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Appendix EDP 5 Policy BE2: Hollands Farm, Bourne End and

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5.4 Bourne End and Wooburn continued

POLICY BE2 – HOLLANDS FARM , BOURNE END AND WOOBURN

The site as shown on the Policies Map is allocated for residential-led mixed use. Development of the site is required to: 1. Placemaking a) Adopt a landscape-led positive approach to design and layout to limit its impact on the landscape; b) Have special regard to the conservation of nearby Heritage Assets and their settings, including the Road and Riversdale Conservation Area; c) Maintain a sense of separation between Harvest Hill and the new development site; d) Ensure satisfactory relationship to the industrial buildings at Millboard Road Employment Area on the western boundary. 2. Transport a) Provide a link road through the site linking to the Cores End Road roundabout and Ferry Lane; b) Provide a redirected bus service and enhanced provision through the site; c) Provide contributions to off-site highway improvements as required by the Highway Authority; d) Provide and enhance footpath and cycle links to the village centre. 3. Green Infrastructure/ Environment a) Provide on-site high quality open space; b) Provide S106 contributions to mitigate recreational impacts at SAC; c) Maintain north south connectivity for Public Rights of Way through the site; d) Protect and enhance the biodiversity and green infrastructure value of the former orchard in accordance with Policy DM34, providing public access and ongoing management as part of the overall development. Buildings within this area will not be acceptable; e) Avoid areas of fluvial flood risk where possible; f) Provide appropriate SuDS across the site. 4. Other a) Provision of a 1 form entry primary school.

5.4 BOURNE END AND WOOBURN | 210 | LOCAL PLAN – ADOPTED AUGUST 2019 continued 5.4 Bourne End and WooburnWycombe District Local Plan – Adopted August 2019

Figure 38 Hollands Farm – illustrative layout Figure 38 Hollands Farm – illustrative layout

OS mapping: © Crown Copyright and database rights 2019 Ordnance Survey 100023306. OS mapping: © Crown Copyright and database rights 2019 Ordnance Survey 100023306.

5.4 BOURNE END AND WOOBURN | 211 | WYCOMBE DISTRICT LOCAL PLAN – ADOPTED AUGUST 2019

269 Land at Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Appendix EDP 6 Relevant Extracts from the Wycombe Landscape Character Assessment (2011)

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LCA 26.1 THAMES FLOODPLAIN

LCA in Context

LCA 26.1 THAMES FLOODPLAIN

KEY CHARACTERISTICS

• A flat, low lying floodplain, with very slight local topographic variation, underlain by a mix of alluvium, head and gravel formations, with free draining soils. • Fields of arable farmland pasture and rough grazing are divided by wooden post and rail fencing and hedgerows. • The runs along the southern boundary. Fields near the river are liable to flooding and there are areas of water meadow.

• Willow pollards along the Thames and scattered or clumped trees along field boundaries. Woodland cover is sparse. • Varied ecology with gravel-pit lakes at Spade Oak/ and SSSIs including wet woodland and wet meadows. • The town of Marlow has a historic core and small villages such as Little Marlow and have a historic character. More recent residential development at Bourne End and on the edges of Marlow. • A mixed field pattern with enclosures from irregular pre 18th century (regular, irregular and co-axial) though regular parliamentary enclosures to 20th century extended fields and horse paddocks.

• A range of historic and archaeological features, including parkland at Fawley Court and Harleyford Manor, Medmenham Manor, Neolitihic and Bronze Age finds at Low Grounds and historic locks. • Cut by the busy A4155 and the A404 with rural roads leading down to the Thames and up the valley sides to the north.

• The low-lying, flat and open landscape allows for some long views and panoramic vistas particularly north towards the higher sloping topography of the lower dip slope. • Some pockets of tranquillity and calm associated with areas of water and parkland, away from roads and settlement.

• Recreational opportunities often associated with areas of water including the Thames Path National Trail, water sports and marinas, fishing and bird watching.

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LCA 26.1 THAMES FLOODPLAIN

DESCRIPTION

Location and Boundaries: The Thames Floodplain lies wholly within Wycombe District. It consists of the floodplain landscape to the north of the River Thames and the district boundary. The flat landscape of the Thames Floodplain is distinguished from the gently sloping landform of its valley side which rises to the north.

Landscape Character: A distinctive low lying, flat floodplain landform, with an open character. Fields of arable farmland and rough grazing are divided by hedgerows and wooden post and rail fencing. The River Thames runs along the southern boundary of the area and there are a number of water bodies including lakes and ponds associated with former gravel workings (Spade Oak/Little Marlow) and historic designed landscapes. Woodland is sparse, and trees typically occur along hedgerows and associated with water courses (including willow pollards along the River Thames). A number of important ecological habitats are designated SSSIs including wet woodland and wet meadows. The area has been worked for minerals, is cut by the busy A4155 and A404 and the suburban edges of Marlow and Bourne End are abrupt in places. However pockets of tranquillity are associated with areas of water and a historic, rural character is retained in small villages (e.g. Little Marlow and Medmenham) and parkland (Harleyford Manor and Fawley Court). The landscape provides a number of recreational opportunities including the Thames Path, watersports and bird watching. Views are afforded up to the lower chalk dipslope valley sides, across and along the Thames.

Geology: Alluvium occurs along the course of the River Thames with bands of Head and Taplow Gravel Formation lying to the north and some dispersed areas of River Terrace Deposits. Loamy and clayey floodplain soils with naturally high groundwater occur in relation to Alluvium with freely draining slightly acid but base- rich soils corresponding to areas of Head and Gravels. Topography/Landform: A flat, low lying floodplain (30m AOD) with very slight local topographic variation.

Hydrology: The River Thames flows along the southern boundary. A network of open water bodies lying just north of the river, occupy former mineral extraction pits. Smaller scattered pond/lakes occur associated with farmland and historic parkland (e.g. Fawley Court and Harleyford Manor).

Land Use and Settlement: The Thames Valley including the floodplain was an early focus for settlement and agriculture due to the fertile soils, water supply and use of the Thames for transport. Along this part of the floodplain, fields of arable farmland, pasture and rough grazing are divided by wooden post and rail fencing and hedgerows. Fields near the river are liable to flooding and historically some were water meadows. Several large areas of open standing water occur at Spade Oak/ Little Marlow which are flooded gravel workings. An aggregate supplier still operates in Little Marlow and a sewage works lies between two of the larger expanses of

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LCA 26.1 THAMES FLOODPLAIN water. There is little woodland cover however small areas of broadleaved, mixed and yew and scrub woodland do occur.

