MIRE END, CAIRNEYHILL Muir Homes

Landscape and Visual Appraisal

February 2013

IAN WHITE ASSOCIATES LANDSCAPE ARCHITECTS CONTENTS Muir Homes Executive Summary

Proposed Housing Land Allocation at Mire End, 1.0 Introduction and methodology Cairneyhill 1.1 Purpose 1.2 Methodology 1.3 Sources of Information Landscape & Visual Appraisal 2.0 Landscape Context 2.1 Regional Landscape Character Assessment 2.2 Local Landscape Character This report has been prepared by Ian White Associates 2.3 The Settlement Landscape of Cairneyhill Landscape Architects. It is issued to accompany the 2.4 Landscape Designations proposal submitted by Muir Homes for a new allocation of 2.5 Core Paths housing land at Cairneyhill, Fife. 3.0 Analysis of the Site 3.1 Site Extents and Boundaries Author : Nick Bowen CMLI 3.2 Site Character Date: February 2013 3.3 Historical Overview 3.4 Key Landscape Features Ian White Associates Landscape Architects 3.5 Visibility of the Site 3A Forrest Road 3.6 Visual Receptors Stirling FK8 1UH 4.0 The Proposed Development www.iwastirling.co.uk 4.1 Description 4.2 The Landscape Strategy 4.3 Predicted Visual Impacts 4.4 Zone of Theoretical Visibility 4.4 Predicted Landscape Impacts 4.5 Mitigation Proposals

5.0 Comparative appraisal of Pitdinnie Farm housing proposals

Appendix : Methodology & Definitions IAN WHITE ASSOCIATES LANDSCAPE ARCHITECTS EXECUTIVE SUMMARY

The proposal to develop housing and related community Construction of a new roundabout on the A994 for the new uses on land at Mire End will not result in significant adverse site access road will have an adverse impact upon a section impacts upon landscape character or visual quality, nor of the existing long established plantation woodland on the impact significantly upon visual receptors. The impacts of northern boundary of the site. This woodland contributes to the development proposal detailed on the submitted EMA the landscape setting of the eastern entrance to Cairneyhill, Masterplan, as informed by this assessment and the Tree although the silvicultural quality of the woodland is poor. The and Woodland Survey and Assessment (by Mark Hamilton revision of the roundabout design, to a centralised layout, Landscape Services), will be significantly mitigated by the has reduced the extent of woodland required for construction location and form of the proposals that include the planting of the road; careful design of road line and level can help of a significant additional landscape framework. limit impacts, and a scheme of replanting will in the long term develop new woodland of better species balance than exists The site has no landscape or ecological designations. The now, thereby promoting a positive outcome. site is low-lying and relatively contained by topography, vegetation and by the buildings of Cairneyhill. In comparison to the alternative sites promoted for development at Pitdinnie Farm to the north of Cairneyhill, The proposed indicative masterplan suggests built Mire End has stronger natural boundaries, relates better to development in the western half of the site, to a scale and the built form of Cairneyhill and is of less visual prominence. extent consistent with the adjacent existing housing. The The predicted impact upon views from existing homes would eastern half of the site, which is subject in parts to flooding be less significant at Mire End, due to the site sloping away and lies at some distance from the village, will be retained as from the existing properties and having intervening features greenspace within new woodland structure planting. (trees, wall and a lane) as well as greater distance from the proposed homes. At Pitdinnie Farm the proposal would The gap of open countryside separating Crossford from locate new housing in a close and elevated position above Cairneyhill is currently 1,400m; with construction of the existing homes, without any existing boundary features to proposed new housing area, this would be reduced to diminish the immediate visual impacts. This site would have 1,150m. This reduction would not adversely impact upon a far greater visual prominence in respect of views from both the visual separation of the 2 settlements because of the within and outwith the village. relative distance involved, coupled with the considerable new woodland planting proposed on the eastern boundary The Mire End proposal would consolidate the eastern of the proposed site in combination with the already and south-eastern boundaries of Cairneyhill with a robust significant woodland belts within the Dunfermline Golf landscape framework of generous scale, complimentary to Club. The golf course woodlands are protected from future the remnant estate policy woodlands. The development loss by their contribution to the character of the course. would be naturally constrained from future expansion by the Changes to the indicative masterplan layout have moved the golf course to eastwards and by land subject to flooding to allotments closer to the proposed housing and carried the southwards. Pitdinnie Farm, by contrast, lacks any natural woodland boundary planting around the proposed football containment or constraint to expansion and any landscape field, thereby reducing the extent to which these facilities or topographic feature to give relevance to the boundary of are visible (notwithstanding that they would in any case the proposed development; the proposed development here be complimentary to a pasture and parkland landscape would appear arbitrary in extent and of adverse impact to the context). setting of the village of Cairneyhill.

The proposed development would be partly visible from Crombie, 1km to the south, but the extent of visible new development would not be inconsistent with the visible scale of Cairneyhill nor the context of a view that encompasses parts of Dunfermline.

