Crouch Hill Community Park
Landscape and Visual Impact Assessment
London Office
33 Stannary Street London SE11 4AA
T +44 (0) 20 7820 0388 T +44 (0) 20 7587 3839
E [email protected] www.wtlandscape.com
- 1 -
CONTENTS
1. INTRODUCTION
2. PROPOSED DEVELOPMENT
3. PLANNING POLICY
4. ASSESSMENT CRITEREA AND METHODOLOGY
5. BASELINE CONDITIONS
6. POTENTIAL IMPACTS
7. MITIGATION MEASURES AND RESIDUAL IMPACTS
8. APPENDIX 1
9. APPENDIX 2
- 2 -
1. Introduction
1.1. An Environmental Impact Assessment (EIA) is being undertaken for the Proposed Development at Crouch Hill Community Park in the London Borough of Islington, North London. The location of the Application Site is shown in Figure No 1, Appendix 1.
1.2. This landscape and visual assessment forms one in a series of supporting documents to the EIA Environmental Statement (ES) and as such should be read in conjunction with the ES (14325/GE/R07).
1.3. Written by Whitelaw Turkington, this report assesses the impacts of the Proposed Development on landscape and visual receptors. In particular, it identifies the character of the existing landscape and the character and composition of key views. The assessment considers the degree of change to identified landscape character areas and views, and the significance of the impacts.
1.4. The report describes the methods used to assess the impacts, the baseline conditions currently existing at the Application Site and its surroundings and the potential direct and indirect impacts of the Proposed Development during construction and on completion. The report also considers the mitigation measures required to prevent, reduce or offset the impacts, together with the residual impacts remaining after mitigation.
- 3 -
2. Proposed Development
2.1. The Proposed Development includes the following:
i. Demolition of the existing Bowlers Nursery and Recreation Centre in the western part of the Application Site; ii. Construction of a new two form entry Primary School (Ashmount Primary School) and Nursery (Bowlers Nursery) iii. Refurbishment of the Cape Building; iv. Relocation and upgrade of the Multi-Use Games Areas (MUGA); v. General works to the landscaping of the Application Site, including the creation of pathways and the rerouting of the internal access road to the southern edge of the Application Site. vi. Minimal car parking on the Application Site;
2.2. A detailed description of the Proposed Development is provided Design and Access Statement, which accompanies the outline planning Application. A summary of the key feature relevant to the assessment of the potential landscape and visual impacts are given below.
2.3. The Proposed Development will enable the existing Ashmount Primary School to relocate to the Application Site. The existing school is located between Hornsey Lane, Gresley Road and Ashmount Road approximately 0.6km to the west of the Application Site.
2.4. The key elements of the Proposed Development are:
• Development restricted to the upper plateau, the most degraded part of the Application Site • New Ashmount School/ Bowlers building placed to the west, in the area currently occupied by the Recreational Centre building and its hard-surfaced car park • Existing Bowlers Nursery and its inaccessible private grounds are replaced by a central public green space for community use, envisaged as a grassy ‘clearing’ in the Parkland Walk woodland. • Community use of Ashmount School and eastern playground outside school hours • Cape Building retained and refurbished to include a small ecology centre for site- based classes and activities • New Bowlers Nursery is under a grassed roof which is publicly accessible and forms part of the open space; viewed from the east, Bowlers Nursery will not be visible • Grass mounding to the west façade of Ashmount school will reduce the apparent height of the building and embed it in the landscape • Multi Use Games Area [MUGA] will be rebuilt north-east of current position to unblock the connection to the housing to the south • The access road past the Cape Building moves south of its current position, again to open the site up to the south
2.5. The main shared pedestrian and vehicular entrance remains in it current location, but will be modified to create a greater sense that park belongs to the wider Community. The internal road will be realigned along the southern boundary to allow for the relocation of the MUGA, and resurfaced to give priority to pedestrians.
2.6. The central area will consist of sufficient hard paving to create a turning loop for drop off to Bowlers Nursery, deliveries and refuse collection. It will be designed as
- 4 -
pedestrian priority and using permeable block paving with grass joints. In the very centre will be a rough amenity lawn with informal seating walls.
2.7. The Proposed Development includes for numerous improvement work to the existing footpath network, which will include, the opening out of the entrance from Hill Rise Road to the south west to improve sightlines and accessibility. To the south the access from Warltersville Road will be rebuilt and widened, with the addition of a DDA compliant ramp.
2.8. The central open space culminates in the north in a viewing platform overlooking the Parkland Walk. A new path from the viewing platform leads westwards to the retained footbridge, from which existing routes, upgraded as far as feasible to improve ease of use, lead down to the Walk or to the Vicarage Path on the north side of the Walk.
2.9. A second new path from the viewing platform goes eastwards down to the Cape Building, and new steps lead directly down to the Parkland Walk. These improvements will create stronger connections between lower and upper levels, inviting visitors to explore the whole park. As the paths are on low decks where they weave through trees, increased footfall will not result in erosion of sensitive vegetation.
2.10. The Proposed Development includes the creation of a new central open space, envisaged as a ‘woodland clearing’, its open character in strong contrast to the dense woodland of the Parkland Walk. On the western edge, a grassed bank rises to join the accessible grassed roof of Bowlers and creates an informal amphitheatre. This slope includes an embankment slide and natural play features as well as informal seating for picnics and events on a small decked ‘stage’ in the centre of the lawn. The central space is divided from Ashmount playground by a change in level, detailed as a retaining wall forming a south-facing seating edge and a planted slope behind, with a secure boundary fence for the school softened by native trees and shrubs. The central area includes sufficient hard landscape to create a turning loop for drop off, emergency vehicles and time-controlled school deliveries, though this is designed as pedestrian priority surface in trafficable permeable block paving with grass joints to integrate it with the green space and subjugate the car. Bollards and feature site furniture block vehicular access onto pedestrian-only paths. The centre of the space is a rough lawn with a few specimen trees, incorporating a south-facing slope for sitting and play. An informal path crosses the lawn towards the games pitch. A small, decked platform provides a low-key events stage, play element or giant seat, depending on how the community wishes to use it. To the east, the space is bordered by an ‘outdoor gym; - ‘fitness trail’ type exercise stations in grass. A new feature path, incorporating flush kerbs or recycled concrete railway sleepers with grass jointing, connects the improved access up from Warltersville Road with a raised viewing platform on the northern edge of the central space, overlooking the Parkland Walk. The platform is the springing point for three new principal routes down into the cutting: eastwards to the Cape Building and the ecology classroom, westwards to the retained footbridge and straight down to the Walk via a new set of stairs.
2.11. The Proposed Development incorporates the relocation of the existing MUGA northwards into the Application Site and replacement with a new MUGA 18.5 x 37m minimum, Sports England compliant. It will be floodlit [on a timer] to extend its usability. It will have robust, weld-mesh type sports fencing, 3m high with possible extensions to 4m behind the goals, a rebound fence and for safety and convenience will have 2 gates, one near the Cape Building and the other near the school and central public space. Like the existing MUGA, the new pitch will be floodlit on a timer-controlled system. Light columns will be as low as possible [8m] and will be designed with shields to direct light to the pitch and prevent spillage onto the Parkland Walk or sensitive habitat. It is envisaged that Cape Youth Project and the school will have sole use of the
- 5 -
pitch at certain times, with public access at others, controlled by a new site management organisation or by Cape Youth Project.
2.12. The Proposed Development consists of the redevelopment of the existing Recreation Centre in the western part of the Application Site, and surrounding areas for the creation of a new Ashmount Primary School facility. This will incorporate a new facility for the Bowlers Nursery which will be relocated from its current location in the central southern part of the Application Site. The new building will vary in height from 1 – 3 storeys incorporating a mix of ‘Brown’ and ‘Green’ roof features and roof top play area as well as traditional roof elements. Existing levels will be utilised and manipulated to providing ground level screening of the lower sections of the building.
2.13. The new school and Nursery facilities will include enclosed external play areas designated for specific age groups. To the northeast of the building will be an area of approximately 1100m2 for 3 -6 year olds which will include an area of terraced hard and soft landscaping of planting, paving bands and timber sleeper edgings. To the west will be an area of approximately 1500m2 will be provided divided into separated areas for 1-3 year olds, which will include a timber sleeper amphitheatre and fitness trail and play equipment to the northwest and an area designated for use by Bowlers Nursery and will contain rubber play surfacing and play equipment, living Willow tunnels and ecological planting areas to the southwest.
2.14. The Development Proposals include for the refurbishment of the existing Cape Building and associated surrounding facilities. These proposal include:
• Climbing plants to ‘green’ the Cape Building and help blend the structure with its setting and reduce its dominance of the entrance. • Between the Cape Building and the MUGA, a small recreational area will be created with informal seating, recreational elements like basketball hoops, and cycle stands. Raised edges to small green areas can be used as seating or for BMX manoeuvres. • The existing upper decked space is retained but is provided with new steps and ramps to access the different levels of the building, the proposed ecology classroom and the Parkland Walk. A new small metal-mesh decked terrace is provided on the north side towards the Walk. • Cape Youth Project structures will be pulled away from the Parkland Walk to lessen their impact on its amenity. • The area around the skateboard ramp will also be upgraded, and the existing steep concrete stair will be replaced by new and generous steps up to the central green space and school.
2.15. The Proposed Development includes for enhancement of the southern wedge of land which extends out into the surrounding residential area along Warltersville Road. The existing steps up to the old MUGA will be replaced by a new wider staircase with sturdy lighting recessed into its western wall. A sloping path [less than 1 in 20] with handrail zigzags up the slope for wheelchair and pushchairs. This path will be lit by columns and will be constructed to avoid damage to tree roots. The overgrown shrubs on this slope will be cleared and replaced by low vegetation of wildlife interest such as woodland groundcovers, to create good visibility, with a few larger shrubs of habitat value like hazel. Between the housing, the current path system will be augmented by new ramps with handrails to avoid the existing occasional small flights of steps and provide an accessible route down to Warltersville Road. The grass will be enhanced by wildflower and bulb planting for habitat and visual interest. Hedges will be used on the east and west sides to screen and resolve poor junctions between the green space and the curtilege of the buildings. New seating will be introduced in selected locations to increase its user value.
- 6 -
2.16. The overall planting strategy for the Application Site is to focus protection, enhancement of areas of existing ecologically valuable vegetation and creation of ecologically beneficial habitats focusing on the use of native plant species and plants with wildlife interest and benefits.
2.17. Limited intervention is proposed in the Parkland Walk, particularly on the northern bank of the cutting which remains as relatively undisturbed, spontaneous secondary woodland. However, the following interventions are proposed to augment diversity and improve habitat –
• Eradication of Japanese knotweed wherever it occurs on site • Management of ruderal vegetation on southern slope to create a grassland clearing, increasing the area of a locally-scarce vegetation type; [if site conditions allow, acid grassland should be encouraged to augment nearby areas of this special habitat] • Erection of bat boxes on buildings and below the footbridge, also a variety of bird boxes including owl and swift boxes in appropriate locations on buildings and trees • Provision of habitat for reptiles and invertebrates such as Stag Beetles - small log piles and refuges • Scrub planting on the southern bank to vegetate severely eroded areas and improve woodland structure for nesting birds and foraging bats, where this would not reduce visibility. • Interventions to be agreed with Islington to suit long-term management regimes – for instance, limited coppicing and under planting to enrich the ground flora and woodland structure, particularly at the woodland edge • Modification of Cape Youth Project play structures to integrate them within path network and reduce their impact on the amenity and security of the Walk • Improvement of the area around the skateboard ramp to add to amenity of the Walk
2.18. The upper plateau is envisaged as a woodland ‘clearing’ and the Proposed Development include for the increase biodiversity by introducing grassland and other communities which are much less common along the Walk corridor. Likewise, the wedge of land down to Warltersville Rd is a chance to create flower-rich amenity grassland and meadow. Proposals include –
• Bio diverse ‘brown’ roof on part of Cape Building [56m2] and on 600m2 of the school roof. • Green roof over Bowlers • Creation of small ‘dry slope’ habitat on SE facing bank between school playground and public space, and south of MUGA • Replacement of some of removed trees on upper plateau by selected large, long- lived native species – predominantly oak, with ash, lime and wild cherry, and possibly field maple and beech • Additional/replacement native hedgerow to strengthen boundaries, with planting of small native and/or flowering/fruiting tree species of value to wildlife and reflecting the existing tree species in the area - for instance wild fruit trees (Pyrus communis. Malus sylvestris, Prunus cerasifera etc) along the northern edge of the school where it adjoins the area of wild plum Prunus domestica and wild cherry Prunus avium at the top of the cutting, and the use of early successional species - silver birch Betula pendula, aspen Populus tremula etc elsewhere.
