FIVE PROPOSED STRATEGIC SITES TONBRIDGE & MALLING BOROUGH COUNCIL LOCAL PLAN 2031

LANDSCAPE & VISUAL APPRAISAL The Report

on behalf of Tonbridge & Malling Borough Council

March 2019

Enplan, 10 Upper Grosvenor Road, Tunbridge Wells, TN1 2EP Offices also at Milton Keynes Directors: PG Russell-Vick DipLA CMLI • MA Carpenter BA(Hons) MRTPI • RJ Hodgetts BA(Hons) DipLA CMLI

01892 545460 [email protected] www.enplan.net

Enplan is the trading name of Enplan UK Limited. Registered in & Wales with Company Number 4608553. A list of directors is available at the registered office; Preston Park House, South Road, Brighton, BN1 6SB.

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Visual Effects ...... 30 TABLE OF CONTENTS Landscape Effects ...... 32 Conclusions and Recommendations ...... 32 1.0 INTRODUCTION ...... 3 South-West Tonbridge ...... 33 Background ...... 3 Potential Development Baseline for the Assessment ...... 33 Visual Effects ...... 34 Limitations ...... 3 Landscape Effects ...... 35 Conclusions ...... 35 2.0 LANDSCAPE RELATED PLANNING POLICY CONTEXT ...... 4 National Planning Policy Framework ...... 4 6.0 CONCLUSIONS ...... 37 Landscape Management Plans ...... 4 APPENDIX A: LANDSCAPE EFFECTS CRITERIA ...... 40 3.0 APPRAISAL METHODOLOGY ...... 6 APPENDIX B: VISUAL EFFECTS CRITERIA ...... 42 4.0 BASELINE LANDSCAPE CHARACTER AND VALUE ...... 7 APPENDIX C: MAGNITUDE OF LANDSCAPE EFFECTS CRITERIA ...... 44 Landscape Character Overview and Strategic Site Locations ...... 7 Published Landscape Character Assessments ...... 7 APPENDIX D: MAGNITUDE OF VISUAL EFFECTS CRITERIA ...... 45 National Landscape Character Areas ...... 8 Landscape Value ...... 13 APPENDIX E: OVERALL ASSESSMENT OF LANDSCAPE AND VISUAL EFFECTS CRITERIA (SIGNIFICANCE) ...... 46 5.0 LANDSCAPE AND VISUAL EFFECTS ...... 16 Approach ...... 16 Bushey Wood, Eccles ...... 16 Potential Development Baseline for the Assessment ...... 16 Visual Effects ...... 17 Landscape Effects ...... 18 David Jarvis Associates’ submitted LVIA ...... 20 Conclusions and Recommendations ...... 20 South Aylesford ...... 21 Potential Development Baseline for the Assessment ...... 21 Landscape Effects ...... 22 Conclusions ...... 23 Borough Green Gardens ...... 23 Potential Development Baseline for the Assessment ...... 23 Visual Effects ...... 24 Landscape Effects ...... 27 Barton Willmore’s submitted LVIA ...... 28 Broadwater Farm, Kings Hill ...... 30 Potential Development Baseline for the Assessment ...... 30

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FIGURES PART FOUR (for digital viewing, under separate cover, in five parts) Figure 12 Bushey Wood, Eccles - Viewpoint Locations & Recommended Mitigation PART ONE Figure 13 Bushey Wood Eccles – Photographic Viewpoints 1 & 2 Figure 1 Site Locations and Areas of Outstanding Natural Beauty – Bushey Wood, Eccles Figure 14 Bushey Wood Eccles – Photographic Viewpoints 3 & 4 Figure 2 Site Locations and Areas of Outstanding Natural Beauty – South Aylesford South Aylesford Zone of Theoretical Visibility Figure 15 - PART TWO Figure 16 South Aylesford - Viewpoint Locations Figure 3 Site Locations and Areas of Outstanding Natural Beauty – Borough Green Gardens Figure 17 South Aylesford – Photographic Viewpoints 5 & 6 Figure 4 Site Locations and Areas of Outstanding Natural Beauty – Broadwater Farm, Kings Hill Figure 18 Borough Green Gardens - Zone of Theoretical Visibility

Figure 5 Site Locations and Areas of Outstanding Natural Beauty – South-West Tonbridge Figure 19 Borough Green Gardens - Viewpoint Locations & Recommended Mitigation

Figure 20 Borough Green Gardens – Photographic Viewpoints 7 & 8 PART THREE

Figure 6 Landscape Character Areas - Bushey Wood, Eccles PART FIVE

Figure 7 Landscape Character Areas – South Aylesford Figure 21 Borough Green Gardens – Photographic Viewpoints 9, 10 & 11

Figure 8 Landscape Character Areas – Borough Green Gardens Figure 22 Broadwater Farm, Kings Hill - Zone of Theoretical Visibility

Figure 9 Landscape Character Areas – Broadwater Farm, Kings Hill Figure 23 Broadwater Farm, Kings Hill - Viewpoint Locations & Recommended Mitigation

Figure 10 Landscape Character Areas – South-West Tonbridge Figure 24 Broadwater Farm, Kings Hill – Photographic Viewpoints 12 & 13

Figure 11 Bushey Wood, Eccles - Zone of Theoretical Visibility Figure 25 Broadwater Farm, Kings Hill – Photographic Viewpoints 14, 15 & 16

Figure 26 South-West Tonbridge – Zone of Theoretical Visibility

Figure 27 South-West Tonbridge - Viewpoint Locations & Recommended Mitigation

Figure 28 South-West Tonbridge – Photographic Viewpoints 17 & 18

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1.0 INTRODUCTION the overall significance of these potential effects and provides recommendations for strategic landscape proposals to assist in mitigating these effects.

Background 1.5 Assessments undertaken within this appraisal have been undertaken in accordance with 1.1 This Landscape and Visual Appraisal is a ‘high-level’ assessment of the five potential strategic ‘Guidelines for Landscape and Visual Impact Assessment’, 3rd Edition1 (GLVIA3). This assessment development sites identified in the Tonbridge & Malling Local Plan, which has reached the has been led by an experienced Chartered Landscape Architect who is highly familiar with the Regulation 19 stage. This means that the plan and accompanying documents have been agreed local landscape context. by the Borough Council for the purposes of submission to the Secretary of State, following public consultation. These five sites are intended to deliver the majority of the housing need for the Local Usage Plan period up to 2031. Enplan (landscape, planning and environmental consultants) has been 1.6 It is intended that this appraisal should be used to: instructed by the Borough Council to undertake a landscape and visual impact assessment of these sites. • Be part of the evidence base for and to assist in the decision-making process for the emerging Local Plan; 1.2 Whilst in developing the plan the Borough Council has taken into account high-level planning constraints, including Areas of Outstanding Natural Beauty and their settings, the site at Borough • Assist in addressing concerns raised by objectors at the Regulation 19 consultation stage; Green, which includes the delivery of a relief road, does require part of the road to be located • Assist in the development of future masterplans for the strategic sites; within the AONB. As part of their respective responses to the Regulation 19 consultation, Natural England, the Kent Downs AONB Unit and the Parish Alliance (the five • Assist the Borough Council with any future Environmental Impact Assessment Scoping parishes local to Borough Green) have all objected on landscape grounds to the Borough Green process; site. The Kent Downs AONB Unit has also raised concerns with the site known as Bushey Wood, • Inform the preparation of detailed landscape and visual impact assessments at the at Eccles, and its potential to cause harm to the setting of the AONB. planning application stage; and 1.3 The main aims of this appraisal are to define the principal landscape and visual effects of the • Assist with the determination of those applications. potential development at each of the five strategic sites, based on some assumptions as set out below, and to identify the broad scope and nature of strategic landscape mitigation proposals that are recommended to assist in ameliorating the likely significant effects. Limitations

is a ‘high level’ landscape and 1.4 The appraisal sets out an assessment of the landscape character, value, susceptibility and 1.7 As the precise form of the developments is unknown, this appraisal - sensitivity of the landscape context of the five strategic sites. It defines in broad terms the existing visual impact assessment, undertaken in accordance with the guidelines set out in GLVIA3, and landscape conditions, assesses the character and quality of the landscape and analyses the based on a number of assumptions about the nature and scope of the potential developments at potential landscape effects of the proposal and their significance, against the existing landscape each of the five strategic sites. It is not, therefore, a full assessment as would be undertaken for baseline. The appraisal also considers the potential visual effects of the development at each site the purposes for an EIA, for example, but rather its scope is tailored to its main aims, as defined based on a relatively restricted number of key viewpoints based on a number of broad above. assumptions about the nature of the schemes that might come forward. The appraisal assesses

1 Landscape Institute & Institute of Environmental Management & Assessment, Guidelines for Landscape and Visual Impact Assessment 3rd Edition,17 April 2013

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2.0 LANDSCAPE RELATED PLANNING POLICY CONTEXT 2.4 The NPPF, therefore, seeks the protection and enhancement of landscapes/countryside whether designated, valued or otherwise but distinguishes those that are “valued”, from those that are not,

2.1 This section describes the background of relevant national planning policy guidance, in so far as this and attaches greater weight to those that are designated. relates to landscape matters. For the purposes of planning policy considerations all of the strategic sites lie in countryside. In respect of landscape issues, the relevant policy context includes the Landscape Management Plans National Planning Policy Framework 2012 (NPPF) and, although not strictly planning policy, the two 2.5 The ‘English National Parks and the Broads UK Government Vision and Circular 2010’, published Management Plans for the respective AONBs. by DEFRA, provides policy guidance for local planning authorities, others with statutory functions and those with roles in the management of such areas. The Countryside and Rights of Way Act National Planning Policy Framework 2000 requires relevant local authorities to jointly prepare, publish and subsequently review a

2.2 Paragraph 7 of the NPPF details that there are three strands to the role of sustainable development; Management Plan for AONBs. It requires that these plans formulate their policies for the Economic, Social and Environmental. It is noteworthy of post-Framework appeal decisions that even management of the designated landscape and for the carrying out of their functions in relation to it. if the development impacts on the environmental role, it is necessary to consider the overarching Management Plans are adopted by local planning authorities but whilst they do not constitute balance of sustainable development whereby the environmental effect is one of a number of land use planning policies as such, they are a component of plan-making and the decision- considerations. Under the heading ‘Core planning principles’, paragraph 17 of the NPPF identifies making process of planning applications. The status of the AONB Management Plans means that the planning system should seek, inter alia, to secure high quality design and amenity and that their policies are a material consideration and should be afforded considerable weight when should recognise “the intrinsic character and beauty of the countryside….” Within Chapter 11 determining planning applications for proposals which affect the AONB. The National Planning 2 “Conserving and enhancing the natural environment”, paragraph 109 requires that the planning Practice Guidance confirms this , and supports the principle that they should be taken into system contribute to and enhance the natural and local environment by, inter alia, “protecting and account by local planning authorities in making Local Plans and when considering planning enhancing valued landscapes….” Whilst paragraph 115 accords great weight to the conservation applications.

and scenic beauty in protected landscapes, such as National Parks and Areas of Outstanding 2.6 The Kent Downs Area of Outstanding Natural Beauty Management Plan 2014-2019, second “highest status of protection in relation to Natural Beauty, highlighting that such landscapes have the revision April 20143, sets out the Special Characteristics and Qualities of the AONB (pages 7 landscape and scenic beauty”. and 8 of the document), which include ‘Dramatic Landform and Views’ highlighting that “Breathtaking, long-distance panoramas are offered across open countryside, estuaries, towns 2.3 Paragraph 116 requires that planning permission for major developments should be refused in and the sea from the scarp, cliffs and plateaux……” designated areas except in exceptional circumstances and where it can be demonstrated that they are in the public interest. The consideration of applications should include an assessment of need, 2.7 Under the heading of Recurrent Themes the setting of the AONB (at page 22/24) is considered cost and scope for developing elsewhere and, core to landscape considerations, “any detrimental as follows: effect on the environment, the landscape and recreational opportunities, and the extent wot which that could be moderated”. “The setting of the Kent Downs AONB is broadly speaking the land outside the designated area which is visible from the AONB and from which the AONB can be seen, but may be wider when affected by intrusive features beyond that. It is not formally defined or indicated on a map. The setting of the AONB landscape should be

22 CD21 National Planning Practice Guidance: Natural Environment: Landscape: Paragraph 4 3 The Kent Downs Area of Outstanding Natural Beauty Management Plan 2014-2019, second revision, published by the Kent Downs AONB Joint Advisory Committee, April 2014.

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distinguished from the setting of listed buildings and other heritage assets (on which “AONBs are not isolated units. They are connected to surrounding landscapes there is legislation and also policy in the NPPF and elsewhere). ecologically, economically, socially and through the action of natural processes such as hydrology and pollination. Development and other activities within the setting of an AONB Proposals which would affect the setting of the AONB are not subject to the same level may have an impact on all these processes as well as affecting views into and out of the of constraint as those which would affect the AONB itself. The weight to be afforded to AONB.” (Page 20) setting issues will depend on the significance of the impact. Matters such as the size of proposals, their distance and incompatibility with their surroundings, movement, 2.11 The Management Plan highlights the importance of setting to the AONB and states: reflectivity and colour are likely to affect impact. Where the qualities of the AONB which “AONBs are not isolated units. They are connected to surrounding landscapes were instrumental in reasons for its designation are affected, then the impacts should be ecologically, economically, socially and through the action of natural processes such as given considerable weight in decisions. This particularly applies to views to and from the hydrology and pollination. Development and other activities within the setting of an AONB scarp of the .” may have an impact on all these processes as well as affecting views into and out of the 2.8 The Management Plan recognises that the secondary purposes of the AONB designation are to AONB.” (Page 20) take account of matters including recreation. It recognises that the density of Public Rights of Way network in the Kent Downs as four times that of the national average is an invaluable asset and that nearly half of Kent and ’s Open Access Land lies within the AONB (paragraph 12.1). Of national importance is the National Trail which starts at Farnham in Surrey and follows the North Downs through Surrey and Kent to Dover with a loop via Canterbury. Of the 153 mile trail, 70 miles lie within the AONB. Research by the North Downs Way National Trail Team shows an estimated 250,000 visitors use the trail each year between May and October.

2.9 The High Weald AONB Management Plan 2014-2019 (3rd Edition)4 sets out the policy aspirations and framework for the 15 authorities jointly responsible for the management of the AONB. The Statement of Significance (page 26 of the Plan) defines the natural beauty of the AONB, its character and special qualities. The plan “identifies five key components that combine in a distinctive pattern and form the fabric of the landscape we see today” (paragraph 2.2 page 19). The five key components are (1) Geology, Landform, Water Systems and Climate, (2) Settlement, (3) Routeways, (4) Woodland and (5) Field and Heath. The plan states that “The loss, damage or deterioration of any of these key components would fundamentally alter the character and quality of the natural beauty of the High Weald” (paragraph 2.2) and these provide “the criteria against which impacts on this nationally designated landscape can be judged” (page 26).

2.10 The Management Plan highlights the importance of setting to the AONB and states:

4 The High Weald Area of Outstanding Natural Beauty Management Plan 2014-2019, third edition published by the High Weald Joint Advisory Committee, March 2014.

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3.0 APPRAISAL METHODOLOGY

definition in any related guidance. The GLVIA3 requires the process of the assessment of rd 3.1 The approach to the landscape and visual appraisal is in accordance with the 3 Edition significance to be clearly defined and to be expressed as transparently as possible. Appendix E ‘Guidelines for Landscape and Visual Impact Assessment’ (GLVIA3). For the assessment of sets out a matrix which defines the overall assessment of landscape and visual effect, together landscape effects, professional judgements have been made regarding landscape value, with the degree of significance that applies. The gradation invites the decision-maker to consider landscape susceptibility and landscape sensitivity. The criteria for these are reproduced at the amount of weight that should be applied based on the degree of significance as part of the Appendix A and the magnitude of landscape effects at Appendix C. The process of landscape planning balance. assessment, as advocated by the GLVIA3, involves the individual assessments and combining of these for value and for susceptibility, specifically to the type of development envisaged, to evaluate the landscape’s overall sensitivity. This is not a full landscape impact assessment, in the sense that it is limited to assessments of landscape value, susceptibility and sensitivity with the assessment of effects predicted as a potential effect; given that, at this time, there are no specific development details that are formalised at this stage. This assessment is then combined with the assessment of sensitivity to define the significance of the effect, through the means of the matrix at Appendix E.

3.2 For the visual assessment the overall extent of the visibility of the potential development at each of the strategic sites was established; this represents the Zone of Theoretical Visibility (ZTV) for the development. These were determined through a combination of computer based assessment using 3-D digital terrain modelling and four points located within each of the five strategic sites, set at 7.5m above ground level, i.e. ridge height for a typical two-storey house. A visual impact assessment was undertaken of the potential developments from a number of selected viewpoints based upon a recognised methodology. This was undertaken in winter conditions. The viewpoints have been selected because they are for the most part ‘worst case’ or at least notable views, and represent a typical direction or type of view from locations where receptors are most likely to be of high sensitivity. They are not all of the available views. The process of defining visual receptor value, susceptibility and sensitivity is based on the tables at Appendix B and, as with landscape assessment, the assessment of magnitude and overall sensitivity is based on the tables at Appendices D and E. The extent to which these findings would result in material harm to the visual amenity of the public right of way, highway or public open space was evaluated and from this, conclusions were drawn as to the harm that would be caused to the character and appearance of the landscape.