The town of Marlow and Bourne End village lie in this area, stretching across the floodplain and along the River Thames. Marlow has a historic 18th century core with Georgian facades. 19th and 20th century suburban growth has occurred round the town filtering into the landscape with some abrupt built edges and others integrated by tree and hedgerows enclosing roads. Bourne End has grown up in the nineteenth and twentieth centuries and has a suburban edge.

The smaller villages of Little Marlow, Medmenham and Mill End retain a rural and historic character. They occur across the floodplain, strung along rural roads off the A4155. Red brick and brick and flint are common building material with some timber framing and black weatherboard. A number of historic houses are built along the Thames.

The Bourne End to Marlow railway runs through the eastern part of the area providing a link to Maidenhead and then London. The area is cut by the busy A4155 and the A404 which crosses the Thames, as does the Marlow suspension bridge. The Thames Path National trail follows the river between footbridges at Temple (west of Marlow) and at Bourne End railway bridge. Otherwise local footpaths provide access to and along the Thames and up towards the chalk dipslope.

There are a number of marinas, locks and weirs along the course of the Thames. Recreational opportunities are often associated with water and include water sports, boat trips, bird watching, and fishing.

Tree Cover: Woodland cover is sparse with no areas of ancient woodland. Small areas of broadleaved, mixed and yew woodland occur along boundaries of water bodies and gravel workings around Little Marlow and associates with parkland at Fawley Court. Some scrub woodland occurs to the east of Medmenham. Pollarded willows are features along the Thames. Scattered or clumped trees occur along field boundaries with isolated trees and small pockets of trees dispersed occasionally across the area particularly along the smaller water courses.

Perceptual/ Experiential Landscape: The floodplain has a busy character, cut by the A4155 and A404, with recent residential and industrial development around Marlow and Bourne End and an aggregate supplier and sewage works in Little Marlow. However pockets of tranquillity and calm are associated with the River Thames particularly between Medmenham and Marlow and between Marlow and Bourne End including at Spade Oak.

Away from roads and settlement a historic, rural character is retained in small villages and parkland. The low-lying, flat and open landscape allows for some long views and panoramic vistas particularly north towards the higher sloping topography of the lower dip slope. Hedsor Priory and House are attractive eye catchers in views up to higher wooded ground.

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LCA 26.1 THAMES FLOODPLAIN

The River is locally a prominent feature but within the wider landscape is screened by bank side vegetation. Expansive views are obtained across lakes at Spade Oak/ Little Marlow and from Mill and long views are afforded along and across the Thames Valley. Designed vistas within historic landscapes of Fawley Court and Harleyford Manor also provide key views to the Thames River. Percy Bysshe Shelley, one of the major English Romantic poets and his wife, the novelist Mary Shelley, resided in Marlow in the 19th century. The children’s author Enid Blyton lived at Old Thatch near Bourne End during the 1920s.

Biodiversity: A range of ecological habitats occur, associated with the geology and riverside location, and including the River Thames itself. Fern House Gravel Pit SSSI is the best available exposure of Taplow Terrace deposits in the Middle Thames, and therefore of considerable importance.

Roebed Wood SSSI is an area of Thames-side willow and alder woodland fed by a ditch draining water from adjacent water meadows. The diverse herbaceous flora, associated particularly with the wetter and more open parts of the wood, includes a large population of the nationally rare summer snowflake Leucojum aestivum, known locally as the Loddon lily.

Temple Island Meadows SSSI consist of a series of slightly improved, sheep grazed, wet meadows which have developed on soils over alluvium. Their location, adjacent to the River Thames, means they are subject to seasonal flooding and waterlogging. Marshy neutral grassland grades into tall fen vegetation with scattered wet alder carr woodland and scrub occurring in the west and south. Wetland habitats such as these have declined nationally due to agricultural improvement and drainage and few examples of these habitats are now known to exist in . The meadows support a diverse flora and fauna, and are probably some of the most species rich meadows remaining along the Thames.

Spade Oak / Little Marlow flooded gravel pits are now a haven for wildlife particularly birds.

Areas of grassland north of Spade Oak Meadows and Medmenham are local wildlife sites BAP Priority habitats include chalk rivers, neutral grassland, purple moor grass and rush pastures (Molinia-Juncus), reedbeds and wet woodland.

Historic Environment: The Thames has been a focus for human occupation since prehistoric times as evidenced by the concentration of archaeology beside the river. In fields to the east of Low Grounds farm, Neolithic/Bronze Age Barrows, Neolithic Mortuary enclosures, a Neolithic tannery and a large Neolithic ditch enclosure (possible house) have been discovered. Further prehistoric sites include cropmarks at Mill End and Medmenham, ring ditches east of Harleyford Park. There are two sites of Roman Villas at Mill End which are designated as scheduled monuments. This area is particularly rich for archaeological sites with many more likely to remain undiscovered beneath alluvium and meadow grassland.

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LCA 26.1 THAMES FLOODPLAIN

The area contains a number of prominent historic buildings including the white weather boarded Hambleden Mill and lock (built 1773) located to the Thames. Marlow lock was also originally built in 1773. Other important buildings include St Peter Church Medmenham, built in brick and flint, Medmenham Abbey, St John the Baptist's Church in Little Marlow and Westhorpe house.

The historic landscape is composed of 18th century irregular, regular and co-axial enclosure and 19th century enclosure, although a large proportion of these fields have been altered or changed in the 20th century. Also of prominence is the Grade II* registered historic park and garden of Fawley Court, which extends into South Oxfordshire. The principal house dates from 1684 and is built in red brick with stone dressings. The park was landscaped by Lancelot Brown and the temple on the island in the Thames is a principal vista. The east park of Harleyford Manor (Grade II registered and possibly laid out by Brown) extends into this area, sited on flood meadow with views to the river.