1.0 INTRODUCTION AND METHODOLOGY 1.1 Purpose 1.3 Sources of Information

This Landscape and Visual Appraisal has been undertaken Reference was made to the following documents in the course to establish the landscape and visual characteristics of the of this appraisal: site (Mire End, Cairneyhill) and locality, identify significant landscape features and assess the capacity of the landscape • Dunfermline and West Fife Local Plan. Fife to accommodate proposed residential development. Council; adopted November 2012 • Guidelines for Landscape and Visual Impact 1.2 Methodology Assessment Second Edition. The landscape Institute, 2002 The methodology used is based upon that promoted in the • The Fife landscape character assessment. Guidelines for Landscape and Visual Impact Assessment, Scottish Natural Heritage; David Tyldesley and published jointly by the Landscape Institute and the Institute Associates, 1999 of Environmental Management and Assessment. Definitions • An Inventory of gardens and designed landscapes are given as an appendix. in Scotland. Historic Scotland web resource : http://www.historic-scotland.gov.uk/index/heritage/ This is an initial appraisal only in order to inform the gardens.htm • appropriate extent/form of the development/proposal, rather An Inventory of gardens and designed landscapes than being a full Landscape and Visual Impact Assessment; in Scotland Volume 4: Central, Tayside and Fife. the methodology applied is as follows: Land Use Consultants, Countryside Commission for Scotland, Historic Buildings and Monuments • Field assessment to establish the existing landscape Directorate, Scottish Development Department; character and visual qualities within the broader 1987 • context. This includes consideration of the townscape Mire End Tree and Woodland Survey and characteristics of Cairneyhill Assessment. Mark Hamilton Landscape Services; • Desk-based study of topography, land cover, geology, December 2012 • soils and drainage pattern. Landscape and Visual Assessment of Proposed • Review of the Fife Landscape Character Assessment (No. Housing Development Site, Pitdinnie Road, 113; 1999; David Tyldesley and Associates/SNH) Cairneyhill. Ian Edwards; March 2010 • • Field appraisal of the proposed residential allocation, Ordnance Survey Landranger sheet 65 – Falkirk to establish the visual envelope, sensitive features and & Linlithgow • receptors Ordnance Survey Explorer sheet 367 – • Review and iteration of layout options for potential Dunfermline, Kirkcaldy & Glenrothes South • st development to minimise negative effects on Ordnance Survey one inch maps (1 Edition landscape and visual receptors 1877), 6 inch maps (survey editions 1843-1882 • Field appraisal of the proposed layout option and 1892-1905), and 1:25,000 scale map (survey edition 1937-61). Held by the National Library of Field survey work and photography was undertaken during Scotland, Edinburgh. August, September and October 2012; deciduous trees and hedges were in leaf.

Location Reproduced from the 2007 Explorer 1:25,000 scale Ordnance Survey map with permission of Ordnance Survey on behalf of The Controller of 1:25,000 Her Majesty’s Stationery Office,Crown copyright, Ian White Associates, 3A Forrest Road, Stirling, licence number 100033031. 2.0 LANDSCAPE CONTEXT 2.1 Regional Landscape Character Assessment 2.2 Local Landscape Character cross beneath the railway at the Old Station yard.

The Fife Landscape Character Assessment (No. 113; 1999; Cairneyhill is situated 4 km west of Dunfermline in an There are few significant trees within the village; these are David Tyldesley and Associates/ SNH) describes Cairneyhill undulating rural landscape that slopes down through coastal mainly in the rear gardens of older properties at the eastern as being within Landscape Character Area LH37 (Lowland braes to the Firth of Forth. end of Main Street or amongst the recent housing south Hills and Valleys). The Lowland Hills and Valleys landscape of Main Street. Unlike the western end which is ill-defined character type has undulating and subtly varied topography, There is a strong east-west alignment to the landscape; a and open to view, the eastern edge is strongly confined by regular field pattern, variety of woodland form and frequent sequence of progressively lower ridges with this orientation a woodland that straddles the A994 immediately beyond the settlement groupings that make the landscape varied lie between Knock Hill in the north and the coastal braes last house in Main Street. in nature. The long history of settlement and rural land at Crombie in the south. The main road routes and railway use mean that there is a close relationship between the lines (current and disused) follow this alignment, exploiting The area is underlain by Carboniferous rocks of the landscape and settlements. The agricultural landscape is the topography; major woodland units also echo this, for Clackmannan Group, comprising of; sandstone, siltstone, stable and productive, without obvious pressure for change. instance the Dean Plantation and remnant Pitfirrane estate mudstone, limestone and coal. The soil type is classed policy woodlands north of Cairneyhill as non-calcareous gley by the Macauley Land Research The low hills present a layered appearance, progressing Institute; boulder clay is the main cover but there are local inland to the volcanic hills and then to the uplands of the The farmland surrounding Cairneyhill has relatively weak alluvium deposits including in the flay valley of the Lyne Ochils. Even at the smallest scale there are present gentle pattern and rhythm, particularly when compared to the Burn. rounded knowes that provide variety to slope and ground distinctive pattern and high quality of the landscape to cover. the south-east, between Crossford and Limekilns (and designated as a Special landscape Area). Field boundaries Changes in agricultural management have impacted are often weak, with absent or incomplete hedgerows and adversely on hedgerows and woodlands, degrading the few surviving trees. Woodlands are few in number, small in pattern and increased the scale in the local landscape. size and isolated within farmland, with the exception of the Conversely, the relaxation of tree management along Torry Burn glen and the Pitfirrane policies. A number of old railway lines and new woodland planting for golf courses mineral workings are colonising to secondary woodland. have created new linear woodlands that contribute to visual containment and layering. Cessation of mineral workings 2.3 The Settlement Landscape of Cairneyhill has provided the opportunity for new woodlands to develop, Photographs although currently these sites are exhibiting unmanaged Cairneyhill straddles the A994 running west-east. Originally Top - Main Street at the eastern end secondary woodland of low value and visual quality. a narrow linear settlement, the older centre lies towards the Middle - Main Street within the village east end of the Main Street, the village has grown westwards Bottom - Main Street leaving the village to the east The Fife Local Landscape Designation Review (2009; Land along the A994 and expanded to north and to south into Use Consultants in association with Carol Anderson and the farmland. The eastern end of the Main Street retains strong Small Town and Rural Development Group) recommended character of stone dwellings with linked frontage and stone the extension of the West Dunfermline Area of Great walls; moving westwards, the post-war bungalows and Landscape Value to include all land east of the Lyne Burn houses lack the local vernacular materials and form, present and north of the railway line. This lies immediately adjacent a discontinuous frontage line with gaps and lack consistency to the eastern boundary of the proposal site, across the of building types. A small industrial estate occupies the old burn. This has now become the Special Landscape Area railway station site in the south-west corner of the village; designation contained in the 2012 Local Plan. the railway line itself to the southern edge of housing and is currently a freight-only route. Much of the post-war housing to north, west and south of the old core consists of bungalows or detached houses of standard types on uniform plots.

