Shoreham Gateway Landscape and Visual Appraisal of Development Proposals January 2016 Contents 1

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Adur Landscape Study Update - Shoreham Gateway Landscape and visual appraisal of development proposals January 2016 Contents 1

1. Introduction 3 1.1 Study scope 3 1.2 Landscape context 4 1.3 Report structure 4

2. Landscape baseline 5 2.1 Landscape planning policy 5 2.2 Landscape character 6 2.3 Landscape value 10

3. Shoreham Gateway proposed development 14 3.1 Description of proposals 14 3.2 Predicted landscape effects 14 3.3 Predicted visual effects 17 3.4 Predicted effects on the proposed Lancing-Shoreham Local Green Gap 26

4. Mitigation 28 4.1 Scope to mitigate predicted landscape and visual effects 18 2 1 Introduction 3

Sheils Flynn Google Licence - JCPMB8T1Z8S2M11 1.1 Study scope This report has been prepared by Sheils Flynn to inform the emerging Adur Local Plan. It is one Shoreham Gateway development site of three studies which considers the potential OLD SHOREHAM landscape and visual impacts of alternative A27 development proposals. It focuses on development proposals for new housing at a site off Steyning

Road, Shoreham, known as ‘Shoreham Gateway’ River Adur (Figure 1) which is not allocated for development in the Proposed Submission Local Plan1. Shoreham Airport The study has been informed by two related policy SHOREHAM-BY-SEA studies: • Adur landscape study update2, which LANCING checks and updates the evidence in relation to draft policies in the Proposed Submission Local Plan - Policy 13 (Adur’s Countryside and Coast) and Policy 14 ( Local Green Gaps) and • Assessment of the landscape sensitivity for the Adur Local Plan area2, an update to the assessment of overall landscape sensitivity which was presented in the technical annex to Sheils Flynn’s 2012 landscape and ecological surveys 0 125 250 500M report. Figure 1 - Site Location: Shoreham Gateway Proposed Development Shoreham Gateway development site boundary

1 Proposed Submission Adur Local Plan 2014, Adur District Council 2 Adur landscape study update, Local Green Gap and Built-Up Area Boundary policy checks for the emerging Adur Local Plan, 2016, Sheils Flynn 3 Assessment of landscape sensitivity for the Adur Local Plan area, 2016, Sheils Flynn 4

The proposals for the Shoreham Gateway site are at Environmental Statement). It has been carried out to the path along the west bank of the River Adur an outline design stage. The proposed development in accordance with the approach outlined in the and the South Downs Link, a popular promoted is for 50 two and three -storey residential (recently updated) Guidelines for Landscape and long distance route that connects the urban areas dwellings and a light industrial development with Visual Impact Assessment4. of Shoreham with the South Downs National Park associated parking. The site will be influenced by (SDNP). It is also visible from the elevated A27 the planned Adur Tidal Walls scheme, which is bridge over the River Adur to the north. 1.2 Landscape context being progressed by the Environment Agency and The site is within the open, undeveloped land that which will help reduce tidal flood risk in this area. The Shoreham Gateway site is located on the flat, separates the towns of Lancing and Shoreham, The commercial component of the development narrow floodplain to the east of the River Adur at which is known as the Lancing-Shoreham Gap. An is sited in the northern part of the site in an area the point where the river cuts through the South explanation of the proposed Local Green Gap policy that is not protected by the planned flood defence Downs and onto the open coastal plain between the that applies in this area is provided in Section 2. improvements. towns of Lancing and Shoreham. This study considers: This accessible point of connection, between river 1.3 Report structure • potential effects on the landscape character valley and coastal plain, is the site of the historic and setting of the site settlement of Old Shoreham and road bridges The remainder of this report is subdivided into (18th and 20th century) over the River Adur. There three sections: • potential visual effects that can be are gateway views south west across the Lancing- anticipated, taking account of the likely visual • Section 2 describes the relevant landscape Shoreham Gap and north to the South Downs from envelope for the development and key publicly baseline for the Shoreham Gateway site, these bridges accessible viewpoints from which it could be including the landscape planning context and relevant biodiversity and heritage designations expected to be visible The 2.48 ha Shoreham Gateway site is pastureland used for horse grazing adjacent to the River (a measure of landscape value). • potential impacts on Adur’s Local Green Adur and St Nicolas, the parish church of Old • Section 3 sets out the landscape and visual Gaps (see section 2). Shoreham which is a grade 1 listed building. It has appraisal of the Shoreham Gateway scheme This report is an appraisal of potential landscape exceptionally high visibility because it is alongside and includes an assessment of potential and visual effects based on schematic drawings the junction between the Old Shoreham Tollbridge, impacts on the Local Green Gap (Policy 14). taken from the Landscape Visual Impact a grade II* listed building, used by the public as a • Section 4 includes notes on the scope for Assessment carried out by Allen Scott Landscape right of way (foot, cycle and horses) that connects mitigating any predicted landscape and visual Architecture (July 2015). effects. It is a broad landscape and visual appraisal of development proposals and is not a full Landscape 4 Guidelines for Landscape and Visual Impact Assessment, and Visual Impact Assessment (as part of an Third Edition, Landscape Institute and Institute of Environmental Management and Assessment, April 2013 2 Landscape baseline 5

