St Endellion Parish Housing Land Assessment
Prepared by Andrew Golay MRTPI January 2016
In collaboration with:
GOLAY Planning
Email: [email protected] Tel: 07503 211642
Identifying Suitable Sites: landscape and settlement study
Introduction Neighbourhood planning is led by local people with the aim of empowering the community to help create new development that will better serve local needs. In achieving this, Neighbourhood Development Plans deliver objectively assessed evidence to underpin a planned vision and a strategy which positively supports local growth.1
Background The purpose of this particular study has been to objectively identify suitable opportunities to meet the housing needs of St Endellion’s growing community.2 This work builds upon existing assessments of the area including landscape studies, the Historic Environment Record, mapped data, planning constraint information and evidence provided by the St Endellion Parish Neighbourhood Plan Working Group. Specifically, the study follows on from a number of public consultation events and the production of a Neighbourhood Plan Housing Needs Assessment report.
The early public consultations identified six top community priorities for local improvement:
- Community services - House design - Traffic - House sites - Natural environment - Public open space
The Housing Needs Assessment showed a need of 80 to 90 dwellings over the plan period (up to 2030). The main housing issues in the Parish are highlighted as being affordability for local people and suitability for the ageing population. Required house types include smaller dwellings (1-2 bedroom), detached bungalows and specialised older person’s housing. The report predicts that meeting these specific needs will free-up larger sized family properties around the parish.
Method In identifying land to meet these housing requirements, this study focuses on the settlements of Port Isaac, Port Gaverne and Trelights as the more sustainable settlements within the Parish. Although the village of St Endellion is very small, it does provide some basic facilities including a place of worship, bus stops, employment and a well-stocked farm shop and restaurant. These services further support the wider community and the settlement is reasonably well connected by roads and footpaths. Therefore, despite its small size, options for its growth have not been ruled out at this stage. Port Quin has been discounted due to its remoteness and lack of local services.
As an Area of Outstanding Natural Beauty, St Endellion’s landscape is covered with the highest level of protection. For this reason careful attention is given to ensuring that the landscape and its scenic beauty is conserved.3 Therefore a professional landscape assessment provides the fundamental basis of this study. (Appendix A)
Land bordering the settlements has been divided into Cells based on people’s movement and landscape topography. Each Cell has been surveyed and its landscape value and visibility assessed. This provides a thorough understanding and measurement of landscape sensitivity and its capacity to absorb the development of new homes. Essential employment, community infrastructure and connectivity with neighbouring settlements has also been taken into account to provide a comprehensive assessment. (Appendix B)
Scoring the landscape capacity and considering ways to minimise harm while placing development in suitable and deliverable locations has informed the final recommendations for meeting the housing need.
1 National Planning Policy Framework paragraph 16; National Planning Practice Guide, 3-040-20140306, 41-004-20140306, 41-005- 20140306 2 The work does not aim to provide evidence for the purpose of the Local Planning Authority’s (LPA) land supply of housing sites. However, there is a logical coalescence with this strategic evidence base. The 2012-2015 SHLAA has informed the availability of sites within the Parish Area while this detailed study and local knowledge will further inform the availability of housing land. See National Planning Policy Framework paragraph 47; National Planning Practice Guide, “Housing and economic land availability assessment” 3 National Planning Policy Framework paragraph 115
At this stage only broad Zones have been identified. These Zones are presented with coloured markers on the following maps: green being recommended as the most suitable; red being the least suitable; and with amber falling with moderate suitability. Accompanying text provides a brief summary to explain the reasons for the score at each Zone.
Next Steps Following a review of comments received from the community and statutory organisations, Site Selection and Planning Strategies will be refined and presented for a further round of consultation.
Final Notes The report provides an evidence base and consultation document that forms an integral part of St Endellion’s neighbourhood plan making process. It has been produced through collaborative working between St Endellion Neighbourhood Plan Working Group and the Cornwall AONB Unit.
The author is a Chartered Member of the Royal Town Planning Institute with higher qualifications in Cultural Heritage Studies (BA Hons) and Conservation (MA), and holds over a decade of professional experience as a town planner evaluating development impacts within both urban and rural environments.
The study follows the principles established within the Guidelines for Landscape and Visual Impact Assessment 3rd edition 2013 (Landscape Institute) and Judging Landscape Capacity: a development management toolkit 2014 (Cornwall Council); as well as the National Planning Policy Framework and National Planning Policy Practice Guide. g
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8B Title Housing Land Assessment Drawing No. St Endellion002 Date 0 30m 60m Jan 2016 St Kew Parish A3 St Endellion Neighbourhood Plan Housing Land Assessment
Cell 1 North Trelights Assessor: Andrew Golay MRTPI Date: January 2016
Footpath and road connectivity with St Endellion and Port Isaac. Farm Shop, place of worship and bus stop (links to Camelford/Wadebridge) at St Endellion (15mins walk). Mains water and sewerage. Fibre broadband up to 76mbps. Few local employment opportunities, community infrastructure includes Hotel/Restaurant, Methodist Church and notice boards. First recorded 1302, Cornish name, ‘Treveltos’ with ‘Tre’ meaning estate farmstead.
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Cell 1 Moderate to Low Landscape Capacity Scheduled Monument, Grade II listed buildings, scratching posts. Tree lined boundaries and vegetation at settlement edges. Random built pattern and ribbon leading north. Gradual rural into village. Two storey, detached, mid-late Victorian, plus 20thC dwellings and agri. buildings. Good use of local stone and slate. Two public rights of way. Exposure at the higher parts to the north, visual links to the coast. Few urban street features.
Offers moderate development opportunity in terms of the ability to minimise landscape impact while being contained by vegetation and landform while being reasonably well connected to the village. 1A Development would be visible from long views at the west and from the footpath. Careful redesign of the footpath and sensitive boundary treatments would be required. Submitted for SHLAA 2012-14.
A less favourable zone due to distance from the village core and the site forming an important gap which enables contrasting scenic views across the protected landscape. Equally there is sensitivity from west 1B views at the footpath and beyond. The site contributes to the setting of the scheduled monument.
The zone has prominence on the route into the village and from views along the footpath to the east while also leading to a highpoint in the landscape. The settlement edge at the south is defined with strong vegetative boundaries and 20th C buildings. A small extension to the settlement has moderate potential 1C to avoid harming principal landscape views and features. Development would be visible from close vantages while urbanising existing rural scenes. Reported to be available.
Challenges include the need for highway visibility and footpaths, introduction of street lighting, and the risks of removal of hedges, breaching skylines and urbanising the rural character.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 2 East Trelights Assessor: Andrew Golay MRTPI Date: January 2016
Footpath and road connectivity with St Endellion and Port Isaac. Farm Shop, place of worship and bus stop (links to Camelford/Wadebridge) at St Endellion (15mins walk). Mains water and sewerage. Fibre broadband up to 76mbps. Few local employment opportunities, community infrastructure includes Hotel/Restaurant, Methodist Church and notice boards. First recorded 1302, Cornish name, ‘Treveltos’ with ‘Tre’ meaning estate farmstead.
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Cell 2 Moderate to Low Landscape Capacity Settlement edged by 20thC estate bungalows comprising modern styles. Scratching posts, adj. listed buildings. Gradual fall towards centre of cell with higher land along east road and south. High density of trees at village edge. Public right of way and track to St Endellion. Well connected to village centre. Exposure at the higher parts and with visual links to the coast, leading to greater sense of shelter at lower parts. Strong sense of suburban context alongside modern housing.
Moderate opportunity for small scale rounding off the settlement and improving footpath link. Visible from public views along the northeast road and prominent from the footpath. Access is reliant on the 2A neighbouring Zone 1C with alterations to the hedges for visibility, or through the village utilising the public right of way. Reported to be available.
Good opportunity using the least visible part of the Cell and potential for low impact development and enhancements alongside modern 20th C. buildings. Access could potentially extend through existing 2B routes with limited landscape change. Reported to be available.
Well located close to services at St Endellion. Low housing opportunity due to landscape prominence on exposed higher land and with access constrained by the settlement edges. Risks of further merging 2C towards St Endellion. Reported to be available.
