LAND OFF WEST HILL, ELSTEAD, SURREY
LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Reference: BIR.5065 Date: July 2016
5 The Priory • Old London Road • Canwell • Sutton Coldfield • B75 5SH Telephone: 0121 308 9570 • Fax: 0121 323 2215
Birmingham • Bracknell • Bristol • Cambridge • Cirencester • Leeds • London • East Midlands • Manchester
Land off West Hill, Elstead, Surrey ELS Developments Limited Landscape and Visual Impact Assessment
CONTENTS
1. INTRODUCTION 3
2. ASSESSMENT METHODOLOGY 4
3. BASELINE INFORMATION 8
4. LANDSCAPE DESIGN EVOLUTION AND STRATEGY 29
5. ASSESSMENT OF LANDSCAPE EFFECTS 37
6. ASSESSMENT OF VISUAL EFFECTS 49
7. SUMMARY AND CONCLUSIONS 60
FIGURES
Figure 1 Site Location and Planning Designations
Figure 2 Topography
Figure 3 Landscape Character
Figure 4 Viewpoint Locations and Public Rights of Way
Figure 5 Viewpoint Photographs
Figure 6 Landscape and Visual Analysis
Figure 7 Landscape Strategy
Figure 8 Illustrative Landscape Masterplan
Figure 9 Illustrative Landscape Sections
APPENDICES
Appendix A Concept Masterplan (Drawing No. 15074-SK01A)
Appendix B LVIA Methodology
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1. INTRODUCTION
1.1. Pegasus Landscape Design, part of the Pegasus Group, has been instructed by ELS Developments Limited to undertake a landscape and visual impact assessment (LVIA) in relation to the proposed development of land off West Hill, Elstead, Surrey (referred to as ‘the site’.
1.2. The site comprises three field enclosures along the southern edge of Elstead; its northern boundary is contiguous with the rear curtilages of properties along this edge. The site consists of ca. 5.2ha agricultural land known locally as ‘Bonfire Hill’ (refer to Figure 1, Site Location and Planning Designations). The scheme (referred to as ‘the proposed development’) includes residential development of up to 40 dwellings, with associated highways infrastructure (access at West Hill), public open space, green infrastructure and drainage infrastructure incorporating SuDS (sustainable drainage systems). The Concept Masterplan for the proposed development is included as Appendix B.
1.3. This LVIA aims to determine the likely effects of the proposed development on the existing landscape and visual receptors in the study area. The following receptors have been assessed:
• Landscape character, including physical landscape resources; and • Views and visual amenity experienced by residents, recreational users (including visitors and tourists) and road users.
1.4. Principles and good practice for undertaking landscape and visual impact assessment are set out in the Landscape Institute (LI) and the Institute of Environmental Management (IEMA) Guidelines for Landscape and Visual Impact Assessment, Third Edition (2013)1.
1.5. The iterative process of LVIA has been applied to the proposed development and has enabled the early identification of constraints and opportunities related to landscape and visual matters. In turn this has informed the landscape mitigation strategy for, and also influenced the design of, the proposed development which have been incorporated into the proposed development and will avoid, reduce or remedy adverse impacts.
1 Landscape Institute and Institute of Environmental Management and Assessment, Guidelines for Landscape and Visual Impact Assessment 3rd Edition (April, 2013).
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2. ASSESSMENT METHODOLOGY
2.1. The approach and methodology used for this LVIA has been developed using best practice guidance, as set out in the following documents:
• Landscape Institute and Institute of Environmental Management and Assessment (2013) Guidelines for Landscape and Visual Impact Assessment, 3rd Edition; • Natural England (2014) An Approach to Landscape Character Assessment; and • Landscape Institute Advice Note 1/11 Photography and Photomontages Guidance.
2.2. Reference has also been made to a number of additional sources of data and information; these are referred to in the relevant sections of the baseline information. A number of drawings (Figures 1 to 9) have also been produced as part of this LVIA.
Level of assessment
2.3. The third edition of the Guidelines for Visual Impact Assessment (GLVIA3) was published in April 2013. In this, the guidance acknowledges that LVIA can be carried out either as a standalone assessment or as part of a broader EIA. The GLVIA3 note that the overall principles and core steps in the process are the same but that there are specific procedures in EIA with which an LVIA must comply.
2.4. This report has been prepared as a detailed LVIA and addresses matters of individual resources, character areas and specific viewpoints. The LVIA includes analysis of sensitivity of receptors (both landscape and visual) and magnitude of impact and also professional judgements on the consequential likely effects.
2.5. An iterative approach to the LVIA has been applied to the proposed development. This has included an analysis of the site and its context and identification of constraints and opportunities related to landscape and visual matters. This analysis informs how the constraints and opportunities might serve to influence the development potential of the site in respect of a residential masterplan for the proposed development. In turn this has informed a strategy for landscape mitigation. Such measures have been incorporated into the proposed development and will avoid, reduce or remedy adverse impacts (refer to Section 4 of this LVIA).
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Approach
2.6. The overall approach to the identification, evaluation and assessment of landscape and visual effects is summarised as follows:
• determine the scope of the assessment; • collate baseline information for landscape and visual receptors, including completing desk study research and undertaking field based survey work; • review the type of development proposed and identify and describe the likely impacts (enabling specific judgments to be made on sensitivity of landscape and visual receptors); • establish the sensitivity of landscape and visual receptors (balancing judgments on value and susceptibility); • determine the magnitude of impacts (balancing judgments on size / scale, duration and reversibility); • the assessment of the significance of likely landscape and visual effects through a balanced approach and clear description of professional judgments on sensitivity and magnitude; and • the identification of measures to avoid or remedy impacts and the subsequent re-assessment of likely effects.
Scope of assessment
2.7. The spatial scope for the LVIA is initially determined by reference to the area of landscape that may be affected and from which the proposed development may be visible2. Following the early stages of desk study and field work, this broad area of search has then been refined to an approximate radius of 1.5km from the site. This is considered sufficient to account for the likely impacts that will be generated by the proposed development. In some specific instances it has been necessary to vary this distance in order to consider the potential for impacts on specific landscape resources or from specific long distance viewpoints.
2.8. The professional judgements in this LVIA consider landscape and visual effects in the short term, at completion, but also in the longer term after fifteen years when mitigation measures (such as planting) will have matured and the mitigation measures
2 Para 3.15, Landscape Institute and Institute of Environmental Management and Assessment, Guidelines for Landscape and Visual Impact Assessment 3rd Edition (April, 2013)
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are likely to perform the intended function (for example, screening or enhancement of landscape infrastructure).
2.9. Illustrative viewpoints have been taken in winter, representing the ‘worst case scenario’ (when vegetation would not be in leaf and therefore would provide minimal screening).
2.10. The following receptors have been considered to inform the assessment process:
• Landscape character, including physical landscape resources; and • Views and visual amenity experienced by residents, recreational users (including visitors and tourists) and road users.
2.11. Landscape features and elements provide the physical environment for flora and fauna and the associated importance of biodiversity assets. This LVIA does not consider the value, susceptibility or importance on ecology and biodiversity, nor does it consider impacts from an ecological stance.
2.12. Heritage assets such as Scheduled Monuments, World Heritage Sites, Listed Buildings and Conservation Areas all contribute to the overall landscape character, context and setting of an area. These aspects have been given consideration in the LVIA in terms of physical landscape resources (for example trees and hedgerows) and also landscape character. However this LVIA does not address the historic significance, importance or potential impacts on heritage assets and designations; these assets are assessed in the context of landscape and visual matters only.
Collating baseline information
2.13. Information has been collated using a process of desk study and field survey in order to capture a comprehensive description of the baseline position for landscape and visual receptors. The desk study includes reference to published landscape character studies and other relevant planning policy guidance.
2.14. Field survey work was completed during November 2015. A series of representative photographs were taken during the field work. These photographs were taken with a digital camera with a 50mm lens (equivalent focal length) at approximately 1.6 metres in height. These are presented as a series of viewpoints and have been used to inform both the landscape and, separately, visual assessment (included as Figure 5, Viewpoint Photographs 1 to 9).
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Assessment of effects
2.15. Having established the relevant baseline position the assessment process then completes the following specific stages:
• evaluate the sensitivity of the landscape receptors and visual receptors, specifically in response to the nature of the proposed development (sensitivity is not standard and depends on the nature and type of development proposed and also the value and susceptibility of the receptor); • identify the potential magnitude of impact on the physical landscape, on landscape character and on visual receptors; and • combine judgments on the nature of the receptor (sensitivity) and the nature of the impact (magnitude) to arrive at a clear and transparent judgment of significance.
2.16. For both landscape effects and visual effects the final conclusions on significance are based on the combination of magnitude of change and sensitivity of receptor and a balanced justification of these. The rationale for the overall judgement on significance is based on the application of professional analysis and judgement and the subsequent combination of each of the criteria individually leading to a balanced justification and conclusion.
2.17. The detailed thresholds and criteria for each of the stages of analysis and assessment of landscape and visual impacts are included in the detailed methodology (Appendix A).
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3. BASELINE INFORMATION
Site overview
3.1. The site comprises a single land parcel consisting of three field enclosures along the southern edge of Elstead. Elstead is a broadly linear settlement centred along Farnham Road with some ribbon development to the south and north. The site forms part of a localised high point to the south of Elstead known locally as ‘Bonfire Hill’.
3.2. The northern boundary of the site is defined by the irregular rear boundaries of residential properties along Staceys Farm Road, Hill Crest and Bankside Close. To the east the site boundary is defined by the rear curtilage of a number of properties located on Upper Springfield. To the south the site is defined by field boundaries, including the line of a PROW (footpath) that connects the site with the edge of Elstead to the north and the extensive areas of common land and access land to the south. To the west the site is defined by the boundaries of properties along West Hill.
3.3. The site is irregular in plan form and contained by existing residential development to the north, east and west. Beyond the settlement edge of Elstead, the site is generally surrounded by open countryside to the south. The wider rolling wooded plateau to the south is characterised by open heathland and common land, including Elstead Common.
3.4. A detailed description of the site is provided later in this section as part of the landscape baseline. A more detailed analysis of the landscape character of the site in its immediate context is set out in section 4 of this LVIA.
Landscape planning framework
3.5. In the context of the relevant planning framework, the following section sets out a summary of those policies specific to the landscape and visual issues pertaining to the proposed development and which will have implications for the landscape strategy presented in this LVIA (refer to Figure 1).
European Landscape Convention
3.6. The European Landscape Convention (ELC) promotes the protection, management and planning of European landscapes. The convention was adopted on 20 October 2000 and came into force on 1 March 2004. The ELC is designed to achieve improved approaches to the planning, management and protection of landscapes and defines landscape as:
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3.7. “...an area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors)”
3.8. The importance of this definition is that it focuses on landscape as a resource in its own right and moves beyond the idea that landscapes are only a matter of aesthetics and visual amenity.
National Planning Policy Framework
3.9. The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and provides a framework within which the appropriate local council can produce local and neighbourhood plans; the NPPF is a material consideration in planning decisions.
3.10. Paragraph 14 states that:
3.11. “At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.
3.12. The NPPF sets out three dimensions to achieving sustainable development that include economic, social and environmental considerations. It places an onus on the planning system to perform a role in relation to the environment that ‘contributes to the protection and enhancement of our natural, built and historic environment...’ and this underpins the strategic guidance set out in the NPPF in relation to landscape and visual matters.
3.13. High quality design and local character are repeating themes through the core planning principles and more specific guidance on delivering sustainable development. Specific issues addressed by the core principles of the NPPF include:
• that decision making should secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings; • that decision making should take account of the different roles and character of different areas and recognise the intrinsic character and beauty of the countryside and supporting thriving rural communities within it (this also reflects the aims of the ELC); and • that development should contribute to conserving and enhancing the natural environment.
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3.14. Under delivering sustainable development the guidance sets out a series of considerations relating to ‘good design’3. This includes reference to sense of place, responding to local character and materials and aiming for visually attractive solutions as a result of appropriate landscaping. It also notes issues relating to local distinctiveness and taking opportunities to enhance the character and quality of an area.
3.15. The NPPF notes the importance that designs ‘evolve’ in response to local issues and to the views of local communities4 and also sets out principles in relation to conservation and enhancement of the natural environment5.
3.16. This LVIA includes reference to the local landscape character and identifies constraints and opportunities for the site which are then considered throughout the design process and contribute to good design. This illustrates how the iterative LVIA process responds to the requirements of the NPPF.
Planning Practice Guidance Documents
3.17. In March 2014 the Department for Communities and Local Government (DCLG) launched a web based resource of planning practice guidance documents (PPG); these effectively supersede a series of previous advice and guidance documents. The website notes that the PPG will be updated as required.
3.18. Matters pertaining to 'landscape’ are covered under the guidance for the Natural Environment. Para 001 addresses how the character of landscapes can be assessed to inform plan-making and planning decisions. It states that:
3.19. “One of the core principles in the National Planning Policy Framework is that planning should recognise the intrinsic character and beauty of the countryside. Local plans should include strategic policies for the conservation and enhancement of the natural environment, including landscape. This includes designated landscapes but also the wider countryside.
3.20. Where appropriate, landscape character assessments should be prepared to complement Natural England’s National Character Area profiles. Landscape Character Assessment is a tool to help understand the character and local distinctiveness of the
3 Para 58-66, Department for Communities and Local Government, NPPF (March 2012) 4 Para 66, Department for Communities and Local Government, NPPF (March 2012) 5 Section 11, Department for Communities and Local Government, NPPF (March 2012)
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landscape and identify the features that give it a sense of place. It can help to inform, plan and manage change and may be undertaken at a scale appropriate to local and neighbourhood plan-making.”
3.21. This LVIA includes reference to landscape character assessment prepared at a national, regional and local level and also addresses the key characteristics of the site and its immediate context and therefore responds fully to the requirement of the PPG.
3.22. The PPG also include guidance on light pollution. The guidance notes that artificial light has the potential to become what is termed ‘light pollution’ or ‘obtrusive light’ and not all modern lighting is suitable in all locations. It also notes that some proposals for new development, but not all, may have implications for light pollution and it considers issues such as changes to the baseline, suitability of location, protected sites and designated dark skies when determining whether light pollution might arise.
Local planning policy
3.23. The site is located within the administrative area of Waverley Borough Council (WBC). Local planning policy consists of the Waverley Borough Local Plan 2002.
Waverley Borough Local Plan 2002
3.24. The Waverley Borough Local Plan6 was adopted in April 2002. Those policies considered to be of relevance to a study of landscape and visual matters are summarised in the following table.