- 7 -
• Management of southernmost south facing extension of the site as meadow grassland; include hazel coppice in groundcover on the steep slope below trees, subject to retaining good sightlines • Amenity grassland management to provide wildlife benefits wherever possible e.g. bulb and wildflower plug planting or less frequent mowing • Climbing plants on parts of the fencing around the MUGA and school Ornamental but flowers/fruits of value to birds and invertebrates e.g. Vitus, Rosa sp. and cultivars • Climbing plants to create green building facades and integrate buildings in the site wherever possible; including ivy and vines • The use of grass-jointed permeable pavings, providing some opportunity for colonisation and for foraging birds as well as sustainable drainage
2.19. The Proposed Development will see the removal of a total of 56 of the existing trees, comprised of 2 No category A trees, 5 No category B trees, 43 No category C trees and 6 No category D trees.
2.20. The Proposed Development will see the addition of 56 new trees with the landscape proposals.
2.21. Native hedgerows will be created along the north and eastern edges of the school play areas and along the southern boundary of the Application Site.
2.22. New tree and shrub planting will be developed along the interface of the public footpath which runs along the western edge of the Application Site and the new adjacent school play areas and will include for a new secure weld mesh fence.
2.23. The existing site contains approximately 3700 sq/m of grassland habitat within the upper plateau area. The Proposed Development will provide approximately 3170 sq/m of improved grassland habitat and will supplement this with the creation of a further 530 sq/m created on the southern slope of the Parkland Walk, maintaining the original 3700 sq/m.
2.24. The existing site contains approximately 2200 sq/m of shrub planting within the upper plateau area. The Proposed Development will provide for approximately 2913 sq/m of shrub and hedgerow planting, resulting in a net gain of approximately 713 sq/m.
2.25. Comprehensive mitigation measures are proposed to provide protection of existing retained trees. These proposals take account of initial comments by Islington Tree Officers. A full tree survey to BS 5837 forms part of the planning submission. -
• Buildings located on the most developed area of the site, to minimise tree removal • Trees to be removed are largely self-seeded sycamore near buildings • The great majority of significant trees will be retained, including those on the southern edge of the plateau to screen housing and on the wedge of land down to Warltersville Rd • Minimal removal and disturbance to trees on the slopes of Parkland Walk • Management and new woodland shrub planting to improve the structure of woodland edges locally • Tree survey and constraints plan by Islington-approved arboriculturalist, showing root protection areas, form part of the planning application • Replacement tree planting, where space permits, includes selected large woodland-climax species including oak, as well as smaller woodland edge trees and native hedgerow for wildlife value
- 8 -
• New trees in prominent locations to be planted at semi-mature size for immediate impact • New trees to be planted in properly detailed tree-pits with protection, irrigation/ aeration pipes and maintenance regime for successful establishment • New paths to be routed to avoid damage to important trees and their roots • Special ‘no-dig’ path construction; specially-detailed path edges, raised walkways, lightweight steps and decks which ‘tread lightly’ and avoid root damage, soil compaction and erosion of vegetation • Proper protection of existing trees to BS 5837, 2005 and timing of construction to be carefully considered, not only for building phase but also for geotechnical testing and for demolitions
2.26. Principal paths in the upper plateau and southern part of the Application Site will be lit, controlled by timers. However, there will be no new lighting to the Parkland Walk, partly to avoid disturbance to bats, partly to avoid attracting people to out of the way spots at night. Existing sodium lighting along paths which cross the Walk will be retained. Main amenity lighting will use lighting columns approximately 4.5m high, with low UV rating to avoid attracting large numbers of insects which would disrupt bat foraging patterns. White light [probably low UV metal halide] will be specified in preference to orange sodium as it permits clear facial recognition and expends less energy. Lights will incorporate bat-friendly features as recommended by the Institute of Lighting Engineers/ Bat Conservation Trust guideline ‘Bats and Lighting in the UK’. Lamps will be asymmetric to enable precise orientation of the beam; luminaries will be fitted with hoods to prevent light spillage onto the Walk, a significant foraging/ commuting corridor for bats. Column lighting will be supplemented by robust wall or post-mounted fittings to ramps and stairs; There will be no up lighting to trees with potential as bat roosts or larders, or to woodland edges. Like the existing Multi-Use Games Area, the new MUGA will be floodlit; again, beams will be asymmetrical and horizontal light spillage avoided. The columns and lux levels will be as low as possible commensurate with the usability and safety of the pitch, probably around 8m high. Floodlighting will be timer-controlled.
- 9 -
3. Planning Policy
3.1. The Application Site is located within the London Borough of Islington on the boundary with the Borough of Haringey, as a result both Councils Unitary Development Plans and relevant planning policies need to be considered and referred to as part of the assessment process.
3.2. The following planning designations and relevant planning issue have been identified as being relevant to the Application Site and the areas directly surrounding the Application Site.
Site Designations and Planning policies
Metropolitan Open Land Site of Metropolitan Importance for Nature Conservation Local Nature Reserve Parkland Walk Community Park Green Corridor Green Chain Public Rights of Way Tree Protection and Tree Preservation Orders
Surrounding Area Designations and Planning policies
Protected Vista -Strategic Views St Paul’s Cathedral to Alexandra Palace Crouch Hill Conservation Area
3.3. Extracts from Borough of Islington UNP
3.3.1. Recreation and Leisure / Recreation Facilities / R1
‘The Council will encourage new and improved facilities for leisure, culture and recreation in the borough, directing resources towards those areas and population groups that currently have least choice. It will encourage co-operation with both private and voluntary sectors as well as other boroughs, and will work closely with all providers to support dual and alternative uses of suitable buildings and spaces’
3.3.2. Recreation and Leisure / Local Open Space, Green Links and Walkways / R4
‘The Council will seek to improve the provision of local parks and play spaces, and will extend those spaces and pathways that can usefully for green links, footways and cycle ways, to connect residential areas with parks and open spaces and with each other’
3.3.3. Recreation and Leisure / Local Open Space, Green Links and Walkways / R5
‘The Council will protect longer walkways in the borough which connect with other recreation facilities or could potentially join with routes in adjacent boroughs. This includes the Islington Park Walk from Finsbury Park to the Drayton Park area, the New River Walk from Sadler’s Wells to Clissold Park and the Regent’s Canal towpath. The Council will seek to complete or help extend these routes whenever possible, to improve access, develop the recreation, wildlife and nature conservation value.’
- 10 -
3.3.4. Recreation and Leisure / Metropolitan Open Land / R16
‘The Council has designated Highbury Fields and that section of the Park Walk which falls within the borough as Metropolitan Open Land. There will be a strong presumption against any development on this land, and the council will pursue policies to protect and enhance its character’
3.3.5. The Environment / Protecting Trees / ENV5
‘The Council will make Tree Preservation Orders to protect trees of value, ensuring that they are not felled, or pruned to the detriment of the environment, and ensure their replacement should felling become necessary.’
3.3.6. The Environment / Protecting Trees / ENV6
‘The Council will have regard to existing trees in all development proposals and where appropriate will require their retention, or if this is not appropriate, their replacement in a suitable location. Adequate and appropriate supplementary planting may also be required. In implementing this policy tall and prominent Landscape trees will be preferred so that the Islington’s tree resource is enhanced.’
3.4. Extracts from Borough of Haringey UDP
3.4.1. Open Space / Metropolitan Open Land / OS2
‘The openness of MOL as shown on the Proposal Map will be preserved. The character and quality of MOL will be safeguarded. Development which is inappropriate will not be given planning permission except in very special circumstances. Limited development serving the needs of the visiting public may be permitted, if clearly ancillary to the identified purpose of the MOL.’
3.4.2. Open Space / Ecological Valuable Sites and their Corridors / OS6
‘The Council will not permit development on or adjacent to Sites of Special Scientific Interest (SSSIs), statutory Local Nature Reserves, or other Sites of importance for nature Conservation value or ecological importance:
i. Unless there will be no adverse impact on the nature conservation value of the Site; and ii. Unless the importance of the development outweighs the nature conservation value of the Site.
Green Corridors form important links between the nature conservation Sites identified on the Proposal Map. Wherever possible the continuity of these corridors should be protected and their green nature enhanced in order that they do not become fragmented and thereby diminish their ecological value. Development for operational transport needs in the Green Corridors may be acceptable, if it can be shown that there are no alternative locations and there is an essential need for development.’
- 11 -
3.4.3. Open Space / Green Chains / OS16
‘Development will only be allowed where it will not result in a break up of existing green chains for the public or inhibit their provision or extensions. All opportunities will be taken to consolidate and strengthen chains, and where appropriate, to add to chains, or to link them to existing open space in order to improve accessibility to the open space.’
3.4.4. Open Space / Tree Protection, Tree Masses and Spines / OS17
‘The Council will seek to protect and improve the contribution of trees, tree masses and spines to local Landscape character’
3.4.5. Conservation / Development in Conservation Areas / CSV1
‘The Council will require that proposals affecting Conservation Areas:
a) Preserve or enhance the historic character and qualities of the buildings and/or Conservation area b) Recognise and respect the character and appearance of Conservation Areas; and c) Protect the special interest of buildings of architectural or historical interest’
3.4.6. Development and Urban Design / Strategic Views / UD5
‘All development proposals should respect their impact on the strategic views of St Paul’s Cathedral and the City from Alexandra Palace, as shown on the Proposal Map.’
- 12 -
4. Assessment Criteria and Methodology
4.1. Landscape and visual impacts are independent but related issues; landscape impacts are changes in the landscape, its character and quality; visual impacts relate to the appearance of the changes and the resulting impact on visual amenity. Accordingly, the landscape and visual assessment identifies:
• Impacts on Landscape Character: That is, the impacts of the development on discrete character areas and/or character types comprising features possessing a particular quality or merit; and
• Visual Impacts: Impacts of the development on views from visual receptors, and upon the amenity value of the views
4.2. The assessment has been guided by:
• The Landscape Institute and Institute of Environmental Management and Assessment, Second Edition, 2002. Guidance for Landscape and Visual Impact Assessment; • The Countryside Agency and Scottish Natural Heritage, 2002. Landscape Character Assessment: Guidance for England and Scotland; and
4.3. In determining the study area for assessment, it is important to distinguish between the study of the physical landscape and the study of visual amenity. The study area for the physical landscape is focused on the immediate locality of the Application Site. The study area for the visual assessment extends to the whole of the area from which the Application Site is visible and/or the Proposed Development would be visible. As such, two study areas have been established:
• A local study area (relevant to the Landscape component of the assessment); and • A broad study area (relevant to the assessment of visual impacts).
4.4. The assessment has comprised the following tasks:
• Evaluation of the landscape character associated with the Application Site and its immediate surroundings; • Identification of views across the Application Site, from significant locations from public rights of way within the Application Site and from the residential areas surrounding the Application Site; • Identification of potentially significant changes to the existing landscape character and visual context as a result of the Proposed Development; • Description of the mitigation measures required in order to prevent, reduce or offset any significant adverse impacts of the Proposed Development; and • Evaluation of the landscape and visual impacts following mitigation (i.e. establishment of the residual impacts).
- 13 -
4.5. Landscape Assessment
4.5.1. Landscape assessment encompasses appraisal of physical, aesthetic and intangible attributes including sense of place, rarity or uniformity, and unspoilt appearance. The combination of landscape and landscape elements including trees, woodland, open space and Parks and their arrangement, together with architectural style, landscape pattern and scale of landform, land cover and built development create areas with a unique sense of place or ‘character’.
4.5.2. As part of the scoping exercise it has been established that due to both the physical enclosed nature of the Application Site as a result of the local topography and surrounding built development, that the local study area can be limited to the areas within the Application Site. In order to place the Application Site into its wider context the broad study has been extended to include the immediate surroundings of the Application Site.
4.5.3. Within the study area a number of distinct character areas have been defined. Each area has its own distinguishable character defined by a Landscape Character Area (LCA). For each LCA the existing value and condition of the Landscape is assessed. Further details are provided in Appendix 1, Table 1 and Table 2.
4.5.4. The impact of a development upon landscape can include physical impacts on the existing landscape character, and potential changes in character, condition and value of the affected landscape. The significance of landscape impacts is assessed by taking account of the sensitivity of the receptor (the ability of the landscape to accommodate change) together with the nature, scale and/or magnitude and duration of the change.
4.5.5. Factors taken into account include:
• Changes to the visual appearance of the Proposed Development area (proportion, scale enclosure, texture, colour, views); • Changes to the character of the Application Site, including the physical structure of the buildings and development patterns; • Perceived changes to the surrounding buildings, street scenes, routes or open space resulting from any changes to context and setting; and • The value of the landscape character to the public at a local, district, regional and national level.
4.5.6. Classifications of landscape sensitivity and the magnitude of change to a landscape are provided in Technical Appendix 1, Table 3 and Table 4.
