iCP Asset Management Ltd
Land South of Bedford Road, Moggerhanger
Landscape and Visual Appraisal
June 2017
iCP Asset Management Ltd
Land South of Bedford Road, Moggerhanger
Landscape and Visual Appraisal
Approved Stephen Kirkpatrick
Position Director Date 05-06-2017
CONTENTS
1.0 INTRODUCTION ...... 1 1.1 Study Background ...... 1 1.2 Report Structure ...... 1
2.0 LANDSCAPE CONTEXT ...... 2 2.1 Site Location ...... 2 2.2 Local Topography and Drainage ...... 2 2.3 Local Geology and Soils ...... 2 2.4 Moggerhanger Village ...... 2 2.5 Local Vegetation...... 3 2.6 Access and Movement ...... 4 2.7 Designations Reflecting Natural or Cultural Value ...... 4
3.0 LANDSCAPE PLANNING POLICY AND GUIDANCE ...... 6 3.1 National Planning Policy Framework ...... 6 3.2 Central Bedfordshire Planning Policies ...... 7 3.3 Central Bedfordshire Design Guide ...... 10
4.0 LANDSCAPE CHARACTER ...... 11 4.1 Introduction ...... 11 4.2 National Level Character Assessment ...... 11 4.3 District Landscape Character Assessment ...... 13
5.0 SITE APPRAISAL ...... 16 5.1 Introduction ...... 16 5.2 Site Context ...... 16 5.3 Site Topography and Drainage ...... 16 5.4 Site Features ...... 16 5.5 Site Access ...... 17 5.6 Site Character...... 17
6.0 VISIBILITY OF THE EXISTING SITE ...... 19
6.1 Introduction ...... 19 6.2 Extent of Site Visibility ...... 19 6.3 Visually Sensitive Receptors ...... 19 6.4 Existing Views...... 20
7.0 THE PROPOSED DEVELOPMENT ...... 24 7.1 Introduction ...... 24
8.0 VISUAL IMPACT ASSESSMENT ...... 29 8.1 Introduction ...... 29 8.2 Views from the east ...... 29 8.3 Views from the north ...... 30 8.4 Views from the west ...... 32 8.5 Views from the south ...... 34
9.0 LANDSCAPE IMPACT ASSESSMENT ...... 37 9.1 Introduction ...... 37 9.2 Effects on the Physical Landscape ...... 37 9.3 Effects on Landscape Character ...... 38 9.4 Effects on Moggerhanger Park ...... 42 9.5 Effects on the Visual Setting of Listed Buildings ...... 42
10.0 COMPLIANCE WITH PLANNING POLICIES AND GUIDANCE ...... 43 10.1 Central Bedfordshire planning policies ...... 43 10.2 Central Bedfordshire Design Guide ...... 48
11.0 SUMMARY AND CONCLUSIONS ...... 49 11.1 Design Approach ...... 49 11.2 Visual Effects ...... 49 11.3 Effects on the Physical Landscape ...... 51 11.4 Effects on Landscape Character ...... 51 11.5 Effects on Moggerhanger Park ...... 54 11.6 Effects on the Visual Setting of Listed Buildings ...... 54
Figures
Figure 1: Site Location Figure 2: Local Topography Figure 3: Local Landscape Aerial Photograph Figure 4: Heritage Resources Figure 5: Site Landscape Aerial Photograph Figure 6: Site Appraisal and Near Distance Photographic Viewpoints Figure 7: Middle Distance Photographic Viewpoints
Appendices
Appendix A: Extracts from Description of the Bedfordshire and Cambridgeshire Claylands NCA Appendix B: Map of the Mid Greensand Ridge LCA Appendix C: Site Appraisal and Site Context Photographs Appendix D: Methodology for Assessing Landscape and Visual Effects Appendix E: Development Parameter Plan Appendix F: Indicative Landscape Masterplan
1.0 INTRODUCTION
1.1 Study Background
1.1.1 iCP Asset Management Ltd is seeking outline planning permission to develop land for housing and open space at the rural village of Moggerhanger in northern Bedfordshire. This village is located approximately 5km east of Bedford and 2.6km west of Sandy. This land is located on the western edge of the village and is hereafter referred to as “the Site” (Figure 1: Landscape Location).
1.1.2 Scarp Landscape Architecture Ltd was commissioned by iCP Asset Management Ltd to (a) undertake a landscape and visual appraisal of the site and its surroundings, (b) guide the preparation of an indicative master plan for the proposed development, including identification of landscape and visual integration measures, and (c) prepare a landscape and visual impact assessment (LVIA) for the planning application.
1.1.3 This report presents the findings of the assessment of potential landscape and visual effects that will result from the development proposal.
1.2 Report Structure
1.2.1 The report is set out under the following headings:
(1) Introduction (2) Landscape Context (3) Landscape Planning Policy and Guidance (4) Landscape Character (5) Site Appraisal (6) Visibility of The Existing Site (7) The Proposed Development (8) Visual impact Assessment (9) Landscape Impact Assessment (10) Compliance with Planning Policies (11) Summary and Conclusions
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2.0 LANDSCAPE CONTEXT
2.1 Site Location
2.1.1 The site is located on the southern edge of the Bedford Road and the eastern edge of Park Road (Figure 1: Site Location). Existing housing lies to the north, south, east and west of the site.
2.2 Local Topography and Drainage
2.2.1 Moggerhanger lies on the far northern end of the Bedfordshire Greensand Ridge (Figure 2: Local Topography). The west-facing and north-facing slopes of this ridge descend from the edge of the village and form part of the East Marston Clay Vale. The River Great Ouse lies approximately 2km to the northwest.
2.3 Local Geology and Soils
2.3.1 The drift geology of the Greensand Ridge comprises boulder clay. The soils in and around Moggerhanger are typically clayey.
2.4 Moggerhanger Village
2.4.1 The name of Moggerhanger appears to derive from the Old English ‘hangar’ meaning wooded slope (Mills 2011). As identified in the Cultural Heritage Assessment, the core of the Late Medieval settlement formed a linear arrangement set along both sides of St. John’s road and it is likely that the site formed part of the immediate agricultural hinterland of the settlement during the Late Medieval period.
2.4.2 The village currently comprises a mixture of detached, semi-detached and terraced houses, including an area of bungalows south of the site along Park Road and Park Close. Bedford Road passes through the village centre. Blunham Road heads north and St. John’s Road heads south from Bedford Road at the cross-roads in the village centre. The church of St. John the Evangelist and Moggerhanger Lower School lie in the northern part of the village. A garage and public house front Bedford Road and are located approximately 65m and 160m east of the site respectively. The village continues to evolve, with additional housing currently being built on the northern side of Bedford Road, 130m east of the site.
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2.5 Local Vegetation
2.5.1 The agricultural landscape surrounding Moggerhanger predominantly comprises a large and medium scale pattern of arable fields with a limited representation of hedgerows and hedgerow trees (Figure 3: Local Landscape Aerial Photograph). A collection of small-scale fields and paddocks lies on the outer edges of the village. Park Road was historically lined by trees, as illustrated below by the extract from the 1883-1884 Ordnance Survey County Series.
1883-1884 - County Series 1:2500 © Cassini Publishing Ltd & database right Landmark Information Group (All rights reserved 2010).127725
2.5.2 There are tree belts alongside many roads and numerous blocks of woodland to the south, east and west of the village. Moggerhanger Park, a large area of historic parkland lies on the south- western edge of the village.
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2.6 Access and Movement
2.6.1 Public rights of way in the rural landscape surrounding Moggerhanger are illustrated on Figure 1: Site Location. These include:
• A public footpath that heads northwest and then northeast from a location on the northern edge of Bedford Road, approximately 85m northwest of the site, connecting Bedford Road with Blunham Road;
• A public bridleway that heads southeast and then southwest from a location on the southern edge of Bedford Road, approximately 900m west of the site; • The Bedford to Sandy Country Way off-road cycle route, which follows the old Bedford to Sandy railway line and forms part of National Cycle Route 51;
• The Ouse Valley Way long distance recreational footpath.
2.6.2 The section of Bedford Road between Park Road and the village centre includes pedestrian footpaths on both sides of Bedford Road, with the exception of the section of road adjacent to the eastern part of the northern site boundary. Provision of this ‘missing’ section of footpath will be of benefit to the local community.
2.6.3 The site is private land and there is no public right of way across the site.
2.7 Designations Reflecting Natural or Cultural Value
2.7.1 Heritage features and areas that contribute to the character and sense of time depth in the local landscape are identified on Figure 4: Heritage Resources.
Listed Buildings
2.7.2 There are three listed buildings on the southern edge of Bedford Road that abut the northern site boundary. They are located approximately 50-70m east of Park Road and comprise:-
• 57 and 59, Bedford Road (Grade II) • Willow Cottage (Grade II)
2.7.3 Other listed buildings in the vicinity of the site include:-
• Village Farmhouse (Grade II), 80m northeast of the site on the western side of St. John’s Road;
• 5, St Johns Road (Grade II), 120m northeast of the site on the eastern side of St. John’s Road;
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• Manor Farmhouse (Grade II), 85m east of the site on the eastern side of St. John’s Road; • Granary at Number 21, Manor Farm (Grade II), 110m east of the site on the eastern side of St. John’s Road;
• 58, Park Road (Grade II), 77m south of the site on the eastern side of Park Road; • Moggerhanger House (Grade I), 450m south of the site within Moggerhanger Park; • Other Grade II and II* listed buildings located deeper within Moggerhanger Park.
Registered Parks and Gardens
2.7.4 Moggerhanger Park is Grade II listed on the Historic England 'Register of Historic Parks and Gardens of special historic interest in England'. It is a late 18th century park that provides the setting for Moggerhanger House, which was designed by Sir John Soane. The Park and House are an important visitor attraction.
2.7.5 Humphry Repton drew up proposals for the Park, a number of which were implemented, presenting these in the form of a Red Book dated 1792. The estate grounds contain historic woodlands, walled gardens, an ice house, a level expanse of lawn and specimen trees north of the House and a tree belt along the northern boundary of the Park. A drive, now no longer in use, leads off the Bedford Road 1.1km west of the village and runs south across farmland to enter the north-west corner of the Park. The main approach to the House is currently from the south end of Park Road. The present condition of the park landscape is poor but the late 18th century layout is still basically intact.
2.7.6 As identified in the Cultural Heritage Assessment, the setting of Moggerhanger Park is largely restricted to the existing boundary of the designated area. To the northwest, development along Park Road now reinforces the limit of this setting, as there is no means to appreciate the parkland beyond this point.
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3.0 LANDSCAPE PLANNING POLICY AND GUIDANCE
3.1 National Planning Policy Framework
3.1.1 The overarching objective of national planning policy, as set out in the National Planning Policy Framework1 (NPPF), is to help achieve sustainable development.
3.1.2 Section 7 of the NPPF sets out guidance on good design. It includes NPPF Para. 58, which states amongst other things:-
“Local and neighbourhood plans should develop robust and comprehensive policies that set out the quality of development that will be expected for the area. Such policies should be based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions should aim to ensure that developments:
• will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
• establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;
• optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;
• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;
• create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and
• are visually attractive as a result of good architecture and appropriate landscaping.”
3.1.3 Section 11 of the NPPF sets out guidance on the conservation and enhancement of the natural environment. It includes NPPF Para. 109, which states:-
“The planning system should contribute to and enhance the natural and local environment by: • protecting and enhancing valued landscapes………”
1 National Planning Policy Framework, Department for Communities and Local Government (March 2012) Land South of Bedford Road, Moggerhanger June 2017 6 Landscape and Visual Appraisal 500156_Moggerhanger_LVA_SK_05-06-2017.doc Scarp Landscape Architecture
3.1.4 NPPF Para. 114 also states that ‘Local planning authorities should set out a strategic approach in their Local Plans, planning positively for the creation, protection, enhancement and management of networks of biodiversity and green infrastructure…..’
3.1.5 The NPPF sets out the three dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for: building a strong, competitive economy; ensuring the vitality of town centres; supporting a prosperous rural economy; promoting sustainable transport; supporting high quality communications infrastructure; delivering a wide choice of high quality homes; requiring good design; promoting healthy communities; protecting Green Belt land; meeting the challenge of climate change, flooding and coastal change; conserving and enhancing the natural environment; conserving and enhancing the historic environment; and facilitating the sustainable use of minerals.
3.2 Central Bedfordshire Planning Policies
3.2.1 The Local Development Plan for the north area of Central Bedfordshire, formerly the area covered by Mid Bedfordshire District Council, includes the Core Strategy and Development Management Policies Development Plan Document2 (currently the adopted local plan for this area), the Site Allocations Document and the Proposals Maps. The Core Strategy (CS) and Development Management (DM) policies most relevant to the proposed development are set out below.
