro, Downderry, Portwrinkle and Crarhole. There are extensive areas of holiday parks on the high ground behind Looe and Polperro and chalets on the cliff land to the east of Whitesand Bay.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Transport pa'ern 2.78 Very narrow and infrequently used lanes with vegetated centres and overhanging vegeta2on. The A390 is a major transport route through northern part of Landscape Character Area. Roads/lanes follow ridges, and dip across valley streams. Stone bridges and mill buildings located at crossing points. Coastal footpath all along the southern boundary.

Historic features 2.79 There are important groups of Bronze Age barrows along the high ground to the north west of the LCA and near Pelynt and an unusual stone circle of quartz rich stones at Duloe. The area has a number of substan2al Iron Age hillforts, including Bury Down, Lanreath, Hall Rings, Bake Rings and St Nun’s Camp, near Pelynt, Blacketon Rings, Menheniot, and Padderbury, St Germans, Rame Head is a spectacular Iron Age cliff castle. Liskeard is a medieval urban seKlement, with a castle site, and the prominent Rame Head chapel dates from the 14th C and served as a lighthouse. Many of the coastal seKlements were important medieval fishing ports. There are numerous defensive sites along the coasts, with a par2cularly prominent series of Victorian forts and baKeries above Whitsand Bay to defend Plymouth (Polhawn, Whitsand Bay, Scraesdon, and Tregantle). Coastguard coKages at Cawsand overlook the sheltered anchorage; Polperro has an inner drying harbour protected by double piers with a narrow entrance. There are deer parks at Pinsla, Boconnoc and Mt Edgcumbe with designed landscapes at Mt. Edgcumbe, Grade l, Boconnoc, Grade ll*, and Catchfrench, Grade ll.

CondiCon 2.80 Intensively managed, both pasture and arable land with closely cut hedges that lack hedgerow trees and in some parts are degraded. Impacts from rural housing where this is on a large scale and of poor design. The urban edges of Liskeard and Looe are also making an impact on the area where they are creeping onto the high ground. There is also significant visual impact on the narrow strip of open coastal landscape in the east from a recent expansion of residen2al development at Downderry, Portwrinkle and Crarhole, as well as the extensive area of chalets on the cliffs at Freathy and Treganhawke. Ecological corridors are fragmented and there is only relic patch survival. The age structure of trees appears to be even and mature. The degraded condi2on and ecological fragmenta2on is due to obvious and widespread removal of Cornish hedges, although they are well maintained and dis2nc2ve in some parts. Around Pensilva the landscape appears fragmented and subject to change, due to piecemeal and individual residen2al development of former miners' smallholdings.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Pressures 2.81 • Agricultural intensifica2on. • Demand for rural housing and expansion of large seKlements in adjoining Landscape Character Areas. • Tourism and recrea2on pressure along coast.

AestheCc and sensory 2.82 A strong, beau2ful, tranquil area along the coast, with fairly con2nuous coastal scrub - which needs managing- and historic for2fica2ons,emphasizing the coastal zone's strategic importance. Elsewhere this is a working landscape of robust landscape character, generally high and somewhat windswept.

DisCncCve features 2.82 Cornish hedges; Bodmin Moor is a looming presence in the northern half of this area. Freathy, on south coast, is an unusual 20th C development of wooden chalets down the slope and on a small plateau on the cliff face. Notable peninsula with long shallow bay with rocky outcrops Chapel on Rame Head. Fishing village of Polperro; Obelisk at Boconnoc.

Visions and objecCves 2.83 A Landscape Character Area of two parts, the coast that is under pressure from tourist development and the high, quiet and rela2vely undisturbed agricultural hinterland. Much of the coast is AONB and thus the objec2ve must be to restrain development along the coast and encourage the reten2on and restora2on of its wild landscape character whilst inland suppor2ng the balance of agricultural use.

2.89 Planning and Land Management Guidelines • Develop Village Plans to ensure that in new rural/village development cur2lages are of appropriate materials and plan2ng echoes locally indigenous species. • support measures to enhance the landscape character of the coastal villages such as Polperro, Portwrinkle and Kingsand/Cawsand. • Develop a Tourism Management plan for the coast linking it to the AONB management plan. • Support appropriate management and restora2on of parkland and historic landscapes .

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 3.0 Visual Baseline

ExisCng Visibility of the site and Key Viewpoints 3.1 This sec2on examines the influence of the landscape on the visual amenity in the area, focusing on landform, vegeta2on and visual key features and characteris2cs, linked back to the previous landscape character descrip2ons as appropriate. This is followed by a descrip2on of the Zone of Theore2cal Visibility of the proposals and the key views photographed for the assessment.