2.1 Landscape planning policy

2.1.1 National planning policy The strategic policy context is provided by the National Planning Policy Framework (NPPF)5 March 2012, which is a strategic document that seeks to encourage high quality, sustainable development. It states that there are three dimensions to sustainable development: economic, social and View to the Shoreham Gateway site from the A27 road bridge over the River Adur, immediately north of the site environmental. land outside the South Downs National Park the settlements of Worthing, Lancing, Sompting Within the Core Planning Principles (paragraph (the Lancing-Shoreham Gap and the Worthing- and Shoreham-by-Sea by protecting the remaining 17), there is an emphasis on a creative approach to Sompting Gap) are protected by the Strategic Gap countryside areas that separate them and ensuring the planning system which engages local people, policy (AC4) in the adopted Local Plan6, which has any permitted development does not (individually encourages high quality design, takes account a presumption against development. However, the or cumulatively) lead to the coalescence of of the different roles and character of different spatial planning policy context is currently changing settlements. areas and which conserves and enhances the as Adur is in the process of preparing a new Local natural environment. The National Planning Policy The two policies are complementary but have Plan. The Proposed Submission Adur Local Plan7 Framework states that the planning system should specific purposes and separate boundaries. The has been published and the following two emerging contribute to and enhance the natural and local Built-Up Area Boundary defines the boundary policies are relevant: environment by protecting and enhancing valued between the built up areas and countryside; while landscapes (paragraph 109) and, in paragraph 170, • Policy 13: Adur’s Countryside and Coast, the Local Green Gap boundary defines the area of considers that this process should be informed by which addresses the management of land outside undeveloped landscape between settlements that assessments of landscape character and landscape the Built Up Area Boundary (BUAB) and the is required to provide an effective landscape setting sensitivity. enhancement of landscape character; and for those settlements. 2.1.2 Local planning policy context • Policy 14: Local Green Gaps, which seeks The emerging policies within Adur’s Local Plan to retain the separate identities and character of have been developed to balance the need for Adur district has a limited amount of developable new development with the need to maintain land and the remaining areas of undeveloped and enhance local landscape character and the

6 Adur District Local Plan, Adopted 1996 individual identity of Adur’s settlements. Within this context, the issue of coalescence is an 5 7 Proposed Submission Adur Local Plan 2014, Adur National Planning Policy Framework, important consideration in judging the potential Communities and Local Government, March 2012 District Council

Contains Ordnance Survey data © Crown copyright and database right 2014 landscape and visual effects of development that Downs Link footpath is sited within either the Worthing-Sompting Gap LANCING COLLEGE Lancing Ring or the Lancing-Shoreham Gap as the towns of

Worthing, Lancing and Shoreham-by-Sea are Shoreham Gateway already relatively close and the entire remaining development site area of undeveloped land is judged to contribute to the landscape settings of Worthing, Lancing and/or A27

Shoreham-by-Sea. The landscape setting of these SHOREHAM-BY-SEA settlements is an intrinsic part of their character River Adur and there is a risk that such development could Shoreham Airport erode the character and distinctive identity of LANCING Adur’s principal settlements. The alignment of the Built-Up Area and Local Green Gap boundaries are shown on Figure 2. The proposed Shoreham Gateway development site is included within the proposed Lancing-Shoreham Local Green Gap. This drawing also shows public rights of way, open access land, public open spaces, industrial/employment areas and Conservation Areas.

2.2 Landscape character 2.2.1 Local landscape character Detailed information on landscape character at a Figure 2 - Landscape Policy Context

Shoreham Gateway development site boundary Built Up Area (Proposed Submission Adur Local Plan 2014)

8 Urban Fringe Study, Adur District Council (Baker Public right of way Public open space (Adur Open Space, Sport & Recreation Study 2013) Associates and Enderby Associates), December 2006 Lancing Local Green Gap (Proposed Submission Adur Local Plan 2014) Conservation Area 9 Landscape and Ecological Surveys of Key Sites within the Adur District, Sheils Flynn & The Ecology Consultancy, 2012 Open access land South Downs National Park boundary 10 Assessment of landscape sensitivity for the Adur Allocated development (Proposed Submission Adur Local Plan 2014) Local Plan area, 2016, Sheils Flynn 7

local scale is provided in the District’s 2006 Urban Fringe Study8 and in the Adur Landscape and Ecological Surveys report9. The latter provides a comparative analysis of the landscape and visual sensitivity of the Worthing-Sompting and Lancing- Shoreham Gaps, along with a more detailed analysis LSG Area 9 of potential landscape and biodiversity issues and Mill Hill Slopes impacts that could arise as a result of development LSG Area 4 on six sites which were then under consideration Adur Gateway by Adur District Council as potential strategic allocations. The Shoreham Gateway site was not one of these potential allocation sites. It should be noted that the landscape characterisation and LSG Area 2 analysis of landscape sensitivity was covered in Saltworks the Annex to the 2012 Landscape and Ecological LSG Area 3 Surveys report. Shoreham Airport LSG Area 1 The assessment of overall landscape sensitivity for New Monks the Adur Local Plan area has been updated10 to take Farm account of the proposed development allocations, the construction of the Brighton and Hove Albion LSG Area 5 Football Academy (on the eastern edge of Lancing), Lower Adur Marshes LSG Area 6 the planned implementation of the Adur Tidal Walls New Salt’s Farm scheme, the construction of the Adur Ferry Bridge LSG Area 7 at Shoreham and the findings of policy reviews to LSG Area 8 Hasler inform the emerging Local Plan. The development Old Salts Farm Fringe proposals for the Shoreham Gateway site fall within Fringe the Lancing-Shoreham Gap Landscape Character Area 4, which is shown on Figure 3. The key characteristics of the Adur Gateway LCA are set out in Box 1 on page 9. Figure 3 - Local landscape character areas in the Lancing-Shoreham Gap (extract from the Adur landscape sensitivity assessment) 8

Shoreham Gateway site from Steyning Road - the riverside pastures are grazed by horses. The majority of the vegetation that forms the backdrop to views across the site will be removed when the Adur Tidal Walls Scheme is implemented, opening up views to the River Adur and the Downs Link footpath (which will run along the crest of the flood embankment. New planting will mitigate this factor to some extent, but the landscape is likely to be more open, with views across the river corridor. Lancing College Chapel is a landmark on the steep flanks of the Adur valley (left hand side of the view) and elevated section of the A27 forms the backdrop to the site in views to the north (right hand side of the view). 9

