Skerraton, Milburn Drove, Moutlon, Suffolk, CB8 8QW T: 01243 859121 M: 07972 719838 E: [email protected]
Planning Services South Downs National Park Authority South Downs Centre, North Street, Midhurst, GU29 9DH
(By Email)
14th April 2021
To whom it may concern,
17393 Landscape and Visual Impact Appraisal Statement – Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR The following statement is intended to provide a summary of the potential impacts associated with the proposed conversion of the stable building Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR as required as part the planning application to convert the stable block in to two self-contained holiday units.
This statement is not a full Landscape and Visual Impact Assessment (LVIA) and does not form part of an Environmental Impact Assessment (EIA). This statement follows the principles of Guidelines for landscape and Visual Impact Assessment’ 3rd edition 2013, and following these guidelines is considered to be a proportionate approach suitable for the scale, location and impacts of the proposed development.
Site Context The application site is situated in Up Marden, a small hamlet approximately 10 miles to the North West Chichester. The site itself is located just off Pitlands Lane to the South East of the main house, Hill Farm, and is accessed through the same entrance driveway. The site comprises an existing rectangular courtyard, single storey stable block, constructed around 1985, with an approximate floor area of 174sqm. The stable is constructed of brick and block with black painted weather boarding and clay roof tiles. To south and north are rural residential properties scattered along Pitlands Lane. The immediate surround land to the north, east and south is grazing pastures. Within which there are a number of mature trees. There is a mature parcel of woodland to the east and a line of trees to the south. The 'application site' is outside, though adjacent to the Up Marden Conservation Area. The site falls outside any designated settlement boundary; there is a Public Right of Way in close proximity to the southern boundary.
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 1 14th April 2021
Figure 1 site location plan
e
r
o
f
e
e
b
h
t
e
t
i
n
t
e
E
s
t
c
s
w
a
n
a
G
n
t
.
R
y
,
r
o
o
n
d
n
a
x
n
D
h
k
.
o
e
e
a
B
k
U
d
o
u
s
e
c
v
s
i
u
.
t
e
s
r
.
g
i
2
m
T
o
s
,
e
k
e
u
e
o
n
s
i
s
l
r
4
c
i
c
s
S
.
c
s
.
n
a
N
.
v
3
a
d
a
n
e
y
a
E
h
C
e
t
F
r
l
L
h
e
5
r
e
c
s
o
h
c
e
c
U
a
1
P
n
l
8
r
r
E
e
d
c
r
s
I
7
g
o
a
d
7
R
S
S
o
r
P
t
0
a
b
e
e
e
n
T
.
h
W
b
j
S
0
s
a
3
r
r
-
t
j
I
a
I
b
.
,
g
2
n
4
e
i
u
y
r
@
r
2
M
l
M
o
o
w
v
o
G
i
O
A
e
t
H
l
n
1
,
e
t
o
l
i
s
P
n
w
t
s
N
T
0
s
d
p
P
c
e
a
I
n
a
k
m
a
r
e
:
w
e
.
i
s
C
,
l
i
c
e
i
N
0
s
d
U
h
D
a
:
i
r
r
T
d
o
e
d
a
r
c
r
P
N
r
2
m
R
e
,
i
e
-
s
R
e
i
:
a
t
B
W
s
u
t
N
h
A
y
n
0
E
d
t
J
c
m
g
n
e
o
m
A
s
e
S
L
2
o
C
i
c
g
t
2
i
9
r
B
d
g
s
h
m
o
n
c
i
P
e
e
0
i
s
N
i
c
i
n
t
e
a
E
T
n
n
i
t
i
c
t
r
n
8
h
B
i
n
k
2
I
t
e
a
h
w
r
c
j
F
J
u
a
e
e
S
c
1
0
.
s
c
p
i
o
w
w
e
e
g
a
i
l
o
c
r
t
i
m
l
t
v
e
i
1
D
N
r
f
r
i
h
i
w
a
a
x
O
a
r
o
h
r
a
r
e
d
c
b
e
D
P
y
j
c
L
E
P
C
H
l
s
r
l
s
i
n
D
D
D
R
X
A
A
©
d
a
U
E
0
8
0
9
0
9
1
1
0
0
0
1
.