3.2.2 Policy CS1: Development Strategy of the CSDM identifies Moggerhanger as a Small Village for the purposes of the Development Plan, where new development will be limited in overall scale, allocated through the Site Allocations Development Plan Document.
3.2.3 Policy CS14: High Quality Development states:-
“The council will require development to be of the highest quality by:
• Respecting local context, the varied character and the local distinctiveness of Mid Bedfordshire’s places, spaces and buildings in design and employs a range of urban design tools including urban design frameworks, design briefs and design codes to fulfil this undertaking;
2 Central Bedfordshire (North) Core Strategy and Development Management Policies (2009) Land South of Bedford Road, Moggerhanger June 2017 7 Landscape and Visual Appraisal 500156_Moggerhanger_LVA_SK_05-06-2017.doc Scarp Landscape Architecture
• Focusing on the quality of buildings individually and collectively to create an attractive, accessible, mixed use public realm;
• Ensuring it is accessible to all; and • Reducing the opportunities for crime and anti-social behaviour and enhancing community safety.”
3.2.4 Policy CS15: Heritage states, amongst other things:-
“Protect, conserve and enhance the district’s heritage including its Listed Buildings, Scheduled Ancient Monuments, Conservation Areas, Registered Parks and Gardens and archaeology and their setting.” “Conserve and where appropriate enhance the quality and integrity of the local built and natural environment, including historic structures or open green spaces considered to be of special local interest.”
3.2.5 Policy CS16: Landscape and Woodland states, amongst other things:-
“The Council will: “Conserve and enhance the varied countryside character and local distinctiveness in accordance with the findings of the Mid Bedfordshire Landscape Character Assessment;” “Resist development where it will have an adverse effect on important landscape features or highly sensitive landscapes;” “Require development to enhance landscapes of lesser quality in accordance with the Landscape Character Assessment;” “Continue to support the creation of the Forest of Marston Vale recognising the need to regenerate the environmentally damaged landscape through woodland creation to achieve the target of 30% woodland cover in the Forest area by 2030;” “Conserve woodlands including ancient and semi-natural woodland, hedgerows and veteran trees; and Promote an increase in tree cover outside of the Forest of Marston Vale, where it will not threaten other valuable habitats.”
3.2.6 Policy CS17: Green Infrastructure states, amongst other things:-
“The Council will:
• Seek a net gain in green infrastructure through the protection and enhancement of assets and provision of new greenspaces as set out in the Strategic, Mid Bedfordshire and Parish Green Infrastructure Plans.
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• Take forward priority areas for the provision of new green infrastructure in the Forest of Marston Vale (including the Bedford and Milton Keynes Waterway), the Ivel Valley, the Greensand Ridge, the Flit Valley and the Chilterns.
• Require new development to contribute towards the delivery of new green infrastructure and the management of a linked network of new and enhanced open spaces and corridors.
• Development that will fragment or prejudice the green infrastructure network will not be permitted.”
3.2.7 Policy DM4: Development Within and Beyond Settlement Envelopes states that outside Settlement Envelopes (as defined on the Proposals Maps), only particular types of new development will be permitted, in order to protect the countryside from inappropriate development, such as residential development. The site is located outside the boundary of the defined Settlement Envelope for Moggerhanger.
3.2.8 Policy DM13: Heritage in Development states, amongst other things:-
“The Council will ensure that: proposals for development relating to Listed Buildings and registered Parks and Gardens will pay particular attention to the conservation of locally distinctive features and uses;”
3.2.9 Policy DM14: Landscape and Woodland states:-
“The Council will ensure that:
• the highest level of protection will be given to the landscape of the Chilterns AONB, where any development which has an adverse impact on the landscape will be refused;
• planning applications are assessed against the impact the proposed development will have on the landscape, whether positive or negative. The Landscape Character Assessment will be used to determine the sensitivity of the landscape and the likely impact. Any proposals that have an unacceptable impact on the landscape quality of the area will be refused.
• proposals for development that lie within the Greensand Ridge or the Flit Valley will be required to conserve or enhance the landscape. Any proposals that have an adverse impact on the landscape in these areas will be rejected unless there is a particular need for, or benefit arising from the proposal that will override this requirement.
• proposals for development within the Northern Marston Vale, the Forest of Marston Vale, Ivel Valley, the urban fringe around the major service centres and along the main road corridors will be required to provide landscape enhancement on or adjacent to the development site or contribute towards landscape enhancement in these areas.
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• trees, woodland and hedgerows in the district will be protected by requiring developers to retain and protect such features in close proximity to building works. Tree Preservations Orders will be used to protect trees under threat from development. Any trees or hedgerows lost will be expected to be replaced.
• tree planting or contributions towards planting for the purposes of enhancing the landscape will be sought from new developments. Any planting for the purposes of mitigating the carbon impact of new development will be sought in line with government advice.”
3.2.10 Policy DM16: Green Infrastructure states:-
“The Council will promote and protect green infrastructure by ensuring that proposed residential and commercial development: will contribute to the provision, extension and maintenance of green infrastructure in accordance with the requirements outlined in the area profiles in Chapter 3 Spatial Strategy, and in accordance with the mechanisms in the Planning Obligations Strategy. which adversely affects identified green infrastructure assets and/or prevents the implementation of green infrastructure projects will not be permitted.”
3.2.11 Policy DM17: Accessible Greenspaces states:-
“The Council will require the following: For new housing developments, contributions for the provision, extension and maintenance of accessible greenspace, including greenspace for sport and children’s playspace for the enjoyment of residents in accordance with the Council’s open space standards. For smaller scale housing development, where there is no practical way of providing greenspace on the development site, offsite contributions will be required. Planning applications that contain proposals that will adversely affect existing accessible greenspace will not be permitted.”
3.3 Central Bedfordshire Design Guide
3.3.1 The Central Bedfordshire Design Guide (Adopted March 2014) sets out key principles and standards to help ensure that all new development is of the highest quality. It is a material consideration in the determination of planning applications and is supported by other guidance on specific areas such as Landscape Character. It includes, amongst other things, design guidance on Placemaking, Residential Development, Green Infrastructure, Movement and Streets, Historic Environment and Public Realm.
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4.0 LANDSCAPE CHARACTER
4.1 Introduction
4.1.1 The objective of the landscape baseline is to describe the existing landscape resources in the study area, considering both the character of the local area and the physical features that give the area it’s 'sense of place' and make it different from neighbouring areas.
4.1.2 The landscape surrounding the site has been appraised below at national and district level with reference to published landscape character assessments, where available.
4.2 National Level Character Assessment
4.2.1 The Site lies in the far northern part of the Bedfordshire and Cambridgeshire Claylands National Character Area (NCA 88) ("NCA"), as identified by Natural England’s Character Map of England. The key characteristics of this NCA, as identified by this document, include:
• “Gently undulating, lowland plateau divided by shallow river valleys that gradually widen as they approach The Fens NCA in the east.”
• “Underlying geology of Jurassic and Cretaceous clays overlain by more recent Quaternary glacial deposits of chalky boulder clay (till) and sand and gravel river terrace deposits within the river valleys. Limerich, loamy and clayey soils with impeded drainage predominate, with better-drained soils in the river valleys.”
• “Variable, scattered woodland cover comprising smaller plantations, secondary woodland, pollarded willows and poplar along river valleys, and clusters of ancient woodland, particularly on higher ground to the northwest representing remnant ancient deer parks and Royal Hunting Forests.”
• “Predominantly open, arable landscape of planned and regular fields bounded by open ditches and trimmed, often species-poor hedgerows which contrast with those fields that are irregular and piecemeal.”
• “Rich geological and archaeological history evident in fossils, medieval earthworks, deserted villages and Roman roads. A number of historic parklands, designed landscapes and country houses – including Stowe House and Park, Kimbolton Park, Croxton Park, Wimpole Hall and Wrest Park – combine with Bletchley Park, Second World War airfields, the Cardington Airship Hangars and brickfields to provide a strong sense of history and place.”
• “Diversity of building materials including brick, render, thatch and stone. Locally quarried limestone features in villages such as Lavendon, Harrold and Turvey on the upper stretches of the River Great Ouse.”
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• “Settlements cluster around major road and rail corridors, with smaller towns, villages and linear settlements widely dispersed throughout, giving a more rural feel. Small villages are usually nucleated around a church or village green, while fen-edge villages are often in a linear form along roads.”
• “Major transport routes cross the area, including the M1, M11, A1, A6, A5 and A14 roads, the East Coast and Midlands mainline railways, and the Grand Union Canal.”
• “Recreational assets include Grafham Water, the Grand Union Canal, Forest of Marston Vale Community Forest, Chilterns AONB, woodland and wetland sites, an extensive rights- of-way network and two National Cycle Routes. The cities of Cambridge and Peterborough and several of the historic market towns in the NCA are popular tourist destinations.”
4.2.2 The assessment provides Statements of Environmental Opportunity (SEO) and these “offer guidance on the critical issues, which could help to achieve sustainable growth and a more secure environmental future” (Page 2). SEO 3 is to “Plan and create high-quality green infrastructure to help accommodate growth and expansion, linking and enhancing existing semi-natural habitats” (Appendix A) and the following examples of how to achieve this are provided:-
• “Supporting the creation and expansion of native woodlands, orchard, parkland, grasslands, and hedgerows to improve habitat connectivity within the landscape and provide increased benefits for biodiversity and recreation.” (Page 18)
• “Ensuring that any new developments incorporate well-designed green infrastructure, to include improved access and recreation opportunities for local communities and visitors.” (Page 18)
4.2.3 SEO 4 is to “Protect, conserve and enhance the cultural heritage and tranquillity of the Bedfordshire and Cambridgeshire Claylands NCA” (Appendix A) and the following examples of how to achieve this are provided:-
• “Ensuring that new development is in keeping with the local character of the area by using local stone in buildings to enhance sense of place and history.” (Page 19)
• “Increasing tranquillity by conserving, managing and extending areas of semi-natural habitat, particularly woodlands and hedgerows, to benefit wildlife and people.” (Page 19)
• “Working with local planning authorities to ensure that development is well designed to enhance landscape character and sense of place and to minimise the impacts of noise and light pollution.” (Page 19)
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4.3 District Landscape Character Assessment
4.3.1 The site forms part of the Wooded Greensand Ridge Landscape Type and the Mid Greensand Ridge Landscape Character Area (LCA 6B), as identified by the Central Bedfordshire Landscape Character Assessment3.
4.3.2 The extent of the Mid Greensand Ridge LCA and the location of the site within this LCA is illustrated on the map in Appendix B. The key characteristics of this LCA, as identified in the district character assessment, include the following:-
“A large scale ridge with a gently undulating ridge top; forming part of the prominent band of Greensand that extends SW- NE across Central Bedfordshire.” “Dramatic northwest facing slope forming a distinct backdrop to the North Marston Vale and East Marston Vale Clay Vales (5d and 5e), as well as far-reaching, clear views across these adjacent open landscapes.” “Divided by the course of the River Flit which has carved a valley through the Greensand and created a small outlying section of the ridge to the south of the valley.” “Agricultural land is primarily in arable cultivation but with some variation of land use i.e. pockets of pasture and free-range pig farming that bring localised variation. There is a greater proportion of pasture on the northwest facing slope.” “Strong wooded context with extensive areas of deciduous woodland (a large proportion of which is ancient), mixed woodland and coniferous plantations e.g. Exeter Wood, Maulden Wood and Rowney Warren Wood. “ “The contrast of arable land and densely wooded areas creates contrasting perspectives from open and exposed to enclosed and sheltered.” “A large number of historic parks and gardens impart a designed character - including the Grade II* listed Southill Park and Old Warden Park and the Grade II listed Moggerhanger Park, Ickwell Bury and Ampthill Park.” “Parkland is a dominant land use, influencing not just the land within the park boundary but also the wider landscape for example through the creation or retention of tree clumps as part of significant vistas. “Variable fields and roadside boundaries - ranging from mature shelterbelts to gappy, short flailed boundaries to intact holly hedges (surrounding Southill Park).” “Settlements comprise medium to small villages and hamlets (predominantly linear). Some have a varied character (due to modern expansion) e.g. Maulden and Silsoe with others (including estate villages) being consistent in terms of material and style such as Haynes (red bricks, clay tiles and timber-framed houses).”