2.2.2 Local views and patterns of access Shoreham Harbour, Shoreham, Shoreham Airport BOX 1 The A27 broadly separates the sweeping farmland and the Ricardo Shoreham Technical Centre. Lancing-Shoreham Gap LCA 4: Adur Gateway of the South Downs from the built development to the south, but the visual, cultural and physical links 2.2.3 Distinctive landscape settings of Lancing Relevant key characteristics are: between the Downs and the urban areas on the and Shoreham-by-Sea • Gateway to the South Downs from Shoreham, with coastal plain are important. The Lancing-Shoreham The Adur landscape study update11 describes how views to the rolling chalklands to the north, across Gap forms part of the setting of the SDNP and the the Lancing-Shoreham Gap to the south and along components of the open ‘green’ Lancing-Shoreham the River Adur. Downs form the backdrop to views from residential Gap landscape contribute to the landscape settings • Strategic river crossing point - transport areas throughout Shoreham-by-Sea, Lancing and of both Lancing and Shoreham-by-Sea. This infrastructure is prominent in northward views, but Sompting. The Gothic chapel at Lancing College is report suggests that the landscape setting of the combination of distinctive, strong landscape a striking landmark, marking the flank of the Adur settlements is typically structured by the sequence features at this gateway location (sweeping curves Valley as it cuts through the Downs. of gateway views on the arrival to settlements and of the chalkland topography and the winding river the ‘vital sense of space around a settlement that corridor) ‘contain’ the roads and bridges in local Local residents and visitors can access the Downs views and remain the dominant influence. via a series of public rights of way, many of them enables us to take stock, assess and understand its relationship to its surroundings’. Key factors • Bridges enable stunning gateway views along the historic tracks, which lead from the urban areas of Adur valley in making a judgement about the extent of space Shoreham and Lancing up to the chalk downlands • Riverside path is the popular Downs Link long at Lancing Ring and Mill Hill and link along the required for an effective landscape setting are the distance path and national cycle route connecting Downs between these popular sites. length of publicly accessible views to the edge of a Shoreham Harbour with the SDNP settlement and the character of these views. The Shoreham Gateway site is particularly well • The Church of St Nicolas, Shoreham (a Grade I listed The Shoreham Gateway site forms the foreground connected within the public rights of way network. building) and the Shoreham Tollbridge (Grade II* and an important component of the gateway listed) are local landmarks The Downs Link, a long distance footpath and views from the A27 and A27/A283 junction. It is • The river corridor is partially enclosed by built national cycle route along the Adur Valley, runs a significant part of the sequence of views and development and narrow belts of riverside trees and alongside the site, connecting the urban areas of spaces on the northern edge of Shoreham and, at scrub. The commercial development of the Ricardo Shoreham with the South Downs Way. The Downs Shoreham Technical Centre is the dominant land a gateway strategic scale, is a component of the Link connects with routes along both banks of the use on the west bank of the river and the historic wider landscape setting of Lancing. River Adur, using the Old Shoreham Tollbridge settlement of Old Shoreham, centred on the church (a historic bridge over the River Adur) and the The south part of the site also makes an important of St Nicholas and the historic toll bridge, is a focus for views on the east bank new Adur Ferry Bridge at Shoreham Harbour to contribution to the landscape settings of St Nicolas, • Narrow area of riverside pasture on the east bank cross the river. The path along the west bank of contributes to the landscape setting of the River the River Adur is a public right of way; on the east 11 Adur landscape study update, Local Green Gap and Adur and the Old Shoreham Conservation Area. bank a disused railway line is a national cycleway. Built-Up Area Boundary policy checks for Adur Local Plan, 2015, Together, these popular routes form a circuit linking Sheils Flynn 10

Contains Ordnance Survey data © Crown copyright and database right 2014 Shoreham, a Grade I listed building and the Old Shoreham Tollbridge, a Grade II* listed building. It LANCING COLLEGE is also the foreground to views of the settlement (and Conservation Area) of Old Shoreham from the Shoreham Tollbridge (Viewpoint 14 in the landscape sensitivity assessment). These views are currently partially screened by the hedgerows along the River Adur towpath, but much of this vegetation is likely to be removed when the new Adur Tidal Walls scheme River Adur is implemented, making the site more visible and SHOREHAM-BY-SEA strengthening its role as part of the landscape setting of the River Adur, the settlement of Old Shoreham and Shoreham Airport the listed buildings of St Nicolas and the Shoreham Tollbridge. LANCING 2.3 Landscape value The updated Guidelines for Landscape and Visual Impact Assessment12 emphasise the importance of establishing the value of the potentially affected landscape as part of the landscape baseline. This judgement takes account of the relative value or importance that stakeholders attach to different landscapes and their reasons for valuing them, including planning policy designations, specific conservation interests, cultural associations Figure 4 - Environmental and Cultural Heritage Designations and the quality and condition of the landscape. The starting point is a review of existing policies Shoreham Gateway development site boundary Site of Nature Conservation Interest (county designation) and relevant designations and this is provided on South Downs National Park boundary Scheduled Monument

Site of Special Scientific Interest(national designation) Listed Building 12 Guidelines for Landscape and Visual Impact Local Nature Reserve Conservation Area Assessment, Third Edition, Landscape Institute and Institute of Environmental Management and Assessment, 2013

