Limepit Lane, Huntington 10772_R02_Landscape Sensitivity and Green Belt Overview

1.0 Introduction

1.1. This report has been prepared by Tyler Grange Group Limited on behalf of IM Land and provides an overview of the contribution that land to the north and south of Limepit Lane (the site) makes to the Green Belt purposes. The location and extent of the site is illustrated on the plan below:

1.2. Reference is made to the 2019 South Green Belt Study. It also considers the findings of the Council’s 2019 Landscape Sensitivity Assessment document in consideration of future residential development of the site.

1.3. The report should be read in association with the Appendices contained at the rear of this report.

Tyler Grange Group Limited, Marsden Estate, Rendcomb, Cirencester, Gloucestershire, GL7 7EX Tel: 01285 831804 www.tylergrange.co.uk Registered in No. 11435090 Vat Reg. No. 326 7564 81 Registered Office: Marsden Estate, Rendcomb, Cirencester, Gloucestershire. GL7 7EX

Birmingham ・ Cotswolds ・ Exeter ・ London ・ Manchester

2.0 Landscape Sensitivity Study

South Staffordshire Landscape Sensitivity Study Assessment (July 2019)

2.1. The Council’s Landscape Sensitivity Study report identifies the site as situated within Parcel SL86 (see Appendix 1 – Landscape Sensitivity Study). The Study assesses the wider parcel as having a Moderate-High landscape sensitivity. As illustrated on the extract below, the parcel covers an area substantially greater than the site itself, totalling 132.22 hectares in size and including land that extends eastwards on the rising land up to and including the Huntington Belt as well as extending beyond Huntington to the north and to the south to include Cavan’s Wood south of the rugby club.

2.2. Within Appendix 1 of the report, the Council provides the following commentary in relation to the parcel, “The area falls within the following Landscape Character Type: Sandstone Hills and Heaths. The area is located east of Huntington and north of . The eastern boundary is formed by the district boundary. The southern boundary is the settlement edge of Cannock, and the settlement edge of Huntington forms the western boundary. The northern boundary follows a footpath along Badger's Hills. The majority of the area is within the AONB.”

2.3. It is clear that the extent of the Cannock Chase AONB within Parcel SL86 has influenced the overall assessment of Moderate – High landscape sensitivity. This is further supported within the Landscape Sensitivity Judgement that states, “This landscape is considered to have a moderate-high overall sensitivity to residential development, as the majority of the criteria score moderate but part of the area's designation as Cannock Chase AONB and its role in separating Huntington and Hednesford increases its sensitivity.”

2.4. Whilst the larger parcel considered by the Council’s Landscape Sensitivity Study is predominantly within the AONB and comprises the gap between the edge of Huntington and

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS 2

Hednesford, the site is situated outside the AONB and is contained within the existing easterly extents of development which bounds the site to the north along Linnet Close.

2.5. Using the Council’s methodology and approach, the site itself is therefore of a moderate sensitivity to development. The Study defines an overall moderate sensitivity as: “The landscape has some distinctive characteristics and valued qualities, with some sensitivity to change as a result of introducing built development.”

2.6. Given the containment of the site on the lower slopes, outside the AONB and lying within the eastern extents of Huntington, there are opportunities to develop the site to reflect sensitivities associated with the setting of the AONB, as well as the situation of the site on the settlement edge. These include the following measures:

• Limiting the extent of development within the site to respect the settlement pattern and respect the open character and setting of the AONB to the east;

• Development to be retained within the 175m contour line to ensure development follows the landform and is not prominent on the higher slopes;

• Development to respect the height, scale and character of the adjacent built edge. Opportunities for single storey houses on the eastern edge of the development to reduce visual prominence when views from the higher land in the AONB; and

• Opportunities to reinforce field boundaries to the eastern edge of the site with hedgerow tree planting, trees and woodland. This will provide an improved settlement edge and filter views of development, respecting the landscape character and retaining views from within the AONB

2.7. To the south of Limepit Lane, the site lies to the north of the rugby club and associated pitches. This land would be suitable for use as sports / recreation land, with opportunities to enhance the boundaries with characteristic new tree and hedgerow planting to reinforce the separation with land in the AONB to the east.