Challenges include loss of hedges, access constraints, breaching skylines, increasing the prominence of village edge and the risk of urbanising the rural character.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 3 South Trelights Assessor: Andrew Golay MRTPI Date: January 2016
Footpath and road connectivity with St Endellion and Port Isaac. Farm Shop, place of worship and bus stop (links to Camelford/Wadebridge) at St Endellion (15mins walk). Mains water and sewerage. Fibre broadband up to 76mbps. Few local employment opportunities, community infrastructure includes Hotel/Restaurant, Methodist Church and notice boards. First recorded 1302, Cornish name, ‘Treveltos’ with ‘Tre’ meaning estate farmstead.
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Cell 3 Moderate to Low Landscape Capacity Listed telephone box, former separate hamlet at Trewithick. Gradual fall towards the centre of the Cell. Higher land along east and west. Occasion groups of trees with higher density trees at settlement. 20thC estate bungalows and modern housing at east with traditional buildings at west. Intimate rural feel, exposed on higher ground, green fields define older nucleated settlements. Trees contribute to the general amenity value at the south west. Viewed from within the settlement with distant views in the context of the built settlement.
Low potential due to prominent higher land and risks the further spread of settlement into rural scenes with urbanising effects at the entrance of the village while eroding the distinction of Trewethick farm 3A hamlet. Reported to be unavailable.
Good potential for low visual impact at lower areas adjacent to the settlement edge. Development would be visible from within the village and routes at the north across the village while there is some risk of 3B breaching the skyline and prominence at the south. Potential to round off settlement. However, access is appears significantly constrained. Reported to be unavailable.
Development would be prominent from close vantages within the context of the modern housing and from views along north routes. The recent new housing is already dominant in wider views and detracts 3C from the local character. New development has the potential to cause a cumulative impact. Moderate potential for sensitive integration. Access achievable off existing roads. Reported to be available.
Challenges include loss of hedges, access constraints, breaching skylines, increasing the prominence of village edge and harm to historic settlement distinctions.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 4 West Trelights Assessor: Andrew Golay MRTPI Date: January 2016
Footpath and road connectivity with St Endellion and Port Isaac. Farm Shop, place of worship and bus stop (links to Camelford/Wadebridge) at St Endellion (15mins walk). Mains water and sewerage. Fibre broadband up to 76mbps. Few local employment opportunities, community infrastructure includes Hotel/Restaurant, Methodist Church and notice boards. First recorded 1302, Cornish name, ‘Treveltos’ with ‘Tre’ meaning estate farmstead.
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Cell 4 Moderate to Low Landscape Capacity Listed buildings, separate hamlet at Trewithick. Valley position leading into village core from the southwest. High vegetation on roadside, occasional groups of trees with higher density trees at settlement. Random patterns mostly two storey, modern, traditional and period. Sounds of the stream. Sense of enclosure, framed views. Business use and treatment plant. Viewed at close proximity from the settlement and roads. Some visibility from distant views in the context of the built settlement.
Offers a low level of opportunity due to prominence on rising land within the setting of a listed buildings and with risks of urbanising effects at the entrance of the village through loss of hedging to create steep 4A access and sightlines along the narrow lane. Reported to be available.
Offers some moderate potential for landscape enhancement through redeveloping previously developed land. This gateway location into the village is sensitive and development is likely to be visible 4B from close proximity albeit with minimal visibility in wider landscape views. Reported to be unavailable.
Low potential. Rising land and close to the settlement edge with some opportunity for integration within village although with moderate visibility and strong risks of impacting skylines in wider views on higher 4C ground. Access is constrained and land availability unknown.
Challenges include loss of hedges, access constraints, pedestrian safety on highway, risks of breaching skylines and increasing the prominence of settlement edge and further eroding the gateway into the village.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 5 West Port Isaac Assessor: Andrew Golay MRTPI Date: January 2016
Townscape character, strong links to coast. Main river valleys lead to two separate beach/harbour coves. Good range of community facilities within walking distance including schools, places of work, bus links, shops and recreation. Mains water and sewerage. Steep topography. Fibre broadband up to 76mbps. First recorded 1337, Cornish name, ‘Portusek’ meaning cove harbour, uncertain second element, possibly ‘usion’ meaning 'chaff'.
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Cell 5 Low Landscape Capacity Conservation area, high concentration of listed buildings. Valley position leading to historic core and harbour. High valley shoulders at west and east. Ground cover of wild bracken/gorse, few trees. Tourist destination and working harbour. Random built patterns along streets and contours, traditional, period and modern, mostly two storey in scale. Moderate level of tranquillity with some disturbances from uses. High scenic value, contrasting landscapes, framed views, strong sense of shelter and intimate spaces. Highly visible with high numbers of people likely to perceive change.
Close to services. Development is this Zone should be ruled out entirely due to its prominence and 5A undeveloped state forming an unspoiled setting in the conservation area and adjoining listed buildings.
This area is part of the urban grain. Risks include impact in the historic setting, encroaching in the rural character of the valley. Close to services. Detailed evaluations may disclose small scale opportunities only. These could 5B include small infill sites or very modest extensions of the settlement. Access is constrained through tight streets. Availability is unknown.
Highly sensitive to change and very visible. Low potential within the conservation area and forming the setting of numerous listed buildings. This historic setting is harmed by a row of 20th C. estate houses breaching the 5C skyline in views form the north. Close to services. Availability unknown.
Potentially constrained access to near services with poor permeability. Rural character on steep sided valley with high visibility from the conservation area and valley bottom. Risks encroaching in the rural character of 5D the valley and breaching the natural skyline. Land availability unknown.
Significant risk of impact on historic setting within a highly valued and visible landscape.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 6 South Port Isaac Assessor: Andrew Golay MRTPI Date: January 2016
Townscape character, strong links to coast. Main river valleys lead to two separate beach/harbour coves. Good range of community facilities within walking distance including schools, places of work, bus links, shops and recreation. Mains water and sewerage. Steep topography. Fibre broadband up to 76mbps. First recorded 1337, Cornish name, ‘Portusek’ meaning cove harbour, uncertain second element, possibly ‘usion’ meaning 'chaff'.
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6D
Cell 6 Low Landscape Capacity Hill top position landform falls to southwest and steeply to northeast to river valleys. Near to visitor’s carpark, recreation, residential, surgery, school, supermarket. Sense of arrival. Suburban edge, estate cul-de-sac patterns, and following main road, detached, semis and terraces, mixed styles and finishes represents 20thC growth. Rural setting, wide views of coast and countryside. Route into the settlement. High potential for visibility from viewpoints in the surrounding landscape. High numbers of people are likely to perceive change.
High level of suitability located close to services. Potential opportunity for local need family or older persons’ housing. Low prominence, screened behind settlement and landform at the north corner. Risk of impact on 6A adjoining Cells while being exposed in wider views. Essential need for further landscape assessment to define extent of development. Availability unknown. Low opportunity. Close to local services alongside settlement edge. Visible on main route and high ground. Development would extend the settlement into the countryside, marginally closing the gap with Trewetha. 6B Would require removal of hedge for visibility and pavement, creating a new settlement edge, breaching skylines and be prominent in near and far views. Availability unknown. Close to services but provides low level of opportunity, spreading settlement into the countryside and closing the open gaps with Trewetha and Port Gaverne. Development would be prominent alongside the carpark and 6C undeveloped green fields. Access would require removal of hedge for visibility and pavement, creating a new settlement edge. Availability unknown.
Low potential while highly visible from the northwest with risk of intrusions into the natural skyline impacting the setting Port Gaverne. Good location near to services. Access potential using existing routes. Availability 6D unknown.
Challenges include extending the settlement, closing undeveloped gaps, breaching skylines, impact on neighbouring cells and creating prominent settlement edges.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 7 Port Gaverne Assessor: Andrew Golay MRTPI Date: January 2016
Townscape character, strong links to coast. Main river valleys lead to two separate beach/harbour coves. Good range of community facilities within walking distance including schools, places of work, bus links, shops and recreation. Mains water and sewerage. Steep topography. Fibre broadband up to 76mbps. First recorded 1337, Cornish name, ‘Porcaveran’ meaning cove harbour, uncertain second element.