Figures 2 and 4. Nicolas’ Church (Old Shoreham), Shoreham place, including aesthetic aspects of character. Relevant planning policy designations have been Airport’s Terminal building and the adjacent • vulnerability to change - sensitivity of individual described in Section 2.1.2. In this context they are: Municipal Hangar. elements of the landscape, particularly those that are critical to distinctive landscape • Policies 13 and 14 in the Proposed Submission 2.3.1 Landscape sensitivity character Adur Local Plan, which recognise the With reference to the Topic Paper on techniques for importance of distinctive landscape character judging landscape capacity and sensitivity prepared • landscape quality and condition - the physical within areas of countryside outside the built- by the former Countryside Agency (now Natural state of the landscape and its ‘intactness’. up areas and the value of the remaining open England)13 the Adur Landscape and Ecological It reflects the state of repair of the individual undeveloped land between the south coast Surveys report concluded that judgements about features and elements which make up local settlements in conserving the landscape the overall landscape sensitivity of different landscape character setting of those settlements and preventing landscape character areas should take account of • contribution to landscape setting (of the their coalescence. two aspects: settlements surrounding the Lancing- In addition to the above policy designations, • landscape character sensitivity - the Shoreham and Worthing-Sompting Gaps). relevant environmental, landscape and cultural degree to which the landscape is robust and able to Landscape character sensitivity is classified as designations (shown on Figure 4) are: accommodate change without adverse impacts on ‘medium’ for LSG LCA4 - Adur Gateway. its character; and • the South Downs National Park (SDNP) - Figure 6 illustrates the visual sensitivity of the LCAs designated in recognition of its nationally • visual sensitivity - the general visibility within the Lancing-Shoreham Gap. Judgements important scenic beauty and recreational value; of the landscape and its ability to accommodate about levels of visual sensitivity take account of change without adverse impacts on character. • the Adur Estuary Site of Special Scientific the extent to which each LCA is visible, the relative Interest (SSSI) which is important for its Figure 5 shows the landscape character sensitivity sensitivity of the viewpoints from which it is visible combination of mudflats, saltmarsh, reedbeds of the Lancing-Shoreham Gap (LSG), as assessed and the accessibility of the views to members of and embankments; in the overall landscape sensitivity assessment the public. Like landscape character sensitivity, • Sites of Nature Conservation Importance at undertaken for the Adur Landscape and Ecological visual sensitivity is assessed in accordance with Lancing Ring, the River Adur Valley, Widewater Surveys report. These assessments are based on a a five point score, high, medium-high, medium, Lagoon and Shoreham Beach. balanced judgement which takes account of: medium-low or low. Visual sensitivity is classified as ‘medium-high’ for LSG LCA4 - Adur Gateway. • Local Nature Reserves at Lancing Ring, the • key characteristics - combinations of elements which help give an area its distinct sense of This relatively high visual sensitivity reflects the Widewater Lagoon and Shoreham Beach. visibility of this area from well used public rights of • Scheduled Monument - the World War II dome way and local roads, including recreational routes trainer to the NW of Shoreham Airfield 13 Landscape Character Assessment Series: Topic Paper within the SDNP. • Listed buildings at Old Shoreham Bridge, St Six - Techniques and Criteria for Judging Capacity and Sensitivity, The Countryside Agency and Scottish Natural Heritage, 2005 Figure 7 shows the classification of overall 12

Contains Ordnance Survey data © Crown copyright and database right 2014 Contains Ordnance Survey data © Crown copyright and database right 2014

LCA 9 LCA 9 Mill Hill Slopes Mill Hill Slopes LCA 4 LCA 4 Adur Gateway Adur Gateway

A27 A27

River Adur River Adur

LCA 2- Saltworks SHOREHAM-BY-SEA LCA 2- Saltworks SHOREHAM-BY-SEA

LCA 1- New LCA 3 - Shoreham Airport LCA 1- New LCA 3 - Shoreham Airport Monks Farm Monks Farm

LCA 5 LCA 5 Lower Adur Marshes Lower Adur Marshes LANCING LANCING LCA 6- New Salts Farm LCA 6- New Salts Farm

LCA 8- Old Salts LCA 7- Hasler LCA 8- Old Salts LCA 7- Hasler Farm Fringe Fringe Farm Fringe Fringe

Figure 5 - Lancing-Shoreham Gap - Landscape Character Sensitivity Figure 6 - Lancing-Shoreham Gap - Visual Sensitivity

Shoreham Gateway development site boundary Shoreham Gateway development site boundary

High landscape character sensitivity High visual sensitivity

Medium - high landscape character sensitivity Medium - high visual sensitivity

Medium landscape character sensitivity Medium visual sensitivity

Medium - low landscape character sensitivity Medium - low visual sensitivity

Low landscape character sensitivity Low visual sensitivity

Open access land Open access land

Public Right of Way Public Right of Way

Note: landscape sensitivity classification only shown on land, although the River Adur is part of LCAs 3,4 and 5 13

Contains Ordnance Survey data © Crown copyright and database right 2014 landscape sensitivity for the Lancing-Shoreham Gap, taking account of the combined scores LANCING COLLEGE LCA 9 for landscape character sensitivity and visual Mill Hill Slopes LCA 4 sensitivity. Overall landscape sensitivity for LSG Adur Gateway LCA 4 is classified as ‘medium-high’. The classification refers to the sensitivity of the landscape within the LCA as a whole rather than A27 the specific proposals for development of the River Adur Shoreham Gateway site but, as such, it provides SHOREHAM-BY-SEA an appropriate analysis for a baseline landscape LCA 2- Saltworks assessment. LCA 3 - Shoreham Airport LCA 1- New Monks Farm

LANCING

LCA 5 Lower Adur Marshes LCA 6- New Salts Farm

LCA 8- Old Salts LCA 7- Hasler Farm Fringe Fringe

Figure 7 - Lancing-Shoreham Gap - Overall Landscape Sensitivity

Shoreham Gateway development site boundary High overall landscape sensitivity

Open access land Medium - high overall landscape sensitivity

Public right of way Medium overall landscape sensitivity Medium - low overall landscape sensitivity

Low overall landscape sensitivity Note: landscape sensitivity classification only shown on land, although the River Adur is part of LCAs 3,4 and 5 3 Shoreham Gateway proposed development 14

3.1 Description of proposals Figure 8 shows proposals for the development of 50 two and three storey terraced houses, which are tightly grouped on the south part of the site, close to St Nicolas Church and the Conservation Area. A commercial development, surrounded by parking, is proposed on the northern part of the site, adjacent to the elevated A27 gyratory junction and slip road. The alignment of the planned Adur Tidal Walls flood defence improvement scheme is shown in blue on Figure 8. The new embankment will wrap tightly around the residential component of the development to the south of the site. The majority of the existing hedgerow and scrub vegetation along the River Adur is likely to be removed as part of the construction process for this new flood defence, opening up views to the river corridor. New planting (as part of the Tidal Walls scheme) will help to mitigate this change, but this part of the river corridor is likely to have a more open Extract: Land at Steyning Road, Shoreham-by-Sea Landscape character. The Downs Link promoted long distance and Visual Impact Assessment , July 2015, Allen Scott footpath/cycleway will follow the crest of the new 6 - Proposed Development flood defence embankment, with elevated, direct Figure 8 - Shoreham Gateway development proposal (ECE Architects) views into the site. The proposals are at an outline stage and do not show landscape details, but the landscape and visual assessment suggests that new tree and hedgerow planting will reduce the landscape and visual impact of the buildings. However, space for new planting is extremely limited in the part of the site where 50 residential units are proposed. 15