o
n
e
c
n
e
c
i
L
.
d
e
v
r
e
s
e
r
s
t
h
0
g
i
5
r
l
l
A
.
t
h
g
i
r
y
p
o
C
n
5
2
0
w
5
o
r
2
1
C
:
1
©
R
A
B
E
L
A
C
S
0
p
i
h
s
r
e
n
w
o
s
t
s
n
e
a
l
c
b
i
l
a
p
t
y
p
S
r
a
a
g
d
n
n
i
i
n
t
u
d
s
i
o
n
x
a
B
l
E
e
t
i
S
e
s
u
o
H
e
b
e
l
G
m
r
a
F
l
l
i
H
B
L
N
e
s
u
o
A
H
l 3
l 6 L e 3
W 8
P
3
N
A
O
) I u m @ ( T
P a t h
0
A
5
C
m
2
9
.
6
1
O
3
:
1
L 1
Figure 2 Aerial view of site.
Source www.bing.com 05/03/2021
Proposed Development It is understood the proposals are as detailed in submitted plan 10202 DPA 01-09 and will involve the following: • There are no new built elements to the existing footprints. • The existing hard surfacing will be retained. • The existing external finishes will not be changed. 17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 2 14th April 2021
• No new external facing windows • Proposed works are limited to internal works to convert the buildings to habitable condition.
Figure 3 Existing and proposed layout Existing layout Proposed Layout
Drg. 10202 DAP02 Drg. 10202 DAP03 Existing external elevations Proposed external elevations
Drg. 10202 DAP06 Drag. 10202 DAP08
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 3 14th April 2021
Landscape Policy Assessment The policies below are relevant to the proposed development in a landscape context. The proposal is not considered to conflict with these policies.
South Downs National Park Local Plan Strategic Policy SD4: Landscape Character 1. Development proposals will only be permitted where they conserve and enhance landscape character by demonstrating that: 1. a) They are informed by landscape character, reflecting the context and type of landscape in which the development is located; 2. b) The design, layout and scale of proposals conserve and enhance existing landscape and seascape character features which contribute to the distinctive character, pattern and evolution of the landscape; 3. c) They will safeguard the experiential and amenity qualities of the landscape; and 4. d) Where planting is considered appropriate, it is consistent with local character, enhances biodiversity, contributes to the delivery of GI and uses native species, unless there are appropriate and justified reasons to select non-native species. 2. Where development proposals are within designed landscapes, or the setting of designed landscapes, (including historic parkscapes and those on the Historic England Register of Historic Parks and Gardens) they should be based on a demonstrable understanding of the design principles of the landscape and should be complementary to it. 3. The settlement pattern and individual identity of settlements and the integrity of predominantly open and undeveloped land between settlements will not be undermined. 4. Green and blue corridors will be safeguarded. Development proposals should identify and take opportunities to create and connect green and blue corridors. 5. The restoration of landscapes where features have been lost or degraded will be supported where it contributes positively to landscape character.
Strategic Policy SD6: Safeguarding Views 1. Development proposals will only be permitted where they preserve the visual integrity, identity and scenic quality of the National Park, in particular by conserving and enhancing key views and views of key landmarks within the National Park. 2. Development proposals will be permitted that conserve and enhance the following view types and patterns identified in the Viewshed Characterisation & Analysis Study: a) Landmark views to and from viewpoints and tourism and recreational destinations; b) Views from publically accessible areas which are within, to and from settlements which contribute to the viewers’ enjoyment of the National Park; c) Views from public rights of way, open access land and other publically accessible areas; and d) Views which include or otherwise relate to specific features relevant to the National Park and its special qualities, such as key landmarks including those identified in Appendix 2 of the Viewshed Characterisation & Analysis Study, heritage assets (either in view or the view from) and biodiversity features. 3. Development proposals will be permitted provided they conserve and enhance sequential views, and do not result in adverse cumulative impacts within views.