3.3 What constitutes a significant effect; the meaning of a significant effect in a broad planning context; and what weight should be attached to it, are all matters which do not have any specific

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4.0 BASELINE LANDSCAPE CHARACTER AND VALUE South-West Tonbridge, lies at the edge of the floodplain of the . In close proximity to the south, the topography rises steeply at the edge of the High Weald AONB. Landscape Character Overview and Strategic Site Locations

4.1 The landscape of Tonbridge & Malling borough spreads from north to south from the edges of the Published Landscape Character Assessments North Downs, down across the Greensand vale and ridge, down to the Low Weald before rising 4.5 The relevant published national and county landscape character data and assessments include again to the edges of the High Weald to the south. This topographical ‘section’ forms one half, in the following: broad terms, of the characteristic long, north-south section from the North to the South Downs, • National Character Area Profiles: North Downs (NCA 119)5; through the Central Wealden Anticline. • Wealden Greensand (NCA 120)6; 4.2 The River Medway and its floodplain are a prominent feature of the borough’s landscape as its course runs through these characteristic landscapes. The river rises in the High Weald, flows • Low Weald (NCA 121)7; initially in a west-east direction through the Low Weald at Tonbridge before turning north through • High Weald (NCA 122)8; and the Greensand vale at , and through the North Downs, where it has eroded a very • ‘The Landscape Assessment of Kent’ 9 distinct section of the Medway Valley. , 2004 , by Babtie for Kent County Council. 4.6 There are also landscape character assessments for the Kent Downs and High Weald AONBs. 4.3 These primary geological elements and the river give rise to a highly varied and contrasting These were both published by the Countryside Commission, as was, and date from the 1990s. landscape including a distinct chalk scarp, an agriculturally productive Greensand belt, low lying They are, therefore, relatively old assessments (out of print) and based upon character floodplains and wooded sandstone hills. The chalk and part of the Greensand landscapes lie within assessment methodologies that have subsequently been updated. Accordingly, and because there the Kent Downs AONB, whilst at the southern edge of the borough is the High Weald AONB. is more recent published material available, less weight has been attached to these assessments. 4.4 Four of the five strategic sites are located in the north of the borough (refer to Figures 1 to 5). For reference, these are: Bushey Wood, Eccles, is located on the rising land along the eastern side of the Medway Valley, • ‘The Kent Downs Landscape: An Assessment of the Area of Outstanding Natural Beauty’, where it runs through the North Downs, and close to the boundary with the Kent Downs AONB. 1995, published by the Countryside Commission (as was); and South Aylesford is located between Aylesford and Maidstone, at the eastern edge of the borough. It lies within the Greensand vale with long views to the North Downs scarp but, overall, it has a • ‘The High Weald: Exploring the landscape of the Area of Outstanding Natural Beauty’, generally urban context, more so than any other of the strategic sites. Borough Green Gardens 1994, published by the Countryside Commission.

also lies within the Greensand vale, but within a part that has closer proximity to the rolling foot slopes and scarp of the North Downs. The western end of the Borough Green Gardens site lies

within the Kent Downs AONB and the boundary of the designation adjoins part of the northern edge of the site. The Broadwater Farm site, north of Kings Hill, lies on the Greensand ridge within the fruit belt area that is characteristic of the Greensand belt through Kent. The fifth strategic site,

5 http://publications.naturalengland.org.uk/file/7513013 6 http://publications.naturalengland.org.uk/file/4904583142834176 7 http://publications.naturalengland.org.uk/file/5212877774389248 8 http://publications.naturalengland.org.uk/file/5851972632576000 9 https://www.kent.gov.uk/__data/assets/pdf_file/0014/12461/Landscape-Assessment-of-Kent-October-2004_Part1.pdf

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4.7 Table 1 below sets out the published landscape character areas relevant to each of the five Strategic Sites: National Landscape Character Areas Table 1: Location of Five Strategic Sites in relation to County Landscape Areas 4.8 The relevant published national and county landscape character data and assessments include Strategic NCA within Other County LCA Other potentially relevant County the following: Site which the potentially within which LCAs

site is relevant NCAs the site is • National Character Area Profiles: North Downs (NCA 119)10; located located • Wealden Greensand (NCA 120)11; Bushey Wealden North Downs Kent Downs – The Eastern Scarp: Medway (AONB), • Low Weald (NCA 121)12; Wood, Greensand NCA 119 Medway, Nashenden Valley: Mid Kent Downs Eccles NCA 120 Western & (AONB), Medway Valley Lower and The • High Weald (NCA 122)13; and Eastern Scarp Western Scarp: Medway (partly AONB) • ‘The Landscape Assessment of Kent’, 200414, by Babtie for Kent County Council. and Hollingbourne 4.9 There are also landscape character assessments for the Kent Downs and High Weald AONBs. Vale West These were both published by the Countryside Commission, as was, and date from the 1990s. They are, therefore, relatively old assessments (out of print) and based upon character South Wealden North Downs Greensand Fruit The Eastern Scarp: Medway (AONB), assessment methodologies that have subsequently been updated. Accordingly, and because there Aylesford Greensand NCA 119 Belt - Malling Nashenden Valley: Mid Kent Downs is more recent published material available, less weight has been attached to these assessments. NCA 120 (AONB), Medway Valley Lower and The Western Scarp: Medway (partly AONB) For reference, these are:

• ‘The Kent Downs Landscape: An Assessment of the Area of Outstanding Natural Beauty’, Borough Wealden North Downs Wrotham Heath Kemsing Vale Kent Downs (AONB), 1995, published by the Countryside Commission (as was); and Green Greensand NCA 119 Ryarsh Gap Kingsdown West Kent Downs and Gardens NCA 120 (partly AONB) Luddesdown West Kent Downs • ‘The High Weald: Exploring the landscape of the Area of Outstanding Natural Beauty’, and Kemsing 1994, published by the Countryside Commission. Vale 4.10 The South-West Tonbridge strategic site lies within the Low Weald NCA 121 (refer to Figure 10). The Low Weald is a broad, low-lying undulating vale which largely wraps around the High Weald to Broadwater Wealden None Greensand Fruit Mereworth Woodlands Farm, Kings Greensand Belt - Malling the south, west and north, terminating in the north-east in a line of low, undulating hills and former Hill NCA 120 cliff line at Romney Marsh. The key characteristics of the Low Weald, relevant in the context of this appraisal, are described as: South-West Low Weald High Weald Medway Valley Penshurst Central High Weald and Tonbridge NCA 121 NCA 122 Hildenborough Leigh Farmlands

10 http://publications.naturalengland.org.uk/file/7513013 11 http://publications.naturalengland.org.uk/file/4904583142834176 12 http://publications.naturalengland.org.uk/file/5212877774389248 13 http://publications.naturalengland.org.uk/file/5851972632576000 14 https://www.kent.gov.uk/__data/assets/pdf_file/0014/12461/Landscape-Assessment-of-Kent-October-2004_Part1.pdf

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• Broad, low-lying, gently undulating clay vales with outcrops of limestone or sandstone important component of the field boundaries, contributing to a strongly wooded character. providing local variation…… Much of the woodland is ancient…… • A generally pastoral landscape with arable farming associated with lighter soils on higher • Ancient paths, drove roads and trackways, often sunken, cross the landscape and are a ground and areas of fruit cultivation in Kent. Land use is predominantly agricultural but distinctive feature of the dip slope. Defensive structures such as castles, hill forts and with urban influences, particularly around Gatwick, Horley and Crawley. Second World War installations, and historic parks, buildings and monuments are found • Field boundaries of hedgerows and shaws (remnant strips of cleared woodland) enclosing throughout……” small, irregular fields and linking into small and scattered linear settlements along 4.12 The North Downs NCA is renowned for the far-reaching views from its most prominent feature, the roadsides or centred on greens or commons. Rural lanes and tracks with wide grass verges and ditches. south-facing scarp slope, and the NCA description recognises this in the following quotes: • Small towns and villages are scattered among areas of woodland, permanent grassland and hedgerows on the heavy clay soils where larger 20th-century villages have grown “Views from the eastern scarp are dominated by generally undeveloped landscapes much around major transport routes. valued by visitors, with outstanding views the to the Weald and from many parts of the downs to France. These views are affected to varying degrees by the Channel • The Low Weald boasts an intricate mix of woodlands, much of it ancient, including extensive broadleaved oak over hazel and hornbeam coppice, shaws, small field copses Tunnel terminal development and the M25 and M20 corridors” (Page 4). and tree groups, and lines of riparian trees along watercourses. Veteran trees are a “The scarp forms a defining feature along the length of the NCA and panoramic views provide feature of hedgerows and in fields. ……” links with adjoining NCAs and beyond” (Page 6). 4.11 None of the strategic sites are located within the North Downs NCA 119, which lies to the north of the Wealden Greensand belt, but this character area is especially relevant to the appraisals for the “The ridge of chalk hills forming the North Downs is a distinctive landform within southern Bushey Woods and Borough Green Garden sites, due to proximity, and also relevant to the South England, familiarly encountered as the steep-sided southfacing which forms a backdrop to the Aylesford site, but much less so due to distance. The key characteristics of the North Downs, flatter land to the south. This dramatic feature, a sweeping arc of hills from the White Cliffs of Dover in the east through relevant to this appraisal, are described as: to the heartlands of Surrey in the west, affords expansive views which are a typical feature of • Cretaceous Chalk forms the backbone of the North Downs. A distinctive chalk downland ridge rises some of the area’s renowned beauty spots” (Page 9). up from the surrounding land, with a steep scarp slope to the south providing extensive views across Kent, Surrey and Sussex and across the Channel seascape to France…… “The following section shows the analysis used to determine key ecosystem service • The south-facing scarp is incised by a number of short, bowl-shaped dry valleys, cut by opportunities within the area. These opportunities have been combined with the analysis of periglacial streams and often referred to as combes. The undulating topography of the dip landscape opportunities to create Statements of Environmental Opportunity...... Sense of slope has also been etched by streams and rivers, today forming dry valleys, some of place/inspiration: A landscape with a distinctive sense of place, from its openness and which carry winterbournes that occasionally flow in the dip slope, depending on the level of expansive views...... Conserve and enhance the long distance open views from the the chalk aquifer. escarpment” (Page 72). • The footslope of the escarpment supports arable cropping, the dominant land use within 4.13 The North Downs NCA is renowned for the far-reaching views from its most prominent feature, the the NCA. In the east, the richer, loamy soils of the lower dip slope support large tracts of mixed arable and horticultural production. south-facing scarp slope, and the NCA description recognises this in the following quotes:

• Woodland is found primarily on the steeper slopes of the scarp, valley sides and areas of “Views from the eastern scarp are dominated by generally undeveloped landscapes much valued by the dip slope capped with clay-with-flints. Well-wooded hedgerows and shaws are an visitors, with outstanding views the Vale of Holmesdale to the Weald and from many parts of the downs to France. These views are affected to varying degrees by the Channel Tunnel terminal development and the M25 and M20 corridors” (Page 4).

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“The scarp forms a defining feature along the length of the NCA and panoramic views provide links headwaters of a number of the major rivers – the Rother, Brede, Ouse and Medway – which flow in with adjoining NCAs and beyond” (Page 6). broad valleys…..

• A dispersed settlement pattern of hamlets and scattered farmsteads and medieval ridgetop villages “The ridge of chalk hills forming the North Downs is a distinctive landform within southern England, founded on trade and non-agricultural rural industries, with a dominance of timber- framed familiarly encountered as the steep-sided southfacing which forms a backdrop to the flatter land to buildings with steep roofs often hipped or half-hipped, and an extremely high survival rate of farm the south. buildings dating from the 17th century or earlier.

This dramatic feature, a sweeping arc of hills from the White Cliffs of Dover in the east through to the • Ancient routeways in the form of ridgetop roads and a dense system of radiating droveways, often heartlands of Surrey in the west, affords expansive views which are a typical feature of some of the narrow, deeply sunken and edged with trees and wild flower-rich verges and boundary banks. area’s renowned beauty spots” (Page 9). Church towers and spires on the ridges are an important local landmark. There is a dense network of small, narrow and winding lanes, often sunken and enclosed by high hedgerows or woodland “The following section shows the analysis used to determine key ecosystem service opportunities strips. The area includes several large towns such as Tunbridge Wells, Crowborough, Battle and within the area. These opportunities have been combined with the analysis of landscape Heathfield and is closely bordered by others such as Crawley, East Grinstead, Hastings and opportunities to create Statements of Environmental Opportunity...... Sense of place/inspiration: A Horsham. landscape with a distinctive sense of place, from its openness and expansive views...... Conserve and enhance the long distance open views from the escarpment” (Page 72). • An intimate, hidden and small-scale landscape with glimpses of far reaching views, giving a sense of remoteness and tranquillity yet concealing the highest density of timber-framed buildings 4.14 The NCA description also recognises that its proximity to settlement and infrastructure is an anywhere in Europe amidst lanes and paths. influence on character: • Strong feeling of remoteness due to very rural, wooded character. A great extent of interconnected “The landscape is highly developed along its boundaries and therefore can lack a sense of ancient woods, steep-sided gill woodlands, wooded heaths and shaws in generally small holdings remoteness, but the areas of extensive woodland cover and farmland offer tranquillity and calm even with extensive archaeology and evidence of long-term management. where development is present”. • Extensive broadleaved woodland cover with a very high proportion of ancient woodland with high “Since 2003 development has continued to have an impact with significant new developments forest, small woods and shaws, plus steep valleys with gill woodland. completed or proposed within or on the boundaries of the NCA, including at Ashford, Thames • Small and medium-sized irregularly shaped fields enclosed by a network of hedgerows and Gateway, Maidstone, Guildford, Purley, South London and Dover where major housing allocation is wooded shaws, predominantly of medieval origin and managed historically as a mosaic of small identified in the Whitfield urban expansion. This NCA is subject to the impacts of significant agricultural holdings typically used for livestock grazing……” development pressures outside the NCA boundaries and within its setting”.

“, the first high speed rail project in the UK, was full completed in 2007 and runs County Landscape Character Areas through part of the NCA. The route connects London with the Channel Tunnel. Other improvements to the existing road network have also taken place, with the M20, M25 and M2 all running through 4.16 The Landscape Assessment of Kent, 2004, by Babtie for Kent County Council, provides published the NCA at some point”. landscape character assessment at a regional/county level. The relevant characteristic features “The topography of the North Downs means that housing developments or industrial activities may and the landscape sensitivity of each of the county landscape character areas are summarised in be particularly visible from the escarpment and developments within the setting of both AONB create Table 2 below. It should be noted that this assessment of landscape sensitivity is of the generic particular challenges”. sensitivity to change rather than to any specific assessment to the sensitivity of the landscape to a 4.15 The High Weald NCA 122 lies in close proximity to the South-West Tonbridge site. Its key particular form of development, such as large-scale residential or urban development. Such an characteristics, relevant to this appraisal, are as follows: assessment is undertaken in the following section. • “A faulted landform of clays, sand and soft sandstones with outcrops of fissured sandrock and

ridges running east–west, deeply incised and intersected with numerous gill streams forming the

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Table 2: County Landscape Character Areas – Assessment Summary relevant], overhead County Relevant Characteristic Generic Landscape Sensitivities wires and pylons. Landscape Strategic Features (summarised) Nashenden Bushey Chalk ridge with Strong sense of place, influenced by Character Sites (Sites Valley: Mid Wood, some narrow steep dominant landform and continuity of Areas (host within Kent Downs Eccles and dry valleys. woodland and common land. LCAs highlighted) (AONB) South Open, sweeping Visibility is high due to dominant highlighted) Aylesford landscape with landform, although views are Kent Downs – Bushey Gently undulating Open landscape, visibility moderate. huge arable fields intermittent. Medway, Wood, arable farmland. Unremarkable landform, within and large blocks of Very high sensitivity overall. Western & Eccles Sparse, remnant significant landform of Medway Valley dense woodland. Eastern Scarp hedges leading up as a whole. Few hedges or to wooded ridges. Hedges and woodland very limited. shaws. Open and wild on Settlement predominantly recent. Medway Valley Bushey Tidal river with Weak strength of character with a lack eastern slopes with Low sensitivity overall. Lower Wood, well-developed of local distinctiveness with relative wide views. Eccles and meanders. recent time depth in many areas. Quarries. South Residual Landform is an apparent element and Hollingbourne Bushey Undulating Historic time depth with woodlands, Aylesford unimproved lack of tree cover creates a highly Vale West Wood, landscape on wet historic settlements and hedged grasslands and visible landscape. Eccles clay soils. boundaries contributing to a sense of reedbeds forming Moderate sensitivity overall. Small broadleaf place. Modified by some recent important areas for woodlands and development, i.e. roads. nature irregular pastures. Landform apparent in the view and has conservation. Infrequent localised dramatic relief. Well-developed settlement. Views intermittently enclosed. industrial mineral Small streams (the Moderate sensitivity overall. and urban sites head waters of the particularly on the river Len) draining west bank. west to Maidstone. The Western Bushey Fertile base of Visibility high due to dominance of Chalk scarp Scarp: Wood, chalk scarp. scarp slope. dominating views Medway Eccles and Historically large Sense of place moderate due to to north. (partly AONB) South open arable fields intensive land use and loss of rural The Eastern Bushey Lower slopes of Ancient highways and historic Aylesford with further loss of features. Scarp: Wood, scarp and wild farmsteads form basis of landscape enclosure by Historic farms and villages contribute Medway Eccles and riverside marshes but now contribute little to local hedgerow removal. to time depth and distinctiveness. (AONB) South in AONB. distinctiveness. Chalk quarries and Woodland and hedges of distinctive Aylesford Intensive open Hedgerows suffered from loss of Elm. industry. species but in decline. arable fields, Local sense of place is very weak. Narrow, ancient routes enhance woodlands on High visibility over open landscape. continuity. upper slopes. Moderate sensitivity overall. High sensitivity overall. Views of adjacent Greensand South Flat to gentle Historic, rural fruit farming landscape cement works [now Fruit Belt - Aylesford undulating with historic village cores, ragstone demolished so not Malling and