The Torry Burn runs westwards through the housing estates north of the Main Street; crossed by 4 bridges, it is also lost in culvert for considerable lengths. The burn re-emerges to

LH37 LH35

LH39 LH37 Valleyfield Park

Pittencrieff Park

LH37

CF112 CH69 LH37 LH38

CB96b

CB96a

Landscape Character Areas Reproduced from the 2007 Explorer 1:25,000 scale Ordnance Survey map with permission of Ordnance Survey on behalf of The Controller of 1:25,000 Her Majesty’s Stationery Office,Crown copyright, Ian White Associates, 3A Forrest Road, Stirling, licence number 100033031. 2.4 Landscape Designations 2.5 Core Paths

The adopted Dunfermline and West Fife Local Plan contains There are no core paths within the site. A core path runs the following designations affecting landscape : along the lane bounding the west side of the site, between MireEnd Cottage and the B994 on Main Street. This path There are no Conservation Areas (policy E7) or Listed leads westwards to a footbridge over the railway line and Buildings (Policy E8) on the site. then on to the A985. Northwards it offers routes to Crossford via Pitconochie, or to Pitdinnie Farm. There are no Tree Preservation Orders (Policy E24) in place over any part of the site. The nearest TPO lies north of the A994, covering the Walk Plantation. The derelict anti-aircraft (AAA) battery Core Path leaving Main Street southwards down the lane

There are no Gardens and Designed Landscapes (policy E11) identified on the Inventory, located within or bordering the site. Pittencrieff Park to the east (2.6km) and Valleyfield Park to the west (3.9km) are the nearest Inventory sites.

There are no orchards or riggs (policy E10) on the site.

The derelict Anti-aircraft battery is listed on the National Monuments Record for Scotland, although it is not a Scheduled Ancient Monument (policy E12). The proposals retain these features.

None of the land is designated as Class 1, 2 or 3.1 Agricultural land by the Macaulay Land Use Research Institute (Policy E18 Protection of Agricultural Land). It is therefore all non-prime agricultural land.

None of the site is covered by the Special Landscape Area (SLA) designation (E19). The site boundary meets the SLA Protected Open Space (C4) at Pleasance Brae Core Path in the lane between Pleasance Brae and the site at the Lyne Burn. Any proposal which may impact upon the designated area must have no significant adverse affect on the identified landscape qualities, integrity and setting of the Area .

There are no Local Biodiversity or Geodiversity Sites (Policy E22) within or neighbouring the site.

There is no open space identified in the Local Plan (Policy C4) within the site. The open space lying along the southern edge of existing housing, immediately west of the site, is protected open space.

Landscape Designations Reproduced from the 2007 Explorer 1:25,000 scale Ordnance Survey map with permission of Ordnance Survey on behalf of The Controller of 1:25,000 Her Majesty’s Stationery Office,Crown copyright, Ian White Associates, 3A Forrest Road, Stirling, licence number 100033031. 3.0 ANALYSIS OF THE SITE 3.1 Site Extents and Boundaries Mire End Farm is isolated from the built mass of Cairneyhill. The majority of Cairneyhill has been built during the post-war It is a somewhat untidy grouping of houses, barns and period, when new housing estates were set out to north and The proposal site lies immediately east of Cairneyhill, south associated walls and yard areas complete with vehicles etc. south of Main Street over the riggs. Much of the housing of the A994. appears to date from the 1970’s onwards. The AAA emplacement is of single storey height and small OS 6-inch 1843 The total area of the proposal site is 38 hectares, extending scale; these are the only buildings within the site area. east from the existing settlement. Within this area the Map reproduced from the collection of the proposed extent of built development is defined as 10 3.3 Historical Overview National Library of Scotland hectares, the remaining area consisting of woodland, open space and farmland. In the OS 6 inch map of 1843-1882 there is a woodland belt occupying the full extent of the small paddock, to the line The site is defined along its western side by the lane of the present outgrown hedge. This woodland meets the to Mire End Farm, bounding the current housing edge. Dunfermline road over the frontage of the site, stopping at This boundary to the lane has a continuous stone wall of the West Lodge of Pitfirrane House. There are 2 woodland approximately 2.00m height; the wall is damaged in places copses occupying the crests of the two knowes in the site. A and requires extensive re-pointing and repairs. The southern woodland belt extends south of Mire End, discontinuous with boundary is indistinct, formed by field fences; it runs past the the belt noted above. The extent of Pitfirrane Park excluded abandoned anti-aircraft artillery (AAA) emplacements at the the western half of the site, the boundary running down the edge of the flat valley bottom of the Lyne Burn. Dunfermline east side of where the AA encampment now lies. Golf Club bounds the east. The site tapers northwards to meet the A994 on a narrow frontage filled with secondary The coach road into the estate from West lodge takes the woodland which also extends outwith the site on the Golf line of the curving eastern boundary of the site. This coach Course frontage. road was lost prior to the 1892 survey; the lodge remained but was not evident on later editions, presumably lost during 3.2 Site Character development of the golf course in the early 1900’s.