2.8. The above opportunities have been incorporated into the development of an Indicative Concept Plan for the development of the site. A copy of the plan is included at Appendix 3 of this report.

2.9. The relationship of the site to the existing built edge and separation from the open arable fields within the AONB is illustrate don the photograph below taken from a path adjacent to the Huntington Belt on the higher ground to the east

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS 3

3.0 Green Belt

South Staffordshire Green Belt Study - Stage 1 and 2 (July 2019)

3.1. The Council’s Green Belt Study Stage 1 identifies the site as located within Parcel S4 (West of Cannock); a parcel of 1110.4 hectares surrounding the western, northern and eastern extents of Huntington. This area is of a large strategic scale and is of little relevance to the site and its situation on the eastern edge of Huntington.

3.2. The Council’s Green Belt Study Stage 2 goes into further detail by dividing the Stage 1 parcels into smaller parcels. The site lies within Sub-parcel S4B; a larger parcel surrounding the northern and eastern extremity of Huntington with a total size of 180.34 hectares. The extents of parcel S4B are illustrated on the extract below:

3.3. As illustrated on the plan above, the Study assesses parcels to the north and south of Limepit Lane, parcels 591 and 592. These parcels are both substantially larger than those covered by the site, extending east beyond the site boundaries to cover the whole width of the Green Belt between Huntington and Hednesford.

3.4. The Stage 2 Study has assessed both of these parcels as making a ‘High’ contribution to the overall Green Belt purposes.

3.5. The Sub-parcel description for parcels 591 and 592 states that: “Farmland and woodland lying in the gap between the western settlement edge of Cannock and the linear housing development along the A34, bound to the east by a woodland ridge. Also includes a smaller area of agricultural land and part of a golf course to the west of the A34.”

3.6. The document goes on to describe the ‘Harm’ justification for the parcels, describing how the land ‘makes a strong contribution to preventing sprawl of the large built-up area of Cannock

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS 4

and preventing encroachment on the countryside’.

3.7. The assessment concludes that, ‘Release of this land would therefore affect adjacent Green Belt and the existing Green Belt boundary, constituting a limited weaking of the Green Belt’.

3.8. As set-out above, the land to the north of Limepit Lane of Lane does not extend eastwards beyond the existing extent of the built edge and is contained on the lower-lying slopes. The site therefore makes a lower contribution to the Green Let than the larger parcels considered by the Stage 2 Study.

3.9. Tyler Grange have undertaken a site-specific assessment of the contribution that the site makes to the Green Belt and suitability for release. This considers the findings of the Council’s assessment of the wider parcels against the smaller sit area. The assessment is summarised below.

Site Specific Assessment

3.10. This assessment sets out how the site performs in relation to the Green Belt purposes, as well as opportunities for release of Green Belt land including a new, permanent, defensible Green Belt boundary (as shown on the Appendix 3 – Indicative Concept Plan). As, all greenfield land contributes equally to the fifth Green Belt purpose, ‘to assist in urban regeneration, by encouraging the recycling of derelict and other urban land’, this purpose is not included within the assessment.

Purpose 1 – To check the unrestricted sprawl of large built up areas

3.11. The Council’s Green Belt Study identifies the wider parcel as making a Strong contribution to this purpose due to the openness, as well as a strong relationship to the wider countryside helped by the strong boundary provided by areas of woodland. However, site forms only a small part of the wider parcel, whilst the trees at Huntington Belt provide a strong physical and visual barrier and lie within the AONB. It is therefore considered that the woodland and tree belts are robust and permanent boundaries that prevent sprawl into the site from Cannock.

3.12. The report does also recognise that some areas have containment, such as where the site sits adjacent to the existing built edge. Whilst the site lies adjacent to the built edge of Huntington to the west, the settlement is not classified as a main urban area and therefore localised extension of this built edge would not constitute ‘unrestricted sprawl’ of a large built up area.

Purpose 2 – To prevent neighbouring towns merging into one another

3.13. In agreeance with the findings of the Council the land plays no significant role due to the distance between the Cannock built up area and , it’s nearest neighbouring town and is therefore not considered to make a contribution towards the merging of towns.