3.2 Predicted landscape effects • The landscape setting of Shoreham - views to The predicted landscape effects resulting from the the site are part of the sequence of views on proposals for development at Shoreham Gateway Predicting the landscape effects that may result the approaches to Shoreham from the north are set out below. from new development involves identifying the and west. components of the landscape that are likely to be Degradation of the landscape setting of the River affected by the scheme (the ‘landscape receptors’) • Long views northwards to the Downs and to the Adur at the point of transition between the Downs and considering how they will be affected by the new landmark of Lancing College Chapel. and the coastal plain. This is an exceptionally visible development. For the proposed Shoreham Gateway Figure 9 shows how these landscape receptors are and accessible part of the river valley as it is the development, the landscape receptors are: likely to be changed as a result of the proposed point where the valley narrows and cuts through the Downs. As the only undeveloped part of the Adur • The strikingly beautiful landscape of the River development. It uses the analysis of key landscape floodplain within the Lancing-Shoreham Gap, the Adur, which is the principal landscape feature features, landmarks, and views within the Lancing- riverside pastures within the Shoreham Gateway of the Lancing-Shoreham Gap. The Shoreham Shoreham Gap that is set out in the Adur Landscape 14 site contribute to the perceived ‘green river valley Gateway site forms part of the landscape Study Update . This analysis shows the ‘landscape link’ between the Downs and coastal plain. setting of the river. edges’ which structure the way we perceive the As Figure 8 shows, development of this site would • Views along the river corridor and to the Downs landscape in views from the principal gateway result in the river being enclosed by built edges on from the bridges that are a characteristic approaches via road and rail and from publicly both east and west banks. feature of this strategic crossing point accessible footpaths and viewpoints. Although the elevated section of the A27 and the • Sensitive views to and from the SDNP, a The centre of Shoreham Airfield and the slopes of Mill Hill on the northern fringes of Shoreham are A27/A283 gyratory junction are intrusive elements nationally important landscape, designated within this narrow river valley landscape, this for its scenic beauty. The site is part of the highlighted as prominent open spaces because they are visible in these defining views and because they built infrastructure seems to be ‘contained’ by landscape setting of the SDNP at a gateway to the surrounding strong landscape features (the the national park enhance our appreciation of the physical, natural landscape elements that structure this landscape. sweeping curves of the chalkland topography and • The landscape character of the Downs Link, a the winding river corridor). The visual continuity well used promoted route which connects the The broad green ‘river valley link’ arrow shown provided by the river channel and the pastures SDNP to Shoreham and the local network of on Figure 9 reflects the alignment of the valley alongside as the river passes beneath the bridge publicly accessible routes along both sides of landform and indicates the perceived connection structures contributes to the distinctive and the River Adur. between the South Downs and the Lancing- dynamic qualities of this landscape. Shoreham Gap at this strategic river crossing point. • The complex of historic riverside buildings The development of the riverside pastures within within the Old Shoreham Conservation Area, the Shoreham Gateway site would restrict this including the Church of St Nicolas (a grade 1 14 Adur landscape study update, Local Green Gap and important visual link along the river valley, reducing listed building) and the Shoreham Tollbridge (a Built-Up Area Boundary policy checks for the emerging Adur Local the extent to which the river valley floor landscape grade II* listed building). Plan, 2016, Sheils Flynn continues under the bridges and causing the 16

existing transport infrastructure to appear more Contains Ordnance Survey data © Crown copyright and database right 2014 dominant and visually intrusive. Degradation of the landscape setting of the SDNP at one of the gateways to the South Downs landscape which is accessible via the Downs Link and local roads and in views from elevated public Lancing College Chapel rights of way and popular viewpoints eg Lancing College Chapel and Mill Hill.

Development of the Shoreham Gateway site would A27 extend the built development edge of Shoreham northwards to the A27, making the road bridge and gyratory A27/A283 junction the new perceived ‘built edge’ of Shoreham. This would be a harsh, Shoreham Gateway Site inappropriate boundary to the SDNP. Ricardo Shoreham Loss of part of the distinctive landscape setting Technical Centre St Nicolas Church of Shoreham and, in particular, degradation of the landscape setting of the historic riverside complex Shoreham Tollbridge of buildings in Old Shoreham Conservation Area. SHOREHAM-BY-SEA The historic settlement of Old Shoreham, and the Shoreham modern town, has developed on the higher land Airport allocated River Adur to the east of the River Adur. The alignment of development the roads and the pattern of urban development within the town reflects the curve of the contours. It is significant that the origins of the town are adjacent to the Shoreham Tollbridge, emphasising the important connection between settlement and Figure 9 - Shoreham Gateway: Landscape Site Appraisal river. Steyning Road marks the break of slope at Prominent open spaces Existing built edge the foot of the valley slope and the edge between Proposed Shoreham Gateway development Proposed built edge the wetland landscape of the river valley floodplain Existing industrial /employment area - Ricardo’s Existing landscape edge and the settled character of the valley slopes. Allocated employment site Proposed Submission Adur Local Plan 2014) Designated heritage building/structure Development of the Shoreham Gateway site would disrupt this longstanding pattern of development Public right of way Strategic river valley link 17