The proposal site has 3 recognisable sub-divisions of At this time, Cairneyhill comprised Main Street alone. Land to differing character: the south was subdivided into the ‘Brandy Riggs’. The railway was not in existence. 1. A small rough paddock occupying the corner formed by the properties in Main Street and the Lane to Mire By 1892 there had been little change. The two copses appear End. Enclosed by an outgrown hedge on the east to be more open in character (tall grassland is interspersed side, stone walls to north and west, the paddock with the trees), and there is a clearing in the woodland where contains several isolated mature hawthorn trees as it meets the rear of the Main Street properties. The woodland well as a broken line of mature Ash and Sycamore belt immediately east of the AA encampment was reduced in alongside the lane boundary wall. width.

2. Open, rolling grass fields occupy the area bounded The 1937 edition shows one of the copses as wood pasture by the paddock hedge, AAA emplacement and the rather than solid woodland. The railway has been built but Golf Course. A number of rounded knowes slope Cairneyhill remains almost entirely a village of one street. The down towards the south. This area is currently eastern part of the army camp with its lane from Mire End is productive pasture. present, but the AAA installation is not shown (probably due to military sensitivity; the naval facility at Crombie is also absent 3. Open flat marginal grassland fields in the valley from the map, even though the jetty is shown). Pitfirrane floor, lying south and east of the AAA emplacement. estate has by now become a golf course and further parts of Suffering from some water-logging, rushes are the woodland within it have been lost. prevalent and the field boundaries are bare fences. This land is marginal pasture.

OS 6-inch 1892 OS 1:25,000 1937

Map reproduced from the collection of the Map reproduced from the collection of the National Library of Scotland National Library of Scotland

3.4 Key landscape features: Woodlands Built Environment 1 Woodland on the A994, contributing to defining the entry to the village. 1 7 2 Mature trees and stone wall alongside the lane to 4 Cairneyhill 3 Crossford Mire End, defining the west side of the proposal site. 2 3 Mature hedgerow defining a strong boundary with the golf course. 10

4 Outgrown hedgerow curving southwards along the edge of the paddock, behind the church.

5 Series of rounded knowes (humps) in the northern part of the site

6 Policy woodlands of the Pitliver Estate 8 6 7 Policy woodlands and golf course plantings on Dunfermline Golf Club Crombie

8 Secondary woodland developed on disturbed ground

9 Flat valley bottom prone to flooding (darker blue indicates greatest flood frequency) Topography Combined 10 AAA installation on floor of valley

10 3.5 Visibility of the Site Road Users on the A994. This busy road passes next to the site, which takes access Table 1.1: Viewpoint locations The site lies on the lower slope and bottom of a very gentle from it. The roadside is lined with houses immediately west of valley, therefore is naturally tucked in to the topography. The the proposed new entrance, so that the perception is already No Location Reason for selection km from site OS Direction of view proposed development envelope on the site site benefits from of entering the settlement edge. Views of the site from the grid ref. significant visual enclosure on several sides. To the west A994 entering the village from the east is significantly restricted the lane from Mire End has a tall (2.00m height) stone wall by the Golf Course, established vegetation and relative topography, while views when exiting the village eastwards 1 Crombie Village on A985 Public road representative of 26 0.90 304940 685080 NNE alongside it, forming the site boundary; a number of trees houses with views towards the site growing close to this wall further add to screening. Trees are blocked by established properties. Sensitivity is low. in the rear gardens of houses immediately west of this lane also contribute. West of the lane, the mass of village housing Road Users on the A985 near Crombie (including the 2 A985 Crombie Primary Bus stop and footway 0.90 304700 685200 NNE blocks views of the site from points due west through to north- layby). School west. To the north, woodland alongside the A994, both on the Such viewers experience the view of the site as part of a site and also on the golf course land, prevent views into the wider panorama, in which the middle distance occupied by 3 A985 Layby Viewpoint identified in previous 1.15 305350 684880 N site. From the south the belt of tree running south of Mire End Cairneyhill is of no especial quality or containing significant Reporter’s comments farm obscure large parts of the site, depending on viewpoint. features of note. A stone wall over 1.0m height alongside the road greatly limits visibility from cars, and the fact that the road 4 A985 Road junction for Public road and representative of 1.05 304100 ENE undulates and then enters a 40mph zone at Crombie requires The site is partially visible from the A985 at Crombie; woodland Bankhead Farm properties to west of the railway line 685760 south of Mire End obscures parts of the proposed development most of a drivers attention. There is a gateway through the area to the west of the site, whilst more of the valley bottom wall at the layby, and people out of their cars can freely view land in the east of the site is openly visible. over the wall. Their sensitivity to change of any small part of 5 A994 Main street at Public road and footway 0.04 305130 E the view is low. the eastern entrance to 686380 Cairneyhill 3.6 Visual Receptors Residents at Crombie These receptors are viewers who will experience the site Such viewers experience the view of the site as part of a 6 Mire End lane Adjacent residence and local path 0.04 305250 N either from residences, during recreational activities, or from wider panorama, in which the middle distance occupied by route 685920 transport routes. Their sensitivity depends upon distance from Cairneyhill is of no especial quality or containing significant site, importance of the view to their situation, and duration of features of note.. Viewers have a 180 degree field of view 7 Mire End farm lane Core path route; representative of view 0.00 305020 E the view. available, and thus their sensitivity to change of any small part from local residences 686280 of the view is medium. Local Residents Overlooking the Site 3.7 Selected Representative Viewpoints 8 A994 east of the village Public road and footway 0.15 305450 W Regardless of the inherent character of the site currently, for 686400 these people whose property looks out into it there will be great sensitivity to change. Sensitivity of residents whose Seven viewpoints have been identified as being properties directly border the site or have prominent views representative of the range of locations, visual receptor type across it will be high. and proximity within the visual envelope of the site.