3 Central Bedfordshire Landscape Character Assessment (LUC, January 2015) Land South of Bedford Road, Moggerhanger June 2017 13 Landscape and Visual Appraisal 500156_Moggerhanger_LVA_SK_05-06-2017.doc Scarp Landscape Architecture
4.3.3 The landscape character description includes the following:-
“The land use comprises a consistent and recognisable pattern of woodland blocks interspersed with expansive tracts of arable cultivation - creating changes in viewing experience from enclosed to open. There are some pockets of agricultural/land use diversity, such as free range pig farming, and these bring localised variation to the landscape. Large estate houses and surrounding parkland bring a notable formal designed character to the landscape, which often extends beyond the park boundaries through the retention or creation of significant tree blocks and clumps to form vistas.” “Extensive views are afforded by the elevated aspect – clear, far views across adjacent lower lying open landscapes such as the vales.” “Settlement form is varied, with some nucleation (Steppingley, Millbrook, Ampthill) but other areas are more dispersed.”
4.3.4 Key positive landscape features / strategic sensitivities of the landscape include the following:-
“Prominent landform creating a distinctive skyline and horizon in the view from much of Bedfordshire. Any change on the ridge - land management or development/quarrying could threaten this important characteristic.” “Extensive areas of woodland cover, many ancient (and some now forming part of the Forest of Marston Vale) - providing an important recreational, ecological and visual resource. Existing woodland require active long-term management to sustain biodiversity and visual interest.” “A large number historic parks and gardens which impart a formal, designed character to the landscape – and have a significant influence on character beyond the park boundaries.” “Strong influence of the estates in the 19th century, in the form of plantations on former heathland, and reorganisation of field boundaries.” “Villages with a consistent traditional intact character which remain vulnerable to development, infill and settlement expansion and loss of individual identity – this is particularly the case for the more loose knit settlements and ‘Ends’.” “Although interrupted in places, there is a pervading rural, remote quality to the landscape.”
4.3.5 In terms of visual sensitivity, the assessment identifies that the striking north facing slope of the LCA provides far reaching views across the adjacent Clay Vales landscape and that the prominent slope, which is distinctive in views from the north, south and east, will be sensitive to large scale development, particularly the northwest facing slope.
4.3.6 The landscape strategy identified in the assessment includes the following:-
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“This is a high quality biodiversity-rich historic landscape. The overall strategy is to conserve and enhance the landscape of the Mid Greensand Ridge (6b). The area should continue to provide a strong wooded backdrop and undeveloped skyline in the view from much of Bedfordshire. Conservation should focus upon positive features and especially those identified as being sensitive, notably the ancient woodland, estate parkland and areas of pasture.”
“Landscape enhancement opportunities predominantly relate to improving overall condition of the ridge and reinforcing landscape elements so as to strengthen landscape pattern and overall character.”
4.3.7 Guidelines for new development include the following:-
“Respect the consistent, unified architectural character of villages e.g. red brick, clay tiles and timber frames.” “Monitor linear development, infill of villages in order to prevent further settlement coalescence and loss of individual village identity – this is particular the case for the dispersed, loose settlements and ‘Ends’.” “Conserve panoramic views from the ridge across the adjacent Clay Vales (5d, 5e).” “Conserve the ridge in providing a strong wooded horizon, skyline and backdrop to the surrounding vales - any ridge top change could have a major impact in views.” “Conserve views to and from the northwest facing slope and resist development at the foot of the slope that will threaten to dilute the dramatic contrast in character between the vales and the ridge.” “Conserve the character of rural roads, limiting urbanising influences e.g. kerbing and widening and erosion of verges.” “Retain views to important local landmarks, particularly at gateways to villages – e.g. the church spire at Ridgmont or the tower at Maulden in views from the south, keeping such views free from development which will detract or obscure.” “Promote Green Infrastructure and explore options for improving recreational opportunities and public access. Nevertheless, it is important to consider the associated development of facilities e.g. visitor centres, car parking and potential impact of increased traffic that might impact upon the rural, tranquil character defining much of the ridge.” “Conserve the medieval moated sites and safeguard their landscape setting.” “Utilise local vernacular materials where appropriate to reinforce local distinctiveness.”
4.3.8 Scarp has carried out its own project-specific landscape character assessment of the site and its surrounding areas and this has confirmed that many of the findings of the district level assessment apply at a local level.
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5.0 SITE APPRAISAL
5.1 Introduction
5.1.1 The appraisal of existing site conditions set out below makes reference to various site appraisal photographs (Appendix C), which have been taken to illustrate the character and features of the site. The locations of the photographic viewpoints are identified on Figure 6: Site Appraisal and Near Distance Photographic Viewpoints and Figure 7: Middle Distance Photographic Viewpoints.
5.2 Site Context
5.2.1 There are two clusters of housing adjacent to the northern site boundary and one adjacent to the western site boundary. Existing housing also abuts the eastern site boundary and part of the southern site boundary (Figure 5: Site Landscape Aerial Photograph). An off-site tree belt abuts the remaining section of southern site boundary (Photograph F). A line of three residential properties lie opposite the site on the northern side of Bedford Road. Additional lines of housing lie further to the east and south whilst there are two houses within Moggerhanger Park opposite the southern section of the western site boundary. This housing, the tree belt along the northern edge of Moggerhanger Park and the lines of mature trees along Park Road are prominent components of the landscape surrounding the site. Moggerhanger Park and areas of agricultural fields, both to the north of Bedford Road and west of Park Road, form part of the wider rural setting of the site (Photographs A and B).
5.3 Site Topography and Drainage
5.3.1 The site is flat to gently sloping with the highest lying land located in the eastern part of the largest field. Most of the site slopes gently down to the north and northwest. Peripheral levels vary from 46.45m AOD in the south-eastern site corner, 46.16m AOD in the north-eastern corner, 47.15m AOD in the south-western corner and 44.09m AOD in the north-western corner. A drainage ditch lies along the northern site boundary where it abuts Bedford Road.
5.4 Site Features
5.4.1 The site is approximately 4.68 hectares in area. The site comprises one large pasture field (Photographs A, B and C) and three smaller fields in the eastern part of the site (Photographs D and E). Field boundaries are typically defined by low barbed wire fencing and timber post- and-rail fencing. There are some sections of close board timber fencing and trimmed hedges
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along boundaries that abut rear gardens of adjacent residential properties (Photographs A, D and E). A section of overgrown hawthorn hedge (approximately 6m high) defines the boundary with Bedford Road (Photograph I). There is a line of sycamore and rowan trees along the northern section of the western site boundary (Category B2 and C2, 6 - 14m high) and a line of ivy-clad sycamore and ash trees along the southern section of the western site boundary (Category B2, 8.5 - 12.5m high). Whilst the site is largely devoid of trees, there are some visually prominent groups of trees in the vicinity of the site, as illustrated by Figure 5: Site Landscape Aerial Photograph. These include:-
• A group of large cypress trees in one of the residential properties along the northern site boundary (Photographs B and I);
• A group of smaller cypress trees in one of the residential properties opposite the site on the northern side of Bedford Road (Photograph B);
• A line of mature trees along the western edge of Park Road and a copse of mature trees on the western side of the Park Road/Bedford Road junction (Photograph O);
• A maturing native tree belt, comprised of oak, ash, lime and field maple, alongside the southern site boundary (Photograph B);
• A tree belt (approximately 10m deep) along the northern edge of Moggerhanger Park (Photograph A).
5.4.2 The site is visually well enclosed by housing adjacent to the northern, eastern and western site boundaries, by housing on the northern side of Bedford Road and by the above off-site trees. However, there are some glimpsed views from peripheral areas of the site across the relatively low-lying and open landscape of the East Marston Vale Clay Vale to the north (Photograph B) and west.
5.5 Site Access
5.5.1 Vehicular access is provided via a field gate off Bedford Road (Photograph I). The public currently has no access to the site although there are some desire-lines across the site, which probably result from informal use by dog-walkers. Provision of a pedestrian and/or cyclist route to connect Park Road with St. Johns Road will also be of benefit to the local community.
5.6 Site Character
5.6.1 The site has a strong physical and visual relationship with existing housing along parts of the northern, southern, eastern and western site boundaries. It has a strong ‘village-edge’ residential character on account of this relationship, a character that is distinctly different from both Moggerhanger Park and the more open, agricultural character of the landscape further to
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the west and north. This character is reinforced by the presence of off-site housing along the northern edge of Bedford Road (Photograph B), modern housing in the north-eastern part of Moggerhanger Park (Photographs L, N and Q) and the availability of filtered views of housing on Park Road, 110m south of the site (Photograph R). The site is dominated by ‘horsiculture’ with semi-improved grassland in fields. It has a slightly unkempt appearance in places on account of un-managed hedgerows and fencing that are in poor condition (Photographs E and R).
5.6.2 The existing trees along the western site boundary (Photographs H and L) provide a small contribution to the well-treed character of Park Road and the eastern edge of Moggerhanger Park.
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6.0 VISIBILITY OF THE EXISTING SITE
6.1 Introduction
6.1.1 This section provides descriptions of (a) the extent of visibility of the site, (b) the type and sensitivity of visual receptors, and (c) the components and character of representative views available to them. Reference is made to a set of site context and site appraisal photographs (Appendix C) that have been taken to illustrate the character and features of the site and typical views of the site from representative viewpoints in the surrounding landscape. The locations of the photographic viewpoints are illustrated on Figure 6: Site Appraisal and Near Distance Photographic Viewpoints and Figure 7: Middle Distance Photographic Viewpoints.
6.1.3 For the purposes of this assessment, views are classified into either near distance or middle distance categories, based on their distance from the site. These are defined as follows: near distance (up to 0.25km) and middle distance (over 0.25km).
6.2 Extent of Site Visibility
6.2.1 The site is visually well contained in the local landscape. Visibility to the east and south is truncated by housing and trees in residential properties along St. John’s Road and Park Road, with an additional layer of visual enclosure provided by the southern site boundary tree belt. Visibility to the southeast is truncated by housing and trees in residential properties on both sides of Park Road. Visibility from the rural landscape to the west of Park Road is primarily truncated by the tree belt along the northern edge of Moggerhanger Park, by mature trees alongside Park Road and by housing and trees in the three residential properties on the eastern side of Park Road. The extent of site visibility is further truncated by a tree belt that extends northwest from the northern edge of Moggerhanger Park (Figure 3: Local Landscape Aerial Photograph). Visibility to the north is truncated by housing and trees in the residential properties on the northern and southern sides of Bedford Road. However, some glimpsed views towards the site may be obtained, through gaps between these housing and trees, from the relatively low-lying agricultural landscape to the north (Photograph S).
6.3 Visually Sensitive Receptors
6.3.1 The sensitivity of visual receptors (i.e. the people who will be affected by changes in views or visual amenity at different places surrounding the site) varies according to the degree of interest and attention they will be paying to the views around them and the length of time or frequency
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with which they will have to view it (see Appendix D: Methodology for Assessing Landscape and Visual Effects). Local visual receptors and their level of sensitivity are as follows:-
• High sensitivity: occupants of residential properties. People at tourist destinations such as Moggerhanger Park. Users of public rights of way for recreational purposes. • Moderate sensitivity: Users of local roads, country lanes and adjacent footpaths/cycleways. • Low sensitivity: Vehicular users of main roads. • Very Low sensitivity: People at their place of work or other locations where views of the wider landscape have little or no importance (e.g. occupants of commercial developments such as a garage).
6.4 Existing Views
Views from the east
6.4.1 Occupants of various residential properties along the eastern site boundary (Photographs D and E) have open views of the site fields. The views are likely to be dominated by either rear garden vegetation (particularly ground floor views) or the horse paddocks in the eastern part of the site (particularly upper floor views). Grassland within the largest site field may be seen against a backdrop of skyline trees and houses (Photograph A). The views have a rural settlement edge character and have a high level of visual amenity.
6.4.2 In terms of public views, the site may be seen by pedestrians and road users passing westwards through Moggerhanger along Bedford Road. Views from this road, both within and adjacent to the village, include roadside housing. There are also views of some commercial properties, i.e. the public house and garage (Photograph G). Photograph I illustrates a glimpsed, transient view of the site from a location on Bedford Road, approximately 30m to the east. Housing on the northern and southern sides of Bedford Road may be seen in the foreground and housing at Park Road may be seen in the background. The cypress trees associated with 57/59 Bedford Road enclose views of other housing along the northern site boundary. The unmanaged hedgerow along the northern site boundary may be seen against the visual backdrop of these off-site cypress trees. The housing and roadside lighting columns contribute to a view that is dominated by residential development and the well-trafficked Bedford Road.
Views from the west
6.4.3 Views towards the village from the western approach road, obtained by road users and pedestrians, are initially enclosed by the tree belt on the western edge of the Park Road / Bedford Road junction. Direct views of houses along the northern site boundary and oblique
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views of housing along the western site boundary open up as one approaches this junction (Photograph H). A glimpsed view of pasture field in the north-western part of the site may be seen to the rear of the village entrance sign and in the context of housing both to the south and east.