3.2 Exis2ng theore2cal visibility of the site is illustrated on Figure 11 below.

Figure 11: Study Area Topography

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Landform Refer to Figure 11, above, showing Topographic Analysis.

3.3 The applica2on site lies on north facing, sloping ground, extending from approx 130m AOD adjacent to Bucklawren Road, to approx 110m AOD to the north, lower, sec2on of the field. This lower por2on of landscape aligns with the meandering valley and the landscape of the Seaton River Valley character area.

3.4 The topographic analysis, illustrated above in figure 11, demonstrates the sites loca2on to the north east side of the local ridgeline. The proposed pods are located towards the southern boundary on the higher sec2on of the site.

DescripCon of Proposal Zone of TheoreCcal Visibility (ZTV) 3.5 In order to inform the selec2on of viewpoints and fieldwork a ZTV model was generated for a 6km x 6km 2le (3km radius from the site) defining the area of search based on a target point set at the centre of the development loca2on. The rela2ve propor2ons and heights of proposed buildings across the site were ploKed on the model to present a ‘worst case scenario’ in terms of theore2cal visibility of the development.

3.6 The ZTV, (shown in figure 12). illustrates areas from which the development may be theore2cally visible. This ZTV has been based on a ‘bare earth’ scenario. This ZTV does not take into considera2on any of the exis2ng vegeta2on, built form or hedgerows. Viewpoints have then been determined based on field observa2ons to determine actual visibility led by the ini2al ZTV.

3.7 The ZTV demonstrates theore2cal visual influence that is heavily defined and restricted by the topographic character of surrounding landscape and the fairly steep hillside on which it is proposed. Consequently, the theore2cal visibility is limited too these taller south facing landscapes around Looe Golf Club, Widegates and the ridge lines, typically vehicular routes, as well as the steep sided valley which leads to the north and Bokenver Wood.

3.8 The actual visibility is greatly reduced by surface features; buildings and vegeta2on, as demonstrated by site photography.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Figure 12: ZTV (Zone of Theore2cal Visibility) analysis

Brief DescripCon of Key Viewpoints 3.9 The key views for the appraisal were selected from a number of viewpoints assessed in the field based on an ini2al evalua2on of the ZTV and site work. They have been selected to provide a range of receptors, distance and direc2ons of view.

3.10 Many areas have been omiKed as, though indicated as having theore2cal visibility, field observa2ons indicated no or limited views from publicly accessible loca2ons or the key views selected provide a beKer overall representa2on of publicly accessible views in the study area. The viewpoints are illustrated in Appendix 2 Photo sheets.

3.11 Field work has confirmed that the actual visibility towards the applica2on site remains very limited. To the south of the site, the exis2ng mature hedgerows limit views into the site.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 3.12 There will be a recognisable change to the widening of the access however it is unlikely that there will be any visibility of the proposals.

3.13 The site work has demonstrated that there will be long distance views of the site from the north and poten2ally from some of the new dwellings at ‘Widegates’, as well as some inter- visibility with the tourist development to the west however these are largely distant and much of the site will be obscured by exis2ng surface features. This is demonstrated by visibility of the exis2ng poly tunnel on site.

3.14 Where there is visibility it appears to be from greater distance and the site will form only a small part of wider views. Closer distance views of the internal landscape will be apparent through the exis2ng access off Bucklawren Road. These internal views from this loca2on will remain largely unchanged. Currently there is an area for site access and parking for use of the site which is also as proposed.

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 4.0 Summary

4.1 The baseline appraisal has sought to determine over what designa2ons, character and features the development may have an effect during construc2on and once completed and opera2onal.

4.2 The proposals are for: • The change of use to allow tourism on site • The installa2on of 3 no ‘eco pods’ • The installa2on of 1 no Shepherds hut • The installa2on of 1 no shower unit and 1 no compos2ng toilet • Increase of hard standing at the exis2ng field access.

4.3 The proposals have been found to have poten2al effect on the following: • The AGLV Seaton and Looe Valleys • The Na2onal Character Area 152 Cornish Killas • The Character areas CA22 South East Cornwall Plateau and CA 24 Seaton River Valley

4.4 The baseline analysis and site appraisal has demonstrated that the AGLV covers a very large area of the surrounding landscape and includes numerous landscape types, condi2ons and quali2es. Effect of change over the AGLV through a compara2vely small change to the landscape is therefore difficult to assess. For this reason, greater emphasis has been placed on direct changes to the site condi2on as well as the landscape character in order to determine the likely effect of change.