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Broadwater landscape on good churches, cottages, farmsteads, walls chalk grassland on settlement and farming pattern is more Farm, Kings quality loams. and oasts. slopes. characteristic. Hill Mixed farmlands Minor estate landscapes. Large scarp-foot Nature of estate houses and including orchards. Unremarkable landform, gently arable fields with farmsteads is unique feature. Residual tall undulating with patches of tree cover, trimmed hedges Natural heritage of woodland and hedgerows and which contain immediate views, and isolated parkland is becoming indistinct. shelterbelts although Downs form a backdrop to mature hedgerow Moderate sense of place. associated with the the north. trees. Very high sensitivity. fruit. Very Low sensitivity overall. Visual impact of Long views to the M20/M26. Kent Downs. Kingsdown Borough Rolling downland. Rolling landform is a dominant Wrotham Borough Undulating Gently undulating landscape frequently West Kent Green Intensive arable element, but tall, frequent enclosure Heath Ryarsh Green landscape with displays strong localised relief giving Downs Gardens cultivation in north reduces the visibility to moderate. Gap (partly Gardens varying soils. moderate visibility through intermittent (AONB) with open fields of 20th century additions such as new AONB) Mixed farmland tree cover. chalky-white soils. housing and golf courses have added with enclosed Although the transport corridor tends to Enclosed, irregular features that do not contribute to fields. dominate, historic character of small pastures in south, distinctiveness. Small sessile oak farms and villages retain a moderate thick coppice and Historic and ancient landscape woodlands with sense of place. mixed woodland. patterns remain dominant elements in heathy grassland. Moderate landscape sensitivity overall. Suburbanisation, wider countryside and the sense of Enclosed wooded horsey culture and place and sensitivity remain strong. lanes. smallholdings. High sensitivity overall. Mineral extraction. Luddesdown Borough Rolling valleyside Strong time depth, reinforced by Transport corridor. West Kent Green pasture and ridgeline woodland and ancient roads. Kemsing Vale Borough Undulating Historic features are a characteristic. Downs Gardens extensive Historic hedgerow pattern is in decline Green landscape on wet No outstandingly unique landscape (AONB) undulating arable and no longer contributes to local Gardens stiff clays. influences. fields. distinctiveness. Patchwork of small Recent, indistinct elements such as Large areas of Many narrow, banked roads are open woodlands, large agricultural buildings, motorway mixed woodland within arable areas. Where hedges pasture and larger planting and road junctions are dominate skyline. persist they have a distinctive mix of arable fields. becoming more widespread. Peaceful and rural, species and are characteristically tall. Infrequent Landform is apparent and views but threatened by Visibility is moderate as landform is settlement. enclosed intermittently by small suburban apparent and tree cover is intermittent. Chalk scarp copses. influences and High sensitivity overall. dominates to the Low sensitivity overall. industrial north. developments. Enclosure by Many hedgerows motorways. removed. Kemsing Vale Borough Steep scarp with High visibility of steep scarp slope Medway South-West Flat, open, mainly Landscape with little or no historic Kent Downs Green continuously augments the sensitivity. Valley Tonbridge arable landscape. settlement, dominant elements are (AONB) Gardens wooded top. Ancient time depth associated with Few settlements or recent, such as commercial buildings, Patchwork of highways, Pilgrim’s Way, but historic roads in floodplain post and wire enclosures and woodland and embanked dual carriageway.

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due to seasonal River flows through an unremarkable against these criteria, relying on the county landscape assessment or independent appraisal flooding. landform with open views over where the information cannot be gleaned from this assessment, and provides an overall value in Historic bridging incohesive land uses. accordance with Appendix A. points. Sparse tree cover. Moderate sensitivity overall. Table 3: County Landscape Character Areas – Landscape Value Penshurst South-West Sandstone ridge Strong time depth due to small-scale Central High Tonbridge with pasture enclosed pastures and mature and County Landscape Landscape Landscape Value Aspects Assessment (overall Weald (AONB) flattening to open varied broadleaf woodland. Plus the Character Areas (host Designation evaluation highlighted) valley with arable vernacular details in buildings are LCAs highlighted) cultivation. distinctive. Kent Downs – Not Landscape Condition Very poor Views north to Despite views to Greensand and North Medway, Western & designated Scenic Quality Moderate Greensand ridge Downs it is well-enclosed with many Eastern Scarp Rarity Not rare and North Downs. shaws and wooded lanes. Visibility is Representativeness Weak Small villages and generally low. Conservation Interests Weak farmsteads. Moderate sensitivity overall. Recreation Value Moderate Buildings of local Perceptual Aspects Weak sandstone. Estate Associations Weak buildings. Red Local Value brick oasts and Not Landscape Condition Poor weatherboarded Hollingbourne Vale designated Scenic Quality Moderate barns. West Rarity Not rare Landscape Value Representativeness Characteristic Conservation Interests Moderate 4.17 The value of the various county landscape character areas that set the context for the five strategic Recreation Value Moderate sites has been assessed below, in accordance with the criteria set out in Appendix A. An Perceptual Aspects Weak assessment of the value of national character areas, and effects on these, is not considered Associations Limited Local Value relevant as these are too large in area for an appraisal of this nature. The Eastern Scarp: AONB Landscape Condition Very Poor 4.18 In accordance with Appendix A, those landscape character areas that lie fully within an AONB, or Medway Scenic Quality Moderate-High largely within one, have been assessed as having higher values, whilst those character areas that Rarity Rare Representativeness Highly Characteristic are entirely or largely undesignated, have been assessed as having more moderate or lesser Conservation Interests Weak values. Recreation Value Moderate Perceptual Aspects Moderate 4.19 In evaluating the value, in particular in respect of the consideration of potential undesignated Associations Strong “valued landscapes”, as paragraph 109 of the NPPF, it is useful to consider other factors (as High Value defined at Box 5.1 of GLVIA3 page 84) to understand the specific attributes of value which an Nashenden Valley: Mid AONB Landscape Condition Good undesignated landscape may have to a greater or lesser degree. Such aspects include, in turn, Kent Downs Scenic Quality High landscape condition, scenic quality, rarity, representativeness, conservation interests, recreation Rarity Rare Representativeness Highly Characteristic value, perceptual aspects and associations. Table 3 below sets out a high-level assessment Conservation Interests Moderate

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Recreation Value High designation at the Perceptual Aspects Strong western extreme. Refer Associations Strong to text for discussion) High – Very High Value Kemsing Vale Not Landscape Condition Good Medway Valley Lower Not Landscape Condition Very Poor designated Scenic Quality Moderate designated Scenic Quality Moderate Rarity Not Rare Rarity Not rare Representativeness Characteristic Representativeness Characteristic Conservation Interests Moderate Conservation Interests Weak Recreation Value Moderate Recreation Value Moderate Perceptual Aspects Weak Perceptual Aspects Moderate Associations Weak Associations Limited Local Value Local Value Kemsing Vale Kent AONB Landscape Condition Good The Western Scarp: Partly AONB Landscape Condition Moderate Downs (AONB) Scenic Quality High Medway Scenic Quality Moderate-High Rarity Rare Rarity Rare Representativeness Highly Characteristic Representativeness Highly Characteristic Conservation Interests Moderate Conservation Interests Moderate Recreation Value High Recreation Value Moderate-High Perceptual Aspects Moderate Perceptual Aspects Moderate Associations Strong Associations Strong High Value High Value Kingsdown West Kent AONB Landscape Condition Very Good Greensand Fruit Belt - Not Landscape Condition Poor Downs (AONB) Scenic Quality High Malling designated Scenic Quality Moderate Rarity Rare Rarity Rare Representativeness Highly Characteristic Representativeness Characteristic Conservation Interests Moderate Conservation Interests Weak Recreation Value High Recreation Value Moderate-Poor Perceptual Aspects Strong Perceptual Aspects Moderate-Poor Associations Strong Associations Weak High - Very High Value Local – County Value Luddesdown West Kent AONB Landscape Condition Good Wrotham Heath Partly AONB Landscape Condition Poor Downs (AONB) Scenic Quality High Ryarsh Gap (partly Scenic Quality Moderate-Poor Rarity Rare AONB) Rarity Not Rare Representativeness Highly Characteristic Representativeness Characteristic Conservation Interests Moderate Conservation Interests Moderate Recreation Value High Recreation Value Moderate Perceptual Aspects Strong Perceptual Aspects Weak Associations Strong Associations Weak High – Very High Value Local Value (notwithstanding AONB

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Medway Valley Not Landscape Condition Poor designated Scenic Quality Moderate Rarity Not rare Representativeness Characteristic Conservation Interests Moderate Recreation Value Moderate Perceptual Aspects Moderate Associations Weak Local Value Penshurst Central High AONB Landscape Condition Very Good Weald (AONB) Scenic Quality High-Very High Rarity Rare Representativeness Highly Characteristic Conservation Interests Strong Recreation Value High Perceptual Aspects Strong Associations Strong High – Very High Value

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5.0 LANDSCAPE AND VISUAL EFFECTS Bushey Wood, Eccles

Potential Development Baseline for the Assessment Approach 5.5 The assessment for Bushey Wood is of the development potential expected to be completed by 5.1 This section sets out a high-level landscape and visual appraisal based on the methodology 2031, i.e. some 900 dwellings approximately, within the area defined as the strategic site by Policy outlined at Section 3.0 above and Appendices A to E. Where relevant the appraisal concludes with LP27, including the 2 form entry primary school, allotments and playing fields replacement landscape recommendations in respect of the need for and the nature of any strategic landscape provision and a new road link to Bull Lane (north and south) and Court Road. mitigation. Such recommendations apply to three of the five strategic sites.

5.2 The appraisal of visual effects is based on establishing a ZTV for each strategic site and field Site Description and Characteristics based assessment at a selected number of particularly key viewpoints. The appraisal defines the 5.6 The Bushey Wood strategic site is located at the village of Eccles, which is located on the south- value, susceptibility and sensitivity of receptors at the key viewpoints, establishes the potential west facing foot slopes of the North Downs in the Medway Valley north of Aylesford. magnitude of visual effects and the significance of these pre-mitigation. It concludes with an overall assessment of the potential significance of the visual effects for each strategic site. 5.7 Eccles is predominantly a 20th Century settlement focussed on Bull Lane, which bisects it, and on a large central village green/recreation ground at its centre. The village lies at between 25m and 5.3 The appraisal of the landscape effects takes the assessment of value established for each county 40m AOD on gentle slopes in a rural landscape of relatively open, arable fields, which offer long landscape character area, as above, evaluates susceptibility and sensitivity to the form of views to the south-west, in particular, across the Medway Valley to the industrial areas around development. The assessment of the magnitude of landscape effects is pre-mitigation and takes Aylesford, to the wooded Greensand ridge beyond, as well as due west to the wooded North two parts; the first relates to changes to the fabric of landscape features on each strategic site and, Downs on the opposite side of the valley above Holborough. the second, a consideration of how these changes would alter the key characteristics of the landscape of the host county landscape character area and the landscape character areas in its 5.8 The village also lies in close proximity to the North Downs to the east. Bull Lane meets Pilgrim’s context. In the case of the latter, the effects would be visual ones, on those key characteristics Way to the north-east at a distance of some 350m from the village, where Pilgrim’s Way forms the capable of being affected by changes in the view (e.g. attractive views out) and/or perceptual in boundary of the Kent Downs AONB. The scarp slope of the North Downs rises comparatively nature, in which the sense of tranquillity may be affected by the presence of new development in a steeply from Pilgrim’s Way, at around 50m AOD, to around 160m AOD at . At Blue nearby area. The potential magnitude of effect and its significance is then established. Bell Hill there is a popular, promoted viewpoint with a car park, from where walks along the North Downs Way can be commenced. 5.4 Linked to the landscape effects assessment but appraised separately is the potential for effects on the two respective AONBs and their settings. This part of the assessment takes into account the 5.9 Somewhat unusually for the Medway Valley through the North Downs, Eccles, as well as its near significance of effects to each of the county landscape areas within or largely within the AONBs but neighbour Burham just to the north, lie on the largely open, arable land on the downland foot also an assessment of the potential effects on the defined Special Qualities of the AONBs as set slopes. The majority of the settlement (e.g. , New Hythe and Halling) and out in Section 2.0 and on the settings of the AONBs local to the five strategic sites. industrial/commercial development at Aylesford is located along the comparatively flat valley floor, associated with the course of the River Medway, where it is interspersed amongst flooded sand, gravel and clay pits, as well as a range of other infrastructure such as sewage works, solar farms, power lines, the railway and so on. By contrast, the foot slopes are relatively sparsely developed, although there are power lines and new road infrastructure associated with the emerging Peter’s Pit development to the north of Burham. As a complete contrast to both the foot slopes and

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intensely developed valley floor, is the steep, wooded, undulating and almost entirely undeveloped and with larger wooded former quarries within which is set Burham and Eccles, in the mid- scarp slope of the North Downs that strongly frame these landscapes. distance. Lying beyond this is the broad sweep of the industrialised and heavily developed valley floor, to the wooded horizon of the Greensand ridge. Those parts of the strategic site that when Visual Effects developed would be in the view, where these are available, would be as follows:

5.10 The ZTV prepared for Bushey Wood is based on four points, representing two storey housing, at • The proposed link road from the strategic site to Court Road (this route crosses land that is locations on the northern, western, south-western and south-eastern edges of the strategic site entirely open); (refer to Figure 11). These four points are considered to be the ‘worst case’ locations, in broad terms. As set out above, the ZTV is based on a bare-earth condition, there being no allowance for • The northernmost area of the development (where this edge is open between two areas of the screening effect of vegetation of other development. The area indicated is, therefore, indicative woodland and where the site is seen over this woodland); and of the potential extent of visibility of four parts of development at the strategic site. • The easternmost part of the area of the site south of Eccles and east of Bull Lane (as the 5.11 The ZTV indicates, subject to the limitations above, that areas within the Kent Downs AONB with south-eastern boundary of the site is relatively one, being defined only by a vineyard). potential views are those along the eastern scarp slope from south of Wouldham Common to 5.13 Those parts of the strategic site that when developed would not be in the views from the scarp , as well as very long views from the western scarp on the opposite side of the (e.g. Viewpoint 2), are those to the west and south-west of Eccles, except in the view from Blue valley. On the ground, despite the raised elevation, the actual area of visibility from publicly Bell Hill (Viewpoint 1), where the particular elevation of this viewpoint would allow development on accessible locations along the eastern scarp of the strategic site is relatively restricted by these areas to be seen beyond Eccles. woodland and hedges within the AONB itself. Typically, the key views out can be characterised as follows (refer to Figure 12): 5.14 Whilst in these views, new development would be visible, this does not necessarily mean that it would be in contrast with the existing scene and detract from it. Further development in what • A broad, long distance view from Blue Bell Hill and the North Downs Way, the only view remains a rural view, despite considerable existing development, would by definition be an from the top of the scarp (Viewpoint 1, Figure 13); adverse effect, but the quantum of new development that would be visible, in this case, set against • Long but only occasional views from the various elevated Public Rights of Way that are that that is already visible, would be small. The degree of change is considered to be less than aligned up the scarp slope, in particular, routes MR22, 23 and 24 (as identified by the Kent ‘noticeable’ in the available views (i.e. Moderate adverse) and no greater than Slight adverse. At Downs AONB Unit in their consultation response) where breaks in the hedges allow Blue Bell Hill (Viewpoint 1) the visual effect would be of Slight adverse magnitude, representing a (Viewpoint 2, Figure 13); visual effect of Major-Moderate adverse significance, on Very High sensitivity receptors (refer to the summary information at Table 4 below). This would be the worst case visual effect on • Views from the Great Cossington area of the AONB, to the south-east, from an elevation receptors within the AONB. At Public Footpath MR23 the increased proximity but lower elevation, similar to the strategic site (Viewpoint 3, Figure 14); and means that less of the potential development would be seen such that it would be barely Negligible • Views from Pilgrim’s Way, slightly elevated above the level of the strategic site, where discernible in this context. The magnitude of the visual effect would fall to adverse only Moderate-Minor breaks in the hedges and tree cover allow. and of adverse significance.