7A
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7D
Cell 7 Low Landscape Capacity Listed buildings, former quay. Stream valley, steep sides fall from southwest and northeast. Dominant trees in sheltered valley, bracken/gorse. Uses include recreation, residential, work units, pub/restaurant, tourist uses inc. beach. Historic growth along valley, recent on higher parts and at south; traditional and period cottages at core. Framed views of coast and countryside. Traditional settlement setting. Popular tourist destination with links to the main part of Port Isaac. High numbers likely to perceive change. Visibility from adjoining Cell.
Development is this Zone should be ruled out entirely due to its prominence and undeveloped state forming 7A an unspoiled setting against the backdrop of listed buildings. Access and availability unknown.
Good distance to services. Moderate opportunity for small scale development. Already undergone recent small scale change. Benefits from screening in wider views. New development would be prominent from the 7B footpath and should enhance the overall setting. Access road passes through floodzones. Access and availability unknown. Some moderate opportunity for small scale infill. Trees contribute significantly to the environmental values of this part of the valley and their loss should be resisted. Existing boundaries provide strong delineation of the 7C settlement against the adjoining countryside. Development outside of existing residential curtilages would be prominent. Access and availability unknown.
Visually prominent. Moderately near to services. Currently exhibits poor quality. Large green gaps between existing buildings create important framed views of the wider settlement and coast. Strong sense of place at 7D gateway location; loss of gaps should be avoided. Exposed landscape. Low potential. Reported to be available.
Challenges include extending the settlement, flood risk at lower levels, impact on traditional setting, closing undeveloped gaps, impact on neighbouring cells and creating prominent settlement edges.
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St Endellion Neighbourhood Plan Housing Land Assessment
Cell 8 St Endellion Assessor: Andrew Golay MRTPI Date: January 2016
Reasonable footpath and road connectivity with Trelights and Port Isaac. Farm Shop, place of worship and bus service to Camelford and Wadebridge. Mains water. Fibre broadband up to 76mbps. Small scale local employment opportunities. Raised plateau, with rural church setting, important landmark feature. No mains sewerage. First recorded 1337, Cornish name, ‘Sancte Edeliente’ containing the saint’s name.
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8B
8C
8D
Cell 1 Low Landscape Capacity Historic settlement, unchanged, in rural setting with views to coast and countryside. Listed buildings, scheduled monuments, high archaeological potential. Main road tends to dominate. Gentle fall from moderate high point at southwest. Med. height Cornish hedge boundaries, large ornamental trees at settlement. Few residential buildings. Use of stone and slate. Large scale modern barns. High visibility at close proximity and from wide ranging viewpoints in the surrounding countryside. Settlement often seen on rising land with sky as backdrop.
Low development potential although with good accessibility to Trelights. Prominent on a high point of land at the approach into the settlement. Highly visible on the main road and development would impact the setting 8A of the listed assets while leading to a marginal coalescence of settlements. Availability unknown.
Good connections to the village and within a slightly less constrained landscape but within the AONB/AGLV setting. The views are distinctly rural on the approach to the Church from the south achieving near and far 8B sightlines which are largely undeveloped. New development would be prominently intrusive in this rural setting. Availability unknown. Modern farm buildings and paraphernalia detracts from the historic context. Good opportunity for landscape enhancement and close to settlement facilities and footpath routes. Traffic calming to improve setting. Visible 8C site, potential to impact important sightlines to the church. Conservation led approach needed. Existing access and possibly available.
Well connected to the settlement. Prominent from views at the north. Distant views towards the coast. Trees have a significant contribution. Strong potential for archaeological and burial remains. Development of the 8D green fields would visibly extend development into distinctly rural scenes. Availability unknown.
Challenges include extending the settlement in distinctly rural setting and landmark feature, impact on high value heritage assets and loss of historic character, creating prominent settlement edges.
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St Endellion Parish Housing Land Assessment APPENDIX A - Landscape Capacity Assessment
Assessment date: 08JAN2016 Cell Number: 1
Assessor: A Golay/J Evans/N Vickery Location: Trelights (North)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Landform tends to fall northwest, and south along main route into village Sense of coast with views at higher parts at Long Cross Hotel with distant views to Tintagel Semi exposed, rolling hills and distant views, windswept, treeline boundaries with prominence of non-native/domestic vegetation at settlement edges Medieval enclosed land, small strip fields at village edge along routes Cornish hedge boundaries and agricultural uses/paraphernalia Random built pattern at settlement edge, Ribbon leading north with gap sites, gradual rural intro into village Enclosed views within village, routes shouldered by buildings and high vegetative hedges Nucleated village. Methodist associations, community links with Port Isaac Older medieval farm hamlets surround PROW leads through cell from village and at distant west, plus PROW at adjoin Cell 2 Scratching posts within fields, gates and gate posts Buildings two storey, detached, mid-late Victorian, plus 20thC dwellings and agri buildings Good use of local stone Medieval Cross and memorial stone at Long Cross Hotel (SAM) Medieval place names - Cornish “Tre” means estate or farmstead - Trelights is first recorded in 1302 when it is spelt "Treveltos" Recorded possible evidence of prehistoric round (500m to west) (HER) Peaceful attractive landscape, sense of nature, occasional cars, Sense of enclosure within settlement contrasting with connections to wider landscape
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Housing development would fill-in existing gaps along the road or extend into the fields west changing the existing shaped of the nucleated village. Loss of views and visual connections with wider landscape Impact rural intro at village, loss of roadside hedge boundaries, risk of urbanizing influence
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. No mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - The development would be viewed at close proximity from the settlement, public footpaths and roads. Important views, sightlines and vistas – The development would interrupt views from out of the village towards coast and wider landscape. Visual merging of development - The development could result in the merging of separate areas of built development Screening – Landform and tree cover could absorb some impact Numbers of people - Moderate numbers of people likely to perceive changes from routes around the village (residents, and the few visitors and walkers) Invisibility and sightlines – No other important sightlines Visual influence and scale - The development could be in scale with the surrounding landscape and built features without being highly visible from distant views due to the context of the built settlement. From west, and to lesser extent from east, views of the development would be partially visible on a skyline adjoining existing row of buildings. Cumulative impact – The development would have cumulative impact with the existing settlement features
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV. The landscape is well maintained and in good condition with few detractors other than the 20th C forms and general domestic paraphernalia. Vertical intrusions are limited to two storey height with no dominance from power lines or overhead structures. Scenic quality Views of wider landscape, coast and distant views of Tintagel add to the qualities. Rural enclosure at main route into village and peaceful nature of the surrounds add to qualities. Rarity The landscape is not especially rare and can be found in other parts of the LCA and wider. Development would not impact the level of rarity. Representativeness Distant views to Tintagel across the dramatic coastal region are particularly important Conservation interest Scheduled Ancient Monument located to the north of the Cell, within the setting of listed buildings within the village and few other non-designated points of interest including field patterns and possible archeological remains. Tree and hedges have ecological value including wildlife corridors and habitats. Recreational value Footpaths provide scenic recreational linkages. Perceptual aspects Settlement edge with exposed views to coast and countryside. Associations None known at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
There is some potential for primary mitigating measures though site selection coupled with a landscape and design strategy which achieves sensitive density, pattern, scale and finish. Zones of land are identified on the associated maps at A, B and C. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required:
A offers the better opportunity in terms of the ability to minimise landscape impact while being reasonably contained by vegetation and landform alongside existing settlement features. Development would be visible from long views at the west and from the footpath. Careful redesign of the footpath and sensitive boundary treatments would be required.
B Is much less favourable due to the site forming an important gap which enables contrasting scenic views across the protected landscape. Equally there is sensitivity from views west at the footpath. The site contributes to the setting of the scheduled monument.
C is has prominence both on the route into the village and from views along the footpath to the east, while also leading to a highpoint in the landscape. The settlement edge at the south is defined with strong vegetative boundaries and 20th C buildings. A small extension to the settlement has some potential to avoid harming principal landscape views and features. However, development would be visible from close vantages while urbanising existing rural scenes.
