WILLOWFIELD HOMES HOMES LIMITED
LAND SOUTH OF FRENCH GARDENS, RATHAM LANE BOSHAM, WEST SUSSEX
Landscape and Visual Impact Assessment
Project Reference LLD2079-LPL-REP-001
Prepared by: KG / JP
Checked By: JP
Revision 00
Draft Issue Date: 15.02.2021 LANDSCAPE AND VISUAL IMPACT ASSESSMENT - EXECUTIVE SUMMARY
EXECUTIVE SUMMARY A limited Minor adverse effect on localised field pattern and rural For users of Ratham Lane adjacent to the TPO'd woodland along character would result in the short term, awaiting the reinforcement of the western edge of the Site including local cyclists and vehicular i Introduction and Background boundaries from maturing of proposed vegetation in the mid to long users, (represented by Viewpoints No. 04) there would be a locally Lizard Landscape Design and Ecology has been commissioned by term. A Negligible effect is anticipated on both the wider rural setting perceptible change from the introduction of a publicly accessible Willowfield Homes Limited to undertake a Landscape and Visual of Broadbridge and separation with Fishbourne further to the east, (as access path into the woodland. This is considered to result in a Minor Impact Assessment, (LVIA) for French Gardens, Bosham, West highlighted for consideration within the Bosham Parish Character Area beneficial effect on the pleasantness of the glimpsed view for these Sussex, (Grid Reference: SU 81201 05514). 3: Broadbridge – Fishbourne Coastal Plain, (2013) and Chichester receptors. District Sub-area 91: Broadbridge - Fishbourne Coastal Plain, (2019, For users of Ratham Lane adjacent to the tree belt along the western ii Impact Assessment Terra Firma). edge of the Site the removal of trees required for the proposed Landscape Character The contribution of the western boundary treeline along Ratham Lane vehicular access road would be perceptible. However, due to the LLD consider that the irregular form of the partly enclosed Site, to landscape structure and semi-rural character would be substantively obtuse nature of the glimpsed view for fast moving traffic, and the which is otherwise defined by the historic field boundary to the east retained, with limited removal of trees to facilitate the access onto presence of vegetation at close distance beyond, the impact on the and enclosed by the high voltage electricity pylon and wires to the Ratham Lane, resulting in a localised potential Minor adverse effect. pleasantness of the view is not considered to result in more than a north east, is as much in keeping with the enclosed and residential Further to the recommended planting of a reinforcing tree belt inset Minor adverse effect. It is anticipated that this would be reduced to land use and character to the west as the more open fieldscapes within the Site, including drought resilient species, this is considered a mid to long term Negligible effect further to the recommended beyond to the north and east, when taken as a whole. to be reduced to a Negligible to Minor beneficial effect in the mid to reinforcement tree planting along this boundary. long term as the trees matured. Regarding consistency with the main settlement pattern of For local cyclists and pedestrians along the southern end of Public Broadbridge, the presence of residential use to the west of the Site Remaining trees on Site would be avoided, including the maturing Bridleway No. 3595-2, (represented by Viewpoint No. 09) who presents an existing irregularity from the limiting barrier of the West areas of trees (subject to Tree Preservation Order No.11/00110/ have visibility of the western boundary treeline and dispersed trees Coast Railway Line, which substantively maintains built form to the TPO) which would be incorporated into the layout, with access and and scrub along the eastern boundary of the Site, as part of field south. The small scale of built form proposed, combined with the specification for the cycle/pedestrian footpath, defined under the boundary vegetation there is considered to be a perceptible change, social benefit arising from the allotment provision along the northern guidance of an Arboriculturalist to minimise impact. A short term albeit consistent with the present visibility of built form beyond edge, (with access provided through a protected woodland area Negligible effect is anticipated. Proposed planting of trees both within vegetation apparent within this view. The compositional association for the local community) is considered to functionally formalise the Site and along the historic field boundary to the east is considered of the intervening field with tree belt beyond would remain. Whilst an irregular area between existing built form and the power lines, to result in a mid to long term Minor beneficial effect as this the proposed rooflines and built form would remain glimpsed and whilst affording the opportunity to reinforce the vegetated edge of matures into the mid term. compositionally consistent, with the existing presence of built form. The presence of the allotments to the centre of view would be the settlement, taking into account the primary mitigation identified Through reference to the visual amenity assessment, there would be apparent. There is considered to be a short term Minor adverse within Section 6.0. The Scheme is considered to represent a no impact on the special qualities of either the South Downs National effect on the naturalistic character of the elements to the right of view, Negligible effect on settlement pattern with beneficial effects on Park or the Chichester Harbour AONB. local recreational amenity and social value. albeit already compromised by the presence of the electricity pylon. Visual Amenity As proposed planting matured along the eastern edge of the Site, Regarding the very limited contribution from the northern and this would reinforce the naturalistic elements within the view, whilst For receptors along the platform at Bosham Station, and also while eastern edges of the Site to the more open fieldscape to north and filtering visibility of rooflines and built form, with a mid to long term crossing the footbridge (represented by Viewpoints No. 01, 02 and east, which is limited by the irregular shape of the boundary to the Negligible effect anticipated. west and presence of high voltage electricity pylon and lines to the 03, from east to west), who have filtered views of the Site through north east, the formalisation of the settlement edge in this location intervening vegetation, there would be a low magnitude of change would not have a substantive impact. The existing semi-rural edge to views as scrubby native, tree and shrub planting would remain defined by back gardens of properties off Ratham Lane would be adjacent to the platform as part of the proposals. This would result in a more cohesively defined through reinforcement of native vegetation short term Negligible effect on the pleasantness of views, improving about the perimeter. to a mid to long term Minor beneficial effect as planting matured.
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 CONTENTS
1.0 INTRODUCTION...... 6 2.0 PLANNING POLICY CONTEXT...... 8 3.0 METHODOLOGY...... 16 4.0 PUBLISHED LANDSCAPE CHARACTER STUDIES...... 20 5.0 EXISTING CONDITIONS - FIELD SURVEY AND REVIEW...... 30 6.0 LANDSCAPE CONSTRAINTS AND OPPORTUNITIES...... 35 7.0 ASSESSMENT OF IMPACTS...... 36 APPENDIX A - PROPOSED WEST OF CHICHESTER CITY STRATEGIC WILDLIFE CORRIDORS (2018)...... A1 APPENDIX B - CHICHESTER LANDSCAPE CAPACITY STUDY (TERRA FIRMA, 2019) - (EXTRACTS)...... B1 APPENDIX C - CHICHESTER LANDSCAPE GAP ASSESSMENT (TERRA FIRMA, 2019) - (EXTRACTS)...... C1 APPENDIX D - HISTORIC MAPS AND AERIAL PHOTOGRAPHY (EXTRACTS)...... D1 APPENDIX E - VIEWPOINT PHOTOGRAPHS...... E1 APPENDIX F - NO VISIBILITY SCHEDULE...... H1 APPENDIX G - A STUDY [...] (DAVID HARES LANDSCAPE ARCHITECTURE, APRIL 2020) - (EXTRACTS)...... 1 G
FIGURES
FIGURE 1.1. DEVELOPMENT SITE LOCATION...... 4 FIGURE 2.1. PLANNING DESIGNATIONS...... 14 FIGURE 4.1. CHICHESTER HARBOUR AONB LANDSCAPE CHARACTER AREAS (CBA, 2019)...... 21 FIGURE 4.2. CHICHESTER DISTRICT LANDSCAPE SUB-AREAS / CAPACITY (TERRA FIRMA, 2019) ...... 23 FIGURE 4.3. SUSSEX HISTORIC LANDSCAPE CHARACTER TYPES (BANNISTER, 2010)...... 25 FIGURE 5.1. STUDY AREA...... 29 FIGURE 5.2. VIEWPOINTS AND ZONES OF VISUAL INFLUENCE...... 32 FIGURE 6.1. CONSTRAINTS AND OPPORTUNITIES...... 34
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 4
Legend
South Downs National Park, (SDNP).
Chichester Harbour Area of Outstanding Natural Beauty, (AONB).
Development Site Location.
© OPENSTREETMAP CONTRIBUTORS, SRTM | MAP STYLE: © OPENTOPOMAP (CC-BY-SA) N Figure 1.1. Development Site Location NTS 0 1km 2km
Kilometres
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 5
Photograph Ai. View of within the Site looking eastwards across the open grassland.
Photograph Aii. Scrubby vegetation and sparse treeline adjacent to the railway line with the built form of Broadbridge beyond. Photograph B. View from the northeast corner of the TPO tree group looking west towards the boundary tree line adjacent to Ratham Lane.
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 6
1.0 INTRODUCTION 1.7 A high voltage electricity pylon extends along the north eastern Planning Background edge of the Site, (see Photograph Ai) whilst the French Gardens General 1.13 The parcel of land adjoining the north west boundary of the Nursery presents a densely vegetated boundary of native shrubs Site known as: The French Gardens, was not progressed as a 1.1 Lizard Landscape Design and Ecology, (LLD) has been to the north west. Along the far western boundary with Ratham potential development site within the Chichester District Council commissioned by Willowfield Homes Limited to undertake a Lane extends a deciduous treeline with herbaceous understorey, Housing and Economic Land Availability Assessment, (2018) as Landscape and Visual Impact Assessment, (LVIA) for land south (see Photograph B). it was considered to be 'Detached from the settlement boundary of French Gardens, Ratham Lane, Bosham West Sussex, (Grid 1.8 Through reference to Figure 1.1 the Chichester Harbour AONB beyond the railway line'. Reference: SU 81201 05514). is located south of the A259 at a distance of some 270m form the Report Structure 1.2 The LVIA has been undertaken by Joshua Peacock, an Associate Site. The South Downs National Park boundary is located outside Landscape Planner at LLD and a Chartered Landscape Architect of the Study Area some 1.3km to the north. 1.14 Following this introduction, relevant landscape planning policy and with over 19 years professional experience in LVIA, assisted by landscape planning designations are outlined within Section 2.0. The Scheme Kian Gharchedaghi, Landscape Architect. The assessment methodology is defined within Section 3.0. 1.9 The Scheme is understood through reference to Smith Simmons 1.3 The LVIA has informed the layout of the Scheme, through the 1.15 Existing conditions are described in both Section 4.0, which Partners Planing and Architecture - Proposed Site Plan, (see development of a preliminary version of the constraints and presents published evidence, and Section 5.0 which presents the Extract A) to comprise of a residential development of 15 opportunities plan, which defined appropriate parameters for the field survey, with a descriptive identification of the landscape and dwellings including a mix of 1 bed, 2 bed, 3 bed and 4 bed Scheme, defined as primary mitigation within Section 6.0. visual baseline including a historic map regression. Landscape Houses. and visual receptors are defined to enable the assessment to test The Site 1.10 The houses would be set out in a radial pattern around a central the susceptibility of the Site to the proposed Scheme. 1.4 The Site is some 1.7 hectare, (4.2 acres) of agricultural land greenspace to the south eastern part of the site, with the TPO 1.16 Constraints and opportunities, including both primary and located to the east of Ratham Lane, north of the A259. The site tree group providing a buffer between the existing and proposed secondary mitigation and enhancement are identified within is adjacent on its southern boundary to Bosham Railway Station residences. Section 6.0. An assessment of anticipated landscape and visual which serves the West Coast Railway Line between Brighton and 1.11 A cycle and pedestrian path would be located through the strip of effects from the proposed Scheme is undertaken within Section Southampton. trees between existing residences to the south west. The northern 7.0, informed by the primary mitigation and enhancement and 1.5 The wooded area to the south west of Site is subject to Tree area of the Site would be allocated towards communal allotments both informing and taking into account any secondary mitigation Preservation Order - 11/00110/TPO. The tree group provides a to the northeast, with vehicular access gained from Ratham subsequently recommended through this report. An executive buffer between the south east of the Site and several residences Lane through a proposed gap, cleared within the treeline to the summary is provided to the head of this document. that are present adjacent to Ratham Lane, the gardens of which northwest. form an irregular field boundary across the Site. A smaller strip 1.12 The southern and eastern boundary vegetation of the Site would of land containing TPO trees runs east west between the two be reinforced with additional native tree and shrub planting with a southern most and two northern most of these residences new tree and shrub line also planted along the northern boundary. through to Ratham Lane. The Proposal also includes a number of ecological enhancements 1.6 The Southern boundary is formed of a native shrub and dispersed within the Site such as wildflower meadows, natural grassland, log tree line north of the east bound railway line and platform at pile refuges, small and shallow wetland areas and sedum planted Bosham Station, (see Photograph Aii). The eastern boundary green roofs to car ports. comprises a sparse treeline, indicative of a remnant hedgeline. Beyond, agricultural fields extend eastwards and to the north towards Fishbourne and the A27.
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 7
Extract A. Smith Simmons Planning & Architecture - Proposed Site Plan.