6.4.4 Views of the site may also be obtained by pedestrians and road users using sections of Park Road, which serves as the northern approach road to Moggerhanger Park. From the northern sections of the road, the pasture field in the north-western part of the site may be seen against a backdrop of residential development and in the context of mature trees, trimmed hedges and garden walls/fences along both sides of the road (Photographs J, K and L). Views from the central and southern sections of Park Road are enclosed by the predominantly tall, ivy-clad sycamore and ash trees along the southern section of the western site boundary (Photographs L and M).
6.4.5 Views from the three residential properties along the western site boundary are limited either due to the scarcity of rear upper floor windows or the enclosure provided by rear garden boundary hedging and fencing (Photograph A). Views, where available, have a high level of visual amenity.
6.4.6 In terms of views from the relatively low-lying rural landscape to the west of Moggerhanger, views towards the site are enclosed by intervening landform and, to varying degrees, by the line of mature trees along the western side of Park Road (Photograph O). A gappy line of trees located opposite the northern section of the western site boundary may be seen in the left hand side of the photograph and a highly glimpsed view of one house adjacent to the northern site boundary may be seen through a gap in the tree line. The three existing houses adjacent to the western site boundary may be seen in the centre of the photograph. The southern section of the western site boundary is substantially enclosed by the tree belt along the northern edge of Moggerhanger Park in the right hand side of the photograph.
Views from the south
6.4.7 Residential views from bungalows along the southern site boundary are typically enclosed by rear garden close board timber fencing (Photograph E). Residents of double storey housing along St. John’s Road to the southeast have oblique winter views of the site, typically filtered by intervening garden trees and obtained in a strongly residential context. Residential views from bungalows on Park Road, south of the southern boundary tree belt, are dominated by this tree belt and by the field on its southern side although some heavily filtered views of housing alongside Bedford Road may be obtained through the tree belt during the winter months. Residential views, where available, have a high level of visual amenity.
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6.4.8 Views from the southern section of Park Road, near the entrance to Moggerhanger Park, are enclosed by housing on the eastern side of the road (Figure 4: Heritage Resources). Views from a 55m long, relatively open section of Park Road north of this housing are enclosed by the southern boundary tree belt although some heavily filtered views of housing alongside Bedford Road may again be obtained in the vicinity of a gap in the existing tree belt (Photograph P).
6.4.9 Views towards the site from the driveway within Moggerhanger Park are substantially enclosed by the cumulative screening provided by existing housing on the eastern and northern sides of Park Road (Figure 5: Site Landscape Aerial Photograph), by modern housing along the eastern edge of the Park and by mature trees, both within the Park and alongside Park Road (Photograph Q). There are likely to be some oblique, heavily filtered views from some of the residential properties along the eastern edge of the Park, southwest of the site (Photographs L and N).
Views from the north
6.4.10 Residential views from the rear of the two clusters of housing along the northern site boundary vary depending on the degree of enclosure provided by rear garden vegetation and boundary fencing. Views of the site from the two houses in the westernmost housing cluster that are listed (57/59 Bedford Road and Willow Cottage) are generally well-filtered in the winter months and are largely enclosed in the summer months by rear garden vegetation (Photographs A and B). Views from the house closest to the Park Road/Bedford Road junction are obtained through a rear garden wire mesh fence and comprise open views of a small part of the largest site field, seen against a backdrop of housing alongside the western site boundary (Figure 5: Site Landscape Aerial Photograph). Houses in the easternmost housing cluster are both single and double storey and their gardens are typically deep and well-treed (Figure 5: Site Landscape Aerial Photograph). Residential views are typically filtered in the winter months and largely enclosed in the summer months by rear garden vegetation (Photographs A and B). Residential views, where available, have a high level of visual amenity. Views from the garage are enclosed by stored cars and an outbuilding along the rear property boundary.
6.4.11 A mixture of open and glimpsed views may be obtained by pedestrians and vehicle users on Bedford Road and by occupants of the three residential properties on the northern edge of the road. Some views are filtered (winter months) or substantially enclosed (summer months) by the section of unmanaged hedgerow along the northern site boundary. Views to the side of this hedgerow comprise the largest site field seen against a backdrop of the off-site tree belt along the southern site boundary and in the context of housing along the southern, eastern and
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western site boundaries. Filtered views of housing to the south of tree belt may also be seen in winter views (Photograph R).
6.4.12 The site may also be seen in views from public rights of way across the relatively low-lying rural landscape to the north of Bedford Road. Views from this public right of way network vary according to the degree of enclosure provided by intervening field boundary hedgerows (Figure 3: Local Landscape Aerial Photograph). Photograph S illustrates a representative view looking south from a public footpath 570m north of Bedford Road. Housing on the northern and north- western edges of Moggerhanger may be clearly seen at the crest of the ridge. Robust tree groups may be seen on the left hand side (in residential gardens) and the right hand side (tree belt on the western side of the Park Road/Bedford Road junction) of the photograph. The groups of cypress trees in residential gardens adjacent to and opposite to the northern site boundary are clearly visible in the centre of the photograph. Tall trees to the south of the site may be seen against the skyline to the side of these cypress trees. Views of the far north- western corner of the site are enclosed by field boundary trees to the north of Bedford Road.
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7.0 THE PROPOSED DEVELOPMENT
7.1 Introduction
7.1.1 The proposed development is for up to 90 new homes with 1.04 hectares of new publicly accessible open space, including facilities for children’s play and a significant amount of new tree and shrub planting. A village shop and/or clinic with associated car parking will be provided in the northern part of the site.
7.1.2 The location and extent of the proposed buildings and open space are identified on the Development Parameter Plan in Appendix E. An indicative landscape master plan (Appendix F) has also been prepared to illustrate how the proposed housing and amenity open space could potentially be developed on the site. This indicative landscape master plan has been led by landscape considerations with careful attention given to the capacity of the site to accommodate housing and new areas of amenity open space.
Roads, Footpaths and Cyclepaths
7.1.3 A network or primary and secondary roads will serve the new housing area. The main vehicle access/egress point to/from the site will be on the Bedford Road frontage, with a secondary vehicle access/egress point on Park Road. The indicative master plan has integrated car and cycle parking for residents, visitors and shoppers (including disabled parking) for the proposed new homes and local store.
7.1.4 The indicative masterplan has been sensitively designed in response to landscape, visual and heritage issues. Traffic control measures have been incorporated into the masterplan to help control vehicle speeds and to support a safe and pleasant village environment. A network of footpaths will provide for (1) pedestrian movement within the housing area and (2) enhanced connectivity with both the existing village and the surrounding rural landscape, linking Park Road, St. John’s Road and Bedford Road.
Proposed Housing
7.1.5 The proposed development will provide a new residential area of up to 90 dwellings. It is envisaged that this area will comprise a diverse range of housing types and sizes. The proposed dwellings will vary between one and two and a half storeys in height, with lower height housing (predominantly one storey with potential for 1.5 storeys in key areas) located in the eastern part of the site where the land rises up from east to the west and abuts existing off-
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site bungalow development. The proposed dwellings will be designed in local vernacular, including use of local stone.
Proposed Village Shop/Clinic
7.1.6 A new village shop and/or clinic will be located close to Bedford Road to meet the everyday requirements of local people.
Proposed Amenity Open Spaces
7.1.7 The proposed housing and village shop and/or clinic has been set back from the northern site boundary to create new areas of open space alongside Bedford Road. These open spaces will provide the visual setting for the new houses and will incorporate a significant amount of new tree/shrub planting, including large-scale trees which will (1) enhance the well-treed character of views towards the Moggerhanger ridge from the vale to the north and (2) filter and/or partially enclose views of the proposed buildings.
7.1.8 The open spaces in the north-eastern and north-western corners of the site will incorporate water attenuation basins for sustainable drainage. These basins will be seeded for bio-diversity enhancement and will be designed as attractive landscape features. The north-western open space will be developed as a ‘Gateway Green’, emphasising the role of the open space as a gateway to the village. New tree planting along the eastern edge of Park Road will contribute to the historic well-treed character of the road and clumps of trees elsewhere in the open space will collectively serve as an entrance feature. The north-eastern open space will be developed as a 'Meadow Green’, with a strong semi-natural character provided by native trees, multi- stemmed native shrubs and wild flower grassland.
7.1.9 A new village green will be provided in the centre of the residential area, just south of the village shop and/or clinic. It will incorporate a play area for younger children and older children (0.04 hectares), seating for parents, a sculpture on the northern edge of the green as a focal point and informal peripheral parking for open space users. All homes will lie within a 200m straight line distance of the play area. A 20m minimum buffer will be provided between the play activity zones and the nearest habitable room façade.
7.1.10 The existing off-site tree belt along the southern site boundary will be supplemented by additional scattered native tree/shrub planting and a linear belt of amenity grassland, with wild flower species.
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7.1.11 The proposed open spaces and vegetation will help create a new residential neighbourhood with a strong sense of place. The proposed open spaces will be over-looked from adjacent housing and will be accessible by existing and future residents of all ages. The proposed network of new visually attractive, multi-functional GI will deliver multiple benefits by providing:
1. a ‘green’ framework and landscape setting for the proposed built form; 2. a contribution to neighbourhood character, residential identity and a ‘sense of place’ for the development as a whole;
3. biodiversity provision and access to nature; 4. water resource management and flood attenuation; and 5. mitigation against climate change.
Soft Landscape Design Principles
7.1.12 A rich array of tree, shrub, groundcover, grass and wild flower planting will be provided. Planting softens the built form, humanises scale, mitigates the microclimate, provides variety through the seasons, contributes to a sense of place and increases biodiversity opportunities. Tree planting, in particular, can reinforce the landscape structure of the built development areas by framing key spaces.
7.1.13 As set out in the Design and Access Statement, rear garden boundaries will be defined by timber fencing, walls and hedges in accordance with local character. No rear garden boundary structures will abut onto public or semi-public spaces. Front garden boundaries will be defined by hedges, low shrubs or grassed areas.
7.1.14 The choice of soft landscape materials will be determined by the climate, aspect and soil type of the site, and needs to be appropriate to the local context and proposed land use. Native species, specifically those found locally, will be best suited to the environmental conditions of the site; these will be enhanced by ornamental species, where appropriate, to add visual and seasonal interest.
7.1.15 The following principles will be applied to the soft landscape design:
• The selection of plants will consider the local context and reflect species found locally, • particularly those within the on-site ancient woodland. • The selection of plants will consider the form and eventual scale of the species in relation to • the spacing and elevations of buildings and the future maintenance requirements of the • proposed buildings will also be taken into account.
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• The selection of tree and shrub planting will enhance the design of the buildings to • articulate spaces by framing views and by defining pedestrian routes and connections and • vehicle movements. • The selection of species will be appropriate in terms of setting and should not pose a threat • or nuisance (for example through the specification of clear-stem trees adjacent to pedestrian • routes) nor include invasive species. • The selection of plant species will be appropriate to soil type, microclimate and future • maintenance and management requirements. • Plant species selected will increase the biodiversity potential of the site through the use of • locally indigenous species.
7.1.16 All new services will be located underground and will be restricted to specific margins, either under the footway, or in shared surfaces in a defined linear strip. The technical principles provided by NJUG (National Joint Utilities Group) and NHBC (National House Building Council) requirements will be adopted when planting trees in the vicinity of services and buildings. Consideration will also be given to visibility splays for vehicles.
7.1.17 The proposed tree and shrub planting is likely to be established in the first planting season after commencement of the construction works.
Hard Landscape Design Principles
7.1.18 High quality paving materials will be used to help define spaces and functions. A mixture of on-street parking, parking on private drives, private garages and communal parking courtyards to the rear of the buildings will be utilised in the proposed development.
7.1.19 A limited variety of surface materials will be selected to help define functions and spaces, including definition of private/public spaces, areas of shared vehicular/pedestrian use and areas restricted to pedestrian use only. The materials will be selected from a structured palette and coordinated to create visual unity and integrity. Surface texture will be used to define different functions.
7.1.20 Consideration will be given to the appropriateness of the materials with regard to both place making and long-term performance. The hard landscape strategy will include the following:
• The palette of materials selected will provide cohesion to the hard landscape and communal areas within the development.
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• The design and placement of all the elements will respond to the architecture of the development through sympathetic, appropriate and consistent selection of materials, textures and scales.
• The combined suite of hard landscape materials will assist in creating a positive, inclusive and high quality residential environment.
• The designed components of the dwelling frontages will provide a pedestrian friendly street scene and contribute to the creation of a secure environment by minimising the potential for concealment.