Assessment date: 08JAN2016 Cell Number: 2
Assessor: A Golay/J Evans/N Vickery Location: Trelights (East)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Landform falls gradually towards the village forming a bowl in the landscape at its core Sense of coast with distant views to Tintagel and St Endellion Church from higher parts Views across the top of the village to landscape at south and west (from higher parts) Contained landform at settlement edge, limited distant views, less exposed Manicured and low growing Cornish hedge boundaries, Some modest windswept trees on field edges, High density of trees within village Medieval enclosed land, large parcels and irregular strips Agricultural, arable and pasture. Scratching posts within fields Modern bungalow estates at settlement edge Enclosed views within village, shouldered by buildings and landform Main road circles the cell on higher land from south to the east and north PROW leads through cell from village at west edge and track at south Suburban context, sense of peace and wildlife. Sense of enclosure within settlement and landform, limited aesthetic values accept on higher land Nucleated village. Methodist associations, community links with Port Isaac Older medieval farm hamlets surround Medieval place names - Cornish “Tre” means estate or farmstead Trelights is first recorded in 1302 when it is spelt "Treveltos"
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Housing development fits alongside modern housing with potential access through existing routes. From existing homes loss of views and visual links to open landscape. Higher land is more vulnerable to change The shape of the village would change Risks include erosion of field pattern, prominent settlement edge, breaching skylines. Opportunity for low impact development on lower areas with vernacular buildings and landscaping to soften settlement edge.
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. No mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - The development would be viewed at close proximity from the settlement. Higher parts of the Cell are visible from the road and footpath. The lower part of the Cell has marginable visibility from public routes. Important views, sightlines and vistas – No important sight lines other than minor views across the Cell from the footpath and road to St Endellion Church. Visual merging of development – merging with St Endellion at the south of Cell Screening – Landform and tree cover could absorb some impact Numbers of people – Areas of the Cell adjoining footpath would be viewed at close proximity by walkers. In other parts, views are mainly in the periphery with low numbers of people likely to perceive changes from routes around the village (mainly adjoining residents) Invisibility and sightlines – No other important sightlines Visual influence and scale - The development could be in scale with the surrounding landscape and built features without visibility from distant views due to the shape of the landscape. On higher areas, development has the potential to breach the skyline. On the lower ground adjacent to the settlement edge there is a more suburban sense drawn from modern estate type housing. Cumulative impact – The development would have cumulative impact with the existing settlement features
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV. The landscape is well maintained and in reasonable condition with few detractors other than the 20th C forms and general domestic and equestrian paraphernalia. Vertical intrusions are limited to two storey height with no dominance from power lines or overhead structures. Scenic quality On higher parts, views of wider landscape, the coast, St Endellion Church and distant views of Tintagel add to the qualities. Near green fields and views of the sky also contribute. Rarity The landscape is not especially rare and can be found in other parts of the LCA and wider. Development would not impact the level of rarity. Representativeness None, although there are limited views to St Endellion Church and the coast. Conservation interest Few points of interest other than field patterns and possible archeological remains. Tree and hedges have ecological value including wildlife corridors and habitats. Recreational value The footpath and track provide scenic recreational linkages. Perceptual aspects Settlement edge somewhat sheltered and contained by close rising land although sense of exposure across the site and particularly on higher land. Associations None known at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
There is good potential for primary mitigating measures though site selection coupled with a landscape and design strategy which achieves sensitive density, pattern, scale and finish to include vegetative screening. Zones of land are identified on the associated maps at A, B and C. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required:
A would be visible from public views along the road and footpath. Access is reliant on the neighbouring Cell 1 with changes to the hedges, or perhaps through the village utilising the public right of way. Opportunity for rounding off.
B is favourable using the least visible part of the Cell and potential for low impact development and enhancements alongside modern 20th C. buildings. Access could potentially extend through existing routes with limited landscape change.
C is on higher land and has prominence from public routes with access constrained by the settlement edges and risk of further merging towards St Endellion.
Assessment date: 08JAN2016 Cell Number: 3
Assessor: A Golay/J Evans/N Vickery Location: Trelights (South)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Landform falls north towards the village forming a bowl in the landscape at its core Agricultural and residential uses Farmed rolling hills and distant views south and to west Medieval enclosed land Treeline boundaries with prominence of non-native/domestic vegetation at settlement edges Cornish hedge boundaries with moderate density of vegetation and groups of trees Agricultural uses/paraphernalia Random built pattern at settlement around Trewethick Farm Mostly two storey, detached with more modern patterns at east Modern housing at east on rising land with some dominance Views of green land from within the village rising to close horizons Good use of local stone, Victorian rural styles Listed telephone box (1930s) Medieval place names - Cornish “Tre” means estate or farmstead - Trelights is first recorded in 1302 when it is spelt "Treveltos" Nucleated village. Methodist associations, community links with Port Isaac Trewethick named as a distinct medieval farm hamlet Peaceful attractive landscape, sense of nature, occasional cars Lower parts have sense of enclosure from landform and settlement Intimate rural feel with sense of wider landscape, limited visual linkages to the coast
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Loss of visible green spaces viewed from within village Risk of urbanizing influences particularly around Trewethick Housing development could integrate with modern housing, potential use of existing routes. From existing homes loss of views and visual links to open landscape. The shape of the village would change with some loss of its sense of core Higher land is more vulnerable to change Risks include erosion of field pattern, creation of prominent settlement edge, breaching skylines. Some opportunity for low impact development on lower areas
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. No mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - The development would be viewed at close proximity from the settlement and roads. Important views, sightlines and vistas – The development would interrupt views from out of the village and potentially the wider landscape. Visual merging of development - The development could result in the merging of separate areas of built development and loss of settlement shape Screening – Landform and tree cover could absorb some impact Numbers of people - Moderate numbers of people likely to perceive changes from routes around the village Invisibility and sightlines – No other important sightlines Visual influence and scale - The development could be in scale with the surrounding landscape and built features without being highly visible from distant views due to the context of the built settlement. Development on higher ground would be at risk of prominence on skylines from multiple views within and around the village including the main road to the south. Cumulative impact – The development would have cumulative impact with the existing settlement features
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV. The landscape is well maintained and in good condition with few detractors other than the 20th C buildings on higher land. Vertical intrusions are limited to two storey height with no dominance from power lines or overhead structures. Scenic quality Views of wider rural landscape and peaceful nature of the surrounds add to qualities. Trees contribute to the general amenity value at the south west. Rarity The landscape is not especially rare and can be found in other parts of the LCA and wider. Development would not impact the level of rarity. Representativeness There are limited views to St Endellion Church and the coast. Conservation interest Field patterns and possible archeological remains. Older farm hamlet and listed telephone box. Tree and hedges have ecological value including wildlife corridors and habitats. Recreational value Small amenity play area at new housing in east of Cell. Perceptual aspects Intimate rural feel, helping to define nucleated settlement and linkages to wider rural landscape. Associations None known at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
There is some potential for primary mitigating measures though site selection coupled with a landscape and design strategy which achieves sensitive density, pattern, scale and finish. Zones of land are identified on the associated maps at A, B and C. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required:
A is on prominent higher land and risks the further spread of settlement into rural scenes with urbanising effects at the entrance of the village while eroding the distinction of Trewethick farm hamlet.
B offers some potential for low visual impact at lower areas adjacent to the settlement edge. Development would be visible from within the village and higher routes at the north while there is some risk of breaching the skyline. Possible access points are unknown at this stage.
C development would be visible from close vantages within the context of the modern housing and from views along north routes. The existing new row of housing is already prominent and any new development would be viewed within this context with some potential for sensitive integration and minimal landscape impact from creating an access.
Assessment date: 08JAN2016 Cell Number: 4
Assessor: A Golay/J Evans/N Vickery Location: Trelights (West)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Valley position with main river and roadway leading into village core Medieval enclosed land, wide strips perpendicular to valley course Views southwest through valley Views of agricultural land rising to horizons though gaps in hedges Treeline boundaries with dense vegetation on narrow routes Prominence of non-native/domestic vegetation at settlement edges Gently folded green hills with boundaries accenting curvatures Agricultural and residential uses, builders yard, equestrian Agricultural uses/paraphernalia, SWW treatment plant Random built pattern mostly two storey Limited views from lower ground, enclosed and framed Trewethick visible on skyline providing views across the Cell Some use of local stone, period and modern rural styles Setting of listed buildings Medieval place names - Cornish “Tre” means estate or farmstead - Trelights is first recorded in 1302 when it is spelt "Treveltos" Nucleated village. Methodist associations, community links with Port Isaac Peaceful attractive landscape, sense of nature Settlement activity with business use and treatment plant, occasional cars Sense of enclosure from landform and settlement Intimate rural feel with few linkages to wider landscape
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Risk of urbanizing influences on approaches into village. Small scale development achieve integration with existing context. Potential use of existing routes. The shape of the village would change and risk of creating ribbon Higher land is vulnerable to change Risks include erosion of field pattern, breaching skylines, impact on listed buildings Some opportunity for low impact development on lower areas and opportunity for enhancement
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Some mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. No mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - The development would be viewed at close proximity from the settlement and roads. Important views, sightlines and vistas – The development would interrupt views from out of the village and potentially the wider landscape. Visual merging of development – Limited. The development could result in some loss of settlement shape and risk of defining a ribbon at the approach. Screening – Landform and tree cover would absorb some impact. Numbers of people - Moderate numbers of people likely to perceive changes from important routes into and out of the village. Invisibility and sightlines – No other important sightlines Visual influence and scale - The development could be in scale with the surrounding landscape and built features without being highly visible from distant views due to the context of the built settlement. Development on higher ground would be at risk of prominence on skylines from multiple views around the village including the main road to the south. Cumulative impact – The development would have cumulative impact with the existing settlement features.