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 8
2.0 PLANNING POLICY CONTEXT 2.4 Paragraph 122 identifies that: ‘planning policies and decisions 2.7 Paragraph 130 identifies that: ‘permission should be refused for should support development that makes efficient use of land, development of poor design that fails to take the opportunities General taking into account: … d) the desirability of maintaining an area’s available for improving the character and quality of an area and 2.1 The following relevant policy has been taken into account by the prevailing character and setting (including residential gardens), or the way it functions, taking into account any local design standards assessment: of promoting regeneration and change and; e) the importance of or style guides in plans or supplementary planning documents.’ securing well-designed, attractive and healthy places.’ • National Planning Policy Framework, (February 2019); 2.8 Paragraph 131 identifies that: ‘in determining applications, great • Chichester Local Plan: Key Policies 2014-2029 (July 2015); 2.5 Regarding achieving well-designed places, Paragraph 124 within weight should be given to outstanding or innovative designs which • Chichester Local Plan Review 2016 - 2035, Preferred Chapter 12 identifies that: promote high levels of sustainability, or help raise the standard of Approach (December 2018); design more generally in an area, so long as they fit in with the ‘…the creation of high quality buildings and places is fundamental • Bosham Parish Neighbourhood Plan 2014 - 2029 overall form and layout of their surroundings.’ to what the planning and development process should achieve. (September 2016); Good design is a key aspect of sustainable development, 2.9 With regards conserving and enhancing the natural environment, • Chichester District Council Draft Interim Policy Statement for creates better places in which to live and work and helps make Paragraph 170 within Chapter 15 identifies that: ‘planning policies Housing Development (June 2020). development acceptable to communities....’ and decisions should contribute to and enhance the natural and local environment by: 2.2 The Government’s current planning policies on land use planning 2.6 Paragraph 127 identifies that planning policies and decisions in England are set out in the National Planning Policy Framework, should ensure that developments: a) protecting and enhancing valued landscapes, Sites (NPPF). The Statutory development plan for Chichester District of biodiversity or geological value and soils (in a manner ‘a) will function well and add to the overall quality of the area, not consists of the Chichester District Local Plan, (2015) supported commensurate with their statutory status or identified quality in the just for the short term but over the lifetime of the development; in this location by the Bosham Parish Neighbourhood Plan development plan); 2014 - 2029, (Made by Chichester District Council on the 16 b) are visually attractive as a result of good architecture, layout b) recognising the intrinsic character and beauty of the November 2016). Chichester District are currently consulting on and appropriate and effective landscaping; countryside, and the wider benefits from natural capital and an updated Local Plan to 2035. A preferred approach document c) are sympathetic to local character and history, including the ecosystem services – including the economic and other benefits was consulted upon in December 2018. surrounding built environment and landscape setting, while not of the best and most versatile agricultural land, and of trees and National Planning Policy Framework (February 2019) preventing or discouraging appropriate innovation or change (such woodland; as increased densities); 2.3 Regarding the effective use of land, Paragraph 118 within ...d) minimising impacts on and providing net gains for biodiversity, Chapter 11 identifies that planning policies and decisions should: d) establish or maintain a strong sense of place, using the including by establishing coherent ecological networks that are arrangement of streets, spaces, building types and materials to more resilient to current and future pressures; [...]' ‘a) encourage multiple benefits from both urban and rural land, create attractive, welcoming and distinctive places to live, work including through mixed use schemes and taking opportunities 2.10 Regarding National Parks and AONB’s, Paragraph 172 identifies and visit; to achieve net environmental gains – such as developments that that: would enable new habitat creation or improve public access to e) optimise the potential of the Site to accommodate and sustain ‘great weight should be given to conserving and enhancing the countryside; an appropriate amount and mix of development (including green landscape and scenic beauty in National Parks, the Broads and and other public space) and support local facilities and transport b) recognise that some undeveloped land can perform many Areas of Outstanding Natural Beauty, which have the highest networks and; functions, such as for wildlife, recreation, flood risk mitigation, status of protection in relation to these issues. The conservation cooling/shading, carbon storage or food production;...’ f) create places that are safe, inclusive and accessible and which and enhancement of wildlife and cultural heritage are also promote health and well-being, with a high standard of amenity for important considerations in these areas, and should be given existing and future users; and where crime and disorder, and the great weight ...’ fear of crime, do not undermine the quality of life or community cohesion and resilience.’
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 9
Chichester Local Plan: Key Policies 2014-2029 (July 2015) 4. Where appropriate, the proposals apply sound sustainable 4. Is appropriate to the economic, social and environmental design, good environmental practices, sustainable building well-being of the area or is desirable for the understanding and 2.11 Policy 33 (New Residential Development), highlights that: techniques and technology, including the use of materials that enjoyment of the area (where this is consistent with the primary ‘Planning permission will be granted for new residential reduce the embodied carbon of construction and the use of re- purpose of conserving and enhancing natural beauty); and development and replacement dwellings, where it can be used or recycled materials; 5. The policy aims of the Chichester Harbour AONB Management demonstrated that all the following criteria have been met: 5. Energy consumption will be minimised and the amount of Plan. 1. Proposals meet the highest standards of design;... energy supplied from renewable resources will be maximised Opportunities for remediation and improvement of damaged to meet the remaining requirement, including the use of energy 4. The proposal provides a high quality living environment in landscapes will be taken as they arise.' efficient passive solar design principles where possible; keeping with the character of the surrounding area and its setting 2.14 Policy 45 (Development in the Countryside), identifies that: ‘Within in the landscape; 6. The proposals include measures to adapt to climate change, the countryside, outside Settlement Boundaries, development will such as the provision of green infrastructure, sustainable urban 5. The scheme provides an appropriate density of development. be granted where it requires a countryside location and meets drainage systems, suitable shading of pedestrian routes and open This will be determined by its immediate context, on-Site the essential, small scale, and local need which cannot be met spaces and drought resistant planting/landscaping; constraints, the type of development proposed and the need to within or immediately adjacent to existing settlements. Planning provide an appropriate mix of dwellings; 7. The historic and built environment, open space, and landscape permission will be granted for sustainable development in the character will be protected and enhanced; countryside where it can be demonstrated that all the following 6. The proposal respects and where possible enhances the criteria have been met: character of the surrounding area and Site, its setting in terms of 8. The natural environment and biodiversity will be protected and/ its proportion, form, massing, siting, layout, density, height, size, or where appropriate provision will be made for improvements to 1. The proposal is well related to an existing farmstead or group of scale, neighbouring and public amenity and detailed design; and biodiversity areas and green infrastructure; buildings, or located close to an established settlement;
7.The proposal has taken into account the need to promote public 9. The development is appropriate and sympathetic in terms 2. The proposal is complementary to and does not prejudice any safety and deter crime and disorder through careful layout, design of scale, height, appearance, form, siting and layout and is viable agricultural operations on a farm and other existing viable and the use of Secured by Design principles and standards.’ sensitively designed to maintain the tranquillity and local character uses; and and identity of the area;...’ 2.12 Policy 40 (Sustainable Design and Construction), identifies that: 3. Proposals requiring a countryside setting, for example 2.13 Policy 43 (Chichester Harbour Area of Outstanding Natural agricultural buildings, ensure that their scale, siting, design and ‘For all new dwellings or for new non-domestic buildings, Beauty), identifies that: ‘The impact of individual proposals and materials would have minimal impact on the landscape and rural evidence will be required by the developer to demonstrate that all their cumulative effect on Chichester Harbour AONB and its setting character of the area. of the following criteria have been considered (proportionate to will be carefully assessed. Planning permission will be granted the scale of development): 2.15 Policy 47 (Heritage and Design) identifies that: ‘Planning where it can be demonstrated that all the following criteria have permission will be granted where it can be demonstrated that all 1. How the proposal aims to protect and enhance the been met: the following criteria have been met and supporting guidance environment, both built and natural. Where this is not possible, 1. The natural beauty and locally distinctive features of the AONB followed: how any harm will be mitigated;... are conserved and enhanced; 1. The proposal conserves and enhances the special interest 3. New development complies with Building for Life Standards or 2. Proposals reinforce and respond to, rather than detract from, and settings of designated and non-designated heritage assets equivalent replacement national minimum standards, whichever the distinctive character and special qualities of the AONB; including: - Monuments, sites and areas of archaeological are higher by ensuring it is accessible to all, flexible towards potential or importance; - Listed buildings including buildings or future adaptation in response to changing life needs, easily 3. Either individually or cumulatively, development does not lead to structures forming part of the curtilage of the listed building; [...];. accessible to facilities and services; and takes into account the actual or perceived coalescence of settlements or undermine the need for on-Site waste reduction and recycling; integrity or predominantly open and undeveloped, rural character of the AONB and its setting; and
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 10
2. Development respects distinctive local character and 3. The proposal has incorporated features that enhance 5. Where appropriate, the proposals incorporate either sensitively contributes to creating places of a high architectural biodiversity as part of good design and sustainable development; improvements to existing trees, woodland, landscape features and and built quality; hedges or the restoration, enhancement or creation of additional 4. The proposal protects, manages and enhances the District’s provision/areas; 3. Development respects existing designed or natural network of ecology, biodiversity and geological Sites, including landscapes; and the international, national and local designated Sites (statutory 6. Where appropriate, the proposals create new green and non-statutory), priority habitats, wildlife corridors and stepping infrastructure either through on Site provision or financial 4. The individual identity of settlements is maintained, and the stones that connect them; contributions. Where on-Site provision is not possible financial integrity of predominantly open and undeveloped character of contributions will be required and be negotiated on a Site by Site the area, including the openness of the views in and around 5. Any individual or cumulative adverse impacts on Sites are basis; and Chichester and Pagham Harbours, towards the city, the avoided; Cathedral, local landmarks and the South Downs National Park, 7. The proposals do not lead to the dissection of the linear 6. The benefits of development outweigh any adverse impact on is not undermined.' network of cycleways, public rights of way, bridleways and the biodiversity on the Site. Exceptions will only be made where no ecological corridors such as ancient woodlands, hedgerows, 2.16 Policy 48 (Natural Environment), identifies that: ‘Planning reasonable alternatives are available; and planning conditions and/ ditches and water environments.’ permission will be granted where it can be demonstrated that all or planning obligations may be imposed to mitigate or compensate the following criteria have been met: for the harmful effects of the development.’ Chichester Local Plan Review 2016 - 2035, Preferred Approach (December 2018) 1. There is no adverse impact on: - The openness of the views in 2.18 Policy 52 (Green Infrastructure), identifies that: and around the coast, designated environmental areas and the 2.19 Draft Strategic Policy S20: Design, identifies that: ‘Development will be expected to contribute towards the provision setting of the South Downs National Park; and - The tranquil and of additional green infrastructure and protect and enhance existing ‘All proposals for new development will be required to be of high rural character of the area; green infrastructure. quality design that: 2. Development recognises distinctive local landscape character Planning permission will be granted where it can be demonstrated 1. responds positively to the site and its surroundings, cultural and sensitively contributes to its setting and quality; that all the following criteria have been met: diversity and history, conserves and enhances historic character 3. Proposals respect and enhance the landscape character of the and reinforces local identity or establishes a distinct identity whilst 1. The proposals maintain and where appropriate contribute to surrounding area and Site, and public amenity through detailed not preventing innovative responses to context; the network of green infrastructure i.e. public and private playing design; fields, recreational open spaces, parklands, allotments and water 2. creates a distinctive sense of place through high quality 4. Development of poorer quality agricultural land has been fully environments; townscape and landscaping that physically and visually integrates considered in preference to best and most versatile land; and with its surroundings; 2. The proposals contribute to improving the health and well-being 5. The individual identity of settlements, actual or perceived, of the local and wider community; 3. provides a clear and permeable structure of streets, routes and is maintained and the integrity of predominantly open and spaces that are legible and easy to navigate through because of 3. Where appropriate, the proposals incorporate either undeveloped land between settlements is not undermined.’ the use of street typology, views, landmarks, public art and focal improvements to existing green infrastructure or the restoration, points; 2.17 Policy 49 (Biodiversity), highlights that: ‘Planning permission will enhancement or creation of additional provision/areas; be granted for development where it can be demonstrated that all 4. is well connected to provide safe and convenient ease 4. Where appropriate, the proposals incorporate either the following criteria have been met: of movement by all users, prioritising pedestrian and cycle improvements to existing ecology and biodiversity or the movements both within the scheme and neighbouring areas and 1. The biodiversity value of the Site is safeguarded; restoration, enhancement or creation of additional habitat and ensuring that the needs of vehicular traffic does not dominate habitat networks; 2. Demonstrable harm to habitats or species which are protected at the expense of other modes of transport, or undermine the or which are of importance to biodiversity is avoided or mitigated; resulting quality of places;
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 11
5. incorporates and/or links to high quality Green Infrastructure 2.21 Draft Strategic Policy S26: Natural Environment, identifies that: 2.24 Draft Strategic Policy S32: Design Strategies for Strategic and and landscaping to enhance biodiversity and meet recreational Major Development Sites, identifies that: ‘The Council will continue to work with partner authorities and needs, including public rights of way; organisations to protect and enhance the natural environment of the ‘Proposals for housing allocations and major development sites 6. is built to last, functions well and is flexible to changing Plan Area. In relation to development proposals this will include: must be accompanied by a site-wide design strategy that includes requirements of occupants and other circumstances; the following: 1. A Masterplan which should: • Ensuring that distinctive local landscape character and sensitivity is 7. addresses the needs of all in society by incorporating mixed protected in accordance with Policy DM28; a. identify the vision for the development, setting out a clear uses and facilities as appropriate with good access to public description of the type of place that could be created whilst building transport and a wide range of house types and tenures; • Ensuring there is no adverse impact on the openness of views in on the overall aims for the plan area; and around the coast, designated environmental areas and the 8. is visually attractive and respects and where possible setting of the South Downs National Park. See Policies DM19, b. demonstrate a coherent and robust framework for development enhances the character of the surrounding area in terms of its DM20 and DM28; that clearly sets out: land uses proposed including amount, scale scale, height, density, layout, massing, type, details, materials, and density, movement and access arrangements and Green • Protecting the biodiversity value of the site and its environment in Infrastructure provision; 9. provides a high standard of amenity for existing and future accordance with Policy DM29; and neighbours, occupiers and users of the development; c. show how the design requirements of the scheme work within • Considering the quality of the agricultural land, with the development the vision and demonstrate how the vision will be achieved; 10. creates safe communities and reduces the likelihood and fear of poorer quality agricultural land being preferred to the best and of crime; d. integrate with the surrounding built, historic and natural most versatile land.' environments, in particular maximising existing and potential 11. secures a high quality public realm with well managed and movement connections and accessibility to encourage walking, maintained public areas that are overlooked to promote greater 2.22 Draft Strategic Policy S29: Green Infrastructure, identifies that: cycling and use of public transport; community safety, with clearly defined private spaces; ‘The Council will seek to ensure development should reinforce and e. provide community facilities and other amenities to meet the 12. ensures a sufficient level of well-integrated car and bicycle enhance the role of green infrastructure. In accordance with Policy needs of all the community, including access to education and parking and external storage; DM32 the Council will seek to secure the long term sustainable growth of the plan area and beyond through partnership working.' training facilities, health care, community leisure and recreation 13. is sustainable and resilient to climate change by taking into facilities as appropriate; account landform, layout, building orientation, massing and 2.23 Draft Strategic Policy S30: Strategic Wildlife Corridors, identifies f. define a hierarchy of routes and the integration of suitable landscaping to minimise energy consumption and mitigate water that: infrastructure, including, for example, SuDS within the public realm; run-off and flood risks.' ‘Development proposals within, or in close proximity to, strategic g. contain a Green Infrastructure framework to ensure that public 2.20 Draft Strategic Policy S24: Countryside, identifies that: wildlife corridors will be granted where it can be demonstrated that: and private open space standards are met, relate well to each ‘Outside settlement boundaries as defined on the policies map, 1. There are no sequentially preferable sites available outside the other and to existing areas and that the new spaces are safe, development will be permitted in the countryside provided that: wildlife corridor; convenient, accessible and functional, and;
1. It conserves and, where possible, enhances the key features 2. The development will not have an adverse impact on the integrity h. contain an indicative layout which illustrates a legible urban and qualities of the rural and landscape character of the and function of the wildlife corridor; and structure based on strategic urban design principles and identifies countryside setting; 3. Development located in close proximity to strategic wildlife key elements of townscape such as main frontages, edges, landmark buildings and key building groups and character areas. 2. It is of an appropriate scale, siting and design that is unlikely to corridors protects and enhances its features and habitats. cause unacceptable harm to the appearance of the countryside; Minor development within the strategic wildlife corridor will be 2. An accompanying Design and Access Statement, [...].' and [...]' acceptable where it does not undermine the connectivity and ecological value of the corridor.'