and would urbanise the sequence of views that openness on the approach to the Downs from the colour the approach to Shoreham from the north, south. removing the existing sense of a transition in The Shoreham Gateway site is at the point of landscape character from the rural river floodplain transition between coastal plain and chalk to urban valley slopes. downland, where views to the Downs begin. The As the photograph (from the A27 bridge) on page 5 new flood defence embankments associated and views from the Shoreham Tollbridge (viewpoint with the Adur Tidal Walls scheme will change 7 on page 25) show, the Shoreham Gateway site is the character of this route as the pathway will be the foreground to views to St Nicolas, Shoreham, a elevated (by 1-1.5m) to run along the crest of the Grade I listed building and the Shoreham Tollbridge, new flood embankment. There will be opportunities a Grade II* listed building. Development of this site for more elevated views directly into the Shoreham would transform the views to this historic group of Gateway site. buildings from the A27, changing the existing rural If developed, the urban character of this site will be setting to an urban landscape in which the historic highly visible, disrupting and degrading the existing church tower would no longer stand out as a local experience of an urban-rural transition along the landmark. Downs Link and reducing the sense of openness Views to Old Shoreham from the Shoreham currently experienced along this part of the river Tollbridge (Viewpoint 7) are currently partially corridor landscape. screened by the hedgerows alongside the River Adur and the Downs Link path, but the majority of this vegetation is likely to be removed when the new Adur Tidal Walls scheme is implemented, making the Shoreham Gateway site more visible and strengthening its role as part of the landscape setting of the River Adur, the settlement of Old Shoreham and the listed buildings of the Church of St Nicolas and the Shoreham Tollbridge. The Downs Link provides an opportunity to walk or cycle along the River Adur, experiencing a gradual change from an urban to a rural landscape as the river winds past Shoreham/Shoreham Airport en route to the Downs. There is an increasing sense of 18

Contains Ordnance Survey data © Crown copyright and database right 2014 Sheils Flynn Google Licence - JCPMB8T1Z8S2M11 3.3 Predicted visual effects Figure 10 illustrates the predicted visibility (the broad zone of visual influence) of the proposed

Shoreham Gateway development. It also identifies MILL HILL seven representative viewpoints which can be used to describe the way views to the new development might be experienced. Only publicly accessible viewpoints are used (ie views from roads, open 5 access land, country parks, passenger trains and/ LANCING RING or public rights of way.

The predicted zone of visual influence extends LANCING COLLEGE 4 along the river valley and southwards across the flat 6 floodplain of Shoreham Airfield to the railway line. To the north there are elevated views from within 2 1 the SDNP from Lancing Ring (viewpoint 6) and Mill 7 A27 SHOREHAM-BY-SEA Hill (viewpoint 5). The zone of visual influence is 3 shown for the worse case scenario, including all River Adur areas from which it could be possible to see the LANCING development. Note that the visibility of the development SHOREHAM AIRPORT may change following implementation of the Environment Agency’s Shoreham Adur Tidal Walls Scheme, which will raise the existing flood defence embankments along the River Adur. There will be opportunities for more elevated views as a footpath Figure 10 - Shoreham Gateway: broad zone of visual influence will be provided along the crest of the new west river embankment. 1 Viewpoint Views from each of these viewpoints are illustrated Shoreham Gateway development site boundary on the following pages (Figures 10a -10d) along with Public right of way South Downs National Park boundary a commentary on the sensitivity of visual receptors and notes on the visual effects predicted as a result Open access land Broad zone of visual influence of the development. 19

Approximate extent of Approximate extent of housing area overall commercial area

Downs Link on raised Approximate extent of embankment commercial building A27 Disused quarry

Viewpoint 1 is from the footpath which runs along the crest of the existing flood defence embankment on the east bank of the River Adur, looking north-east across the Shoreham Gateway site towards Mill Hill and the SDNP. The path runs parallel to the Downs Link.

The viewpoint has a high sensitivity as this is an exceptionally well used and public right of way which links to the SDNP.

Views into the Shoreham Gateway site are partially restricted by the hedgerow and scrub alongside the Downs Link. However, there are views across the pastures to the South Downs. The contrast between the flat river floodplain pastures and the wooded steep valley slopes is clear and the photograph shows how the views along the river valley are not blocked by the A27, but ‘flow’ under and around this elevated section of the road. The majority of the vegetation along the east side of the Downs 1 Link (which currently restricts views into the site) will be removed when the Adur Tidal Walls flood defence improvement scheme is implemented. New planting (as part of the Adur Tidal Walls scheme) will mitigate this change, but this part of the river corridor is likely to have a more open character. The new flood defence embankment will be 1-1.5m higher than at present and the Downs Link will run along the crest of the embankment, enabling long views across the site and along the River Adur valley. The proposed Shoreham Gateway development would transform this view, substituting a rural view to the South Downs with an urban riverside edge. Views from this point would be to back garden walls, with glimpses of the commercial block to the north. Figure 10a - Viewpoint 1 20

Approximate extent of overall commercial area

Mill Hill Nature Reserve Approximate extent of Approximate extent of St Nicolas A27 commercial building housing development Church

Viewpoint 2 is from the footpath on the west bank of the River Adur alongside the Ricardo’s Technical Centre, looking east- wards across the river to the Shoreham Gateway site. This viewpoint has high visual sensitivity as this is a public right of way used as a recreational route between the SDNP and Shoreham.

There is a striking contrast between the meandering river and valley floor wetlands and the steep rolling ridges of the Downs, 2 which form the backdrop to the view. The Mill Hill Nature Reserve and Mill Hill Slopes (LCA 9) are prominent local summits along the eastern side of the valley. The tower of the parish church of St Nicolas is prominent against the skyline to the south of the site (and the right hand side of the view). Construction of the Adur Tidal Walls Scheme will create a more open aspect on the east river bank and the new flood defence embankment would partially screen views to the new housing. However, the upper storeys and roof-lines will be visible above the new flood defence and it is likely that the new buildings would screen views to St Nicolas. The visibility of the proposed commercial development would depend on the extent to which the existing riverside vegetation is removed during construction of the Adur Tidal Walls Scheme. It is likely that there would be partial views to this new building. If visible, this large block could appear dominant in scale.

