Proposed Residential Development, Raf Daws Hill, High Wycombe

TAYLOR WIMPEY LTD

PROPOSED RESIDENTIAL DEVELOPMENT, RAF DAWS HILL, HIGH WYCOMBE

Landscape and Visual Impact Assessment: Baseline Information

May 2012 4996.LVIA.001

The copyright of this document remains with Aspect Landscape Planning Ltd. The contents of this document therefore must not be copied or reproduced in whole or in part for any purpose without the written consent of Aspect Landscape Planning Ltd.

Aspect Landscape Planning Ltd Hardwick Business Park Noral Way Banbury Oxfordshire OX16 2AF

t 01295 276066 f 01295 265072

e [email protected] w www.aspect-landscape.com

CONTENTS

1 INTRODUCTION 1

2 LANDSCAPE RELATED POLICY BACKGROUND 2

3 THE SITE AND THE SETTING 5

4 THE PROPOSALS (TBC) 11

5 THE NATURE OF THE CHANGE (TBC) 12

6 CONCLUSIONS (TBC) 13

PLANS

PLAN ASP1 SITE AND SETTING PLAN ASP2 LANDFORM PLAN

APPENDICES

APPENDIX 1 PHOTOGRAPHIC RECORD

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

1. INTRODUCTION

1.1. Aspect Landscape Planning Ltd has been appointed by Taylor Wimpey Ltd to assess the landscape and visual matters relating to the proposed residential development at RAF Daws Hill, High Wycombe.

1.2. The Landscape and Visual Impact Assessment (LVIA) will analyse the landscape character and visual environment of the local area, introduce the principal of development and assess the ability of the landscape setting and visual environment to accommodate such change. A number of plans and photographs have been prepared to illustrate the character and visual environment of the site and the localised setting, and these accompany this report.

1.3. The document will therefore take the following format:

Review of landscape related policy;

Character and visual analysis of the local area;

Description of the proposals and associated mitigation measures (To be completed);

Analysis of the anticipated nature of the change in terms of landscape character and the visual environment (To be completed); and

Conclusions will be drawn (To be completed).

1.4. This assessment should be read alongside the other supporting material which accompanies this application.

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

2. LANDSCAPE RELATED POLICY

2.1. The site is covered at a local level, by the Wycombe District Local Plan. By way of context, the site lies adjacent to the Wycombe Abbey Conservation Area, located to the north west and to the north of the Chilterns Area of Outstanding Natural Beauty (AONB), located to the south of the M40. A number of trees within the site are also covered by a Tree Protection Order (TPO Ref: 21/ 2010).

National Policy Guidance – National Planning Policy Framework (March 2012)

2.2. The National Planning Policy Framework (NPPF) was published on the 27th March 2012, replacing the existing system of national planning policy guidance and statements. The document sets out the Government’s planning policies for England and how these are expected to be applied, and is a material consideration in planning decisions. The document places an emphasis on the promotion of sustainable growth whilst also protecting the environment.

2.3. The guidance sets out a number of core land-use planning principles in paragraph 17, which underpin both plan-making and decision-taking. The core principles embrace good design and protect character, stating that planning should; “always seek to secure high quality design and good standard of amenity for all existing and future occupants of land and buildings;” and “take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it”. The requirement for good design is further emphasised in paragraph 64 stating that “permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.”

2.4. The document also highlights the requirement for the conservation and enhancement of the historic environment, with designated heritage

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

assets being afforded a level of protection and conservation commensurate with its level of heritage significance. New development should take into the account the importance of the historic feature, and paragraph 137 also states that “Local Planning Authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.”

2.5. The document emphasises the importance of conserving the landscape and scenic beauty of nationally important designated landscapes such as Areas of Outstanding Natural Beauty (AONB). Paragraph 115 states that “Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.” As such new development in close proximity to designated landscapes which are afforded the highest level of protection should be carefully considered to ensure that there will be no detrimental impact upon the landscape character or scenic beauty.

2.6. The NPPF has been of material consideration as part of our assessment of the site and its setting, and the proposals shall take on board the overall framework guidance and principles contained within the NPPF.

Local Policy Guidance – Wycombe District Local Plan (Adopted 2004)

2.7. The site is covered by Wycombe District Local Plan adopted 2004, providing a framework for sustainable development and the basis for making decisions regarding land use and planning application, until superseded by the Wycombe Development Framework (WDF). The Core Strategy was adopted July 2008, leading to a number of policies within the Local Plan being ‘saved’ until such time as they are replaced by the WDF. As noted above, the Daws Hill site lies adjacent to the

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

Wycombe Abbey Conservation Area, to the north of the Chilterns AONB and a number of the internal trees are subject to a TPO.

2.8. Saved policies that are considered to be of relevance, in terms of landscape and visibility, to the site and its setting include: Policy G10: Landscaping, Policy G11: Trees & Hedgerows, Policy L1: The Chilterns Area of Outstanding Natural Beauty, Policy L2: Areas of Attractive Landscape & Local Landscape Area, Policy L3: Green Space, Policy L6: Woodlands, Policy HE11: Development Adjoining Conservations Areas, Policy HE20: Parks & Gardens of Special Historic Interest.