Leisure Walkers on the Site There are no public paths within the site and little evidence of informal path routes being present. Mire End lane is a core path. Users of these routes would be local and may be sensitive due to their perception of local greenspace being valuable adjacent to the settlement, their familiarity with the setting, and emotional investment in their local environment. Sensitivity is therefore medium.

11 8 5

2 1

Viewpoint locations

12 4.0 THE PROPOSED DEVELOPMENT 4.1 Description of the Proposed Development 4.2 The Landscape Strategy

The proposed housing development consists of medium Landscape Appraisal has informed a strategy for density housing of mainly 2-storey height. Housing is development that responds to key aspects of the existing arranged in a series of blocks through which a network landscape and visual character: of narrow streets are distributed. There are two green spaces within the housing, in addition to extensive areas • New woodland belts to the scale of the old policies of greenspace outside the built-up area; one space is a surrounding Pitfirrane Park will be established along triangular green centred on a group of isolated hedgerow the eastern and southern boundaries, connecting with trees, whilst the second green is a formal rectangular feature existing woodlands in the landscape. at the heart of the new development. Both spaces link to the • The walled lane to Mire End is retained in current existing lane. form, along with most of the established trees alongside it. Only footpath routes will be punched Road access is gained off the A994 via a new roundabout through the wall. east of Main Street. A second vehicle access is gained onto • Built development avoids the crests of the 4 small the housing road west of the site. knowe features, to minimise visibility of new houses. • New housing would be situated in the north-west part Due to development restrictions imposed by underground of the site, lying against the existing village housing. gas pipelines, the central swathe of the site is unsuitable for The eastern half of the site comprises open space, development; this area must be either greenspace or private woodlands, pasture and pond – land-uses consistent gardens. with a valley bottom location. • The proposed indicative development framework A new football pitch is proposed, located east of the pipeline; seeks to create a village neighbourhood rather than it cannot be located within the pipeline ‘Inner Zone’. East simply a new housing estate. A formal green forms a of here, existing damp grassland is transformed into a focus to the street pattern. pond storing and treating surface drainage water before discharge to the Lyne Burn. This land, and the land adjacent 4.3 Predicted Visual Impacts is proposed as public open space/parkland and includes substantial areas of new woodland planting to the site The magnitude of change and significance of impacts boundaries. is described for each of the identified viewpoints on the following panoramic photograph sheets :

Aerial photograph showing the extents of the site (orange) and the smaller extent of proposed built development (yellow)

13 Viewpoint 1 A985 Crombie Village

From this viewpoint the woodlands at Mire End farm, View from Crombie village 1 astride the railway line and on the disturbed ground north of Crombie interrupt visibility of the site, so that only the northern part alongside the golf club boundary can be seen. The proposed development would be centred behind Mire End Farm. The eastern part of the site, on which open greenspace and woodlands are proposed, is more open to view due to an absence of trees here.

The proposals would form a change of slight magnitude, due to the range and broad context of the view. The viewpoint is of moderate sensitivity. The change is considered of minor to neutral significance. Mature trees along lane define edge of housing at Pleasance Brae

Mire End Farm complex Cairneyhill Developing woodland obscures part of site Pitfirran castle AA battery

14 Viewpoint 2 A985 at Crombie School

From this viewpoint housing and trees at Pleasance Brae View from Crombie School 2 and the lane, along with the group of buildings and trees at Mire End, obscure parts of the site. These features frame a narrow view into the heart of the development; this boundary will be planted with a woodland edge, although houses will remain visible to some extent. The grassy knowes can be seen above intervening trees, but will be obscured by the proposed houses and woodlands.

The eastern part of the site is obscured behind the woodlands south of Mire End, astride the railway line and on the disturbed ground north of Crombie.

Due to the shallow topography causing tree features to overlap in the view, the valley landscape appears well-wooded. This appearance will be added to by the proposed woodland structure planting associated with the development. The site is in the middle distance of a panoramic view in which Cairneyhill is quite prominent and Dunfermline is present in the distance to the east. Mature trees along lane define edge of The proposals would form a change of slight magnitude, due housing at Pleasance Brae Developing woodland obscures part of site to the range and broad context of the view. The viewpoint Mature trees front the A994 at is of low sensitivity. The change is considered of minor to Extensive woodland belts on golf course provide strong proposed site entrance neutral significance. separation between Cairneyhill and Crossford Dunfermline

Mire End Farm complex Cairneyhill

Pitfirran castle

15 Viewpoint 3 A985 Layby

This viewpoint offers a relatively unrestricted view into the View from A985 Layby 3 heart of the proposed development zone, with the AAA installation clearly visible. However, the site is in the middle distance of a panoramic view encompassing foreground fields, Cairneyhill village and the series of lowland ridges running beneath Knock Hill in the distance. The grassed knowes are noticeable in front of the woodlands of the golf course and A994 frontage; the lower part of these humps will be obscured by the proposed housing, which in turn will be obscured by the proposed woodland strip along the southern boundary of the site. Over time, the visual impact of newly planted woodlands to the southern and eastern boundaries of the site will increase, diminishing visibility of the proposed housing.