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2.25 Draft Development Management Policy DM16: Sustainable 5. The development is consistent with the policy aims of the 2.29 Policy 5: Conservation of the Historic Environment, states that: Design and Construction, identifies that: Chichester Harbour AONB Management Plan and Joint Chichester '(A) Any new development must recognise, respect, conserve Harbour AONB SPD. ‘For all new dwellings, evidence will be required by the developer or enhance and seek to better reveal the local distinctiveness to demonstrate that the following criteria have been achieved: Opportunities for remediation and landscape improvements to and character of the historic environment and its designated and address existing harm will be taken as they arise.' non-designated heritage assets and the setting of those assets [...] 5. How the proposal aims to protect and enhance the including: environment, both built and natural. Where this is not possible, 2.27 Draft Development Management Policy DM28: Natural how any harm will be mitigated; Environment, identifies that: [...] (v) historic and cultural landscapes including streams and ancient woodland'. [...] 8. The proposals include measures to adapt to climate ‘The impact of proposals will be carefully assessed to ensure the change, such as the provision of green infrastructure, sustainable protection, conservation and enhancement of the landscape of 2.30 Policy 6: Landscape and the Environment, states that urban drainage systems, suitable shading of pedestrian routes the Plan area. Planning permission will be granted where it can be ‘All development proposals must demonstrate that: and open spaces, a mixture of drought and rain tolerant native demonstrated that all the following criteria have been addressed: planting and the incorporation of green roofs; (i) the natural beauty and locally distinctive features of the AONB 1. There is no adverse impact on: The openness of the views in are conserved and enhanced and that development reinforces 9. The natural environment and biodiversity will be protected and/ and around the coast, designated environmental areas and the and responds to, rather than detracts from, the distinctive or where appropriate provision will be made for improvements to setting of the South Downs National Park; and The tranquil and character and special qualities of the AONB; biodiversity areas and green infrastructure; [...]' rural character of the area; (ii) the integrity of the predominantly open and undeveloped rural 2.26 Draft Development Management Policy DM19: Chichester 2. Development recognises distinctive local landscape character character of the AONB and the wider Parish is not undermined Harbour Area of Outstanding Natural Beauty, identifies that: and sensitively contributes to its setting and quality; either individually or cumulatively; ‘The impact of individual proposals and their cumulative effect 3. Proposals respect and enhance the landscape character of the [...](iv) there is no adverse impact on the openness of the views on Chichester Harbour AONB and its setting will be carefully surrounding area and site, and public amenity through detailed throughout the Parish, particularly those in and around the assessed. Planning permission will be granted where it can be design; harbour, as identified on Map 4 or towards Chichester or the demonstrated that: 4. Development of poorer quality agricultural land has been fully South Downs; 1. The natural beauty and locally distinctive features of the AONB considered in preference to best and most versatile land; and (v) that the tranquil and rural character of the area is not are conserved and enhanced; 5. The individual identity of settlements, actual or perceived, undermined; 2. Proposals reinforce and respond to, rather than detract from, is maintained and the integrity of predominantly open and (vi) the development respects and enhances the landscape the distinctive character and special qualities of the AONB as undeveloped land between settlements is not undermined.' character of the surrounding area; and, defined in the Chichester Harbour AONB Management Plan; Bosham Parish Neighbourhood Plan 2014 - 2029 (September (vii) prior to the development of any agricultural land, lower grade, 3. Either individually or cumulatively, development does not lead 2016) poorer quality agricultural land has been fully considered first in to actual or perceived coalescence of settlements or undermine 2.28 Policy 2: Criteria for Housing Development' states that: 'Housing preference to the best and most versatile agricultural land'. the integrity or predominantly open and undeveloped, rural development must: [...] (iii) use locally common materials wherever character of the AONB and its setting; possible [...] 4. The development is appropriate to the economic, social and (iv) be designed within a layout that observes high standards of environmental well-being of the area or is desirable for the spatial design including green spaces and gardens which make understanding and enjoyment of the area and and maintain provision for locally naturalised flora, fauna and wildlife; [...]'
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Chichester District Council Draft Interim Policy Statement for 5. Proposals should demonstrate consideration of the impact 11. Development must be located, designed and laid out to ensure Housing Development (June 2020) of development on the surrounding townscape and landscape that it is safe, that the risk from flooding is minimised whilst not character, including the South Downs National Park and the increasing the risk of flooding elsewhere, and that residual risks 2.31 The Interim Policy Statement provides interim guidance to Chichester Harbour AONB and their settings. Development should are safely managed. [...]; assist in the determination of planning applications for housing be designed to protect long-distance views and intervisibility development, in advance of the adoption of a new Local Plan. 12. Where appropriate, development proposals shall demonstrate between the South Downs National Park and the Chichester The statement identifies that: '[...] the Council will seek to ensure how they achieve nitrate neutrality in accordance with Natural Harbour AONB. [...]; that planning applications for good quality housing developments England’s latest guidance on achieving nutrient neutrality for new of an appropriate scale and in accessible locations are 6. Development proposals in or adjacent to areas identified as housing development. [...]' supported.' potential Strategic Wildlife Corridors as identified in the Strategic Wildlife Corridors Background Paper should demonstrate that they 2.32 A range of criteria are provided which set out what the Council will not affect the potential or value of the wildlife corridor. [...]; considers to be good quality development in the Chichester Local Plan area, through reference to adopted and emerging Local Plan 7. Development proposals should set out how necessary policy and evidence as follows: infrastructure will be secured, including, for example: wastewater conveyance and treatment, affordable housing, open space, and '1. The site boundary in whole or in part is contiguous with an highways improvements. [...]; identified settlement boundary (i.e. at least one boundary must adjoin the settlement boundary or be immediately adjacent to it) 8. Development proposals shall not compromise on environmental [...]; quality and should demonstrate high standards of construction in accordance with the Council’s declaration of a Climate Change 2. The scale of development proposed is appropriate having Emergency. [...]; regard to the settlement’s location in the settlement hierarchy. [...]; 9. Development proposals shall be of high quality design that 3. The impact of development on the edge of settlements, or in respects and enhances the existing character of settlements and areas identified as the locations for potential landscape gaps, contributes to creating places of high architectural and built quality. individually or cumulatively does not result in the actual or Proposals should conserve and enhance the special interest and perceived coalescence of settlements, as demonstrated through settings of designated and non-designated heritage assets, as the submission of a Landscape and Visual Impact Assessment. demonstrated through the submission of a Design and Access [...]; Statement. [...]; 4. Development proposals make best and most efficient use of 10. Development should be sustainably located in accessibility the land, whilst respecting the character and appearance of the terms, and include vehicular, pedestrian and cycle links to the settlement. The Council will encourage planned higher densities adjoining settlement and networks and, where appropriate, provide in sustainable locations where appropriate (for example, in opportunities for new and upgraded linkages. [...]; Chichester City and the Settlement Hubs). Arbitrarily low density or piecemeal development such as the artificial sub-division of larger land parcels will not be encouraged. [...];
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Legend
Development Site Boundary.
Area of Outstanding Natural Beauty, (AONB).
Listed Building.
Ancient Woodland.
Site of Special Scientific Interest, (SSSI) / Natura Sites. .
Deciduous Woodland UK Priority Habitat
The South Downs National Park boundary is located outside of the Study Area some 2-3km to the north east, (see Figure 1.1).
GIS DATASET: DATA COPYRIGHT © HISTORIC ENGLAND 2018. © NATURAL ENGLAND 2018. N Figure 2.1. Planning Designations © OPENSTREETMAP CONTRIBUTORS, SRTM | MAP STYLE: © OPENTOPOMAP (CC-BY-SA) SCALE: 1:10,000 AT A3.