5.12 From where views of the strategic site are available from the scarp or top of the scarp (e.g. 5.15 From the Great Cossington area of the AONB, to the south-west of the strategic site (Viewpoint 3), Viewpoints 1 and 2), the general scene is of an immediate foreground within the AONB of the view of the potential development would be very indistinct. The area of the strategic site south undulating arable fields with robust hedges, wooded belts and wooded former chalk quarries, with of Eccles and east of Bull Lane would be in the view but its presence would be barely discernible beyond this, a contrasting scene of gently rolling arable and open land, scattered wooded copses

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in this context. The magnitude of the visual effect would be Negligible adverse only and of Moderate-Minor adverse significance. Table 4: Bushey Wood – Visual Effects Summary (pre-mitigation) 5.16 There would be two areas within the AONB from where it may be possible to see proposed Viewpoint Magnitude Significance of Number and Value Susceptibility Sensitivity development at both the Bushey Wood and Borough Green Gardens strategic sites, specifically of Effects Effects Description from some locations along the top of sides of the scarp slope (for example Viewpoint 1) and from 1. the higher footslopes in the landscape north of Birling and Ryarsh. However, in such views one or Blue Bell Hill both sites would be more than 3km from the viewpoints and, at such distances and greater, there AONB, North Slight Major-Moderate would be no potential for significant adverse effects and, therefore, no potential for cumulative or Downs Way Very High High Very High adverse adverse in-combination effects greater than the effect of one of the proposals on their own. National Trail and promoted 5.17 Taken as a whole, visual effects on the AONB, would be limited in extent and where possible viewpoint relatively limited in the degree of adverse change. None of the visual effects would lie within the 2. more ‘serious’, upper third of the matrix of significance at Appendix E Public Footpath , in which such effects, in the Moderate-Minor MR23 High High High Negligible judgement of the assessor, would give rise to concern. adverse AONB, Public Footpath 5.18 The other sets of relevant views are those from the immediate local area around Eccles, within the gently rolling foot slopes of the North Downs and valley side, as well as highly intermittent glimpses 3. Great from within the developed valley floor. As the differences in elevation between publicly accessible Moderate-Minor Cossington High High High Negligible adverse viewpoints and the strategic site are limited in the local area, the presence of the woodland around AONB, Public the former quarry sites, other copses and some hedges, as well as even the vineyard to the south Footpath

of Eccles, all can and do intervene in local views of Eccles and the strategic site area. The Public 4. Right of Way network in very close proximity to the strategic site provide views in which visual Public Footpath, High- Major-Moderate east of Bull Moderate Moderate Substantial receptors would be most affected. Viewpoint 4 (refer to Figure 14) is located on a Public Footpath, Moderate adverse Lane one field south of the area of the strategic site area south of Eccles and east of Bull Lane. The Public Footpath vines of the vineyard partially intervene in this view but the edge of the new development would be seen above and to some extent through this vegetation in winter. The new development would become a prominent element in this view and the magnitude of visual effect would be Substantial Landscape Effects adverse and of Major-Moderate adverse significance. Such effects would be typical of the degree of effect on other local views, although some may be greater at locations right by the new 5.19 The assessments of landscape susceptibility for the two host county landscape character areas, development, but these would not be especially noteworthy, in the judgement of the assessor. outside of the AONB, i.e. the Kent Downs – Medway, Western & Eastern Scarp and Hollingbourne Vale West landscape character areas, are based on judgements of susceptibility of the landscape

to the specific form of development envisaged. Those key characteristics of these landscape areas that are more susceptible (to effects) are their relatively open nature, moderate visibility and

relatively sparse vegetation but important because of this, and views of the North Downs scarp to the east. Those key characteristics that are less susceptible and provide some degree of potential

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to limit effects include the larger areas of significant vegetation, such as in and around the former 5.23 The potential magnitude of effect on the landscape character of these AONB landscape character quarries, as these restrict visibility and help visually absorb the effects of new development, the areas is considered to be Negligible and Slight respectively. The landscape character effects on gently undulating nature of the topography which also restricts views intermittently and the The Eastern Scarp: Medway area reflect the results of the visual impact assessment, given that presence of existing development, including the new road to Peter’s Pit. Their susceptibility is the key characteristic that would be affected would be the views. The visual impact assessment considered to be Slight and sensitivity Low. concludes that the effect of development at the strategic site on views from the scarp slope and lower slopes at Great Cossington (Viewpoints 2 and 3) would be Negligible adverse. The 5.20 It can be anticipated, assuming a level of good design and planning, that the direct loss of significance of this effect would be Minor adverse. The effect on the Nashenden Valley: Mid Kent landscape features through undertaking development at the strategic site would be largely limited Downs area would be slightly more marked because of the greater visual effect recorded at Blue to the land use change, from arable land to urban development, with some limited loss of Bell Hill (Viewpoint 1) at Slight adverse. The significance of this effect on landscape character significant vegetation where roads or infrastructure would have to break through hedges or would be Moderate adverse but below the threshold of concern. The potential effect on the sense possibly tree lines. of tranquillity and remoteness would be very limited. 5.21 The potential magnitude of effect on landscape character of the two host county landscape 5.24 The potential effects on the landscape character of the Medway Valley Lower and The Western character areas would be Moderate adverse, in which the development would become a Scarp: Medway landscape character areas, although within the ZTV of the strategic site and, characteristic feature of the landscape, would be seen to contrast with existing features, albeit only therefore, potentially affected are highly limited due to the long distance nature of the views from slightly, and would be a noticeable additional element. The significance of this effect would be the western scarp and highly intermittent nature of views from the developed valley floor. These Moderate-Minor adverse. magnitude of these effects would be Negligible adverse and of minor significance. 5.22 The landscape susceptibility of the two nearby county landscape character areas within the AONB, Table 5: Bushey Wood – Landscape Effects Summary (pre-mitigation) i.e. The Eastern Scarp: Medway and Nashenden Valley: Mid Kent Downs, are based on Susceptibility judgments as to the susceptibility of the landscape to the specific form of development envisaged Sensitivity (to (to County development but in another landscape character area. The key characteristic of The Eastern Scarp: Medway development Landscape within the LCA area is considered to be more susceptible to effects is the high visibility that this area has across within the LCA Magnitude Significance of Character Area Value or within a or within a of Effects Effects the Medway Valley, whilst the key characteristic that provides some degree of potential to limit (host LCAs nearby LCA, nearby LCA, effects are the woodlands and vegetation on the upper slopes. Landscape susceptibility is highlighted) as as appropriate) considered to be Moderate, because of the value of the views, and the landscape sensitivity appropriate) Moderate Nashenden Valley: Mid Kent Downs . Similarly, the key characteristics of the , include the Kent Downs – sweeping views, albeit that on the west side of this landscape character area views are highly Medway, Moderate Moderate-Minor Local Slight Low intermittent due to the extensive woodland, together with some degree of tranquillity and sense of Western & adverse adverse Eastern Scarp remoteness. These perceptual characteristics are not such clear components of the Eastern Hollingbourne Moderate Moderate-Minor Scarp: Medway area because of the proximity of this landscape character area to the settled Local Slight Low Vale West adverse adverse valley. Landscape susceptibility of the Nashenden Valley: Mid Kent Downs area is also considered The Eastern to be Moderate, because of the value of these albeit limited views and some sense of tranquillity Negligible Scarp: Medway High Moderate Moderate Minor adverse and remoteness. Landscape sensitivity is, however, considered to be High, due to this landscape adverse (AONB) character area’s High-Very High landscape value.

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Nashenden 5.28 As views out from the AONB county landscape character areas (The Eastern Scarp: Medway and High – Valley: Mid Slight Nashenden Valley: Mid Kent Downs) are a key characteristic of both but that the adverse effect on Very Moderate High Moderate adverse Kent Downs adverse High these is limited, consequently the effect on the key characteristics of these would also be limited. It (AONB) is considered that the significance of the effect would be greater than Moderate adverse and also Medway Valley Negligible Minor-Negligible Local Slight Low below the threshold of concern. Adverse effects on the sense of tranquillity and remoteness that is Lower adverse adverse a characteristic of the Nashenden Valley: Mid Kent Downs landscape character area would be The Western Negligible very limited. Scarp: Medway High Moderate Moderate Minor adverse adverse (partly AONB) 5.29 The Kent Downs Area of Outstanding Natural Beauty Management Plan 2014-2019 sets out the

Special Characteristics and Qualities of the AONB, which include ‘Dramatic Landform and Views’ highlighting that “Breathtaking, long-distance panoramas are offered across open David Jarvis Associates’ submitted LVIA countryside, estuaries, towns and the sea from the scarp, cliffs and plateaux……” This appraisal 5.25 The promoters of land at Bushey Wood, Eccles, have submitted a Landscape and Visual Impact concludes that whilst there would be some limited adverse change to a limited number of views, Assessment undertaken by David Jarvis Associates. This is a broad rather than highly detailed the effects would be relatively moderate and below the threshold of concern. In the judgement of assessment, to the guidelines set out in GLVIA3, and dates from 2015. It considers the whole of the assessor, such effects would not be so extensive or of such a degree as to be of significant the Bushey Wood Opportunity Area, rather than the more restricted strategic site area, and does material harm to the character and value of the AONB, in this way, the valued landscape and its not consider the effects or issues arising from the proposed link road. Its findings and those from setting would be protected. Evidently as some limited adverse change would occur, the valued this appraisal are not, therefore, directly comparable. It is also noted that the work does not include landscape would not be enhanced. This is a matter for decision-makers to consider as part of any specific assessment from the Public Rights of Way on the eastern scarp slopes, specifically the wider planning balance. MR22, 23 and 24, as highlighted in the Kent Downs AONB Unit’s consultation response. 5.30 The effect on local landscape character and local views, outside of the AONB, would be greater in 5.26 The David Jarvis Associates’ assessment highlights a series of ‘Landscape Opportunities’, a terms of the magnitude of effect, due largely to proximity and location, but the significance of such number of which are relevant and which the following set of recommendations supports. effects would not be so great or the degree so severe that these would be, in the judgement of the assessor, within the threshold of concern. Conclusions and Recommendations 5.31 Notwithstanding, the moderate nature of the pre-mitigation effects, there are a number of strategic 5.27 The Bushey Wood, Eccles, strategic site is located outside of the Kent Downs AONB but lies, at its landscape opportunities to assist in mitigating the effect of potential development at the strategic closest point, only some 350m from its boundary. The village of Eccles and the strategic site that site (refer to Figure 12). These should be developed with reference to the Council’s March 2018 virtually surrounds it, are visible from locations within the AONB, including one promoted and report entitled ‘Green Infrastructure and Ecological Networks’. The recommended mitigation popular viewing point at Blue Bell Hill. However, the visual impact assessment concludes that the measures are as follows: opportunities for views of the strategic site from within the AONB are relatively limited overall and

that where these are possible, the quantum of new development that would be visible, set against • The broad indicated alignment of the proposed link road to Court Road runs through an that that is already visible, would be small. The adverse effect on the Blue Bell Hill viewpoint, a open arable field. Highway design would largely determine its vertical and horizontal Very High Major-Moderate location where receptors would be of sensitivity, would be of alignment but this should be as sympathetic as possible to the existing landform and the significance and below the assessor’s threshold of concern. need for cut and fill earthworks should be minimised, in order to reduce its landscape and visual effects. In addition, the route would clearly require landscape treatment, and

20 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

consideration should be given to developing a planting scheme, consisting of hedges and roundabout on the A20, improvements to the A20/Hall Road/Mills Road junction, local one or more large woodland blocks in-keeping with the local landscape character, to improvements to the Hermitage Lane/A20 junction and improvements to the southern end of provide a landscape structure for the context of the route rather than simply planting belts Hermitage Lane at and leading to the junction between Fountain lane and A26 Tonbridge Road. to screen it; such an approach may lead to emphasising the route in the elevated views Site Description and Characteristics from the AONB;

5.33 The South Aylesford strategic site is located between Aylesford and Maidstone and has a • As highlighted by the David Jarvis Associates’ report there are several open and visually predominantly urban context. It has two parts; the larger parcel is roughly triangular and lies to the sensitive boundaries to the strategic site. These include the gap between the two existing west of the London-Maidstone railway line, with Hermitage Lane to its west and London Road to woodlands at the northernmost point of the site, the southern and eastern edges of the the north. Forming part of the northern boundary is the Coldharbour site of Kent Police and the area south of Eccles, east of Bull Lane, and the southern boundary along the existing travellers’ site. Fronting Heritage Lane is a consistent line of larger detached houses with at the Public Right of Way of the area west of Bull Lane. The form of structural planting should southernmost tip of the site is a large commercial development. The smaller parcel, east of the be developed in tandem with the development layout and combine the dual opportunities of screening/softening the development’s edge but also allowing for some views out and railway, is bounded to the east by a relatively new residential development called Hambling Place.

an element of open aspect allowing views out. This would be possible using a combination 5.34 Whilst there are long views from the strategic site to the north towards the North Downs, more of native hedgerows throughout with woodland blocks and copses, in-keeping with local noticeably from the area to the west of the railway, both parcels are otherwise visually enclosed landscape character; locally and predominantly visually related to the adjoining urban area.

• Within the development itself, the landscape strategy should take the opportunity to 5.35 Both parcels slope gently up from north to south and are presently grazing pasture without any develop robust landscape, amenity and wildlife breaks along the existing field boundaries notable landscape features. and Public Rights of Way that subdivide the strategic site. These would assist in helping to soften the effect of the new development in the elevated views from within the AONB; and Visual Effects

• It is understood that the site promoters have indicated that some or all of the displaced 5.36 The ZTV prepared for Aylesford South is based on two points, representing two storey housing, at open space, recreation and allotment uses would transfer to the land east of Bull Lane, locations on the southern and most elevated edges of both parcels of the strategic site (refer to together with a primary school site. In principle, this would be welcomed in landscape and Figure 15). These two points are considered to be the ‘worst case’ locations, in broad terms. As set visual terms, as these predominantly open uses would, in addition to the peripheral out above, the ZTV is based on a bare-earth condition, there being no allowance for the screening structural landscape proposals, help to further reduce the visual effects of developing the effect of vegetation of other development. The area indicated is therefore indicative of the potential land on this side of the village. extent of visibility of development at the strategic site.