4.6. Significance Criteria for Landscape Impacts
4.6.1. In accordance with the above, the significance of the landscape impact is assessed for each LCA identified within the study area as follows:
• Substantial beneficial: The development would fit very well with the scale, landform and pattern of the landscape and bring substantial enhancements to the landscape;
- 14 -
• Moderate beneficial: The development would fit well with the scale, landform and pattern of the landscape and maintain and/or enhance the existing landscape character;
• Minor beneficial: The development would complement the scale, landform and pattern of the landscape, whilst maintaining the existing character;
• Neutral: The development would cause a change in the landscape but this does not harm or bring significant benefits to the landscape;
• Negligible: The development would cause very limited change in the landscape but creates no significant impacts;
• Minor adverse: The development would cause minor permanent and/or temporary loss or alteration to one or more key elements or features of the landscape, including the introduction of elements that may not be uncharacteristic of the surrounding landscape;
• Moderate adverse: The development would cause substantial permanent loss or alteration to one or more key elements of the Landscape, including the introduction of elements that are prominent, but may not be substantially uncharacteristic with the surrounding landscape;
• Substantial adverse: The development would irrevocably damage, degrade or badly diminish landscape character features, elements and their setting.
4.7. Visual Impacts
4.7.1. The first stage in the process of assessing the visual impacts in relation to a particular development is normally to establish the area from which a proposal is likely to be visible. This is usually established through a combination of fieldwork and desktop surveys to establish the potential ‘Zone of Visual Influence’ (ZVI) or ‘Visual Envelope’ (VE). However in a town centre, it is extremely difficult to accurately establish the ZVI on these methods alone. This is due to the complexity of the urban environment, consisting of a range of building types and massing, together with wide topographic variations and varying vegetation cover. Therefore through analysis of topography, and existing vegetation and development, the potential visibility of the development is estimated and then checked on site.
4.7.2. Following verification on site, viewpoints that both characterise views of the Proposed Development and those which are of particular relevance in terms of importance or sensitivity are selected.
4.7.3. As part of the scoping exercise it has been established that due to the physical and visually enclosed nature of the Application Site as a result of the local topography and surrounding built development, that the local study area can be limited to the areas within the Application Site. In order to place the Site into its wider context and to demonstrate the visual impacts the broad study has been extended to include the immediate surroundings of the Application Site.
4.7.4. The visual assessment has therefore been based on the selected representative viewpoints against which the impacts of the development have been assessed.
- 15 -
4.8. Significant Criteria for Visual Impacts
4.8.1. The significance of the visual impact resulting from the Proposed Development has been derived through the consideration of the sensitivity of change to the view, together with the magnitude of change to the view.
4.8.2. The sensitivity of the receptor relates to the amenity value of the view. As such, views from public paths or footpaths and residences, where the view is key to its quality, are considered more sensitive than transient views from roads or views from workplaces, schools or retail areas where the view is not likely to be key to the quality of the activity. Account is also taken to the degree to which attention is likely to be focused on the view and the number of people affected.
4.8.3. The magnitude of change to the view has been determined by the following:
• The extent of the view that would be occupied by the Proposed Development (e.g. glimpsed, partial or full); • The proportion of the Proposed Development that would be visible from viewpoints (e.g. all of the development or part of the development); • The distance of the viewpoint from the Proposed Development; • Whether the view would focus on the Proposed Development. For example, where a building would effectively create a landmark or the view is directed towards a building by the landscape framework, or the development forms one element in a panoramic view; and • Whether the Proposed Development contrasts by form or character with its surroundings and/or whether the development appears as an extension or addition to the view’s original context.
4.8.4. The latter point can depend on how far away the receptor is from the Proposed Development and/or if the view is obscured and/or on the angle of view from the receptor to the Application Site. The classification of visual sensitivity and magnitude of change is set out in Appendix 1, Table 5.
4.8.5. In accordance with the above, the following seven-point contextual scale has been used to define the significance of identified impacts:
• Substantial beneficial: development would cause a substantial improvement in the existing view; • Moderate beneficial: development would cause a noticeable improvement in the existing view; • Minor beneficial: development would cause a barely perceptible improvement in the existing view; • Neutral: development would cause a change in views but this does not harm or bring significant benefits to the views; • Negligible: No discernable deterioration or improvement in the existing view; • Minor adverse: development would cause a barely perceptible deterioration in the in the existing view;
- 16 -
• Moderate adverse: development would cause a noticeable deterioration in the existing view; • Substantial adverse: development would cause a substantial deterioration in the existing view.
- 17 -
5. Baseline Conditions
5.1. Figures No 1, Figure No 2 and Figure No 3, Appendix 2, illustrate the broad study area and the local study area for the assessment respectively.
5.2. The local study area, as shown on Figure No. 3: Local Study Area, has been defined by the scoping exercise as needing to include only the Application Site due to the topography of the Application Site and its immediate surroundings, the nature of the surrounding built form and the existing vegetation cover.
5.3. As shown on Figure No. 1 and Figure No 2: Broad Study Area, the broad study area has been extended approximately 1km to the north, south, east and west of the Application Site to place it into context of the surrounding residential areas. To the north the broad study area extends up to and includes Priory Park and parts of Hornsey Vale. To the east it extends up the section of the GNR railway line between Finsbury Park and Hornsey and includes Stroud Green. To the south it extends to include the northern parts of Finsbury Park and Upper Holloway. To the west the broad study area extends just beyond the Angel Road (A1), and includes Crouch End.
5.4. Existing Landscape Context
5.5. Landform
5.5.1. Figure No. 4: Landform, Appendix 2, illustrates the topography of the broad study area surrounding the Application Site.
5.5.2. Figure No. 5: Landform, Appendix 2, illustrates the topography of the local study area within the Application Site
5.5.3. The Application Site lies generally at an elevation of between 60 - 80m AOD, located on the lower parts of a ridge of elevated ground which runs east to west.
5.5.4. The Application Site has 3 distinct areas defined by localised variations in levels. The northern part of the Application Site comprises of the Parkland Walk cutting which ranges from 60 - 71m, which was created as part of the former Northern Heights Branch railway line between Finsbury Park and Highgate. The central part of the Application Site comprises of a more level triangular plateau ranging from 67 - 72m. The very southern extent of the Application Site comprises of a steep sloping wedge of land dropping down toward Warltersville Road, from 72m to 59m
5.5.5. To the north, south and east of the Site the land falls away to <40m AOD,
5.5.6. To the west the land rises gradually to a high spot at 110m AOD associated with a covered reservoir.
5.6. Vegetation
5.6.1. The distribution of open green space and vegetation is illustrated on Figure No 7: Public Open Green Spaces and Protected Land and Figure No 8: Application Site Significant Vegetation, Appendix 2. The Application Site forms part of an extensive ‘Green Corridor’ of vegetation that runs east to west through the Broad Study Area
- 18 -
following the alignment of the former Northern Heights Branch Line and designated as Metropolitan Open Land. The corridor comprised of narrow cutting with steep embankments covered with mature and dense secondary woodland and associated natural understory vegetation. In addition the Application Site also incorporates an adjacent plateau of land which contains to a lesser extent a cover of semi mature trees along the periphery of the space and along routes ways and footpaths between existing site development.
5.6.2. Within the broad study area a number of significant open greens spaces are present, largely in the form of expansive amenity grassland and playing fields. These include a tennis and squash grounds to the west, Crouch Hill playing fields to the northwest, Priory Park to the north and Crouch Hill reservoir to the east. To the south there are a few smaller areas of open green spaces in the form of street side parks which include Elthorne Park, Hillside Park and Archway Park In contrast to those to the north of the Application Site these are generally more covered by vegetation and less extensive in size.
5.6.3. As can be seen from Figure No 2: Broad Study Area Aerial, the area generally has a good and well distributed covering of trees in the form of numerous street, avenue and private garden trees, which collectively combine to give this area a green and vegetated appearance. Therefore the Application Site and the associated ‘Green Corridor’, form only a small part of a broader distribution of mature trees throughout the Broad Study Area.
5.6.4. As can be seen from Figure No 8: Application Site Significant Vegetation, vegetation within the Application Site comprises of a wide band of secondary woodland within the northern section of the Application Site associated with the former railway cutting. A Dense band of mature trees has also established along the southern and eastern boundaries.
5.6.5. Internally vegetation is limited to area of overgrown and neglected ornamental shrub beds arranged around the Recreation Centre and associated external spaces.
5.6.6. A band of poor quality, neglected self sown juvenile and semi mature trees has developed along the footpath between the Bowlers Nursery building and MUGA within the centre of the Application Site.
5.6.7. There are no TPO’s present, either upon the Application Site, or on areas directly surrounding the Application Site.
5.7. Settlement Pattern and Land Use
5.7.1. Figure No.6: Existing Urban Grain, Appendix 2, illustrates the distribution of open space and built development within the local study area, and gives an indication of the scale and massing of the built development.
5.7.2. The Application Site is located on an area of Metropolitan Open Land on the southern side of a section of the Islington Park Walk which follows the route of the former Northern Heights Branch line from Finsbury Park to Highgate
5.7.3. The Application Site is surrounded in all directions by areas of residential development comprising of predominantly a mix of early and late 3 storey Victorian terraces and semi detached properties with front and generous rear gardens. Interspersed within this
- 19 -
grain are infill and small isolated developments of larger late 20th Century and modern, 4-5 storey blocks of flats/ majorettes, in either Council or private ownership. Streets are generous in width with provision for both on and off road parking and frequent mature street and avenue trees.
5.7.4. Directly adjacent to the north of the Application Site is an area of large 3 storey semi- detached Victorian houses interspersed with the occasional modern infill development of 4-5 storey blocks of flats
5.7.5. Directly to the east and west boundaries are areas of 3 storey Victorian terraces. As you move further west the emphasis shifts towards a greater concentration of large 5 storey flat complexes with the occasional high-rise block of flats occurring over 15 storey’s
5.7.6. Directly adjoining the southern boundary is a development of large 5 storey red brick early 20th Century Flats set within a communal Landscape of open grassland and hard landscaping and car park facilities.
5.7.7. Existing development within the Application Site includes the Recreation Centre and associated enclosed exterior Landscape, located in the western edge to the rear of a terrace of private 3 storey houses along Hornsey Rise Gardens. Bowlers Nursery and enclosed private garden located on the central southern edge of the Application Site. A public MUGA also located on the southern edge of the Application Site and a former Electrical sub-station house for the former railway line now home to the Cape Youth Project located to the eastern side.
5.7.8. The Recreation centre comprises of a 1-2 storey rendered ‘Mock Tudor’ brick building with brown tiled pitched roof. The surrounding hard Landscape areas consist predominantly of tarmac and block paving surfaces and blue engineering brick retaining walls enclosed by a mix of chain link fencing, trees and ornamental shrub beds.
5.7.9. Bowlers Nursery comprise of a single storey brick built building with pitched brown tiled roof and surrounded by a private garden enclosed by a timber post and panel fence.
5.7.10. The MUGA comprised of a tarmac surface enclosed by a combination of a low concrete block wall and chain link fencing.
5.7.11. The former Electrical Sub station building comprises of a tall 2-3 storey Victorian red brick industrial style building, surrounded by areas of tarmac.
5.7.12. Currently the site contains a limited amount of existing Sodium lighting along the Public Rights of Way within the Upper Plateau and associated with Vicarage Walk. This lighting is of poor quality and barely pierces the gloom of over hanging branches. The Parkland Walk is its self not illuminated apart from existing Sodium lighting along the adjacent Public Rights of Way. The existing MUGA is currently floodlit.
5.8. Conservation Areas
5.8.1. There are a number of Conservation Areas within the Broad Study area.
5.8.2. To the north of, and in places directly adjoining the Application Site, within the Borough of Haringey the majority of the residential area is covered by the Crouch End Conservation Area.
- 20 -
5.8.3. This Conservation area is currently under appraisal by Haringey Borough Council and therefore currently has no Conservation Area Guidance Notes available. This area is typically characterised in the area adjoining the site by large 3 storey late Victorian semi detached and terraced houses with a mix of bay and gable dormer windows, front and generous rear garden. Streets are arranged along contours and are generally wide and generous, quiet and suburban in feel with a provision for both on and off road parking and numerous mature street, avenue and private garden trees. Interspersed with in this grain are small isolated examples of modern infill development of 3-4 storey flats and maisonettes and public amenity buildings.
5.8.4. To the south the residential area contains several smaller Conversations Areas at distant locations from the Application Site. These include CA7 Whitehall Conservation Area, CA25 Tollington Park Conservation Area and CA39 Stroud Green Conservation Area.
5.8.5. The following extract is based upon the Islington Councils Conservation Area 7 Design Guide: CA7 Whitehall Conservation Area lie immediately below the Highgate-Hornsey Ridge, along which runs Hornsey Lane east of Archway Bridge. The area slopes considerably, falling from north to south. It includes a variety of properties with different architectural styles. Most of the streets south of Hornsey Lane are laid out as a late Victorian residential estate following the lines of the contours. The Whitehall Park area contains the grandest houses which are mainly large 3 storey red brick properties with Westmoreland slate mansard roofs, cast iron railings and gabled dormer windows. The ‘Shakespeare area’ which includes Cressida, Prospero, Parolles and Miranda Roads, Lysander Grove together with Gresley, Dresdan, Cheverton and Ashmount Roads are generally smaller scale late Victorian terraces, some with bays, gables and double entrance porches and decorative plaster details. In Sunnyside Road, Lysander Grove, Miranda Road and Hazelville Road there are some larger Victorian Villas with good stucco details. Alpha Villas is a terrace of red brick Victorian houses with pediment double arched windows. In Hornsey Lane. Dresden Road and Hazelville Road there are a few Regency houses. There are also good examples of 20th Century architecture. The 1910’ and 1920’s semi detached house in Fitzwarren Gardens and Hornsey Lane show the influence of Lutyens and Voysey. Manchester Mansions (1924) and the Hornsey Lane Estate (1938/9) are well preserved examples of social housing, with timber sash windows, prominent chimneys and door cases.