2.9. Due to the location of the site in relation to the Chilterns AONB, the Chilterns Buildings Design Guidance 2010 will also be reviewed. However, it is noted that the guidance need only be applied to development located within the designation or prominent within the setting of the AONB. As is identified within the visual appraisal, it is considered that the site is afforded a degree of separation from the designated landscape by the intervening topography and vegetation structure. As such it is considered that the guidance need not be applied to the proposals associated with the site.

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

3. THE SITE AND SETTING

3.1. The site is located on the south eastern edge of High Wycombe and comprises the former RAF site located off Daws Hill Lane. The site is illustrated within its local context on Plan ASP1 Site and Setting.

3.2. The site lies to the east of an existing area of residential development on a ridgeline which forms the southern side of the valley around which the town has developed. The localised topography is illustrated on Plan ASP2.

3.3. The site is currently developed, comprising a number of buildings relating to the former base. The built form varies from smaller scale residential units to large training facilities. The built form is set around a network of roads, with a number of communications features evident within the site. The existing development is also set within a maturing landscape structure. Whilst there are some trees of quality within the site, the quality does vary across the site. A detailed arboricultural assessment has been prepared by Aspect Arboriculture and forms part of the planning application submission.

Landscape Character

3.4. In terms of landscape character, the Countryside Character of England identifies that the site lies within the Chilterns Character Area (No.110). The assessment provides a broad overview of the character of this area. It is considered that the study provides a useful introduction to the overall character of the wider landscape setting, however, is too broad brush to apply at a more site-specific level.

3.5. At a more local level, a detailed landscape assessment has been carried out by Buckinghamshire County Council which subdivides the Chiltern Character Area 110 into three Landscape Character Zones and seeks to identify the key landscape types that characterise the area.

3.6. The study identifies that the site lies within the main character area of Z10: Incised Dip Slope, characterised by harmonious landscapes of

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

valleys and ridges, high level of woodland cover and suburban developments. In close proximity the adjacent landscape zone is Z9: River Valleys, with key features including deep steep sided valleys and parklands and country houses.

3.7. It is considered that the Buckingham County assessment is useful in providing an overview of the landscape character of the localised setting of Daws Hill, however, it is still a broad-brush assessment of the wider context of the site. Aspect Landscape Planning has carried out its own assessment of the site and its more immediate setting. Plan ASP3 illustrates some of the characteristics associated with the site and its setting.

Visual Environment

3.8. In order to assess the visual environment a number of photographs have been taken from publicly accessible viewpoints to illustrate the visual environment within which the site is set and are considered to provide a fair representation of the site's visibility. The photographs are included within Appendix 1.

3.9. The Photograph Location Plan within Appendix 1 illustrates the landscape designations which form the immediate context of the site, together with the public rights of way associated with the localised context.

3.10. As part of the preparation of the LVIA Aspect intend to agree the viewpoints with Wycombe Borough Council.

3.11. Photograph 1 is taken from the Daws Hill / Knights Templar Way junction, looking east towards the site. The view illustrates the immediate setting to the site, with residential properties set amongst established mature treescape characterising the context.

3.12. Photograph 2 is taken from Knights Templar Way / Sandford Gardens junctions looking south towards the site. The view illustrates the site’s

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

established boundary trees visible above the roofscape of the adjacent residential properties.

3.13. Photograph 3 is taken from Sandford Gardens looking east towards the site. The view illustrates the glimpsed views of mature trees which form the site’s eastern boundary, with glimpsed views of the existing on-site poor quality built form available.

3.14. Photograph 4 is taken from Wallingford Gardens looking east towards the site. The view illustrates the residential context, with views of the existing on-site built form filtered by existing established boundary vegetation.

3.15. Photograph 5 is taken north west of the Daws Hill Lane/ Kew Grove junction, looking south east along the southwest boundary of the site. The view illustrates the streetscene of Daws Hill Lane, characterised by an extensive length of mature vegetation.

3.16. Photograph 6 is taken from Daws Lea, looking north east at the southwest boundary. The existing boundary treatment comprises of close board fencing, topped with barbed wire and mature tree planting set beyond. Filtered views of the existing residential roofscape are available.

3.17. Photograph 7 is taken from Daws Hill Lane, looking north towards the existing access point to the site.

3.18. Photograph 8 is taken from Heath End Road where it bridges the M40, looking north towards the site. The view illustrates the established landscape buffer which filters views between the site and the neighbouring motorway.

3.19. Photograph 9 is taken from a public footpath, where it runs adjacent to the southeast boundary of the site. The view is looking north east and illustrates the wide, established footpath with mature trees and vegetation filtering views of the site beyond. Chain-linked fencing, topped with barbed wire and MOD security signs characterise the site’s boundary treatment.