5.37 The ZTV indicates, subject to the limitations above, that potential development on the strategic site South Aylesford would be visible from rural areas to the south and south-west, as well as from within the Medway Valley floor to the north and to the North Downs scarp. On the ground, the actual area of visibility Potential Development Baseline for the Assessment from publicly accessible locations is highly restricted by the surrounding urban area. The key views 5.32 The assessment of South Aylesford is for the development potential expected to be completed by in can be characterised as follows (refer to Figure 16): 2031, i.e. some 1,000 dwellings approximately, as defined as the strategic site in Policy LP28, • Local, short range views from the immediately adjoining urban area, including from including the 2 form entry primary school, a new link road between Hermitage Lane and the 20/20 Hermitage Lane and Beavers Road; and

21 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

• Long distance views, of over 3km, from the footslopes and scarp slope within the Kent Landscape Effects Downs AONB, including from Blue Bell Hill and the North Downs Way. 5.40 The assessment of landscape susceptibility for the host county landscape character area, i.e. the 5.38 The long views from the AONB have been considered but at distances of over 3km and in the Greensand Fruit Belt - Malling landscape character area, is based on judgments of susceptibility of context of significant areas of other development, potential development on the strategic site would the landscape to the specific form of development envisaged. Those key characteristics of this be indiscernible from other development and there not would be potential for any significant landscape area that are more susceptible (to effects) are the mixed farming land use, including adverse effects. orchards, the remnant tall hedgerows and shelterbelts (where these may be lost) and long views to the North Downs. Those key characteristics that are less susceptible and provide some degree of 5.39 Viewpoints 5 and 6 (refer to Figure 17) are located on Hermitage Lane and Beavers Road potential to limit effects include the tall hedges and shelterbelts and their ability to screen low level respectively. At such short range the effects of new residential development, together with the development and the contained immediate views. Susceptibility of the landscape character area as associated infrastructure of roads and so on, would evidently be a substantive change to the a whole is considered to be Moderate and sensitivity Moderate, although the site itself does not existing scene. In the context of existing urban development, the new development would add exhibit all of these characteristics. further development into this context without necessarily being any more prominent that the existing. The visual effects would be Substantial adverse and of Major-Moderate adverse 5.41 The potential magnitude of effect on landscape character of the host county landscape character significance, but below the threshold of concern. area would be Slight adverse, in which the development would have some compatibility with the local landscape. The effect on the characteristic of the views to the Downs would be limited and Table 6: South Aylesford – Visual Effects Summary (pre-mitigation) these views would remain to a considerable degree. The significance of this effect would be Value Susceptibility Sensitivity Magnitude Significance of Moderate-Minor adverse and below the threshold of concern. of Effects Effects 5.42 The adverse effects on other county landscape character areas with potential views would be highly limited and the magnitude of effect Negligible adverse, at worse, and of Minor- Minor or 5. Moderate Moderate Moderate Substantial Major-Moderate lower significance. Hermitage adverse adverse Lane Table 7: South Aylesford – Landscape Effects Summary (pre-mitigation) Intersection of Susceptibility Sensitivity (to Public County (to development development Highway and Landscape within the LCA within the LCA Magnitude of Significance of Public Character Area Value or within a or within a Effects Effects Footpath (host LCAs nearby LCA, as nearby LCA, as highlighted) appropriate) appropriate) 6. Moderate High- Moderate Substantial Major-Moderate Greensand Beaver Road, Moderate adverse adverse Moderate-Minor Fruit Belt - Local Moderate Moderate Slight adverse off Juniper adverse Malling Close Public The Eastern Negligible Highway Scarp: Medway High Moderate Moderate Minor adverse adverse (AONB)

22 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

Nashenden these views would remain to a considerable degree. The significance of this effect would be High – Valley: Mid Negligible Moderate-Minor Moderate-Minor adverse and below the threshold of concern. Very Moderate High Kent Downs adverse adverse High (AONB) 5.47 The adverse effects on other county landscape character areas with potential views would be Minor- highly limited and the magnitude of effect Negligible adverse, at worse, and of Minor- Minor or Medway Valley Negligible Local Slight Low Negligible lower significance. Lower adverse adverse 5.48 No particular landscape recommendation are considered to be essential for this strategic site. The Western Negligible Scarp: Medway High Moderate Moderate Minor adverse adverse (partly AONB) Borough Green Gardens

Potential Development Baseline for the Assessment Conclusions 5.49 The assessment for Borough Green Gardens is of the development expected to be completed by 5.43 The South Aylesford strategic site has a predominantly urban context. It has two parts; the larger 2031, i.e. some 1,720 dwellings approximately, as defined as the strategic site Phases 1A and 1B parcel lies west of the London-Maidstone railway and the smaller parcel to the east. Whilst there in Policy LP29, including two primary schools, 2 and 3 form entry and a new relief road integral to are long views from the strategic site to the north towards the North Downs both parcels are the development, linking the A25 in the west to the A20 in the east at Nepicar. For the sake of otherwise visually enclosed locally and predominantly visually related to the adjoining urban area. clarity, the Phase 1C safeguarded land has not been included within the scope of the assessment, Both parcels slope gently up from north to south and are presently grazing pasture without any other than the route of the relief road. notable landscape features. 5.50 The Phase 1A and 1B Borough Green Gardens site includes four former or active mineral 5.44 The long views from the AONB have been considered but at distances of over 3km and in the workings. The Phase 1C site includes a further mineral working. The current position in respect of context of significant areas of other development, potential development on the strategic site would their activity and restoration status is as follows, from west to east: be indiscernible from other development and there not would not be potential for any significant • Ightham Sandpit – Within the AONB. Mineral extraction has ceased. Not backfilled but adverse effects. restored to a lower level than the natural surrounding levels, to rough grazing with some 5.45 Local views would largely be limited to locations on Hermitage Lane and Beavers Road planting; respectively. At such short range the effects of new residential development, together with the • Borough Green Quarry – Mineral extraction has ceased and the site is currently being associated infrastructure of roads and so on, would evidently be a substantive change to the backfilled. The status of the restoration at the time of the delivery of the relief road as existing scene. In the context of existing urban development, the new development would add envisaged by Policy LB29 at 2027/28 is unknown. The assessment considers two further development into this context without necessarily being any more prominent that the scenarios; the quarry fully restored and backfilled to ‘natural levels’ and partially restored at existing. The visual effects would be Substantial adverse and of Major-Moderate adverse low-level, below surrounding levels; significance, but below the threshold of concern. • Borough Green Sandpit – Mineral extraction is ongoing with permission to extract to the 5.46 The potential magnitude of effect on landscape character of the host county landscape character end of 2022 and restoration backfilling to natural levels by end 2025. The assessment has area would be Slight adverse, in which the development would have some compatibility with the assumed that this site would be fully restored prior to development; local landscape. The effect on the characteristic of the views to the Downs would be limited and

23 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

• Park Farm Quarry – Mineral has taken place but extraction has ceased as there is no 5.53 The Phase 1A & 1B strategic site is divided by the A227 and extends as far east as the woodland market for the clay overburden that once went to the now closed Rochester Quarry. The belt at Nepicar Farm. As set out above, the Phase 1A and 1B strategic site includes extensive sand deposit below the clay has not been worked and, it is understood, there is little areas of land that have been and/or still are, by degree, subject to quarrying and landfilling, but prospect of the quarry reopening in the foreseeable future. The time limit on clay and sand also, set within the two parcels, are areas restored back to agricultural use, or undisturbed extraction runs to 2042 with restoration within two years. Evidently there is no requirement altogether and still in agricultural use, as well as areas of woodland. The Phase 1C site is being to restore the site until 2042 and, consequently, the assessment has assumed that the site actively worked for sand but it also includes retained agricultural uses and woodland. will not be restored before development takes place; and 5.54 The strategic site has a complex topographical character, formed through a combination of • Nepicar Farm Quarry (part of the relief road and Phase 1C only) – Mineral extraction is relatively deep excavations and localised bundling in places, together with the remnant undulating ongoing and current reserves are assessed as approximately 10 years. The restoration topographical form of the former landscape. This complexity is visually emphasised by the nature consists of backfilling to natural levels. It can be anticipated that the site would be restored of the land uses but particularly by the pattern of retained and regenerating woodland which is before 2031 and then end of the plan period. However, as with Borough Green Quarry, the generally located at the higher areas of the topography, especially at the existing urban edge. This assessment considers two scenarios; the quarry fully restored and backfilled to ‘natural gives rise to a strong sense of the various parts of the strategic site not being visually or even levels’ and partially restored at low-level, below surrounding levels. physically linked to the existing settlement, despite the general proximity and immediate shared boundaries along some parts. 5.51 Therefore, for the purpose of the assessment of Phase 1A and 1B, plus the relief road included in Phase 1C, the first scenario assumes four of the mineral sites restored, with Borough Green 5.55 The Kent Downs AONB lies predominantly to the north, west and to the south-west of the strategic Quarry, Borough Green Sandpit and Nepicar Farm Quarry restored to natural levels and site. However, in the west, the boundary of the designation runs along the Celcon concrete block landscaped, with Ightham Sandpit and Park Farm Quarry in their current conditions (referred to site boundary, within the strategic site, and includes within the designation the access to Celcon below as the Natural Levels Option). This is essentially the pragmatic most likely restoration and the restored Ightham Sandpit. The working of the sand post-dates the designation of the position. The second scenario assumes only Borough Green Sandpit restored to natural levels and AONB. The modest quality of the restoration and overall appearance of the site is not of the same landscaped, with Borough Green Quarry and Nepicar Farm Quarry restored to a low-level and not character or quality as adjoining parts of the AONB, let alone the downland to the north. landscaped prior to development, with Ightham Sandpit and Park Farm Quarry in their current 5.56 To the east of the Ightham Sandpit the boundary is broadly contiguous with the strategic site’s conditions (referred to as the Low-Level Option). This is a restoration scenario somewhere less northern boundary, with small sections of designation occurring within the site up to the A227. East than a full restoration but one which may have some advantages for the schedule in landscape of the A227 part of the field that immediately adjoins the road lies within the designation. North- and visual terms. east of this the designation runs across part of the one of the northernmost fields within the

Site Description and Characteristics strategic site. North of this the designation boundary runs away from the strategic site. In all there are some five parcels of land within the strategic site that lie within the AONB, the largest of which 5.52 The Borough Green Gardens strategic site is located north of Borough Green, immediately adjoins is the Ightham Sandpit and Celcon access area; the remaining areas are comparatively small. the urban edge at Fairfield Road, Tolsey Mead and Annetts Hall, as well as the Celcon concrete Evidently, due to the proximity to the wider AONB area as well as a degree of inter-visibility, those block plant and Holmesdale Business Centre, i.e. that part of Borough Green north of the London- parts of the strategic site that do not fall within the AONB are within its setting. Maidstone railway. It otherwise lies within an area of countryside between Borough Green and the M26, broadly in a west-east direction, and is divided into two parcels to the east and west by the Visual Effects A227. 5.57 The ZTV prepared for Borough Green Gardens is based on six points, representing two storey housing, at locations along the boundaries of the strategic site (refer to Figure 18). These six

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points are considered to be the ‘worst case’ locations, in broad terms (and have been selected to time, or at worst, two at the same time, with glimpses too of works buildings and vehicles. Beyond relate to the six ‘Prominent Land’ areas that form part of Barton Willmore’s Landscape and Visual these operations is generally higher ground which is wooded, forming a distinct backdrop and Impact Assessment). As set out above, the ZTV is based on a bare-earth condition, there being no visual break with Borough Green; which is largely not seen in these views. Those parts of the allowance for the screening effect of vegetation of other development. The area indicated is strategic site that would be seen in these views when the site was developed would be: therefore indicative of the potential extent of visibility of six parts of development at the strategic • Natural Levels Option and Low-Level Option – the relief road through the Celcon site. access area, around the northern rims of the Ightham Sandpit, Borough Green Quarry and 5.58 The ZTV indicates, subject to the limitations above, that areas within the Kent Downs AONB with Park Farm Quarry, as well as the undisturbed land to the immediate east and west of the potential views are those along the south-facing scarp slope of the North Downs, the foot slopes A227. The route around Nepicar Farm Quarry would be screened in these local views from south of this down to the M26, and local areas to the west of the strategic site in the Ightham Court the AONB; area. On the ground, the scarp slope actually offers only highly intermittent glimpses of the • Natural Levels Option – potential built development within the Ightham Sandpit, Borough strategic site due to the density of woodland cover. Also, large areas identified within the ZTV of Green Quarry, Borough Green Sandpit and Park Farm Quarry, as well as the undisturbed the AONB to the south-west do not, in practice, have views due to intervening vegetation and local land to the immediate east and west of the A227, to the south of Borough Green Sandpit development. Similarly, within the areas immediately south of the strategic site, within Borough and to the west of Park Farm Quarry; and Green, there are very few views of the site, in practice. Typically, the key views into the strategic

site can be characterised as follows (refer to Figure 19): • Low-Level Option – potential built development would be broadly as visible as above, although, depending on the design and layout, there would be the potential to screen some • Close range but broken views from the AONB local to the site from the Ightham Court area, of the development in the views within the Borough Green Quarry. east to Westlands Farm , to east of the A227 to the footbridge over the M26 south of Park Farm (Viewpoints 7, 8 and 9, Figures 20 and 21); 5.60 From where views of the strategic site are available from the foot slopes at the bottom of the scarp (e.g. Viewpoints 10 and 11), the scene is of an immediate foreground within the AONB of large • Views south from within the AONB foot slopes, from the rising ground below the steeper undulating arable fields with a generally open aspect, with country lanes and scattered settlement scarp slope, from west of Wrotham, including from the North Dows Way National Trail up to the M26. Beyond this, the landscape is much more densely vegetated with some settlement (Viewpoint 10, Figure 21) of the western parts of the site; and within it, including parts but not all of Borough Green, with beyond this the wooded horizon of the • Similar views south from within the AONB foot slopes, from the rising ground below the Greensand ridge. Those parts of the strategic site that when developed would be in the view, steeper scarp slope, from east of Wrotham, including from the North Dows Way National where views are available, would be as above but at a distance and seen in the context of the M26 Trail (Viewpoint 11, Figure 21). Although these views are of the eastern parts of the site. and other settlement. The only other difference would be the potential, with the Low-Level Option, for that part of the relief road aligned through the Nepicar Farm Quarry site, to be at a lower level 5.59 The nature of the local views from the AONB immediately north of the strategic site (e.g. which would assist in screening part of it, although in itself it would not be greatly intrusive in these Viewpoints 7, 8 and 9), to the south and to and across the site, are of an essentially rural views. landscape of agricultural uses, mainly grazed, with a relatively dense network of hedges, hedgerow trees, copses and woodland. The mineral and landfilling operations are seen in this 5.61 The visual effects of potential development at the strategic site, pre-mitigation, fall into two distinct context but only partially, due to foreground vegetation and because these features are generally types. In the local AONB views (e.g. Viewpoints 7, 8 and 9) the development would be seen in below natural ground levels, only parts of the back faces of the pits are in these views. In these parts and partially, between gaps in foreground woodland and vegetation. In these views the new local views the mineral and landfilling is seen either in isolation of one another, i.e. one site at a development would not be seen in the context of other significant development and in a very

25 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

largely rural context. Set against the two baseline scenarios the magnitude of visual effect in these Table 8: Borough Green Gardens – Visual Effects Summary (applies to both Natural Levels and Low- local views would generally be Substantial adverse, in which the new development would be a Level Options, pre-mitigation) prominent feature, which would be of Major adverse significance. Subtle differences, would apply Viewpoint Number and Description Value Susceptibility Sensitivity Magnitude of Significance of to the assessment of the Natural Levels Option and Low-level Option but none so significant that it Effects Effects would change the core findings and categories of assessment. The recommendations below

address some of the subtle but potentially valuable opportunities of working with the landform of 7. the Low-Level Option. Public Footpath High High High Substantial Major adverse East of Fen Pond adverse 5.62 In the AONB views from the foot slopes (Viewpoints 10 and 11), the distance from the strategic Road AONB, Public sites of around 1.5km or more, as well as the breadth of the available views and their context, Footpath reduce the magnitude of effects of the potential development to Slight and Negligible adverse and

of Major-Moderate and Moderate adverse significance respectively and below the threshold of 8. concern. Whilst the development would not be seen fully in the context of Borough Green, as most Public Footpath High High High Substantial Major adverse of the settlement would be beyond the wooded high ground that forms the backdrop to the North-West of adverse strategic site, it would be seen in the context of the M26 and, importantly, beyond this and, Westlands Farm AONB, Public therefore, seen away from the downland foreground of the AONB and part of another landscape. Footpath

5.63 There would be two areas within the AONB from where it may be possible to see proposed

development at both the Borough Green Gardens and Bushey Wood and strategic sites, 9. Footbridge over specifically from some locations along the top of sides of the scarp slope (for example Viewpoint 1) High High High Substantial Major adverse M26 South of adverse and from the higher footslopes in the landscape north of Birling and Ryarsh. However, in such Park Farm views one or both sites would be more than 3km from the viewpoints and, at such distances and AONB, Public greater, there would be no potential for significant adverse effects and, therefore, no potential for Footpath cumulative or in-combination effects greater than the effect of one of the proposals on their own.

10. 5.64 Therefore, whilst the pre-mitigation visual effects on areas to the north of the M26 would be of North Downs Very High Very High Slight Major-Moderate relatively limited significance, those on the local area to the site, to the south of the M26, would lie Way at Exedon High adverse Road within the more ‘serious’, upper third of the matrix of significance at Appendix E in which such AONB, North effects, in the judgement of the assessor, would give rise for concern. Downs Way National Trail

11. North Downs Very High Very High Negligible Moderate adverse Way South of High Hognore Farm

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AONB, North small and also discrete area. By contrast around one third of the whole Kemsing Vale area would Downs Way be affected, hence the greater magnitude of effect. National Trail 5.68 The landscape susceptibility of the Kemsing Vale Kent Downs county landscape character area within the AONB, is based on judgments as to the susceptibility of the landscape to the specific form of development envisaged but in another landscape character area. The key characteristics Landscape Effects of the Kemsing Vale Kent Downs character area most susceptible to change by this form of 5.65 The assessments of landscape susceptibility for the two host county landscape character areas, development are the long, open views from the foot slopes. The characteristic that reduces i.e. the Wrotham Heath Ryarsh Gap and Kemsing Vale landscape character areas, are based on susceptibility is the presence of the M20 and M26 motorways. Landscape susceptibility is judgements of susceptibility of the landscape to the specific form of development envisaged. considered to be Moderate and sensitivity also Moderate, to changes in other landscape character Those key characteristics of these landscape areas that are more susceptible (to effects) are the areas. gently undulating topography and moderate visibility. Those key characteristics that are less 5.69 The potential magnitude of effect on the landscape character of this AONB landscape character susceptible and provide some degree of potential to limit effects include the larger areas of areas is considered to be Moderate adverse. The magnitude of landscape character effects reflect significant vegetation, such as in and around the mineral operations, as well as the presence of the the results of the visual impact assessment, given that the key characteristic that would be affected motorways. Their respective value is considered to be Local, notwithstanding the presence of would be the views. The visual impact assessment concludes that the effect of development at the some but relatively small areas of AONB within both of them, as explained further below, their strategic site on views from the foot slopes (Viewpoints 10 and 11) would be Moderate adverse. susceptibility to be Slight and their sensitivity Low. The significance of this effect on landscape character would be Moderate adverse but below the 5.66 The Celcon access area and Ightham Sandpit are within the Wrotham Heath Ryarsh Gap threshold of concern. landscape character area and both lie within the AONB. The Borough Green Quarry also lies 5.70 The potential effects on the landscape character of the other landscape character areas within the within this character area and small areas along the northern edge of the Borough Green Quarry AONB, i.e. the Kingsdown West Kent Downs and Luddesdown West Kent Downs areas, although lie within the AONB. Very small parts of the Kemsing Vale area lie within the AONB but largely the within the ZTV of the strategic site and, therefore, potentially affected would be highly limited, due designation is contiguous with the boundary between the Kemsing Vale and Kemsing Vale Kent to the wooded nature of the scarp and highly intermittent nature of views out. These magnitude of Downs areas, the latter of which is wholly within the AONB. The proportion of AONB within the these effects would be Negligible adverse and of minor significance. This would apply to both the Wrotham Heath Ryarsh Gap area is limited and the nature of the Ightham sandpit and Celcon Natural Levels and Low-Level Options. access area are such that despite the restored nature of the sandpit, the landscape value of these parts of the AONB is limited by its condition and by its character, in that it does not share the key characteristics of other parts of the AONB.