Strategic Policy SD7: Relative Tranquillity
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 4 14th April 2021
1. Development proposals will only be permitted where they conserve and enhance relative tranquillity and should consider the following impacts: 1. a) Direct impacts that the proposals are likely to cause by changes in the visual and aural environment in the immediate vicinity of the proposals; 2. b) Indirect impacts that may be caused within the National Park that are remote from the location of the proposals themselves such as vehicular movements; and 3. c) Experience of users of the PRoW network and other publicly accessible locations. 2. Development proposals in highly tranquil and intermediate tranquillity areas should conserve and enhance, and not cause harm to, relative tranquillity. 3. Development proposals in poor tranquillity areas should take opportunities to enhance relative tranquillity where these exist.
National Planning Policy Framework 12. Achieving well-designed places 127. Planning policies and decisions should ensure that developments:
(b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;
(c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
(d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;
15. Conserving and enhancing the natural environment 170 Planning policies and decisions should contribute to and enhance the natural and local environment by: 172. Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues. The conservation and enhancement of wildlife and cultural heritage are also important considerations in these areas, and should be given great weight in National Parks and the Broads 54 . The scale and extent of development within these designated areas should be limited. Planning permission should be refused for major development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest. Consideration of such applications should include an assessment of: (c) any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated.
Landscape Assessment The proposed development involves internal alterations to the existing stable block, there is a change in use to residential holiday accommodation. As can be seen in the proposed designs above there is no alteration to the external finishes or any increase in massing or built elements. The proposed development does not present any change to the form or appearance of the existing building. Therefore it is considered there is negligible Landscape Impact.
Visual Assessment Due to the surroundings of the site including the adjacent properties and the surrounding landscape of mature hedgerows and trees it is well screened, and the visual envelope is greatly reduced. The proposed development does
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 5 14th April 2021
not present any change to the form or appearance of the existing building. Therefore there is no change in visual appearance from those points where views are afforded.
A visual walkover survey was undertaken on the 6th March 2021 in during which the weather condition were bright, largely clear skies and good visibility to determine the visual envelope. The zone of theoretical visibility was identified and the viewpoints from which the development could be viewed were assessed. The most significant viewpoints are from the public footpath that crosses to south of the site and from the access driveway from Pitlands Lane. The views from the adjacent properties to the north and south would not present any significant change as there is no change in external appearance.
Figure 4 – Photographic Viewpoints demonstrating limited Zone of Visibility.
Source www.bing.com 05/03/2021
Points of assessment and distance from site. 1 Pitlands Lane looking into the site as viewed by passers by and those using the footpath (circa 30m) 2 Footpath on approach from south east (circa 30m) 3 Footpath to east as viewed coming out of the Blinkard Copse (circa 140m) 4 Pitlands Lane heading north to site (circa 200m) 5 Church of St Michael footpath to northwest (circa 190m) 6 The junction of footpath and byway to north west (circa 290m) 7 Pitlands Lane to the north (circa 250m) 8 Footpath to north (circa 330m)
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 6 14th April 2021
Figure 5 – View point photographs of the proposal 1) Proposed development viewed from Pitlands 2) Proposed development viewed from footpath users Lane (circa 30m) represents no change from either road approaching the site from Blinkard Copse to the south users or footpath users on their approach to the stables. east (circa 30m) represents no change.
3) Proposed development viewed from footpath 4) Intervening trees and hedgerows obstruct views of approaching the site from the south east at Blinkard the proposed development from the south on Pitlands Copse (circa 240m) represents no change. Lane.
5) Proposed development viewed from footpath 6) Proposed development viewed from footpath / byway approaching the site from the Church of St Michael to junction to the north west (circa 290m) intervening the north west intervening trees and hedgerows topography, trees and hedgerows obstruct views of the obstruct views of the proposed development. proposed development.
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 7 14th April 2021
7) Proposed development viewed from Pitlands Lane to 8) Proposed development viewed from footpath to the the north west (circa 250m) intervening topography, north west (circa 330m) intervening topography, trees trees and hedgerows obstruct views of the proposed and hedgerows obstruct views of the proposed development. development.