7.1.21 The provision of an appropriate and sympathetic level of lighting will assist in achieving a secure development while not disrupting wildlife or creating light pollution.
7.1.22 All hard landscape elements will provide a sufficient level of comfort and amenity while minimising clutter and visual confusion.
7.1.23 The design proposals provide for clear definition between public and private spaces, both in terms of function, character, ownership and management.
Landscape Management
7.1.24 The proposed amenity open spaces will be offered to Moggerhanger Parish Council for adoption. Alternatively, the landscape management plan will be implemented by a private management company.
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8.0 VISUAL IMPACT ASSESSMENT
8.1 Introduction
8.1.1 This section provides an assessment of the effects of the proposed development on existing views and visual amenity, as identified as part of the baseline study. The assessment of effects has been based on the Development Parameter Plan in Appendix E and has been informed by the Indicative Landscape Master Plan at Appendix F, which sets out how the proposed housing and amenity open space could potentially be accommodated on the site. Reference is made in this assessment of visual effects to the site appraisal and site context photographs in Appendix C. The assessment has been carried out on the basis of ‘winter’ views (i.e. when vegetation is largely without leaves) as the ‘worst case scenario’, although ‘summer’ views are described in some cases. The methodology adopted for assessing potential visual effects is set out in Appendix D.
8.1.2 In cases where there are two or more types of visual receptor, changes to existing views are assessed on the basis of the receptor with the highest sensitivity to visual change.
8.2 Views from the east
8.2.1 Existing open views of the site fields, obtained by occupants of residential properties along the eastern site boundary (Photographs D and E), will be replaced by views of a new residential landscape, comprising houses set amongst gardens and trees. Houses and trees will be located much closer to existing houses than in existing views. The proposed back-to-back arrangement of rear gardens will provide a visual buffer between houses. There will be a medium level of visual change as the proposed housing (predominantly one storey with potential for 1.5 storeys in key areas) will be readily noticeable and, although seen in the context of existing housing, will replace existing views of undeveloped paddocks and will result in a more enclosed view at both Year 1 and Year 10. This medium level of change will be of moderate significance for these high sensitivity residents. The changes will be adverse in nature as additional housing will be introduced to the view. Views of new, artificial lighting at a closer distance will replace views of existing light sources associated with housing along Park Road and the glow associated with street lighting along Bedford Road. There will be a medium level change to night-time views at both Year 1 and Year 10. This change will be of moderate significance for these high sensitivity residents. The amenity of existing residential views will be conserved by the proposed set back of the new housing.
8.2.2 Publicly available views from the east are restricted to a glimpsed view from a section of Bedford Road on the approach to the site (Photograph I). The effects on views obtained by Land South of Bedford Road, Moggerhanger June 2017 29 Landscape and Visual Appraisal 500156_Moggerhanger_LVA_SK_05-06-2017.doc Scarp Landscape Architecture
pedestrians and vehicle users on this road are assessed below as part of the assessment of effects on views from the north where relatively open views of the site will be available from this road.
8.3 Views from the north
8.3.1 There will be a medium level change to the existing mixture of open and glimpsed views obtained by pedestrians and vehicle users on sections of Bedford Road to the north and northeast (Photographs I and R). The removal of the existing unmanaged roadside hedgerow and the introduction of a new junction and village store will be readily noticeable at Year 1 and Year 10 as the changes will be readily noticeable but not the key feature in the transient views along Bedford Road. Existing open views of the site field and southern site boundary tree belt, obtained in the context of housing along the southern, eastern and western site boundaries, will be enclosed by the proposed housing, village store and tree/shrub planting at the new site entrance. The proposed tree planting will help integrate the new housing and village store into the well-treed character of existing views. The proposed tree planting will result in views of a road corridor with a more vegetated character. Some of the most prominent components of the existing view, Bedford Road and existing housing on both sides of the road, will remain unaltered (Photograph I). Residential and commercial properties are characteristic features of existing views from Bedford Road. The new housing will be seen in the context of existing housing opposite the site on the northern and southern sides of Bedford Road. The village store will be well set back from the road and will be seen in the context of the existing roadside garage and associated signage. Medium level changes at both Year 1 and Year 10 will be of moderate significance for medium sensitivity pedestrians. The changes will be adverse in nature as the new village housing and village store will enclose views of existing open fields, albeit fields that are viewed in a strongly residential context. The well-treed village character of existing views will be conserved. New lighting at the proposed junction will be seen in the context of existing tall, street lighting. The visual change will be obliquely viewed, transient and obtained over a short period. There will be negligible changes to night-time views.
8.3.2 Similar visual changes will be experienced by occupants of residential properties located opposite the site on the northern side of Bedford Road, although the changes will not be transient. The proposed housing will be well set back into the site to the rear of a well- vegetated open space at the site entrance and seen in the context of existing housing. These medium level changes will be of moderate significance for these high sensitivity visual receptors. There will be negligible changes to existing night time views in the context of existing street lighting along Bedford Road.
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8.3.3 Residential views from the rear of the two clusters of housing along the northern site boundary vary depending on the degree of enclosure provided by rear garden vegetation and boundary fencing. There will be low level changes to views obtained from the rear of the two houses in the westernmost housing cluster that are listed (57/59 Bedford Road and Willow Cottage) as the proposed housing will be heavily filtered in the winter months and largely enclosed in the summer months by rear garden vegetation (Photographs A and B). There will also be low level changes to views obtained from the house closest to the Park Road/Bedford Road junction at Year 1 as new housing will be seen in the background alongside housing adjacent to the western site boundary (Figure 5: Site Landscape Aerial Photograph). At Year 10, the views will be more enclosed by the proposed buffer planting along the northern site boundary. The amenity of existing residential views will be conserved by the proposed set back of the new housing. There will be a low-level change to night-time views at both Year 1 and Year 10. The changes to day and night-time views will be of moderate significance for these high sensitivity residents.
8.3.4 There will only be low level changes overall to views obtained from houses in the easternmost housing cluster at Year 1 and Year 10 as the proposed housing will be typically filtered in the winter months and largely enclosed in the summer months by rear garden vegetation (Photographs A and B). The amenity of existing residential views will be conserved. These changes will be adverse in nature as the new housing will replace typically filtered views of undeveloped paddocks. Views of new, artificial lighting at a closer distance will replace views of existing light sources associated with existing housing adjacent to the site and the glow associated with street lighting along St. John’s Road. There will be a low-level change to night- time views at both Year 1 and Year 10. The changes to day and night-time views will be of moderate significance for these high sensitivity residents.
8.3.5 There will be low or very low changes to existing views from the public rights of way across the relatively low-lying rural landscape to the north of Bedford Road. In views from the public footpath 570m north of Bedford Road (Photograph S), the proposed housing, village store and tree planting will be seen in association with existing housing on the northern and north- western edges of Moggerhanger, and groups of native trees and the cypress trees in residential gardens adjacent to and opposite to the northern site boundary. The proposed development will be well-integrated into the character of existing views. At Year 1, the proposed village store and housing may enclose some existing glimpsed views of tall trees to the south of the site but by Year 10 these glimpsed views will be replaced by views of new partially mature trees alongside the proposed junction and within the adjacent proposed open space. The magnitude of visual change will be low at Year 1 and will be very low at Year 10 as the changes will be just a minor element in the overall view and will be barely perceptible in the context of a partially treed settlement edge. The changes to day-time views will be of moderate
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significance for these high sensitivity recreational footpath users. The change will be adverse in nature at Year 1 and neutral by Year 10. There will be negligible changes to night-time views at both Year 1 and Year 10 in the context of existing street lighting on the northern edge of the site.
8.4 Views from the west
Pedestrians and motorists using Bedford Road
8.4.1 There will be low level changes to existing glimpsed, transient views of the site obtained by pedestrians and motorists approaching from the west at both Year 1 and Year 10. There will be views of new housing located on the northern side of 80 Park Road but these views will be filtered by proposed/retained trees on the eastern edge of the Park Road / Bedford Road junction. There will also be views of new housing to the rear of the visual mass of trees at the rear of 61 Bedford Road (Photograph H) but these will be filtered (winter months) or substantially enclosed (summer months) by the proposed tree planting at the junction. This tree planting will result in a view with a more treed character at Year 1 and a view with a more enclosed, well-vegetated character by Year 10. The proposed houses will be well integrated into the residential character of existing views. They will be perceived as being an integral part of the settlement in this view as they will be seen in the context of (1) existing housing on both Bedford Road and Park Road and (2) the village entrance sign (Photograph H). The development proposals will partly restore the group of trees that were historically located at this junction. There will be negligible changes to night-time views in the context of existing light sources. The low-level changes will be of slight significance for medium sensitivity pedestrians at both Year 1 and Year 10. The changes will be of a neutral nature as, although there will be some glimpsed views of additional housing, the historic visual enclosure provided by trees at the junction will be restored and the proposed development will be seen in the context of existing housing.
Pedestrians and motorists using Park Road
8.4.2 There will be medium level changes to existing transient views of the site obtained by pedestrians and motorists using the northern section of Park Road and low level changes for those using the southern section. Housing set in good sized plots will be provided along the eastern edge of Park Road, replacing existing views of the predominantly tall, ivy clad sycamore trees along the southern section of the western site boundary (Photographs L and M). Filtered views of proposed housing will be seen to the rear of these retained trees. This housing will be seen in the context of existing medium and large sized houses (Photograph J) and mature trees, trimmed hedges and garden walls/fences along both sides of this well-treed
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residential road (Photographs J, K and L). The medium level changes will be of moderate significance at both Year 1 and Year 10 for medium sensitivity pedestrians. The changes will be of an adverse nature as new built form will be introduced into the view. The well-treed residential character of existing views will be conserved. There will be negligible changes to night-time views in the context of existing light sources.
Occupants of residential properties
8.4.3 In terms of views from the three residential properties along the western site boundary, existing open views of the site fields will be replaced by views of a new residential landscape, comprising houses set amongst gardens and trees. Houses and trees will be located much closer to existing houses than in existing views. In some cases, views of the proposed housing will be limited either due to the scarcity of rear upper floor windows or the enclosure provided by rear garden boundary hedging and fencing (Photograph A). There will be an overall medium level of visual change as the proposed development will be readily noticeable, seen in the context of existing housing and will result in a more enclosed view at both Year 1 and Year 10. This medium level of change will be of moderate significance for these high sensitivity residents. The changes will be adverse in nature as the additional housing will be introduced to the view. Views of new artificial lighting will replace views of existing light sources associated with housing along St. John’s Road and will be seen in the context of the glow associated with street lighting along Bedford Road. There will be a medium level change to night-time views at both Year 1 and Year 10. This change will be of moderate significance for these high sensitivity residents. The amenity of existing residential views will be conserved.
Motorists in the wider rural landscape
8.4.4 The proposed housing will result in low level changes to existing views of the site, where available, from sections of Bedford Road that cross the relatively low-lying rural landscape to the west of Moggerhanger. There will be no views available from the public bridleway located 900m west of the site. The proposed housing will be seen in the context of the three existing houses adjacent to the western site boundary. Some highly glimpsed, filtered views of new housing in the northern part of the site will be obtained through gaps in the existing line of mature trees along the western side of Park Road, above the single-storey housing at 82-84 Park Road and to the rear of the mature trees in the garden of this property (Photograph O). Additional on-site tree planting will be visible by Year 10. The above changes will not be readily noticeable, affecting a small proportion of the view that will be obliquely viewed and will be a transient view obtained over short periods and capable of being missed by the casual observer. These low-level changes will be of negligible significance for low sensitivity vehicle users at both Year 1 and Year 10. Artificial lighting associated with the new houses will be
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seen in the context of lights associated with existing housing. There will be no direct views of street lighting associated with the proposed internal roads. Views of new lighting at the proposed junction at the northern end of Park Road will be filtered on account of the enclosure provided by the trees along Park Road. Overall, there will be negligible changes to existing night-time views.
8.5 Views from the south
Pedestrians and motorists using Park Road
8.5.1 There will be low level changes to existing transient views obtained by pedestrians and motorists using the 55m long, relatively open section of Park Road southwest of the site. New housing will be visible in filtered views through the southern boundary tree belt at Year 1 and will partially replace existing filtered views of housing alongside Bedford Road (Photograph P). By Year 10, the existing tree belt will have grown approximately 8m further in height and existing gaps in the existing tree belt will be infilled by adjacent additional on-site tree/shrub planting to further enclose winter views of the proposed development. The existing ivy-clad trees alongside Park Road adjacent to the southern section of the western site boundary will be retained and managed within the proposed open space framework. There will be filtered views of the proposed housing through these retained trees. The magnitude of visual change will be low at Year 1 and Year 10. There will be low level changes to existing night-time views as new sources of artificial lighting will be visible in filtered views. These low-level changes will be of slight adverse significance for medium sensitivity pedestrians at both Year 1 and Year 10.