4.5 The Na2onal Character Area 152, Cornish Killas, is of great size, though there are a number of key characteris2cs which need to be considered, notably SEO 3: “Sustainably manage the visitor pressure associated with this dis@nc@ve landscape to ensure that the numerous recrea@onal opportuni@es, such as the South West Coast Path and high-quality beaches, con@nue to be enjoyed sustainably by the local community and visitors. Develop volunteering opportuni@es both for local residents and for visitors, and endeavour to beber connect people with places and natural assets.”

4.6 Tourism is noted as a ’Driver for Change’ in the Landscape Character Area, however this does not preclude the establishment of facili2es to accommodate increasing demand for varied forms of tourism; The management plan sets out to:

Bokenver, St Martin by Looe, L V Statement

MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 ‘Sustainably manage the visitor pressure associated with this dis@nc@ve landscape to ensure that the numerous recrea@onal opportuni@es, such as the South West Coast Path and high- quality beaches, con@nue to be enjoyed sustainably by the local community and visitors. Develop volunteering opportuni@es both for local residents and for visitors, and endeavour to beber connect people with places and natural assets’.

4.7 There is a clear demand for tourist facili2es and ‘glamping’ in the site area. There is however, also a notable degrada2on of landscape character as a result of some of the more visually intrusive sites.

4.8 The proposals for this applica2on are very modest; 4 camping/glamping units and 2 no small buildings for washing/toilet. The physical changes to the landscape character as a result of the proposals comprise merely localised levelling of the ground to allow the pods/hut to be level and an extension to the exis2ng hard surface around the site access. All elements proposed are temporary/reversible with liKle or no change to the exis2ng physical characteris2cs of the site.

4.9 The ZTV analysis demonstrates very limited visibility of the site from the surrounding landscape. The site panoramic, photograph (Appendix 2), demonstrates from where there may be visibility of the development. This shows that the actual visibility from surrounding landscapes is limited. Views that do exist, due to the proposed installa2on level of the pods/ hut and respec2ve heights, do not present the proposals extending above the ridgeline and therefore more difficult to pick out in wider views. There are no short distance direct views of the proposals.

4.10 Where views do exis2ng towards the site, they are at a distance whereby the pods/hut would be visible against an establishing landscape and would form only a small part of a wider landscape and only notable if sought out in longer distance views from the north.

4.11 The movement of some vehicles within the wider landscape area, to and from the site may be notable, although again likely to only be no2ceable in the very immediate selng, (i.e.Bucklawren Road itself) and from much longer distance views from the north, where the views are largely glimpsed from roadsides, and where they will form only a very small element within wider views. The number of cars likely to be on site is reflected in the number of units therefore would present a very slight increase from the likely number of vehicles accessing the site for general management and maintenance of the field, plan2ng and allotment.

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 4.12 The boundary between LCA 22 and LCA 24 runs through the site. There are characteris2cs of both areas within the site, though the key defining features of the character areas: "the steeply wooded valley sides and in@mate, secret character of CA 24” are absent. There are elements of the CA 22: “sloping pasture and small patches of woodland,” but the site is not characteris2c of any one par2cular aspect of either CA, but is a small part of the wider area which defines these Landscape Character types.

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 5.0 Conclusions.

5.1 The proposals present a change of land use and landscape character from agricultural/ meadow to tourism use. Whilst it is acknowledged that an increase in tourism is noted as a pressure on the Landscape character this does not mean that new tourist facili2es should not be considered.

5.2 The AGLV and Landscape Character areas can, for the purposes of this appraisal, be considered as one due to their physical ‘overlap’ and also their complementary/consistent characteris2cs, i.e. the characteris2cs of the respec2ve character areas define the quality and aesthe2c of the landscape of the AGLV.

5.3 A larger scale facility in this loca2on would cause a notable change to the character of this hillside both physically and visually, however the si2ng, mass and scale of the proposed pods, hut and toilet/shower allows the proposals to be both visually unobtrusive and requires liKle physical change to the site.

5.4 An increase in pedestrian movement and use of the site is unlikely to be recognisable in the wider selng, as it is a visual effect which has a very small zone of influence, much of which is distant and therefore unlikely to cause unacceptable change to the character or quali2es of the ALV or character areas. The increase in vehicular movement on site may be slightly more recognisable as a change from the exis2ng condi2on, however this too is not of a scale that is considered likely to unacceptably alter the character or quality of the AGLV or Character Areas.

5.5 There is a clear benefit in terms of increased biodiversity through the historic and ongoing strategy of plan2ng, much of which has already been installed on the site This change from meadow to a mix of meadow and woodland is consistent with aspects of the surrounding landscape character, in par2cular CA24. The site forms a clear extension to this ‘Well wooded, steep sided valley system’ (Ref LCA 22) and is consistent with the aspira2ons of both character areas.