5.8.6. The following extract is based upon the Islington Conservation Area 25 Design Guide: CA25 Tollington Park was one of the earliest residential streets to be laid out in the northern part of the Borough. It is characterised by grand semi-detached villas from the 1830’s and 1840’s together with two fine Victorian churches of St Mellitus and St Mark along with many nature trees. Tollington Park has an unusually spacious quality, and an above average standard of architectural design.
5.8.7. The following extract is based upon the Islington Stroud Green Draft Conservation Area Design Guide: CA39 Stroud Green is located in the northern part of the Borough of Islington on the border with the London Borough of Haringey. It lies within a wider area of late Victorian development, and is characterised by the lively mixed-use buildings with ground floor shops and residential use above which line the busy main roads (Stroud Green Road and Crouch Hill), and the quieter, small-scale residential terraces which give a more intimate ‘urban village’ character to the area.
- 21 -
5.9. Nature Conservation Areas
5.9.1. Landscape protection designations are shown on Figure 7, Appendix 2.
5.9.2. The whole Application Site with the exception of the very most southern section to the south of the existing MUGA and which extends out in to the adjacent residential development is designated as Metropolitan Open Land, A Site of Metropolitan Importance for Nature conservation and Local Nature Reserve. The most north section associated with the Parkland Walk and the cutting of the former Northern Heights Branch line and embankments is also designated as part of the Green Corridor and Green Chain network.
5.10. Landscape Character Areas
5.10.1. Figure No. 11: Landscape Character Areas, Appendix 2, illustrates the location of the Landscape Character Areas. Figure No 18 and 19, Appendix 2, illustrates the typical character of these areas. For each character area, land use, connectivity, built quality and frontage is described.
Landscape Character Area A: Crouch End Conservation Area.
5.10.2. Landscape Character Area A: Crouch End Conservation Area is defined on Figure No 11 and illustrated by Views 1 to 3 on Figure 18. LCA A is bordered by LCA B to the south and covers the whole area within the Broad study area, north of the Parkland Walk and the route of the former Northern Heights Branch Line, and outside of the Application Site.
5.10.3. LCA A comprises of an area of mixed residential development consisting of both brick built, 3-4 storey Victorian terraces and large semi detached properties with both front and rear gardens, and infill developments of modern flats and public amenities.
5.10.4. Vegetation cover is extensive throughout the area in the form of numerous street, avenue and private garden trees. Large areas of open space and amenity grassland in the form of school playing fields, allotments and recreation grounds are also present within the distant western section of this character area.
5.10.5. The majority of LCA A is covered by the Crouch Hill Conservation Area.
5.10.6. LCA A has a high Landscape value and high condition.
Landscape Character Area B: Parkland Walk Area
5.10.7. Landscape Character Area B: Parkland Walk Area is defined on Figure No 11 and illustrated by Views 9 to 12 on Figure 19. LCA B is bordered by LCA A to the north and TCA C and D to the south and comprises of a narrow corridor of vegetated land which runs east to west across the broad study area.
5.10.8. LCA B comprises of public walkway which runs along the bottom of a former disused railway cutting and adjacent vegetated embankments. Railway artefacts in the form of bridges, disused platforms and retaining structures are present within the cutting environment, which provide a unique historic industrial character. This includes a former, substantial 2-3 storey Victorian electrical substation building at the eastern end of LCA B which is now home to the Cape Youth Project
- 22 -
5.10.9. Vegetation cover is extensive in the form of dense secondary woodland of mature tree coverage to both the north and southern embankments and associated shrub under storey and ground cover planting, which along with the localised topography creates a secluded woodland ravine.
5.10.10. Limited and poor quality access routes into adjoining areas, and the general overgrown and unmanaged nature of the vegetation creates an isolated and unsafe feeling to many sections of LCA B.
5.10.11. LCA B is designated a Metropolitan Open Land and a Site of Metropolitan Importance for Nature Conservation and forms a small section of a much large Green Corridor and Green Chain Network of Regional importance.
5.10.12. LCA B has a high Landscape value and ordinary condition.
Landscape Character Area C: Bowlers Nursery and Recreation Centre Area
5.10.13. Landscape Character Area C: Bowlers Nursery and Recreation Centre Area is defined on Figure No 11 and illustrated by Views 13 to 16 on Figure 19. LCA C is bordered by LCA B to the north and TCA D to the east, south and west, and comprises of a triangular plateau of land enclosed by surrounding residential development. It extents are defines by LCA B to the north, private rear gardens to the south and west and by Crouch Hill road to the east.
5.10.14. LCA C is largely developed, occupied by Bowlers Nursery and private garden and the disused Recreation centre, both with their private enclosed external spaces, access roads and car parking, and the walled MUGA. The arrangement of these elements means that there is little openness and sense of space.
5.10.15. The Recreation Centre and MUGA, along with much of the surrounding associated infrastructure such as pathways, fencing and retaining structures are in advanced stages of decay and neglect, with large amounts of graffiti and vandalism present, which creates a run down and neglected feel to the area.
5.10.16. Access routes through the Application Site are limited, confined and typically narrow, poorly maintained with poor visibility and uninviting entrance which creates an unsafe atmosphere to the area.
5.10.17. Large areas within the interior of LCA C are inaccessible due to various enclosures of fences and boundaries which severely restricts accessibility and movement within the area.
5.10.18. Vegetation within the Application Site is typically overgrown and neglected and includes remnants of ornamental shrub planting and trees used to create internal boundaries and along boundary interfaces. A strong band of mature trees has developed along the southern boundary with further self sown semi mature trees having also developed along access routes through the Application Site. Between the Bowlers Nursery and MUGA.
5.10.19. The general poor condition of the built elements and overgrown nature of vegetation combines with the, limited and poor quality access routes and internal enclosure of spaces to create an impression of an isolated and uninviting space.
5.10.20. The majority of LCA C is designated as Metropolitan Open Land and as a Local Nature Reserve.
- 23 -
5.10.21. LCA C has a high Landscape value and poor condition.
Landscape Character Area D: Upper Holloway and Finsbury Park Residential Area
5.10.22. Landscape Character Area D: Upper Holloway and Finsbury Park Residential Area is defined on Figure No 11 and illustrated by Views 4 to 8 on Figure 18. LCA D is bordered by LCA B and C to the north and covers the whole area within the Broad study area south of the Parkland Walk and the route of the former Northern Heights Branch Line and outside of the Application Site.
5.10.23. LCA D comprises of an area of mixed residential development consisting of a mix of, brick built, 2-3 storey Victorian terraces with both front and generous rear gardens, and 20th Century and modern 4-5 storey flats and infill development. Streets are generous in width with provision for both on and off road parking and frequent mature street and avenue trees.
5.10.24. Generally there is a quiet and peaceful residential suburban feel to the area
5.10.25. Within LCA D are several Conservation Areas of Whitehall, Tollington and Stroud Green which contribute significantly towards the character of the overall area.
5.10.26. Vegetation cover is extensive throughout the area in the form of numerous street, avenue and private garden trees.
5.10.27. LCA D has a good Landscape value and good condition.
- 24 -
5.11. Visual Context
5.12. Zone of Visual Influence
5.12.1. In accordance with the assessment methodology, 1 strategic view and 7 key external viewpoints have been identified in order to consider and assess the development from all directions. 4 strategically located internal views have been identified to consider and assess the development upon key public access routes across the Site. The locations of the 12 views are shown on Figure No 12: External View Locations, Figure No 13: Internal View Locations and Figure No 14: Strategic Views, Appendix 2.
5.12.2. The selection of viewpoints within the broad study area has been influenced by the impact of landform, existing vegetation and built form, and therefore the visibility of the Site.
5.12.3. The development is located on an area Metropolitan Open Land located at a height of between 60-80m AOD. Land generally rises to the west and falls to the north, east and south.
5.12.4. The Application Site contains a large number and extensive areas of Tree and woodland planting both within the Site and along the north, east and southern boundaries which combines with the existing surround development to provide effective screening of views into and out of the Site.
5.12.5. The development is surrounded by areas of extensive residential development. At lower elevations the surrounding intervening development directly adjoining the Site, along with the existing and retained Site boundary vegetation, will effectively prevent views of the Application Site. Where views do occur between or over exiting development they are restrict to views of the dense boundary vegetation which prevent clear views into the interior of the application site. Views 2 - 7 illustrate the typical views from within the surrounding residential areas and from the entrance locations.
5.12.6. Views from public open space directly adjoining the site will be restricted to the small number of boundary interfaces associated with existing entrance points which adjoin onto adjacent roads. From these locations a combination of existing surrounding development and retained boundary planting will prevent views into the interior of the Application Site.
5.12.7. From more distant locations, the combination of landform and intervening urban development will effectively screen views of the Application Site from the majority of locations. Long Distance views will be limited to only those locations of elevated topography where surrounding built form combines to allow views over the intervening development towards the Site. From such locations the combination of Site topography, intervening development and the existing Site vegetation effectively prevent views into the interior of the Site.
5.12.8. Views from key Public Rights of Way across and through the Site are limited to locations only where site vegetation and topography allow un-interrupted views across the site and to locations were Public Rights of Way pass in close or direct proximity with existing development. Views 8 to 12 illustrate the typical views from a variety of receptors from such locations within the Application Site.
- 25 -
5.13. Protected Views
5.13.1. The Strategic View of St Paul’s Viewing Corridor from Alexandra Palace is present passing through the very eastern edge of the Application Site and incorporates the strip of land to the east of and passing through the centre of the Cape Building.
5.13.2. The majority of the remaining Application Site to the west of the Cape Building is included with the Strategic View of St Paul’s Wider Setting except for a narrow strip along the western boundary.
5.13.3. From within the Protect Vista of St Paul’ Cathedral to Alexandra Palace the existing boundary vegetation effectively screens the interior of the Application Site and existing development. The upper levels of the existing boundary vegetation and tree canopy is visible above the surrounding built form and forms part of a wider band of vegetation that runs from east to west through the Broad Study Area.
5.13.4. View 1, as shown in Figure 15: Strategic View, Appendix 2, is taken from Alexandra Palace to the north of the Site, looking south.
5.13.5. View 1 illustrates the general nature of views from elevated locations within the Protected Vista where a combination of topography and surround built form allow views across intervening development towards the Application Site. The dense boundary and interior tree canopies are visible above the surrounding built development. The existing internal developments are not visible through the existing dense boundary vegetation.
5.14. Key External Views
View 2: View from Crouch End Hill (Bridge across Parkland Walk)
5.14.1. View 2, as shown in Figure No 16, Appendix 2, is taken from the road bridge where Crouch End Hill Road crosses the former Northern Height Branch line cutting approximately 0.2km from the Application Site, looking east. From this view, the foreground is occupied by tree canopies of the Parkland Walk. The roof tops of some of the residential buildings along Horney Rise Gardens are just visible to the right hand side above the tree canopies extending away into the middle distance. The Application Site is indistinguishable from its surroundings from this location.
5.14.2. View 2 illustrates the general nature of views from localised elevated locations to the east of the Application Site where a combination of topography and surround built form allow views towards the Application Site.
View 3: View from the junction of Haslemere road and Waverley Road
5.14.3. View 3, as shown in Figure No 16, Appendix 2, is taken from the junction of Christ Church road and Crouch Hill approximately 0.3km from the Application Site, looking south. From this view, the foreground is occupied by the residential street scene along Crouch Hill. In the distance the upper levels of the tree canopies of the section of the Parkland Walk along the northern edge of the Application Site can just be seen above the roof tops. The Application Site is indistinguishable from its surroundings from this location.
- 26 -
5.14.4. View 3 illustrates the general nature of views from locations within the surrounding residential areas to the north of the Application Site where the alignment of built form allows views towards the Application Site.
View 4: View from the junction of Mount View Rise and Mount Pleasant Villas
5.14.5. View 4, as shown in Figure No 16, Appendix 2, is taken from the junction of Mount View Rise and Mount Pleasant Villas approximately 0.3km from the Application Site, looking west. From this view, the foreground is occupied by the residential street scene along Mount View Rise extending into the distance. The Application Site is not visible from this location.
5.14.6. View 4 illustrates the general nature of views from locations within the surrounding residential areas to the east of the Application Site where the alignment of built form allows views towards the Application Site.
View 5: View from Hillrise Road Site Entrance
5.14.7. View 5, as shown in Figure No 16, Appendix 2, is taken from Hillrise Road looking north into the entrance to Vicarage Walk the pedestrian footpath which runs along the western edge of the Application Site, approximately 50m from the Application Site. From this location the view is dominated by the dense and overgrown boundary vegetation. Views into the interior of the Application Site are prevented.