Table 1: Summary of planning policy relevant to landscape and visual issues
Policy Summary
Policy D1 – This policy states that development will not be permitted where it Environmental would result in material detriment to the environment by virtue of Implications of loss or damage to important environmental assets, such as areas of Development conservation, ecological or landscape value. It also states that development will not be permitted where there is harm to the visual character and distinctiveness of a locality, particularly in respect of the design and scale of the development and its relationship to its surroundings.
Policy D7 – Trees, This policy states that proposals on sites which contain, or are close Hedgerows and to, important trees, groups of trees or hedgerows should provide for their long-term retention. It also states that the Council will not
6 Waverley Borough Local Plan, April 2002
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Development permit development which would result in the loss of important trees or groups of hedgerows; trees to be retained should be protected during construction; and there should be adequate separation between important trees/hedgerows and the proposed development.
Policy C1 – This policy states that there is a general presumption against Development in the inappropriate development within the areas defined as Green Belt on Green Belt Outside the Proposals Map and outside the rural settlements. In all Settlements circumstances, any development which would materially detract from the openness of the Green Belt will not be permitted.
Policy C3 – Surrey Hills This policy states that the Council will protect and conserve the Area of Outstanding distinctiveness of the landscape character areas within the Borough. Natural Beauty and Management and enhancement of landscape features to conserve Area of Great landscape character and retain diversity will be promoted. Landscape Value Development appropriate to the countryside will be expected to respect or enhance existing landscape character by appropriate design. It also states that The Surrey Hills and High Weald Areas of Outstanding Natural Beauty (AONB) are of national importance. The primary aim of designation is to conserve and enhance their natural beauty. Development inconsistent with this primary aim will not be permitted unless proven national interest and lack of alternative sites has been demonstrated. The policy goes on to state that Areas of Great Landscape Value Landscapes designated on the Proposals Map make a valuable contribution to the quality of Waverley's countryside and the setting of the towns. Strong protection will be given to ensure the conservation and enhancement of the landscape character.
Policy C6 – Landscape This policy considers landscape enhancement and states that the Enhancement Council will seek to secure improvements to the landscape with particular emphasis being given to areas which are already showing signs of landscape deterioration. This will be achieved through the control of development and, subject to finance, the preparation of improvement schemes to be implemented.
Policy C7 – Trees, This policy provides guidance for trees, woodlands and hedgerows Woodlands and and states that the Council will seek to ensure that the extent of tree Hedgerows cover is maintained and will resist the loss or seek the replacement of trees woodlands and hedgerows in areas which contain features that are characteristic or make a significant contribution to the appearance of the landscape or of the streetscape; are of wildlife interest; are of historic significance; and are of significance for recreation. Where there are hedgerows on a development site, opportunities for improving the hedgerows through landscape management will be sought.
Policy HE8 – This policy states that the Council will seek to preserve or enhance Conservation Areas the character of conservation areas. In relation to landscape and visual matters, this includes the requirement for a high standard for any new development within or adjoining conservation areas, to ensure that the design is in harmony with the characteristic form of the area and surrounding buildings, in terms of scale, height, layout, design, building style and materials; and protecting open spaces and views important to the character and setting of the area.
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Other planning guidance
Surrey Hills Area of Outstanding Natural Beauty
3.25. The Surrey Hills Area of Outstanding Natural Beauty Management Plan 2014-20197 document sets out a number of policies; those particularly relevant to a study of landscape and visual matters are set out below in Table 2.
Table 2: Surrey Hills AONB Management Plan Policies
Policy Summary
Land Use Planning Management Policies
LU1 In balancing different considerations associated with determining planning applications and development plan land allocations, great weight will be attached to any adverse impact that a development proposal would have on the amenity, landscape and scenic beauty of the AONB.
LU2 Development will respect the special landscape character of the locality, giving particular attention to potential impacts on ridgelines, public views, tranquillity and light pollution. The proposed use and colour of external building materials will be strictly controlled to avoid buildings being conspicuous in the landscape.
LU3 Development proposals will be required to be of high quality design, respecting local distinctiveness and be complementary in form, setting, and scale with their surroundings, and should take any opportunities to enhance their setting.
LU4 Proposals that would assist in the continuation of direct agricultural and forestry businesses or benefit the social and economic wellbeing of residents, including small scale affordable housing, will be supported, providing they do not conflict with the aim of conserving and enhancing the natural beauty of the landscape.
LU5 Development that would spoil the setting of the AONB, by harming public views into or from the AONB, will be resisted
Surrey Hills AGLV Review
3.26. The Surrey Hills Area of Great Landscape Value (AGLV) Review document8 sets out a number of findings and recommendations in relation to the local landscape designation. The overall recommendation from the review was that Natural England should promote the use of landscape character assessment to underpin the formulation and application of criteria based policies (CBP s) in Local Development Frameworks.
7 Surrey Hills Area of Outstanding Natural Beauty Management Plan 2014-2019, Surrey Hills Board. 8 Surrey Hills AGLV Review, Chris Burnett Associates for SPOA, June 2007.
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Waverley Borough Landscape Study
3.27. The Waverley Borough Landscape Study9 is a landscape sensitivity and capacity study which will inform the emerging new Local Plan for WBC. The study has been commissioned by WBC with the aim of assessing the ability of the landscape to accommodate future residential development in areas of the Borough. This document is considered further in section 5 of this report.
Waverley Green Belt Review
3.28. The Waverley Green Belt Review (WGBR) is part of the Local Plan evidence base for the WBC review of Green Belt across the Borough. It comprises two parts: a strategic review of Green Belt purposes and a more detailed site assessment of potential land which could be considered for review of the Green Belt boundaries.
3.29. The site is located within Green Belt segment W19: land bound between Thursley Road and the A3 to the east, Dyehouse Road to the south and the B3001 to the north. Each segment has been assessed for its contribution against four of the Green Belt purposes as set out in the NPPF. Each segment was then identified as having either ‘significant contribution’, ‘contribution’ or ‘limited contribution’. W19 is summarised in Table 3 as follows:
Table 3: Green Belt segment W19
Green Belt segment W19: land bound between Thursley Road and the A3 to the east, Dyehouse Road to the south and the B3001 to the north
Checking Sprawl Limited Contribution
Preventing Merger Limited Contribution
Safeguarding from Encroachment Contribution – part of open countryside between Farnham and Godalming
Historic Setting Limited Contribution
Overall Evaluation Large segment of heath land; ponds are a dominant feature towards south of the segment. Significant
9 Waverley Borough Landscape Study, August 2014.
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area of open countryside separating Godalming and Farnham with extensive views.
Overall Contribution to Green Belt Contribution Purposes
3.30. The WGBR has identified a number of segments which could be considered for further study to identify their potential for release in whole or in part. Segment W19 is one of those segments identified.
Designations
3.31. As set out previously, the site lies within the Surrey Hills Area of Outstanding Natural Beauty (AONB) and the Surrey Hills Area of Great Landscape Value (AGLV). In the wider study area, there are a number of listed buildings and a scheduled monument (Elstead Bridge) ca. 300m to the north-east. Elstead Conservation Area lies adjacent to the site’s northern boundary.
Summary of policy background
3.32. In summary, national and local planning policy seeks quality new development in appropriate locations that avoids significant adverse impacts on the natural and historic environment. The site lies within the Surrey Hills AONB and AGLV and these designations and associated policy and guidance will need to be considered in relation to the design of the proposed development.
3.33. In general, local policy addresses the setting, size and scale of developments in and around Waverley Borough and notes that development should be in keeping with its location and the intrinsic landscape character of the area; developments should also aim to protect and enhance existing wildlife and nature conservation value. The strategy for green infrastructure and the strategic landscape proposals for the proposed development should respond to this.
3.34. These policy matters will be addressed by the landscape and visual analysis and landscape and visual design strategy sections of this LVIA.
Landscape baseline
3.35. The following section describes the individual components of the physical landscape that are present in the study area. These have been described in order to establish an
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understanding of the specific landscape baseline, including individual elements and features that contribute to landscape character.
Physical landscape resources
Topography and landform
3.36. The wider topography of the local landscape is characterised by gently rolling landform that falls generally to the River Wey north of Elstead (refer to Figure 2, Topography). The landform rises generally to the north. To the south localised high points include two small hills to the south of Elstead; lying at +73m AOD and +68m AOD respectively. The topography also rises at Thursley Common to the south and Yagden Hill which lies at +83m AOD to the south-west. To the south-east the landform rises to +91m AOD at Rodborough Hill. Warren Hill to the north-east rises to + 87m AOD.
Hydrology and water features
3.37. There are no water features apparent on the site itself. The local landscape is influenced by the River Wey to the north and its tributaries and wider drainage network, such as that to the west of Pot Common and which are often associated with networks of lakes and ponds, such as The Moat and Pudmore Pond at Elstead Common to the south, where peatland habitat is common. The River Wey itself meanders through the landscape north of Elstead, flowing from west to east.
Land use
3.38. The site currently comprises three agricultural field enclosures, two of which are currently grazed, defined by the rear curtilages of the existing settlement edge of Elstead to the north and by field boundary vegetation to the south. A small area of woodland is located to the south-eastern corner of the site. The existing settlement edge of Elstead generally comprises residential development. There are a number of individual farmsteads close to Elstead, including Sunray Farm to the south of the site and Great Hookley Poultry Farm to the south-east. Land use in the wider countryside to the south and north generally comprises a patchwork of agricultural field enclosures, peatland, heathland and woodland; all associated with a number of different commons and open access land. Some of the common land is subject to managed access by the Ministry of Defence (MOD). There are a number of nature reserves in the local area including Thundry Meadows Nature Reserve to the north-west and Thursley National Nature Reserve to the south. The character of the landscape surrounding Elstead
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comprises a patchwork of woodland, farmland and open heathland on either side of the flood plain of the River Wey.
Vegetation patterns
3.39. The landscape is generally characterised by a patchwork of heathland, woodland and peatland with some small to medium scale agricultural fields around the edges of existing settlements.
Public access
3.40. There are two public rights of way (PROW) that cross the site; one that leads from Staceys Farm Road and passes south through the edge of Elstead and along a number of field boundaries leading to the wider countryside and common land to the south; and one that passes through the western edge of Elstead, along West Hill, passing through the site before joining the eastern edge of Elstead at Hill Crest. This footpath passes along Ham Lane to the north of the village. Other PROW, including footpaths and bridleways form a dense network to the south across the common land to the south. There are a number of PROW to the south-west that cross Hankley Common (including the Greensand Way recreational route) and to the north-west across Cooksbury and Lower Puttenham Commons (refer to Figure 4: Viewpoint Locations and Public Rights of Way).
Development and transport patterns
3.41. Historically the settlement of Elstead has developed on elevated topography south of the River Wey; the historic core centred along Milford Road and Thursley Road. Elstead was subject to an extension to development in the 20th century. There are a variety of building styles throughout the village. Whilst Elstead is a generally linear settlement, development does extend from the centre along other roads such as Thursley Road to the south. Properties are typically detached and set within large plots. In the wider area the settlement pattern includes a number of smaller hamlets and wayside properties. The larger settlement of Milford is located to the south-east. Outside of the internal road network of Elstead, key transport routes in the area include the A3 which is located to the east and connects the local area with Guildford to the north. Minor roads also connect the small villages and individual properties.
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Landscape character
3.42. Reference has been made to published guidance on landscape character for the area. The site is located in the following landscape character areas identified in Plate 1 below and illustrated on Figure 3, Landscape Character). The following sections set out a summary of the characteristics relevant to the site and study area.
Plate 1: Summary of landscape character hierarchy
National Character Area 120 Wealden Greensand
Surrey Landscape Character Assessment Wooded Greensand Plateau Landscape Type / Frensham to Witley Common Wooded Greensand Plateau Landscape Character Area
Surrey Hills AONB Landscape Character Assessment Greensand Plateau Witley and Churt LCA
Waverley Landscape Study Segment EL02
Site
National landscape character
3.43. At a national level the site is identified as being within National Character Area 120: Wealden Grassland10. The key characteristics of this NCA, relevant to the context of the study area, are summarised as follows:
• The overall undulating and organic landform – particularly in the west – gives a sense of intimacy to the landscape;
10 National Character Area Profile 120: Wealden Grassland, Natural England (July 2013)
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• There are extensive areas of ancient mixed woodland of hazel, oak and birch. These areas reflect the diverse geology, including wooded commons (‘charts’) of East Surrey and West Kent, and conifer plantations; • Semi-natural habitats include: remnant lowland heathland, mostly concentrated in West Sussex, Hampshire and West Surrey; the wetlands associated with the River Arun in West Sussex; and unimproved acid grasslands found in commons, parklands, heathland and other areas of unimproved pasture; • Fields are predominantly small or medium, in irregular patterns derived from medieval enclosure. Boundaries are formed by hedgerows and shaws, with character and species reflecting the underlying soils; • Agricultural land comprises a mosaic of mixed farming, with pasture and arable land set within a wooded framework; • The rural settlement pattern is a mixture of dispersed farmsteads, hamlets and some nucleated villages. Large houses set within extensive parks and gardens are found throughout the area; • The local built vernacular includes the use of Greensand, ragstone and, in the west, malmstone, bargate stone, plus dark carrstone patterned in the mortar between stones (‘galleting’) in Surrey, as well as timber-framing and weatherboarding; • There are a range of historic landscape features, including field monuments, old military defences, prehistoric tumuli, iron-age hill forts, Roman forts, the Royal Military Canal, small quarries and relics of the iron industry (including hammer ponds). Sunken lanes cut into the sandstone are a historic and characteristic feature, as are older deer parks and more recent 18th-century parklands; and • Surface water is an important feature across the Greensand, with many streams and rivers passing through the NCA: the Western Rother, Wey, Arun, Medway and the Great and East Stour.
3.44. Given the scale of the NCA these components are likely to be represented across the wider context of the NCA; therefore in this context, changes at a site and study area level will be small scale and not likely to impact upon landscape character as defined at the NCA level. The NCA description and guidelines provide a useful overview and context for the landscape and visual baseline and highlight the nature of key existing pressures on the landscape at a regional/national scale.
3.45. The NCA guidance includes ‘statements of environmental opportunity’ (SEOs) which are intended to bring together environmental information for the character area and offer
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suggestions where action can be best targeted to conserve and improve the natural environment. SEOs relevant to the site include SEO 1, which states:
3.46. “Protect and manage the nationally recognised and distinctive character of the landscape, conserving and enhancing historic landscape character, tranquillity, sense of place, and the rich historical and geological heritage of the Wealden Greensand. Enhance access provision where appropriate, to maintain public benefit from and enjoyment of the area. This has been considered as part of the design progression for the proposed development.”