5.6 With regards to the current planning applica2on, no PA20/08264, It is therefore considered that, although presen2ng a small scale and reversible/temporary change to the exis2ng landscape condi2on, the proposals, do not unacceptably alter the quality or characteris2cs of the AGLV or the Character Areas. In addi2on, the enhancement of the natural landscape and increase in biodiversity through plan2ng and hedgerow management is a key benefit to

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 both character areas and the AGLV.

5.7 The Appeal 20/00145/REF, refused applica2on ref PA19/10682, differs from the scheme discussed within this report due to the inclusion of 6no. camping pitches on the original applica2on along with 3no. addi2onal parking spaces.

5.8 It is considered that, in respect of PA19/10682, the addi2on of camping units along with associated landscape mi2ga2on is unlikely to be notably different from the proposals as discussed within this document. A small number of tents may be visible, however as demonstrated, the site is well enclosed by its hedgerow and woodland boundaries, and the area of visual influence remains small and, where visibility is present, distant to the extent that the change would only form a very minor part of the wider views.

5.9 The poten2al increase in vehicles from 4 to a maximum poten2al of 10 will introduce a greater presence of vehicle movement, both in the longer views and the effect of change on Bucklawren Road. This effect remains fairly low in context with the scale of the landscape and the specific characteris2cs discussed in this document.

5.10 The Appeal Decisions Ref APP/D0840/W/18/3218892 & APP/D0840/W/16/3159219 referenced in the CPRE leKer dated 27th February 2020 are relevant, however The Harlyn Appeal site is located within the na2onally designated AONB and the St Agnes Site is within the selng of and/or immediately adjacent to the AONB, the Heritage Coast and the Unesco World Heritage site, a designa2on of Interna2onal importance. All of these are na2onal designa2ons which hold greater weight in terms of the NPPF and of character area assessment than the AGLV.

5.11 This assessment concludes that the proposals would not result in any unacceptable changes to the condi2on, quality or character of the site, AGLV or Landscape Character Areas.

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Appendix 1: Glossary of Technical Terms and Acronyms

.jpg Compressed image format standardized by the Joint Photographic Experts Group (JPEG) commonly used for storing digital photos

AGLV Area of Great Landscape Value / Area of Great Historic Value

ALC Agricultural Land Classification. Grading system used by Natural England to assess the quality of farmland to enable informed choices to be made about its future use within the planning system. The ALC system classifies land into five grades, with Grade 3 subdivided into Subgrades 3a and 3b.

AOD Above Ordnance Datum. Ordnance Datum is the vertical datum point from which all altitudes are derived, for Great Britain OD is taken to be mean sea level at Newlyn in Cornwall between 1915 and 1921.

AONB Area of Outstanding Natural Beauty

Groundmodel A series of 3D triangles that accurately represent the existing ground/site, design or other surface, generated from OS height and terrain data. Used as the basis for all visibility modelling.

Km Kilometre

NCA National Character Area – landscape character area defined at national level

Landscape Landscape elements within the site or landscape character and the key elements, features and characteristics that define it, or landscape designations and the key features which define its value, or the overall landscape condition of the study area.

Landscape The physical and perceived features that make an area unique. Defined by Natural England as "a Character distinct, recognisable and consistent pattern of elements, be it natural (soil, landform) and/or human (for example settlement and development) in the landscape that makes one landscape different from another, rather than better or worse".

LCA Landscape Character Area –

LDU Land Description Unit

LVIA Landscape and Visual Impact Assessment

OS Ordnance Survey

PRoW Public Right of Way

Receptors physical landscape features, designated areas, character areas or features or people likely to experience an effect as a result of development

Visual Visual amenity or views available to visual receptors located within publicly accessible areas and residential dwellings. NB: an LVIA can only be carried out from publicly accessible areas so the existing views of residential receptors and likely changes can only be assumed based on fieldwork and professional judgement, this should be clearly stated in the methodology of the assessment.

ZTV Zone of Theoretical Visibility. Formerly referred to as a ZVI or Zone of Visual Influence

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Appendix 2: Mapping and Reference.

M466-01 LocaCon

M466-02 Topography

M466-03 ZTV Analysis

M466-04 Historic DesignaCons

M466-05 Public Rights of Way

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 Appendix 3: Photo Record

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020 1 The Character of England Landscape, Wildlife and Cultural Features Map Natural England 2005 (update to 1996 Map)

2 The Character of England Landscape, Wildlife and Cultural Features Map Natural England 2005 (update to 1996 Map)

3 http://www.naturalengland.org.uk/publications/nca/default.aspx - National Character Areas – defining England’s natural boundaries

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MeiLoci Landscape Architects, 67 Lemon Street, Truro, Cornwall, TR1 2PN - November 2020