View 6: View from Warltersville Road
5.14.8. View 6, as shown in Figure No 16, Appendix 2, is taken from Warltersville Road looking north at the section of the southern boundary that adjoins directly onto the public road. From this location the view is dominated by the developed street scene and by the 5 storey brick built flat complexes visible to the right hand side of the view. Beyond which the dense and overgrown boundary vegetation associated with the very south western corner of the Application Site and adjacent private rear gardens can be seen. Views into the interior of the Application Site are prevented by the combined development existing boundary vegetation.
View 7: View from Crouch Hill Site Entrance
5.14.9. View 7, as shown in Figure No 16, Appendix 2, is taken directly opposite the Crouch Hill site entrance looking west. From this location the foreground is dominated by the street scene and existing boundary fencing, carved timber entrance gate and boundary vegetation. Through the entrance gates and beyond the mature boundary tree, within the middle distance the Cape Building can be seen, beyond which the extreme left hand corner of the MUGA can just be seen to the left of the Cape Building. Views into the interior of the Application Site are prevented by the existing built form and adjacent vegetation.
View 8: View from Warltersville Entrance footpath (top of slope adjacent to MUGA)
5.14.10. View 8, as shown in Figure No 17, Appendix 2, is taken from a section of the footpath which enters the Application Site centrally along the southern boundary from Warltersville Road looking north. The view is taken from the top of the steps adjacent to the existing MUGA and illustrates the view of Application Site as first seen upon entering the upper plateau of the Application Site. From this location the view is restricted and narrow, confined by a chain link fence and dense shrub planting and mature trees to the left, associated with the boundary of the Bowlers Nursery grounds,
- 27 -
and by a low concrete block wall and high chain link fence to the right. Centrally the base of one of the flood lights for the MUGA can be clearly seen. In the distance the dense woodland vegetation at the top of the southern embankment of the Parkland Walk can be seen through the fencing.
View 9: View from Vicarage Walk Footbridge
5.14.11. View 9, as shown in Figure No 17, Appendix 2, is taken from the Vicarage Walk Footbridge where it crosses the Parkland Walk cutting, looking south. From this location the foreground is dominated by the architectural form of the footbridge and the dense woodland vegetation of the southern embankment of the cutting. Through the woodland vegetation the roof and upper level elements of the Recreation Centre building can be glimpsed.
View 10: View from Vicarage Walk - Haselmere Road Entrance to Site
5.14.12. View 10, as shown in Figure No 17, Appendix 2, is taken from the entrance into the northern boundary of the Application Site from Vicarage Walk looking south. From this location the foreground is dominated by dense woodland vegetation of the north and southern embankments of the Parkland Walk cutting. The roof of the Recreation Centre can be glimpse in the distance through the intervening vegetation.
View 11: View from Vicarage Walk – Hillrise Road Entrance to Site
5.14.13. View 11, as shown in Figure No 17, Appendix 2, is taken from the entrance into the south western corner of the Application Site from Vicarage Walk looking north. From this location the view along the public footpath into the distance, is restricted and narrow, confined by a concrete post and solid timber panel fence to the left associated with the rear boundary of the adjacent private properties, and by a low concrete post railing and wire mesh fence and dense overgrown shrubs and trees to the right
View 12: View from north east entrance to Parkland Walk from Crouch Hill Road
5.14.14. View 12, as shown in Figure No 17, Appendix 2, is taken from the entrance into the north east corner of the Application Site from Crouch Hill road, looking west. From this location the view the foreground is dominated by the dense woodland vegetation of the northern embankment of the Parkland Walk cutting. To the left hand side and through the intervening vegetation the Cape Building can be seen.
- 28 -
6. Potential Impacts
6.1. Construction
6.1.1. The impacts resulting from construction works would occur throughout the estimated construction timetable. The construction activities and programme are set out in Chapter XX: Demolition and Construction. Planning for construction is necessarily broad at this stage. For this reason, the following assessment is based on reasonable assumptions and best judgement. The principal components of construction which would cause an inevitable deterioration to townscape character areas and views are likely to include the following:
• Site clearance;
• Site access and haulage routes using the strategic road network;
• Mobile cranes and tower cranes and piling rigs;
• Mobile construction plant such as excavators, dumpers and lorries;
• Disposal of material;
• Stockpile and material storage area;
• Protective hoardings;
• Security and safety lighting; and
• The presence of partially constructed buildings.
6.1.2. Construction will be undertaken in accordance with an agreed Construction Method Statement (DCMS) and an agreed Construction Environmental Management Plan (CEMP).
6.1.3. In terms of phasing, there are currently two options proposed:
i. Option 1: The Nursery remains operational during construction of the new building (Ashmount School);
ii. Option 2: The Nursery decants into temporary accommodation off-Site during the construction period.
6.1.4. The majority of the constructional phase impacts will be the same for both options, due to a common constructional process, methodology and required site plant and equipment. There will be a difference between the two options associated with additional potential visual impacts for retained site users of the Bowlers Nursery under the option 1 proposals.
- 29 -
6.2. Landscape Character
6.2.1. With respect to landscape, direct impacts would result from the construction phase, to the section of LCA B Parkland Walk Area within the Application Site and LCA C Bowlers Nursery and Recreation Centre Area:
6.2.2. Direct impacts upon LCA B as a result of construction activity will take the form of activities associated with the footpath enhancement works and refurbishment of the Cape Building exterior, Cape Youth Project Adventure play ground and Skate Board Park. Users of this area will experience impacts as a result of temporary closure of footpaths for direct works and from visual impacts from footpaths adjacent to construction activities. Retained trees within LCA B will largely be unaffected by construction activities due to the limited and confined nature of the proposals in this area. The impact upon trees will be restricted to those trees in close proximity to existing and proposed new footpath routes from construction activity, the proposed use of do- dig construction methods and Arboricultural supervision will minimise these impacts as far as achievable.
6.2.3. The amenity value of LCA B will only be slightly affected by the proposed construction activities within the effected part with the Application Site associated with the temporary closure of sections of footpath and facilities.
6.2.4. Without mitigation, this would result in a temporary, short term, local impact of minor adverse significance.
6.2.5. Direct impacts upon LCA C will result from the complete redevelopment of this part of the Application Site and associated construction activities. Use of this part of the Application Site will be restricted to the Bowlers Nursery Facility only under the option 1 construction program and totally prevented under option 2 for the duration of the works. Users will be impacted upon by the temporary closure of Public Rights of Way, MUGA and Cape Youth Project facilities during the relevant periods of the construction programme. The impact upon existing trees with LCA C will take the form of the loss of trees from the central areas to facilitate construction. The impact upon retained trees will be restricted due to their location around the periphery of the construction zone and by site topography which restricts areas suitable for construction activity. The Proposed Developments plans for necessary tree protection will mitigate, against the impact upon retained trees. Impacts from construction lighting will be limited to between 8.00am – 18.00 Monday to Friday and 8.00am – 13.00pm Saturday. and will be visible from areas where public access is retained during the construction phases. This activity will be limited to users of the retained Bowlers Nursery facility which is already a lit area; as a result the increase in site light levels experienced by these users will be seen in context of an existing illuminated environment.
6.2.6. The amenity value of LCA C would be affected by construction activities as a result of the closure of Public Rights of Way, MUGA and areas of open accessible space.
6.2.7. Without mitigation, this would result in a temporary, short to medium term, local impact of substantial adverse significance.
6.2.8. Indirect impacts will occur within the immediate vicinity of the Application Site within LCA D Upper Holloway and Finsbury Park Residential Area.
6.2.9. Indirect impacts upon LCA D will take the form construction activities associated with the proposed boundary and entrance enhancement works, and by construction activity directly adjoining the boundary. Impacts from construction lighting will be limited to
- 30 -
between 8.00am – 18.00 Monday to Friday and 8.00am – 13.00pm Saturday., and will be visible during winter months when deciduous vegetation is devoid of leaf, however when vegetation is in leaf construction lighting will be effectively screened. LCA D may also experience an increase in construction related vehicle activity, again where this occurs it will be an increase of existing traffic movements through the area of similar nature.
6.2.10. The amenity value of LCA D will not be impacted upon by the construction activities.
6.2.11. Without mitigation, this would result in a temporary, short to medium term, local impact of minor adverse significance.
6.2.12. LCA A Crouch End Conservation Area: is likely to be only indirectly affected by the construction related vehicle activity, which will be viewed in context of existing vehicle movements with the surrounding area.
6.2.13. These localised impacts are likely to be, at-worst, of temporary, short-term and of minor adverse significance.
6.2.14. The majority of the existing trees will be retained and largely unaffected by construction activity. Due to a combination of localised topography and the landscape proposals the north section of the site associated with the Parkland Walk and adjacent embankments will not be used by general site traffic or machinery. The impact on this area will be limited to only those areas directly receiving proposed enhancement and improvement works. The remainder of the Application Site on the upper plateau has natural less tree cover and with the removal of the central trees, the remainder of the tree cover in this area is located either around the periphery of the construction site associated with the new Ashcroft School Building and around the existing Cape Building where construction activity will be less. In these locations effect positioning of site hoarding and protection fencing will protect the retained trees from construction activities.
6.2.15. Impacts on the public areas immediately surrounding the Application Site are likely to be limited to an increase in construction related traffic from the main entrance on the eastern boundary and along Crouch Hill Road, and to short periods where boundary and entrance enhancement works are carried out along the southern and eastern boundaries relating to Hillrise Road and Warltersville Road.
6.2.16. The presence and proposed retention of existing mature boundary vegetation will effectively screen the majority of the Proposed Development from public spaces surrounding the Application Site, with views into and of the construction activities, likely to be limited to rear gardens and rear upper windows of the private residences directly adjoining the Application Site along the southern and western boundaries.
6.2.17. Existing Public Rights of Way through the Application Site within LCA C will, during the operational phase will be impacted upon by construction activity due to direct construction works and as a result of construction traffic access and operational space. The footpaths within this area will, for extended periods during the construction programme, need to be closed and or diverted. This would result is a temporary, short to medium term, local impact of moderate adverse significance.
6.2.18. Existing Public Rights of Way through the Application Site with LCA B will, during the operational phase, be impacted upon by construction activities relating to proposed enhancement works to the existing footpath network, vegetation and Cape Youth Project external facilities and equipment. Those footpaths associated with the southern embankment will, during periods of direct construction, need to be closed and or
- 31 -
diverted to facilitate the works. This would result is a temporary, short term, local impact of minor adverse significance.
6.2.19. The Parkland Walk footpath is likely to be only indirectly impacted upon by construction activity associated with adjacent Landscape works. This would result is a temporary, short term, local impact of minor adverse significance.
6.2.20. The likely difference between landscape impacts for the two construction programme options would be that option 1 would result in a slight reduction in the overall time frame for the impact to public rights of way with LCA C, as it would potentially allow the central Public Right of Way to remain open for a longer period than under the option 2 proposal. The overall significance of the impact however is unlikely to differ between the two construction programmes,
6.3. Visual Impacts
6.3.1. With respect to views during construction, the Application Site is enclosed along all boundaries by dense mature vegetation and trees, which combined with the elevation of the Application Site relative to its surroundings, will provide screening of ground level construction activities from surrounding publicly accessible areas.
6.3.2. Views into the Application Site from adjoining areas will be restricted to private views from residential properties directly adjoining and over looking the Application Site to the south and west.
6.3.3. From the north, south, east and west, construction activities associated with the upper parts of the taller elements of the Proposed Development within the Application Site, will become visible above the existing surrounding development, fencing and vegetation, as construction progresses. From all locations, this will form a temporary small component in the wider view.
6.3.4. From the immediate east there will be more available views of ground and upper level construction activity along Crouch Hill Road, particularly associated with works proposed to the existing Cape Building, where the Site fronts onto the road.
6.3.5. From the immediate south, there will be several limited areas of available views of boundary and entrance improvement construction activity from Hillrise Road and Warltersville Road, where the Application Site fronts onto the road. From Warltersville road activities associated with the relocation of the MUGA and construction of the new access road are also likely to be visible adjacent to the existing Application Site entrance. This impact is likely to be at its greatest during period of leaf fall. When in leaf the retained planting to the south of the MUGA will effectively screen these activities.
6.3.6. From more distant views, the combination of topography, existing development and vegetation will generally screen the lower construction activities. From a few limited elevated locations, construction activity associated with the upper parts of the taller elements of the Proposed Development will become visible, above the intervening existing development and vegetation, as construction progresses. The required tower crane is anticipated to extend 5m above the surrounding vegetation canopy. Where this occurs, the views of construction activity will form a temporary, very small component in the wider view, and will generally be seen in context of a varied urban skyline.