3.47. In order to complete a more detailed appraisal of potential landscape and visual issues, reference has been made to the published landscape character assessment prepared at a finer grain and more local scale.
County Landscape Character
3.48. The Surrey Landscape Character Assessment11 comprises a report and character area maps for every Surrey District and Borough, including Waverley. The site is located within the ‘Wooded Greensand Plateau’ landscape type (LT) and the ‘Frensham to Witley Common Wooded Greensand Plateau’ landscape character area (LCA). The key characteristics of this LCA that are relevant to the site and its context, are summarised as:
• Relatively flat/gently undulating topography, located between the River Wey corridor to the north and the greensand hills to the south. Also encompasses some areas of more complex topography, particularly to the west, and lower areas associated with watercourses, to the east; • Consists predominately of a mixture of large woodland blocks and conifer plantation, and extensive tracts of heathland/common. Woodland species are diverse, and there is a limited amount of ancient woodland. Between areas of woodland there are pockets of small to medium scale farmland, often with thick hedgerows along boundaries, and areas of low density settlement including Rushmoor and ribbon development south of Pot Common. There are also a significant number of ponds and small lakes within woodland areas;
11 Surrey Landscape Character Assessment: Waverley Borough, Hankinson Duckett Associates (HDA), on behalf of Surrey County Council and the Surrey Planning Officers Association (SPOA), April 2015.
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• A substantially enclosed area, with long distance views limited to road corridors and the northern edge of the character area along the Wey valley; • The A3 and A286 cross thorough the south-east corner of the character area, and other roads cross mainly north-south through the character area; • Large areas have limited road access and rely on minor tracks and public rights of way for access. There is a comprehensive public footpath/bridleway network, including the Greensand Way Recreational Path, which connects with a number of car parks across the character area; • The character area wraps around the edges of Elstead, and includes two areas of fairly extensive, low density housing located along roads towards the centre of the character area. Elsewhere, particularly to the north-east and west, there are occasional scattered dwellings and farmsteads. Large tracts of land remain unsettled; • A large proportion of the character area includes extensive areas of registered common land, forming one of the finest remaining areas of heathland in Southern England. Commons include Frensham Common, Churt Common, Hankley Common, Thursley Common, Royal Common and Witley Common; • Parts of Frensham, Millbridge Frensham, Tilford, and Thursley Conservation Areas are included at the edges of the character area, and several small groups of scheduled monuments are located within the woodland, including bowl barrows on Fresham, Thursley and Witley Commons; • There are a considerable number of ecological designations covering the majority of the character area, including Special Protection Areas, Ramsar, Special Areas of Conservation, Sites of Nature Conservation Importance, Sites of Special Scientific Interest and Local Nature Reserves; and • This is a highly secluded area, tranquil and remote, particularly away from roads and settlement. The plateau includes peaceful, picturesque lakes surrounded by woodland and attractive heath land.
3.49. The character assessment sets out the landscape strategy for the LT, which states:
3.50. “The landscape strategy for the Wooded Greensand Plateau is to conserve its areas of secluded remote, peaceful landscape, along with its extensive woodland, and areas of open heathland. Elements to be enhanced and conserved are heathland and coppice woodland and the picturesque lakes and ponds.”
3.51. The character assessment also sets out landscape guidelines for the LT, as follows in Table 4.
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Table 4: Landscape Guidelines for Landscape Type: Wooded Greensand Plateau
Land • Encourage landowners to maintain an appropriate management Management regime using traditional techniques where these will conserve and enhance key landscape features such as the woodlands and heathland; • Conserve the heathland habitats, preventing further encroachment by woodland and taking opportunities to restore and extend these habitats. This landscape type coincides with Surrey’s Wealden Greensand biodiversity opportunity area; • Protection of important habitats; • Conservation of commons and parkland; • Manage the woodlands to ensure that key views are retained; • Promote traditional woodland management techniques such as coppicing with local landowners and the farming community where appropriate to maintain the varied character of the woodlands; • Encourage sustainable and multi-purpose woodlands; • Promote the use of locally appropriate species such as oaks, Scots pine, alder and yew; • Ensure that infrastructure supporting leisure activities (such as car parking, signage, seating and dog bins) is sensitively designed and placed to conserve the rural, undisturbed character of the area; • Retain and enhance public rights of way; • Restore views and viewpoints; • Maintain lakes and ponds within the area; • Seek to conserve and enhance the low key, rural character of the footpaths through the encouragement of appropriate surfacing, materials and signage; and • Maintain unsettled wooded skyline.
Built • Conserve the secluded, largely unsettled landscape; Development • Conserve the pattern and character of existing settlements, resisting further spread of low density/ribbon development; • Encourage use of traditional building materials and signage, with particular regard to local style and materials. Refer to Surrey design guides; Surrey Design (Surrey Local Government Association) and Building Design in the Surrey Hills (Surrey Hills AONB); • Conserve areas of undisturbed wooded skyline; • Ensure that lighting schemes are assessed for visual impact and
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encourage conservation of the existing ‘dark skies’ within this sparsely settled area. Design of lighting schemes should respect rural location, biodiversity and dark skies areas; and • Oppose the erection of further tall structures where they would be visually dominant, and aim to utilise existing masts in preference to the erection of new ones. Ensure sympathetic siting and design of new features where erection is necessary.
Surrey Hills AONB Landscape Character Assessment
3.52. The Surrey Landscape Character Assessment should be read in conjunction with the management plan that covers the Surrey Hills AONB. The Surrey Hills Area of Outstanding Natural Beauty Management Plan 2014-201912 refers to the Surrey Hills landscape character areas which have been reviewed as part of the 2015 review of the county character assessment. This assessment draws on existing baseline information contained in the 1998 AONB landscape character assessment, which identifies thirteen landscape character areas. The site is located within the Greensand Plateau Witley and Churt LCA (refer to Figure 3). This LCA is described as follows:
3.53. “The Witley and Churt area is an undulating wooded plateau bisected by small intimate, enclosed valleys of the Upper Wey and punctuated by locally occurring hillocks. The area has large expanses of open heathland and common, conifer plantations, pockets of farmland and scattered settlement. A key feature of the area is its expansive patchwork of commons, each with its own distinctive characteristics. The charm of the area lies in its relative wildness and tranquillity, which has attracted generations of visitors.”
Historic Landscape Characterisation
3.54. This site is located within the ‘Field Pattern’ type and the ‘Small regular fields with straight boundaries (parliamentary enclosure)’ sub-type, as identified by the Surrey Historic Landscape Characterisation project.
Local Landscape Character
3.55. The local landscape character is described by Waverley Borough Landscape Study13. The Landscape Study assesses the ability of the landscape to accommodate future
12 Surrey Hills Area of Outstanding Natural Beauty Management Plan 2014-2019, Surrey Hills Board. 13 Waverley Borough Landscape Study, AMEC Environment & Infrastructure, August 2014.
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residential development in the borough. The site is located within segment EL02 (see Plate 1, below). The report states:
3.56. “Segment EL02 is to the south of the village, ringed by the village and wooded heath land, with an agricultural character to the landscape.”
Plate 1: Segment EL04, Waverley Borough Landscape Study
3.57. The analysis of capacity for EL02 is summarised as follows:
• This is comprised of agricultural fields, some horse grazed, some arable, with hedges and trees to their boundaries; • On its southern boundary is a bridle path and beyond that the wooded heath land of segment EL01; • There are other public footpaths across the segment, with a bridle path to its southern boundary off Red House Lane; • The centre of the segment has a high point of over 70m, with slopes to the village and heath land, giving good visibility out to the west and south, but otherwise the segment has low intervisibility; • The area is covered by the AONB and Green Belt legislation; and
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• The segment demonstrates its importance in keeping a green rural character to this side of the village in keeping with its rural nature, but there could be potential for some development close to the village in association with the existing housing.
Landscape amenity and openness of the green belt
3.58. There is an integral relationship between the visual amenity and character of the landscape and the openness of this part of the Green Belt. The openness of the Green Belt can be described very generally as an “absence of development”. It does however comprise a number of elements, including (amongst other things) landscape amenity value; visual amenity value (see commentary later); land use; land management, presence of infrastructure and built form; access and permeability; and moreover, the integration of all of the above.
3.59. The characteristics of different Green Belts, and different parts of the same Green Belt varies, and so therefore does the ‘openness’, which consequently works on a spectrum dependent upon the nature and scale of interplay between the component parts. In this part of the Green Belt, the amenity value of the landscape as described, plays an important role in the openness of the Green Belt.
3.60. The landscape in this location comprises a mix of agricultural field network with an established pattern of hedgerows, large mature hedgerow trees and woodland copses; extensive areas of heathland, and significant amounts of woodland, which serve to limit views across the landscape. This wooded landscape is generally enclosed and secluded in character, with longer distance views limited by tree cover. It is also influenced by some urbanising land uses including the settlement of Elstead and local minor roads. If the local landscape character were to be notably influenced in any way, by the introduction of a particular form of development to a greater or lesser extent, so too would the openness of the Green Belt.
Landscape character summary
3.61. From the site based evaluation undertaken for this LVIA, the site and its immediate context exhibits a number of characteristics which are identified in the various landscape character assessments described above and is therefore the character of the site is considered to be consistent with published guidance.
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3.62. It is therefore considered appropriate to reference the identified landscape components as part of the assessment process in order that these are evaluated as constraints and opportunities in relation to the site. The design evolution for the site masterplan responds appropriately to the landscape character. Furthermore the design evolution of the site masterplan can incorporate measures which respond to the more specific guidance set out by published landscape character assessments at a local level.
Visual baseline
3.63. This section provides a description of the nature and extent of the existing views from, towards and between the site and the surrounding area. It also includes reference to specific locations that will potentially be subject to impacts as a result of the proposed development.
3.64. Establishing the specific nature of these views provides an understanding of the context and setting of representative viewpoints and also the nature of views in terms of distance, angle of view, and seasonal constraints associated with specific visual receptors. The identification of key sensitive receptors and links to the representative viewpoint are carried forward to the assessment process (refer to Figure 5, Viewpoints 1 to 9).
Overview
3.65. The visual envelope is defined broadly as follows:
• from the north, by the existing settlement edge of Elstead; • from the east, by the existing settlement edge of Elstead and the existing woodland copse to the south-east of the site; • from the south by the localised ridgeline which provides containment and the ‘layering’ of field boundary vegetation; and • from the west by the existing settlement edge of Elstead.
3.66. Within this overall visual envelope there are variations in the degree of inter-visibility between areas and in the nature and extent of views.
Visual Amenity and Openness of the Green Belt
3.67. At NPPF paragraph 79, the importance of protecting Green Belt land is discussed. It notes that the fundamental aim of Green Belt policy is to prevent urban sprawl by
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keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence. The Green Belt serves five purposes:
• To check the unrestricted sprawl of large built up areas; • To prevent neighbouring towns merging into one another; • To assist in safeguarding the countryside from encroachment; • To preserve the setting and special character of historic towns; and • To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
3.68. The visual analysis that has been carried out as part of this assessment has carefully examined a number of views towards the site from various long, middle and short distance visual receptors around it. From this analysis, views of the site in its context can be sub-divided into a broad hierarchy of long to middle and short distance views.
3.69. There are limited long distance views across the landscape within the study area. The site is not likely to be perceptible in any long distance views due to the visual containment provided by existing built form, topography and the generally wooded character of the landscape. Middle distance views relate to the views gained from the PROW network to the south. From this location, views of the site are limited by the mature vegetation framework in the area, the visual layering of which serves to limit open, direct views of the site. There are also a limited number of short distance views from which the ground plane of the site is visible; these views are typically from the existing settlement edge of Elstead, the roads that pass through or around the site, or the PROW network within the site itself.
3.70. In terms of considering this hierarchy of views in the context of openness, it is considered that it is longer to middle distance views across the wider landscape and Green Belt which retain greater importance, on the basis that they tell a more ‘contextual’ story, and present the interaction of the component parts of the Green Belt more comprehensively.
Representative viewpoints and visual receptors
3.71. The visual assessment references a series of viewpoints that are representative of visual receptors in the area. These illustrate views towards the site in the context of the surrounding landscape and are used to inform judgements on impacts for specific receptors (refer to Figure 4, Viewpoint Locations and PROW and Figure 5, Viewpoint Photographs 1 to 9).
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3.72. Representative visual receptors include:
• Potential residential receptors; • Recreational receptors such as walkers using the network of public rights of way; and • Road users, including those using local roads that connect the settlement of Elstead with the surrounding area.
3.73. A detailed description for each of the locations identified as receptors for this LVIA, including judgements on value, susceptibility and overall sensitivity of visual receptors, is included in later sections of this report under the assessment of visual effects.
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4. LANDSCAPE DESIGN EVOLUTION AND STRATEGY
4.1. This section considers the type of development proposed and the nature of the impacts that are likely to occur; thereafter it draws the landscape and visual baseline information together and summarises the key constraints and opportunities in the existing landscape.
Development proposals
4.2. In summary the proposed development comprises:
• Residential development of up to 40 dwellings; • New highways infrastructure and internal road layout including access off West Hill; and • Green infrastructure and open space.
Landscape and visual analysis
4.3. On the basis of the description of the landscape and visual baseline, the landscape and visual analysis can be summarised as follows, taking into account both contextual matters and then site specific matters.
Contextual analysis
4.4. The field pattern that surrounds Elstead is of small to medium scale and largely rectilinear in plan form. There are some particularly small scale paddock enclosures to the north of Elstead where horsiculture is prevalent. Some field enclosures to the west are occupied by mixed plantations and generally the contextual vegetation pattern is one of woodland blocks, conifer plantations and extensive areas of heathland, including a number of areas of open access land at Thursley, Oakley and Witley Commons. The largely flat River Wey floodplain influences the landform to the north and other water courses include a tributary to the river connected to a network of lakes to the south- east at Witley Common.
4.5. Topography is relatively uniform and in combination with the extensive woodland cover in the area, limits longer distance views across the landscape and results in a generally enclosed, secluded character. Where longer distance views across the landscape are available, the wooded nature of the heathland and commons means that settlement is generally not perceptible.