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV. The landscape is well maintained and in good condition with few detractors other than the 20th C buildings on higher land. Vertical intrusions are limited to two storey height with no dominance from power lines or overhead structures. The landscape is degraded at the builders’ yard at the approach into the village causing. Scenic quality Views of wider rural landscape and peaceful nature of the surrounds add to qualities. Trees contribute to the general amenity value at the south west. The builders’ yard is harmful to the scenic values. Rarity The landscape is not especially rare and can be found in other parts of the LCA and wider. Development would not impact the level of rarity. Representativeness There are limited views to St Endellion Church and the coast. Conservation interest Field patterns and possible archeological remains. Older farm hamlet and listed buildings. Trees and hedges have ecological value including wildlife corridors and habitats. Recreational value None Perceptual aspects Intimate rural feel entering the settlement, sense of arrival, limited sense of wider rural landscape. Associations None known at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
There is some potential for primary mitigating measures and enhancements though site selection coupled with a landscape and design strategy which achieves sensitive density, pattern, scale and finish. Zones of land are identified on the associated maps at A, B and C. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required:
A is on moderately prominent rising land within the setting of listed buildings and with risks of urbanising effects at the entrance of the village through loss of hedging to create steep access and sightlines along the narrow lane.
B offers some good potential for landscape enhancement through redeveloping previously developed land. This gateway location into the village is sensitive and development is likely to be visible from close proximity albeit without intruding into wider landscape views.
C is on rising land and close to the settlement edge with some opportunity for integration within village although with moderate visibility and risk of impacting skylines and wider views on higher ground. Landscape impact caused by creating access is unknown.
Assessment date: 08JAN2016 Cell Number: 5
Assessor: A Golay/J Evans/N Vickery Location: Port Isaac (West)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Townscape with coast and countryside setting Landform falls to valley floor from east and west Small main river leading north to sheltered beach and cove harbour shouldered by high cliffs Unmanaged wild bracken/gorse and small scale agricultural fields as backdrop to urban grain High density historic core, traditional granite and slate cottages follow contours Conservation area and numerous listed buildings Tight network of lanes, limited space for vehicles Steep sided valley walls contrast with abrupt settlement edges String of houses follow cliff edges overlooking cove harbour 20thC housing estate dominates southeast skyline above town, green ‘wedge’ divides and contrasts Signs of incremental encroachment on settlement edges Undeveloped valley leads into rural countryside, few intrusions Random network of medieval enclosed land, coastal rough ground Cornish hedges with few trees, small, wiry and windswept, some domestic on higher settlement SWW pumping station, telecoms mast at highpoint south from town From higher land, views across older core and harbour dominating the sense of place Dramatic coast, seascape, rolling valley hills and settlement creates picturesque scenes Sounds of the sea, sea birds and other wildlife as well as settlement/harbour activity Higher landscape exposed to wind and weather, contrasts with sheltered valley and cove Routes and scenic footpaths at cliffs and valley floor Roads pass along hillsides, winding and narrow with obscured views Sense of arrival from west; through urban grain from east Framed views of sky and sea, sense of shelter, views of distant coast Port Isaac first recorded 1337 when spelt "Portusek" meaning 'cove, harbour' and an uncertain second element, possibly ‘usion’ meaning 'chaff'
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Housing development would extend into natural green spaces harming the setting of the historic core, and altering the picturesque scenes Risk of urbanising influences in rural scenes, breaching skylines
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. Very few mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - Development would be viewed at close proximity from the settlement, public footpaths and roads and potentially wider views. Important views, sightlines and vistas – This is a complex landscape area with numerous cherished scenes and heritage settings. Visual merging of development - The development could result in the merging of separate areas of built development while effecting the setting of the historic core. Screening – Landform screens much of the cell from distant views. The higher parts of the cell are visible in wider views as hilltop ridges. Numbers of people – High numbers of people likely to perceive changes. The town and harbour is a popular tourist destination. The town has a national and exported media presence. There are also historic associations with other key ports and industries as well as cultural and literary associations. The landscape forms an integral element of the area’s profile and appeal. Invisibility and sightlines –. None known at this stage Visual influence and scale - Development could be in scale with the surrounding landscape and built features without being highly visible from distant views. However, the historic and picturesque sensitivities invokes risk of even small scale change having large scale impact. Cumulative impact – The development would have cumulative impact with the existing settlement features.
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV, AGSV, Conservation Area, Listed Buildings. Overall the landscape is well maintained and in good condition with few detractors other than the 20th C forms and domestic encroachment on the settlement fringes. Outside of the urban edge there are very few vertical intrusions other than a telecom mast on the top of the east valley wall. Scenic quality High scenic value. Dramatic coast, seascape, rolling valley hills, historic harbour and settlement creates picturesque scenes. Rarity Although Cornwall has a number of similar settled harbour coves, Port Isaac is a good unique example. The landscape is integral to how the place is perceived and valued. Representativeness The wider landscape and settled harbour cove represents an important local and regional cultural feature. Some obscured views to Tintagel Castle across the dramatic North Cornwall coast. Conservation interest Conservation Area, numerous listed buildings and other non-designated points of interest including field patterns and high possibility of archeological remains. Trees and hedges and the main river have ecological value including wildlife corridors and habitats. Recreational value Footpaths and beach provide scenic, recreational and tourist linkages. Perceptual aspects The settlement core, the coast and harbour dominate the sense of place. Attractive and dramatic contrasting landscapes create picturesque scenes. Sounds of the sea, sea birds and other wildlife, as well as settlement and harbour activity enhances experiences. Framed views of the sky and sea with views of distant coast from within the valley and cove create a strong sense of shelter. Density of buildings and narrow routes makes intimate spaces. The higher landscape and seascape is exposed to wind and weather. A sense of arrival from rural footpaths and Church Hill at the west. Associations None evaluated at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
Due to the value and visibility of the landscape there are no obvious opportunities for mitigation within the landscape area. Zones of land are identified on the associated maps at A, B, C and D. A forms the west valley and cliffs. Development is this Zone should be ruled out entirely due to its prominence and undeveloped state forming an unspoiled setting in the Conservation Area and adjoining listed buildings. At B and D, public consultation and detailed evaluations may disclose small scale opportunities. These could include small infill sites or very modest extensions of the settlement. Risks include impact in the historic setting, encroaching in the rural character of the valley and breaching the natural skyline. Zone B is sensitive to change and very visible. It’s within the Conservation Area and forms the designated setting of numerous listed buildings. This historic setting is harmed by a row of 20th C. estate houses breaching the skyline in views form the north. A wedge of green field stands in the foreground of these buildings and distinguishes the historic town while highlighting these modern intrusions through contrasting effects.