Designations: • Chilterns AONB. • Registered Parks and Gardens: Harleyford Manor; Fawley Court and Temple Island • Scheduled Monuments: Roman Villa at Mill End; Roman Villa North of Yewden Lodge • Conservation Areas: Abbotsbrook & Well End, Marlow, Little Marlow, Hedsor Road & Bourne End and Harleyford & Wittington. • Archaeological Notification Sites: 24 No. • Priority Bap Habitats: 5 types • Biological Notification Sites: 22 No. • Local Wildlife Sites: 3 No. • SSSI: 3No. Fern House Gravel Pit; Rodbed Wood;

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LCA 26.1 THAMES FLOODPLAIN

EVALUATION

Landscape and Visual Sensitivities Potential landscape and visual sensitivities are: • River courses, ponds and lakes, and the associated habitat and wildlife value. • The range of habitats associated with the geology and riverside location including SSSI wet woodland, gravel pits, and wet meadows. • Pollard willows along the River Thames which are a historic landscape feature. • Views across open expanses of water, along and across the River Thames and up the valley sides and to higher ground. • Open, undeveloped meadow and farmland areas alongside the River Thames which offer tranquillity and calm. • Hedgerow field boundaries and hedgerow trees which provide ecological connectivity and structure. • The flat landscape and the limited woodland, accentuates the visual sensitivity of the landscape. • The historic character of small villages on rural roads leading down to the Thames. • Archaeological sites and monuments including a Roman Villa, Neolitihic and Bronze Age sites at Low Grounds. • Historic water meadows, pre 18th century irregular, regular and co-axial field enclosures which are reminder of the historic use of land. • Historic parkland located at Harleyford Manor and Fawley Court with views to the River Thames.

Strength of Character/Intactness: The strength of character and intactness of the Thames Floodplain is moderate. Key characteristics are strongly conveyed but the suburban edges of settlement and road infrastructure, as well as gappy hedgerows in places, reduces the distinctiveness of character.

Strategy/ Vision: To conserve and enhance the character of the Thames Floodplain including water bodies and wetland habitats of important ecological value. To conserve historic parkland, villages and archaeological features and maintain pockets of tranquillity and rural character.

Landscape Guidelines: • Monitor water quality in the rivers, lakes and ponds, seeking to reduce run off and water pollution from surrounding farmland and roads.

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LCA 26.1 THAMES FLOODPLAIN

• Encourage appropriate management and protection of water bodies and wetland habitats and seek opportunities to extend and connect habitats and enhance biodiversity interest. • Resist further agricultural improvement and drainage which impacts on ecological habitats. • Appropriately manage willow pollards along the River Thames. • Encourage management and restoration of hedgerows, filling in gaps where necessary and seek opportunities to recreate and extend these habitats. • Conserve open views across expanses of water, along the River Thames and up the valley side of the lower chalk dipslope. • Conserve open undeveloped banks of river between Marlow and Medmenham and Marlow and Bourne End which provide tranquillity and contrast to the built up areas along the Thames. • Conserve the historic character of small villages on rural roads leading down to the Thames. • Avoid vertical development along the floodplain, which will impact greatly on the low lying, open character. • Consider opportunities for further screening/buffering of roads and abrupt suburban edges through sensitive tree planting. • Conserve historic elements, such as archaeological features, field enclosures, water meadows and parkland, which provide evidence of past use of the land.

Land Use Consultants 177 LCA 26.1 THAMES FLOODPLAIN

Gravel-pit lakes at Spade Oak, with wet woodland and A fl at, low lying fl oodplain with long views. Fields of arable wet meadows. farmland pasture and rough grazing are divided by wooden post and rail fencing and hedgerows.

A number of historic houses are built along the Thames. St John the Baptist Church at Little Marlow, with a strong Red brick and brick and fl int are common materials with historic character. some white render and timber.

Tranquil area of meadow and farmland adjacent to the River Important views from the fl oodplain to higher wooded Thames. slopes and Hedsor Priory. Land at Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Appendix EDP 7 Photoviewpoints EDP 1 – 15 (edp3922_d029a 04 December 2020 VP/BC)

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Photoviewpoint EDP 1: PRoW No. WOO/20/4 (Buckinghamshire), looking south

To be viewed at comfortable arm’s length

Grid Coordinates: 490125, 187901 Horizontal Field of View: 39.6° Direction of View: N date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 14:53 Height of Camera: 1.6m Distance: 750m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 69m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 1 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 2: Junction between Millboard Road and Bridgestone Drive, looking south

To be viewed at comfortable arm’s length

Grid Coordinates: 489945, 187293 Horizontal Field of View: 90° Direction of View: N date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 14:20 Height of Camera: 1.6m Distance: 100m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 30m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 2 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 3: PRoW No. WOO/4/1 (Buckinghamshire), adjacent to Millboard Road, looking south

To be viewed at comfortable arm’s length

Grid Coordinates: 489935, 187190 Horizontal Field of View: 90° Direction of View: NW date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 14:15 Height of Camera: 1.6m Distance: 0m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 29m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 3 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 4: Hawks Hill, looking south-west

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Grid Coordinates: 490307, 186837 Horizontal Field of View: 90° Direction of View: E date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 13:46 Height of Camera: 1.6m Distance: 60m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 51m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 4 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 5: Heavens Lea (Field Gate), looking south-west

To be viewed at comfortable arm’s length

Grid Coordinates: 490277, 186781 Horizontal Field of View: 90° Direction of View: E date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 12:26 Height of Camera: 1.6m Distance: 0m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 48m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 5 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 6: Hedsor Road, at Junction with Heavens Lea, looking north-west

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Grid Coordinates: 490234, 186621 Horizontal Field of View: 90° Direction of View: SE date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 12:33 Height of Camera: 1.6m Distance: 40m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 38m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 6 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 7: St Nicholas Church Yard, looking north-west

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Grid Coordinates: 490703, 186197 Horizontal Field of View: 39.6° Direction of View: SE date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 13:35 Height of Camera: 1.6m Distance: 675m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 65m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 7 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 8a: PRoW No. HED/2/1 (Buckinghamshire), looking north-west

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Grid Coordinates: 490352, 186392 Horizontal Field of View: 39.6° Direction of View: SE date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 12:39 Height of Camera: 1.6m Distance: 300m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 41m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 8a © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 8b: PRoW No. HED/2/1 (Buckinghamshire), looking north-west

To be viewed at comfortable arm’s length

Grid Coordinates: 490352, 186392 Horizontal Field of View: 39.6° Direction of View: SE date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 12:39 Height of Camera: 1.6m Distance: 300m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 41m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 8b © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 9: Hedsor Road, at access to PRoW No. HED/2/1 (Buckinghamshire), looking north-west