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4.6. The local settlement pattern is generally linear and centred along Milford Road with large plots and detached properties set back along Thursley Road to the south-west. On the fringes of Elstead, the settlement pattern also typically consists of detached properties within large plots surrounded by woodland. There are a number of other smaller settlements in the local area, including Charleshill to the north-west.
4.7. Other elements evident in the wider landscape include the presence of the MOD, with a number of areas of managed access (refer to Figure 4); Access to the landscape is readily available, the network of PROW is extensive and includes a number of bridleways, footpaths, byways. The Greensand Way recreational route is also located further to the south-west.
Site specific landscape and visual analysis
4.8. The site is located south of the existing settlement edge of Elstead, a broadly linear settlement centred on Milford Road. The site forms part of a localised high point to the south of Elstead known locally as ‘Bonfire Hill’ and comprises three agricultural field enclosures, two of which are in use as horse paddocks (those closest to the settlement) and one which is in arable use. The northern, western and in part, eastern boundaries of the site lie directly adjacent to the existing settlement edge of Elstead.
4.9. To the north an area of mature woodland separates the rear curtilages of buildings along Thursley Road from the site and provides some enclosure from the surrounding landscape. An unmanaged, fragmented vegetated field boundary passes through the centre of the two parcels to the north and delineates the route of the PROW in this location. The character of these two parcels is influenced by horsiculture, with the presence of shelters, unmanaged field boundaries, barbed wire, remnant trailer parts and at the time of the site visit, piles of arisings from recent vegetation clearance.
4.10. The western parcel of the site rises steeply to c. 70m AOD and as such the localised ridge that it occupies is more exposed than the remainder of the site. This part of the site retains a visual relationship with the wider context of Elstead, but only through tightly framed views beyond existing built form. The south-eastern parcel of the site is also located on rising land and as a result there are similar framed views towards it from the existing settlement edge (refer to Figure 6 and Viewpoint 5, Figure 5).
4.11. The site is generally enclosed by a strong framework of vegetation. The southern boundary of the western parcel of the site is defined by a mature, linear tree belt, this continues along the route of the PROW that extends from the site south towards
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Elstead Common. The northern boundary of the eastern and western parcels are also defined by mature tree cover. The track and PROW that passes through the centre of the site and connects with Hill Crest is bound to the south by a mature hedgerow and to the north by vegetation in part and barbed wire fencing and posts in part. The southern extent of the site is defined by a post and wire fence, with a limited number of scattered trees along it, until it reaches the woodland copse that occupies the south- eastern corner of the site.
4.12. The existing framework of vegetation, in combination with the undulating landform of the site, serves to filter and screen views of the site from the wider landscape, including views from the south where the site has its closest relationship with the wider countryside and AONB. There is an opportunity to improve this vegetation network where it has become degraded along some field boundaries. The vegetation framework is concurrent with the wider woodland and hedgerow network and contributes in enclosing both the village and the site from the wider landscape, forming part of the infrastructure that presents Elstead in its wooded setting in longer distance views across the landscape from the north.
4.13. The settlement of Elstead is linear in form, and has over a number of years intermittently extended from its original linear axis by virtue of the emergence of a number of residential developments of varying scale, character and age. This includes development along West Hill to the west of the site and Upper Springfield and Hill Crest to the east.
4.14. This analysis of the contextual and more local, site specific landscape character of the site and its context is taken through to inform judgements on value, susceptibility and overall landscape sensitivity, included later in this LVIA (Section 5).
Likely causes of impact
4.15. Although a landscape has some intrinsic sensitivity, different landscapes contain a range of elements and features which respond to change differently, subject to the type of the development that is proposed. Therefore, in order to inform the analysis of impacts, judgements should be made with reference to the changes arising from a specific type of development.
4.16. The following section sets out the likely causes of impacts which would occur in relation to the specific type of development proposed (i.e. residential led development).
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Causes of temporary impact during construction
4.17. The temporary construction works which may give rise to impacts on landscape and visual receptors are listed as follows:
• site clearance (including internal vegetation clearance where necessary); • movement and presence of associated construction vehicles and plant; • presence of construction compounds and welfare facilities; • earthworks and construction of internal road infrastructure and practical development platforms; and • highways and junction improvements and formation of visibility splays.
Causes of impacts at completion
4.18. The permanent components of the proposed development which may give rise to impacts on landscape and visual receptors are listed as follows:
• the built form of residential development (incorporating highways infrastructure); and • mitigation integrated into the proposed development (i.e. green infrastructure and strategic landscaping), including retained trees, hedgerows, open space provision, SUDs and attenuation areas and new planting.
Constraints and opportunities
4.19. In the context of the likely impacts the following key constraints and opportunities have been identified during the landscape and visual analysis (refer to Figure 6, Landscape and Visual Analysis).
Constraints
4.20. Constraints for the site are considered to be:
• Location within the Surrey Hills AONB, AGLVA and within the Green Belt; and • The elevated nature of the site itself in relation to the surrounding village of Elstead.
4.21. Opportunities for the site are considered to be:
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• The site is well visually contained as a result of a combination of the undulating topography and the strong vegetation framework, including the localised ridgeline to the south; • The site has a direct relationship with the existing residential edge of Elstead along its northern, western and eastern boundaries; • There is an opportunity to conserve and enhance key landscape features (such as hedgerows) and the design of new built form that is not visually dominant but consistent with the local landscape character, as identified in the Surrey Hills AONB Management Plan; • The existing settlement pattern which is in some places 2-3 dwellings deep, setting a precedent in this location; and • There is some existing robust green infrastructure on site, including mature boundary vegetation that serves to filter and screen views into the site.
Landscape strategy and design
4.22. The early design and evolution of the development framework and site masterplan has been formed based on the landscape and visual constraints and opportunities which are apparent on site and in the surrounding area. This process ensures that the location, scale and character of the proposed development has evolved in response to the local landscape character and will be acceptable in landscape and visual terms.
4.23. The landscape and visual strategy for the site is outlined below, and is founded on the following principles:
• Identification of a suitable ‘development envelope’, the location of which pays particular attention to views into and across the site, local topography, landscape character and prevalent planning policy, including that associated with the Surrey Hills AONB; • Retain and make best use of the existing vegetation on the site, including the enhancement of existing hedgerows and tree belts, and the introduction of additional tree planting within plot areas and the enhancement of green infrastructure where appropriate; and • Creation of additional green infrastructure and open space on site, taking into account landscape character and visual containment of the site in order to propose landscape mitigation which is both consistent with and complementary to, the existing local landscape character in terms of scale, disposition and species mix.
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Strategy components
4.24. The key elements of the landscape strategy have been considered as separate but integrated components; these are described in more detail in the following sections.
Development envelope and layout
4.25. The development envelope is the defined area within which the residential development will sit and has been defined by the site analysis and pays particular attention to landscape related constraints and opportunities.
4.26. In terms of the development envelope, care must be given in relation to the topography of the site, in particular the local ridgeline that runs through its centre, which is visible from the western area of the surrounding village; and the rising land to the south, which is visible from the north-eastern area of Elstead. The development envelope has therefore been constrained as shown in Figure 7, Landscape Strategy. The overarching strategy is as follows:
• The limitation of the development envelope to the northern most section of the site to avoid any likely visual impact from development on the southernmost field, which is rising towards the ridgeline to the south that serves to help visually contain the site; • The set back of the development envelope from the localised ridgeline running through the centre of the site in order to allow the opportunity to retain views of this local piece of green space from the surrounding village; in particular this will address the requirements of policy LU2 of the AONB Management Plan and the guidance for landscape segment EL2 of the Waverley Borough Landscape Study; • The retention and enhancement of the existing routes of public footpaths that pass through the site in an east to west and north to south orientation, allowing for the maintenance of current green infrastructure links with the wider landscape to the south; and • The introduction of robust new planting along the southern extent of the development envelope (incorporating the existing public rights of way), to create a new defensible Green Belt boundary in this location.
4.27. Policy LU2 of the AONB Management Plan states that development should: “respect the special landscape character of the locality, giving particular attention to potential impacts on ridgelines, public views…”. In order to address this, the proposed
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development cells are located away from the ridgeline that runs through the centre of the site.
4.28. Setbacks should also be introduced along the northern boundary of the site to allow for the retention of the existing northern boundary vegetation. It is also likely to be necessary to implement landscape mitigation planting to any boundaries with existing residential land uses to the east and west.
4.29. These measures have been development to help assimilate any proposed development with the local landscape character and reduce the likelihood of impacts on visual amenity, particularly in respect of the AONB landscape within which the site sits.
Strategy for existing vegetation
4.30. Consideration has been given to the existing vegetation (including trees and hedgerows). Wherever possible these landscape elements have been retained and integrated into the layout of the proposed development. This approach includes appropriate stand offs to trees and hedgerows which will help to avoid or reduce potential impacts on the root protection zones of these elements during implementation of the proposed development. Any existing vegetation will also be enhanced, which will include a programme of hedgerow enhancement across the site.
Green infrastructure and open space
4.31. The location and extent of green infrastructure and open space within the site has influenced the formation and extent of the development envelope. Proposed open space has been focused on the higher ground in the centre of the site. Other green infrastructure includes proposed new tree planting and hedgerow planting along boundaries, tree and shrub planting through areas of public open space, and new woodland copse planting. The combination of these green infrastructure elements and the landscape proposals will provide a new, robust green belt boundary based on physical features.
Landscape scheme and detailed design
4.32. The layout of the proposed development will incorporate areas of private garden space. These areas will have the capacity to hold a number of street and garden trees which will, over time, contribute to the green infrastructure framework and help to integrate the character of the site with the surrounding landscape.
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4.33. All proposed landscape mitigation will be subject to a high quality detailed landscape scheme that will ensure that the functions of the landscape components are delivered; this will also reflect positively on the design quality of the proposed development as a whole. At detailed design the selection of species for trees and woodland will refer to native species as well as those present in the context of the local landscape.
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5. ASSESSMENT OF LANDSCAPE EFFECTS
Overview of landscape effects
5.1. Landscape sensitivity is a term applied to specific receptors, combining judgements on the value related to a landscape (i.e. the receptor) with the susceptibility of the landscape to the specific type of change proposed. Receptors can include specific landscape elements or features or may be judged at a wider scale and include landscape character parcels, types or areas.
5.2. As advocated in the GLVIA3, professional judgement is used to balance judgements on value and susceptibility in order to determine sensitivity. Each of these aspects of the analysis will vary subject to the scale and detail of the assessment.
5.3. The landscape character of the study area has been well documented from national down to local level studies. The findings of these studies represent a thorough and generally consistent analysis of landscape character, with a number of the key characteristics at the local level prevalent in the study area.
Landscape sensitivity
5.4. At a wider county and AONB level, the site lies within the landscape character area ‘GP1: Frensham to Witley Common Wooded Greensand Plateau’, as identified by the Surrey Landscape Character Assessment: Waverley Borough. This area broadly ties in geographically with the ‘Greensand Plateau Witley and Churt’ landscape character area, as identified by the Surrey Hills AONB Landscape Character Assessment. In order to consider the value, susceptibility and overall sensitivity of the wider landscape, these landscape character areas have been considered together and are jointly referred to as the ‘Greensand Plateau’.
5.5. In LVIA, landscape value is the value attached to a potentially affected landscape. It is relative in relation to the different stakeholders and different parts of society that use or experience a landscape. Although factors such as formal designations are an important component when determining value, other aspects are also considered as part of the judgement process. These include issues related to condition (of features and elements), seclusion and presence of detracting influences, rarity and the degree of representativeness. Landscape value will vary in response to the specific landscape that is being considered, even where a landscape is included in the boundaries of a formal designation.
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Value of the Greensand Plateau
5.6. The Greensand Plateau LCAs are located within the Surrey Hills AONB and within the Surrey Hills AGLV. Across the area there is a comprehensive network of PROW, including the Greensand Way recreational route. There are also extensive areas of MOD managed access land, including Elstead Common, and these components facilitate access for recreation within the landscape, contributing to the value of it.
5.7. Large areas of land remained unsettled, which influences the perception of seclusion and tranquillity. The published landscape character assessment states that this landscapes distinctive features include its relative wildness and tranquillity, also attracting visitors. Undisturbed wooded skylines are common. There are a number of scheduled monuments throughout the area, including bowl barrows at Thursley Common to the south. There are also a number of ecological designations covering the area. The condition of landscape elements across the Greensand Plateau on balance is good; although closer to the settlement edge field boundaries can be fragmented.
5.8. Overall, the Greensand Plateau is generally enclosed and secluded in character by virtue of the extensive tree belts, hedgerow trees, woodland and heathland and has recreational value. It is designated Green Belt and is the subject of a national landscape designation, the AONB; and a local landscape designation, the AGLV. As such the value of ‘GP1: Frensham to Witley Common Wooded Greensand Plateau’ and ‘Greensand Plateau Witley and Churt’ LCAs is considered to be high.
Value of segment EL02
5.9. At a borough level, the value and sensitivity of the landscape has been determined by the Waverley Borough Landscape Study (WLS). This study determines value and sensitivity with reference to a specific type of development (i.e. residential) and therefore it is considered appropriate to give regard to the findings of the WLS as this accords with the principals of GLVIA3.
5.10. The site forms part of the wider area of segment EL02, which is defined by the WLS as being of moderate value and being of moderate sensitivity to residential development. The following definition of moderate sensitivity is provided by the WLS:
5.11. “Moderate Sensitivity – the area may be to accommodate the development change, with some degradation of the character, but mitigation options would be required.”
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5.12. The WLS goes on to state:
5.13. “Consideration of the above factors has enabled conclusions to be drawn regarding landscape capacity and to what degree the landscape has capacity to accept change due to development. The areas associated with low value and low sensitivity generally demonstrate greater capacity to accept change. Areas with a higher sensitivity and landscape qualities will generally offer greater constraints to development, although this may not be the case and this conclusion should not be automatic, but derived from the interaction between sensitivity, type and amount of change and the perception of the value of the landscape.”
5.14. The WLS provides an overall identification of landscape value and sensitivity of segment EL02 in relation to residential development. In order to obtain a detailed understanding of the landscape value and sensitivity in the context of the proposed development, a more detailed assessment of landscape sensitivity is explained below, based on the methodology set out in Appendix A.
5.15. Across the segment there is a comprehensive network of PROW which facilitate access for recreation within the landscape and these contribute to the value of the segment as a whole. The condition of landscape elements across the segment varies but on balance is good; closer to the settlement edge field boundaries can be fragmented and in some places are missing and have been replaced with post and wire fences. The segment is generally enclosed and secluded in character by virtue of the extensive tree belts, hedgerow trees and woodland blocks.