Assessment date: 08JAN2016 Cell Number: 6
Assessor: A Golay/J Evans/N Vickery Location: Port Isaac (South)
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Edge of settlement, suburban forms Countryside setting, views of coast and wider rural landscape Hill top position landform falls to southwest and steeply to northeast to river valleys Main route into Port Isaac, car and pedestrian routes Gateway location Visitor’s carpark, recreation, residential, surgery, school, supermarket Estate cul-de-sac patterns, and following main road Detached, semis and terraces, mixed styles and finishes represents 20thC growth Mainly two storey, some bungalows Urban street scape, domestic/ornamental planting and green verges, low growing trees Wider rural countryside, few intrusions, Rolling hills to distance, sense of sky, coast and seascape Medieval enclosed land, farmed green pasture Cornish hedges with few trees Wind and weather, sense of exposure on fringes Views are important sea and coastal views from principal routes, sense of arrival
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Housing development would extend into green spaces at a gateway position creating a new introduction to the settlement, Potential to integrate with settlement context Impact in adjoining cells Further extension of the settlement pattern away from the historic core and encroachment into open countryside Risk of urbanising influences in rural scenes, breaching skylines, loss of views
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. Very few mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access – Important route into the settlement and development would be viewed at close proximity from public footpaths and roads. There is a high potential for visibility from viewpoints in the surrounding landscape albeit seen within the existing suburban context. Development on the southwest and northeast edges of the cell would be visible from viewpoints in the adjoining Cells. Important views, sightlines and vistas – Views of the sea and wider landscape, across the settlement and beyond to Tintagel and the dramatic Cornish coast. Visual merging of development - The development could result in the merging of separate settlement areas including Port Gaverne and Trewetha. Screening – Settlement and landform screens views of the cell from parts of the historic core and Port Gaverne. On the main route, the west of the Cell is screened by a high boundary hedge on the roadside while perceptions are drawn to north and west views. The cell is visible in wider views as a hilltop location. Numbers of people – High numbers of people are likely to perceive change. The town and harbour is a popular tourist destination and visitors will tend to pass through the cell going into the settlement. Cultural and media associations are less important. Invisibility and sightlines – None known at this stage Visual influence and scale - Development could be in scale with the surrounding landscape and built features. Some parts of the Cell would be highly visible from near and distant views where the magnitude of impact would be great. Cumulative impact – The development would have cumulative impact with the existing settlement features.
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV. Overall the landscape is well maintained and in good condition with few detractors other than the 20th C forms and suburban encroachment on the settlement fringe. Outside of the urban edge there are very few vertical intrusions other than occasional rural buildings. Scenic quality High scenic value. Dramatic coast, seascape, rolling valley hills. Rarity The views are unique. The Cell has unique value as a gateway and introduction into the settlement which will affect how the place is experienced, perceived and valued. In wider landscape views, the Cell is the singular most visible part of the town. Representativeness The wider landscape is an important local and regional cultural feature. Some obscured views to Tintagel Castle across the dramatic North Cornwall coast. Conservation interest Development at the edges of the Cell have the potential to impact on designated heritage assets. Non-designated points of interest including field patterns and high possibility of archeological remains. Trees and hedges have ecological value including wildlife corridors and habitats. Recreational value Footpaths and playing field provide recreation value. The car park is used primarily by tourists and routes provide linkages to other recreational uses around the settlement. Perceptual aspects Views dominate the sense of place – sea and coastal views from principal routes. Sense of arrival. Suburban setting. Wind and weather, sense of exposure on fringes. Associations None evaluated at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
Largely due to the visibility of the Cell in near and far views there are limited opportunities for primary mitigation within the landscape area. Site selection and a design strategy could achieve small scale, optimum impacts at this prominent and sensitive area. Zones of land are identified on the associated maps at A, B, C and D. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required: A is low prominence screened behind existing housing and landform at the north corner. Any development of this Zone should be limited and include careful control of finished heights with soft screening provided on the edges. The land rises from the north corner towards the southwest and southeast. Development on the higher land would impact the adjoining Cell 5 while being exposed in wider views and forming a settlement edge. B is situated alongside the main route. Development would extend a finger of the settlement further into the countryside while marginally closing the gap with Trewetha. The Zone is on high ground. Development would create a new settlement edge, breach natural skylines and would be prominent in near and far views. C would spread the settlement further into the countryside and marginally close the open gaps with Trewetha and Port Gaverne. The landscape forms a small bowl alongside the road and although benefiting from moderate levels of visibility, development would be prominent alongside the carpark and undeveloped green fields. D is visible from the northwest with the existing settlement forming a backdrop. The northeast edge of this zone is defined by rough ground in the adjoining Cell. This ground is formed by the steep sides of the valley wall and development alongside this edge would intrude into the natural skyline and impact the setting Port Gaverne. Development would also close an existing gap between built up areas. Developable parts of the Zone on the southwest edge potentially achieves integration with the existing context and limited visibility from Port Gaverne. This should be established prior to further consideration. Assessment date: 08JAN2016 Cell Number: 7
Assessor: A Golay/J Evans/N Vickery Location: Port Gaverne
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Nucleated around rocky cove with evidence of former quay Stream valley, steep sides fall from southwest and northeast Fishing hamlet, strong links with main settlement (Port Isaac), rural and coastal setting Views of coast and framed views of wider rural landscape Route into Port Isaac, car and pedestrian, road winding around cliff sides Valley routes lead to rural Recreation, residential, work units, pub/restaurant, tourist uses (hotels/camping), beach, viewpoints Historic growth along valley bottom, recent on higher parts and development at south Building patterns following contours, valley and main routes Traditional and period cottages at core, some listed buildings Mixed spacing, tight along valley bottom, and more spread out at higher parts Mainly two storey, some bungalows, and large sprawling buildings Ornamental planting, dominant trees growing in sheltered valley Wider rural countryside and coastal views from higher areas Few detractors, boat store, business uses, telecom mast, car parks Medieval enclosed land, high dominance of coastal rough on southwest Low growing Cornish hedges, wild and unmaintained in parts. Sheltered with sense of exposure to wind and weather Views are important sea and coastal views from principal routes, sense of arrival Coast, seascape, valley hills and traditional settlement creates picturesque scenes Sounds of the sea, sea birds and other wildlife as well as settlement activity Medieval settlement, first recorded in 1337 spelt "Porcaveran" containing the element meaning 'cove, harbour' and an uncertain second element.
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Housing development would extend into natural green spaces harming the setting of the historic core, and altering the picturesque scenes Creating a new introduction to the settlement Risk of urbanising influences in rural scenes, breaching skylines, loss of views
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. Very few mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access – Development would be viewed at close proximity from public footpaths and roads, from the higher parts across the valley and from some wider landscape vantages to the east. Development on the northeast edge of the valley would be visible from viewpoints in the adjoining Cell 6. Important views, sightlines and vistas – Views of the sea and beyond to Tintagel and the dramatic Cornish coast. Visual merging of development - The development could result in the merging of separate settlement areas. Screening – The landform screens views of the cell and separates it from the historic core at of Port Isaac. Higher parts of the cell and exposure. Screening from tree cover on northeast. Numbers of people – High numbers of people are likely to perceive change. The settlement is a popular tourist destination with strong links to the main part of Port Isaac. Cultural and media associations are important while the cove and settlement presents traditional and picturesque scenes synonymous with the wider area. Invisibility and sightlines – None known at this stage Visual influence and scale – The settlement is small and reasonably centred along the valley with natural spaces forming backdrops and green gaps. Large scale development risks dominating this setting. Cumulative impact – The development would have cumulative impact with the existing settlement features.