The viewpoint is on a ridge whilst the site is down in the broad and subtle valley below. The stone wall alongside Mature trees along lane define edge of the A985 restricts views down to the site except for at a field housing at Pleasance Brae gate location, from where the photograph is taken. Developing woodland south of railway

The proposals would form a change to the visual character Mire End Farm complex mainly of slight magnitude, due to the range and broad context of hidden from view the view. The viewpoint is of low sensitivity. The change is considered of minor significance. Wodland at proposed site entrance onto A994 Cairneyhill Pitfirran castle AA battery

16 Viewpoint 4 A985 at Bankhead Farm

From this viewpoint Muirside and Pleasance Brae obscure View from A985 at Bankhead Farm 4 half of the developed (western) part of the site. Between Pleasance Brae and Mire End farm the site is visible; this boundary will be planted with a woodland belt which will partially obscure the houses, the effectiveness increasing over time as the trees mature.

The site is in the middle distance an viewed from a low angle, so that the development will occupy only a small part Muirside Steading of the view. The various existing building groups provide acontext of built environment to the left side of this view. Housing at Brandy Riggs Trees on Mire End lane; site lies behind The proposals would form a change of slight magnitude, due in background to the range and context. The viewpoint is of low sensitivity. Grassy knowes on eastern part of site; The change is considered of minor to neutral significance. site lies in front

Mire End farm Dean Plantation on skyline ridge, 100m asl Muirside Cottages

17 Viewpoint 5 Main Street (A994) new road junction, particularly regarding design road levels and road geometry, will be vital in minimising tree losses. Mature woodland on the site boundary with the A994 forms The aim should be to retain as much of the woodland as View from Main Street 5 a significant landscape and visual feature marking the possible, and not to create a uniform setback of trees from entrance to the village. A line of hedgerow trees on the north the road side. The width of this woodland is such that it of the road contribute to this effect. The woodland provides will remain as a prominent feature, and the proposed new a strong emphasis to the end of Main Street, and contributes tree planting will in time provide greater stature and habitat to the setting of the older buildings that give this end of the diversity to the woodland village character. The proposals would form a change of moderate magnitude; The main part of the site is not visible from this point; dense the new roundabout and associated tree felling will increase woodland and the properties on Main Street block views. the open-ness of the road as it exits the village and set the Only the new access road junction to the A994 will be visible. woodland back in this view, although woodland will remain a significant feature at this location. The viewpoint is of Formation of the new entrance roundabout junction will result moderate sensitivity. The change is considered of moderate in the loss of part of the woodland; detailed design of this significance.

Mature woodland provides significant terminating feature of Main Street Road dips as it leaves the village Ground falls away into site; body of site is not visible behind the existing homes and trees Young mature trees curve around highway boundary, enclosing the village entrance

18 Viewpoint 6 Top of the lane

Viewed through a breach in the stone wall alongside this View from lane 6 lane, the paddock part of the site is backed by mature scrub and outgrown hedgerow trees. This site is identified on maps as woodland, yet the character is of a grass field with strong enclosure, not wooded.

The proposed housing development has rear gardens separated from new gardens by a new tree belt, inaccessible to the public with the rear gardens of existing properties. Medium density housing would occupy much of the paddock. The wall would be fully repaired and existing trees retained alongside it (unless of poor quality or causing damage to Mature outgrown hedgerow the wall). This would help to contain the new housing and encloses the paddock provide a context relating it to the older street pattern of Cairneyhill. Stone wall alongside lane defines west boundary of site Isolated mature hawthorn trees spotted The proposals would form a change of moderate magnitude, around the paddock due to proximity. The viewpoint is of moderate sensitivity. Mature trees run alongside the wall The change is considered of moderate significance. Pleasance Brae housing Rear garden boundaries of properties Group of trees within hedgerow on Main Street

19 Viewpoint 7 Bottom of the lane

Viewed over the field fence at the south-west corner of View from Mire End Farm lane 7 the site, the view is into the southern part of the proposed development area. The grassey knowes, backed by woodland on the golf course, are prominent; Pleasance Brae lies to the left side, with the trees in the paddock and lane bounding its edge.

The strip of tall grass in the foreground will be planted with a 30m wide belt of native mixed woodland to provide a robust boundary in keeping with the nearby remnant policy woods. This woodland will in time reduce the visual impact of housing on the site. The boundary itself will be planted with a mixed hedgerow. The proposed housing development will occupy the lower-lying pasture in this view, leaving the grassy knowes as greenspace (they will be hidden from view by housing in front).

The proposals would form a change of substantial magnitude to the character of this view. The viewpoint is of low sensitivity because it is from a lane on a working farm, Woodland at A994 boundary : surrounded by built features and machinery. The change is 30m wide native woodland to be planted in foreground strip significant retention considered of moderate significance. Gentle knowes kept as greenspace without development

Mire End Farmyard clutter AAA battery Housing at Pleasance Brae

20 Viewpoint 8 A994 East of site entrance

Viewed from the west-bound carriageway of the A994, at View from A994 East of site entrance 8 150m from the proposed new entrance roundabout.

The existing hedgerow trees and planted woodland in the golf course behind provide a virtually continuous wall of vegetation that preclude any sight of Mire End.