5.16. The settlement of Elstead which defines the northern, eastern and western boundaries of the segment is broadly linear and often shows a distinct threshold between the urban areas and their surrounding landscape context, such as the tree belts along the backs of rear gardens to the north of the site. As a result this maintains a clear distinction between urban and rural environments which reflects positively on the countryside. The segment, as indicated in the WLS, has some influence on the context of Elstead in that it provides a green, more ‘rural’ backdrop to views from within the village. Away from Elstead the segment can provide a sense of isolation and seclusion due to the rising land that contains the southern edge of Elstead and the ‘layering’ of field boundary vegetation and woodland.
5.17. Segment EL02 is located within the Surrey Hills AONB, Green Belt and AGLV. In terms of the process of LVIA, landscape sensitivity is specific to the type of development
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proposed and to its location. LVIA balances landscape value and susceptibility in order to make a judgement on sensitivity; and landscape designations are just one part of this balance. The WLS identifies this segment as being of “moderate value”. Overall and in accordance with the methodology set out in Appendix A and the findings of the WLS, segment EL02 is considered to be medium value in landscape terms.
Value of the local landscape character
5.18. As with segment EL02, the site is located within the Surrey Hills AONB and AGLV. This means that the site retains a level of value associated with these designations. However the site and its immediate context is influenced by the existing settlement of Elstead and associated ‘urban fringe’ land uses such as the horsiculture present on the site itself. The location of the site, tight against the settlement and contained to the north, east and west by existing residential development, means that the influence of the AONB is reduced and, whilst the site and its context retain some value from the setting and views to the AONB, topography, screening provided by existing vegetation and built form limits this overall. Furthermore the value of the site is reduced due to the containment of the site and the southern edge of Elstead by the local high point to the south.
5.19. The condition of landscape elements associated with the site are poorer than its context; including the grazed paddocks on the site and the presence of outbuildings, barbed wire fencing and unmanaged field boundaries. Some hedgerow boundaries have been replaced with post and wire fencing. By virtue of the residential areas to the north, east and west, the site itself is not considered to be secluded; any sense of isolation is not generally appreciated until passing beyond the localised high point along the PROW to the south.
5.20. The site and its context do retain some elements which are representative of the wider landscape character, including that of small to medium scale farmland with hedgerow boundaries. These convey some value to the character of the site.
5.21. Overall, in contrast to the wider segment EL02, the value of the local landscape character of the site and its immediate surrounding context is considered to reduce in comparison to that of the wider segment in landscape and visual terms.
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Susceptibility of the Greensand Plateau
5.22. In LVIA, landscape susceptibility is the ability of a landscape to accommodate change without undue consequences for the maintenance of the baseline situation. Different types of development can affect landscapes in different ways, therefore landscape susceptibility is specific to the type of development proposed (i.e. residential).
5.23. There are generally limited references to existing residential development and settlement in general across the Greensand Plateau in this area. The extensive mature, woodland and heathland framework means that views of built form are limited to those areas very close existing settlement edges. This extensive vegetation framework also creates a sense of enclosure and in many areas of the Greensand Plateau, seclusion. The Greensand Plateau in this location is also designated AGLV, AONB and Green Belt.
5.24. Overall, the Greensand Plateau is generally considered to be of high susceptibility to the type of development proposed.
Susceptibility of segment EL02
5.25. As indicated in the WLS, despite a localised high point of c. +70m AOD in the centre of the segment, intervisibility is generally low. Individual properties and farms are often isolated and set within a wooded framework therefore the wider segment has limited reference to modern residential development other than around the existing settlement fringe of Elstead. The pattern and influence of settlements is therefore restricted. In terms of the scale of enclosure of segment EL02, the extensive vegetation network, including mature hedgerow boundaries and hedgerow trees, a number of woodland blocks, and the small scale field pattern to the south of the segment results in a secluded and enclosed landscape. The wooded character of the landscape helps to create some capacity for accommodating low level built form and, along with the opportunity for residential layouts to work with the grain of existing green infrastructure, this decreases susceptibility to change.
5.26. Overall, segment EL02 is generally considered to be of medium susceptibility to the type of development proposed.
Susceptibility of the local landscape character
5.27. In terms of susceptibility, the local landscape character of the site and its immediate context benefit from a greater sense of enclosure by vegetation and residential
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development than the wider EL02 segment. This contributes substantially to the capacity of the site to accommodate residential development. The current land use on site is horse grazing; as it is open in nature this land use is susceptible to the development envelope of any new residential development but can also be incorporated into areas proposed for green infrastructure. The influence of adjacent housing creates a strong reference and context to the type of development proposed.
5.28. Elements such as the boundary hedgerows and trees can readily be accommodated into the nature of a residential layout and therefore opportunities are available to retain these landscape elements as part of a scheme, reducing susceptibility; there are also opportunities for creation and enhancement of new green infrastructure and landscape planting which would be beneficial to the landscape elements and would also reduce susceptibility. The susceptibility to change of such elements is limited as they can potentially be incorporated as a positive aspect of a scheme layout.
5.29. Therefore, in the context of the settlement edge of Elstead and in relation to the matters described above, the susceptibility of the local landscape character of the site and its immediate surrounding context is considered to reduce in comparison to that of the wider segment EL02 in landscape and visual terms.
Landscape sensitivity
5.30. The following conclusions on sensitivity are based on the detailed description and justification presented in the previous sections, balancing the professional judgements on value and susceptibility. Following a review of the types of impact on physical landscape resources, the conclusions on landscape sensitivity are then taken forward to address the impact and effect on landscape character.
5.31. The site is located within the Surrey Hills AONB, AGLV and Green Belt. As such the wider landscape broadly speaking is of high value, has potentially high levels of susceptibility and therefore generally retains high sensitivity. However, the published WLS identifies segment EL02 as being of “moderate sensitivity” to residential development and so overall and in accordance with the methodology set out in Appendix A, segment EL02 is considered to be of medium sensitivity in landscape terms.
5.32. At a local level, the sensitivity of the local landscape character of the site and its immediate context is considered to reduce in comparison to that of the wider EL02 segment in landscape and visual terms. This is due to the increased influence of
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urbanising elements, including reference to existing residential development; the enclosure as a result of localised topography and vegetation; as well as the decreased condition of landscape resources on the site itself.
Landscape impacts
Impacts on physical landscape resources
5.33. The following section describes the predicted changes to the physical landscape elements and features on the site that will give rise to the subsequent perceived changes in landscape character.
5.34. Construction impacts will include initial ground clearance, earthworks and clearance of existing vegetation. This process will also include the implementation of temporary measures such as site hoardings, temporary fencing and temporary vegetation/tree protection measures. These impacts will be temporary.
5.35. Impacts at completion are concerned with the long term alteration in the landscape from the current undeveloped context of the site to the future scenario of the proposed development. The built form of the proposed development will be complete and will be a permanent component in the landscape.
5.36. In the long term, impacts will be associated with the changes to landscape character as a result of built development but with proposed mitigation measures fully established and performing their intended function. The impacts are considered to be long term and not reversible.
5.37. In terms of physical landscape resources, the direct changes will occur primarily on the site. These will include the changes to landform required for the creation of practical development platforms and also impacts generated by the change in land use from the current horse paddocks to that of residential development and associated amenity open space and landscape planting.
5.38. In the context of the site and the wider landscape, impacts on vegetation will be limited. Vegetation will be retained along all boundaries of the site. At a site specific level there will be some minor losses to vegetation at limited locations within the internal layout of the proposed development, generally in relation to access (and associated visibility splays). These losses will be balanced through a programme of additional planting as part of the landscape strategy (see section 4 and Figure 8).
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5.39. Other impacts on the scale, pattern and extent of vegetation will largely be beneficial as this will include planting of trees and other vegetation throughout the proposed development. This includes new woodland copse planting to the south, hedgerow reinstatement and landscape buffer planting along appropriate boundaries.
5.40. The PROW network that passes through the site will be retained and new pedestrian links will be introduced; the proposed development therefore will not result in any impacts to the public access resource. Overall the physical landscape impacts are considered to be direct and will be limited to the extent of the site. There will be no additional direct impact on the wider area of segment EL02 or the much broader area of the Greensand Plateau.
Landscape effects
5.41. In the context of the impacts considered above, the following sections set out an assessment of the likely landscape effects.
Greensand Plateau
5.42. The degree of change to the wider Greensand Plateau landscape, the AONB and the AGLV will be very limited. This is due to the small scale of the proposed development in relation to the wider scale of the Greensand Plateau. The southern edge of the settlement of Elstead is not generally perceivable from the wider landscape due to the combination topography and the extensive framework of vegetation. The perception therefore of a minor expansion of the built form of Elstead to the south, set tight into the existing edge of the settlement, would be very restricted. Although the proposed development will introduce new built form into two small scale field enclosures on the edge of Elstead, the small scale of the proposed development is such that the key characteristics of the local landscape and the AONB in this location will be maintained.
5.43. Overall, the magnitude of impact will be nil to negligible. Assessed alongside the high sensitivity, and as a result of the containment of the site and limited relationship between the site and the wider landscape, this will result in a negligible adverse effect.
Segment EL02
5.44. The degree of change to the key characteristics of segment EL02 will be very limited. The impact on landscape character will largely be associated with the change to the
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northern most small scale field enclosures, set adjacent to the existing settlement context of Elstead, to that of residential development contained within a framework of largely existing, mature vegetation.
5.45. Whilst the settlement edge will be drawn further to the south, it will be enclosed by the network of vegetation on site and is naturally contained by the local landform as it rises to a high point to the south, it will not therefore not extend into the wider countryside. To the north, east and west the site is contained by the existing settlement edge; again the proposed development would not extend into the wider countryside in these directions.
5.46. As stated in the published WLS, the key characteristics of segment EL02 and therefore this area of the AONB are the mix of agricultural fields with hedgerow and hedgerow tree boundaries; the PROW crossing the segment; sloping landform allowing views to the west and south (but generally low intervisibility); and the segment’s role in terms of the green, rural character at this side of the village. The proposed development retains the highest area of the site as open space in order to minimise any impacts on views out or into the site from the surrounding area.
5.47. Overall the proposed development can be achieved within the framework of existing vegetation and, notwithstanding the direct change in land use, will not result in losses to the overall pattern or scale of segment EL02 and therefore this part of the AONB. The perception of the minor expansion of the built form in Elstead from the wider landscape would be restricted by the combined influence of the broadly undulating landform and framework of vegetation that characterises this part of the landscape. This includes tree belts, hedgerows and large, mature hedgerow trees which will generally screen and separate the proposed development from the wider countryside. This will be enhanced with the introduction of an area of new woodland planting and the reinstatement of hedgerow boundaries which have been replaced by post and wire fencing; essentially protecting landscape character.
5.48. Overall, for segment EL02, the magnitude of impact will be negligible. Assessed alongside the medium sensitivity, and as a result of the containment of the site and limited relationship between the site and the wider segment, this will result in a negligible adverse effect.
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Local landscape character
5.49. Effects on the local landscape character are defined as those occurring on site and also in the immediate landscape context of the site.
5.50. In the context of the site and local landscape character the proposed development will result in the direct loss of two small scale enclosures of grazed pasture, in part. These will be developed and comprise new built form. However, balanced with this is the retention of the higher area of the site for green infrastructure and open space. The character of these areas will vary slightly to the existing grassland however will remain part of the landscape and green infrastructure.
5.51. Existing vegetation along the boundaries of the site will serve to screen and filter views of new built form which as such will be set in a strong landscape framework. Notwithstanding some minimal losses for access, hedgerows and trees are generally to be retained throughout the site and will be enhanced through additional planting and maintenance. This includes the reinstatement of hedgerows throughout the site and in particular along its southern boundary. New woodland planting will also be introduced along the southern boundary and will connect to the existing woodland and hedgerow network; creating a new robust Green Belt boundary in this location. These measures ensure that the existing sense of place can be retained and will help the proposed development blend in with the existing landscape character.
5.52. It is considered that the introduction of the proposed development is consistent with the character of the southern side of Elstead in terms of its form and density. Although the site is located on the edge of the settlement, the proposed development retains the scale and pattern of the site through the retention of the existing boundaries and use of these to shape proposals for green infrastructure.
5.53. In the context of the site and its immediate local landscape character, the magnitude of impact will be medium as it changes from a grazed paddocks to residential development. Assessed alongside the reduced sensitivity, this will result in a minor adverse effect.
5.54. Overall the proposed development is considered to respond positively to the local landscape character and maintains the distinctive characteristics of the ‘undulating woodland plateau’ of the AONB as set out in section 3. This is largely due to the retention of the existing vegetation along the boundaries of the site, the retention of higher ground for public open space in response to key views into the site, as well as
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the comprehensive landscape enhancement strategy proposed, including new woodland coppice planting and hedgerow reinstatement. Proposed new tree planting and the enhancement of existing landscape features on site will also help to contribute to the guidance contained within the published landscape character assessments.
Likely effects on landscape amenity and the openness of the green belt
5.55. Under GLVIA3, landscape related designations form an integral part of the determination of value. Therefore, as the site is located in an area designated as Green Belt, this has been addressed through the consideration of landscape value, and subsequently, the inherent susceptibility / sensitivity of the landscape.
5.56. However in addition to this, the Green Belt, under paragraph 79 of the NPPF, needs to be protected with respect to its openness and permanence. It comprises a footnote 9 policy under paragraph 14 which references a presumption in favour of sustainable development.
5.57. The proposed development, in terms of the likely effects on landscape amenity and character, and the openness of the Green Belt is considered on two levels. In terms of the wider landscape context and character area, the site comprises a small scale area within it and changes as a result of the proposed development will not generally be recognisable as the proposed development will function as an integral part of the southern edge of Elstead.
5.58. In site specific terms, due to the combination of the extensive, ‘wooded’ network of vegetation which provides visual containment, the proposed development will not be apparent in the majority of views from more distant viewpoints. A greater degree of change will be evident from short distant views only, for example from the PROW on the site itself, and from the existing settlement edge of Elstead to the west. The majority of existing landscape features including hedgerows and woodland will be retained and integrated into the proposed development. So whilst the land use on site will change in part from that of horse paddocks to a residential development, changes to physical landscape resources as a result of a development of this scale remain limited.
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6. ASSESSMENT OF VISUAL EFFECTS
Visual sensitivity
6.1. The sensitivity of a visual receptor is a function of the value attached to a particular view balanced with the susceptibility of the visual receptor to changes in a view and/or visual amenity. The criteria for the sensitivity of visual receptors are set out in the detailed methodology (Appendix A).