3.14. In addition to providing a physical buffer, the trees of the Huntington Belt, combined with the setting back of the built edge of Cannock beyond the ridge-line serve to provide visual, as well as physical separation.

Purpose 3 - To assist in safeguarding the countryside from encroachment

3.15. The fields to the east of the site on the rising land comprise large arable fields. These are open in character and are also publicly accessible along several footpaths.

3.16. There site lies adjacent to the existing built edge which is formed by a defined edge with little vegetation to gardens. Furthermore, the site is partially contained by development on Linnet Close to the north that forms the easterly extent of Huntington in this location.

Purpose 4 - To preserve the setting and special character of historic towns.

3.17. In agreeance with the findings of the Council’s assessment, the site makes no contribution to

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS 5

Purpose 4 in relation to the setting or special character of a historic town.

3.18. The site forms only a small part of the wider parcels, with land to the north of Limepit Lane set within the extents of the existing built edge to not contribute towards sprawl. The site makes a limited contribution to the Green Belt purposes.

Opportunities for Release of Green Belt and Enhancement of Retained Land

3.19. As set out at paragraph 139 of the 2019 NPPF, when defining Green Belt boundaries development plans should ‘define boundaries clearly using physical features that are readily recognisable and likely to be permanent’.

3.20. Furthermore, at paragraph 138 the NPPF states that plans should, ‘…set out ways in which the impact of removing land from the Green Belt can be offset through compensatory improvements to the environmental quality and accessibility of remaining Green Belt land.

3.21. The July 2019 update to the Planning Practice Guidance (PPG) reinforces the NPPF, recognising the visual aspects of openness of the Green Belt, as well as reinforcing the need to offset the harm arising from the release of Green Belt land through enhanced access to and recreational, landscape and biodiversity value of land retained within the Green Belt.

3.22. In-line with the findings of the site-specific analysis and appraisal undertaken by Tyler Grange, the site adjacent to the existing built edge of Huntington has capacity to accommodate development that is sensitively designed and located on the lower slopes. There are also opportunities for development to incorporate new boundary planting to provide an improved soft edge to the settlement that is characteristic of the local landscape, and preserved by the landscape and visual setting of the AONB, including views from the higher ground to the west looking across the site.

3.23. Development within these less sensitive areas would also preserve the openness of the larger fields on the rising land to the east, their role in providing separation between settlements and as open, undeveloped and accessible countryside in the Green Belt (as shown on Appendix 3 – Indicative Concept Plan).

3.24. The plan also shows the land to the south of Limepit Lane proposed for Rugby Pitches, retained in the Green Belt for enhancements in line with the NPPF. This would include additional opportunities for the strengthening of the landscape structure, improving the approach to Huntington with a buffer of new tree planting.

The contents of this report are valid at the time of writing. Tyler Grange shall not be liable for any use of this report other than for the purposes for which it was produced. Owing to the dynamic nature of ecological, landscape, and arboricultural resources, if more than twelve months have elapsed since the date of this report, further advice must be taken before you rely on the contents of this report. Notwithstanding any provision of the Tyler Grange Group Limited Terms & Conditions, Tyler Grange Group Limited shall not be liable for any losses (howsoever incurred) arising incurred as a result of reliance by the client or any third party on this report more than twelve months after the date of this report.

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS 6

Appendix 1: Landscape Sensitivity Study

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS

South Staffordshire Landscape Sensitivity Assessment Area Ref SL86 Landscape Area Reference SL86 Area Size (ha): 132.2ha

Location and Landscape Character Context

The area falls within the following Landscape Character Type: Sandstone Hills and Heaths. The area is located east of Huntington and north of Cannock. The eastern boundary is formed by the district boundary. The southern boundary is the settlement edge of Cannock, and the settlement edge of Huntington forms the western boundary. The northern boundary follows a footpath along Badger's Hills. The majority of the area is within the Cannock Chase AONB.