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Landscape Planning Designations • The open water of the central area of the Harbour; 2.43 The Chichester Harbour SSSI is located outside of the south west • The overall sense of wilderness within the seascape; of the Study Area. The citation for the SSSI identifies interest 2.33 The following landscape planning designations includes both those • The particularly strong historic environment and heritage features of: ‘...wintering wildfowl and waders and also breeding within the Study Area and those without. Those described are assets; birds both within the Harbour and in the surrounding permanent shown on Figures 1.1. Tree Preservation Orders are shown on • The picturesque harbourside settlements; pasture fields and woodlands..’ Figure 6.1. • The wealth of flora and fauna, and notably the vast flocks Protected Habitats National Park and Area of Outstanding Natural Beauty of wading birds add to the richness and diversity of the landscape; 2.44 Ancient Woodland and UK Priority Habitats including Deciduous 2.34 National Parks alongside Areas of Outstanding National Beauty, • The unspoilt character and unobtrusive beauty; Woodland are recognised as a material consideration in the (AONB) have the highest status of protection in relation to • The very special sense of peace and tranquillity, largely planning process by the National Planning Policy Framework, but landscape and scenic beauty, designated under the National Parks engendered by the gentle way the AONB is used and do not have statutory protection. and Access to the Countryside Act 1949, as amended within the closeness to nature that is experienced.' Environment Act 1995. 2.45 The northern edge of the Study Area includes patches of Ancient Woodland. There are dispersed smaller patches of woodland 2.35 Through reference to Figure 1.1, the Chichester Harbour AONB Listed Buildings identified within Natural England’s Priority Habitats Inventory as is located to the south of the A259 and across the southern part 2.38 Listed Buildings have statutory protection under the Planning comprising Deciduous Woodland UK Priority Habitat some 700m of the Study Area. The South Downs National Park boundary is (Listed Buildings and Conservation Areas) Act 1990, (as to east and west of the Site. located outside of the Study Area some 1.3km to the north. amended). Strategic Wildlife Corridors 2.36 The statutory purposes and duty of the South Downs National 2.39 There are a cluster of (Grade II Listed) buildings some 125m to the Park are described within the The South Downs Partnership 2.46 The Strategic Wildlife Corridors (Background Paper) (December south west of the Site within the centre of Broadbridge, and more Management Plan, (December 2013) as follows: 2018) aims to identify proposed strategic corridors of existing dispersed (Grade II Listed) buildings to the northern edge of the wildlife value that run north-south connecting the South Downs • ‘Purpose 1: To conserve and enhance the natural beauty, Study Area some 1km to the north. National Park to Chichester and Pagham Harbours. The wider aim wildlife and cultural heritage of the area; Tree Preservation Orders is described as: ‘to direct development to areas outside of these • Purpose 2: To promote opportunities for the understanding and corridors over the long term, leaving these designated Sites as 2.40 Tree Preservation Orders are made under the Town and Country enjoyment of the special qualities of the National Park by the wildlife oases’. Planning Act 1990 and the Town and Country Planning (Tree public; Preservation) (England) Regulations 2012 by a local planning 2.47 The proposed Broadbridge to East Ashling Strategic Wildlife • Duty: To seek to foster the social and economic wellbeing of authority to protect trees which bring significant amenity benefit to Corridor is described as follows: ‘The southern end of the the local communities within the National Park in pursuit of our the local area. proposed corridor starts at the Chichester Harbour SPA, purposes.’ connecting to Fishbourne Meadows LWS, with connections 2.41 Through reference to Figure 6.1, An area of trees within the south through the fields north of Fishbourne Meadows, where bat 2.37 The Chichester Harbour AONB Management Plan 2019-2024 west of the Site, (A1) is subject to a Tree Preservation Order network, water vole network and barn owl habitat overlap.' (2019) Statement of Significance describes the ten special qualities No.11/00110/TPO. associated with Chichester Harbour AONB as follows: 2.48 The indicative proposed location of the corridor can be seen Ecological Designations through reference to the Proposed West of Chichester City • ‘The unique blend of land and sea – especially the combination 2.42 Sites of Special Scientific Interest (SSSI) are notified under the Strategic Wildlife Corridors Figure, dated 06/11/2018, provided of expanses of open waters, narrow inlets and intimate creeks; Wildlife and Countryside Act 1981, as an area of land which is ‘of within Appendix A. • The frequently wooded shoreline; special interest by reason of any of its flora, fauna, or geological or • The flatness of the landform, unusual among AONBs, physiographical features’. accentuates the significance of sea and tide and of distant landmarks across land and water;
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3.0 METHODOLOGY The Study Area Visual Amenity
General 3.3 The extent of the Wider Study Area is defined by the Scheme's 3.10 Viewpoints are selected to represent a range of potential visual Zone of Theoretical Visibility (ZTV). The ZTV defines the potential effects which may occur from the proposed development and 3.1 This assessment has been prepared with reference to the visibility of the Scheme based on landform, determined during the demonstrate long, medium and short distance views. Short following guidance: desktop survey and analysis from reference to Ordnance Survey distance views are categorised based on the viewpoint being • An approach to landscape sensitivity assessment – to inform mapping and Google Earth Viewshed output. The ZTV is primarily within 250m of the Site, mid-distance, (250m-1km) or long- spatial planning and land management. (Natural England, used to identify viewpoints or areas to be visited during the field distance views, (beyond 1km). June 2019); survey. 3.11 Viewpoints are identified as either representative, illustrative or • Landscape Character Assessment - Guidance for England 3.4 Through reference to the field survey and review of resulting specific. Representative viewpoints are selected to best represent and Scotland (Scottish Natural Heritage and The Countryside photographs a Zone of Visual Influence (ZVI) is identified, which the nature of a view and where the effects are unlikely to differ Agency, 2002); An Approach to Landscape Character identifies the extent of land that is visually connected with the across an area. Illustrative viewpoints are otherwise used to Assessment, (Natural England, 2014); Site, viewed from the public realm, taking into account landform, demonstrate an effect restricted to that particular location. Where vegetation, built structure and distance. a viewpoint is particularly noteworthy and sometimes promoted, • Guidelines for Landscape and Visual Impact Assessment, 3.5 Viewpoints not considered to comprise any visibility towards associated with a designated landscape or feature, then this may Third Edition, published by the Institute of Environmental the Site are scheduled within Appendix E, without any further be identified as a specific viewpoint. Management and Assessment and the Landscape Institute, assessment of impact. 2013 (GLVIA3); 3.12 The photographs have been taken using a Canon EOS 650D 3.6 The Study Area is subsequently defined to enable a proportionate Digital SLR Camera with an 18-55m lens, which was manually • Visual representation of development proposals, Technical evaluation of likely effects on landscape and views. set to the 35mm film camera equivalent focal length of 50mm, Guidance Note 06/19, published by the Landscape Institute, (approximately 31mm at 1.6x conversion) at each shot. 17 September 2019. Field Survey 3.13 The viewpoint images, (See Appendix E) have been taken at 3.7 The field survey work was carried out in clear weather conditions 3.2 In accordance with GLVIA3, the following distinct but inter-related approximately 1.7m above ground for consistency and in order on the 26th November 2020, when vegetation was substantively assessments are undertaken: to replicate the view an average sized person would experience out of leaf. • Assessment of landscape character effects – assessing in that location. The date, time, weather, lighting conditions and effects of the proposal on landscape as a resource through: Landscape Character direction of view has been recorded including the approximate ground level and Ordnance Survey grid coordinates. ‘changes to physical areas/features of the landscape and/or 3.8 Existing landscape character assessments are reviewed to inform the aesthetic, perceptual and experiential characteristics that the baseline in advance of the field survey work. This informs the 3.14 A series of single shot photographs have been composed to form make different landscapes distinctive...; description of landscape character across the study area, which panoramic photographs using the cylindrical projection function through reference to landscape planning designations provides the • Assessment of visual amenity effects – assessing effects of in Adobe Photoshop. The images are marginally cropped to baseline of qualitative and quantitative information against which the proposal on views available to people and their general remove white space from the surrounding edges, to enable the the potential landscape effects of the Scheme can be predicted. visual amenity through: ‘changes in the context and character composition of the visual components to be clearly presented. of views as a result of the change or loss of existing elements 3.9 Within this Study the term ‘landscape’ is synonymous with its 3.15 The viewpoint photographs are presented to be viewed upon an of the landscape and/or the introduction of new elements’. definition within the European Landscape Convention as: ‘An area, A3 size of paper (420 x 297mm), held at arms length. Based upon as perceived by people, whose character is the result of the action variables introduced from differing arm length of between 300mm and interaction of natural and/or human factors’. The Convention - 500mm, the resulting relative scale of visual components are is very wide in scope and covers: ‘natural, rural, urban and peri- presented to approximate with the extent of that visible to a viewer urban areas, which include land, inland water and marine areas.’ within the landscape.
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Assessment Criteria Table 3 – Susceptibility Criteria • Representativeness: Whether the landscape contains a Susceptibility Criteria particular character and / or features or elements which are General High Area and/or features/or views considered resilient to considered particularly important examples; 3.16 The framework shown in Table 1 is used as a guide to inform the relatively small changes. • Conservation interests: The presence of features of wildlife; identification of adverse or beneficial effect thresholds from the Medium Area and/or features/or views considered reasonably earth science; archaeological; historical or cultural interest tolerant of change. differing combinations of levels of landscape and visual receptor can add to the value of the landscape as well as having value Low Area and/or features/or views considered potentially in their own right; sensitivity and magnitude of change: tolerant of substantial change. • Recreation value: Evidence that the landscape is valued Table 1 – Effect Thresholds Framework Landscape Impact Assessment for recreational activity where experience of the landscape is Magnitude Sensitivity (Nature of receptor) important; High Medium Low Nature of Landscape Receptors (Sensitivity) • Perceptual aspects: A landscape may be valued for its High Significant Major Moderate 3.19 Within The Guidelines for Landscape and Visual Impact perceptual qualities, notably wildness and / or tranquillity; Medium Major Moderate Minor Assessment (GLVIA3) Sensitivity is defined as: ‘A term applied • Associations: Some landscapes are associated with Low Moderate Minor Negligible to specific receptors, combining judgements of the susceptibility particular people, such as artists or writers.' 3.17 Note: Table 1 is only a framework to aid consistency of reporting of the receptor to the specific type of change or development and provide an initial indication of the likely effect from a proposed and the value related to that receptor’, (p158). It is 3.22 Regarding susceptibility of landscape receptors, GLVIA3 identifies consideration of the nature of the receptor and the magnitude recommended within GLVIA3, that the 'nature of receptor' should that: 'Since landscape effects in LVIA are particular to both the of change, undertaken as part of the assessment of effects. be used as shorthand in place of the term 'sensitivity', (p37). specific landscape in question and the specific nature of the proposed development, the assessment of susceptibility must Note that the respective effects represent levels on a continuum 3.20 Landscape components against which the susceptibility of the be tailored to the project. It should not be recorded as part of or continuous graduation, requiring application of professional landscape to the proposed development might be appraised the landscape baseline but should be considered as part of the opinion to lead on the assessment of effect. are identified by LLD through reference to planning policy, assessment of effects.' (p89). Susceptibility is defined as: ‘The designations, and landscape characterisation, including 3.18 The following Tables 2 and 3 are used to respectively inform ability of a defined landscape or visual receptor to accommodate aspects such as scenic quality and tranquillity amongst other consideration of value, and susceptibility: the specific proposed development without undue negative considerations, as relevant. consequences’, (GLVIA, p158). Table 2 – Value Criteria 3.21 Reference is made to Box 5.1, (p84, GLVIA3) which provides Value Criteria 3.23 This definition is understood by LLD to comprise a consideration a range of factors that can assist in the identification of valued High Area and/or features/or views with distinctive of the resilience, (or capacity) of the landscape component / area characteristics, in good condition with no potential for landscapes as follows: to the proposed change, taking into account the reversibility of substitution. Strong sense of cohesion with no or few detracting features. These are likely to be, but not • ‘Landscape quality (condition): A measure of the physical the change, or whether the receptor could be easily recreated or necessarily, within a National Park or Area of Outstanding state of the landscape. It may include the extent to which substituted elsewhere. It would follow that the Sensitivity of the Natural Beauty. typical character is represented in individual areas, the landscape receptor is Low, (low susceptibility / high resilience) Medium Area and/or features/or views with distinctive characteristics or association, in good condition, with intactness of the landscape and the condition of individual if undue negative consequences were not likely. The opposite limited potential for substitution. Sense of cohesion elements; being that Sensitivity would be High if negative consequences with few detracting features. These may be locally • Scenic quality: The term used to describe landscapes that were likely (high susceptibility / low resilience to the Scenario / designated or recognised within district level landscape characterisation. appeal primarily to the senses (primarily but not wholly the Scheme). Low Area and/or features/or views with typical characteristics, visual senses); in good to moderate condition, with limited potential for • Rarity: The presence of rare elements or features in the substitution. landscape or the presence of a rare Landscape Character Very Low Area and/or features/or views in fair to poor condition which have undergone change to the extent that they no Type; longer have a distinctive local character or have become degraded.
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3.24 The allocation of sensitivity is subsequently defined through Magnitude of Landscape Impact Landscape Effect reference to Table 4 in a progressive way through a process 3.25 Impacts are defined through considering the magnitude of change 3.29 Effects are defined as the consequences of impacts taking into of firming up the value of the landscape receptors identified, anticipated, taking into account size and scale, geographic extent, account the nature of the landscape receptor and magnitude of and balancing a consideration of the susceptibility of these duration and reversibility. change. components to the specific proposals through retrospective consideration from a point where the magnitude of impact can be 3.26 The criteria in Table 5 are used to identify magnitude of landscape 3.30 The criteria in Table 6 are used to define the nature of the anticipated. change: landscape effect:
Table 4 - Landscape Sensitivity Criteria Table 5 – Magnitude of Landscape Change Criteria Table 6 - Landscape Effect Criteria Definitions Sensitivity Criteria Magnitude Criteria Effect Definition High Landscape area or feature of high - medium value, High Notable change in key landscape characteristics and Significant The proposed Scheme would result in effects that are with limited potential to accommodate the proposal features over an extensive area ranging to a very Major at a complete variance with the landform, scale and without Major-Moderate adverse effects. The intensive change over a more limited area. adverse pattern of the landscape; would permanently degrade, Scheme would be out of scale / cause a noticeable Medium Partial changes in key landscape characteristics and diminish or destroy the integrity of valued characteristic deterioration to a landscape area / associated feature features over a wide area ranging to notable changes features, elements and/or their setting; would cause a of recognised quality / scenic qualities. in a more limited area. very high quality landscape to be permanently changed and its quality diminished. Medium Landscape area or feature of medium value, with Low Minor or virtually imperceptible change in any area of some potential to accommodate the proposal with landscape characteristics and features. Major The proposed Scheme would result in effects that are limited Moderate-Minor adverse effects resulting. adverse at a considerable variance to the landscape scale, The Scheme would not quite fit / cause a perceptible 3.27 The magnitude of change to landscape character depends upon landform and pattern degrading the integrity of the deterioration to a landscape area / associated feature landscape; would be substantially damaging to a high which contributes to local landscape character the nature, scale and duration of change. Duration is judged on a quality landscape. Low Landscape area or feature of medium - low value, scale as follows: short, (0-5 Years) medium, (5-10 years) and long, Moderate The proposed Scheme would be out of scale with with potential to accommodate the proposal with (10-25 years). The duration over which change is anticipated to adverse the landscape or at odds with the local pattern and limited Minor adverse effects resulting. The Scheme differ is defined through reference to the timeframe within which landform; would be damaging to a landscape of would complement the scale, landform and pattern recognised quality. of a landscape area or associated feature; maintain mitigatory or enhancement planting might be considered. Minor The proposed Scheme would not quite fit into the existing landscape quality. landform and scale of the landscape; would affect an 3.28 Where primary mitigation this would form part of the Scheme. adverse area of recognised landscape character. Where secondary this duration enables a consideration of how the Negligible The proposed Scheme would complement the scale, magnitude of change would change as a result of recommended landform and pattern of the landscape; maintain mitigation and enhancement. existing landscape quality. Minor The proposed Scheme has the potential to improve the beneficial landscape quality and character; fit in with the scale, landform and pattern of the landscape; enable the restoration of valued characteristic features partially lost through other land uses. Moderate The proposed Scheme would have the potential to fit beneficial very well with the landscape character; improve the quality of the landscape through removal of damage caused by existing land uses.