Visual impacts
6.2. Visual impacts are considered separately to landscape impacts. For landscape impacts it is necessary to understand the combination of direct and indirect impacts on the landscape resources potentially affected by a proposed development and therefore it is possible to provide a description and overview of the key impacts that are likely to affect the study area.
6.3. However, for visual receptors it is necessary to understand the specific, direct impacts on each view. Therefore the causes of impact are considered on the basis of individual receptors and are set out in the following sections as an integral part of the assessment of visual effects.
Visual effects
6.4. The following section describes the likely significant effects on specific visual receptors. A number of representative viewpoints were captured during the field work. These are presented as a series of panoramic photos and included as Figure 5, Viewpoint Photographs 1 to 9.
Viewpoint 1: View from Westbrook Hill, Church Green, looking east.
6.5. This viewpoint is taken from Westbrook Hill, Church Green, adjacent to St James church, looking east, c. 245m west of the site (OS grid reference SU 90339 43422 at +50m AOD).
6.6. Foreground views comprise Westbrook Hill and the boundary wall to St James church. The grounds of the church contain a number of mature trees including two prominent yews in the foreground. Other vegetation to the front of the church in the middle distance serves to limit views to the wider area of Elstead to the south-east. To the left of the view mature boundary vegetation associated with properties along Westbrook Hill
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also serve to limit views to the wider area of the village. In the middle distance a number of mature trees are located on the ‘Church Green’. Beyond the green properties along Thursley Road are visible. To the centre-left of the view, the rising landform of the site is visible behind the existing housing. In the distance a tree belt that runs along the highest point of the site.
6.7. Receptors are considered to be people travelling generally through the landscape on local roads therefore the sensitivity is considered to be medium.
6.8. During construction there will be direct, partly filtered views of construction activities, including site clearance, earthworks, construction plant, fencing and hoardings. Following the initial stages of construction, the formation of development platforms and the scale and massing of the residential area will become increasingly apparent. A very small part of the existing rising landform in the background to the view will be altered to that of an active construction site. This will be seen wholly in the context of other existing residential land use to the west of the site in the middle ground and will comprise a very limited proportion of the view. The duration of the impact is considered to be short term. During construction the magnitude of impact will therefore be negligible which, combined with the medium sensitivity gives rise to a negligible to minor adverse effect.
6.9. At completion (year 1) and at year 15 after completion, there will be some very limited views of the proposed development in the background of the view, beyond the line of existing residential development along Thursley Road. The proposed development will occupy a very limited area of the view and will be set into the site so as to retain tree planting along the ridgeline which will form a backdrop to views of any built form (refer to Figure 9, Section A-A). Existing built form and intervening vegetation will serve to soften and filter views of the proposed development from this location. Overall the change to the composition of the view and the proportion of the view affected will be limited due to the scale of the site as seen from this location. At all stages of development, the magnitude of impact will be negligible to low which, combined with the medium sensitivity gives rise to a minor adverse effect.
Viewpoint 2: View from public right of way (footpath), east of West Hill.
6.10. This viewpoint is taken from the route of a public footpath that passes the south- western boundary of the site, east of West Hill, on the site boundary (OS grid reference SU 90701 4339060 at +60m AOD).
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6.11. Foreground and middle ground views comprise the open, grazed field enclosure that makes up the western compartment of the site. The field enclosure is defined to the east by a fragmented linear area if trees and shrubs. To the south it is defined by a more structured linear belt of trees. In the middle ground the landform falls away to the north, revealing views of the wider landscape to the north, including the rooflines of properties along West Hill. The upper extent of trees along the northern boundary of the site limits views to the north-east from this location.
6.12. Receptors are considered to be those engaged in outdoor recreation (users of a public footpath) within a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.13. During construction there will be direct views of construction activities, including site clearance, earthworks, construction plant, fencing and hoardings. Following the initial stages of construction, the formation of development platforms and the scale and massing of the residential area will become increasingly apparent. Construction activities will be limited to the lower slopes of this parcel of the site. These lower slopes will be altered to that of an active construction site, seen partly in the context of other existing residential land use in the middle ground. The duration of the impact is considered to be short term. Due to the close proximity of views from receptors looking from the boundary of the site itself, during construction the magnitude of impact will therefore be high which, combined with the very high sensitivity gives rise to a major adverse effect.
6.14. At completion (year 1), there will be direct views of the proposed footpath link in the foreground and close views to new residential units along the southern edge of the site. To the north there will also be views of the upper extents of new residential units along the western and northern extent of the site. The proposed development will introduce new built form into views of an open, grazed field which has some existing visual references to the existing settlement edge. It will however partially displace views to the wider landscape in the north. The alteration to the view will be seen in close proximity and overall the magnitude of impact will be high, which, combined with the very high sensitivity gives rise to a major adverse effect.
6.15. At year 15 after completion new tree planting will help to soften and filter views of the new built form and the proposed development will have assimilated somewhat into the local landscape. As a result overall, the magnitude of impact will reduce to medium to
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high which, combined with the very high sensitivity gives rise to a moderate to major adverse effect.
Viewpoint 3: View from public right of way (footpath), west of Hill Crest, looking east.
6.16. This viewpoint is taken from the route of a public footpath that passes through the centre of the eastern parcel of the site, on the site boundary (OS grid reference SU 90711 43393 at +60m AOD).
6.17. Foreground views comprise a trackway bound to the north by post and wire fencing and to the south by a trimmed hedgerow, passing through agricultural field enclosures. To the left of the view the field enclosure is grazed by horses and is generally unkempt in character, having an unmanaged field boundary to the far left of the view, and the fence boundary in the foreground consisting of timber posts and barbed wire. The landform is gently sloping and in the centre of the view in the middle distance, the existing settlement edge of Elstead is visible, including properties along Hill Crest. The landform rises to the south, and a woodland copse is visible on the localised ridgeline. Beyond Elstead background views are characterised by a generally wooded horizon, with some taller, prominent trees rising above rooflines, associated with a woodland to the north of Milford Road.
6.18. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.19. At completion (year 1), there will be direct views of the proposed development in the middle ground within the field enclosure to the left of the view. The foreground will be retained for green infrastructure and public open space. The proposed development will introduce new built form into views of an open, grazed field which has existing visual references to the existing settlement edge. It will however partially displace views to the wider landscape in the east. The alteration to the view will be seen in close proximity and overall the magnitude of impact will be high, which, combined with the very high sensitivity gives rise to a major adverse effect.
6.20. At year 15 after completion new tree planting will help to soften and filter views of the new built form and the proposed development will have assimilated somewhat into the local landscape. New hedgerow planting will have replaced the post and wire fence in the foreground and middle distance. As a result overall, the magnitude of impact will
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reduce to medium to high which, combined with the very high sensitivity gives rise to a moderate to major adverse effect.
Viewpoint 4: View from public right of way (footpath), south of the site, looking north- east.
6.21. This viewpoint is taken from the route of a public footpath, c. 160m south of the site (OS grid reference SU 90768 43244 at +68m AOD).
6.22. The foreground is characterised by a large scale, open arable field rising to the south and defined to the west by a post and wire fence, the route of the public right of way and a mature hedgerow and hedgerow tree boundary. This vegetation serves to limit views to the west from this location. The arable field recedes into the middle distance, where it is defined by another post and wire fence to the north; to the east a woodland copse is visible on the horizon. Another two grassland field enclosures occupy the middle distance, separated by a hedgerow boundary and a limited number of hedgerow trees. These enclosures make up the eastern parcel of the site and the hedgerow delineates the line of the public right of way that passes through the site, connecting West Hill with Hill Crest. The rooflines of properties along the existing settlement edge of Elstead are visible, beyond which the background consists of a generally wooded horizon, with some taller, prominent trees rising above rooflines, associated with a woodland to the north of Milford Road. In the distance the higher ground north of the River Wey is visible and forms the horizon from this location.
6.23. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.24. During construction there will be direct views of construction activities, including site clearance, earthworks, construction plant, fencing and hoardings. Following the initial stages of construction, the formation of development platforms and the scale and massing of the residential area will become increasingly apparent. Construction activities will be limited to the lower slopes of this parcel of the site. These lower slopes will be altered to that of an active construction site, seen partly in the context of other existing residential land use in the centre of the view. The duration of the impact is considered to be short term. Overall, during construction the magnitude of impact will therefore be low which, combined with the very high sensitivity gives rise to a minor to moderate adverse effect.
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6.25. At completion (year 1), there will be direct views of part of the proposed development in the middle ground. New residential units will be visible occupying the lower slopes of the site, the higher land to the west being retained as public open space. New development will be seen against the backdrop of existing mature tree cover to the north and will also be seen adjacent to the existing residential edge of Elstead at Hill Crest. The proposed development will result in a partial extension of built form into the landscape from this location. Views to the wooded horizon in the distance will be maintained. The alteration to the view will be seen in the middle ground and overall, the magnitude of impact will be low, which, combined with the very high sensitivity gives rise to a minor to moderate adverse effect.
6.26. At year 15 after completion new tree planting and hedgerow enhancement and the introduction of hedgerow trees will help to soften and filter views of the new built form and the proposed development will have assimilated somewhat into the local landscape. Internal planting will also be established so as to break down the massing of the built form. As a result overall, the magnitude of impact will reduce to negligible to low which, combined with the very high sensitivity gives rise to a minor adverse effect.
Viewpoint 5: View from Upper Springfield, looking south.
6.27. This viewpoint is taken from Upper Springfield, looking south, c. 135m north of the site (OS grid reference SU 90918 43549 at +57m AOD).
6.28. Foreground and middle distance views comprise road and large grass verges along Upper Springfield, some of which are used for car parking. A number of semi-detached and terraced bungalow properties are visible along Upper Springfield and Hill Crest. The local vernacular includes a mix of red brick and pale coloured render with red tile roofs. In the background the small woodland to the eastern extent of the site is visible rising above the building line. A small area of the ground plane of the site, seen on rising land behind the existing properties, is visible.
6.29. Receptors are considered to be people travelling generally through the landscape on local roads therefore the sensitivity is considered to be medium.
6.30. The proposed development seeks to retain the south-eastern parcel of the site free from development, therefore there will be no views from this location of construction activities. During construction the magnitude of impact will therefore be nil which, combined with the medium sensitivity gives rise to a nil effect.
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6.31. The proposed development seeks to retain the south-eastern parcel of the site free from development, therefore there will be no views from this location of the proposed development at completion (year 1) or year 15 after completion. The magnitude of impact will therefore be nil which, combined with the medium sensitivity gives rise to a nil effect.
Viewpoint 6: View from public right of way (footpath), south of Elstead, looking north.
6.32. This viewpoint is taken from the PROW south of Elstead, looking north, c. 220m south of the site (OS grid reference SU 90832 43101 at +66 m AOD).
6.33. Foreground and middle ground views comprise a large, open arable field; its landform rising to the north such that the wider landscape is not visible. To the left of the view a linear belt of mature vegetation defines the western extent of the field and includes a number of mature trees. In the middle distance the tops of trees that are part of the woodland copse in the south-eastern area of the site are just visible above the horizon.
6.34. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.35. The ground plane of the site is not visible from this location and views of construction activity are also not likely to be visible. Therefore, during construction the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
6.36. At completion (year 1) and at year 15 after completion, due to the nature of the rising topography there will be no view of the proposed development from this location. Therefore at all stages of the proposed development, the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
Viewpoint 7: View from public right of way (bridleway), Red House Lane
6.37. This viewpoint is taken from the PROW (bridleway) along Red House Lane, c. 610m south-west of the site (OS grid reference SU 90563 42722 at +56m AOD).
6.38. Foreground views comprise Red House Lane itself, bound to the east by a linear belt of mature trees which serve to screen and filter views of the middle distance and background. This is typical of many minor roads and PROW in the vicinity of the site.
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6.39. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.40. The ground plane of the site is not visible from this location and views of construction activity are also not likely to be visible. Therefore, during construction the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
6.41. At completion (year 1) and at year 15 after completion, due to the nature of the rising topography there will be no view of the proposed development from this location. Therefore at all stages of the proposed development, the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
Viewpoint 8: View from public right of way (bridleway), Guinea Common, looking north.
6.42. This viewpoint is taken from the PROW (bridleway), Guinea Common, c. 960m south- east of the site (OS grid reference SU 91228 42467 at +65m AOD).
6.43. Foreground and middle ground views comprise an open grassland field defined by a mix of post and rail and post and wire fencing; to the north-east there is a block of mature woodland and to the north-west linear belts of trees. These elements serve to limit views to the surrounding landscape. The ground plane of adjacent arable fields are just visible beyond the trees to the north.
6.44. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.45. The ground plane of the site is not visible from this location and views of construction activity are also not likely to be visible. Therefore, during construction the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
6.46. At completion (year 1) and at year 15 after completion, due to the nature of the rising topography there will be no view of the proposed development from this location. Therefore at all stages of the proposed development, the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
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Viewpoint 9: View from public right of way (bridleway), Elstead Common, looking north
6.47. This viewpoint is taken from the public right of way (bridleway) at Elstead Common, c. 1.5km south-east of the site (OS grid reference SU 90517 41746 at +57m AOD).
6.48. Foreground views comprise the bridleway which recedes into the middle ground, bordered on either side by heathland vegetation and a number of coniferous trees. A patchwork of heathland grassland and young pine trees extends into the distance in all directions. In the background the relatively flat common is framed by large stands of pine trees, forming a wooded backdrop to the common and limiting views to the wider landscape to the north.
6.49. Receptors are considered to be those engaged in outdoor recreation (users of the public footpath) with views from a protected landscape (Surrey Hills AONB); therefore the sensitivity is considered to be very high.
6.50. The ground plane of the site is not visible from this location and views of construction activity are also not likely to be visible. Therefore, during construction the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
6.51. At completion (year 1) and at year 15 after completion, due to the nature of the rising topography there will be no view of the proposed development from this location. Therefore at all stages of the proposed development, the magnitude of impact will be nil which, although the receptor is of very high sensitivity, gives rise to a nil effect.
Table 5: Summary of Visual Effects
Viewpoints Sensitivity Magnitude of Completion Completion impact Year 1 Effects Year 15 Effects
01 View from Medium Negligible to low Minor adverse Minor adverse Westbrook Hill, Church Green, looking east.
02: View from Very high High Major adverse Moderate to public right of way, major adverse east of West Hill.
03: View from Very high High / Medium to Major adverse Moderate to public right of way, high major adverse west of Hill Crest, looking east.