The white van in the photograph is located at the location of the proposed roundabout junction. At this point the existing Hedgerow trees and young woodland planted within the woodland line will be pushed southwards to accomodate the Golf Club, combine to obscure views of site roundabout and associated earthworks. Walk Plantation encloses the view The proposals would form a change of slight magnitude to Taller trees of woodland astride the pipeline route, immediately east of the pro- the character of this view. The viewpoint is of low sensitivity posed new site entrance because it is from moving vehicles and pedestrians on a roadside. The change is considered of minor significance. Hedgerow trees confine the A994 on approach to Cairneyhill

21 4.4 Zone of Theoretical Visibility

The Area within which the proposed built development would be visible is indicated on the map. Landform, vegetation and buildings within and outside the site contribute to screening of the site at varied distances from it. The impact of vegetation may vary over time, as growth or felling occurs (generally the woodlands in this vicinity are not managed for productive forestry, and therefore cyclical clear-felling is unlikely to be undertaken).

4.5 Predicted Landscape Impacts

The proposal will re-establish a robust new woodland shelterbelt boundary to the village of Cairneyhill. This woodland structure will be consistent in scale and character with the policy plantings of the adjacent Pitfirrane and Pitliver House estates. These woodlands will reconnect across an area of farmland that has a degraded pattern of boundaries.

The proposal will involve the loss of existing woodland, outgrown hedgerow and scattered scrub trees at Mire End Wood. As the Tree Survey has identified, individually these trees are of ordinary or poor quality; nonetheless collectively as a landscape feature they help define an edge to Cairneyhill. The design layout retains those trees of better quality and includes for the planting of new trees, to provide a significant net increase of woodland area.

The proposals will establish a number of new woodland belts that will connect with those within the Special Landscape Area focussed upon Pitliver House. Visibility of the proposed development from within the SLA will be restricted by existing tree belts, and over time the new woodlands within the site will further restrict visibility of the proposed new housing.

Reproduced from the 2007 Explorer 1:25,000 scale Ordnance Survey Zone of Theoretical Visibility map with permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office,Crown copyright, Ian White Associates, 3A Forrest Road, Stirling, licence number 100033031. 1:25,000

22 4.6 Mitigation Proposals Table 1.2: Summary of Permanent Visual Impacts at Viewpoints

The following matters of detail should be incorporated into No Location Magnitude of Effect Sensitivity of Receptor Significance of Visual Effects the design in order to mitigate potential landscape and visual impacts: 1 Crombie Village on A985 Slight Moderate Minor 1. The new roundabout on the A994 should be designed to be of minimum size commensurate with road 2 A985 Crombie Primary School Slight Low Neutral safety. Suburban detailing, colours and planting should be avoided. 3 A985 Layby Slight Low Minor 2. Selected existing trees alongside the walled lane, in Mire End wood, and in the outgrown hedgerow should 4 A985 Road at Bankhead Farm Slight Low Neutral be retained unless condition is poor or they are causing damage to the wall; mature isolated scrub 5 A994 Main street Moderate Moderate Moderate should not be retained. The recommendations of the Tree and Woodland Survey and Assessment should be followed, regarding designing the site layout and 6 Mire End lane Moderate Moderate Moderate roads with cognisance of Root Protection Areas calculated to BS 5837: 2005. 7 Mire End farm lane Substantial Low Moderate 3. Native mixed woodland should be planted to the layout shown on the Indicative Development 8 A994 east of the village Slight Low Minor Framework, to provide landscape structure and visual containment consistent with the landscape setting.

4. The stone wall along the lane to Mire End should be repaired along its full length, integrating new pedestrian gateways into the proposed housing.

5. The AAA installation will be retained within its grassland setting. Greater public access is envisaged; any work advisable to remove hazards will be undertaken with the agreement of Historic Scotland.

6. The football field will not be floodlit nor have tall ball- stop fencing; it will be a grass pitch.

23 5.0 COMPARATIVE APPRAISAL OF PITDINNIE FARM PROPOSALS

The potential capacity for new housing on land at Pitdinnie Farm, on the north edge of Cairneyhill, has been examined in parallel with the Mire End site.

In contrast to Mire End, Pitdinnie is situated on an open slope devoid of woodland and elevated above the existing housing north of Main Street. It is markedly visible from the western part of Cairneyhill, the A994/A985 junction, and houses along the northern edge of Cairneyhill.

The site is good quality agricultural land currently in productive arable cultivation.

The agricultural fields here lack robust boundaries or woodland features that might contribute to the integration of new development. The proposed limit of development marks an arbitrary line rather than any boundary related to landscape or topography.

Development here would significantly increase the visual envelope of Cairneyhill in local views, and extend the built envelope into open countryside lacking those intrinsic features that might integrate the scale of development Pitdinnie Farm proposed.

Road access to the Pitdinnie site is currently problematic. Significant modifications to the existing road network may be required to create adequate width to serve the increase in access traffic; this will involve the loss of wall and hedge features alongside Pitdinnie Road. Any vehicular access taken from the public road west of the site (near Sunnyside) will involve 500m of new road across open farmland, effectively urbanising a large tract of countryside..

Considering the Pitdinnie and Mire End sites together, the latter site has better natural containment offered by topography, existing woodlands and existing built development; it would result in a housing development with Built area of Mire End site less significance of landscape and visual impacts, and it would integrate much better physically and visually into the village.

Reproduced from the 2007 Explorer 1:25,000 scale Ordnance Survey map with permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office,Crown copyright, Ian White Associates, 3A Forrest Road, Stirling, licence number 100033031.