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Grid Coordinates: 490122, 186607 Horizontal Field of View: 90° Direction of View: S date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 12:49 Height of Camera: 1.6m Distance: 40m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 31m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 9 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 10: Hedsor Road, at access to PRoW No. WOO/3/3 (Buckinghamshire), looking north

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Grid Coordinates: 489750, 186543 Horizontal Field of View: 90° Direction of View: S date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 13:02 Height of Camera: 1.6m Distance: 0m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 26m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 10 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 11: A4094 Ferry Lane, looking north-east

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Grid Coordinates: 489635, 186536 Horizontal Field of View: 90° Direction of View: SW date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 13:07 Height of Camera: 1.6m Distance: 110m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 26m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 11 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 12: PRoW No. WOO/3/3 (Buckinghamshire), looking north

To be viewed at comfortable arm’s length

Grid Coordinates: 489738, 186302 Horizontal Field of View: 90° Direction of View: S date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 15:05 Height of Camera: 1.6m Distance: 250m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Cylindrical Make, Model, Sensor: Canon E0S 700D aOD: 26m checked BC Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 12 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 13: PRoW No. WOO/1/1 (Buckinghamshire), looking north

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Grid Coordinates: 489826, 185779 Horizontal Field of View: 39.6° Direction of View: S date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 15:10 Height of Camera: 1.6m Distance: 775m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 25m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 13a © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 13: PRoW No. WOO/1/1 (Buckinghamshire), looking north

To be viewed at comfortable arm’s length

Grid Coordinates: 489826, 185779 Horizontal Field of View: 39.6° Direction of View: S date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 15:10 Height of Camera: 1.6m Distance: 775m drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 25m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 13b © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 14: PRoW No. 33 (Windsor and Maidenhead), forming part of the Chiltern Way, looking north-east

To be viewed at comfortable arm’s length

Grid Coordinates: 488295, 186192 Horizontal Field of View: 39.6° Direction of View: W date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 15:22 Height of Camera: 1.6m Distance: 1.5km drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 75m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 14 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 15: PRoW No. 57 (Windsor and Maidenhead), looking east

To be viewed at comfortable arm’s length

Grid Coordinates: 488145, 187046 Horizontal Field of View: 39.6° Direction of View: W date 04 DECEMBER 2020 client Catesby Strategic Land Ltd Registered office: 01285 740427 Date and Time: 23/01/2020 @ 15:43 Height of Camera: 1.6m Distance: 1.6km drawing number edp3922_d029a www.edp-uk.co.uk drawn by VP project title Land at Hollands Farm, Bourne End [email protected] Projection: Planar Make, Model, Sensor: Canon E0S 700D aOD: 26m checked BC Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA JTF drawing title Photoviewpoints EDP 15 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Land at Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Appendix EDP 8 Table of Effects: Visual Amenity

Land at Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

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Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Appendix EDP 8 Table of Effects: Visual Amenity