5.67 The potential magnitude of effect on landscape character of the Wrotham Heath Ryarsh Gap and Kemsing Vale county landscape character areas would be Substantial and Very Substantial

adverse respectively. This would apply to both the Natural Levels and Low-Level Options. The significance of these effects would be Moderate and Major-Moderate adverse and below the

threshold of concern. The difference is associated with the varying scale of the character area affected. In the case of the Wrotham Heath Ryarsh Gap area the change would be to a relatively

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Table 9: Borough Green Gardens – Landscape Effects Summary (applies to both Natural Levels and 5.72 Its findings are based on “current design proposals”. These include a number of broad Low-Level Options, pre-mitigation) assumptions as to the nature of the potential development scheme, including the horizontal and

County Value Susceptibility Sensitivity Magnitude Significance vertical alignment of the relief road. The ‘Opportunities and Constraints’ indicate that the Landscape (to (to of Effects of Effects development within the AONB at Ightham Quarry would be at low density and within a “parkland” Character Area development development environment. It also envisages considerable areas for proposed native structural planting mainly (host LCAs within the LCA within the LCA highlighted) or within a or within a along the northern and southern boundaries. Whilst these are not unreasonable assumptions, it nearby LCA, nearby LCA, should be noted that these are subject to change through the planning and design process and as as that these changes may alter the findings of the assessment. appropriate) appropriate) Conclusions and Recommendations Wrotham Heath Local Slight Low Substantial Moderate Ryarsh Gap adverse adverse 5.73 The Borough Green Gardens strategic site is partly located within the Kent Downs AONB with the (partly AONB) remaining parts either adjacent to or within close proximity to the AONB. There would be inevitable direct effects on physical elements of the AONB, as well as on its character and appearance from Kemsing Vale Local Slight Low Very Major- Substantial Moderate these changes, in those parts of the strategic site within the AONB, as well as effects on adjoining adverse adverse areas of the AONB brought about by changes to other nearby landscapes that would be seen from

Kemsing Vale High Moderate Moderate Moderate Moderate within the AONB. Kent Downs adverse adverse 5.74 The direct changes to the land within the AONB would occur because of the relief road that would (AONB) have to be aligned through the Celcon access road area and within the Ightham Sandpit, as well Kingsdown West High- Moderate High Negligible Moderate- as any potential development. The precise horizontal and vertical alignment of the route has not Kent Downs Very Minor been determined but, as the Barton Willmore assessment indicates there appear to be High adverse (AONB) considerable opportunities to use landform and planting to mitigate some of the effects. On the basis of this part of the strategic site being potentially comprehensively developed, notwithstanding Luddesdown High- Moderate High Negligible Moderate- West Kent Very Minor the modest level of the restoration of the sandpit and its relatively incongruous character in its

Downs (AONB) High adverse AONB context, the change in character would be a Very Substantial adverse effect on the AONB and of a significance that would exceed the threshold of concern.

5.75 Lesser amounts of development and more mitigation would reduce the degree of these effects but Barton Willmore’s submitted LVIA inevitably, with the relief road having to be aligned through the AONB, this would cause material

5.71 The promoters of land at Borough Green Gardens have submitted a Landscape and Visual Impact harm to the AONB. Some degree of harm may, in the context of Paragraph 116 of the NPPF and Assessment prepared by Barton Willmore. This is a relatively high level assessment, broadly to the ‘major development’, be outweighed by other planning merits, this being a matter for planners and guidelines set out in GLVIA3. It dates from November 2018 and is, therefore, current. It considers decision-makers. But in a pure landscape context, there may, in any case, be the potential for the all three phases of the Borough Green Gardens site, including the Phase 1C safeguarded land at landscape enhancements to the restored sandpit to be so significantly beneficial that they would Nepicar Farm. balance, or exceed, the adverse effects of the relief road. The Barton Willmore assessment envisages low density development within the restored sandpit, set in a parkland environment. In the context of Policy LP29 point 6, in the assessor’s judgement, whilst this might be sufficient to

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protect and enhance the AONB overall, this would be a substantial challenge for the design • Subject to the consideration of the balance of harms and planning merits of major process and for the case being made for it. The assessor’s landscape preference would be to development within AONBs (NPPF Paragraph 116), ideally the design and assessment balance the effects of the relief road with a ’green solution’ of landscape enhancements only, process should demonstrate that there would be balance in favour of an overall landscape without development, perhaps in the form of a naturalistic country park or similar. and visual enhancement of the Ightham Sandpit and Celcon access road areas within the AONB. The relief road proposal, that must come forward, should be mitigated and 5.76 The Kent Downs Area of Outstanding Natural Beauty Management Plan 2014-2019 sets out the enhanced, with the assessor’s preference for the use of the remaining land as open Special Characteristics and Qualities of the AONB, which include ‘Dramatic Landform and space, with a naturalistic style country park or similar, with landscape design, planting and Views’ highlighting that “Breathtaking, long-distance panoramas are offered across open long term landscape management; countryside, estuaries, towns and the sea from the scarp, cliffs and plateaux……” For those parts of the AONB that adjoin the strategic site south of the M26, but are outside of it, this • The horizontal and vertical alignment of the relief road should be carefully considered and Special Characteristic does not especially apply. However, the character and appearance of the a comprehensive strategy be developed to ensure that the effects on the AONB and its AONB is, of course, capable of being affected by changes to adjoining landscapes in its setting setting are mitigated. This approach accords with that put forward in the Barton Willmore and this appraisal concludes that there would be Major adverse significant visual effects on assessment; views from locations in this part of the AONB. It follows that there would be the potential for harm • Provide for further structural landscape planting in the form of dense woodland belts and to the character and appearance of the AONB through effects on its setting. As with any blocks to mitigate other views from the AONB, including longer views from the elevated potential development within the AONB, the challenge for the protection of the setting of the foot slopes area of the North Downs; and AONB is for the design process to ensure that there is substantial mitigation employed to screen

the relief road and development, as the Barton Willmore assessment has indicated, by aligning • Where possible, carefully consider the potential landscape and visual benefits to the the relief road along the northern edge and by employing the suggested landforms and structural AONB of developing out the various mineral workings at levels, after backfilling, at lower planting, there may be the potential to ensure no material harm to the setting, albeit that it would than natural levels. This appraisal has identified that there may be some difference in the be changed. effects, although this is has been at a relatively high-level, of developing a Low-level Option for Borough Green Quarry. There is a balance to be struck between backfilling to 5.77 In respect of the longer views from the AONB to the north of the M26 and the effect on the allow for a successful residential scheme to come forward whilst keeping this area lowered setting of the AONB as perceived from these locations, this appraisal concludes that whilst there slightly to reduce effects. would be some adverse change to a range of views, the effects would be relatively moderate

and below the threshold of concern. In the judgement of the assessor, such effects would not be 5.79 The nature of this strategic site means that there is considerable potential for the development of so extensive or of such a degree as to be of significant material harm to the character and value an overall scheme for the new relief road and the development that would allow this to come of the AONB, in this way, the valued landscape and its setting would be protected. Evidently as forward with those parts of the site within the AONB enhanced and those just outside, mitigated to some limited adverse change would occur, the valued landscape would not be enhanced. This is such a degree, that in the mid to long term, as planting matures, these effects could reduce to the a matter for decision-makers to consider as part of the wider planning balance. levels of significance to those below the threshold of concern identified by the assessor. Such an assessment cannot be firm at this time, as such a scheme is not yet developed and its actual 5.78 For the Borough Green Gardens strategic site there are a number of strategic landscape effects cannot be assessed, but in the assessor’s opinion the potential exists. Perhaps importantly, opportunities that should be brought forward to comprehensively mitigate the effect of potential this particular moment in time is also opportune, as currently the operational status of two or three development for landscape and visual purposes (refer to Figure 19). These should be developed of the quarries, if Nepicar Farm is included, is such that their ‘end state’ can be with reference to the Council’s March 2018 report entitled ‘Green Infrastructure and Ecological considered in the Networks’. The recommended mitigation measures are as follows:

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context of their potential development as a strategic site. This position may not be as flexible in the between them. The Conservation Area Statement highlights the “strong visual links” across the future. open farmland separating them.

5.85 The whole of this area is intensively farmed for fruit, predominantly, which is characteristic of this Broadwater Farm, Kings Hill part of Kent, and all set within a framework of narrow, sunken, ancient country lanes serving many

Potential Development Baseline for the Assessment well-maintained and attractive listed buildings.

5.80 The assessment Broadwater Farm, Kings Hill, is of the development expected to be completed by Visual Effects 2031, i.e. some 825 dwellings approximately, as defined as the strategic site in Policy LP30 (and 5.86 The ZTV prepared for Broadwater Farm is based on four points, representing two storey housing, Appendix E), including a 2 form entry primary school, 6 form entry secondary school and a new at locations on the southern and most elevated edges of the strategic site and also the north-west link road to the A228 opposite to the station approach. and north-east corners (refer to Figure 22). These four points are considered to be the ‘worst case’

Site Description and Characteristics locations, in broad terms. As set out above, the ZTV is based on a bare-earth condition, there being no allowance for the screening effect of vegetation of other development. The area indicated 5.81 The Broadwater Farm strategic site immediately adjoins the built up area of the north of Kings Hill, is therefore indicative of the potential extent of visibility of development at the strategic site. east of the A228 Ashton Way, and lies on the Greensand ridge within the fruit belt area that is characteristic of the Greensand belt through Kent. 5.87 The ZTV indicates, subject to the limitations above, that potential development on the strategic site would be visible from the urban area of Kings Hill to the south and rural areas to all sides, although 5.82 The strategic site is relatively flat, sloping gently from south to north. It comprises of a number of the small ridge at Well Street provides screening of the landscape to the north. On the ground, the regularly shaped fields, many of which are orchards, with a few small arable and grassed parcels. actual area of visibility from publicly accessible locations in the rural areas is highly restricted by The western boundary lies against a triangle of grassed fields at the edge of King’s Hill. These are intervening vegetation and in practice there are no significant or open views from north of the due to be developed. The northern boundary follows several field boundaries and also, in part, the A228, from north of Well Street or east of the strategic site’s eastern boundary, such is the route of Pikey Lane. The eastern boundary is defined by a shelterbelt of trees and further screening effect of the adjoin woodland and shelter belts. The key views in can be characterised woodland, whilst the southern boundary adjoins the developed edge of Kings Hill and an area of as follows (refer to Figure 23): woodland with private residencies off Lavenders Road. • Local, short range views from the Well Street minor ridge; and 5.83 Lavenders Road and Broadwater Road bisect the strategic site, broadly north-south. These two narrow lanes are sunken in character, bounded by robust hedges with mature hedgerow trees. • Local views from the immediately adjoining country lanes. Pikey Lane is also narrow and sunken but bounded by younger planted hedges and shelterbelts, 5.88 Viewpoint 12 (refer to Figure 24) is located on the minor ridge at Well Street. The foreground of although there are several remnant mature trees. fruit bushes provides a degree of screening, especially in summer, but the edge of the strategic 5.84 To the north of the strategic site the topography falls away into a shallow valley, where the site can be made out at Pikey Lane and across the fields east of Broadwater Road. The housing Broadwater farmstead is located, before rising again to a minor ridgeline at Well Street before would be seen above the existing vegetation along Pikey Lane and other than the remaining fruit falling away again towards the London-Maidstone railway. . There is scattered development along trees in the fields north of the strategic site, would otherwise be open to views from the north. The Well Street, including several former farmsteads with timber framed Listed buildings. To the west existing northern edge of Kings Hill is set back beyond existing vegetation and screened in these of Broadwater Farm is a further attractive, former farmstead group, at New Barns, including views. The new development would, therefore, be largely openly visible and would be out of several listed buildings and a large former oast. To the north of this group is the A228 Ashton Way. keeping with the other development in the scene. The new link road would not be visible in this The New Barns and Broadwater Farm Conservation Area comprises both farmsteads and the land

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view. The magnitude of the visual effect would be Moderate adverse and of Moderate adverse Table 10: Broadwater Farm, Kings Hill – Visual Effects Summary (pre-mitigation) significance, but below the threshold of concern. Viewpoint Value Susceptibility Sensitivity Magnitude Significance of Number and of Effects Effects 5.89 Viewpoint 13 (refer to Figure 24) is located on the Lavender Lane road bridge over the A228. It is a Description raised location and offers a view with New Barns in the foreground. New Barns with its well vegetated setting offers a good level of screening and the magnitude of visual effect would be only 12.

Slight adverse and of Moderate-Minor adverse significance. Well Street Moderate High High Slight Moderate adverse adverse 5.90 Viewpoint 14 (refer to Figure 25) is located on a Public Footpath to the west of the strategic site in Public Highway

an area that is to be developed as part of the Kings Hill settlement. The relatively thin boundary 13. vegetation would mean that the adverse effect would be Substantial and of Major adverse Bridge over Moderate Moderate Moderate Slight Moderate-Minor significance. However, as this area is to be developed the impact on this views is not considered to A228 adverse adverse be of concern. Public Highway 5.91 Viewpoints 15 and 16 (refer to Figure 25) have been selected to illustrate the potential visual 14. effects of the new link road. Viewpoint 16 is located on a Public Footpath between Broadwater Farm and New Barns (within the New Barns and Broadwater Farm Conservation Area) and Public Moderate High High Substantial Major adverse Footpath East adverse broadly on the line of the route, whilst Viewpoint 15 is also on, or close to, the line of the route on a of A228 Public Footpath between Springate Farm and the A228. Evidently the visual effects would be of Public Footpath the highest order at these locations on, or close to, the route of the new road. The visual effects would be Very Substantial adverse and of Major + adverse significance. Such effects would be 15. within the highest upper third category of significance but their location on the route means that Public Moderate High High Very Major + adverse such degrees of effect and significance would be inevitable and not, therefore, of concern in Footpath West Substantial themselves. of Springate adverse Farm 5.92 Overall, the strategic site and the route of the new link road would not have extensive visual Public Footpath effects, these being essentially contained within an area east of the A228 to Well Street with the new link road additionally visible from the local area between the A228 and Springate Farm. The 16.

degree of visual effects within these areas is generally limited by the density of fruit trees and Bridleway West Moderate High High Very Major + adverse shrubs, as well as by the mature vegetation along the country lanes. The potential local visual of Broadwater Substantial adverse effects of the new link road on the Public Rights of Way network in the New Barns and Springate Road Farm area is likely to be significant. The design of the horizontal and vertical alignments would be Public Right of important as would the landscape planting needed to screen and restructure the landscape to help Way in a Conservation a more robust landscape framework accommodate the road successfully. Area