Moggerhanger Park
8.5.2 There will be negligible changes to existing high sensitivity day and night-time views from areas of Moggerhanger Park to the west and southwest of the houses along the western edge of Park Road. Views of the proposed development will be substantially enclosed in both day and night time views by the cumulative screening provided by (1) existing housing on the eastern and northern sides of Park Road (Figure 5: Site Landscape Aerial Photograph), (2) modern housing along the eastern edge of the Park and (3) mature trees, both within the Park and alongside Park Road (Photograph Q).
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Occupants of residential properties on the northern edge of Park Close
8.5.3 In terms of views from residential properties along the southern site boundary, east of the tree belt, existing views of the site fields will be replaced by views of a new residential landscape, comprising houses set amongst gardens and trees. Houses and trees will be located closer to existing houses than in existing views. The proposed lower height housing (predominantly one storey with potential for 1.5 storeys in key areas) will be visible above the rear garden close- board timber fencing (Photograph E). There will be an overall medium level of visual change as the proposed development will be readily noticeable, seen in the context of existing housing and will result in a more enclosed view at both Year 1 and Year 10. This medium level of change will be of moderate significance for these high sensitivity residents. The changes will be adverse in nature as additional housing will be introduced to the view. Views of new artificial lighting will replace views of existing light sources associated with housing and street lighting along Bedford Road and St. John’s Road. There will be a medium level change to night-time views at both Year 1 and Year 10. These night-time changes will be of moderate significance for these high sensitivity residents. The amenity of existing residential views will be conserved.
Occupants of residential properties along St. John’s Road
8.5.4 There will be low level changes to views from the double storey housing along St. John’s Road to the southeast. Existing rear views are dominated by the Park Close housing and views of the proposed housing will be obtained at an oblique angle. This low level of change will be of moderate significance for these high sensitivity residents. The changes will be adverse in nature as additional housing will be introduced to the view. There will be negligible changes to existing night-time views in the context of existing light sources at Park Close.
Occupants of residential properties on Park Road south of the tree belt
8.5.5 There will be low level changes to existing residential views from bungalows on Park Road located south of the southern boundary tree belt. The proposed housing will be visible on the far side of the intervening field and in filtered views through this tree belt at Year 1, partially replacing existing filtered views of housing alongside Bedford Road. By Year 10, the existing tree belt will have grown approximately 8m further in height and existing gaps in the existing tree belt will be infilled by adjacent additional on-site tree/shrub planting to further enclose winter views of the proposed development. The new views will remain dominated by this tree belt and by the field on its southern side. This low level of change will be of moderate significance for these high sensitivity residents. The changes will be adverse in nature as additional housing will be introduced to the view. There will be negligible changes to existing
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night-time views in the context of existing light sources at Park Close and along both Park Road and Bedford Road. The amenity of existing residential views will be conserved.
Occupants of residential properties along eastern edge of Moggerhanger Park
8.5.6 There are likely to be some filtered views of the proposed development from two of the residential properties along the eastern edge of Moggerhanger Park, southwest of the site (Photographs L and N). New housing from the southernmost house will be seen in filtered views through the southern boundary tree belt at Year 1. By Year 10, the existing tree belt will have grown approximately 8m further in height and existing gaps in the existing tree belt will be infilled by adjacent additional on-site tree/shrub planting to further enclose winter views of the proposed development. The magnitude of visual change will be low at Year 1 and Year 10. There will also be low level changes to existing night-time views as new sources of artificial lighting will be visible in filtered views. These low level changes will be of moderate significance for these high sensitivity residents at both Year 1 and Year 10. The amenity of existing residential views will be conserved.
8.5.7 New housing from the northernmost house will be filtered by existing front garden trees (Photograph L). The existing view of the ivy-clad trees alongside the road will be replaced by filtered views of housing set within well-treed gardens, seen through these retained trees. The magnitude of visual change to day-time views will be medium at Year 1 and Year 10. There will be low level changes to existing night-time views at Year 1 and Year 10 as new sources of artificial lighting will be seen in the context of a road with existing street lighting. These visual changes will be of moderate significance for these high sensitivity residents at both Year 1 and Year 10.
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9.0 LANDSCAPE IMPACT ASSESSMENT
9.1 Introduction
9.1.1 This section provides an assessment of the effects of the proposed development on the physical landscape and landscape character, as identified as part of the baseline study. The assessment of effects has been based on the Development Parameter Plan in Appendix E and has been informed by the Indicative Landscape Master Plan at Appendix F, which sets out how the proposed housing and amenity open space could potentially be accommodated on the site. Reference is made in this assessment of landscape effects to the site appraisal and site context photographs in Appendix C. The methodology adopted for assessing potential landscape effects is set out in Appendix D.
9.1.2 The existing housing alongside the eastern, western, northern and southern site boundaries, the retained on-site vegetation, and the proposed tree and shrub planting framework cumulatively provide the framework for integrating the proposed development into the local landscape.
9.2 Effects on the Physical Landscape
9.2.1 An area of paddocks, which is largely devoid of trees and is sub-divided by barbed wire and timber post-and-rail fencing with no public right of access, will be replaced by a new, high quality residential landscape with publicly accessible open space, new pedestrian footpaths and a substantial amount of new native tree and shrub planting.
9.2.2 The proposed development will result in a significant overall enhancement of the quantity, species range, age and ecological diversity of vegetation within the site. The proposed development takes into account the Tree Protection Plan that has been prepared on the basis of the BS5837 Pre-Development Tree Condition Survey. All retained and proposed vegetation will be managed to maximise its biodiversity value and to help ensure its healthy growth and contribution to the character of the site and surrounding landscape.
9.2.3 There will be localised changes to the existing landform to accommodate the proposed network of swales and water infiltration basins, which will be provided as part of the sustainable drainage strategy.
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9.3 Effects on Landscape Character
National Level Landscape Character
9.3.1 The proposed development will be in accordance with the key characteristics of the Bedfordshire and Cambridgeshire Claylands NCA as it will use local building materials and will contribute to the “variable, scattered woodland cover”. It will also embrace the following statements of environmental opportunities identified in the character profile for this NCA (see Appendix A):-
• “Supporting the creation and expansion of native woodlands, orchard, parkland, grasslands, and hedgerows to improve habitat connectivity within the landscape and provide increased benefits for biodiversity and recreation.” (Page 18)
• “Ensuring that any new developments incorporate well-designed green infrastructure, to include improved access and recreation opportunities for local communities and visitors.” (Page 18)
• “Ensuring that new development is in keeping with the local character of the area by using local stone in buildings to enhance sense of place and history.” (Page 19)
• “Working with local planning authorities to ensure that development is well designed to enhance landscape character and sense of place and to minimise the impacts of noise and light pollution.” (Page 19)
District Landscape Character
9.3.2 The proposed development will be in accordance with the key characteristics of the Mid Greensand Ridge LCA as it will:
• conserve the character of the dramatic northwest facing slope that forms a distinct backdrop to the East Marston Vale Clay Vale;
• conserve existing publicly accessible views across the adjacent lower lying open landscape; • conserve and enhance the strong wooded context of the area; and • conserve the character of the Grade II listed Moggerhanger Park and its contribution to the wider landscape;
• introduce a significant amount of new trees, predominantly large-scale native species, which will enhance the well-treed character of the local landscape.
9.3.3 It will also conserve the following key positive landscape features / strategic sensitivities of the landscape, as identified in the district assessment:
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• Prominent landform creating a distinctive skyline and horizon in the view from much of Bedfordshire; • The influence on local landscape character imparted by the formal, designed character of the historic park and garden at Moggerhanger Park; and
• The pervading rural, remote quality of the local landscape.
9.3.4 The proposed development will be in accordance with the landscape strategy identified in the district assessment as the strong wooded backdrop and undeveloped skyline that forms part of views from much of Bedfordshire will be conserved. Trees are one of the key landscape elements of the ridge and the proposed development will provide a substantial amount of additional native trees that will strengthen the overall character of the wider rural landscape.
9.3.5 The proposed development will be in accordance with the following guidelines for new development, as identified in the district landscape character assessment:
New Development Guidelines Response to Guidelines
“Respect the consistent, unified architectural The architectural character of village will be character of villages e.g. red brick, clay tiles and respected by use of local materials and vernacular timber frames.” detailing at detail design stage. “Monitor linear development, infill of villages in There will be no coalescence with other order to prevent further settlement coalescence and settlements, either physically or visually, as the loss of individual village identity – this is particular proposed housing will be surrounded by existing the case for the dispersed, loose settlements and housing on all four sides and will be well ‘Ends’.” integrated into the local landscape. The character of the existing ‘feathered edge’ on the western side of the village, comprising paddocks and scattered housing, will be substantially conserved. The proposed housing has been set back from the roadside boundaries, both along Park Road and Bedford Road, to provide a scattered array of housing clusters and pockets of greenspace. The character of the village will be conserved by the sensitive distribution of housing and open space and by provision of high quality housing that will use local materials and vernacular detailing at detail design stage. The identity of the village will be conserved through (1) this sensitive master planning, (2) provision of affordable housing, (3)
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provision of new, publicly accessible village greens with children’s play facilities for both existing and future residents, (4) greater pedestrian/cyclist connectivity in the western part of the village, (5) enhancement to the well-treed character of Park Road as the main approach Road to Moggerhanger Park and (6) provision of a new village shop and/or clinic that, in association with the village greens, will serve as an additional community hub: a meeting place that will bring people together. “Conserve panoramic views from the ridge across The existing panoramic views from the far northern the adjacent Clay Vales (5d, 5e).” and western parts of the site will be conserved by the location of greenspaces in these areas. “Conserve the ridge in providing a strong wooded The strong wooded horizon, skyline and backdrop horizon, skyline and backdrop to the surrounding to the surrounding vales will be conserved and vales - any ridge top change could have a major enhanced by the location of greenspaces in the far impact in views.” northern and western parts of the site with an accompanying net increase in the amount of tree cover along these visually sensitive edges. “Conserve views to and from the northwest facing Views to and from the northwest facing slope will slope and resist development at the foot of the be conserved by the location of greenspaces in the slope that will threaten to dilute the dramatic far northern and western parts of the site. The contrast in character between the vales and the dramatic contrast in character between the vales ridge.” and the ridge will be conserved. “Conserve the character of rural roads, limiting The character of Park Road will be conserved urbanising influences e.g. kerbing and widening through the provision of trees and open spaces and erosion of verges.” alongside the site frontage. The section of Bedford Road near the proposed junction is already subject to urbanising influences in the form of kerbs, street lighting and a speed camera. Importantly the design proposals provide for the greening of this section of road through supplementary tree/shrub planting. “Retain views to important local landmarks, Existing views to the village church will not be particularly at gateways to villages – e.g. the church affected by the development proposals. The spire at Ridgmont or the tower at Maulden in views character and landscape components of the area at from the south, keeping such views free from the western entrance to the village (Photograph H) development which will detract or obscure.” will be conserved through the retention of this area
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as open space and provision of supplementary tree planting that will conserve the historic tree planting at this junction. “Promote Green Infrastructure and explore options New, publicly accessible, multi-functional green for improving recreational opportunities and public infrastructure will be provided, with improved access. Nevertheless, it is important to consider the recreational opportunities and pedestrian/cyclist associated development of facilities e.g. visitor connectivity. The Bedford Road is well-trafficked centres, car parking and potential impact of and there is likely to be additional future traffic if increased traffic that might impact upon the rural, housing need is to be met, whether it be on this or tranquil character defining much of the ridge.” another site. “Conserve the medieval moated sites and Medieval moated sites and their landscape setting safeguard their landscape setting.” will not be affected by the proposed development. “Utilise local vernacular materials where Local vernacular materials will be used at detailed appropriate to reinforce local distinctiveness.” design stage to reinforce local distinctiveness.
Local Landscape Character
9.3.6 The semi-enclosed character of site fields will be changed by the introduction of new houses, areas of open space and internal access roads. However, the proposed development will affect a small area of landscape character and will fit into the scale of the local landscape with limited characterising influence. The new housing and open space will be developed in accordance with the ‘village-edge’ residential character of the site, which has a strong physical and visual relationship with existing housing along parts of the northern, southern, eastern and western site boundaries. The introduction of a large amount of new tree planting will enhance the well-treed setting of Moggerhanger Park and the well-treed character of Park Road. The character of the village will be conserved on this basis.