Aerial View of Landscape Area with Promoted Sites

Representative Views

A1.404 South Staffordshire Landscape Sensitivity Assessment Area Ref SL86

Landscape Assessment Area with Absolute Constraints

Landscape Assessment Area with Absolute Constraints and Other Designations

A1.405 South Staffordshire Landscape Sensitivity Assessment Area Ref SL86

Appraisal of Landscape Sensitivity

Characteristic / Lower Sensitivity to Moderate Sensitivity to Higher Sensitivity to Attribute Development Development Development

Scale Small to medium scale fields, in mixed pastoral and arable use. Hedgerow field boundaries are sometimes degraded.

Landform An elevated undulating landscape, generally rising gently to the east from 175m to 215m AOD.

Landscape A predominance of 18th/19th pattern and century planned enclosures, with time depth some post-war amalgamation. The HER identifies a number of cropmarks indicating post- medieval field boundaries. Chad's Ditch is a Norman to post- medieval earthwork which runs north-south, possibly marking the parish boundary.

'Natural' Semi-natural habitats are largely character absent and there are no natural heritage designations or priority habitats. However, an extensive coniferous woodland at Cavan's Wood extends as Huntington Belt along the eastern edge of this area, connecting to Badger's Hills in Cannock Chase. Other natural valued features include hedgerows and some mature hedgerows and in-field trees.

Built character Built development is limited to a community hub south of Limepit Lane and a farm in the north west.

Recreational Informal tracks extend along character Huntington Belt connecting to routes within the Badger's Hill area of Cannock Chase and a PRoW links Huntington to the same area.

Perceptual The rural character of this narrow aspects area is impacted by surrounding settlement at Huntington. However, an extensive woodland belt separates the area from the settlement edge of Cannock in the east.

Settlement The area provides a rural setting backdrop to Huntington, including new development along Limepit Lane, although most properties are inward looking. Cavan's Wood provides a wooded backdrop to the settlement edge of Cannock and the southern part A1.406 South Staffordshire Landscape Sensitivity Assessment Area Ref SL86 of Huntington. The area provides an important role in separating Huntington and Hednesford.

Visual Mature vegetation along the The area is more prominent in prominence Huntington Belt and at Cavan's views from the west and from Wood provide visual containment, higher elevations to the north particularly to the south and to east. some extent to the north.

Inter-visibility Much of this area is within with adjacent Cannock Chase AONB. There is designated inter-visibility with other parts of landscapes or the AONB including Badger's Hills promoted view to the north, and Shoal Hill to the points south west.

Landscape Assessment Sensitivity Area Evaluation Size (ha) Rating SL86s1 132.22 Moderate - High

Landscape Sensitivity Judgement This landscape is considered to have a moderate-high overall sensitivity to residential development, as the majority of the criteria score moderate but part of the the area's designation as Cannock Chase AONB and its role in separating Huntington and Hednesford increases its sensitivity.

Anomalies to the Overall Landscape Sensitivity Rating

List of Promoted Sites within Scenario Ref: 017 (Housing); Ref: 022 (Housing); Ref: 591 (Housing); Ref: 592 (Housing)

Landscape Sensitivity Rating

A1.407

Appendix 2: Green Belt Study

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS

Stage 2 Green Belt Assessment for South Staffordshire: Harm Sub-Parcel Ref S4B

Sub-Parcel Ref S4B - Huntington [north] Sub-Parcel Size: 180.4ha

South Staffordshire Green Belt Study – Stage 1 and Stage 2 Report 285 July 2019 Stage 2 Green Belt Assessment for South Staffordshire: Harm Sub-Parcel Ref S4B

Sub-Parcel Description

Farmland and woodland lying in the gap between the western settlement edge of Cannock and the linear housing development along the A34, bound to the east by a woodland ridge. Also includes a smaller area of agricultural land and part of a golf course to the west of the A34.

View south east from Cannock Rugby Club.

South Staffordshire Green Belt Study – Stage 1 and Stage 2 Report 286 July 2019 Stage 2 Green Belt Assessment for South Staffordshire: Harm Sub-Parcel Ref S4B

Assessment of Parcel Contribution to Green Belt Purposes (as derived from Stage 1 Study) GB Purpose Assessment Rating

P1: Checking the Land is adjacent to the Cannock built-up area, contains no urban Strong unrestricted sprawl of development, and has strong openness. Despite containment in some areas, it large built-up areas retains a relatively strong relationship with the wider countryside, helped by the strong boundary provided by areas of woodland and nature-protected areas.