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Landscape Effects 5.97 The adverse effects on other county landscape character areas with potential views would be highly limited and the magnitude of effect Negligible adverse, at worse, and of Minor- Minor or 5.93 The assessment of landscape susceptibility for the host county landscape character area, i.e. the lower significance. Greensand Fruit Belt - Malling landscape character area, is based on judgments of susceptibility of the landscape to the specific form of development envisaged. Those key characteristics of this Table 11: Broadwater Farm, Kings Hill – Landscape Effects Summary (pre-mitigation) landscape area that are more susceptible (to effects) are the mixed farming land use, including County Value Susceptibility Sensitivity Magnitude Significance of orchards, the remnant tall hedgerows and shelterbelts (where these may be lost) and long views to Landscape (to (to of Effects Effects Character development development the North Downs (although for this area these are very long views and less important than areas of Area (host within the LCA within the LCA this landscape character area to the north). Those key characteristics that are less susceptible and LCAs or within a or within a provide some degree of potential to limit effects include the tall hedges and shelterbelts and their highlighted) nearby LCA, nearby LCA, ability to screen low level development and the contained immediate views. Susceptibility of the as as appropriate) appropriate) landscape character area as a whole is considered to be Moderate and sensitivity Moderate, although the site itself does not exhibit all of these characteristics. Greensand Local Moderate Moderate Substantial Major-Moderate Fruit Belt - overall but overall but adverse adverse but Major 5.94 The landscape value of the Greensand Fruit Belt – Malling landscape character area is considered Malling raised to Moderate- in this vicinity County in High in this to be of Local Value. This part, however, around East Malling West Malling is more scenic than the vicinity vicinity areas further north, being in particularly good condition, with the characteristic country lanes and of this site scattered ancient farmsteads lending a strong sense of time-depth. It is considered that the landscape value of the landscape in the vicinity of the strategic site is raised locally to County level

as it has distinctive landscape features of evident value. In the judgement of the assessor this is Conclusions and Recommendations not a ‘valued landscape’ in the context of paragraph 109 of the NPPF, because it is relatively small an area and not especially distinct from adjoining landscapes, but it shares some of the 5.98 The Broadwater Farm strategic site adjoins the northern edge of Kings Hill but has an characteristics of landscapes that have values raised above those of just mere countryside. overwhelmingly rural character because the development at Kings Hill is, for the most part, entirely screened from it and the remaining countryside to the north. The strategic site lies in the 5.95 The potential magnitude of effect on landscape character of the host county landscape character Greensand Fruit Belt – Malling landscape character area and displays strong characteristics of this area would be Substantial adverse, in which the development would be a prominent additional landscape with large areas of orchards and fruit growing, as well as narrow, sunken lanes feature. The significance of this effect would be Major-Moderate adverse for the landscape bounded with hedges and hedgerow trees, and a landscape within which ancient farmsteads with character area as a whole, but of Major adverse significance for the local area. This degree of many listed buildings are evident. effect is notable but not necessarily of concern. 5.99 The strategic site and the route of the new link road would not have extensive visual effects, these 5.96 The potential landscape and visual effects on the New Barns and Broadwater Farm Conservation being essentially contained within an area east of the A228 to Well Street with the new link road Area of the new link road may be significant adverse as it would pass through the landscape additionally visible from the local area between the A228 and Springate Farm. The degree of visual between the two farmsteads, subject to mitigation (as highlighted below). Evidently this matter may effects within these areas is generally limited by the density of fruit trees and shrubs, as well as by impact on the “strong visual links” between the two building groups, as highlighted by the the mature vegetation along the country lanes. The potential local visual effects of the new link Conservation Area Statement. It should be noted that these are views related to the landscape and road on the Public Rights of Way network in the New Barns and Springate Farm area is likely to be visual effects, rather than a heritage based assessment. significant. The design of the horizontal and vertical alignments would be important as would the

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landscape planting needed to screen and restructure the landscape to help a more robust • There northern boundary of the strategic site is not robust, in landscape and visual terms, landscape framework accommodate the road successfully. and is sensitive to views from the Well Street area to the north. The whole of the northern edge requires the development of a strong landscape structure. The form of structural 5.100 The landscape value of the Greensand Fruit Belt – Malling landscape character area is considered planting should be developed in tandem with the development layout and combine the dual to be of Local Value. This part, however, around East Malling West Malling is more scenic than opportunities of screening/softening the development’s edge but also allowing for some areas further north, being in particularly good condition, with the characteristic country lanes and views out and an element of open aspect allowing views out. This would be possible using scattered ancient farmsteads lending a strong sense of time-depth. It is considered that the a combination of continuous native hedgerows throughout, with many hedgerow trees, and landscape value of the landscape in the vicinity of the strategic site is raised locally to County level with large woodland blocks, in-keeping with local landscape character; and as it has distinctive landscape features of evident value. In the judgement of the assessor this is not a ‘valued landscape’ in the context of paragraph 109 of the NPPF, because it is relatively small • It would be important to maintain the current character of the sunken lanes within the an area and not especially distinct from adjoining landscapes, but it shares some of the strategic site. These should preferably be used as Greenways through the new characteristics of landscapes that have values raised above those of just mere countryside. development for pedestrians, equestrians and cyclists, rather than vehicles. Crossing of these lanes with new roads should be minimised and consideration given to using bridges 5.101 The potential magnitude of effect on landscape character of the host county landscape character over to maintain the continuity and character of the existing lanes. area would be Substantial adverse, in which the development would be a prominent additional feature. The significance of this effect would be Major-Moderate adverse for the landscape character area as a whole, but of Major adverse significance for the local area. This degree of South-West Tonbridge effect is notable but not necessarily of concern. Potential Development Baseline for the Assessment 5.102 Notwithstanding, the limited extent of the potential landscape and visual effects, there are a 5.103 The assessment South-West Tonbridge is of the development expected to be completed by 2031, number of strategic landscape opportunities to assist in mitigating the effect of potential i.e. some 480 dwellings approximately, as defined as the strategic site in Policy LP31 and development at the strategic site (refer to Figure 23). These should be developed with reference to assumed minor changes to the junction of Brook Street and Quarry Hill. The requirement for the 2 the Council’s March 2018 report entitled ‘Green Infrastructure and Ecological Networks’. The form entry primary school is not assessed as the location for this is unknown. recommended mitigation measures are as follows:

Site Description and Characteristics • The broad indicated alignment of the proposed link road to the A228 runs through relatively

open arable fields. Highway design would largely determine its vertical and horizontal 5.104 The South-West Tonbridge strategic site is located to the immediate west of the Brook Street area alignment but consideration should be given to lowering the level of the road to below that of Tonbridge and spans both sides of Lower Haysden Lane. The land lies north of the dual of natural ground levels, with the resulting material used to produce banks and mounds (to carriageway A21 Tonbridge Bypass, raised on a wooded embankment along the length south of produce a slightly sunken character), in order to reduce its landscape and visual effects, in the strategic site. To the south-west is the site of a new primary school and its playing fields. To particular on the Conservation Area and the landscape between New Barns and the north-west are the playing fields of Judd School, including a floodlit 3G artificial pitch. West of Broadwater Farm. In addition, the route would clearly require landscape treatment, and this is Haysden Country Park and the hamlet of Lower Haysden. To north is the London-Ashford consideration should be given to developing a planting scheme, consisting of broad hedges railway line. with many hedgerow trees, in-keeping with the local landscape character, to provide a landscape structure for the context of the route rather than simply planting belts to screen 5.105 The strategic site comprises very gently undulating topography with a slight high point at around Medway Valley it; the middle of the site. The land is within the county landscape character area and

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is generally low-lying, although outside of the flat floodplain. The land is a mix of grazing and The visual effect is considered to be Slight adverse, in terms of magnitude, and of Major-Moderate arable uses with a good network of hedgerow boundaries and some small copses. Otherwise it is adverse significance. This is below the threshold of concern. relatively open in character with views to the rising wooded edge of the hills of the High Weald 5.109 The magnitude of visual effects at Viewpoint 18 at Haysden Country Park (refer to Figure 28), is AONB to the south and has very long but indistinct views to the Greensand ridge to the north. To considered to be Moderate adverse and of Major-Moderate adverse significance. This viewpoint is the east, views are contained by the existing urban area. one of only a few glimpsed views through the dense vegetation along the eastern boundary of the Visual Effects country park and the Judd School playing fields.

5.106 The ZTV prepared for South-West Tonbridge is based on four points, representing two storey 5.110 Views from Lower Haysden, Viewpoint 19 (refer to Figure 28), are generally through intervening housing, at locations on the southern, western and north-eastern edges of the potential field boundary vegetation. The adverse visual effects would be only Slight and of Moderate development site, as well as towards the centre of the site at its most elevated point (refer to adverse significance. Figure 26). These four points are considered to be the ‘worst case’ locations, in broad terms. As 5.111 Other than the long view from the edge of the High Weald, development on the strategic site would set out above, the ZTV is based on a bare-earth condition, there being no allowance for the be generally visually well-contained. The visual effect on receptors within the High Weald AONB is screening effect of vegetation of other development. The area indicated is therefore indicative of limited in extent and in degree. Any visual effects are not considered to be of concern. the potential extent of visibility of development at the strategic site. Table 12: South-West Tonbridge – Visual Effects Summary (pre-mitigation) 5.107 The ZTV indicates, subject to the limitations above, that potential development on the strategic site would be visible from the urban area of Tonbridge to the south-east and rural areas to all other Viewpoint Value Susceptibility Sensitivity Magnitude of Significance sides. On the ground, the actual area of visibility from publicly accessible locations in the rural Number and Effects of Effects Description areas is highly restricted by intervening vegetation, especially along the A21 and railway, and in practice there are no significant or open views from other low-lying areas south of the A21 or from 17. north of the railway. There are, however, views in from the rising hills of the High Weald AONB to the south. The key views in can be characterised as follows (refer to Figure 27): Tunbridge Wells Circular • Local, short range views from the adjoining urban edge; Walk at Major- Beechy Toll Very High High Very High Slight adverse Moderate • Local, short range views through intervening field boundary vegetation from the west, adverse AONB, including from the edge of Haysden Country Park and from Lower Haysden; and Promoted • Long but intermittent views, where existing woodland allows, from the rising High Weald Public Right of Way AONB, up to the Bidborough ridge, to the south.

5.108 Viewpoint 17 (refer to Figure 28) is located on a promoted Public Right of Way (part of the network 18. of Tunbridge Wells Circular Walks) within the AONB. The extensive woodland on these hills Haysden Major- Moderate considerably limit views of the strategic site from within the AONB, although the edge of the Country Park High High High Moderate adverse designated landscape, up to and including the Bidborough ridge, offer some long, high level and adverse Public Open dramatic views across the Low Weald to the Greensand ridge to the north. The strategic site is Space seen from this location in the context of other nearby development, the A21 and the playing fields.

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5.115 Similarly, at a low level of effect, due to the limited degree and extent of visual effects, the 19. magnitude of effect on the Penshurst Central High Weald character area and on the AONB too, Tunbridge would be Negligible adverse and of only Moderate-Minor adverse significance and below the Wells Circular threshold of concern. Walk at Lower High High High Slight adverse Moderate Haysden Table 13: South-West Tonbridge – Landscape Effects Summary (pre-mitigation) County Value Susceptibility Sensitivity Magnitude of Significance Promoted Landscape (to (to Effects of Effects Public Right of Character development development Way Area (host within the LCA within the LCA LCAs or within a or within a highlighted) nearby LCA, nearby LCA, as as Landscape Effects appropriate) appropriate) Medway Moderate Moderate- 5.112 The assessment of landscape susceptibility for the host county landscape character area, i.e. the Local Slight Slight Valley adverse Minor adverse Medway Valley landscape character area, is based on judgements of susceptibility of the Penshurst landscape to the specific form of development envisaged. Those key characteristics of this Central High High-Very Moderate- Moderate High Negligible landscape area that are more susceptible (to effects) are the flat, open landscape with sparse tree Weald High Minor adverse cover. Those key characteristics that are less susceptible and provide some degree of potential to (AONB) limit effects include the unremarkable landscape and open views of incohesive land uses.

Susceptibility of the landscape character area as a whole is considered to be Slight and sensitivity Slight. Conclusions

5.113 The assessment of landscape susceptibility for the relevant nearby county landscape character 5.116 The South-West Tonbridge strategic site is located to the immediate west of the Brook Street area area, i.e. the Penshurst Central High Weald landscape character area, is based on judgements of of Tonbridge and spans both sides of Lower Haysden Lane. The land lies north of the dual susceptibility of the landscape to the specific form of development envisaged in other nearby carriageway A21 Tonbridge Bypass, to the south-west is a new primary school, to the north-west landscapes. Those key characteristics of this landscape area that are more susceptible (to effects) are the playing fields of Judd School, west of this is Haysden Country Park and Lower Haysden, are long views to the Greensand Ridge and North Downs. This key characteristics is, however, is and to north is the London-Ashford railway line. less susceptible because despite the se views the landscape character area is generally well- enclosed and visibility generally is low. Susceptibility of the landscape character area as a whole is 5.117 The strategic site comprises very gently undulating topography with a slight high point at around considered to be Moderate and sensitivity High, primarily due to its landscape value. the middle of the site. The land is a mix of grazing and arable uses with a good network of hedgerow boundaries and some small copses. Otherwise it is relatively open in character with 5.114 The potential magnitude of effect on landscape character of the host county landscape character views to the rising wooded edge of the hills of the High Weald AONB. To the east, views are area would be Moderate adverse, in which the development would be a noticeable additional contained by the existing urban area. feature. The significance of this effect would be Moderate – Minor adverse for the landscape character area. This degree of effect is below the threshold of concern. 5.118 Other than the long view from the edge of the High Weald, development on the strategic site would be generally visually well-contained. The visual effect on receptors within the High Weald AONB is

35 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

limited in extent and in degree. Any visual effects are not considered to be of concern. The visual effect on the viewpoint within the AONB is considered to be Slight adverse, in terms of magnitude, and of Major-Moderate adverse significance. This is below the threshold of concern.

5.119 The potential magnitude of effect on landscape character of the host county landscape character area would be Moderate adverse, in which the development would be a noticeable additional feature. The significance of this effect would be Moderate – Minor adverse for the landscape character area. This degree of effect is below the threshold of concern.

5.120 Similarly, at a low level of effect, due to the limited degree and extent of visual effects, the magnitude of effect on the Penshurst Central High Weald character area and on the AONB too, would be Negligible adverse and of only Moderate-Minor adverse significance and below the threshold of concern. Accordingly, the valued landscape and its setting would be protected

5.121 No particular landscape recommendations are considered essential for this strategic site.

36 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

6.0 CONCLUSIONS than Moderate adverse and also below the threshold of concern. Adverse effects on the sense of tranquillity and remoteness that is a characteristic of the Nashenden Valley: Mid Kent Downs landscape character area would be very limited. This appraisal concludes that whilst there would 6.1 This Landscape and Visual Appraisal is a ‘high-level’ assessment of the five potential strategic be some limited adverse change to a limited number of views, the effects would be relatively development sites identified in the Tonbridge & Malling Local Plan, which has reached the moderate and below the threshold of concern. In the judgement of the assessor, such effects Regulation 19 stage. This means that the plan and accompanying documents have been agreed would not be so extensive or of such a degree as to be of significant material harm to the by the Borough Council for the purposes of submission to the Secretary of State, following public character and value of the AONB, in this way, the valued landscape and its setting would be consultation. These five sites are intended to deliver the majority of the housing need for the Local protected. Plan period up to 2031. 6.4 The South Aylesford strategic site has a predominantly urban context. It has two parts; the larger 6.2 The main aims of this appraisal have been to define the principal landscape and visual effects of parcel lies west of the London-Maidstone railway and the smaller parcel to the east. Whilst there the potential development at each of the five strategic sites and to identify the broad scope and are long views from the strategic site to the north towards the North Downs both parcels are nature of strategic landscape mitigation proposals that are recommended to assist in ameliorating otherwise visually enclosed locally and predominantly visually related to the adjoining urban area. the likely significant effects. Both parcels are without any notable landscape features. Local views would largely be limited to 6.3 The appraisal sets out an assessment of the landscape character, value, susceptibility and locations on Hermitage Lane and Beavers Road respectively. At such short range the effects of sensitivity of the landscape context of the five strategic sites. It defines in broad terms the existing new residential development, together with the associated infrastructure of roads and so on, would landscape conditions, assesses the character and quality of the landscape and analyses the evidently be a substantive change to the existing scene. In the context of existing urban potential landscape effects of the proposal and their significance, against the existing landscape development, the new development would add further development into this context without baseline. The appraisal also considers the potential visual effects of the development at each site necessarily being any more prominent that the existing. The visual effects would be Substantial based on a relatively restricted number of key viewpoints based on a number of broad adverse and of Major-Moderate adverse significance, but below the threshold of concern. The assumptions about the nature of the schemes that might come forward. The appraisal assesses potential magnitude of effect on landscape character of the host county landscape character area the overall significance of these potential effects and provides recommendations for strategic would be Slight adverse, in which the development would have some compatibility with the local landscape proposals to assist in mitigating these effects. landscape. The effect on the characteristic of the views to the Downs would be limited and these views would remain to a considerable degree. The significance of this effect would be Moderate- 6.4 The Bushey Wood, Eccles, strategic site is located outside of the Kent Downs AONB but only Minor adverse and below the threshold of concern. The adverse effects on other county landscape some 350m from its boundary. The village and the strategic site that virtually surrounds it, are character areas with potential views would be highly limited and the magnitude of effect Negligible visible from locations within the AONB, including one promoted and popular viewing point at Blue adverse, at worse, and of Minor- Minor or lower significance. Bell Hill. However, the visual impact assessment concludes that the opportunities for views of the strategic site from within the AONB are relatively limited overall and that where these are possible, 6.5 The Borough Green Gardens strategic site is partly located within the Kent Downs AONB with the quantum of new development that would be visible, set against that that is already visible, the remaining parts either adjacent to or within close proximity to the AONB. There would be would be small. The adverse effect on the Blue Bell Hill viewpoint, a location where receptor’s inevitable direct effects on physical elements of the AONB. The direct changes to the land within would be of Very High sensitivity, would be of Major-Moderate significance but below the threshold the AONB would occur because of the relief road that would have to be aligned through the Celcon of concern. Views out from the AONB county landscape character areas are a key characteristic access road area and within the Ightham Sandpit, as well as any potential development. On the but that the adverse effect on these is limited, consequently the effect on the key characteristics of basis of this part of the strategic site being potentially comprehensively developed, notwithstanding these would also be limited. It is considered that the significance of the effect would be greater the modest level of the restoration of the sandpit and its relatively incongruous character in its