- 32 -
6.3.7. From within the Protected Vista of St Paul’s Cathedral to Alexandra Palace, construction activity associated with the upper parts of the new school building and refurbishment of the Cape Building will become visible, above the intervening existing development and vegetation, as construction progresses. The required tower crane is anticipated to extend 5m above the surrounding vegetation canopy. The majority of the new building development is located within the western section of the Application Site and outside of the Strategic Viewing Corridor; as a result the Tower Crane will not impact upon the Strategic Viewing Corridor, but will impact upon the Strategic Wider Setting of St Paul’s Cathedral. Where this occurs, the views of construction activity will form a temporary, very small component in the wider view, and will generally be seen in context of a varied urban skyline.
6.3.8. From Public Rights of Way within LCA B Parkland Walk section of the Application Site, views of construction activities will be restricted to only those enhancement work proposed for the Parkland Walk and adjacent embankments. Due to the combination of localised topography and surrounding dense vegetation, views of the main construction activities associated with the new school building and surrounding area will be effectively screened. Glimpsed views of these activities and those associated with the new MUGA may become slightly visible through the vegetation during periods of leaf fall, however then site hoarding will screen views of all but the upper most construction activities.
6.3.9. From Public rights of way within LCA C: Bowlers Nursery and Recreation Centre Area, views of construction activity will either not exist during period when these footpaths will need to be closed, or when the footpaths can remain open along their original or diverted courses, the close proximity to the construction activity will mean that site hoarding will effectively screen ground level construction activities. Upper level construction activities will be possible in breaks in the existing upper tree canopies.
6.3.10. In addition under the proposals of option 1 there will be a visual impact upon retained users and visitors associated with the operation of the Bowlers Nursery during the construction phase. It is likely that both ground level and upper level construction activities will be visible from both the external spaces associated with the nursery building and from the shared access route. Where this occurs, the views of construction activity will form a temporary, large component of the wider view, and due to the Application Sites enclosed nature will be viewed in isolation. This impact would not occur if the option 2 construction programme is followed.
6.3.11. From Public Rights of Way and public accessible areas with the Application Site where access is retained during period of the construction phase, the impact from construction lighting will be limited to between 8.00am – 18.00 Monday to Friday and 8.00am – 13.00pm Saturday., This activity will be limited to users of the retained Bowlers Nursery facility which is already a lit area, as a result the increase in site light levels experienced by these users will be seen in context of an existing illuminated environment. From these areas the impact is likely to be temporary, local impact of neutral significance
6.3.12. From areas residential areas directly adjoining the boundary of the Application Site to the east, south and west construction lighting will be visible during winter months when deciduous vegetation is devoid of leaf, however when vegetation is in leaf construction lighting will be effectively screened. From these areas the impact is likely to be temporary, local impact of minor adverse significance
6.3.13. Therefore, without mitigation the potential impact is anticipated to be temporary over the short-term, local impact and ranging between negligible and minor adverse significance, depending on the angle and distance of the view. This is likely to increase
- 33 - to temporary over the short-term, local impact and ranging between neutral and moderately adverse for option 1
- 34 -
6.4. Completed development
6.4.1. The potential impact of the Proposed Development would continue thorough its life span. The principal features of the Proposed Development which are considered likely to impact the Landscape and Visual context of the Application Site are:
• Changes to the character quality and appearance of the Application Site
• Changes to views of the Application Site from the surrounding area;
• Changes to views from within the Application Site;
• Improvement of pedestrian connections across the Application Site
• Improvements of active frontages to Crouch Hill Road, Hillrise Road and Warltersville Road.
• Implementation of a Landscape Strategy to significantly increase the provision; and quality of hard and soft landscaped areas within the development.
6.4.2. A detailed description of the Proposed Development is set out in the form of the Design and Access Statement, which accompanies the outline planning Application.
6.5. Landscape Impacts
6.6. Landform
6.6.1. The general overall existing levels of the majority of the Application Site will be largely unaffected by the Proposed Development. The existing topography and vegetation cover along with the surrounding infrastructure and development effectively define the parameters for the levels of the Proposed Development, and therefore it will be located at a similar elevation to the upper plateau section of the Application Site.
6.6.2. Where possible existing variations in topography in the area associated with the proposed Ashmount School buildings will be used and where applicable manipulated to help provide screening of and reduction of the perceived massing of new built forms from ground level and locations from future public rights of way within the Application Site This has included in several areas the setting of the lower ground floor within localised low spots and behind earth embankments.
6.6.3. The new nursery facilities will be constructed with a green roof which will link into the adjacent soft landscaping to the east, effectively screening this part of the Proposed Development from this direction.
6.6.4. The associated external play areas surrounding the school building have be designed to reflect and utilise the existing topography and include elements which make use of embankments and level changes where present.
6.6.5. The northern section of the Application Site associated with the Parkland Walk and comprising of the former railway line cutting and steep embankments will remain unaltered except for very minor manipulations to improve footpath and access gradients.
- 35 -
6.7. Vegetation
6.7.1. The majority of the existing Application Site vegetation will be retained and where appropriate enhanced as part of the Proposed Development.
6.7.2. The existing vegetation located along the western boundary adjacent to the existing Recreation Centre, along with a small number of trees within the internal areas of the Application Site associated with the Recreation Centre and Bowlers Nursery and adjacent footpaths will be lost to accommodate the Proposed Development.
6.7.3. The Proposed Development includes the creation of new boundary and internal planting including the replanting of trees within these areas. Areas of existing ornamental shrub planting around the existing Recreation Centre will also be lost, but will be replaced by a combination of more appropriate, native and plants beneficial to wildlife more in keeping with the Application Sites overall woodland setting.
6.7.4. The vegetation within the north part of the Application Site associated with the Parkland Walk will be retained and enhanced by proposed habitat creations and enhancements works, which will increase biodiversity and quality of the existing vegetation.
6.7.5. Landscape proposals for the main upper plateau area include the creation of wildflower and grassland habitats, and the creation of ‘Green’ and ‘Brown’ roof habitats. The enhancement and enrichment of existing woodland habitats. The creation of native hedgerows and native and planting beneficial to wildlife within the landscaped areas associated with the Ashcroft school areas
6.7.6. These Landscape proposals would provide a strong landscape framework of trees, shrubs and grassland and wildflower planting to create an attractive ‘Woodland Glade’ setting for the Proposed Development and to mitigate for the loss of existing vegetation.
6.7.7. The landscape proposals will also significantly increase both the quality and appearance of the entire Application Site as well as for providing new and improved habitats and increased biodiversity which will significantly increase the overall value of the Application Site.
6.8. Settlements Pattern and Use
6.8.1. The height, layout and orientation of the components of the Proposed Development have been designed to respond to both the existing site development, topography and the context of the surrounding area. Proposed taller buildings are located within the west of the Application Site and related to the location of the existing Recreation Centre. The overall building height as been designed to reflect that of the surrounding built development.
6.8.2. The overall arrangement of Proposed Development within the Application Site will remain largely unaltered, however the re location of the MUGA and incorporation for Bowlers Nursery building into the main development, beneath a ‘Green’ roof will enable the creation of more defined central open space.
6.8.3. The Proposed Development would therefore continue to reflect both the existing site arrangement and surrounding development patterns, whilst improving accessibility and creating a better defines hierarchy of open public areas.
- 36 -
6.9. Conservation Areas
6.9.1. The four Conservation Areas identified within the Broad study area will not be directly affected by the Proposed Development. Due to the nature and height of the existing development directly surrounding the Application Site and the density of existing and retained vegetation and boundary trees, the Application Site is effectively screened from views within the Conservations Areas.
6.10. Landscape Character
6.10.1. The direct impacts upon landscape character would be limited to physical impacts on components of the Application Site and Landscape Character Areas immediately adjacent to and enclosing the Application Site. However, there is also potential for the Proposed Development to result in indirect impacts on the surrounding Landscape Character Areas, resulting from the consequences of changes in levels of activity to and from the Application Site and from increased connectivity throughout the surrounding area.
6.10.2. The following Landscape Character Areas would be directly affected by the Proposed Development:
• Landscape Character Area B: Parkland Walk Area
• Landscape Character Area C: Bowlers Nursery and Recreation Centre Area
• Landscape Character Area D: Upper Holloway and Finsbury Park Residential
Area
6.10.3. Landscape Character Areas in close proximity to the Application Site would be indirectly affected by the Proposed Development. This would include Landscape Character Area A: Crouch Hill Conservation Area
Landscape Character Area (LCA) B: Parkland Walk Area
6.10.4. The majority of this Landscape Character Area will not be directly affected by the Proposed Development. Impacts will be limited to the short section of the Parkland Walk that passed through the northern part of the Application Site only.
6.10.5. Within this section of the Application Site, the Proposed Development includes only limited improvement and enhancement works to the existing pathway network to improve accessibility and improve security. Improved entrances into the Application Site along with the addition of accessible ramped access down to the Parkland Walk will increase accessibility to this public space to a greater range of users as well as increasing the sense of security and safety. The proposals would also see refurbishment of the existing Cape Youth Project adventure playground and skate board facilities.
6.10.6. The proposed Landscape enhancements and improved management of the existing vegetation will improve both the aesthetic and ecological value of this section of the Application Site which in turn would result in a permanent improvement to the amenity value of the whole of LCA B.
- 37 -
6.10.7. The sensitivity of LCA B to accommodate a development of this character would normally be high given its designations, however due to the fact that the Proposed Development will only impact on a relatively small area of this Landscape Character Area and due to the poor physical condition of many of the existing infrastructure and structural elements present, the sensitivity of the affected part of LCA B is considered to be medium and the magnitude of change brought about by the Proposed Development would be low and positive. The Proposed Development would see no direct impact to light levels to this section of the site.
6.10.8. The impact of the Proposed Development on LCA A would therefore be long-term, local and of minor beneficial significance.
Landscape Character Area (LCA) C: Bowlers Nursery and Recreation Centre Area
6.10.9. Within this section of Application Site the Proposed Development will replace a run down, neglected and disused Recreation Centre, Bowlers Nursery and MUGA with a new combined school and nursery facility and improved MUGA, and will create a new an improved accessible public open space within the heart of the Application Site. Proposals also include for the refurbishment of the existing Cape Building and enhancement of the associated external facilities. The proposed new building arrangement and relocation of the MUGA and realignment of the access road will effectively breakdown the existing internal sub divisions helping to create a more accessible and open public area. Proposed improvements and enhancements to entrances will create more inviting and secure access routes for public users and increase accessibility. Proposed improvements to the lighting will further increase security and safety. Operation lighting will consist of improved 24hr lighting to public footpaths along the southern boundary and central open space within LCA C, the MUGA lighting will operate on a timer and will not remain on beyond 10 pm. Internal lighting of the new buildings will not occur beyond 10 pm. This improved lighting will be visible form accessible areas within LCA 3, where this occurs this improved site lighting will be viewed against an existing presence of site lighting and is likely to result in a permanent , local substantially beneficial impact for site users. The relocation of the MUGA away from the southern boundary and realignment of the access road will both improve the Proposed Developments integration with the open communal spaces of the residential area directly adjoining the southern boundary as well as providing better integration of the built elements of the Application Site with LCA B: Parkland Walk Area, to the North, by proving a more sympathetic relationship and removing the current sense of segregation of the Application Site into small unrelated units. The proposed Landscape proposals will see the creation of new grassland habitats, new native hedgerows and tree planting and will increase the bio-diversity and ecological value of the Application Site.
6.10.10. The proposed development would, as a result in the provision of improved and new public faculties and as a result of improved maintenance of vegetation, result in a long term positive impact upon the amenity value of LCA C.
6.10.11. The sensitivity of LCA C to accommodate a development of this character would be medium and the magnitude of change brought about by the Proposed Development would be high and positive.
6.10.12. The impact of the Proposed Development on LCA C would therefore be long-term, local and of substantial beneficial significance.
- 38 -
Landscape Character Area (LCA) D: Upper Holloway and Finsbury Park Residential Area
6.10.13. The majority of this Landscape Character Area will not be directly affected by the Proposed Development. Impacts will be limited to only those areas directly adjoining the Application Site. The nature and height of the development directly adjoining the Application Site along with the existing and retained boundary planting effectively screen the Application Site from views within LCA C
6.10.14. Access by future users of the Application Site would occur through LCA D, however as the Proposed Development does not intend to significantly alter the nature of the Application Site usage, although there would be an expected increase of both pedestrian and vehicular movements through the area to access the Application Site, these will be in keeping with the existing nature of such activity and therefore is unlikely to affect the character of the surround area.
6.10.15. Along the western edge the Proposed Development includes for the replacement of the existing Recreation Centre and surrounding landscaped areas with a new combined school and nursery facility, including the provision of external play ground areas. The proposals will locate the new school building further away from the boundary and create landscaped play ground areas between the boundary and the building. The landscape proposals would see the replacement of the existing poor quality boundary planting with new tree and native shrub planting to provide screening of the Proposed Development from the adjacent residential properties and the public footpath which runs along this boundary.