Figure 10b - Viewpoint 2 21

Ricardo Shoreham Approximate extent Lancing College Chapel Technical Centre Shoreham Tollbridge A27 of development site St Nicolas Church

Viewpoint 3 is from the footpath along the flood embankment on the east bank of the River Adur, looking north along the river to the SDNP and Mill Hill Nature Reserve

The viewpoint has high sensitivity as it is a popular public right of way, accessible from Shoreham and the car park at the Outdoor Activities Centre (just south of the viewpoint) and used as a recreational route along the river. It connects to the Downs Link via the Shoreham Tollbridge (in the centre of the view). Lancing College Chapel is a local landmark on the west slopes of the river valley; the wooded summit of the Mill Hill Nature Reserve and St Nicolas Church are landmarks framing the view on the opposite bank. The existing industrial development of the Ricardo Shoreham Technical Centre flanks the west river bank, but the east bank of the river retains a more rural character. The proposed Shoreham Gateway development would change the character of the riverbank from a rural to a built frontage for the section of the river bank that appears in front of the Mill Hill Nature Reserve in this view. Construction of the Adur Tidal Walls Scheme will create a more open aspect on the east riverbank and the new flood defence embankment would partially screen views to the new housing. However, the upper storeys and roof-lines will be visible above the new flood defence. The 3 visibility of the proposed commercial development would depend on the extent to which the existing riverside vegetation is removed during construction of the Adur Tidal Walls scheme. It is likely that there would be glimpsed views to this new building. Figure 10c - Viewpoint 3 22

Approximate extent of development site

Approximate extent of proposed buildings

St Nicolas Brighton and Hove Shoreham Airport Tower Church Football Academy Ricardo Shoreham Technical Centre

Viewpoint 4 is from the footpath from Shoreham to Mill Hill on the crest of the ridge known as the ‘Mill Hill Slopes in the landscape sensitivity assessment (LCA 9). The view looks south-east across the Lancing-Shoreham Gap towards Shoreham Airport and, in the far distance, to the edge of Lancing 4 The viewpoint has a high sensitivity as it is from a well used and accessible public right of way, used as a recreational route between Shoreham and Mill Hill in the SDNP.

An extensive part of the Lancing-Shoreham Gap is visible in this long view. The curve of the River Adur defines the landform of Mill Hill and the eastern edge of the Adur Valley, which contrasts with the flat, open coastal plain to the west. The Shoreham Gateway site is visible between st Nicolas’ Church and the ramp of the A27 junction on the east bank of the river. The proposed Shoreham Gateway development would be visible above the trees (particularly during winter months) and would partially screen views to the river from this viewpoint. The Ricardo Shoreham Technical Centre is prominent on the west bank of the river in this view and, given the location of the A27 at this narrow river crossing point, the development of the east bank would create an ‘urbanised’ river character at a key gateway to the SDNP.

Figure 10d - Viewpoint 4 23

Approximate extent of commercial area

Brighton and Hove Football Academy

Mill Hill Nature Reserve Shoreham Airport A27 Ricardo Shoreham Technical Centre Sussex Pad Hotel Lancing Lancing College Chapel

Viewpoint 5 is from the car park at the Mill Hill Nature Reserve, looking south-west across the Lancing-Shoreham Gap. It is a high sensitivity view as this is a popular and highly accessible viewpoint within the SDNP. There is a long view across the 5 gap; the buildings of Shoreham Airfield and the Brighton and Hove Football Academy are visible and even the white gables of the Sussex Pad Hotel are visible amidst the trees on the north side of the A27.

There is a clear view into the Shoreham Gateway site from this location, where it is part of a ‘green ribbon’ along the River Adur valley, linking the Lancing-Shoreham Gap with the Downs. This link is broken on the west bank of the river by the commercial development of the Ricardo Shoreham Technical Centre and is compromised by the elevated sections of the A27 and A283 as they cross the floodplain. The riverside pastures of the Shoreham Gateway site are an important last green link. This is also the vehicular gateway to Shoreham from the north. The distinctive sequence of views on the approach to Shoreham focus on the River Adur and the narrow, flat floodplain alongside the river, set against the steep wooded backdrop of the Mill Hill slopes. This sequence of views is clear from Viewpoint 5, which shows the topographic relationship between the river floodplain pastures (the Shoreham Gateway site) and the valley slopes. The proposed Shoreham Gateway development would be clearly visible in the central of this view. The built development would interrupt the ‘green link’ along the River Adur valley, so that this stretch of the River Adur is bordered by built development on both sides. In this view, the built development would extent northwards as far as the A27, which would form an abrupt, inappropriate boundary to the SDNP. Figure 10e - Viewpoint 5

Approximate extent of development site

Approximate extent of proposed buildings

Lancing College Chapel St Nicolas Mill Hill Nature Reserve A27 Church Shoreham Airport Tower

Viewpoint 6 is from the public footpath leading to Lancing Ring, looking east towards the site.

The viewpoint has a high sensitivity as this is a well used footpath within the SDNP, easily accessible from Lancing and with a car park close by.

The view shows the transition from the rolling, open farmland of the chalk dons to the settled coastal plain. Lancing College Chapel, the tower of St Nicolas Church and the Shoreham Airport buildings are clearly visible against the urban backdrop of Shoreham-by-Sea and (in the far distance) Brighton. In this distant view, the east bank of the River Adur is edged by a thin green strip, which broadens out to include the Shoreham 6 Gateway site as the river valley meets the Downs. The parish church of St Nicholas is sited at the point where the river valley floodplain broadens and the building is viewed against the simple, flat green pastures alongside. Development of the Shoreham Gateway site would compromise the landscape setting of the church in this view, creating an urban frontage and disrupting the logical relationship between settlement and floodplain.

Figure 10f - Viewpoint 6 25

Approximate extent of proposed buildings within development site St Nicolas Church

Mill Hill Nature Reserve Downs Link

Viewpoint 7 is from Shoreham Tollbridge, a Grade II* listed building, looking east towards the historic parish church of St Nicolas and the slopes of Mill Hill The viewpoint has a high sensitivity as it is from a listed structure on an exceptionally well used public right of way which connects to the South Downs Way via the Downs Link national trail along the Adur valley.