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV, AGSV, listed buildings. The landscape is reasonably well maintained with few detractors other than the 20th C forms and modern encroachment on the fringes. Modern sprawling buildings and general paraphernalia harm the traditional setting of the cove while newer development has encroached into rural scenes. Beyond there are few intrusions and the wider landscape remains in good condition. Scenic quality High scenic value. Dramatic coast, seascape, rolling valley hills and traditional cove settlement creates picturesque scenes. Rarity Although Cornwall has a number of similar settled coves, Port Gaverne is a good example. The landscape is integral to how the place is perceived and valued. The Cell has some value as a gateway and introduction into the larger settlement which will affect how the place is experienced, perceived and valued. Representativeness The wider landscape and settled harbour cove represents an important local and regional cultural feature. Some obscured views to Tintagel Castle across the dramatic North Cornwall coast. Conservation interest Designated heritage assets. Non-designated points of interest include a former quay, blacksmiths’ and fish cellar, field patterns and a high possibility of archeological remains. Trees and hedges have ecological value including wildlife corridors and habitats. Recreational value Beach, seating and lookouts, footpaths, pub/restaurant, tourist accommodation. Routes provide linkages to other recreational uses around the settlement. Perceptual aspects Settled cove and former fishing industry forms a sense of place. Small scale traditional buildings against natural backdrops create picturesque scenes. Sounds of the sea, sea birds and other wildlife, as well as settlement activity enhances experiences. Framed views of the sky and sea with views of distant coast from within the valley and cove create a sense of shelter with seascape while higher contrast with exposure to wind and weather. Routes into the settlement are somewhat spoiled giving impressions of neglect. Associations None evaluated at this stage. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
Due to the sensitivity and visibility of the Cell there are few opportunities for primary mitigation within the landscape area. Site selection and a strong design strategy could achieve small scale impacts and enhancements at locations where landscape is already compromised by modern development. Zones of land are identified on the associated maps at A, B, C and D. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required: A forms the west valley. Development is this Zone should be ruled out entirely due to its prominence and undeveloped state forming an unspoiled setting against the backdrop of listed buildings. B has already undergone recent small scale development with new housing extending along the valley while reflecting the extent of modern development on the opposite side. Existing development in these areas tends to be non-traditional and benefits from screening in wider views. However, any new development in this Zone would be prominent from the adjacent footpath and therefore should be high quality and seek to enhance the overall setting. C development in this area is low density with some limited opportunity for small scale infill. Trees contribute significantly to the environmental values of this part of the valley and their loss should be resisted. Existing boundaries provide strong delineation of the settlement against the adjoining countryside. Development outside of existing curtilages would be prominent from west vantages while significantly eroding the traditional form of the settlement. D is prominent and due to undergo redevelopment which will alter the existing character. Although the area along this approach road into the settlement currently exhibits poor quality, the large gaps between existing buildings provide important framed views of the wider settlement and coast. This creates a strong sense of place at this gateway location and the loss of these gaps should be avoided. Assessment date: 08JAN2016 Cell Number: 8
Assessor: A Golay/J Evans/N Vickery Location: St Endellion
STEP 1 Character Significance Assess the character of the landscape without the proposed development
Desk study and site visit
Raised plateau, wide ranging views dominated by grade I listed church Main road B3314 passes through, limited new development, strong sense of rural history Grade II listed rectory and graveyard surrounding Grade II Trehaverock House with Glebe Farm Traditional residential and agricultural uses, very small scale Modern barns with employment and farm shop/restaurant Continued religious associations, community and holiday accommodation Traditional uses of granite and slate, intro of timber cladding Landform falls gradually north, and east along main route Limited views of coast, but wide views of surrounding rural landscape Medieval enclosed land Semi exposed, rolling hills and distant views, windswept, med height Cornish hedge boundaries Ornamental trees at settlement Medieval farm hamlets in surrounding landscape Scheduled Ancient Monuments include a medieval cross at west churchyard and the remains of an Iron Age defended settlement 1KM east. Ancient graves found in surrounding fields PROW leads through cell with links to Port Isaac and Trelights Buildings two storey, juxtapositions with Church tower Peaceful attractive landscape, sense of nature, road dominates with vehicles at high speed Settlement connects to wider rural landscape, sense of remoteness Medieval settlement first recorded 1260 when it is spelt "Sancte Edeliente" containing Cornish saint’s name.
‘Character Significance’ criteria No positive significance – no positive contribute to the existing character or current negative impact. Potential to enhance the character Low character significance - small contribution to the existing character by positively reflecting a small part of the relevant LCA Moderate character significance - reasonable contribution to the existing character High character significance - good contribution to the existing character, many attributes fit closely to the LCA
STEP 2 Character Vulnerability The degree the character would change
Impact in the setting of the listed buildings and sense of history and remoteness Crowding the prominence of the church tower Impact on archaeology Potential to improve qualities at modern agricultural buildings and reduce vehicle speeds
‘Character Vulnerability’ criteria No adverse change – effects on character will be neutral or beneficial. Low character vulnerability - small adverse effects in size, scale, limited duration and reversible, and opportunities for positive enhancement. Moderate character vulnerability – adverse effects on one or more elements which contribute very strongly to the character. Limited mitigation opportunities. High character vulnerability – significant adverse effects across large parts of the site. Very few mitigation opportunities.
STEP 3 Character Sensitivity to Change How sensitive the existing character is to the proposed change
The results of the previous ‘Character Significance’ and ‘Character Vulnerability’ assessments combined in the matrix below to give a level of Character Sensitivity to the proposed development.
Step 2 – Character Vulnerability
c Low Moderate High
n
a
– Low L LM M
cter
1
a
ific
r Moderate LM M MH
n
tep ig High M MH H
S Cha S e
STEP 4 Visibility Assess the visual effects of the development
Views from points of public access - Development would be viewed at close proximity from the settlement, public footpaths and roads, and from wide ranging viewpoints in the surrounding countryside. Due to the topography, development is often seen on rising land in close views with sky as the backdrop. Important views, sightlines and vistas – The development could interrupt views out of the village towards rural scenes while impacting views of the Church tower. Visual merging of development – Development could close the gap with Trelights and Pennant Farm. Screening – Landform and tree cover could absorb some impact. Numbers of people – Although there are very few residents, the settlement is on a main route, it forms an important place of worship and attracts visitors with the farm shop. Moderate to high numbers of people likely to perceive changes. Invisibility and sightlines – No other important sightlines Visual influence and scale – A very small development could be in scale with the surrounding landscape and built features without being highly visible from distant views. Cumulative impact – The development would have cumulative impact with the existing settlement features.
‘Visual Sensitivity’ criteria No view of the development – not visible Low visual – only visible from a very small number of places, not out of scale with the surrounding landscape. Mitigation potential. Moderately visual – partially visible; some potential for mitigation Highly visual – very visible from the landscape around the site, with little potential to mitigate the visual effects.
STEP 5 Overall Landscape Sensitivity
The results of the previous ‘Character Sensitivity’ and ‘Visual Sensitivity’ assessments are combined in the matrix below to give five levels of Overall Landscape Sensitivity.
Step 4 Visibility Low Moderate High Low L LM M Low Moderate L M MH
– vity
i Moderate LM M MH
cter
3
a
r Moderate High LM M H
tep ensit High M MH H
S Cha S to the Change
STEP 6 Landscape Value and Perception Assessing the human response to landscape, the quality and condition
Landscape Quality AONB, AGLV on the north side of the road, AGLV to the southeast. The landscape is well maintained and in good condition with few detractors other than the 20th C forms and general paraphernalia. Aside from the important Church tower, vertical intrusions are limited to two storey height with no particular dominance from power lines or overhead structures. Road noise and vehicle speeds are detractors of quality. Scenic quality Views of wider landscape and distant views. Rural setting of the Church alongside traditional buildings. Hedges and settlement features including telephone box. Rarity The Church is particularly important. However, the landscape is not especially rare and can be found in other parts of the LCA and beyond. Representativeness Distant views to Tintagel across the landscape with religious/community associations formed by the Church and settlement origins. Conservation interest Scheduled Ancient Monuments, within the setting of listed buildings and a number of other non-designated points of interest including field patterns and high probability of archeological remains including graves. Tree and hedges have ecological value including wildlife corridors and habitats. Recreational value Footpaths provide scenic recreational linkages, place of worship, meeting hall, tourist uses, farm shop with fruit picking and restaurant. Perceptual aspects Ancient, historic settlement, unchanged, in rural setting with exposed views to countryside. Wildlife, tranquillity. Associations with neighbouring communities, sense of remoteness. The main road tends dominate due to vehicle speeds and noise. Associations Further evaluation required. ‘Landscape Value’ criteria Which of the following criteria best describes the value of the existing landscape, and how the development may affect this? No positive value – potential for the landscape to be enhanced as it is degraded, of poor scenic quality, and has no noted conservation interest. Low landscape value – no national or local designation, but is valued by the local community and demonstrates characteristics which contribute to the area’s sense of place. Moderate landscape value – the landscape positively contributes to local distinctiveness, and character of Cornwall containing quality characteristics described within the LCA. High landscape value – landscape is within the setting of a nationally designated landscape and includes important views recognised importance albeit with limited rarity.
STEP 7 Assessing Landscape Capacity
The results of ‘Overall Landscape Sensitivity’ and ‘Landscape Value’ are combined in the matrix below to give five levels of Landscape Capacity.