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Visual Impact Assessment Table 7 – Visual Sensitivity Criteria Visual Amenity Effect 3.31 The visual effect of any proposal depends on both the nature of Sensitivity Criteria 3.38 Whilst landscape value associated with the components of a view the visual receptor and susceptibility to the magnitude of change High Receptors experiencing views of high value is taken into account within the visual amenity assessment, the importance and/or who will notice any change to visual anticipated. amenity from the Scheme by reason of the nature of focus is upon the overall pleasantness of the view in terms of the use and their expectations associated with that view. visual character and compositional balance. Nature of Visual Amenity Receptor Such as those who are engaged in outdoor recreation, including users of public rights of way and visitors to 3.39 The criteria in Table 9 are used to define the nature of the visual 3.32 The people whose visual amenity is defined are referred to as heritage assets. effect: visual amenity receptors. Visual receptors are commonly grouped Medium Receptors experiencing incidental views not critical based on either the nature of the visibility which they are afforded to amenity and / or the nature of the view towards the Table 9 – Visual Effect Criteria Definitions Scheme is not a primary consideration of the users. Effect Definition towards the Site, which may be further subdivided based upon Such as users of pavements and those engaged in distance and orientation. sport or at work. Significant Where the Scheme would cause a significant deterioration to the character of an existing Low Receptors where the changed view is unimportant / adverse 3.33 To enable a description of the nature of the visual amenity irrelevant and / or are not sensitive to change. Such as promoted view. afforded to people, the nature of use and any values vehicular users on road, rail or other transport routes. Major adverse Where the Scheme would cause a significant associated with the visual amenity are identified. This includes deterioration to the character of the existing Magnitude of Visual Impact view. the identification of any landscape features within the view, Moderate adverse Where the Scheme would cause a noticeable which may emphasise the value associated with the features 3.36 The magnitude of change to visual amenity depends upon the deterioration to the character of the existing contribution to the views compositional balance. size and scale, geographic extent, duration and reversibility of the view. proposed change. Minor adverse Where the Scheme would cause a barely 3.34 The compositional balance of the view is initially described, taking perceptible deterioration to the character of the into account considerations of form, scale, mass, line, height, 3.37 Duration is judged on a scale as follows: short, (0-5 Years) existing view. No discernible deterioration or improvement in colour and texture as appropriate, which is often defined by the medium, (5-10 years) and long, (10-25 years). This is based on Negligible the existing view. association between horizontal elements such as the skyline the timeframe within which it is considered likely that any specific Minor beneficial Where the Scheme would cause a barely and vertical elements such as tree groups and built form. The proposed tree and shrub planting would reach a satisfactory height perceptible improvement to the character of the contribution or presence of elements associated with the Site are and density to filter or reduce intervening views. The criteria in existing view. then described, to enable their present contribution to the view to Table 8 are used to identify magnitude of visual change: Moderate Where the Scheme would cause a noticeable be identified. Landscape quality, (condition) may also be identified beneficial improvement to the character of the existing view. as part of the description of the view, with susceptibility to change Table 8 – Magnitude of Visual Change Criteria Magnitude Criteria subsequently informed by this. High Where the proposed Scheme or elements of the 3.35 The following criteria in Table 7 are used to identify the likely Scheme will dominate the view and fundamentally change its composition in terms of form, scale and Sensitivity of visual receptors, albeit limited by the generic mass, line, height, colour and texture. language within. As with Landscape Sensitivity, the allocation Medium Where the proposed Scheme or elements of the of Sensitivity is defined in a progressive way through a process Scheme will be noticeable in the view, affecting its of firming up the nature of the landscape receptors associated composition in terms of form, scale and mass, line, height, colour and texture. with or relevant to the Site, and balancing a consideration of Low Where the proposed Scheme or elements of the the susceptibility of these components to the specific proposals Scheme will be perceptible as a minor element within through retrospective consideration from a point where the the composition, likely to be missed by the casual magnitude of impact can be anticipated on the character of the observer and/or scarcely appreciated. view:
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4.0 PUBLISHED LANDSCAPE CHARACTER STUDIES 4.3 Opportunities identified for NCA 126 include: West Sussex Landscape Character Assessment (2003)
4.1 A review of published Landscape Character Assessment information ‘[...] Manage and improve the productive agricultural landscape, 4.5 In 2003, West Sussex County Council produced The West Sussex has been undertaken to provide an understanding of the landscape including the creation of arable field margins, restoration of Landscape Character Assessment which identified and described character context for the Study Area. This includes the following hedgerows and conservation headlands that help to support the the various landscape character areas for the county of West relevant documents: area’s farmland bird populations and pollinators; Sussex. The Landscape Assessment divided West Sussex into 42 Landscape Character Areas, (LCAs) which form the basis for the • National Character Areas, (September 2014); Manage and improve the productive agricultural landscape, • West Sussex Landscape Character Assessment, (2003); West Sussex Land Management Guidelines. including the creation of arable field margins, restoration of • Local Distinctiveness Study of West Sussex, (2003); • Chichester Harbour AONB Landscape Character Assessment hedgerows and conservation headlands that help to support the 4.6 The Site lies within the Southbourne Coastal Plain (LCA SC5), (June 2005, CBA); area’s farmland bird populations and pollinators; which extends west of Chichester between the Upper Coastal Plain • Chichester District AONB Landscape Capacity Study for (LCA SC6) to the north and Chichester Harbour (LCA SC3) to the Chichester District Council, (2009, HDA); Promote and enhance the area’s surviving historic environment south. LCA SC5 is described as: • Chichester District Council Landscape Capacity Study, (March that includes important Roman remains across the area, as well 2019, Terra Firma); as the significant military and maritime heritage assets, historic ‘a landscape which, despite lacking strong distinctive character, • Landscape Gap Assessment for Chichester District Council parkland and traditional buildings; has strategic value and has great potential to improve the setting of (Local Plan Review 2035), (May 2019, Terra Firma); the surrounding urban areas. Intensive horticulture, glasshouses, • Sussex Historic Landscape Characterisation, (August 2010); Plan for the creation of significant new landscapes that provide a horse paddocks, busy roads and bypasses are features of this • The South Downs National Park: View Characterisation and framework for new and existing development and its associated Analysis Study, (LUC, 2015); landscape.’ • A Study of the Views connecting the Protected Landscapes infrastructure; [...]’ of Chichester Harbour and the South Downs and the AONB 4.7 Key characteristics are described to include: 4.4 Regarding climate change within NCA126, the following are views towards Chichester Cathedral, (April 2020, David Hares Landscape Architecture); identified as drivers of change: ‘Suburban settlement dominates the area; ...Small towns, • Bosham Village Design Statement, (November 2011); • ‘As a low-lying coastal area in south-east England, this NCA villages and road crossings hug the tops of inlets to Chichester • Bosham Parish Neighbourhood Plan Landscape and Visual Harbour; Degraded tree and hedgerow framework. A low density Assessment Report, (November 2013). is vulnerable to the effects of climate change, particularly sea level rise, increased severity and frequency of storm events of hedgerows and hedgerow trees with occasional shelterbelts; Large-scale arable farming and market gardening; Clusters of National Character Areas (September, 2014) and drought; • [...] Flooding due to increased autumn/winter rainfall and more greenhouses;...Winterbourne chalk streams flow through this area; 4.2 The Site lies within the South Coast Plain National Character Area, frequent, more intense storm events could also potentially Frequent urban fringe influences of horse paddocks, agricultural (NCA 126) which is described as: ‘…a flat, coastal landscape with affect stretches of the area’s rivers, including the Arun, Adur, and light industry; Busy minor and major roads which also serve an intricately indented shoreline lying between the dip slope of the Meon and Hamble, while hotter, drier summers could lead as bypasses. Minor roads run mainly north-south between the South Downs and South Hampshire Lowlands and the waters of to summer drought, exacerbated by increased demand for A259 and A27; Narrow gaps of open land between Hermitage, the English Channel.’ Key characteristics of NCA 126, which are irrigation with a resulting deterioration of semi-natural wetland Southbourne, Nutbourne and Chidham. The gaps between relevant to the Study area include: habitats along the flood plain, including species-rich meadows settlements provide important visual relief to the built up areas, although their landscape character is often poorly defined, with • ‘There are stretches of farmed land between developed areas, and field ponds, as well as remnant areas of heath along the a degraded hedgerow network; A few parts of this area retain often with large arable fields defined by low hedges or ditches; coast; elements of a smaller-scale, more varied landscape with quiet • Along the exposed, open coastal plain and shoreline, tree cover • A longer growing season with increasing temperatures may hamlets and traditional villages enclosed by small pastures.’ is limited to isolated wind-sculpted woodlands and shelterbelts; encourage the introduction of novel crops such as sunflowers, • The area has significant urban development, with settlements navy beans and soya and different crop timings into the 4.8 Land Management Guidelines are headlined with: ‘Conserve the along the coastline dominated by the Portsmouth conurbation, arable-dominated landscape, altering its character.[...] (Ibid, long views to Chichester Harbour and the spire of Chichester suburban villages and seaside towns including Bognor Regis, p33) Cathedral’. Additional guidelines include: Littlehampton and Worthing linked by major road and rail systems.’
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Legend
Development Site Boundary.
Chichester Harbour AONB Landscape Character Areas (2019, CBA)
Havant to Chichester Coastal Plain, (LCA H1).
Bosham Peninsula, (LCA G3).
Bosham Channel, (LCA D1).
MAP DATA ©2020 GOOGLE. IMAGERY: LANDSAT / COPERNICUS ©2019. IMAGE TAKEN: SEPT 2019. N Figure 4.1. Chichester Harbour AONB SCALE: 1:10,000 AT A3. Landscape Character Areas (CBA, 2019)
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• 'Create a new large scale tree and hedgerow framework to Chichester Harbour AONB Landscape Character Assessment 4.13 The subsequent description of key historic and ecological complement the open, intensively farmed landscape, whilst (April 2019, CBA) features, and views are identified for landscape within the AONB maintaining important views; only. Of relevance to the Study Area this includes coastal grazing 4.10 Chichester Harbour Conservancy re-commissioned Chris • Maintain and strengthen field boundaries such as hedgerows marsh habitat to the south of Nutbourne. The following is identified Blandford Associates (CBA) to undertake a 'light touch' review and shelterbelts; with regards to settlement character: 'Nutbourne has a scatter and update to the 2005 Chichester Harbour AONB Landscape • Conserve and link existing hedgerows and trees; of Georgian and Victorian cottages with some modern infill Character Assessment prepared by CBA. The study is identified • Restore field boundaries through shelter belt planting, along lanes, on the A259 and has a mostly well treed landscape as providing updated evidence to: 'support the understanding of especially around horse paddocks; setting;[...]' the special qualities of Chichester Harbour AONB as defined in the • Establish landscape management plans for urban edges; AONB Management Plan'. The update includes a wider study area 4.14 Key issues for LCA H1, (within the AONB) are identified including: • Encourage conservation and community involvement in beyond the AONB boundary. However, Condition, Sensitivity and 'Sea level rise; Past loss of hedgerows; Potential pressure urban open spaces and village greens; Recommendations are provided for areas within the AONB only, for urban extensions on the edge of Havant, Chichester and • Encourage the creation of new suburban woodlands, as with the 2005 Study. Southbourne. Infill development in extensions to villages; [...] preferably with community involvement, for recreation and to Poor landscape quality of A259 corridor between Bosham and link up with existing woodlands to the north; 4.11 Key landscape character issues and challenges arising from Fishbourne.' • Encourage bold tree planting adjacent to roads to enhance forces for change within the AONB are identified including: both the visual and wildlife value of these areas; 'Ensuring that any major development outside the designated 4.15 Condition and Sensitivity for LCA H1, (within the AONB) are • Restore and strengthen the landscape of the gaps between AONB does not adversely affect character and setting of the identified as moderate and moderate to high respectively, with settlements;... AONB.' (Ibid, p39) the following commentary provided to support this: 'There is • Strengthen the landscape framework and filter the views of mixed survival of characteristic features. Some areas of arable 4.12 Through reference to Figure 4.1, the Study Area is substantively the urban edge through planting of woodland, tree and shrub farmland have lost hedgerows and there is urban edge/urban located within the Havant to Chichester Coastal Plain, (LCA H1) belts and groups. Use these to screen and unify disparate fringe intrusion in parts which erodes character.' [...] 'Open grazing with the Chidham Peninsula, (LCA G3) and Thorney Channel suburban elements, especially along roadside verges, on marsh and slightly elevated open arable farmland near the Head, (LCA C3) beyond to the south and south west, and the village edges and around glasshouses; ... harbour edge are particularly sensitive to change.' Bosham Channel, (LCA D1) and Bosham Peninsula, (LCA G4) • Maintain and enhance the landscape and biodiversity of rifes, to the south east. Key characteristics of LCA H1 is described as 4.16 A strategy of enhancement and restoration is promoted. Planning waterways and inlets; comprising: and Land Management Guidelines, (within the AONB) are • Encourage and promote land management schemes to identified including: increase species-rich grassland areas.' • ‘Flat, coastal plain on brickearths, sands and gravels; • Open arable farmland, with strong rectilinear field patterns. • ‘Conserve and manage existing hedgerows; Local Distinctiveness Study of West Sussex (2003) Small hedged paddocks associated with the villages; • Conserve characteristic views of the water; • Pockets of orchards, enclosed coastal grazing marsh and • Restore hedgerows and hedgerow trees; 4.9 Produced to complement the West Sussex Landscape Character small copses are distinctive features around Nutbourne, • Conserve the landscape setting of the historic villages; Assessment (2003), the Distinctiveness Study provides guidelines Prinsted, Fishbourne and Langstone; • [...] Secure landscape improvements, including hedgerow, for respective National Character Area’s falling within West • Linear historic settlements follow, or are located in close hedgerow trees and copse planting [...] to the A259 corridor Sussex. For the South Coast Plain, key landscape characteristics proximity to the Roman Road line of the A259; between Bosham and Fishbourne; to protect, conserve and enhance include the hedgerow • Dense urban development of Havant, Chichester, Emsworth • Ensure any new small scale development in or on the edges framework, retention of oak standards and other hedgerow trees and Southbourne; of the historic villages of the area is of an appropriate scale, and re-establishment of large trees, (to replace the Elm trees • Occasional views from south of the A259 to the harbour.’ form, design, materials that responds to historic settlement lost due to Dutch elm disease and storms). Materials identified pattern, landscape setting, and locally distinctive building include non-limiting reference to vernacular and locally abundant styles and materials.' materials such as flint and shingle, brick, laid hedges, hardwood post and rail fencing and domestic picket fences.