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04: View from Very high Low / Negligible Minor to Minor adverse public right of way, to low moderate south of site, adverse looking north-east.
05: View from Medium Nil Nil Nil Upper Springfield, looking south.
06: View from Very high Nil Nil Nil public right of way, south of Elstead, looking north.
07: View from Very high Nil Nil Nil public right of way, Red House Lane, looking north-east.
08: View from Very high Nil Nil Nil public right of way, Guinea Common, looking north.
09: View from Very high Nil Nil Nil public right of way, Elstead Common, looking north.
Likely effects on visual amenity and openness of the green belt
6.52. In this location the visual envelope for the proposed development is constrained such that visibility of the proposed development forming part of the wider area of Elstead to the south will be limited to views in very close proximity. Land further south will remain open and undeveloped; leaving a substantial area of Green Belt unaffected between the proposed development and any other settlement, including Milford to the south-east.
6.53. The majority of the extensive vegetation framework on site will be retained and this, in conjunction with other woodland blocks and the strong network of field boundary vegetation in this location, provide further visual containment. The proposed new woodland planting will also serve to increase visual containment and help assimilate the proposed development into the local landscape. The development envelope and layout of the proposed development has been influenced by landscape and visual constraints and opportunities and has been developed to complement the rising landform of the site by keeping development off the central ridgeline.
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6.54. The proposed development will remain isolated from the settlements such as Milford to the south-east. Views from the wider landscape of both the proposed development and these settlements together are generally very limited. Therefore there will be no merging of the proposed development with other settlement areas from a visual perspective.
6.55. Where views are available of specific components of the site (refer to the detailed assessment of visual impacts), these will be viewed in the context of the existing settlement edge, including existing housing. In this context the proposed development would result in a limited extension to the settlement of Elstead which already sits within this area of the Green Belt.
6.56. On the site itself, it is acknowledged that the extent of the proposed development spreads beyond that of the existing settlement boundary and therefore this needs to be considered in terms of the likely visual effects on the openness of the Green Belt. This test has been completed through the landscape and visual impact assessment process and it is considered that notwithstanding the change in terms of the introduction of new residential development, because of the landscape and visual attributes of the site (specifically the visual enclosure) in combination with the landscape and visually led development process and subsequent location of the development envelope complementing the landform of the site and new woodland planting, any visual effects remain limited.
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7. SUMMARY AND CONCLUSIONS
Overview
7.1. This landscape and visual impact assessment (LVIA) has been prepared to determine the likely effects of the proposed development. The LVIA has addressed the following landscape resources and visual receptors:
• Landscape character, including physical landscape features and elements; and • Views and visual amenity experienced by residents, recreational users (including visitors and tourists) and road users.
7.2. The LVIA identifies the key constraints and opportunities present in the site and surrounding landscape, and also the nature of the likely impacts that may arise from the proposed development. The LVIA has analysed the baseline information in the context of the proposed development and has subsequently considered proposed mitigation measures that have been used to inform the design of the proposed development and the mitigation forms an integral part of the design and masterplan.
Summary
7.3. The site and its context are located within the ‘GP1: Frensham to Witley Common Wooded Greensand Plateau’, as identified by the Surrey Landscape Character Assessment: Waverley Borough and the ‘Greensand Plateau Witley and Churt’ landscape character area, as identified in the published landscape character assessment for the Surrey Hills AONB. At a borough level, the site is located within segment EL02, which is defined by the WLS as being of moderate value and being of moderate sensitivity to residential development. The LVIA has also drawn on the baseline information presented to analyse the landscape character of the site itself and its immediate context in order to establish the role and function of the site on this edge of the settlement of Elstead.
7.4. Several matters are identified in this local analysis of landscape character which have been used to influence the design of the proposed development. These include appropriate offsets to retain and enhance the existing mature infrastructure planting surrounding the site; the retention of local views into and across the site; and the set back of the development envelope from the localised high point in the centre of the site.
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7.5. The potential impacts of the proposed development on landscape character have been addressed with reference to the landscape character areas identified at an AONB and county level by the published character assessment, at a borough level by the Waverley Landscape Study, as well as a local character analysis as part of the LVIA.
7.6. In terms of visual impacts a range of receptors have been tested from a variety of locations around the site and in the wider landscape.
Conclusion
7.7. In relation to landscape character, the change in land use on site from two open, grazed field enclosures to new residential development (in part) is likely to result in the most noticeable impact on a site-specific basis overall. Overall the proposed development can be achieved within the framework of existing vegetation and, notwithstanding the direct change in land use, will not result in losses to the overall pattern or scale of segment EL02. There are likely to be very limited impacts on a wider landscape level; in respect of the AONB the site is well visually contained and the extensive framework of woodland and heathland results in very limited locations where the proposed development will be perceived from within the AONB.
7.8. In this location the visual envelope for the proposed development is constrained such that visibility of the proposed development forming part of the wider area of Elstead to the south will be limited to views in very close proximity. The majority of the extensive vegetation framework on site will be retained and this, in conjunction with other woodland blocks and the strong network of field boundary vegetation in this location, provide further visual containment. The proposed new woodland planting will also serve to increase visual containment and help assimilate the proposed development into the local landscape. The development envelope and layout of the proposed development has been influenced by landscape and visual constraints and opportunities and has been developed to complement the rising landform of the site by keeping development off the central ridgeline.
7.9. The retention and enhancement of vegetation is consistent with published landscape character recommendations and contributes to the capacity of the site to accommodate the proposed development. The introduction of new built form is not inconsistent with the immediate site context due to the existing residential land uses nearby. In addition, the landscape strategy will ensure that the proposed development can be assimilated
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with the local landscape character. The proposed development is therefore considered acceptable in landscape and visual terms.
7.10. Overall the scale and form of proposed development is likely to result in only limited change at a very localised level and, on balance, the potential landscape and visual effects identified are not likely to be significant.
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Appendix A
LVIA Methodology
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A. Appendix A: Landscape and visual effects detailed methodology (GLVIA3)
A.1. INTRODUCTION
A.1.1 This assessment aims to determine the likely effects of the proposed development on the existing landscape and visual receptors in the study area. The following landscape resources and visual receptors have been addressed:
• Physical landscape features and elements; • Landscape character; and • Views and visual amenity experienced by residents, recreational users (including visitors and tourists) and road users.
A.1.2 This assessment details the impacts that may result as a consequence of the proposed development and considers the likely significance of effect arising as a result.
A.2. APPROACH
A.2.1 The approach and methodology used for this assessment has been developed in accordance with the guidance in the following documents:
• Landscape Institute and Institute of Environmental Management and Assessment (April 2013) Guidelines for Landscape and Visual Impact Assessment 3rd Edition; • Natural England (October 2014) An Approach to Landscape Character Assessment; and • Landscape Institute Advice Note 1/11 Photography and Photomontages Guidance.
A.2.2 The overall approach to the identification and assessment of landscape and visual effects is summarised as follows:
• determining the scope of the assessment; • collating baseline information for landscape and visual receptors, including completing desk study research and undertaking field based survey work; • review the proposed development and identify and describe the likely impacts of the proposed development (enabling specific judgments to be made on sensitivity of landscape an visual receptors); • evaluate the sensitivity of landscape and visual receptors, specifically in response to the nature of the proposed development (sensitivity is not standard
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and depends on the nature and type of development proposed and also the value and susceptibility of the receptor to that type of development); • determine the magnitude of impacts (balancing judgments on size / scale, duration and reversibility); • the assessment of the likely significance of landscape and visual effects through a balanced approach and clear description of judgments on sensitivity and magnitude; and • the identification of measures to avoid or remedy impacts and the subsequent re-assessment of likely effects.
A.2.3 The following sections provide further detail on this approach.
Determining the Scope of Assessment
Spatial Scope
A.2.4 The spatial scope for the assessment has been determined by a two stage approach. Firstly a ‘preliminary study area’ is identified. This is based on the wider setting and context of the site and sets the broad parameters for collation of baseline information; this scope also accounts for the potential effects that will be generated by the proposed development.
A.2.5 In order to focus on the key sensitive receptors and likely effects the spatial scope of the preliminary study area is then refined through the initial stages of the assessment (i.e. desk study and field survey work).
A.2.6 No digital visibility mapping techniques have been utilised as part of this assessment, however the visual envelope of the site has been considered through desk top analysis of topographical data combined with field surveys to investigate visual enclosure arising from landform, vegetation and built form.
Collating Baseline Information
A.2.7 In order to a capture a comprehensive description of the baseline position for landscape and visual receptors, information has been collated using desk study and field survey work. These processes include reference to published landscape character studies and a range of views and visual receptor types.
Desk Study
A.2.8 The desk study has identified potentially sensitive landscape resources by reference to OS maps and existing published landscape character studies, relevant planning policy guidance and/or designated or protected views. This stage has also enabled the
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identification of potential visual receptors such as public rights of way (PROW), residential properties or designated areas.
A.2.9 Sources of baseline data referred to during this process include:
• The European Landscape Convention (ELC), 2000; • The National Planning Policy Framework (NPPF), 2012; • National Planning Practice Guidance (NPPG), 2014; • Natural England (2013), National Character Area Profile: NCA 120: Wealden Grassland; • Surrey Landscape Character Assessment: Waverley Borough (2015); • Surrey Hills AONB Landscape Character Assessment; • Waverley Borough Landscape Study (2014); • Waverley Borough Local Plan (2002); • Surrey Hills Area of Outstanding Natural Beauty Management Plan 2014-2019; • Surrey Hills Area of Great Landscape Value Review (2007); • Waverley Green Belt Review (2014); • Aerial photography and OS base mapping of the site; and • The MAGIC interactive website (http://www.magic.gov.uk/MagicMap.aspx).
Field Survey
A.2.10 Detailed field survey work has further identified landscape elements and features that contribute to the landscape character of the area and visual receptors that will have potential views of the site.
A.2.11 A series of representative photographs were taken during the field work. The photographs were taken with a digital camera with a 50mm lens (equivalent focal length). These are presented as a series of panoramic viewpoints included to illustrate landscape character in the area and also as specific representative viewpoints. These have been used to inform the assessment of both landscape and visual impacts.
Assessment of Effects
A.2.12 Having established the relevant baseline position the assessment process then completes the following specific stages:
• Identify the potential magnitude of impact on the physical landscape, on landscape character and on visual receptors; and
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• Combine professional judgments on the nature of the receptor (sensitivity) and the nature of the change or impact (magnitude) to arrive at a clear and transparent judgment of significance.
A.2.13 For both landscape and visual effects the final conclusions on significance are based on the combination of sensitivity and magnitude. The overall judgment on significance is based on the combination of each of the criteria. The rationale for the balance and justification for each judgement is expressed in the detailed analysis.
A.2.14 To draw a distinction between different levels of significance, a scale for the degrees of significance, along with criteria and definitions, have been developed. These provide a structure for making judgements which are clear and objective. However it is necessary to remember that landscapes and interactions in the landscape are both complex and subtle; as such an element of subjectivity remains. No landscape will fit wholly into any one definition and to try would require extensive and complex criterion.
A.2.15 Therefore professional judgements draw in conclusions in respect of sensitivity, magnitude and significance are fully and clearly described by the detailed written analysis presented in the LVIA, supported by descriptive thresholds and criteria for each of these stages in relation to landscape impacts and, separately, visual impacts are set out in the following sections.
A.3. ASSESSMENT OF LANDSCAPE EFFECTS
Overview of landscape sensitivity
A.3.1 Although a landscape will have some intrinsic sensitivity, different landscape receptors have different elements and features that can accommodate a variety of development types.
A.3.2 To reliably inform detailed assessment of impacts, landscape sensitivity needs to be determined with reference to the changes arising from the specific type of development in question. Therefore landscape sensitivity is assessed combining judgements on the value attached to a landscape and the susceptibility to the type of change and nature of the development proposed.
Landscape value
A.3.3 Landscape value is the relative value attached to a potentially affected landscape. Landscape value will vary in relation to the different stakeholders and different parts of society that use or experience a landscape.
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A.3.4 Landscape value is not solely indicated by the presence of formal designations and a range of factors influence landscape value. Factors that have been considered in making judgements on landscape value include designations (both national and local), local planning documents, status of features (e.g. TPO’s or Conservation Areas) and local community and interests (for example local green spaces, village greens or allotments). Landscape value will vary in response to the specific landscape that is being considered in relation to its condition, sense of seclusion or isolation, the presence or absence of detracting features and the presence or absence of rare or distinctive elements and features and to what degree these form key characteristics.
A.3.5 The following table sets out the typical criteria considered for the identification of landscape value.
Table A.1: Typical criteria for determining landscape value
Value Typical Criteria
High Designated areas at an International or National level (including, but not limited to, World Heritage Site, National Parks, AONB’s) and also considered an important component of the country’s character, experienced by high numbers of visitors. Landscape condition is good and components are generally regularly maintained to a high standard. Opportunities for recreation in the landscape are extensive. In terms of seclusion, enclosure by land use, traffic and movement, light pollution and presence / absence of major infrastructure, the landscape has an elevated level of tranquillity. Rare or distinctive elements and features are a key component that contribute to the character of the area.
Medium Designated areas at a scale relative to the region or county (for example, green belt, regional scale parks, designated open spaces, conservation areas etc.) and also considered a distinctive component or the region/county character experienced by a large proportion of its population. Landscape condition is fair and components are generally relatively well maintained. Opportunities for recreation in the landscape are moderate. In terms of seclusion, enclosure by land use, traffic and movement, light pollution and presence / absence of major infrastructure, the landscape has moderate levels of tranquillity. Rare or distinctive elements and features are a notable component that contribute to the character of the area.
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Value Typical Criteria
Low No formal designations but a landscape of local relevance (including, but not limited to, public or semi-public open spaces, village greens or allotments) and also green infrastructure and open paces within residential areas likely to be visited and valued by the local community. Landscape condition is poor and components are generally poorly maintained or damaged. Opportunities for recreation in the landscape are limited. In terms of seclusion, enclosure by land use, traffic and movement, light pollution and presence / absence of major infrastructure, the landscape has limited levels of tranquillity. Rare or distinctive elements and features are not a notable component that contribute to the character of the area.
Landscape susceptibility
A.3.6 The second component of landscape sensitivity relates to susceptibility. Landscape susceptibility to change is the ability of a landscape to accommodate change without undue consequences for the maintenance of the baseline situation. In this context, the term landscape receptors can be expanded to cover character areas, particular landscape character types or an individual landscape element or feature. Landscape susceptibility will vary in response to the specific landscape that is being considered and to the nature or type of change that may occur.