P2: Preventing the Land plays no significant role due to the distance between the Cannock built Weak / No merging of neighbouring up area and Stafford, its nearest neighbouring town. contribution towns

P3: Safeguarding the Land contains the characteristics of open countryside (ie an absence of built or Strong countryside from otherwise urbanising uses in Green Belt terms) and does not have a stronger encroachment relationship with the urban area than with the wider countryside.

P4: Preserve the setting Land does not contribute to the setting or special character of a historic town. Weak / No and special character of contribution historic towns

P5: Assist urban All parcels are considered to make an equal contribution to this purpose. Strong regeneration, by encouraging recycling of derelict and other urban land

Assessment of Harm From Release of Land within Sub-Parcel

Scenario Size (ha) Rating

S4Bs1 180.34 High Release of any land within the sub-parcel

List of Sites Within the Scenario Ref: 017 (Housing); Ref: 022 (Housing); Ref: 591 (Housing); Ref: 592 (Housing)

The sub-parcel makes a strong contribution to preventing sprawl of the large built-up area of Cannock and preventing encroachment on the countryside. Although the eastern part of the sub-parcel is largely edged by inset development, the ridge crest and tree cover of Huntington Belt and Cavan’s Wood provide strong separation between the sub-parcel and the West and Hednesford areas of Cannock. Therefore the sub-parcel between Huntington and West Chadsmoor does not have a strong sense of containment and the release of this land would constitute a partial weakening of the Green Belt. Land to the west of the A34 in the northwest of the sub-parcel has less distinction from the inset settlement, directly adjoining Huntington to the southeast, however expansion of Huntington into this part of the sub-parcel would increase urban influence upon surrounding Green Belt land and would not create a stronger Green Belt boundary than the existing boundary of the inset area. In addition, the wooded hill within Littleton Colliery Spoil Mound SBI on the south western edge of the sub-parcel is a prominent marker for the western extent of the inset settlement, and therefore any development to the north of this would weaken its role in this respect. Release of this land would therefore affect adjacent Green Belt and the existing Green Belt boundary, constituting a limited weakening of the Green Belt.

South Staffordshire Green Belt Study – Stage 1 and Stage 2 Report 287 July 2019 Stage 2 Green Belt Assessment for South Staffordshire: Harm Sub-Parcel Ref S4B

Harm Ratings Overview Map of Land within Sub-Parcel

S4B

South Staffordshire Green Belt Study – Stage 1 and Stage 2 Report 288 July 2019

Appendix 3: Indicative Concept Plan

10722_R02_Landscape Sensitivity and Green Belt Overview_CD_RH_AS

The scaling of this drawing cannot be assured Revision Date Drn Ckd A Contours added to concept plan 12.08.19 SM LH B Alterations to Residential Areas 14.08.19 DW JdH C Indicative Rugby Parking added 19.08.19 DW JdH D Concept plan updated 27.11.19 SM LH

6.

7.

3.

4.

5.

1.

2.

8.

9.

LEGEND N

Project Site Boundary (9.7ha) Limepit Lane, Huntington Key Design Parameters Drawing Title Indicative 1. Primary Access Concept Plan 2. Potential New Rugby Club Access Date Scale Drawn by Check by 3. Retained and Enhanced Landscape Buffer 25.07.19 1:2,500@A3 DW LH 4. Development Kept on the Lower Slopes Project No Drawing No Revision 5. Retained Existing Landscape within the 30589 BM-M-08 D 20 60 100m

Development where Possible 0 40 80 6. Attenuation Area 7. Tree Lined Spine Through the Development 8. Potential New Rugby Pitch

9. Potential Rugby Club Parking Area Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics

bartonwillmore.co.uk Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Certificate FS 29637 Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Copyright Reserved. Licence No. 100019279. J:\30000 - 30999\30500 - 30599\30589 - Limepit Lane, Huntington\A4 - Drawings & Registers\Masterplanning\30589 - BM-M-08D - Indicative Concept Plan.dwg - 1-2500@A3 Glasgow Leeds London Manchester Newcastle Reading Southampton