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Legend
Development Site Boundary.
Chichester District Landscape Sub- areas, (HDA, 2009)
Mulberry Farm Coastal Plain, (Sub-area 89).
Bosham Channel Northwest Coastal Plain, (Sub-area 90).
Broadbridge - Fishbourne Coastal Plain, (Sub-area 91).
Bosham - Broadbridge Coastal Plain (Sub-area 92).
Indicative Capacity for Landscape Change, (Terra Firma, 2019)
Low.
Medium - Low.
MAP DATA ©2020 GOOGLE. IMAGERY: LANDSAT / COPERNICUS ©2019. IMAGE TAKEN: SEPT 2019. N Figure 4.2. Chichester District Landscape SCALE: 1:10,000 AT A3. Sub-areas / Capacity (Terra Firma, 2019)
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Chichester District AONB Landscape Capacity Study for 4.21 Nutbourne East Nurseries Coastal Plain, (LLCA 92) is described 4.25 The scenario against which sensitivity was appraised for capacity Chichester District Council (2009, HDA) as follows: 'Open and semi-open arable fields with some to change, is defined by Terra Firma as follows: settlement edge use including ribbon development along Delling 4.17 The Capacity Study identifies Zones, LCT and Local Landscape '[...] an initial indicative density of 15-30 residential dwellings per Lane; Abuts Bosham to the south and Broadbridge to the north, Character Areas, (LLCA). Due to the updated capacity study hectare for the whole Sub-area including the provision of open with intervisibility between; the two settlements; Remnant undertaken by Terra Firma in 2018, which adopts the Character space and roads serving the development. For the purposes of horticulture with tall hedges and wind breaks; Provides physical Areas and updates the Capacity identified by HDA a summary of the Study dwellings of two or three storeys, have been assumed separation between Bosham and Broadbridge; Small scale the areas considered to be relevant to the Site, through reference for the Sub-areas. Site specific requirements may be set out within development and associated vegetation along road to the western to Figure 4.2, which shows the subsequent Sub-areas. the Local Plan Review process as it progresses. The key factor is edge of the character area limits views of Bosham Channel and the height and mass and scale of the built form in this Study, and 4.18 Mullberry Farm Coastal Plain, (LLCA 89) is described as follows: vegetation prevent views of the Chichester Harbour system from therefore commercial development of a similar height and overall 'Predominately large open arable field; Bounded by A27 to the rest of the character area.' volume on the Sub-areas may also be appropriate.' (Ibid, p14) north; Railway line cuts through the character area; Glimpses Chichester District Council Landscape Capacity Study, of elevated section of the South Downs to the north; Distant 4.26 Through reference to Appendix B, (which provides the (March 2019, Terra Firma) intervisibility from Bosham Channel to higher ground to the methodology for the Terra Firma 2019 Study in full) the following north of the character area along the A27. Intervisibility between 4.22 The 2019 Capacity Study is described as including: 'a high level caveat is highlighted by Terra Firma, regarding the determination Bosham Channel and the railway and at closer range, between assessment of landscape capacity to help inform decision making of landscape capacity within the Sub-areas and of Green Bosham Channel and the southern edge of the character area relating to the need to accommodate strategic development over Infrastructure: through gaps in vegetation'. the plan period [...]' 'up to 2035' (Ibid, p4) 'Each Sub-area Report contains an overall plan showing the 4.19 Bosham Channel Northwest Coastal Plain, (LLCA 90) is 4.23 The 2019 Study identifies 144 Sub-areas within Chichester landscape capacity classification. The landscape capacity is described as follows: 'Predominately large scale open arable District, outside the SDNP and outside the established settlement indicative, and the actual capacity of each Sub-area will be fields; Abuts Bosham Channel to the southwest, Open views boundaries. The Sub-areas are identified as being based upon determined by more detailed assessment of the area. across the Chichester Harbour, including intervisibility between the parcels used for previous capacity and sensitivity studies, for In some cases an area of least sensitivity is described which Bosham Channel and along the A259 at the north of the character consistency and continuity, (which are superseded by the 2019 identifies a part of the Sub-area that could be considered further area; Part of separation between Bosham and Broadbridge. Study) including the Chichester District AONB Landscape Capacity as a potential growth area subject to further detailed assessment Study and Extension Study for Chichester District Council, (2009 / 4.20 Broadbridge - Fishbourne Coastal Plain, (LLCA 91) is described and the provision of Green Infrastructure which is multi-functional 2011, HDA). as follows: 'Predominately large open arable fields with some and appropriate to the rural character of the area. [...]' (Ibid, p26) agricultural use buildings; Bounded by A27 to the north; Railway 4.24 Through reference to relevant extracts provided within Appendix 4.27 Through reference to Figure 4.2, the Site is located to the western cuts through the character area; Separates Broadbridge from B, the Site falls within a wider area of landscape defined as the edge of Sub-area 91: Broadbridge - Fishbourne Coastal Plain. Fishbourne; Long distance view of South Downs from southwest East West Corridor. Within this broad corridor a key issue for The area is described as follows: corner of character area; Chichester Cathedral visible to the east, future development is identified as: 'the prevention of coalescence Chichester Harbour not discernable'. between the settlements of Southbourne, Prinsted, Nutbourne, 'Predominately large open arable fields with some agricultural use Bosham, Fishbourne and Chichester along the A259', (Ibid, p5). buildings; Bounded by A27 to the north; Railway cuts through the Landscape and visual attributes, considered to require special character area; Separates Broadbridge from Fishbourne; Long protection should some level of development be acceptable, are distance view of South Downs from southwest corner of character identified by Terra Firma for each Sub-area, with some guidance area; Chichester Cathedral visible to the east, Chichester Harbour provided. not discernable'.
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Legend
Development Site Boundary.
Sussex Historic Landscape Character (Broad Type / HLC Type (summary))
Informal Fieldscapes (Modern Field Amalgamation/Irregular picemeal enclosure).
Horticulture (Nursery(s) with greenhouse(s)).
Settlement / Non-historic Isolated (Large farmstead / cottage). Designed Landscapes / Informal Parkland; (Large landscaped garden). Fieldscapes / Formal Enclosure (Planned / Private - Parliamentary).
Settlement / Expansion - Other; (Planned estate / Large Farmstead / Infill).
Recreation (Cricket Grounds).
Woodland - Regenerated (Regenerated Wood).
Settlement - Historic Core (Medieval Hamlet).
HISTORIC LANDSCAPE CHARACTERISATION GIS DATASET: DATA COPYRIGHT © WEST SUSSEX COUNTY COUNCIL, HISTORIC ENGLAND. N Figure 4.3. Sussex Historic Landscape © OPENSTREETMAP CONTRIBUTORS, SRTM | MAP STYLE: © OPENTOPOMAP (CC-BY-SA) Character Types (Bannister, 2010) SCALE: 1:5,000 AT A3.
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4.28 Landscape mitigation and contribution to green infrastructure Landscape Gap Assessment for Chichester District Council The South Downs National Park: View Characterisation and for Sub-area 91 is identified within the 2019 Study, (in addition (Local Plan Review 2035) (May 2019, Terra Firma) Analysis Study (LUC, 2015) to those identified for the Southbourne Coastal Plain (LCA SC5, 4.30 Through reference to Appendix C, which provides a relevant 4.35 The 2015 study also referred to as the ‘SDNP Viewshed Study’, WSCC 2003), provided above) as follows: extract from the Landscape Gap Assessment, the Bosham identifies the following relevant view types that reflect the special • Retention of all good and moderate quality tree cover and and Fishbourne potential location of gap map is shown, (which qualities of the National Park: Views from the high downs looking locally distinctive boundary treatments and features previously formed part of the former strategic gap between south out to sea; Views towards the strongly sculptural chalk • Retention of other vegetated areas where they contribute to Chichester and Emsworth). landform; Views of specific landmarks. landscape and biodiversity value Sussex Historic Landscape Characterisation (August 2010) Views from the high downs looking south out to sea • Extending and connecting woodland • Long-term management of woodland and hedgerows 4.31 The Sussex Historic Landscape Characterisation (2010) 4.36 For ‘Views from the high downs looking south out to sea’, • Retaining legibility and setting of PRoW network comprises a GIS data set together with a set of supporting reports representative views identified by the 2015 Study include Kingly • Conserve rural character of lanes and technical guides. The data provides a broad-brush approach Vale (The Devil’s Humps) (SDNP Viewpoint No. 48), located some • Retention of the rural setting of the AONB to interpreting the historic time-depth of areas, which was based 5km, north of the Study Area (with a south / south easterly view). on a desk-based exercise with no checking in the field. 4.37 Special Qualities of this view type are identified as follows: 4.29 A concluding statement for Sub-area 91 including 4.32 Historic Landscape Character Types, (HLCT) identified across the recommendations and potential capacity is provided as follows: ‘The elevated position of these viewpoints on the downs above the Study Area are shown within Figure 4.3. This shows that the fields coastal plain means this view type represents the ‘breathtaking 'Sub-area 91 has a medium / low capacity, constrained by its rural within which the Site is located and form part of an area historically views’ that are noted in the first of the Park’s special qualities. character; the visually sensitive open exposed large scale fields, characterised as resulting from Modern Field Amalgamation/ characteristic of wider landscape character area; its contribution Regular Piece Meal Enclosure. It also reveals a rich variety of wildlife and habitats including some to the rural setting of the settlements of Broadbridge/Bosham of the iconic habitats of the South Downs such as the downland 4.33 Settlement expansion resulting from infill development occurs and Fishbourne and their separation; and its contribution to the and yew woodland (at Kingley Vale), the tranquillity of the downs along the northern and southern edge of the A259 in this location. open setting of the AONB within open intervisibility in places. compared to the settled coastal plain, the way that farming has Horticultural greenhouses and a large farmstead are also directly There are views to and across the area from public rights of way shaped the landscape in the form of distinctive field patterns, to the northeast and northwest of the Site, as well as planned and rural lanes and the sub-area offers long reaching panoramic and the rich cultural heritage as a result of heritage assets in the estate settlement directly to the southwest boundary. To the west, views to the hills within the South Downs National Park and to the view..’ two areas of informal parkland categorised as large landscaped Chichester Cathedral, including value views. The sub-area also gardens can be found north and south of the railway line. Pockets contributes to the open setting of the Fishbourne conservation 4.38 Threats for this view type include: of regenerated woodland are seen to the east within the informal area and listed buildings. The sub-area is however influenced by ‘...result from changes that affect the iconic chalkland habitats of fieldscape. some suburbanising influences including from the train, A259 and the downs, or form intrusive new developments within the view pylons crossing area. 4.34 The infill development to the south is largely bordered by formally either by day or night that affect the sense of tranquillity within enclosed fields resulting from regular piecemeal enclosure to the It is possible that some built development may be accommodated the National Park. Many of these views are across the developed east, south and west. Historic settlement in the from of a Medieval within the existing cluster of buildings and potentially to the north coast and therefore development forms an existing part of these Hamlet is present to the south of the A259 off Delling Lane. of Broadbridge provided it is informed by further landscape and views (often in the background).’ visual impact assessment and sensitively integrated into the 4.39 Relevant aim and management guidance for this view type landscape, respecting the historic settlement pattern and localy includes: ‘Maintain the undeveloped character of the downs within distinctiveness. Great care would need to be taken to avoid any the National Park which contrasts with the developed coastal landscape or visual harm ensuring the separate identities of the plain,[...]’ settlements are protected and considering valued views'. (Ibid, p576)
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Views towards the strongly sculptural landform A Study of the Views connecting the Protected Landscapes The Highgrove Farm site abuts existing dense housing of Chichester Harbour and the South Downs and the AONB development on one side, the A259 on the south and the railway 4.40 For ‘Views towards the strongly sculptural landform’, the strongly views towards Chichester Cathedral, (April 2020, David Hares to the north. It is not situated close to the sensitive heads of the sculptural chalk ridge is the key feature and the South Downs is Landscape Architecture) channels and whilst very clearly located in the setting of the AONB perceived as an undeveloped ‘island’ within a busier surrounding and likely to block views out from the AONB towards the Downs. landscape.’ Special qualities of this view type are: ‘the 4.46 The 2020 Study identifies that: undeveloped and unspoilt nature of the South Downs National The master planning and design of the Chichester Harbour & 'The emerging Chichester District Local Review Plan includes Park (the third of the Park’s special qualities).’ South Downs National Park: Views study, development needs proposals for significant levels of development directly to the North to take account of the proximity to the AONB and incorporate 4.41 The aim and management guidance for this view type is to: ‘... and North-East of the Chichester Harbour Area of Outstanding appropriate mitigation measures in order to minimise adverse Maintain the ability to access and appreciate long distance views Natural Beauty (AONB) in the East/West corridor. [...] The effects on the setting of the AONB', ( Ibid, p28). of the skyline of the South Downs...’ National Park Authority and Chichester Harbour Conservancy are concerned that the volume and location of this potential 4.49 David Hares makes reference to Viewpoints SD6/SD10/CH13 Views of Specific Landmarks development may substantially affect the landscape setting of and CH30, (Ibid, p83,93 & 97) to arrive at this opinion. Viewpoints 4.42 Chichester Cathedral (L37), located some 4.7km to the south the AONB and the South Downs National Park and that detailed SD10, CH30 and CH13 to the south east of the Site are all located east of the study area, is identified as a Landmark (L7). St evidence on their joint special qualities should inform the at a distance from the Site of approximately 380m, 640m and Roche’s Hill (The Trundle) (SDNP Viewpoint No. 11) (located identification of appropriate development areas within the two 1.05km respectively. The long view from The Trundle is located some 8.5km to the north east of the Study Area) is identified as zones of the study. This study forms part of that evidence.' (Ibid, approximately 8.5km to the north east of the Site. an example of a view which includes Chichester Cathedral. p2) 4.50 Through reference to David Hares 2020 Study, the closest view 4.43 Special Qualities of this view type are identified as follows: 4.47 The 2020 Study is subdivided into two parts, with the first part to the Site from which visibility towards the Chichester Cathedral addressing views towards the Cathedral from Chichester Harbour spire can be gained, is identified from east of Bosham, some 2km ‘This view type reveals landmarks which are often well-conserved AONB, and the second part dealing with views both to and from to the south east of the Site. historical features that reveal the rich cultural heritage of the the AONB to the South Downs, over the intervening east west Downs. These features contribute the special qualities of the Bosham Village Design Statement, (November 2011) corridor. It is the latter consideration which primarily concerns the Park...This view type often also reveals many of the other special Study Area. 4.51 The 2011 Study identified several distinct character areas within qualities of the South Downs, such as a rich variety of wildlife the Parish. The Site is located within: 'Character Area A - Rural and habitats (including some of the iconic habitats of the South 4.48 Regarding potential for adverse effect on views from development parts of the parish beyond the Settlement Policy Area (SPA)'. To Downs), a sense of tranquillity, ‘unspoilt’ landscapes that lack within Highgrove farm, the following is identified by David Hares, the south of the Site is located: 'Character Area B - Broadbridge: intrusive development, a long history of farming, and picturesque which is considered to be relevant, due to the Highgrove Farm Site The Settlement Policy Area north of the A259'. villages..’ Allocation being located to the east of Broadbridge, south east of the Study Area: Character Area A 4.44 Threats for this view type include: ‘changes that affect the ability to see and appreciate the landmarks in these views, or changes '[...] The proposed development site at Highgrove Farm is situated 4.52 Within Character Area A, regarding domestic dwellings the that affect the rural setting to the landmarks.’ immediately adjoining the A259 at Broadbridge. The site is following is identified: relatively open to the North and there are views to and from the 4.45 Relevant aim and management guidance for this view type 'Broadly speaking domestic development has taken place near Downs and in particular from Kingley Vale. There are also views includes: ‘Maintain the ability to see and appreciate landmarks to farms and along the old farm lanes. A distinctive feature of this from the AONB which sits immediately to the south of the road. in their rural landscape setting; maintain the landmarks as area is a number of older farm houses and associated cottages, In both cases the new development is likely to be visible from a prominent features of views across the Park (and ensure new constructed with brick or flint and brick. Half a dozen or so of protected landscape, although the scale of the adverse visual elements do not compete for prominence); maintain the ability to these date from the Georgian period of agricultural prosperity [...] effect is likely to be greater from the south and the AONB rather understand and appreciate landmarks...’ than the north.