9.3.7 The proposed housing will be developed using vernacular materials and whilst there will be a loss of a collection of paddock fields on the edge of the settlement, these will be replaced by a high-quality residential landscape that includes new village greens. The proposed publicly accessible green infrastructure would be an important gain for the village as a landscape, ecological and recreational resource. Existing panoramic views from the ridge across the adjacent clay vale will be conserved. The existing ridge will continue to provide a strong wooded horizon, skyline and backdrop to the surrounding vale. There will be negligible changes to the character of rural roads and their verges. There will be no adverse effects on any local landmarks. The condition and long-term health of the proposed open spaces and associated tree planting will be conserved with the preparation and implementation of a landscape management plan.
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9.3.8 As identified in Section 2.0, the setting of Moggerhanger Park is largely restricted to the existing boundary of the designated area. To the northwest, development along Park Road now reinforces the limit of this setting, as there is no means to appreciate the parkland beyond this point. Outside this setting, the local landscape has a medium sensitivity to accommodating new housing as it has relatively ordinary, moderately valued characteristics that have a positive character.
9.3.9 The proposed development will result in a low-level magnitude of change to the local village landscape based on the small area of landscape character affected, its integration with the scale of the local landscape and its limited characterising influence. This low-level change will be of slight significance for this medium sensitivity landscape at both Year 1 and Year 10.
9.4 Effects on Moggerhanger Park
9.4.1 The proposed development will have no adverse effects on the character and setting of Moggerhanger Park, the setting of which is largely restricted to the existing boundary of the designated area. The well-treed section of western site boundary opposite the park will be reinforced with supplementary tree planting. The proposals to supplement the existing off-site tree belt along the southern site boundary and to introduce new tree planting in the western parts of the site will enhance the well-treed character of Park Road, the northern approach road to the registered parkland.
9.5 Effects on the Visual Setting of Listed Buildings
9.5.1 The visual setting of listed buildings adjacent to the site will be substantially conserved due to the screening effects afforded by existing rear garden trees and shrubs, the set back of the proposed housing and by the proposed tree/shrub buffer planting. There will be no adverse effects on the visual setting of other listed buildings near the site on account of the screening provided by intervening buildings.
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10.0 COMPLIANCE WITH PLANNING POLICIES AND GUIDANCE
10.1 Central Bedfordshire planning policies
10.1.1 The proposed development will be in accordance with aims, objectives and core land-use planning principles set out in the NPPF. The proposed development also will be in accordance with the following Central Bedfordshire planning policies:
Central Bedfordshire Planning Policies Compliance of Design Proposals with Planning Policies Policy CS14: High Quality Development states: The proposed development respects the local “The council will require development to be of the village context, the varied character and the local highest quality by: distinctiveness of Mid Bedfordshire’s places, Respecting local context, the varied character and spaces and buildings. It will be in accordance the local distinctiveness of Mid Bedfordshire’s with the key characteristics of the Mid Greensand places, spaces and buildings in design and employs Ridge LCA as it will (1) conserve the character of a range of urban design tools including urban the dramatic northwest facing slope that forms a design frameworks, design briefs and design codes distinct backdrop to the East Marston Vale Clay to fulfil this undertaking; Vale, (2) conserve existing publicly accessible Focusing on the quality of buildings individually views across the adjacent lower lying open and collectively to create an attractive, accessible, landscape, (3) conserve and enhance the strong mixed use public realm; wooded context of the area, (4) conserve the Ensuring it is accessible to all; and character of the Grade II listed Moggerhanger Park Reducing the opportunities for crime and anti- and its contribution to the wider landscape, and (5) social behaviour and enhancing community introduce a significant amount of new trees, safety.” predominantly large-scale native species, which will enhance the well-treed character of the local landscape. The Indicative Landscape Masterplan demonstrates how the site has the capacity to create an attractive, accessible, mixed use public realm, ensuring that it is accessible to all. Policy CS15: Heritage states, amongst other things: The heights, densities, location and layout of the “Protect, conserve and enhance the district’s proposed housing and the distribution of open heritage including its Listed Buildings, Scheduled spaces will protect and conserve the Grade II Ancient Monuments, Conservation Areas, registered Moggerhanger Park and its setting. As Registered Parks and Gardens and archaeology and identified in the Cultural Heritage Assessment, the their setting.” setting of Moggerhanger Park is largely restricted to “Conserve and where appropriate enhance the the existing boundary of the designated area. To
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quality and integrity of the local built and natural the northwest, development along Park Road now environment, including historic structures or open reinforces the limit of this setting, as there is no green spaces considered to be of special local means to appreciate the parkland beyond this interest.” point. The proposed development will conserve and enhance the quality and integrity of the local built and natural environment as it is a high-quality design proposal that responds sensitivity to existing conditions. It will conserve positive landscape features / strategic sensitivities of the landscape, as identified in the district landscape character assessment, including (1) the prominent landform creating a distinctive skyline and horizon in the view from much of Bedfordshire, (2) the influence on local landscape character imparted by the formal, designed character of the historic park and garden at Moggerhanger Park; and (3) the pervading rural, remote quality of the local landscape. The site is not designated as an open green space. There is no public access. It is private land that abuts existing housing on the northern, southern, eastern and western edges. Policy CS16: Landscape and Woodland states, The proposed development will conserve and amongst other things: enhance the varied countryside character and “The Council will: “Conserve and enhance the local distinctiveness in accordance with the varied countryside character and local findings of the Mid Bedfordshire Landscape distinctiveness in accordance with the findings of Character Assessment as it will (1) conserve the the Mid Bedfordshire Landscape Character character of the dramatic northwest facing slope Assessment;” that forms a distinct backdrop to the East Marston “Resist development where it will have an adverse Vale Clay Vale, (2) conserve existing publicly effect on important landscape features or highly accessible views across the adjacent lower lying sensitive landscapes;” open landscape, (3) conserve and enhance the “Require development to enhance landscapes of strong wooded context of the area, (4) conserve lesser quality in accordance with the Landscape the character of the Grade II listed Moggerhanger Character Assessment;” Park and its contribution to the wider landscape, “Continue to support the creation of the Forest of and (5) introduce a significant amount of new Marston Vale recognising the need to regenerate trees, predominantly large-scale native species, the environmentally damaged landscape through which will enhance the well-treed character of the
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woodland creation to achieve the target of 30% local landscape. woodland cover in the Forest area by 2030;” The proposed development will substantially “Conserve woodlands including ancient and semi- conserve and enhance existing tree resources and natural woodland, hedgerows and veteran trees; will not have any adverse effect on important and landscape features or the highly sensitive Promote an increase in tree cover outside of the landscape of Moggerhanger Park and will enhance Forest of Marston Vale, where it will not threaten landscapes of lesser quality, as identified above. other valuable habitats.” The proposed development will also result in a significant overall enhancement of the quantity, species range, age and ecological diversity of vegetation within the site, including hedgerows and trees. Policy CS17: Green Infrastructure states, amongst The proposed development will result in a net gain other things: in publicly accessible, multi-functional green “The Council will: infrastructure through the protection and Seek a net gain in green infrastructure through the enhancement of assets and provision of new protection and enhancement of assets and greenspaces in the form of village greens that are provision of new greenspaces as set out in the well connected to the surrounding area. The Strategic, Mid Bedfordshire and Parish Green proposed green infrastructure will be of high Infrastructure Plans. quality and will be well managed in accordance Take forward priority areas for the provision of new with the prescriptions of a Landscape Management green infrastructure in the Forest of Marston Vale Plan. (including the Bedford and Milton Keynes Waterway), the Ivel Valley, the Greensand Ridge, the Flit Valley and the Chilterns. Require new development to contribute towards the delivery of new green infrastructure and the management of a linked network of new and enhanced open spaces and corridors. Development that will fragment or prejudice the green infrastructure network will not be permitted. Policy DM4: Development Within and Beyond The proposed development comprises sensitively Settlement Envelopes states that outside Settlement designed housing and open space, the scale and Envelopes (as defined on the Proposals Maps), only distribution of which has been designed to protect particular types of new development will be the countryside. It will be well integrated into the permitted, in order to protect the countryside from local landscape. inappropriate development, such as residential development.
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Policy DM13: Heritage in Development states, The proposed development conserves locally amongst other things: distinctive features, including the character and “The Council will ensure that: visual setting of Moggerhanger Park and nearby proposals for development relating to Listed listed buildings. Buildings and registered Parks and Gardens will pay particular attention to the conservation of locally distinctive features and uses;” Policy DM14: Landscape and Woodland states: The proposed development will conserve positive “The Council will ensure that: landscape features / strategic sensitivities of the the highest level of protection will be given to the landscape, as identified in the district landscape landscape of the Chilterns AONB, where any character assessment, including (1) the prominent development which has an adverse impact on the landform creating a distinctive skyline and horizon landscape will be refused; in the view from much of Bedfordshire, (2) the planning applications are assessed against the influence on local landscape character imparted impact the proposed development will have on the by the formal, designed character of the historic landscape, whether positive or negative. The park and garden at Moggerhanger Park; and (3) the Landscape Character Assessment will be used to pervading rural, remote quality of the local determine the sensitivity of the landscape and the landscape. likely impact. Any proposals that have an The proposed development takes into account the unacceptable impact on the landscape quality of Tree Protection Plan that has been prepared based the area will be refused. on the BS5837 Pre-Development Tree Condition proposals for development that lie within the Survey. It will result in a significant overall Greensand Ridge or the Flit Valley will be required enhancement of the quantity, species range, age to conserve or enhance the landscape. Any and ecological diversity of vegetation within the proposals that have an adverse impact on the site, including hedgerows and trees. landscape in these areas will be rejected unless there is a particular need for, or benefit arising from the proposal that will override this requirement. proposals for development within the Northern Marston Vale, the Forest of Marston Vale, Ivel Valley, the urban fringe around the major service centres and along the main road corridors will be required to provide landscape enhancement on or adjacent to the development site or contribute towards landscape enhancement in these areas. trees, woodland and hedgerows in the district will be protected by requiring developers to retain and protect such features in close proximity to building works. Tree Preservations Orders will be used to
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protect trees under threat from development. Any trees or hedgerows lost will be expected to be replaced. tree planting or contributions towards planting for the purposes of enhancing the landscape will be sought from new developments. Any planting for the purposes of mitigating the carbon impact of new development will be sought in line with government advice.” Policy DM16: Green Infrastructure states: The proposed development will contribute to the “The Council will promote and protect green provision, extension and maintenance of green infrastructure by ensuring that proposed residential infrastructure. The proposed development will and commercial development: result in a net gain in publicly accessible, multi- will contribute to the provision, extension and functional green infrastructure through the maintenance of green infrastructure in accordance protection and enhancement of assets and with the requirements outlined in the area profiles provision of new greenspaces in the form of village in Chapter 3 Spatial Strategy, and in accordance greens that are well connected to the surrounding with the mechanisms in the Planning Obligations area. The proposed green infrastructure will be of Strategy. high quality and will be well managed in which adversely affects identified green accordance with the prescriptions of a Landscape infrastructure assets and/or prevents the Management Plan. implementation of green infrastructure projects will not be permitted.” Policy DM17: Accessible Greenspaces states: The proposed development will provide high “The Council will require the following: quality, publicly accessible greenspace, including For new housing developments, contributions for children’s playspace, which will be for the the provision, extension and maintenance of enjoyment of existing and future residents. accessible greenspace, including greenspace for sport and children’s playspace for the enjoyment of residents in accordance with the Council’s open space standards. For smaller scale housing development, where there is no practical way of providing greenspace on the development site, offsite contributions will be required. Planning applications that contain proposals that will adversely affect existing accessible greenspace will not be permitted.”
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10.2 Central Bedfordshire Design Guide
10.2.1 The Indicative Landscape Masterplan (Appendix F), shows how the proposed development of up to 90 houses and open space could be developed to the highest quality on the site. The design proposals reflect design guidance on placemaking, residential development, green infrastructure, movement and streets, historic environment and public realm, all as set out in the Central Bedfordshire Design Guide.
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11.0 SUMMARY AND CONCLUSIONS
11.1 Design Approach
11.1.1 The identification of existing landscape and visual conditions has informed the development proposals. Careful attention given to the location and design of the proposed housing, greenspaces, junctions and pedestrian/cyclist/vehicular connections, having regard to the conservation and enhancement of heritage, landscape character, visual amenity and arboriculture.
11.2 Visual Effects
Occupants of residential properties
11.2.1 Existing open views of the site fields, obtained by occupants of residential properties along the site boundaries will be replaced by views of a new residential landscape, comprising houses set amongst gardens and trees. Existing residential views tend to be enclosed to varying degrees by rear garden fencing and rear garden tree/shrub vegetation. The proposed back-to- back arrangement of rear gardens will provide a visual buffer between houses. There will be low or medium level changes of moderate significance to views obtained from residential properties.