Notes: Each viewpoint is attributed a degree of sensitivity using the thresholds in Appendix EDP 3 para A3.12 and takes into account the ‘susceptibility’ of the receptor to change to the type of development proposed.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 1 PRoW No. WOO/20/4 PRoW Users High Medium. Moderate. Adverse. Low. Minor/Minor. Adverse. Low. Minor/Minor. Adverse. (Buckinghamshire) Sensitivity of Receptor Explanation Description of View Magnitude of Change This is not a recorded or promoted view. This view is taken from a footpath which runs Construction Phase: Receptors at this location will be on a footpath, north from Bourne End. Land rises through Due to the elevation of the receptor, although with reduced adverse effect due to distance, it is possible that all construction activities within the slow moving or stationary. Visual receptors are wooded scrub, passing the Bourne End site would be visible during the temporary construction phase. The elements of construction activity that would be visible would include the likely to be using the PRoW as part of a local walk, Academy, to open countryside on elevated movement of vehicles and machinery, external lighting and the use of taller machinery including cranes within the main body of the Site. It is not accessing open countryside to the north of Bourne ground. Views from this context generally look considered that the view would be fundamentally altered by the presence of construction activity, due to many urbanising elements present within End. As there is likely to be some appreciation of south-east towards higher ground to the the view. However, construction activity will give rise to a medium magnitude of change. the landscape, although it is a landscape that is south of Bourne End. In views towards the not designated for its landscape value, receptors site, owing to built form extending along Operation (Year 1): at this location are considered to have a high Hedsor Road, and also larger properties on On completion, taller elements of the proposed development would be visible with a medium geographical extent, although being perceived as sensitivity. higher ground to the east, numerous being contained by existing built form to the south of the site on Hedsor Road. Additional landscape measures throughout the proposed elements of built form are seen within the development would provide further screening but are unlikely to provide visual screening in the early years with the proposals being seen in view. Views are characterised by, and the site medium distance views, particularly due to the elevation of the receptor. However, once the construction period has been completed, the proposed is seen in the context of, existing surrounding development would only be partially visible, being similar in character to existing residential built form, and would be seen at such distance as to built form and the site does not form a be a small component of the view. As such, the magnitude of change would reduce to low. prominent part of the view or substantially influence the character of the wider area. Operation (Year 15): The Proposed Development would remain a small component of the view, being partially visible and contained within the perceived existing urban extents of Bourne End. This gives rise to a giving rise to a low magnitude to change.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 2 Junction between Road Users Low Medium. Minor. Adverse Low. Minor/Negligible. Adverse Very Low. Negligible. Adverse Millboard Road and Pedestrians Medium Medium. Moderate/Minor. Adverse Low. Minor. Adverse Very Low. Minor/Negligible. Adverse Bridgestone Drive Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is recorded from an urban context. Construction Phase: where local views are generally enclosed by Existing residential properties can be seen to Only those construction activities within the northernmost areas of the site would be visible in relatively short-distance views. The elements of enclosed by existing built form and roadside tree the left of the view, with much larger construction activity that will be visible will include movement of vehicles and machinery, external lighting and the use of taller machinery including cover. Receptors are likely to be part of moving commercial units to the right. Looking along cranes within the main body of the Site. However, given the urban context of the view, it is not considered that the view would be fundamentally traffic and using the road for purposes other than Millboard Road, the site can be seen in a altered by the presence of construction activity, due to many urbanising elements present within the view. However, construction activity would to enjoy the view. Road users are considered to narrow view. However, little of the site’s more give rise to a medium magnitude of change. have a low sensitivity and pedestrians are rural characteristics can be appreciated in considered to have a medium sensitivity. the view, partly due to the nature of the Operation (Year 1): boundary treatment between the site and In the short-term, the vast majority of the proposed development would be screened from this location by existing features within the foreground. Millboard Road. Similarly, mature tree cover However, although unlikely due to distance, it is possible that some taller elements may be visible, more likely to be associated with taller elements at the site’s northern corner serves to limit within the northern areas of the site. The proposed development would only be partially visible, being a small component of views from this urban any appreciation of higher ground or land to context, giving rise to a low magnitude of change. the south of the site. Operation (Year 15): The proposed development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low, adverse and permanent magnitude to change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 3 PRoW No. WOO/4/1 PRoW Users High Very High. Major. Adverse High. Major/Moderate. Adverse High. Major/Moderate. Adverse (Buckinghamshire), adjacent to Millboard Road Users Low Very High. Moderate. Adverse High. Moderate/Minor. Adverse High. Moderate/Minor. Adverse Road Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks into the site from its northernmost This view is taken from the northernmost Construction Phase: corner. Here, road users are likely to be part of corner of the site. The immediate context of As this view is recorded from the site boundary, it is likely that all construction activities would be seen from this viewpoint in short distance views. moving traffic and using the road for purposes the view is urbanised by existing residential The duration of this impact will last for the duration of the construction phase, or at least until built form within the northern areas of the site is other than to enjoy the view, accessing built form to the north and larger commercial completed. The Proposed Development is likely to create a new focus and give rise to a very high magnitude of change. commercial units to the west of the site. Road built form to the west. For receptors users are considered to have a low sensitivity. accessing the PRoW within the site, open Operation (Year 1): PRoW users are likely to be using the PRoW as views are possible across the site’s arable In the short-term, it is inevitable that views here would be fundamentally altered due to the proximity of built form. The Proposed Development, part of a local walk and not necessarily as part of field parcels. Built form can be seen within although designed to maintain an attractive green corridor aligning this PRoW, built form would be clearly noticeable although not being out of enjoyment of a wider view. However, as there is the Hedsor and Riversdale Conservation area character with built form immediately to the north of the site. As such, the proposed development is not considered to give rise to a substantial likely to be some appreciation of the landscape on in the distance and, on higher ground, larger change, but would fundamentally alter local views, giving rise to a high magnitude of change. higher ground to the east and southeast of the residential built form (relatively recently site, although it is a landscape that is not constructed) is perceived as extending the Operation (Year 15): designated for its landscape value, receptors at built context to the east. Although the site has In the medium to long-term, despite newly planted landscape features within the northern areas of the site the character of the view will change, this location are considered to have a high an open agricultural character, built form is particularly during winter months, to include urbanising features and built form. Therefore, the proposed development is likely to fundamentally sensitivity. seen to enclose the site on all sites from this change the view in the long-term and the magnitude of change is predicted to remain high. location, although there is a perception of the more open countryside to the south of Hedsor Road in longer views.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 4 Hawks Hill Road Users Medium Low. Minor. Adverse Very Low. Minor/Negligible. Adverse Very Low. Minor/Negligible. Adverse Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is recorded from a well-treed low- Construction Phase: where local views are generally enclosed by density area of development on Hawks Hill, For the most part, views of all construction activities would not be possible from this location, particularly in transient views from this vehicular roadside tree cover. Receptors are likely to be part immediately to the east of the site. Views corridor. However, static views are possible, although these are limited to a very small portion of the main body of the site. In these views, all of moving traffic and using the road for purposes within this context are predominantly limited construction activities would be seen throughout the temporary construction phase. Overall, although largely barely perceptible, construction other than to enjoy the view. Given the lower to the immediate setting by large built form activities would partially visible, forming a small component of the view, giving rise to a low magnitude of change. density of residential areas within a well-treed within large plots and by mature tree cover. context, with some rural characteristics, Road Owing to the elevation of land here, views are Operation (Year 1): users are considered to have a medium possible between domestic boundary In the short-term, the vast majority of the proposed development would be screened from this location. While there would be a heavily filtered sensitivity. treatments toward commercial uses to the static view of the proposed development possible from this location, the character of the view would not be materially altered, being characteristic west of the site. In this framed view, the site by existing large residential built form with glimpsed views of built form on lower-lying land. The Proposed Development would form a barely can also be seen, being perceived as low-lying noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change. agricultural land in close proximity to existing built form. Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 5 Heavens Lea (Field Gate) Road Users Medium High. Moderate. Adverse. High. Moderate. Adverse. Medium. Moderate/Minor. Adverse. Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view illustrates one of only a few Construction Phase: where local views are generally enclosed by locations where transient views towards the Due to the elevation of the receptor, which is above the Site, there is potential for all construction activity within the southern areas of it to be seen roadside tree cover, with occasional glimpses at site are possible from Heavens Lea. For the in relatively short-distance views. However, due to local topography and mature tree cover, construction activities within the northern areas of the field access points. Receptors are likely to be part most part, views from this rural road are site would not be visible. During construction, the proposed development would form a recognisable element within the view which will be clearly of moving traffic and using the road for purposes contained by a mature roadside hedgerow, noticeable during winter months. This gives rise to a high magnitude of change to this glimpsed view. other than to enjoy the view. Given the lower although a very brief glimpsed transient view density of residential areas within a well-treed is possible at a field gate access. In this view, Operation (Year 1): context, with some rural characteristics, Road an open arable field parcel falls away to the In the short-term, although the Proposed Development has been set back from its southern boundary, built form would be clearly noticeable in users are considered to have a medium west, with residential built form on Hedsor middle-distance views, albeit forming a small part of these transient views. Although designed to create an attractive frontage to the eastern side sensitivity. Road to the left and larger commercial units of the site, seeking to afford a sense of separation between the site and Heavens Lea, the proposed development would be clearly noticeable and on lower ground to the right of the view. Long the view would be fundamentally altered, giving rise to a high magnitude of change. views are possible of open countryside on more elevated ground (namely the Winter Hill Operation (Year 15): Golf Club). In the medium to long-term, newly planted landscape features within the eastern areas of the site would create an attractive frontage to the proposed development. These landscape features are likely to have mature enough to provide some visual screening to break up the massing of the built form and to achieve the ‘sense of separation’ required by local policy. Due to the maturation of proposed landscape features, and the presence of existing built form within the view, it is not considered that the character of views would be fundamentally altered. As such, the magnitude of change is considered to reduce to medium.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 6 Hedsor Road, at Junction Road Users Medium Very Low. Minor\Negligible. Adverse Very Low. Minor\Negligible. Adverse Very Low. Minor\Negligible. Adverse with Heavens Lea Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is recorded from a vehicular Construction Phase: where local views are generally enclosed by corridor, illustrating views experienced by All low-level construction activities will not be seen from this location. However, there is potential for some elements of taller construction activities, roadside tree cover. Receptors are likely to be part road users entering the Hedsor and largely relating to the use of cranes, to be visible above existing built form. During construction, where taller elements are visible, the Proposed of moving traffic and using the road for purposes Riversdale Conservation Area from the east. Development would form a minor constituent of the view, giving rise to a very low magnitude of change. other than to enjoy the view. Given the lower Existing built form within the view gives rise to density of residential areas within a well-treed a peri-urban character, blocking any Operation (Year 1): context, with some rural characteristics, Road intervisibility with the site. To the right of the In the short-term, the vast majority of the Proposed Development would be screened from this location. However, although unlikely, it is possible users are considered to have a medium view, a mature hedgerow is seen to extend that some taller elements may be visible above existing built form within the foreground, largely relating to the southernmost areas of the Site. The sensitivity. along a minor road, blocking any views Proposed Development would form a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to towards Bourne End beyond. a very low magnitude to change.

Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 7 St Nicholas Church Yard PRoW Users and High Low. Moderate/Minor. Adverse. Very Low. Minor. Adverse. Very Low. Minor. Adverse. Visitors to St Nicholas Church Sensitivity of Receptor Explanation Description of View Magnitude of Change This is not a recorded or promoted view. This view is taken from elevated ground to the Construction Phase: Receptors at this location will be within a church southeast of the site within the St Nicholas Due to distance, mature tree cover and topography, only the construction activities within the southern areas of the site would be seen in heavily yard, possible having visited as part of a walk on Church Yard. The topography of the local filtered views, with reduced adverse effect due to distance. The elements of construction activity that may be visible would largely be limited to the promoted Shakespeare’s Way. There is likely context frames a view of open, and largely taller structures within winter months; views during summer months are likely to be entirely screened. It is not considered that the view would be to be some appreciation of the landscape and, undeveloped, agricultural land to the south of fundamentally altered by the presence of such construction activity, due to many urbanising elements present within the view. Construction activity although it is a landscape that is not designated Bourne End. Built form within the Hedsor and will give rise to a low magnitude of change. for its landscape value, receptors at this location Riversdale Conservation Area can be seen in are considered to have a high sensitivity. these heavily filtered winter views beyond Operation (Year 1): mature tree cover. Similarly, larger On completion, the vast majority of the Proposed Development would be screened from this location. However, although unlikely, it is possible that commercial built form, with a lighter coloured some taller elements may be visible above mature vegetation within the agricultural context, largely relating to the southernmost areas of the Site. roof structure, can just be seen through The Proposed Development would form a barely noticeable component of the view, which would remain similar to the baseline situation, giving mature tree canopies in the middle distance. rise to a very low magnitude to change.

Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 8 PRoW No. HED/2/1 PRoW Users High Medium. Moderate. Adverse. Low. Moderate/Minor. Adverse. Low. Moderate/Minor. Adverse. (Buckinghamshire) Sensitivity of Receptor Explanation Description of View Magnitude of Change This is not a recorded or promoted view. This view is taken from a PRoW on rising Construction Phase: Receptors at this location will be on a footpath, ground to the south of the site. Here, due to Due to the elevation of the receptor, it is possible that all construction activities within the southern areas of the development would be visible in slow moving or stationary. Visual receptors are the elevation of the receptor, wide open views medium distance views during the temporary construction phase. The elements of construction activity that will be visible will include movement likely to be using the PRoW as part of a local walk, are possible of land to the south of Bourne of vehicles and machinery, external lighting and the use of taller machinery including cranes within the main body of the Site. It is not considered accessing open countryside to the south of End. The site does not form a prominent part that the view would be fundamentally altered by the presence of construction activity, due to many urbanising elements present within the view. Bourne End, although access to the southern end of the view, being seen in glimpsed views However, construction activity will give rise to a medium magnitude of change. of this PRoW is gained from a relatively busy beyond existing built form within the Hedsor vehicular route. As there is likely to be some and Riversdale Conservation Area. Mature Operation (Year 1): appreciation of the landscape, although it is a tree cover within the site provides a On completion, taller elements of the proposed development would be visible with a medium geographical extent, particularly those on higher landscape that is not designated for its landscape contribution to the well-treed character of ground within the south-eastern areas of the Site. However, in response to the site topography, and the need to afford a sense of separation with value, receptors at this location are considered to local views and, more importantly, provides developed land immediately to the east of the site, the Framework Masterplan retains an area of open ground at the site’s eastern edge. This have a high sensitivity. some visual screening to commercial built would reduce the perceived horizontal extent of development in these views. Additional landscape measures throughout the proposed form located to the west of the site. Overall, development would provide further screening but are unlikely to provide visual screening in the early years with the proposals being seen in the site itself is barely perceptible within the medium distance views, particularly due to the elevation of the receptor. However, once the construction period has been completed, the proposed view. development would only be partially visible, being similar in character to existing residential built form in the foreground. As such, the magnitude of change would reduce to low.