Step 6 - Landscape Value Low Moderate High
Low H MH M
Low Moderate H M MH
vity
-
l Moderate MH M ML
i
l
5
a Moderate High ML M L
er
tep ensit High M ML L
S Ov S
STEP 8 Mitigation
Mitigation measures should prevent, reduce, remedy or offset any significant adverse effects from the design stage, through construction, operation and to decommissioning. They should enable the development to respond to LCA and visual amenity more positively.
Due to the high status of the heritage assets within the Cell there are few opportunities for mitigation within the landscape area. Site selection and a strong design strategy might achieve small scale impacts and enhancements at locations where landscape is already compromised by modern development. Zones of land are identified on the associated maps at A, B C and D. If any of these options are to be taken forward, further detailed study on the landscape capacity of these individual areas is required: A is prominent on a high point of land at the approach into the settlement. Development in this Zone would be highly visible and significantly impact the natural setting of the designated assets while leading to a marginal coalescence with Trelights B is less constrained by landscape designations within their settings. The views are distinctly rural on the approach to the Church from the south achieving near and far sightlines which are largely undeveloped. New development would be harmfully intrusive in this area of the settlement. C is lower quality than other Zones with the modern farm buildings and farm shop detracting from the historic setting. There is some potential for enhancement within or closely alongside these existing, modern developed sites. This could be coupled with road improvements which soften the distractions in the rural setting. Development would be visible and should avoid significant encroachment and impact within the sightlines of the Church. Distant views of the settlement are important. Integration with heritage values should be achieved through a sensitive conservation led approach. D is prominent from views at the north. The listed assets benefit from distant views towards the coast. Trees have a significant contribution while the farm complex is a detractor in the designated setting and there is positive scope for enhancement of this site. Development of the green fields would visibly extend development into rural scenes while causing moderate coalescence with Pennant Farm.
APPENDIX B St Endellion Neighbourhood Plan Housing Land Assessment Baseline Research
Key points for general consideration Employment Housing demands Community Infrastructure Accessibility (all forms of transport) Environmental constraints Landscape Impact Assessment Historic Character and Design Assessment Energy, communications, water and waste Land availability
Links: LCA CA 35- Kellan Head to Millook Haven Coast http://map.cornwall.gov.uk/reports_landscape_chr/areaCA35.pdf CNA http://www.cornwall.gov.uk/community-and-living/communities-and- devolution/community-networks/wadebridge-and-padstow/?page=17683 Electoral Division: Andy Penny http://map.cornwall.gov.uk/website/GetCouncillor/default.aspx?EDName=St%20Minver%20 and%20St%20Endellion
Housing projection range 82 – 108 (deduct 10 completions) Table 11 of the AECOM report gives drivers of demand – these include affordable housing, ageing population, Table 12 need for smaller dwelling (1-2 bedroom), detached and bungalows likely to be in demand (free up existing stock) and specialist housing
Neighbouring Parishes
Port Isaac with Port Gaverne (Category D) Supermarket Doctors Surgery Primary School Broadband (37.40 EE) Travel to work bus 3 pubs Community Hall Play spaces/sports Place of worship
Trelights Broadband (up to 23.62 BT) Children play Place of worship
St Endellion Farm Shop Church Employment
Community Network Profile highlights that 34% of people work from home.
PC owns Playing Fields Post Office Closed due to Church Rooms being unsafe Shuttle bus around the village in busy months
8 miles (19mins) by car to Wadebridge from Port Isaac Rock with Tredrizzick is Cat C (11 minutes away 5.5miles) St Teath is a category D (13mins, 5miles) Camelford is 20mins, 10miles Bodmin is 33mins, 15miles
PROW, Classified Roads, Bus Stops and Council Car Park
Landscape Designations and Location of School
3 other landscape character units as well as Kellan Head to Millook Haven Coast
From left to right: LA34 Camel Estuary, CA33 Camel and Allen Valley, CA36 Delabole Plateau
Landscape Historic Description Units
Mostly medieval farmland
LCA35 - Kellan Head to Millook Haven Coast This dramatic coastline incorporates the highest cliffs in Cornwall at 240mAOD and some of the most indented and complex with cliffs, promontories, inlets, coves, islands and stacks. The coastal strip has extensive semi-natural habitats and much is a SAC. The narrow band of land slopes from the plateau to the south and east and is incised with short, narrow valleys which offer a sheltered and intimate contrast to the open land with woodland (Some is Ancient Woodland) in some places and features such as fords over streams. The area is open and exposed, wild in places and the climate exerts an influence on vegetation with the few trees being wind sculpted. The field pattern is small scale medieval in places with small patches of rectilinear medium grain enclosed coastal rough ground in others. Cornish hedges mainly use local slate, sometimes in distinctive herringbone patterns. The area is best known for the medieval castle on the island at Tintagel with its mythical connections to King Arthur which is a tourist magnet. There are several nucleated settlements of medieval origin, some of which expanded as small ports during the postmedieval slate mining period, some also used for fishing. Remains of slate mining are still in evidence at the coast.
The rural settlement pattern is based on dispersed medieval farm settlement clusters set within the distinctive landscape of Anciently Enclosed Land. There are a few nucleated settlements, some of which focus on small harbours or landing places (Port Quin, Port Isaac, Crackington Haven) with historic trades in fishing and later limestone, slate and coal. Others (Bossiney, Tintagel) lie on the plateau behind the coastal cliffs, with small historic havens at the foot of steep-sided stream valleys below them. Boscastle combines the two forms and has historic centres on the coastal slope and around its picturesque harbour. Port Isaac has charming 18th and 19th century cottages and narrow streets, alleys and 'opes' winding down the slopes. Here and at Port Gaverne, Boscastle and Port Quin, there are significant remains of the former fishing industry. The slate industry created some enlarged medieval farm settlements on the flatter more exposed land behind the coast (Treknow, Trewarmett) and this zone has also seen expansion of settlements from the rise of tourism from the mid 19th century and increase in housing in the later 20th century; this area behind the coast is also the location for caravan and camp sites. The use of slate, with some rendered buildings and red brick details, is characteristic throughout the area. Cob also occurs as a building material; a technique using wet clay with straw and lime. Cob buildings are rendered or slate-hung for weatherproofing.
The harbours and much of Boscastle and Port Isaac are listed; here, and at Port Gaverne and Port Quin, there are significant remains of the post-medieval fishing industry.
The land use is mainly pasture for beef, dairy and sheep, but there are areas of arable cropping. Enclosure is over 60% medieval. Fishing is still carried out from Port Isaac although tourism is more important to the local economy here and in other small settlements along the coast including Tintagel, Bossiney and Boscastle.
Management: Prepare village plans and design statements for the villages. Prepare management plans for the conservation and maintenance of the natural environment. Develop tourism strategy for coastal areas especially for Tintagel and Boscastle to mitigate the visual impact. Maintain importance of historical features and medieval field pattern using local materials and construction techniques in the reconstruction of hedges. Manage the broadleaved woodlands of the steep-sided valleys to maintain landscape character. Manage traffic in order to retain the landscape character of lanes including widths, banks and hedges.
Magic Maps http://magic.defra.gov.uk/magicmap.aspx?startTopic=magicall&chosenLayers=sacIndex&sqg ridref=SS225234&startscale=500000 Coast and valleys include priority habitats Orchard at Park Villa, Treligths Deciduous Woodland at Long Cross (N Trelights) Orchard at Trewetha (S Port Isaac) All within Heritage Coast Special Area of Conservation at Start Point (6KM NE of Port Isaac) Trelights, Port Quin within SSSi impact zones (Amble Marshes and Pentire). Port Isaac just outside on south.
HER Points and SAM
Listed Buildings Port Isaac
Listed Buildings and SAM Trelights/St Endellion
Flood Risk zone 2/3 and Main Rivers
Costal and Surface Water Flooding 30-100 years
Shoreline Management
Red = no action Blue = hold the line Green = managed realignment
Port Isaac and Port Gaverne have flood warning system at harbours
SWW Port Isaac
SWW Port Gaverne
SWW at Trelights
SWW at St Endellion
Bus 584: 4 a day Monday to Saturday 50mins to Wadebridge/30mins to Camelford http://www.travelinesw.com/swe/TTB/EFA01__00000f4e_TP.pdf
SHLAA Sites at Trelights 2012-2014