11.2.2 There are many existing artificial light sources in the vicinity of the site, including existing house lights and street lighting along Bedford Road. Views of new, artificial lighting at a closer distance will replace views of light sources associated with existing housing.
11.2.3 There will be low level changes to existing residential views from bungalows on Park Road located south of the southern boundary tree belt. The proposed housing will be visible on the far side of the intervening field and in filtered views through this tree belt at Year 1, partially replacing existing filtered views of housing alongside Bedford Road. By Year 10, the existing tree belt will have grown approximately 8m further in height and existing gaps in the existing tree belt will be infilled by adjacent additional on-site tree/shrub planting to further enclose winter views of the proposed development. The new views will remain dominated by this tree belt and by the field on its southern side.
11.2.4 There are likely to be some filtered views of the proposed development from two of the residential properties along the eastern edge of Moggerhanger Park, southwest of the site. New housing from the southernmost house will be seen in filtered views through the southern boundary tree belt at Year 1. By Year 10, the existing tree belt will have grown approximately Land South of Bedford Road, Moggerhanger June 2017 49 Landscape and Visual Appraisal 500156_Moggerhanger_LVA_SK_05-06-2017.doc Scarp Landscape Architecture
8m further in height and existing gaps in the existing tree belt will be infilled by adjacent additional on-site tree/shrub planting to further enclose winter views of the proposed development. New housing from the northernmost house will be filtered by existing front garden trees. The existing view of the ivy-clad trees alongside the road will be replaced by filtered views of housing set within well-treed gardens, seen through retained trees.
Pedestrians and motorists using Bedford Road and Park Road
11.2.5 The removal of the existing unmanaged roadside hedgerow and the introduction of a new junction and village store will be readily noticeable in open and glimpsed views obtained by pedestrians and vehicle users on sections of Bedford Road to the north and northeast. Existing open views of the site field and southern site boundary tree belt, obtained in the context of housing along the southern, eastern and western site boundaries, will be enclosed by the proposed housing, village store and tree/shrub planting at the new site entrance. However, the proposed housing and village store will be set back from the road and the large, well-treed village greens will be prominent components of the new views. The proposed tree planting will help integrate the new housing and village store into the well-treed character of existing views. These medium level changes will be of moderate significance for medium sensitivity pedestrians.
11.2.6 There will also be medium level changes to existing transient views of the site obtained by pedestrians and motorists using the northern section of Park Road and low level changes for those using the southern section. Filtered views of housing set in good sized plots will replace existing views of the predominantly tall, ivy clad sycamore trees along the southern section of the western site boundary. This housing will be seen in the context of (1) existing medium and large sized houses and (2) mature trees, trimmed hedges and garden walls/fences along both sides of this well-treed residential road. The well-treed residential character of existing views will be conserved.
Users of public rights of way
11.2.7 There will be low or very low changes of slight significance to existing views from the public rights of way across the relatively low-lying rural landscape to the north of Bedford Road. In views from the public footpath 570m north of Bedford Road, the proposed housing, village store and tree planting will be seen in association with existing housing on the northern and north-western edges of Moggerhanger, and groups of native trees and the cypress trees in residential gardens adjacent to and opposite to the northern site boundary. The proposed development will be well-integrated into the character of existing views.
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Users of Moggerhanger Park
11.2.8 There will be negligible changes to existing high sensitivity day and night-time views from areas of Moggerhanger Park to the west and southwest of the houses along the western edge of Park Road as views of the proposed development will be substantially enclosed in both day and night time views by the cumulative screening provided by (1) existing housing on the eastern and northern sides of Park Road, (2) modern housing along the eastern edge of the Park and (3) mature trees, both within the Park and alongside Park Road.
11.3 Effects on the Physical Landscape
11.3.1 An area of paddocks, which is largely devoid of trees and is sub-divided by barbed wire and timber post-and-rail fencing with no public right of access, will be replaced by a new, high quality residential landscape with publicly accessible open space, new pedestrian footpaths and a substantial amount of new native tree planting. New aquatic habitats will also be introduced to the site. The proposed development will result in a significant overall enhancement of the quantity, species range, age and ecological diversity of vegetation within the site. All retained and proposed vegetation will be managed to maximise its biodiversity value and to help ensure its healthy growth and contribution to the character of the site and surrounding landscape.
11.4 Effects on Landscape Character
National Level Landscape Character
11.4.1 The proposed development will be in accordance with the key characteristics of the Bedfordshire and Cambridgeshire Claylands NCA as it will use local building materials and will contribute to the “variable, scattered woodland cover”
District Landscape Character
11.4.2 The proposed development will be in accordance with the key characteristics of the Mid Greensand Ridge LCA as it will:
• conserve the character of the dramatic northwest facing slope that forms a distinct backdrop to the East Marston Vale Clay Vale;
• conserve existing publicly accessible views across the adjacent lower lying open landscape; • conserve and enhance the strong wooded context of the area; and
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• conserve the character of the Grade II listed Moggerhanger Park and its contribution to the wider landscape; • introduce a significant amount of new trees, predominantly large-scale native species, which will enhance the well-treed character of the local landscape.
11.4.3 The proposed development will be in accordance with the landscape strategy identified in the district assessment as the strong wooded backdrop and undeveloped skyline that forms part of views from much of Bedfordshire will be conserved. Trees are one of the key landscape elements of the ridge and the proposed development will provide a substantial amount of additional large-sized, native trees that will strengthen the overall character of the wider rural landscape.
11.4.4 The proposed development will be in accordance guidelines for new development:
• The architectural character of village will be respected by use of local materials and vernacular detailing at detail design stage.
• There will be no coalescence with other settlements, either physically or visually, as the proposed housing will be surrounded by existing housing on all four sides and will be well integrated into the local landscape. The character of the existing ‘feathered edge’ on the western side of the village, comprising paddocks and scattered housing, will be substantially conserved. The proposed housing has been set back from the roadside boundaries, both along Park Road and Bedford Road, to provide a scattered array of housing clusters and pockets of greenspace.
• The character of the village will be conserved by the sensitive distribution of housing and open space and by provision of high quality housing that will use local materials and vernacular detailing at detail design stage. The identity of the village will be conserved through (1) this sensitive master planning, (2) provision of affordable housing, (3) provision of new, publicly accessible village greens with children’s play facilities for both existing and future residents, (4) greater pedestrian/cyclist connectivity in the western part of the village, (5) enhancement to the well-treed character of Park Road as the main approach Road to Moggerhanger Park and (6) provision of a new village shop and/or clinic that, in association with the village greens, will serve as an additional community hub: a meeting place that will bring people together.
• The existing panoramic views from the far northern and western parts of the site will be conserved by the location of greenspaces in these areas.
• The strong wooded horizon, skyline and backdrop to the surrounding vales will be conserved and enhanced by the location of greenspaces in the far northern and western parts of the site with an accompanying net increase in the amount of tree cover along these visually sensitive edges.
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• Views to and from the northwest facing slope will be conserved by the location of greenspaces in the far northern and western parts of the site. The dramatic contrast in character between the vales and the ridge will be conserved.
• The character of Park Road will be conserved through the provision of trees and open spaces alongside the site frontage. The section of Bedford Road near the proposed junction is already subject to urbanising influences in the form of kerbs, street lighting and a speed camera. Importantly the design proposals provide for the greening of this section of road through supplementary tree/shrub planting.
• Existing views to the village church will not be affected by the development proposals. The character and landscape components of the area at the western entrance to the village will be conserved through the retention of this area as open space and provision of supplementary tree planting that will conserve the historic tree planting at this junction.
• New, publicly accessible, multi-functional green infrastructure will be provided, with improved recreational opportunities and pedestrian/cyclist connectivity. • Medieval moated sites and their landscape setting will not be affected by the proposed development.
Local Landscape Character
11.4.5 The semi-enclosed character of site fields will be changed by the introduction of new houses, areas of open space and internal access roads. However, the proposed development will affect a small area of landscape character and will fit into the scale of the local landscape with limited characterising influence. The new housing and open space will be developed in accordance with the ‘village-edge’ residential character of the site, which has a strong physical and visual relationship with existing housing along parts of the northern, southern, eastern and western site boundaries. The introduction of a large amount of new tree planting will enhance the well-treed setting of Moggerhanger Park and the well-treed character of Park Road. The character of the village will be conserved on this basis.
11.4.6 The proposed housing will be developed using vernacular materials and whilst there will be a loss of a collection of paddock fields on the edge of the settlement, these will be replaced by a high-quality residential landscape that includes new, publicly accessible village greens. Existing panoramic views from the ridge across the adjacent clay vale will be conserved. The existing ridge will continue to provide a strong wooded horizon, skyline and backdrop to the surrounding vale. There will be negligible changes to the character of rural roads and their verges. There will be no adverse effects on any local landmarks. The condition and long-term health of the proposed open spaces and associated tree planting will be conserved with the preparation and implementation of a landscape management plan.
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11.4.7 As identified in Section 2.0, the setting of Moggerhanger Park is largely restricted to the existing boundary of the designated area. To the northwest, development along Park Road now reinforces the limit of this setting, as there is no means to appreciate the parkland beyond this point. Outside this setting, the local landscape has a medium sensitivity to accommodating new housing as it has relatively ordinary, moderately valued characteristics that have a positive character.
11.4.8 The proposed development will result in a low-level magnitude of change to the local village landscape based on the small area of landscape character affected, its integration with the scale of the local landscape and its limited characterising influence. This low-level change will be of moderate significance for this medium sensitivity landscape at both Year 1 and Year 10.
11.5 Effects on Moggerhanger Park
11.5.1 The proposed development will have no adverse effects on the character and setting of Moggerhanger Park, the setting of which is largely restricted to the existing boundary of the designated area. The well-treed section of western site boundary opposite the park will be reinforced with supplementary tree planting. The proposals to supplement the existing off-site tree belt along the southern site boundary and to introduce new tree planting in the western parts of the site will enhance the well-treed character of Park Road, the northern approach road to the registered parkland.
11.6 Effects on the Visual Setting of Listed Buildings
11.6.1 The visual setting of listed buildings adjacent to the site will be substantially conserved due to the screening effects afforded by existing rear garden trees and shrubs, the set back of the proposed housing and by the proposed tree/shrub buffer planting. There will be no adverse effects on the visual setting of other listed buildings near the site on account of the screening provided by intervening buildings.
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Key
Site Boundary
Public footpaths
Long distance recreational footpaths O -road cycle route
BLUNHAM ROAD BEDFORD ROAD
Moggerhanger
PARK ROAD
Moggerhanger Notes Park Crown copyright and database rights (2016) Ordnance Survey 0100031673
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 1: Site Location LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site Boundary
18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56
Notes Crown copyright and database rights (2016) Ordnance Survey 0100031673
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 2: Local Topography LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site boundary
MOGGERHANGER
BEDFORD ROAD
Moggerhanger Park
Manor Farm
Notes Image copyright 2016 Infoterra Ltd and Bluesky
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 3: Local Landscape aerial Photograph LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site Boundary 1 2 Moggerhanger Park (Grade II)*
Listed Buildings*
1 - Willow Cottage (Grade II)
3 2 - 57 and 59, Bedford Road 4 (Grade II) 3 - Village Farmhouse (Grade II) 4 5, St Johns Road (Grade II) 5 5 Manor Farmhouse 6 (Grade II) 6 Granary at Number 21, 7 Manor Farm (Grade II) 7 58, Park Road (Grade II) 8 Moggerhanger House (Grade I)
Notes * Historic England Online Map Crown copyright and database rights (2016) Ordnance Survey 0100031673 8
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 4: Heritage Resources LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site Boundary
BEDFORD ROAD
MOGGERHANGER
Moggerhanger Park
Notes Image copyright 2016 Infoterra Ltd and Bluesky
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 5: Site Landscape Aerial Photograph LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site Boundary
H Photographic Viewpoint Locations A J
R
C I G
L B
A
D
F K E
N M
P
Notes Crown copyright and database rights (2016) Ordnance Survey 0100031673
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 6: Site Appraisal and Near Distance Photographic Viewpoints LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017 Key
Site Boundary
Photographic Viewpoint Locations A
S
O
Q
Notes Crown copyright and database rights (2016) Ordnance Survey 0100031673
Client iCP Asset Management Project Land South of Bedford Road, Moggerhanger Dwg Title Figure 7: Middle Distance Photographic Viewpoints LAND SOUTH OF BEDFORD ROAD, MOGGERHANGER Dwg No NTS Apr. 2017