St Nicolas Church (a Grade I listed building) is the focus of the view. This Anglo Saxon church, the historic Shoreham Tollbridge and the small cluster of buildings nearby are the core of the Old Shoreham Conservation Area. This view, from the tollbridge, would transform the rural character of the landscape setting for this group of historic buildings and of the River Adur at one of the most accessible places along the river corridor. The vegetation along the east side of the Downs Link (which currently restricts views into the site) is likely to be removed when the Adur Tidal Walls flood defence improvement scheme is implemented. New planting (as part of the Adur Tidal Walls scheme) will mitigate this change, but this part of the river corridor is likely to have a more open character. The new flood defence embankment will be 1-1.5m higher than at present, so views into the site from this viewpoint will be partially screened by the new embankment (rather than by vegetation). 7 However, the 50 terraced houses of the proposed Shoreham Gateway development would be visible above the new flood defence embankment, partially screening the surrounding houses and severing the visual connection between St Nicolas, the cluster of historic houses next to the church and the surrounding countryside in views to Old Shoreham from the Tollbridge. This part of the river frontage would be dominated by buildings and the existing clear transition between the landscape of the Figure 10g - Viewpoint 7 river floodplain and the wooded slopes of the chalk downs would be lost. 26

3.4 Predicted effects on the Lancing- natural, functional relationship between river transition between the road junction and the town floodplain and valley slope and degrading the would be changed to a nondescript commercial Shoreham Local Green Gap visual connection along the river valley between the development with a large car park and views to St coastal plain and the Downs. Nicolas and the historic cluster of buildings at the The Adur landscape study update15 describes how Development of the Shoreham Gateway site would centre of Old Shoreham would be disrupted. components of the open ‘green’ Lancing-Shoreham extend the built development edge of Shoreham Gap landscape contribute to the landscape settings northwards to the A27, making the road bridge and of both Lancing and Shoreham-by-Sea. Drawing gyratory A27/A283 junction the new perceived ‘built on the analysis in this report, key elements of the edge’ of Shoreham and reducing the perceived local gap landscape that could be affected by the extent of the Local Green Gap at a point where proposed development at Shoreham Gateway are: it is already tightly ‘squeezed’ by commercial • the riverside pastures within the Shoreham development on the west bank of the river and Gateway site, which contribute to the landscape compromised by the by the elevated sections of setting of the River Adur and the perceived the A27 and A283 as they cross the floodplain. The ‘green river valley link’ between the Downs and riverside pastures of the Shoreham Gateway site coastal plain are an important last green link. • the sequence of gateway views on the approach Degradation of the landscape setting of Shoreham to Shoreham from the north. as experienced in the gateway approach to the The principal predicted effects on the proposed town from the A27/A283 from the north. Lancing-Shoreham Local Green Gap and the The distinctive sequence of views on the approach distinctive setting of Shoreham are set out below: to Shoreham (from the elevated sections of the A27, and the gyratory road junction to the north of the Degradation of the distinctive rural character and site) focus on the River Adur and the narrow, flat landscape setting of the River Adur valley at a floodplain alongside the river, set against the steep strategic, gateway location. wooded backdrop of the Mill Hill slopes. Steyning Road, which runs along the break of slope at the The proposed development would transform the edge of the floodplain, is the approach to Shoreham character of the River Adur valley, disrupting the from the north and the parish church of St Nicolas is a landmark at the gateway to the town. Views across the flat floodplain pastures alongside 15 Adur landscape study update, Local Green Gap and Built-Up Area Boundary policy checks for the emerging Adur Local this road (the Shoreham Gateway site) would be Plan, 2016, Sheils Flynn transformed by the new development. There rural Contains Ordnance Survey data © Crown copyright and database right 2014 Sheils Flynn Google Licence - JCPMB8T1Z8S2M11

Figure 11b - Predicted effects on view from the River Adur

Figure 11a - Predicted effects of development on the proposed Lancing-Shoreham Local Green Gap Figure 11c - Predicted effects on view from Mill Hill

Figure 11a shows that implementation of the proposed Shoreham Gateway development proposal and allocated Shoreham Shoreham Gateway development would extend the built Airport development site (Proposed Submission Adur Local Plan 2014) development edge of Shoreham northwards to the A27, Lancing Local Green Gap (Proposed Submission Adur Local Plan 2014) making the road bridge and gyratory A27/A283 junction the Existing development within the proposed Local Green Gap (Ricardo new perceived ‘built edge’ of Shoreham and reducing the Technical Centre and Shoreham Airport) which is relevant to the perceived extent of the Local Green Gap at a point where it landscape and visual analysis for the proposed Shoreham Gateway is already tightly ‘squeezed’ by commercial development on development the west bank of the river and compromised by the elevated Predicted intrusive effect of the proposed Shoreham Gateway sections of the A27 and A283 as they cross the floodplain. development and the allocated Shoreham Airport site on the proposed Lancing-Shoreham Local Green Gap Figures 11b-c show the degree of visual intrusion on existing views across the proposed Lancing-Shoreham Local Green Predicted cumulative visual effect of Shoreham Gateway and existing/allocated developments in the proposed Lancing- Gap. Shoreham Local Green Gap 4 Mitigation 28

4.1 Scope to mitigate predicted landscape and visual effects

The analysis in sections 2 and 3 suggests that the proposed Shoreham Gateway development would have significant adverse and irreversible landscape and visual effects on the open, green and undeveloped character of the Lancing-Shoreham Gap. There is no scope to mitigate these predicted effects because they would cause the urbanisation of a valued part of the remaining undeveloped green open landscape which is important because it defines: • the landscape setting of the River Adur at the point where the river valley narrows and cuts through the ridge of the South Downs; and • the landscape setting and approach to Shoreham from the north. In addition, this piece of countryside is valued by the very large numbers of people who visit the area to walk and cycle along the River Adur to the South Downs National Park and who enjoy scenic views to river, the South Downs and the historic buildings of Old Shoreham. www.sheilsflynn.com

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