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...Over the years permission has been granted for further 4.56 Regarding materials analysis the following is identified as 4.59 A view to the South Downs is identified from the southern end of domestic dwellings generally in strip development spreading comprising a mix from buildings of character within Broadbridge: Public Bridleway No. 3595-2, (which is located some 220m to the out from the older farming associated buildings. There is little east of the Site). 'Wholly rendered; Rendered with brick dressings; Ground floor architectural similarity in these houses, which have largely been brick, first floor rendered; Wholly brick (with a limited break down 4.60 The 2013 Report further subdivides the areas of the parish built in the period 1930 to the present day. All forms of building into different brick colours, mainly blue/grey/with predominant within the countryside, with that within which the Site is located are represented from traditional brick and tile hung exteriors, russets).' characterised as Character Area 3: Broadbridge – Fishbourne through cement render to cedar shingles and dark shiplap. Coastal Plain. Key characteristics are described as follows: Roof forms tend towards the traditional double pitch with many 4.57 Planning / Design Guidelines for Character Area B are identified examples of the Sussex hip and roof coverings are evenly split including the following: • Mostly large level fields rising to the north beyond the railway between clay tile and slate. (Ibid, p18-19) and A27; '[...] The provision of allotment gardens and additional public open • Some moderate lengths of boundary vegetation and small 4.53 Planning / Design Guidelines for Character Area A are identified space is urgently needed. It is important in this crowded area that groups of trees; including the following: all designs for new build should include gardens at least as big as • Open rural area providing setting of Broadbridge; the CDC guideline; '[...] Encourage native woodland and hedgerow species and • Agricultural land provides part of separation between discourage non-native species (e.g. Macrocarpa); Encourage the Following the refurbishment of the footbridge in 2010, and the Broadbridge and Fishbourne; use of locally distinctive materials and architectural styles (e.g. resurfacing of the station car-park in 2011, the whole Railway • Northern part of eastern boundary of Broadbridge more open; brick, flint, shiplap and tile hung elevations, Sussex hips and clay Station and its environs should be considered for further • Individual or small groups of properties on A259; tiles).' renovation as an important public transport gateway of the village.' • Packing and distribution facility in large scale buildings at (Ibid, p25) Ham Farm in south eastern part of character area; Character Area B • Large scale fairly rural landscape reduced by overhead power Bosham Parish Neighbourhood Plan Landscape and Visual 4.54 Within Character Area B, regarding settlement pattern the lines; Assessment Report, (November 2013) following is identified: '[The townscape of Broadbridge can be • Extensive views from southern part of character area ( to the analysed in terms of the spatial conditions arising from the layout 4.58 Supporting text to Policy 5, within the Bosham Neighbourhood south of the A27) to South Downs.' (Ibid, p20) of streets and the way buildings address these and intervening Plan, (see Section 2.0) identifies that a: open spaces. The following patterns have been identified: Village 4.61 Landscape management guidelines and opportunities for 'Landscape and Visual Assessment Report (LVAR) (developed high street; Residential streets on perimeter block layout; Cul-de- enhancement are identified for Character Area 3 as follows: from previous studies and in particular the Chichester Landscape sac.' (Ibid, p22) Capacity Study (CLCS) concluded that the landscape within the • Maintain the extensive views to the South Downs to the north; 4.55 Regarding types of building the following is identified: Parish is either of substantial landscape sensitivity, substantial • Maintain this area as open farmland providing a setting to landscape value or both. [...] The LVAR sets out management Broadbridge and preventing any reduction in the coalescence 'The small end-on detached houses on the north side of Williams guidelines and opportunities for the character areas within the of settlements along the A259 Main Road; Road are by far the most numerous and prominent buildings Parish. The main emphasis is to conserve and manage the • Control advertising and storage of materials; and of this type in this character area. They are quite distinctive to landscape to maintain its current quality. There is the potential • Maintain and enhance the native tree and shrub planting Broadbridge and of sufficient quality to serve as a model.' (Ibid, for enhancement including the Swan roundabout and its environs, on the urban edge, Ham Farm and groups of properties to p24) the car park in Bosham, parking provision to safeguard areas of reduce the effect of built development.' (Ibid, p4-5) greensward and generally native tree and hedgerow planting on field boundaries and to soften the urban edge.'
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Legend
Development Site Boundary.
MAP DATA ©2020 GOOGLE. IMAGERY: LANDSAT / COPERNICUS ©2019. IMAGE TAKEN: SEPT 2019. N Figure 5.1. Study Area. SCALE: 1:10,000 AT A3.
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5.0 EXISTING CONDITIONS - FIELD SURVEY AND REVIEW 5.4 Through reference to the 1914 OS Map, an expansion of 2019 Aerial Photograph settlement can be seen, both to the south within Broadbridge as Historic Mapping Review 5.8 The main change from the early 1990’s to the present comprises ribbon development and just to the north of the railway line. Two the cessation of the Nursery use to the north at the French 5.1 A historic map regression is undertaken to inform a review of the buildings are shown east of Station Road, within separate plots Gardens, which is shown overgrown as part of the surrounding historic evolution of the Study Area, through reference to historic (forming the inset portion of the land outside the Site area). These curtilage to the dwelling understood to be name Willowfield. The maps and aerial photographs within Appendix D. are labelled as Nursery. A siding is provided south of the railway area earlier enclosed between residential use to the south west line leading to a Goods Shed. A field labelled Brick Field is shown Yeakell and Gardner’s Sussex (1778-1783) Map and inset area west of the Site is shown overgrown with trees. The to the south east agricultural area midway along Brooks Lane is shown expanded 5.2 Through reference to the 1783 map, the local road network and 5.5 Through reference to the 1932 OS Map, further infill is apparent with two large barns, and service areas enclosed within tree belts. field patterns can be identified before the later arrival of theest W within Broadbridge, such as along Williams Road. An indicative Landscape Review and Analysis Coast Railway Line. As at present the Bosham Stream can be enclosure is shown to the south of the northern field, including seen flowing along the west side of what is now Station Road. tree planting to the east and three buildings to the west, which 5.9 The application Site is not considered to comprise a valued Station Road itself is wider and its eastern field boundary more are labelled Rexholme. The field labelled Brick Field is shown landscape in relation to Paragraph 170 of the National Planning amorphous than at present. Broadbridge Mill is labelled to the expanded to the south east, with allotment gardens inset within. Policy Framework. south west, offset south of which there are scattered dwellings along Station Road. West and offset to the north west of the 5.6 Through reference to the 1977 OS Map, the buildings earlier 5.10 Through reference to the factors described in GLVIA3, Box Bosham Stream blocks of woodland are shown. The eastern labelled Rexholme and surrounding indicative area is shown 5.1 the Site is not considered to comprise particularly rare or field boundary coincident with the Site is shown, forming part expanded to the north and south with glasshouses, with supporting representative features or characteristics of the West Sussex of a large field, albeit that this continues in a strip alongside of tanks and buildings, labelled The French Gardens. Field division Bosham to Broadbridge Coastal Plain, (LCA SC5, 2003), a latitudinally aligned road, which extends along the present between the northern and southern fields has been removed as Chichester District Sub-area 91: Broadbridge - Fishbourne alignment of the railway line. A series of comparably sized fields part of this. Electricity pylons are shown as at present extending Coastal Plain, (2019, Terra Firma) or Bosham Parish Character extend northwards. A path is indicated crossing the field from from south east to north west across the landscape, (aerially Area 3: Broadbridge – Fishbourne Coastal Plain, (November, south west to north eastwards between what is now Station Road defining the northern boundary of the Site). Settlement is shown 2013). The Site is not considered to have any notable and Brooks Lane offset to the east. to the south west of the field within which the Site is located, associations or contribute to a recreational use. with those earlier labelled Nursery in 1914, rebuilt as dwellings, 5.11 The historic field pattern resulting from Informal Fieldscapes has 1880 - 1992 Ordnance Survey Maps (inset to the west of the Site). A further area is shown defined been subject to modification from settlement expansion resulting 5.3 Through reference to the 1880 Ordnance Survey (OS) (6 with a boundary between these two areas, (perhaps anticipated from the housing infill to the west, which includes part of the Site inch) Map, the West Coast Railway Line is shown. The earlier for dwellings, but coinciding with the present TPO area). A large within which the secondary woodland has established, (subject to subdivision of fields to the north east and east between Station agricultural barn is shown adjacent to the smaller building along TPO) with modern field amalgamation otherwise occurring further Road and Brooks Lane is shown as lost, amalgamated to form Brooks Lane, (Now - 2021 - in use by Stephen G Webb Ltd to the north east, beyond the Site. one large field, with only that within which the Site is located Carpentry and Joinery). The sidings, brick field and allotment are and a further one to the north remaining enclosed. A tree lined no longer in place, with housing replacing these areas. Settlement 5.12 There is some contribution from the dispersed scrub and small boundary is shown along the western edge of the Bosham can be seen to have extended east of Brooks Lane. A Cricket trees which extends along the eastern boundary of the Site to Stream. Additional buildings are shown within Broadbridge, Ground is shown on an area earlier identified through reference to historic field pattern. with labelling provided including a Post Office, Inn and Bosham the 1932 OS Map as the site of a Roman Villa. Pound. A building associated with the railway is shown along the 5.7 Through reference to the 1992 OS Map, there is limited change northern edge of the railway line adjacent to the Site. A well with from 1977, apart from the development of the area west of the adjacent building is shown midway along Brooks Lane, (on the earlier Broadbridge Mill. later footprint of Brooks Cottage).