A.3.7 The following table sets out the typical criteria that have been considered for determining landscape susceptibility.
Table A.2: Typical criteria for determining landscape susceptibility
Susceptibility Typical Criteria
High Scale of enclosure – landscapes with a low capacity to accommodate the type of development proposed due to the interactions of topography, vegetation cover and built form. Nature of land use – landscapes with no or very little existing reference or context to the type of proposed development. Nature of existing elements – landscapes with components that are not easily replaced or substituted (e.g. ancient woodland, mature trees, historic parkland). Nature of existing features – landscapes where detracting features or major infrastructure is not present or where these are present but their influence on the landscape is limited.
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Susceptibility Typical Criteria
Medium Scale of enclosure – landscapes with a medium capacity to accommodate the type of development proposed due to the interactions of topography, vegetation cover and built form. Nature of land use – landscapes with some existing reference or context to the type of proposed development. Nature of existing elements – landscapes with components that are easily replaced or substituted. Nature of existing features – landscapes where detracting features or major infrastructure is present and the influence of these on the landscape is noticeable.
Low Scale of enclosure – landscapes with a high capacity to accommodate the type of development proposed due to the interactions of topography, vegetation cover and built form. Nature of land use – landscapes with extensive existing reference or context to the type of proposed development. Nature of existing elements – landscapes with components that are easily replaced or substituted, or where there are few/no existing elements present (e.g. cleared brownfield sites). Nature of existing features – landscapes where detracting features or major infrastructure is present and the influence of these on the landscape is dominant.
Landscape sensitivity
A.3.8 Landscape sensitivity is a term applied to specific receptors, combining judgements of the susceptibility of the receptor to the specific type of change or development proposed and the value related to that receptor. Receptors can include specific elements or features or may be judged at a wider scale and include landscape character parcels, types or areas.
A.3.9 Having considered in detail the contributing factors to landscape value and the susceptibility of the site and surrounding area to the type of the development proposed, conclusions on landscape sensitivity can be drawn by balancing the judgements on value and susceptibility.
A.3.10 As advocated in the GLVIA3, professional judgement is used to balance judgements on value and susceptibility in order to determine sensitivity. Each of these aspects of the analysis will vary subject to the scale and detail of the assessment. Overall judgements on landscape sensitivity are subsequently described as; ‘very high’, ‘high’, ‘medium’, ‘low’ or ‘negligible’.
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Magnitude of landscape impacts
A.3.11 The effect on landscape receptors is assessed in relation to the size or scale of impact, the geographical extent of the change and the duration and the reversibility of the impact. The magnitude of landscape effects has been assessed in accordance with the criteria set out in the following table.
Table A.3: Typical criteria for determining magnitude of landscape impacts
Magnitude Typical Criteria
Very large The size and scale of change is considered very large due to the extent and proportion of loss of existing landscape elements or the degree of alteration to aesthetic or perceptual aspects. The nature and scale of change to key characteristics which are critical to character is considered very large. Where the geographical extent would have a very substantial influence on the landscape at a regional scale, i.e. across several landscape character areas/types. Duration of impacts would be considered very long term and where the potential reversal of the impact is not likely and in practical terms would be very difficult to achieve.
Large The size and scale of change is considered large due to the extent and proportion of loss of existing landscape elements or the degree of alteration to aesthetic or perceptual aspects. The nature and scale of change to key characteristics which are critical to character is considered large. Where the geographical extent would have a substantial influence on the landscape at a regional scale, i.e. across several landscape character areas/types. Duration of impacts would be considered long term and where the potential reversal of the impact is not likely and in practical terms would be very difficult to achieve.
Medium The size and scale of change is considered moderate due to the extent and proportion of loss of existing landscape elements or the degree of alteration to aesthetic or perceptual aspects. The nature and scale of change to key characteristics which are critical to character is considered moderate. Where the geographical extent would influence the landscape at a local scale, i.e. a single landscape character area/type (or potentially multiple areas/types where a site is located on the boundary between areas). Duration of impacts would be considered mid term and where the potential reversal of the impact is likely and in practical terms would be difficult to achieve.
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Magnitude Typical Criteria
Small The size and scale of change is considered small due to the extent and proportion of loss of existing landscape elements or the degree of alteration to aesthetic or perceptual aspects The nature and scale of change to key characteristics which are critical to character is considered small Where the geographical extent would influence the landscape in the immediate setting of the site, i.e. limited to the influence of part of a single landscape character area/type Duration of impacts would be considered short term and where the potential reversal of the impact is more likely and in practical terms would easily be achieved
Negligible The size and scale of change is considered very small due to the extent and proportion of loss of existing landscape elements or the degree of alteration to aesthetic or perceptual aspects The nature and scale of change to key characteristics which are critical to character is considered very small Where the geographical extent would substantially influence the landscape of the site only Duration of impacts would be considered very short term and where the potential reversal of the impact is very likely or committed and in practical terms would very easily be achieved
A.3.12 These judgements are then taken forward to an assessment of the significance of landscape effects.
A.4. ASSESSMENT OF VISUAL EFFECTS
A.4.1 Visual receptors include a particular person or groups of people likely to be affected at a specific viewpoint or series of viewpoints.
Visual sensitivity
A.4.2 Sensitivity of visual receptors is determined through balancing judgements on the value attached to a particular view against the receptors susceptibility to change in a view or visual amenity. Given the need to address the specific issues of the proposed development these factors in the context of visual sensitivity are considered as part of the assessment of visual effects.
A.4.3 The value attached to a view includes recognition of value through formal designations (for example planning designations or heritage assets), indicators of value attached to views by visitors (for example inclusion on maps/guide books, provision of facilities, presence of interpretation).
A.4.4 For example views of higher value are likely to be from designated landscapes where the condition or scenic quality of the view is higher and where distinctive elements or
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features form a prominent part of a view; views of lower value are likely to be from area of landscapes where the condition and scenic quality of the view is poorer, where there is no reference to distinctive elements or features and where detracting features are prominent in the view.
A.4.5 The susceptibility of different visual receptors to changes in views and visual amenity is judged based on the activity of people experiencing the view at any given time or location and the extent to which their attention would be focused on the view and visual amenity rather than on the activity being undertaken.
A.4.6 For example, views more susceptible to change are likely to be permanent views, in unenclosed or elevated positions in the landscape and where the landscape forms a primary focus for the activity of the receptor; views less susceptible to change are likely to be transient or temporary views, located in enclosed areas of the landscape where the landscape is a secondary focus or consideration to the activity of the receptor.
A.4.7 The following table sets out the typical definitions of sensitivity for different visual receptors.
Table A.4: Typical definitions for visual sensitivity
Sensitivity Typical Definitions
Very high Designated or protected views or views from publically accessible locations in protected landscapes Tourists and visitors to heritage assets, or other attractions, where views of the surroundings are an important contributor to the experience and visit
High People who are engaged in outdoor recreation whose attention is likely to be focussed on the landscape Occupiers of residential properties
Medium People travelling through the landscape on roads, rail or other transport routes where this involves recognised scenic routes and an awareness of views and visual amenity People staying in hotels and healthcare institutions People at work and in educational institutions where visual amenity is an important contributor to the setting and quality of working life
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Sensitivity Typical Definitions
Low People travelling more generally through the landscape on roads, rail or other transport routes People at work and in educational institutions where the visual setting is not important to the quality of working life People engaged in formal sports where the visual setting may play a role but attention is focused on the activity Views from publically accessible locations in degraded landscapes
A.4.8 It should be noted that as professional judgement is applied to the balance of value and susceptibility of visual receptors, there may be some instances where a typical receptor is defined a different degree of sensitivity to the guidance included in the table, above.
Magnitude of visual impacts
A.4.9 The effect on visual receptors is also assessed in relation to the size or scale of change, the geographical extent of the change, the duration of the change and the reversibility of the impact. The magnitude of visual impacts has been assessed in accordance with the criteria set out in the following table.
Table A.5: Typical criteria for determining magnitude of visual impacts
Magnitude Typical Criteria
Very High The size and scale of change is considered very substantial due to the extent of loss, addition or alteration of features, the changes to the composition of the view including the proportion of the view occupied by the proposal, the degree of contrast and the nature of the experience The geographical extent in relation to the angle, distance and proportion of visibility is considered as very extensive Duration of impacts would be considered long term and where the potential reversal of the impact is not likely and in practical terms would not be achievable Alteration in very close proximity
High The size and scale of change is considered substantial due to the extent of loss, addition or alteration of features, the changes to the composition of the view including the proportion of the view occupied by the proposal, the degree of contrast and the nature of the experience The geographical extent in relation to the angle, distance and proportion of visibility is considered as extensive Duration of impacts would be considered long term and where the potential reversal of the impact is not likely and in practical terms would be very difficult to achieve Alteration in close proximity
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Magnitude Typical Criteria
Medium The size and scale of change is considered fair due to the extent of loss, addition or alteration of features, the changes to the composition of the view including the proportion of the view occupied by the proposal, the degree of contrast and the nature of the experience The geographical extent in relation to the angle, distance and proportion of visibility is considered as small or intermediate Duration of impacts would be considered medium term and where the potential reversal of the impact is likely and in practical terms would be difficult to achieve
Low The size and scale of change is considered small due to the extent of loss, addition or alteration of features, the changes to the composition of the view including the proportion of the view occupied by the proposal, the degree of contrast and the nature of the experience The geographical extent in relation to the angle, distance and proportion of visibility is considered as limited Duration of impacts would be considered short term and where the potential reversal of the impact is very likely and in practical terms would easily be achieved
Negligible The size and scale of change is considered very small due to the extent of loss, addition or alteration of features, the changes to the composition of the view including the proportion of the view occupied by the proposal, the degree of contrast and the nature of the experience The geographical extent in relation to the angle, distance and proportion of visibility is considered as very limited Duration of impacts would be considered very short term and where the potential reversal of the impact is very likely or committed and in practical terms would very easily be achieved
Nil There is no view of the proposed development in the view
A.4.10 These judgements are then taken forward to an assessment of the significance of visual effects.
A.5. DEFINING SIGNIFICANCE OF EFFECTS
A.5.1 For both landscape and visual effects the final conclusion on the significance of an effect is based on the combination of sensitivity of receptor and magnitude of change (or impact). The rationale for the overall judgement on significance is based on the combination of each of the criteria individually leading to the balance and justification of these.
A.5.2 Detailed assessment is a means of drawing together, in a systematic way, an assessment of the likely significant environmental effects of a proposed development; however not all landscape and visual effects arising will be significant.
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A.5.3 Determination of the significance of an effect requires the application of professional judgement to balance the findings in relation to the sensitivity of the receptor and the magnitude of the predicted impacts.
A.5.4 The GLVIA3 advocates a move away from formulaic matrices and tables and encourages an approach using professional judgement. Analysis and consideration of value and susceptibility gives rise to a spectrum of judgements on sensitivity which, along with magnitude of change, inform decisions regarding the significance of effect and help to determine the overall level of acceptability of a proposal in landscape and visual terms.
A.5.5 The following table sets out a summary of the significance of landscape and visual effects and typical definitions for significance categories. These criteria are based on guidance provided by the Landscape Institute.
Table A.6: Defining significance of landscape effects
Significance of Typical definitions of effect Effect The proposed development would:
Major Adverse Be at considerable variance with the character of the receiving (Negative) Effect landscape. Degrade or diminish the integrity of a range of characteristic elements and features. Damage the sense of place.
Moderate Adverse Show some variance or inconsistency with the character of the (Negative) Effect receiving landscape. Have an adverse impact on characteristic elements and features. Detract from the sense of place.
Minor Adverse Not quite fit the character of the receiving landscape. (Negative) Effect Be at variance with characteristic elements and features. Have a limited influence on sense of place.
Neutral/Negligible Maintain the character of the receiving landscape. Effect Blend in with characteristic elements and features. Enable the sense of place to be retained.
Minor Beneficial Complement the character of the receiving landscape. (Positive) Effect Maintain or enhance characteristic elements and features. Enable some sense of place to be restored.
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Significance of Typical definitions of effect Effect The proposed development would:
Moderate Beneficial Improve the character of the receiving landscape. (Positive) Effect Enable the restoration of characteristic elements and features partially lost or diminished as a result of changes from inappropriate management or development. Enable the sense of place to be restored.
Major Beneficial Enhance the character of the receiving landscape. (Positive) Effect Enable the restoration of characteristic elements and features lost as a result of changes from inappropriate management or development. Enable the sense of place to be enhanced.
Table A.7: Defining significance of visual effects
Significance of Typical definitions of effect Effect
Major Adverse The proposed development project would cause major deterioration to a view from a highly sensitive receptor, and would constitute a major discordant element in the view.
Moderate Adverse The proposed development would cause obvious deterioration to a view from a moderately sensitive receptor, perceptible damage to a view from a receptor of lower sensitivity or limited damage to views to receptors of higher sensitivity.
Minor Adverse The proposed development would cause limited deterioration to a view from a moderately sensitive receptor, or cause greater deterioration to a view from a receptor of lower sensitivity.
Negligible Adverse The proposed development and associated changes would be barely perceptible in a view. Changes will be negative (adverse) however this degree of change is not likely to be material and therefore no distinction is made.
Neutral The change in the view would be barely perceptible or perceptible but would not be apparent as either a positive or negative change.
Nil There would be no view of the proposed development.
Negligible Beneficial The proposed development and associated changes would be barely perceptible in a view. Changes will be positive (beneficial) however this degree of change is not likely to be material and therefore no distinction is made.
Minor Beneficial The proposed development would cause limited improvement to a view from a moderately sensitive receptor, or would cause greater improvement to a view from a receptor of lower sensitivity.
Moderate Beneficial The proposed development would cause obvious improvement to a view from a moderately sensitive receptor, perceptible improvement to a view from a receptor of lower sensitivity or limited improvements to views to receptors of higher sensitivity.
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Significance of Typical definitions of effect Effect
Major Beneficial The proposed development would lead to a major improvement in a view from a highly sensitive receptor.
A.5.6 For both landscape and visual effects, interim categories of ‘negligible to minor’, ‘minor to moderate’ and ‘moderate to major’ are used where the judgements on an effect are determined to fit across the descriptive criteria for significance banding.
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Appendix B
Concept Masterplan (Drawing No. 15074-SK01A)
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Land off West Hill, Elstead ELS Developments Ltd Landscape and Visual Impact Assessment
FIGURES
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