37 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

AONB context, the change in character would be a Very Substantial adverse effect on the AONB 6.8 The Broadwater Farm, Kings Hill, strategic site adjoins the northern edge of Kings Hill but has an and of a significance that would exceed the threshold of concern. overwhelmingly rural character because the development at Kings Hill is, for the most part, entirely screened from it and the remaining countryside to the north. The strategic site and the route of the 6.6 Lesser amounts of development and more mitigation would reduce the degree of these effects but new link road would not have extensive visual effects, these being essentially contained within an inevitably, with the relief road having to be aligned through the AONB and this would cause area east of the A228 to Well Street with the new link road additionally visible from the local area material harm to the AONB. Some degree of harm may be acceptable in the context of Paragraph between the A228 and Springate Farm. The degree of visual effects within these areas is generally 116 of the NPPF and ‘major development’ but, as this consideration is a matter for planners and limited by the density of fruit trees and shrubs, as well as by the mature vegetation along the decision-makers, in a pure landscape context, there may in any case be the potential for country lanes. The potential local visual effects of the new link road on the Public Rights of Way landscape enhancements to the restored sandpit to be so significantly beneficial that they would network in the New Barns and Springate Farm area is likely to be significant, including on the balance, or exceed, the adverse effects of the relief road. For those parts of the AONB that adjoin landscape between New Barns And Broadwater Farm within the Conservation Area. The design of the strategic site south of the M26 this appraisal concludes that there would be Major adverse the horizontal and vertical alignments would be important as would the landscape planting. The significant visual effects on views from locations in this part of the AONB. It follows that there landscape value of the Greensand Fruit Belt – Malling landscape character area is considered to would be the potential for harm to the character and appearance of the AONB through effects on be of Local Value. This part, however, around East Malling West Malling is more scenic than areas its setting. As with the potential development within the AONB, the challenge for the protection of further north, being in particularly good condition, with the characteristic country lanes and the setting of the AONB is for the design process to ensure that there is substantial mitigation scattered ancient farmsteads lending a strong sense of time-depth. The potential magnitude of employed to screen the relief road and development, by aligning the relief road along the effect on landscape character of the host county landscape character area would be Substantial northern edge and by employing the suggested landforms and structural planting, there may be adverse, in which the development would be a prominent additional feature. The significance of the potential to ensure no material harm to the setting, albeit that it would be changed. In respect this effect would be Major-Moderate adverse for the landscape character area as a whole, but of of the longer views from the AONB to the north of the M26 and the effect on the setting of the Major adverse significance for the local area. This degree of effect is notable but not necessarily of AONB as perceived from these locations, this appraisal concludes that whilst there would be concern. some adverse change to a range of views, the effects would be relatively moderate and below the threshold of concern. In the judgement of the assessor, such effects would not be so 6.9 The South-West Tonbridge strategic site is located to the immediate west of the Brook Street extensive or of such a degree as to be of significant material harm to the character and value of area of Tonbridge and spans both sides of Lower Haysden Lane. The strategic site comprises very the AONB, in this way, the valued landscape and its setting would be protected. gently undulating topography with a slight high point at around the middle of the site. The land is a mix of grazing and arable uses with a good network of hedgerow boundaries and some small 6.7 The nature of this strategic site means that there is considerable potential for the development of copses. Otherwise it is relatively open in character with views to the rising wooded edge of the hills an overall scheme for the new relief road and the development that would allow this to come of the High Weald AONB. Other than the long view from the edge of the High Weald, development forward with those parts of the site within the AONB enhanced and those just outside, mitigated on the strategic site would be generally visually well-contained. The visual effect on receptors to such a degree, that in the mid to long term, as planting matures, these effects could reduce to within the High Weald AONB is limited in extent and in degree. Any visual effects are not the levels of significance to those below the threshold of concern identified by the assessor. considered to be of concern. The visual effect on the viewpoint within the AONB is considered to Such an assessment cannot be firm at this time, as such a scheme is not yet developed and its be Slight adverse, in terms of magnitude, and of Major-Moderate adverse significance. This is actual effects cannot be assessed, but in the assessor’s opinion the potential exists. Perhaps below the threshold of concern. The potential magnitude of effect on landscape character of the importantly, this particular moment in time is also opportune, as currently the operational status host county landscape character area would be Moderate adverse, in which the development of two or three of the quarries, if Nepicar Farm is included, is such that their ‘end state’ can be would be a noticeable additional feature. The significance of this effect would be Moderate – Minor considered in the context of their potential development as a strategic site. This position may not adverse for the landscape character area. This degree of effect is below the threshold of concern. be as flexible in the future.

38 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

Similarly, at a low level of effect, due to the limited degree and extent of visual effects, the magnitude of effect on the Penshurst Central High Weald character area and on the AONB too, would be Negligible adverse and of only Moderate-Minor adverse significance and below the threshold of concern. Accordingly, the valued landscape and its setting would be protected.

39 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

APPENDIX A: LANDSCAPE EFFECTS CRITERIA

Landscape Susceptibility Criteria Landscape Value Criteria Landscape Susceptibility Description Landscape Value Description

Very susceptible Where the clarity of the key characteristics are very strongly expressed International Value Where the landscape has been designated at an international level, e.g. a and/or their robustness to change is fragile and/or views are an essential World Heritage Site, and the purposes of which include landscape and/or characteristic, and/or policies and strategies aim to achieve “no change” recreational opportunities. to landscape character, and the changes to landscape character that National Value Where the landscape has been designated at a national level, e.g. National could be brought about by a development of the type, scale and location Parks (England, Scotland and Wales), Areas of Outstanding Natural proposed would be incompatible with these factors. Beauty (England, Wales and NI), Heritage Coasts (England and Wales), Susceptible Where the clarity of the key characteristics are strongly expressed and/or LANDMAP VSAA Outstanding Overall Evaluation (Wales) or where a their robustness to change is weak and/or views are an important landscape feature has been designated at a national level, e.g. Scheduled characteristic and/or policies and strategies aim to conserve the key Ancient Monument, and has highly distinctive landscape features. characteristics, and the changes to landscape character that could be County/District Value Regional Parks, landscape designations in Structure, Unitary or Local brought about by a development of the type, scale and location proposed Development Plans, LANDMAP VSAA High Overall Evaluation (Wales) or a would have a poor compatibility with these factors. landscape feature that has been designated at a County/Borough/District Moderate susceptibility Where the clarity of the key characteristics are clearly expressed and/or level or a non-designated landscape that has distinctive landscape features their robustness to change is moderately strong and/or views contribute of evident value. to landscape character and/or policies and strategies promote or accept Local Value For undesignated landscapes and landscape features which may be locally limited changes to key characteristics, and the changes to landscape valued, LANDMAP VSAA Moderate Overall Evaluation (Wales) and display character that could be brought about by a development of the type, evidence of responsible use and value. scale and location proposed would have a moderate compatibility with Unvalued Where the landscape and/or landscape features have been despoiled and these factors. there is evidence that society does not value the landscape and/or Slight susceptibility Where the clarity of the key characteristics are vaguely expressed and/or landscape features, e.g. fly tipping, abandoned cars, litter, vandalism, etc. their robustness to change is strong and/or views are incidental to landscape character and/or policies and strategies promote or accept that the landscape could evolve, and the changes to landscape character

that could be brought about by a development of the type, scale and

location proposed would have a good compatibility with these factors.

Negligible susceptibility Where the key characteristics are muddled and/or their robustness to change is very strong and/or views are irrelevant to landscape character and/or policies and strategies promote or accept major changes to key characteristics and the changes to landscape character that could be brought about by a development of the type, scale and location proposed would have excellent compatibility with these factors.

40 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

Landscape Sensitivity Criteria

Landscape Sensitivity Description

Very High sensitivity A landscape likely to be of international or national value and/or with features, elements, areas or special qualities of international or national value, that could be very susceptible to the type, scale and location of development proposed. High sensitivity A landscape likely to be of national or County/Borough/District value and/or with features, elements, areas or special attributes of value, that could be very susceptible or susceptible to the type, scale and location of development proposed. Moderate sensitivity A landscape likely to be of national, County/Borough/District or local value and/or with features, elements, areas or special attributes of value or local value, that could have a moderate or slight susceptibility to the type, scale and location of development proposed. Low sensitivity A landscape likely to be of local value and/or with features, elements, areas or special attributes of value, that could have a slight susceptibility to the type, scale and location of development proposed. Negligible sensitivity A landscape that is likely to be unvalued and/or with features, elements, areas or special qualities that are unvalued, and that could have a slight or a negligible susceptibility to the type, scale and location of development proposed.

41 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

APPENDIX B: VISUAL EFFECTS CRITERIA development on a daily basis, could be orientated towards the development, and would value these views. Visual Receptor Value Criteria Recreational receptors High - are stationery or moving slowly (e.g. walking, cycling or horse riding), can be orientated towards the development, are at that Value of Location or View Description location primarily in order to enjoy the view/landscape. Very High or National Value A scenic view in a landscape that has been designated at a national High/Moderate - are stationery or moving slowly (e.g. walking, level, e.g. National Parks or Areas of Outstanding Natural Beauty, cycling or horse riding), can be orientated towards the development, particularly views from a national long distance trail or promoted are at that location primarily in order to enjoy the view/landscape but routes in these landscapes, or a recognised view to or from a also for other purposes. distinctive feature designated at a national level, e.g. Scheduled Moderate - are stationery or moving slowly, can be orientated Ancient Monument, Listed Building and Registered Historic Park & towards the development, may be at that location in order to enjoy Garden. the view/landscape but would have another primary purpose for being there (e.g. playing sport). High or County Value A view from within a designated landscape or a popular view recognised in publications and/or visitor guides for promoted routes Road and rail users (motorists, High/Moderate – in locations where they are moving steadily/swiftly, and locations of interest. passengers, bus and train can be orientated towards the development, are likely to be at that travellers) location primarily in order to enjoy the view/landscape. Moderate or Community Value A view in an undesignated landscape which may be locally valued Moderate - in locations where they are moving steadily/swiftly, can and displays evidence of responsible use. be orientated towards the development, may be at that location in Low or Unvalued Where the landscape has been despoiled and there is evidence that order to enjoy the view/landscape but may also have other purposes society does not value the view or landscape. (e.g. journey to work). Moderate/Low - in locations where they are moving swiftly, with a Private Value A private view, e.g. from a residential property, that is likely to be direction of travel that is oblique or side-on to the development, are valued by the occupants. likely to be travelling for a purpose other than in order to enjoy the view (e.g. higher speed long distance travel).

Visual Receptor Susceptibility Outdoor workers Moderate - outdoor workers and school children in locations where they may be moving slowly, can be orientated towards the Receptor Group Location Susceptibility development, may experience the view on a daily basis, may be at that location in order to enjoy the view but will have other purposes. Residents High - would view the proposed development in the primary views Medium/Low - outdoor workers in locations where they may be from their property (e.g. principal living rooms and sitting areas in moving slowly, can be orientated towards the development, may gardens), would be stationary or moving slowly about their property, experience the view on a daily basis, but are at that location primarily would see the development on a daily basis, could be orientated to undertake activities unconnected with the view. towards the development, and would value these views. High/Moderate - would view the proposed development in the Indoor workers Low - indoor receptors with limited views in this direction, who are in secondary views from their property (e.g. bedrooms and driveway), that location primarily to undertake activities unconnected with the would be stationary or moving slowly at these locations, would see view. the development on a daily basis, could be orientated towards the development, and would value these views. Moderate - would view the proposed development from limited locations on their property (e.g. bathrooms and attic windows), would be stationary or moving slowly at these locations, would see the

42 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

Visual Receptor Sensitivity Criteria

Visual Receptor Sensitivity Description Very High Sensitivity Where the receptor would be stationary or moving slowly, would be likely to be exposed for consistent and prolonged periods and/or whose attention or main interest would be likely to be the landscape and views; particularly, but not necessarily limited to, users of promoted Public Rights of Way within landscapes designated at a national level, users of national trails and promoted long distance routes or at heritage assets, in these landscapes or other valued landscapes, where awareness of changes to visual amenity is likely to be acute. High Sensitivity Where the receptor would be stationary, moving slowly or steadily, would be likely to be exposed for consistent and prolonged periods and/or whose attention or interest is likely to include the landscape and views; typically residents at home, users of Public Rights of Way and country lanes, where awareness of changes to visual amenity is likely to be elevated. Moderate Sensitivity Where the receptor would be moving steadily or swiftly, would be likely to be exposed to the change for infrequent and short periods, and/or whose attention and interest may include the landscape or views but not primarily; typically travellers on roads, rail or other transport routes where awareness of change to visual amenity is likely to be limited. Low Sensitivity Where the receptor would be moving swiftly, would be exposed to the change occasionally and for very short periods, and/or whose attention or interest is not on views or landscape; typically people engaged in higher speed travel, engaged in organised outdoor sport (which does not involve an appreciation of views) and outdoor workers where the setting may be of importance to the quality of working life. Negligible Sensitivity Where the receptor would be predominantly inside and at their place of work focused on their work activity and where setting is not important to the quality of working life and awareness of change to visual amenity is likely to be negligible.

43 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

APPENDIX C: MAGNITUDE OF LANDSCAPE EFFECTS CRITERIA

Magnitude of Change Description Very Substantial adverse (or Where the proposals would become a defining characteristic of beneficial) the landscape, would override and be in stark contrast with (or would substantially enhance) the existing landscape context, would be in the context of no similar developments (or would reinstate particularly valued features that had been previously lost or degraded) and would be a dominant additional feature(s). Substantial adverse (or beneficial) Where the proposals would become a key characteristic of the landscape, would compete with and detract from (or enhance) the existing landscape context, would be in the context of few similar developments (or would reinstate particularly valued features that had been previously lost or degraded) and would be a prominent additional feature(s). Moderate adverse (or beneficial) Where the proposals would become a characteristic of the landscape and would contrast with (or complement) the existing landscape context, may be in the context of a few similar developments (and/or would reinstate valued features that had been previously lost or degraded) and would be a noticeable additional feature(s). Slight adverse (or beneficial) Where the proposals would become a characteristic of the landscape and would contrast with (or complement) the existing landscape context, may be in the context of some similar developments (and/or would reinstate features that had been previously lost or degraded) and would be a visible additional feature(s).

Negligible adverse (or beneficial) Where the proposals) may contrast with (or would complement) the existing landscape context, may be in the context of several similar developments (and/or would reinstate minor features that had been previously lost or degraded) and would be a barely discernible additional feature(s).

44 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

APPENDIX D: MAGNITUDE OF VISUAL EFFECTS CRITERIA

Magnitude of Change Description Very Substantial Where the proposed development would be perceived to be close to the viewpoint and openly visible in its entirety or near entirety, the development would be in stark contrast to the landscape context such that it would be the dominant adverse/beneficial feature in the scene. Substantial Where the proposed development would be perceived to be in the near or middle distance and visible in its entirety or partly screened, the development would contrast with the landscape context such that it would stand out as a prominent adverse/beneficial feature in the scene. Moderate Where the proposed development would be perceived to be in the middle distance and visible in its entirety or partly screened or at closer distances and more considerably screened, the development may contrast with the landscape context such that it would be evident as a noticeable adverse/beneficial feature in the scene. Slight Where the proposed development would be perceived to be in the distance or far distance and visible in its entirety or partly screened or at closer distances and substantially screened, the development may contrast with the landscape context such that it would be a visible adverse/beneficial feature in the scene. Negligible Where the proposed development would be perceived to be in the far distance, partly or largely screened or at closer distances and almost entirely screened, the development may contrast with the landscape context such that it would be a barely discernible adverse/beneficial feature in the scene.

45 Enplan ref 01-841 Tonbridge & Malling Local Plan: Five Strategic Sites Landscape and Visual Appraisal March 2019

APPENDIX E: OVERALL ASSESSMENT OF LANDSCAPE AND VISUAL EFFECTS CRITERIA (SIGNIFICANCE)

Magnitude of Change

Very Substantial Moderate Slight Negligible Substantial

Major - Very High Major ++ Major + Major Moderate Moderate Major- Moderate - High Major + Major Moderate Moderate Minor

Major - Moderate - Moderate Major Moderate Minor Moderate Minor

Sensitivity Major - Moderate - Minor - Low Moderate Minor Moderate Minor Negligible

Moderate - Minor - Negligible Moderate Minor Negligible Minor Negligible

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