6.10.16. Along the southern boundary the proposals would see the relocation of the MUGA away from the boundary and the realignment of the existing access road to closer to the southern boundary. Landscape proposals would see significant enhancements and new improvements to the existing boundary tree and shrub planting and the creation of wildflower meadows in the most southerly spur of land which extends out into the adjacent residential area. These proposals would help to create a more sympathetic integration of the central and southern parts of the Application Site with the adjoining residential area, helping to integrate the two areas together and helping to break down segregation. Proposed enhancements to the access points, footpaths and associated lighting will help to improve accessibility and connectivity to the Application Site, as well as creating a safer, more secure and inviting boundary. Operation lighting will consist of improved 24hr lighting to public footpaths along the southern boundary and central open space with LCA C, the MUGA lighting will operate on a timer and will not remain on beyond 10 pm. Internal lighting of the new buildings will not occur beyond 10 pm. This improved lighting will be visible during the winter months when deciduous vegetation is without leaf, however when vegetation is in leaf this will effectively screen the lighting from this direction. Where this occurs this improved site lighting will be viewed against an existing presence of site lighting and is likely to result in a permanent, local, neutral impact for areas directly adjoining the southern boundary
6.10.17. Along the eastern boundary the proposals include for enhancements and improvements to the existing footpath entrances. These will help to create a stronger, clearer and more inviting entrance to the Application Site.
6.10.18. The amenity value of LCA D would not be altered by the Proposed Development.
6.10.19. The sensitivity of LCA D to accommodate a development of this character would be low and the magnitude of change brought about by the Proposed Development would be moderate and positive.
- 39 -
6.10.20. The impact of the Proposed Development on LCA D would therefore be long-term, local and of minor beneficial significance.
Landscape Character Area (LCA) A: Haringey Conservation Area Residential Area
6.10.21. Although LCA A adjoins on the northern Boundary of the Application Site it is effectively separated from the majority of the Proposed Development by the section of the Application Site within LCA B Parkland Walk Area. The Proposed Development will see the redevelopment of a number of existing site facilities, enhancements to existing site vegetation and creation of new public open areas and new soft landscaping elements. The proposal with the northern section of the Application Site will see improvements to the existing access points and public foot paths which will increase accessibility and security and safety. Landscape proposals will see the enhancement and enrichment of the existing vegetation along the northern boundary.
6.10.22. Changes in the lighting levels within the Application site will be effectively screened by the existing site vegetation with LCA B.
6.10.23. The amenity value of LCA A will not alter as a result of the Proposed Development.
6.10.24. Access by future users of the Application Site would occur through LCA D, however as the Proposed Development does not intend to significantly alter the nature of the Application Site usage, although there would be an expected increase of both pedestrian and vehicular movements through the area to access the Application Site, these will be in keeping with the existing nature of such activity and therefore is unlikely to affect the character of the surround area.
6.10.25. The sensitivity of LCA A to accommodate a development of this character would be high and the magnitude of change brought about by the Proposed Development would be insignificant and positive.
6.10.26. The impact of the Proposed Development on LCA A would therefore be long-term, local and of neutral significance.
6.11. Visual Impacts
6.11.1. The impacts of the Proposed Development on the 12 views selected for the visual assessment are described below.
6.12. Protected View – Alexandra Palace to St Paul’s Cathedral
6.12.1. From View 1, as shown in Figure No 15, Appendix 2, the combination of foreground elements and vegetation, mid distance built form and the general built form of the long distance, make the Application Site indistinguishable from its surroundings.
6.12.2. The tallest elements of the Proposed Development associated with the top of the existing Cape building and upper levels of the School building may just become visible above the intervening boundary vegetation during periods of leaf fall. Where this occurs they will be viewed against the backdrop of an existing varied developed skyline and will be indistinguishable from their surroundings.
6.12.3. In this location the sensitivity to change is high, and the magnitude of change would be negligible. The impacts would be of long term, district impact of neutral significance.
- 40 -
6.13. Key Views
View 2: View from Crouch End Hill (Bridge across Parkland Walk)
6.13.1. From View 2, as shown in Figure No 12 and Figure No 16, Appendix 2, the combination of foreground vegetation and mid distance built form prevent views of all but the very north western edge of the Application Site, associated with the Parkland Walk.
6.13.2. The upper levels of the northern part of the new school building may just become visible above the existing built form and tree canopies. As the tree canopies of the planting associated with the Parkland Walk embankments continue to develop this would further screen this element. The Proposed Development would be viewed in context of the existing residential development and would introduce elements characteristic of the existing view.
6.13.3. In this location the sensitivity to change is low, and the magnitude of change would be negligible. The impacts would be of long term, local impact of neutral significance.
View 3: View from the junction of Haslemere road and Waverley Road
6.13.4. From View 3, as shown in Figure No 12 and Figure No 16, Appendix 2, the Proposed Development would not be visible, as a result of the screening by the intervening existing built form and vegetation. The tallest built elements of the Proposed Development would not be visible above the existing built form. Views from this locality would not be affected by the Proposed Development.
6.13.5. In this location the sensitivity to change is high, as the view is from within a Conservation Area, however there will be no change in the view. Therefore there would be no visual impact on this view
View 4: View from the junction of Mount View Rise and Mount Pleasant Villas
6.13.6. From View 4, as shown in Figure No 12 and Figure No 16, Appendix 2, the Proposed Development would not be visible, as a result of local topography and the screening effect of the intervening existing built form and vegetation. The tallest built elements of the Proposed Development would not be visible above the existing built form. Views from this locality would not be affected by the Proposed Development.
6.13.7. In this location the sensitivity to change is low and there will be no change in the view. Therefore there would be no visual impact on this view
View 5: View from Hillrise Road Site Entrance
6.13.8. From View 5, as shown in Figure No 12 and Figure No 16, Appendix 2, the Proposed Development would not be visible, as a result of local topography and the screening effect of the intervening existing built form and vegetation. The tallest built elements of the Proposed Development would not be visible above the existing built form. Views from this locality would not be affected by the Proposed Development.
6.13.9. In this location the sensitivity to change is low and there will be no change in the view. Therefore there would be no visual impact on this view
- 41 -
View 6: View from Warltersville Road
6.13.10. From View 6, as shown in Figure No 12 and Figure No 16, Appendix 2, the proposed Landscape enhancements to the foreground grassland and mid distance woodland planting, along with the improvements to the entrance and foot path would be visible. The relocated MUGA would continue to be visible through the mid distance woodland planting during leaf fall, but would be effectively screened during periods of leaf.
6.13.11. The building elements of the Proposed Developments associated with the new school and nursery building would be screened by the intervening built form and vegetation.
6.13.12. In this location the sensitivity to change is low, and the magnitude of change would be medium. The impacts would be of long term, local impact of moderate beneficial significance.
View 7: View from Crouch Hill Site Entrance
6.13.13. From View 7, as shown in Figure No 12 and Figure No 16, Appendix 2, the proposed landscape enhancements to the Application Site entrance would be visible in the foreground. The existing Cape Building would remain visible and the newly aligned access road would also be visible and allow views into the interior of the Application Site.
6.13.14. The new building associated with the new school and nursery would be screened by the intervening built form of the Cape Building and existing and new boundary and interior vegetation.
6.13.15. In this location the sensitivity to change is low, and the magnitude of change would be low. The impacts would be of long term, local impact of moderate beneficial significance.
View 8: View from Warltersville Entrance footpath (top of slope adjacent to MUGA)
6.13.16. From View 8, as shown in Figure No 12 and Figure No 17, Appendix 2, the proposed landscape enhancements to the centre of the Application Site, including the new central open space and grassland areas is visible. The relocated MUGA would be visible in the middle distance to the right and the ‘Green’ roof embankment of the new Bowlers Nursery would be visible to the left. In the centre left, middle distance the proposed native hedge and tree planted associated with the southern edge of the 3-6 year play area would be visible, beyond which the upper levels of the new school building would be visible beyond the new trees extending to the left of the view. Improved lighting will be noticeable making this part of the Application Site better lit and will provide a more secure and safe atmosphere.
6.13.17. In this location the sensitivity to change is high, and the magnitude of the change would be high. The impacts would be long-term, local impact of substantial beneficial significance.
View 9: View from Vicarage Walk Footbridge
6.13.18. From View 9, as shown in Figure No 12 and Figure No 17, Appendix 2, the existing dense woodland vegetation on the southern embankment of the Parkland Walk cutting would remain. The Proposed Development associated with the new School building would be visible through the existing vegetation during period of leaf fall, becoming effectively screened during period of leaf.
- 42 -
6.13.19. In this location the sensitivity to change is high and the magnitude of the change would be moderate. The impacts would be long-term, local impact of neutral significance.
View 10: View from Vicarage Walk - Haselmere Road Entrance to Site
6.13.20. From View 10, as shown in Figure No 12 and Figure No 17, Appendix 2, the existing dense foreground and middle distance vegetation would remain. The proposed development associated with the upper levels of the new School building would be visible through the existing vegetation during period of leaf fall, becoming effectively screened during period of leaf.
6.13.21. In this location the sensitivity to change is high and the magnitude of the change would be moderate. The impacts would be long-term, local impact of neutral significance.
View 11: View from Vicarage Walk – Hillrise Road Entrance to Site
6.13.22. From View 11, as shown in Figure No 12 and Figure No 17, Appendix 2, the existing boundary treatments to the private residential properties will remain on the left. To the right of the view in the foreground the existing post railing and wire mesh fence will be removed and the adjacent vegetation enhanced and improved with new woodland under storey shrub and groundcover planting to create a more open view into the park. In the mid distance to the right the new access pathway network linking to the centre of the Application Site will be visible beyond which the new secure fencing and boundary planting of the Bowlers Nursery playground will be visible. Element so the upper level of the school buildings will be glimpsed through and above the vegetation.
6.13.23. In this location the sensitivity to change is high and the magnitude of the change would be high. The impacts would be long-term, local impact of substantial beneficial significance.
View 12: View from north east entrance to Parkland Walk from Crouch Hill Road
6.13.24. From View 12, as shown in Figure No 12 and Figure No 17, Appendix 2, the dense foreground vegetation would remain visible. The existing Cape Building would also remain visible through this vegetation to the left of the view during period of leaf fall. This would include the proposed new balcony element on the north side of the building.
6.13.25. In this location the sensitivity to change is high and the magnitude of the change would be low. The impacts would be long-term, local impact of neutral significance.
- 43 -
7. Mitigation Measures and Residual Impacts
Construction
7.1.1. The combination of the effect of existing extensive boundary vegetation along with the implementation of good site management, maintenance, and housekeeping would ensure that temporary deterioration of landscape character and visual intrusion would be minimised as far as practicable. Nonetheless, some adverse impacts would be inevitable during the construction works since the use of large scale plant such as tower or mobile cranes can not be completely mitigated.
Landscape Character
7.1.2. With respect to landscape, direct impacts would result from the construction phase, to the section of LCA B: Parklands Walk Area within the Application Site as temporary, short to medium term, local impact of minor adverse significance, and to LCA C: Bowlers Nursery and Recreation Centre Area, as temporary, short to medium term, substantial adverse significance.
7.1.3. LCA A: Crouch Hill Conservation Area and LCA D: Upper Holloway and Finsbury Park Residential Area, where is adjoins the eastern, southern and western boundaries of the Application Site. Would be indirectly affected by the construction works to a very limited extent. The localised impacts are likely to be, at-worst, of temporary, short-term and of minor adverse significance.
7.1.4. The sections of LCA B: outside of the Application Site will not be impacted upon by the Proposed Development.
7.1.5. During the construction phase the impacts upon the amenity value of the Application Site as a result of construction activities will be temporary, short-term, local and of moderate to substantial adverse significance
7.1.6. During the construction phase the impacts of construction lighting will be temporary, short-term, local and negligible significance for LCA B and temporary, short-term, local and moderate adverse significance for LCA C.
Visual Impacts
7.1.7. With respect to views during construction, the screening provided by the existing surrounding development and mature vegetation and dense tree planting along the boundaries of the Application Site, combined with the elevation of the Application Site relative to the immediate surrounding areas, will limit views of ground level construction activities to private gardens and upper level windows from private residences directly adjoining the boundary to the south and west.
7.1.8. From the north, south, east and west, construction activity associated with the upper parts of the taller parts of the Proposed Development will become visible above the existing boundary vegetation and existing development surrounding the Application Site, as construction progresses. Where this does occur, this will form a temporary small component in the wider view and will result in a short-term. Local impact of minor adverse significance.
7.1.9. From within the protected vista of the Strategic Viewing corridor of St Pauls’ from Alexandra Palace and it wider setting, construction activity associated with the upper parts of the taller parts of the Proposed Development will become visible above the
- 44 -
existing boundary vegetation and existing development surrounding the Application Site, as construction progresses. Where this does occur, this will form a temporary small component in the wider view and will result in a short-term. District impact of minor adverse significance.
7.1.10. From more distant views, the combination of topography, existing development and vegetation will generally screen the construction activities on the Application Site from most locations. From a few limited elevated locations, construction activity associated with the upper parts of the taller Proposed Development will become visible, above the intervening existing development and vegetation, as construction progresses. Where this occurs, the views of construction activity will form a temporary, very small component in the wider view, and will generally be seen in context of a varied urban skyline. Where this does occur, this will form a temporary small component in the wider view and will result in a short-term. District impact of negligible adverse significance.