As can be seen the most significant viewpoints are those from the most sensitive receptors which are footpath users utilising the footpath for recreational purposes. Views are available from the approach from the west from Pitlands Lane and from the east from Blinkards Copse, and continued as users pass within 10m of the stables. As there is no external change in appearance the proposed development is considered to be a negligible visual impact.
Whilst there is no change in external appearance of building, there is a change in use. However the building is currently used for ad hoc storage and workshop, with car parking already taking place adjacent to the buildings, which represents a certain level of activity. If it were actively used as an active stable yard, it is likely that this would present a significantly higher level of activity. The change of use of the building to holiday accommodation will introduce a change in the level of activity, however as the exterior is not changing and there are no additional windows to the exterior the evidence of this is considered limited. There is however potential for accommodation users to enjoy the outside space beyond the central courtyard of the development. This is not considered to be a significant change to what would be observed if it were used as a stable yard and the associated activity. Furthermore the existing stables are in close proximity to rural residential properties where domestic recreational use is also present, reducing the magnitude and significance of this impact. Without appropriate mitigation and screening this is considered to present a slight adverse visual impact.
Providing any external recreation use is restricted to the courtyard, north and east sides of the development and is appropriately mitigated in the form of screening from footpath users with native hedgerows the resultant impact is considered to be a negligible visual impact.
Wider views of the proposed development can be seen to be obscured by the intervening topography and vegetation; therefore the resultant impact is considered to be a negligible visual impact.
Overall the proposed development is considered to present a negligible visual impact, subject to appropriate mitigation and landscaping.
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 8 14th April 2021
Mitigation It is considered that with an appropriate mitigation landscaping strategy as detailed below, the views afforded of the proposed development from the identified key viewpoints of footpath users will not be significantly adversely affected. As a consequence, there will not be a significant landscape or visual impact arising from the proposed development.
The landscaping plan to mitigate the visual impact of the development should comprise of the following:
1) Provision of native hedgerow to the east, west and southern site boundaries providing screening of any proposed external recreational areas. Species could include Hawthorn 20%, blackthorn 20%, beech 10%, hornbeam 10%, hazel 10%, holly 20%, oak 10%. These provide some winter screening through the incorporation of evergreens and leaf retaining deciduous species. If some specimens are allowed to become trees it will increase the appearance of naturalness that already exists in the wider site.
Figure 6 Suggested hedgerow planting
Suggested hedgerow planting
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 9 14th April 2021
Conclusion The proposed development does not present any change to the form or appearance of the existing building. Therefore it is considered there is negligible landscape impact.
It is considered that the site is well contained with natural screening provided by the natural topography and existing vegetation. This greatly reduces its zone of visual influence, thereby reducing the number of visual receptors.
The visual receptors that are considered most sensitive are the recreational users of the footpath to the south of the site. As there is no external change in appearance the proposed development is considered to be a negligible visual impact.
There is potential for external recreational use, which without appropriate mitigation and screening is considered to present a slight adverse visual impact. Providing any external recreation use is restricted to the courtyard, north and east sides of the development and is appropriately mitigated in the form of screening from footpath users with native hedgerows the resultant impact is considered to be a negligible visual impact.
Wider views of the proposed development can be seen to be obscured by the intervening topography and vegetation; therefore the resultant impact is considered to be a negligible visual impact.
The proposal is not considered to have a significant landscape or visual impact, and therefore is not in conflict with local or national policy in relation to landscape .
If you require any further information, please do not hesitate to contact us.
Tony Hargreaves AIEMA Environmental Consultant Director Bright Green Environmental Consultancy Ltd. T: 01243 859121 M: 07972 719838 Email: [email protected] Bright Green Environmental Consultancy Ltd. Company No: 09047569 Registered Office: 3rd Floor, 207 Regent Street, London W1B 3HH
17393 Landscape and Visual Appraisal Statement - Hill Farm, Pitlands Lane, Up Marden, Chichester, West Sussex, PO18 9JR 10 14th April 2021