24 View of Pitdinnie Farm

Open, exposed slope on which housing allocation is proposed

Smoothly rolling open arable farmland lacking signifi- Pitdinnie Farm Housing on Glen Moriston Drive cant boundary or woodland features

25 APPENDIX

Assessment Methodology Magnitude Sensitivity

The method of assessment used is based upon that included in This is a measure of the scale or degree of change to the This is a measure of the degree to which a landscape type or the ‘Guidelines for Landscape and Visual Impact Assessment landscape resource or visual amenity, which includes visual receptor can accommodate change without detrimental : Second Edition’ (2002) published jointly by the Landscape consideration of the nature of the effect and whether it be effects to character (landscape) or visual amenity (of the Institute and the Institute of Environmental Management and temporary or permanent. Magnitude is expressed as either receptor). Assessment. Adverse or Beneficial and according to the following scale. The sensitivity of a landscape type is determined by evaluation The measure of effects resulting from the development Due to the potential for effects to be either temporary or of the baseline value and the degree to which key elements of is expressed in terms of Significance. The two criteria permanent, the magnitude may be expressed as either a the landscape type can be replaced or altered before adverse which determine the significance of impacts are the scale or single, permanent value, or as temporary and permanent change to the landscape character occurs. Magnitude of the effect and the Sensitivity of the landscape values along with an explanation for the nature and duration or visual receptor upon which the effect is imposed. It is of change in magnitude. The sensitivity of a visual receptor will depend upon the important to understand the criteria under which each of these location and context of the viewpoint, the nature of activity critieria are judged, and also the manner in which magnitude, undertaken by the receptor and cultural value of the view. sensitivity and significance are expressed.

Criteria for Assessment of Magnitude (Derived from Appendix 6 of the GLVIA 2002) Criteria for Assessment of Sensitivity (Derived from Appendix 6 of the GLVIA 2002)

Magnitude Landscape Effects Visual Impact Sensitivity Landscape Receptor Visual Receptor

Substantial Major alteration to key elements of landscape The proposals form a significant and immediately High A landscape character type of designated value or Activity of the receptor is directly related to the visual character, or the introduction of elements apparent part of the scene that markedly changes whose character is distinct and of high value. quality, or exposure of the receptor is not transitory. A considered to be uncharacteristic within the overall visual character. view of local value. receiving landscape.

Moderate A Landscape whose character allows some The view is not critical to the receptor. The receptor Moderate Partial loss/alteration to key elements of landscape The proposals form a visible and recognisable new effects to be accommodated without changing may be transitory, or their activity less exposed to the character, or introduction of elements that may element within the scene, readily noticeable by the character, provided the effect is of limited view. be prominent but not necessarily substantially the observer, and causing some change to visual magnitude. uncharacteristic of the receiving landscape. character.

Low A landscape within which changes at many scales The visual receptor will not notice or be affected by Slight Minor loss / alternation to the landscape character, The proposals are of such limited scale or visibility that can occur without obvious impact on character, change to the view. or introduction of elements not uncharacteristic of awareness of them does not have a marked impact on due either to existing poor quality or robustness. the receiving landscape. the overall visual character.

None Change to the landscape character that is so The proposals are either not visible, such a small part minimal or introduction of elements characteristic of them is discernible, or the distance so great, that the of the existing condition, that the effect is impact is nil or scarcely appreciated. negligible.

26 Significance Criteria for Assessment of Significance (Derived from Appendix 6 of the GLVIA 2002) A balanced and well-reasoned judgement of magnitude and sensitivity leads to a determining of overall significance, of both landscape and visual effects. This measure is expressed Significance Landscape Effects Visual Impact according to the scale noted below, and will also be described as adverse or beneficial. The significance may be expressed Major The proposals would result in effects that cannot Adverse : separately for short term and longer term conditions, to be mitigated, are at considerable variance to the Proposals would cause a substantial deterioration in reflect the impact of construction related activities and the landscape character, degrade the integrity of the visual quality. establishment of new planting. landscape, or will cause substantial damage to a high quality landscape. Beneficial : Duration Proposals would cause a substantial improvement in visual quality The potential duration of effects are considered in defining both the magnitude and significance. Short-term effects resulting from construction works are temporary in nature. Moderate Adverse : Adverse : Long-term or permanent effects operate over the lifetime The proposals would be out of scale or at odds Proposals would cause a noticeable deterioration in of the development (buildings, roads, trees etc), although with the local pattern or landform and will leave visual quality their magnitude can diminish as tree planting grows and an adverse impact on a landscape of recognised contributes to the creation of an effective landscape structure quality. Beneficial : and improved visual amenity. Proposals would cause a noticeable improvement in Beneficial: visual quality Photographic Images The proposals would fit well with the landscape character and improve the quality through removal Photographs have been taken using a digital camera. To of damage caused by existing uses achieve a panoramic view, individual frames have been taken with a 50% overlap, and joined using Adobe Photoshop software. Small discontinuities in alignment or exposure of Minor Adverse : Adverse : adjoining frames have been addressed to remove artefacts The proposals would not quite fit the scale and Would cause a barely perceptible deterioration in visual of this process. form of the existing landscape or would affect a quality. landscape of recognised character. In general the views cover a 90° coverage from the viewpoint, Beneficial : to avoid distortion and represent a static view perspective. Beneficial: Would cause a barely perceptible improvement in In some cases where proximal to the site a wider view is The proposed scheme would fit in with the scale visual quality presented, and this is noted on the image. The intention and pattern, and restore some of the valued of these images is to convey an impression of the view that characteristics lost through current land uses an observer would experience on the ground, which would involve normal head movement. A true and full appreciation Neutral Scheme would compliment existing scale, landform, No discernible change in the existing visual quality or of the view requires a site inspection. pattern, and maintain existing landscape quality character. and character.

27 IAN WHITE ASSOCIATES LANDSCAPE ARCHITECTS 28