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

3.20. Photograph 10 is taken from the same public footpath, where an access road connects the two sections of the site which are segregated by the footpath. The view looks south west and is positioned central to the site. Chain–linked fencing topped with barbed wire characterise the view, with poor quality built form visible.

3.21. Photograph 11 is taken from the public footpath where it transitions from the woodland and approaches the site from the north. The view looks south west and illustrates the established vegetation lining the footpath, with filtered views of poor quality built form beyond.

3.22. Photograph 12 is taken from the public footpath within Deangarden Wood, north east of the site. The view illustrates the quality and character of the neighbouring wood, with intervening vegetation and topography limiting views of the site.

3.23. Photograph 13 is taken from a crossing point of two public footpaths within Deangarden Wood, east of the site. Again, intervening vegetation and topography limits views of the site.

3.24. Photograph 14 is taken from a public footpath, east of the site within surrounding agricultural fields. The view looks west with intervening topography and vegetation associated with field boundaries limiting views of the site. Glimpsed views of existing on-site residential roofscape are available.

3.25. Photograph 15 is taken further along the public footpath looking west toward the site. The view illustrates the immediate setting of the site, characterised by mature vegetation which provides a degree of containment to the site.

3.26. Photograph 16 is taken from London Road near the junction with Harlow Road, within the valley floor of High Wycombe, north of the site. The view illustrates the steeply rising valley side covered by mature woodland that constitutes Warren Wood and Deangarden Wood. Intervening topography and vegetation restrict views of the site.

3.27. Photograph 17 is taken from an area of public open space off Hillary Road, on high ground, north east of the site. The view illustrates the

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

treescape of Warren Wood and Deangarden Wood characterising the ridgeline and restricting views of the site.

3.28. Photograph 18 is taken from Cock Lane where it bridges the railway line on rising ground, looking south west. Again, the view illustrates mature woodland characterising the ridgeline and restricting views of the site, along with the localised topography.

3.29. Photograph 19 is taken from Winchbottom Lane to the south east of the site. The viewpoint is located within the Chilterns AONB, the northern boundary of which is formed by the southern side of Heath End Road. The view illustrates the characteristic enclosure of the lanes within the AONB, with established, tall hedgerows creating a considerable degree of visual containment and separation. The site is not visible from this viewpoint as a result of intervening vegetation and built form.

3.30. Photograph 20 is taken from the lane which extends north from Ray Farm towards Lower Grounds Wood, and looks north in the direction of the site. The viewpoint is located within the Chilterns AONB. As with view 19, the intimate nature of the landscape is evident, with mature hedgerows creating a considerable degree of enclosure and separation from the wider landscape. The mature treescape of Lower Grounds Wood creates a significant buffer between this viewpoint, the site and the wider setting of High Wycombe. The site is not visible from this viewpoint.

3.31. Photograph 21 is taken from the lane between Ray Farm and Winchbottom Farm, looking north in the direction of the site. The viewpoint is located within the Chilterns AONB. The existing radio mast associated with the site is visible in the centre of the view, however, the wider ridgeline on which the site is set is obscured by the intervening topography and vegetation associated with the landscape to the south of Heath End Road. Views of the site are therefore considered not available from this viewpoint.

3.32. As is demonstrated by Photographs 19, 20 and 21 views of the site from the AONB are contained by the intervening vegetation structure and

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

topography. It is therefore considered that any development of the site could be integrated without detriment to the character or setting of this designation.

3.33. Aspect has also considered views along the existing lime avenue to the south east of the site. It should be noted that these views are not publicly accessible, but have been considered due to the location of this feature next to the site. Photographs A and B are taken from within the lime avenue, looking north west towards the site. Within these views, the wider site is contained as a result of the established vegetation structure associated with the south eastern boundary. This planting comprises maturing trees which are around 15-20m in height. This established landscape buffer creates a robust and defensible edge to the site, affording a degree of separation between the proposed development site and the lime avenue. It is considered that there is little visual interaction between the lime avenue and the wider site.

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

4. THE PROPOSALS

4.1. This section will provide a detailed overview of the proposed development, with a particular focus on the landscape scheme which will accompany the application.

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

5. THE NATURE OF THE CHANGE

5.1. To assess the nature of the change as a result of the proposals, it is appropriate to appraise the impact of the proposed development upon the existing townscape character and visual environment within which the site is set.

5.2. Once the layout has been developed, the effect of the proposals upon the receiving landscape character, visual environment and landscape related policy will be assessed using an established methodology, based on guidance set out within the Guidelines for Landscape and Visual Impact Assessment 2nd Edition (Landscape Institute and Institute of Environmental Management and Assessment, 2002).

RAF Daws Hill, High Wycombe May 2012 Landscape & Visual Impact Assessment 4996.LVIA.001

6. CONCLUSIONS

6.1. This section will draw together the conclusions reached within the assessment and provide a non-technical summary to the LVIA.

ASPECT PLANS

APPENDIX 1

PHOTOGRAPHIC RECORD