Operation (Year 15): In the medium to long term, the continued maturation of landscape proposals within the southern areas of the site would further assimilate the proposed development into the surrounding context. It is considered that the perceived character of the proposed development from this vantage point will be similar to that of residential elements within the wider view. This gives rise to a low magnitude to change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 9 Hedsor Road, at access Road Users Low Low. Minor/Negligible. Adverse Very Low. Negligible. Adverse. Very Low. Negligible. Adverse. to PRoW No. HED/2/1 PRoW Users High Low. Moderate/Minor. Adverse Very Low. Minor. Adverse Very Low. Minor. Adverse (Buckinghamshire) Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is taken from within the urban Construction Phase: from a peri-urban context. Receptors are likely to context of Hedsor Road. Views are generally For the most part, views of all construction activities would not be possible from this location, particularly in transient views from this vehicular be part of moving traffic and using the road for limited to the urban context, with occasional corridor. However, static views may be possible between existing residential properties, generally being limited to taller construction activities and purposes other than to enjoy the view. Road users views out between existing built form. For the limited to the temporary construction phase. Overall, although largely barely perceptible, construction activities would partially visible, forming a are considered to have a low sensitivity. PRoW most part, the itself site cannot be seen in small component of the view, giving rise to a low magnitude of change. users are likely to have some appreciation of the this view, although mature tree cover within it landscape and, as such, their sensitivity is high. can be seen in a glimpsed view where gaps in Operation (Year 1): existing built form allows. In the short-term, the vast majority of the proposed development would be screened from this location. While there would be a heavily filtered static view of the proposed development possible between existing built form, the character of the view would not be materially altered, being characteristic by existing residential built form on Hedsor Road. The Proposed Development would form a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 10 Hedsor Road, at access Road users Low Medium. Minor. Adverse Low. Minor/Negligible. Adverse Very Low. Negligible. Adverse to PRoW No. WOO/3/3 (Buckinghamshire) PRoW Users High Medium. Moderate. Adverse Low. Moderate/Minor. Adverse Very Low. Minor. Adverse Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This location provides the view at the existing Construction Phase: from a peri-urban context. Receptors are likely to access into the site, which would become a Only those construction activities within the southernmost areas of the site would be visible from this location, predominantly those relating to the be part of moving traffic and using the road for main vehicular access point into the site access. The elements of construction activity that would be visible would include movement of vehicles and machinery, external lighting and purposes other than to enjoy the view. Road users proposed development. Although there are the use of taller machinery including cranes within the main body of the Site. Given the peri-urban context and existing built form within the view, are considered to have a low sensitivity. PRoW some rural characteristics within local views, it is not considered that the view would be fundamentally altered by the presence of construction activity, due to many urbanising elements present users are likely to have some appreciation of the including land to the south of Hedsor Road, within the view. However, construction activity would give rise to a medium magnitude of change. landscape and, as such, their sensitivity is high. there are numerous elements of residential built form which result in an overall peri-urban Operation (Year 1): character. On the south side of Hedsor Road, In the short-term, the vast majority of the proposed development would be screened from this location, although views along the new site access mature native hedgerows line this vehicular road would be possible. Setting back the proposed development from the southern boundary, with new SuDS features at the site access, would corridor, and, on the north site, more result in views of new built form forming a very small component of the view, which is currently informed by existing residential development. As domestic boundary treatments are present, such, the character of the view would not be fundamentally altered. This gives rise to a low magnitude of change. including large Leylandii hedgerows. The result is that views into the site are limited to Operation (Year 15): a framed view through the existing access In the medium to long term, the proposed development would remain a partially visible component of local views. However, the continued point where, currently, there is a perception maturation of proposed landscape mitigation measures would further assimilate the proposed development into the local context. Whilst the view of small-scale commercial use within an will be slightly altered, the character of local views would remain similar to the existing baseline, giving rise to a very low magnitude of change. agricultural setting.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 11 A4094 Ferry Lane Road Users Low Very Low. Negligible. Adverse. Very Low. Negligible. Adverse. Very Low. Negligible. Adverse. Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is taken from a largely urban Construction Phase: from a peri-urban context. Receptors are likely to context, albeit with a rural outlook to the All low-level construction activities will not be seen from this location. However, there is potential for some elements of taller construction activities, be part of moving traffic and using the road for south of Hedsor Road where breaks in a largely relating to the use of cranes, to be visible above existing built form on Hedsor Road, and with reduced adverse effect due to the urban purposes other than to enjoy the view. Road users mature roadside hedgerow occur. To the context of the view. During construction, where taller elements are visible, the Proposed Development would form a minor constituent of the view, are considered to have a low sensitivity. north of Hedsor Road, existing residential giving rise to a very low magnitude of change. built form prevent any intervisibility with the proposed access into the site, and also to the Operation (Year 1): site in general. In these winter views, larger In the short-term, the vast majority of the Proposed Development would be screened from this location. However, although unlikely, it is possible built form at a large garden centre can be that some taller elements may be visible above mature vegetation within the foreground, largely relating to the westernmost areas of the Site. The seen. Longer views are also limited to land to Proposed Development would form a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to the south of Hedsor Road, largely to land a very low magnitude to change. rising up to St Nicholas Church (PVP 7). Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 12 PRoW No. WOO/3/3 Road users Low Low. Minor/Negligible. Adverse Low. Minor/Negligible. Adverse Very Low. Negligible. Adverse (Buckinghamshire) PRoW Users High Low. Moderate/Minor. Adverse Low. Moderate/Minor. Adverse Very Low. Minor. Adverse Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view provides a relatively short-distance Construction Phase: from a peri-urban context. Receptors are likely to view from a rural context, albeit with some All low-level construction activities will not be seen from this location. However, there is potential for some elements of taller construction activities, be part of moving traffic and using the road for peri-urban qualities within the immediate largely relating to the use of cranes, to be visible above existing built form and tree cover. The construction of the site’s proposed access is likely purposes other than to enjoy the view. Road users setting of the view, towards built form on to be perceptible in the view. Where taller elements are visible, the Proposed Development would form a minor constituent of the view, being are considered to have a low sensitivity. PRoW Hedsor Road. Within the view, the PRoW partially visible, giving rise to a low magnitude of change. users are likely to have some appreciation of the extends along a farm track which is flanked landscape and, as such, their sensitivity is high. by tall but well-clipped hedgerows. In these Operation (Year 1): winter views, glimpsed views looking north In the short-term, the vast majority of the Proposed Development would be screened from this location. However, it is possible that some taller are possible. However, little of the site can be elements may be visible above existing built form within the Hedsor and Riversdale Conservation Area and also above a large garden centre, largely seen in the view due to existing built form relating to the southernmost areas of the Site. The Proposed Development would form a barely noticeable component of the view, although there within the view. Mature tree cover within the may be a perceived increase in the massing of built form within the view, giving rise to a low magnitude to change. site may provide some contribution to the generally well-treed character of land Operation (Year 15): surrounding the Hedsor and Riversdale The maturation of new tree planting within the Proposed Development would result in any views of it being similar to the existing baseline context Conservation Area. and, therefore, would remain similar to the baseline situation. The Proposed Development would be a barely noticeable component of the view, which, giving rise to a very low magnitude to change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 13 PRoW No. WOO/1/1 Road users Low Low. Minor/Negligible. Adverse Low. Minor/Negligible. Adverse Very Low. Negligible. Adverse (Buckinghamshire) PRoW Users High Low. Moderate/Minor. Adverse Low. Moderate/Minor. Adverse Very Low. Minor. Adverse Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside Similar to views from PVP 12, this view Construction Phase: from a peri-urban context. Receptors are likely to provides a longer view from the south of the All low-level construction activities will not be seen from this location. However, there is potential for some elements of taller construction activities, be part of moving traffic and using the road for site on Ferry Lane. The immediate context is largely relating to the use of cranes, to be visible above existing built form and tree cover, albeit with reduced adverse effect due to distance. purposes other than to enjoy the view. Road users largely rural, although there are residential During construction, where taller elements are visible, the Proposed Development would form a minor constituent of the view, being partially are considered to have a low sensitivity. PRoW and commercial uses within the immediate visible, giving rise to a low magnitude of change. users are likely to have some appreciation of the context adjacent to the River Thames. In landscape, potentially using the locally promoted middle-distance views, built form within the Operation (Year 1): Beeches Way as part of a circular walk. As such, Hedsor and Riversdale Conservation Area can In the short-term, the vast majority of the Proposed Development would be screened from this location. However, it is possible that some taller their sensitivity is high. be seen. Built form within a garden centre can elements may be visible above existing built form within the Hedsor and Riversdale Conservation Area and also above a large garden centre, largely be seen, although commercial activity relating to the southernmost areas of the Site. The Proposed Development would form a barely noticeable component of the view, although there appears to be relatively well-screened by may be a perceived increase in the massing of built form within the view, giving rise to a low magnitude to change. mature tree cover. The more elevated areas of the site are well-screened by mature trees Operation (Year 15): in the middle distance, although larger built The maturation of new tree planting within the Proposed Development would result in any views of it being similar to the existing baseline context form within Hawks Hill can be seen on the and, therefore, would remain similar to the baseline situation. The Proposed Development would be a barely noticeable component of the view, high ground. which, giving rise to a very low magnitude to change.