7.1.11. From the immediate east south and west, there will be more available views of entrance enhancement works along Crouch Hill, Warltersville Rod and Hill Rise Roads, where the Application Site fronts onto the road.
7.1.12. From public accessible areas within the Application Site, construction activity will result in a temporary, short-term, local impact and ranging between negligible and minor adverse significance. This is likely to increase to temporary over the short-term, local impact and ranging between neutral and moderately adverse for option 1
7.2. Completed development
7.2.1. All mitigation measures are inherent to the Proposed Development design. Consequently, all residual impacts will remain identical to those identified within the assessment of potential impacts described in the previous section of this chapter.
Landscape Character
7.2.2. The Proposed Development would deliver a long-term, local, substantial benefit to the combined character of the LCA C: Bowlers Nursery and Recreation Centre Area. The proposals would transform an isolated, neglected and poor quality area, providing increased accessibility and security and providing a well integrated public open space. The Proposed Development would also enhance and add to the existing amenity and ecological value of the Application Site by increasing biodiversity, habitat creation and improved objective site management. This would result in along-term, substantial benefit to the amenity value of LCA C.
7.2.3. The Proposed Development would deliver a long-term, local, minor benefit to the character of the LCA B: Parkland Walk Area by improving the visual and ecological value of this section of the walkway. This would result in along-term, minor benefit to the amenity value of LCA B.
7.2.4. Landscape Character Areas directly surrounding the Application Site would be indirectly affected by the Proposed Development. This would include LCA A Crouch Hill Conservation Area: LCA D Upper Holloway and Finsbury Park Residential Area: and the remainder of LCA B: Parkland Walk outside of the Application Site. The impact on theses area as a result of improved accessibility and security and enhancement to the overall visual and ecological value of the Application Site would result in a long-term,
- 45 -
local, minor benefit to LCA B: and LCA D, and a long-term, local, neutral benefit to LCA A:
7.2.5. In summary, the potential impact of the Proposed Development on LCA C: would be long-term, local and of substantial beneficial significance. LCA B and LCA D as long- term, local and of minor beneficial significance, and LCA A as long-term, local and of neutral significance.
7.3. Visual Impacts
7.3.1. The nature of the long-term visual impacts from the Strategic view of St Paul’s from Alexandra Palace following completion of the Proposed development, have been assessed as of district and neutral significance.
7.3.2. The nature of the long-term visual impacts from the residential areas surrounding the Application Site following completion of the Proposed Development, have been assessed from Warltersville Road entrance to the south and Crouch Hill Entrance to the east (Views 6 & 7), as local and moderate beneficial significance, from Crouch End Hill to the west (View 2), as local and neutral significance, and from the junction of Haslemere and Waverley roads to the north, the junction of Mount View Rise and Mount Pleasant Villas to the east and the site entrance from Hill Rise road to the south west, (Views 3,4 and 5), as having no impact.
7.3.3. The nature of the long term visual impacts upon strategic internal public access routes through the Application Site following completion of the development, have been assessed from the Warltersville entrance footpath and Vicarage Walk – Hillrise road entrance (Views 8 &11), as local and substantially beneficial, and from the Vicarage Walk footbridge, Vicarage Walk – Haselmere Road entrance and Crouch Hill road Parkland Walk (Views 9, 10 and 12) as local and neutral significance.
- 46 -
Appendix 1
Table 1 Landscape Value Classification
Value Geographical Classification Criteria Typical Example Rating Scale of Importance Highest. International; Landscape with the World Heritage Site, Scheduled or National highest level of Ancient Monument, nationally importance with highly important Sites or features. valued, rare or unusual features. Irreplaceable or very limited potential for substitution. High. National; Landscape or element Archaeological Important Areas, Regional; or therein of distinctive value, Scheduled Ancient Monuments, District rich cultural associations Listed Buildings, Conservation and a recognised high Areas, Tree Preservation Orders level of importance. and Sites of national, regional or Limited potential for county importance recorded on the substitution. Scheduled Monuments Register (SMR) or National Monuments Register (NMR). Medium. Regional; Locally distinctive Usually undesignated but value District; or Landscape or element expressed through historical or Local therein of moderately cultural associations or through valued characteristics, or demonstrable use. moderately valued components. Some potential for substitution. Low. District; or Landscape or element Remnant Landscape features may Local therein similar to many remain but are degraded or out of other areas with little context. Potential for enhancement. remaining indication of local distinctiveness. Low importance and rarity and potential for improvements/substitution. Lowest. Local. Landscape or element Areas identified for recovery, often therein of very low vandalised and rarely used by the importance, which may community. include damaged or derelict Landscape. Would benefit from improvements/substitution.
- 47 -
Table 2 Landscape Condition Classification
Condition Classification Criteria Exceptional • Very attractive Landscape with a unique sense of place. • Distinctive urban structure, characteristic patterns, balanced combination of built form and open space. • Unified Landscape with a diverse, stimulating street scene and high level of human comfort. • Well maintained and appropriate management for land use. • Widespread use of high quality materials with attractive visual detail and distinctive features worthy of conservation. • No detractors. High • Attractive Landscape with a strong sense of place. • Strong urban structure, characteristic patterns, harmonious relationship between built form and open space. • Landscape promotes social interaction with high levels of activity and few conflicts between traffic and pedestrian movements. • Appropriate management for land use with limited scope to improve. • Evident use of good quality locally characteristic materials and detailing. • No significant detracting features.
Good • Attractive Landscape with a local sense of place. • Recognisable urban structure with characteristic patterns still evident. • Landscape supports social interaction, traffic and pedestrian movements co-exist with limited conflicts. • Scope to improve management for land use. • Some features worthy of conservation. • Some detracting features, retains essential characteristics. Potential for enhancement. Ordinary • Typical and unremarkable Landscape where development is primarily functional. • Distinguishable urban structure but characteristic patterns possibly degraded by unsympathetic modern development. • Opportunities for social interaction limited to specific ‘community’ locations. Traffic circulation often controls pedestrian movement. • Scope to improve management for land use. • Little indication of local distinctiveness with widespread use of standard materials and detailing. Remnant distinctive features no longer in context. • Some detracting features. Poor • Monotonous and uniform Landscape in poor condition or decline. • Lacking in urban structure, variety or clearly legible routes. Poor boundary definition and arbitrary ‘un-owned’ space. Development is often unsympathetic in scale. • Few opportunities for social interaction, unwelcoming or even threatening. Transport infrastructure may inhibit or severely constrain pedestrian movement. • Lack of management has resulted in degradation. Derelict land requiring treatment. • Inappropriate use of materials or use of materials with a limited lifespan. • Frequent dominant detracting features.
- 48 -
Table 3 Landscape Sensitivity Classification
Value Rating Condition Range Sensitivity Rating Highest. Exceptional. Usually high.
High. High. Usually Medium to high.
Medium. Good. Usually medium.
Low. Ordinary. Usually medium to low.
Lowest. Poor. Usually low.
Table 4 Landscape Magnitude of Change Classification
Magnitude Typical Criteria High. Total loss of or major alteration to key elements/features/characteristics of the existing Landscape; and/or introduction of elements considered to be totally uncharacteristic when set within the attributes of the receiving Landscape. Moderate. Partial loss of or alteration to one or more key elements/features/characteristics of the existing Landscape; and or introduction of elements that may be prominent but may not necessarily be considered to be substantially uncharacteristic when set within the attributes of the receiving Landscape. Low. Minor loss or alteration to one or more key elements/features/characteristics of the existing Landscape; and/or the introduction of elements that may not be uncharacteristic when set within the attributes of the receiving Landscape. Insignificant. Very minor loss of or alteration to one or more elements /features/ characteristics of the existing Landscape; and or introduction of elements that are not uncharacteristic within the surrounding Landscape.
- 49 -
Table 5 Visual Sensitivity and Magnitude of Change Classification
Classification Sensitivity Magnitude High. Public views from protected Development becomes dominant/ Landscapes such as World significant feature in the view. Heritage Sites, National Parks, AONB’s Conservation Areas. Views from residences Recognised strategic views. Views from public footways and areas of passive recreation Medium. Views from active Recreation areas Development forms a recognisable Views from public transport new element in the view. interchanges.
Low. Views from places of work and from Development is only a minor vehicle routes such as roads and component of the view. railways. Negligible Area without public or private views Only a small part of the development is discernable, having little impact on the view.
- 50 -
Appendix 2
- 51 -
KEY
Application Site
Local Study Area
Broad Study Area
0 250 500 750 1000 metres scale 1:25000
Crouch Hill | Landscape and Visual Impact Assessment Figure 1: Broad Study Area OS- WT1824Y01 KEY
Application Site
Local Study Area
Broad Study Area
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 2: Broad Study Area - Aerial WT1824Y02 KEY
Application Site
Local Study Area
Broad Study Area
0 250 500 750 1000 metres scale 1:5 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 3: Local Study Area - WT1824Y03 KEY
Application Site
Local Study Area
110 - 120 M
100 - 110 M
90 - 100 M
80 - 90 M
70 - 80 M
60 - 70 M
50 - 60 M
40 - 50 M
30 - 40 M
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 4: Landform - WT1824Y04 KEY
Application Site
73- 75 M
71 - 73 M
69 - 71 M
67 - 69 M
65 - 67 M
63 - 65 M
61 - 63 M
59 - 61 M
0 25 50 75 100 metres scale 1:1000
Crouch Hill | Landscape and Visual Impact Assessment Figure 5: Application Site - Contours - WT1824Y05 KEY
Application Site
Built Form
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 6: Existing Urban Grain - WT1824Y06 KEY
Application Site
Local Study Area
Open Green Space
Ecological Importance
Metropolitan Open Land
Existing Green Chain Walk & Ecological Corridoor
Nature Conservation - Metropolitan Importance
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 7: Open Green Space & Protected Land Designations - WT1824Y07 KEY
Existing Trees
0 25 50 75 100 metres scale 1:1000
Crouch Hill | Landscape and Visual Impact Assessment Figure 8: Application Site - Signifi cant Vegetation - WT1824Y08 KEY
Applicatiion Site
Local Study Area
UDP -Key
Islington For Islington UDP refer to Figure 5
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 9: Haringey UDP - WT1824Y09 KEY
Applicatiion Site
Local Study Area
UDP - Key
Haringey For Haringey UDP refer to Figure 4
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 10: Islington UDP - WT1824Y10 KEY
Application Site
Character Areas
A Crouch Hill Conservation Area - Residential Area B Parkland walk Area Residential Area C Bowlers Nursery & Recreational Centre Area D Upper Holloway & Finsbury Park Residential Area
A
B C
D
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 11: Character Area - WT1824Y11 KEY
Application Site
Local Study Area
Broad Study Area
Viewpoint location
4 3
2
7
6
5
0 250 500 750 1000 metres scale 1:10 000
Crouch Hill | Landscape and Visual Impact Assessment Figure 12: External Site Views - WT1824Y012 KEY
Application Site
Local Study Area
Broad Study Area
Viewpoint location
10 12 9
8
11
0 250 500 750 1000 metres scale 1:2500
Crouch Hill | Landscape and Visual Impact Assessment Figure 13: External Site Views - WT1824Y013 KEY
Application Site
Local Study ArAreaea 1
Broad Study Area
Viewing Corridoor
Wider View Setting
0 250 500 750 1000 metres scale 1:25000
Crouch Hill | Landscape and Visual Impact Assessment Figure 14: Strategic Views of St Pauls WT1824Y014 Strategic View Location 1: Alexander Palace
Crouch Hill | Landscape and Visual Impact Assessment Figure 15 : Strategic Views of St Pauls Photograph WT1824Y015 External View Location 2 External View Location 3 External View Location 4
External View Location 5 External View Location 6 External View Location 7
Crouch Hill | Landscape and Visual Impact Assessment Figure 16: Key External Views Images 2-7 - WT1824Y16 Internal View Location 8 Internal View Location 9 Internal View Location 10
Internal View Location 11 Internal View Location 12
Crouch Hill | Landscape and Visual Impact Assessment Figure 17: Key Internal Views Images 8-12- WT1824Y017 A
D
Photo 1 Photo 2 Photo 3 Character Area A: Crouch Hill Conservation Area - Residential area (Images 1 - 3)
Photo 4 Photo 5 Photo 6 Character Area D: Upper Holloway & Finsbury Park Residential area (images 4 - 8)
Photo 7 Photo 8
Crouch Hill | Landscape and Visual Impact Assessment Figure 18 : Character Areas A&D- WT1824Y018 B C
Photo 9 Photo 10 Photo 11 Character Area B: Parkland walk area (images 9 - 12)
Photo 12 Photo 13 Photo 14 Character Area C: Bowler’s nursery & recreational centre area (images 13 - 16
Photo 15 Photo 16
Crouch Hill | Landscape and Visual Impact Assessment Figure 19: Character Areas B&C - WT1824Y19