Hollands Farm, Bourne End Landscape and Visual Appraisal edp3922_r007d

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 14 PRoW No. 33 (Windsor PRoW Users High Low. Moderate/Minor. Adverse. Low. Moderate/Minor. Adverse. Very Low. Minor. Adverse. and Maidenhead), forming part of the Chiltern Way Sensitivity of Receptor Explanation Description of View Magnitude of Change This is not a recorded or promoted view. This view is recorded from open countryside, Construction Phase: Receptors at this location will be on a footpath, with short-distance views of the Winter Hill Due to distance, mature tree cover and topography, only the construction activities within the easternmost areas of the site would be visible. It is slow moving or stationary. There is likely to be Golf Course. Mature tree cover within the not considered that the view would be fundamentally altered by the presence of such construction activity, with the immediate context being largely some appreciation of the landscape and visual middle-distance affords a visual screen to the rural with many urbanising elements present within longer-distance views. Construction activity would give rise to a low magnitude of change. receptors may be using the PRoW as part of the built-up areas of Bourne End and the site. Chiltern Way. Although it is a landscape that is not However, as land within the site rises to its Operation (Year 1): designated for its landscape value, receptors at eastern boundary, it becomes visible within In the short-term, the vast majority of the Proposed Development would be screened from this location. However, in response to the site topography, this location are considered to have a high the view in filtered views beyond mature tree and the need to afford a sense of separation with developed land immediately to the east of the site, the Framework Masterplan retains an area sensitivity. cover. Views in summer months are of open ground at the site’s eastern edge. This would reduce the perceived extent of development in these views. The proposed development considered unlikely. With the exception of would be seen in heavily filtered views on the lower lying land within the context of Bourne End. Additional landscape measures throughout the recently constructed residential dwellings on proposed development would provide further screening but are unlikely to provide visual screening in the early years with the proposals being seen higher ground at Hawks Hill, long-distance in long-distance views. However, the focal point of the view is likely to remain newly developed larger units on higher ground at Hawks Hill. As such, views are characterised by mature tree cover the magnitude of change would reduce to low. on higher ground. However, development within Hawks Hill appears in contrast to the Operation (Year 15): otherwise well-treed character of land to the In the medium to long term, landscape proposals within the eastern areas of the site would enhance the sense of separation between the site and east of the site. the well-treed but developed land at Hawks Hill to the east. Whilst the view will be slightly altered through the addition of built form, the view will be similar to the baseline situation, giving rise to a very low magnitude of change.

Photoviewpoint No. Photoviewpoint Name Receptor Sensitivity Construction: Operation Year 1: Operation Year 15 and Beyond: Magnitude. Effect. Nature. Magnitude. Effect. Nature. Magnitude. Effect. Nature. PVP 15 PRoW No. 57 (Windsor Road users Medium Very Low. Minor/Negligible. Adverse Very Low. Minor/Negligible. Adverse Very Low. Minor/Negligible. Adverse and Maidenhead) (Private Road) PRoW Users High Very Low. Minor. Adverse Very Low. Minor. Adverse Very Low. Minor. Adverse Sensitivity of Receptor Explanation Description of View Magnitude of Change This view looks towards the Site from a roadside This view is taken from low lying agricultural Construction Phase: from a partly rural context. Receptors are likely to land in close proximity to the River Thames. All low-level construction activities will not be seen from this location. However, there is potential for some elements of taller construction activities, be part of moving traffic and using the road for From this private road, with individual largely relating to the use of cranes, to be visible above existing tree cover, albeit with reduced adverse effect due to distance and the site’s purposes other than to enjoy the view. Road users residential properties located adjacent to the location, largely being enclosed by existing residential areas. During construction, where taller elements are visible, the Proposed Development are considered to have a medium sensitivity due River, views look over flat agricultural land would form a minor constituent of the view, giving rise to a very low magnitude of change. to the rural context. PRoW users are likely to have towards the seemingly well-treed urban some appreciation of the landscape and, as such, context of Bourne End. Given the site’s Operation (Year 1): their sensitivity is high. location, it is barely perceptible within this In the short-term, the vast majority of the Proposed Development would be screened from this location. However, although unlikely, it is possible view, with the focal point being larger that some taller elements may be visible above mature vegetation within the agricultural context, largely relating to the south-easternmost areas detached dwellings on higher ground at of the Site. The Proposed Development would form a barely noticeable component of the view, which would remain similar to the baseline Hawks Hill. situation, giving rise to a very low magnitude to change.

Operation (Year 15): The Proposed Development would remain a barely noticeable component of the view, which would remain similar to the baseline situation, giving rise to a very low magnitude to change.