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5.13 There is a very limited contribution only from the northern and Nature of Landscape Receptors • Low Value - Very limited contribution from the northern and eastern edges of the Site to the more open fieldscape to north eastern edges of the Site to the more open fieldscape to north 5.16 Landscape components, against which the susceptibility of and east, which is limited by the irregular shape of the boundary and east, historically characterised as informal fieldscape the Site to the proposed development might be appraised, to the south west and presence of high voltage electricity pylon resulting from Modern Field Amalgamation / Piecemeal are identified by LLD through reference to planning policy, and lines to the north east. As such, the contribution of the Site Enclosure, (Bannister, 2010); (limited by the irregular shape of designations, and landscape characterisation, (with some to both the rural setting of Broadbridge and separation with the boundary to the south west and presence of high voltage weighting, relative to the value criteria provided within the Fishbourne further to the east is considered to be very limited, (as electricity pylon and lines to the north east); methodology) to comprise the following: highlighted for consideration within the Bosham Parish Character Area 3: Broadbridge – Fishbourne Coastal Plain, (2013) and • Medium Value - Contribution of the western boundary • Medium - Low Value - Settlement pattern of Broadbridge, Chichester District Sub-area 91: Broadbridge - Fishbourne treeline along Ratham Lane to landscape structure and semi- located substantively south of the West Coast Railway Line, Coastal Plain, (2019, Terra Firma). rural character as experienced by primarily vehicular users albeit compromised in this location due to the presence of of Ratham Lane, (and forming part of the eastern edge of residential use to the west of the Site; 5.14 Within Chichester District Council Landscape Capacity Study, the proposed Broadbridge to East Ashling Strategic Wildlife (March 2019) Terra Firma suggest regarding Sub-area 91: Corridor); • Low Value - Contribution to landscape structure and time Broadbridge - Fishbourne Coastal Plain that: depth from dispersed trees and remnant hedgeline shrubs 'It is possible that some built development may be accommodated • Low Value - Contribution of maturing areas of trees (subject along the eastern boundary, with time depth as a field within the existing cluster of buildings and potentially to the north to Tree Preservation Order No.11/00110/TPO) to structural boundary to 1880, (perhaps 1783). of Broadbridge provided it is informed by further landscape and variety about and within the settlement of Broadbridge, visual impact assessment and sensitively integrated into the primarily affording public amenity as experienced by primarily landscape, respecting the historic settlement pattern and local vehicular users of Ratham Lane, and otherwise in a north distinctiveness.' (Ibid, p576) easterly view from the Bosham Railway Station footbridge, (see Viewpoint No.03); 5.15 LLD agree with this opinion, and consider that the irregular form of the partly enclosed Site, which is otherwise defined by the historic field boundary to the east and enclosed by the high voltage electricity pylon and wires to the north east, is as much in keeping with the enclosed and residential land use and character to the west as the more open fieldscapes beyond to the north and east, when taken as a whole.
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Legend
Development Site Boundary.
Public Footpath.
Public Bridleway.
Viewpoint Location and Direction.
Areas of publicly accessible land from which visibility of part of the boundary vegetation about the Site perimeter or the Site area is possible through intervening vegetation.
Areas of publicly accessible land from which visibility of part of the Site is possible.
MAP DATA ©2020 GOOGLE. IMAGERY: LANDSAT / COPERNICUS ©2019. IMAGE TAKEN: SEPT 2019. N Figure 5.2. Viewpoints and Zones of SCALE: 1:5,000 AT A3. Visual Influence.
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Visual Amenity Zone of Visual Influence 5.25 There is no visibility towards the Site from the hills within the South Downs, some 4.75km to the north, with the Site visually Nature of Visual Receptors 5.21 The Zone of Visual Influence (ZVI) for the Site, (see Figure 5.3) forming part of a treed area to the north of Chichester Harbour. A was derived from a Zone of Theoretical Visibility, determined as 5.17 All receptors are short distance. There were no additional mid or representative view to show the lack of visibility is provided within part of the field assessment and desktop analysis of Ordnance long distance receptors due to intervening landform, vegetation the No Visibility Schedule within Appendix F, supported by a Survey mapping, through reference to the Viewpoint photographs. and built form. Viewpoint locations referred to below are shown viewpoint, (SD3) from David Hares, (April 2020) which is included on Figure 5.2. 5.22 The ZVI is indicative of the area from which built development within Appendix G. on the Site is likely to be visible from the public realm, taking into 5.18 Visual receptors within Bosham Station include pedestrian users account landform, built form, vegetation and distance. of the West Coastway Line between Brighton and Southampton waiting on the platforms and those using the footbridge are 5.23 The ZVI is defined as two separate zones as follows: considered to anticipate a view of Low Value. These receptors • The zone defined in orange is indicative of areas of publicly are variously represented and illustrated from east to west by accessible land from which direct visibility into part of the Site Viewpoints No. 01, 02 and 03. is possible; 5.19 Visual receptors adjacent to the Site along Ratham Lane (B2146), • The zone defined in yellow is indicative of areas of publicly include local cyclists and vehicular users, are considered to accessible land from which glimpsed visibility of boundary anticipate a view of Low - Medium Value. These receptors are vegetation or through vegetation into part of the Site is variously illustrated by Viewpoints No. 04 and 05 from south to possible, primarily when vegetation is out of leaf. north. 5.24 Visibility towards the Site is substantively confined to the 5.20 Visual receptors along Brooks Lane Bridleway (3595-1/2) include surrounding road and bridleway, as well as from within Bosham those accessing Knapp Farm and the commercial units on Brooks Station, where visibility of the Site is possible through out of leaf Lane, as well as local cyclists and pedestrians travelling north- vegetation and across the surrounding open feilds, due to the south, are considered to anticipate a view of Medium - High built form south of the station, the tree line along Ratham Lane, as Value. These receptors are variously represented and illustrated well as the vegetated banks of the A27 that obscure views further from north to southeast by Viewpoints No. 07, 08 and 09. beyond.
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Legend
Development Site Boundary.
Tree Preservation Order (Group)
1
1
6 5
1 3
5 2
2 3
4 4
Constraints and Opportunities.
1 Constraints.
1 Opportunities.
See Section 6.0 for supporting description of Constraints and Opportunities.
ORDNANCE SURVEY © CROWN COPYRIGHT 2020. ALL RIGHTS RESERVED. LICENCE NUMBER 100022432. N Figure 6.1. Constraints and Opportunities. SCALE: 1:1250
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6.0 LANDSCAPE CONSTRAINTS AND OPPORTUNITIES Landscape Opportunities
6.1 Landscape constraints and opportunities are identified through 6.3 Landscape opportunities are defined to both recommend •5 Avoid / Enhance - Present semi-rural edge defined by back reference to Figure 8.1. mitigation measures which would avoid, reduce and if possible gardens of properties off Ratham Lane to be more cohesively remedy potential adverse effects from the Scheme, but also to Landscape Constraints defined through reinforcement of native vegetation whilst define Site specific enhancement measures. incorporating the social resource of allotments, with access 6.2 The key landscape constraints, identified for the Site, (with 6.4 Landscape opportunities which have been integrated into the to these through a protected woodland area for the local allocation of sensitivity taking into account the susceptibility of the Scheme approach are identified as primary mitigation, (and community; component to the proposals) are considered to be: enhancement). The residual effects from both time dependent - The Proposal also includes a number of ecological 1• Medium - Contribution of the western boundary treeline primary mitigation, (and enhancement) and secondary mitigation, 6• Enhance along Ratham Lane to landscape structure and semi-rural (and enhancement) are considered within the assessment of enhancements within the Site such as wildflower meadows, character as experienced by primarily vehicular users of landscape and visual effects where applicable. natural grassland, log pile refuges, small and shallow wetland Ratham Lane, (and forming part of the eastern edge of the areas and sedum green roofs to car ports; Primary Mitigation and Enhancement Measures: proposed Broadbridge to East Ashling Strategic Wildlife Corridor); 1• Avoid / Reduce - Contribution of the western boundary Secondary Mitigation and Enhancement Measures treeline along Ratham Lane to landscape structure and semi- 2• Low - Contribution of maturing areas of trees (subject to rural character would be substantively retained, with limited 7• Reduce / Enhance - The limited impact on the western Tree Preservation Order No.11/00110/TPO) to structural removal of trees to facilitate the access onto Ratham Lane; boundary treeline along Ratham Lane to be mitigated through variety about and within the settlement of Broadbridge, reinforcement of tree line with a belt of native trees inset 2 primarily affording public amenity as experienced by primarily • Avoid / Reduce - The maturing areas of trees (subject to Tree within the Site, including drought resilient species which vehicular users of Ratham Lane, and otherwise in a north Preservation Order No.11/00110/TPO) would be incorporated would additionally reinforce the proposed Broadbridge to East easterly view from the Bosham Railway Station footbridge, into the layout through substantive avoidance, with access Ashling Strategic Wildlife Corridor; (see Viewpoint No.03); and specification for the cycle/pedestrian footpath, defined under the guidance of an Arboriculturalist; 8• Enhance - Consider the use of locally distinctive materials 3• Low - Very limited contribution from the northern and eastern and architectural styles identified within Broadbridge (e.g. 3• Avoid / Enhance - The dispersed trees and remnant edges of the Site to the more open fieldscape to north brick, flint, shiplap and tile hung elevations, Sussex hips and hedgeline shrubs along the eastern boundary would be and east, historically characterised as informal fieldscape clay tiles, in line with the Bosham Village Design Statement, retained and enhanced, further filtering views of the site resulting from Modern Field Amalgamation / Piecemeal (November 2011); for users of Public bridleway 3595-2 further to the east and Enclosure, (Bannister, 2010); (limited by the irregular shape reinforcing landscape structure and enclosure; 9• Enhance - Native trees and shrubs to be planted as part of the boundary to the south west and presence of high of home zones with a focus on seed, nut and fruit bearing voltage electricity pylon and lines to the north east); 4• Avoid / Enhance - The mature hedgeline along the southern species to provide a foraging resource for invertebrates, bats boundary would be retained and enhanced, further reinforcing and birds. 4• Low - Settlement pattern of Broadbridge, located the vegetated boundary and filtering visibility of the built mass substantively south of the West Coast Railway Line, within the Site for users of the platform at Bosham Railway albeit compromised in this location due to the presence of Station; residential use to the west of the Site;
•5 Low - Contribution to landscape structure and time depth from dispersed trees and remnant hedgeline shrubs along the eastern boundary, with time depth as a field boundary to 1880, (perhaps 1783).
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7.0 ASSESSMENT OF IMPACTS Landscape Character 7.10 A limited Minor adverse effect on localised field pattern and rural character would result in the short term, awaiting the General 7.7 LLD consider that the irregular form of the partly enclosed Site, reinforcement of boundaries from maturing of proposed vegetation which is otherwise defined by the historic field boundary to the 7.1 This section assesses the landscape and visual impacts which in the mid to long term. A Negligible effect is anticipated on east and enclosed by the high voltage electricity pylon and wires would result from the Proposal described in Section 1.0. both the wider rural setting of Broadbridge and separation with to the north east, is as much in keeping with the enclosed and Fishbourne further to the east, (as highlighted for consideration 7.2 The assessment considers the likely effects from the Scheme residential land use and character to the west as the more open within the Bosham Parish Character Area 3: Broadbridge – alone through a consideration of receptor sensitivity and fieldscapes beyond to the north and east, when taken as a whole. Fishbourne Coastal Plain, (2013) and Chichester District Sub-area magnitude of impact, using the methodology provided in Section 7.8 Regarding consistency with the main settlement pattern of 91: Broadbridge - Fishbourne Coastal Plain, (2019, Terra Firma). 3.0. Broadbridge, the presence of residential use to the west of the 7.11 The contribution of the western boundary treeline along Ratham 7.3 Separate assessments of post construction or operational Site presents an existing irregularity from the limiting barrier of Lane to landscape structure and semi-rural character would be impact on landscape character (taking into account planning the West Coast Railway Line, which substantively maintains substantively retained, with limited removal of trees to facilitate designations) and visual amenity are provided. built form to the south. The small scale of built form proposed, the access onto Ratham Lane, resulting in a localised potential combined with the social benefit arising from the allotment Minor adverse effect. Further to the recommended planting of a Natural Change provision along the northern edge, (with access provided through reinforcing tree belt inset within the Site, including drought resilient a protected woodland area for the local community) is considered 7.4 Natural change about the field within which the Site is located species, this is considered to be reduced to a Negligible to Minor to functionally formalise an irregular area between existing built is likely to be limited due to the relative maturity of much of the beneficial effect in the mid to long term as the trees matured. perimeter vegetation. The trees within the TPO's woodland form and the power lines, whilst affording the opportunity to are anticipated to mature with individual trees becoming more reinforce the vegetated edge of the settlement, taking into account 7.12 Remaining trees on Site would be avoided, including the maturing dominant than others. The belt of whip planting about the the primary mitigation identified within Section 6.0. The Scheme is areas of trees (subject to Tree Preservation Order No.11/00110/ northern end of land in ownership of the French Gardens Nursery considered to represent a Negligible effect on settlement pattern TPO) which would be incorporated into the layout, with access apparent in Viewpoint No.06a would be anticipated to mature with beneficial effects on local recreational amenity and social and specification for the cycle/pedestrian footpath, defined under into a dense area of vegetation. value. the guidance of an Arboriculturalist to minimise impact. A short term Negligible effect is anticipated. Proposed planting of 7.9 Regarding the very limited contribution from the northern and 7.5 The present trend of warmer wetter winters and hotter drier trees both within the Site and along the historic field boundary eastern edges of the Site to the more open fieldscape to north and summers within the UK, are observed as an ongoing and to the east is considered to result in a mid to long term Minor east, which is limited by the irregular shape of the boundary to increasing trend within projections summarised within the beneficial effect as this matures into the mid term. 'UKCP18 Headline Findings', (see:
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Visual Amenity 7.17 For receptors further north on Ratham Lane, (represented by 7.19 For local cyclists and pedestrians along the southern end of Viewpoint No. 06a) who have direct visibility of the vegetation Public Bridleway No. 3595-2, (represented by Viewpoint No. 7.14 For receptors along the platform at Bosham Station, and also along the southern edge of the Site when looking across the 09) who have visibility of the western boundary treeline and while crossing the footbridge (represented by Viewpoints No. 01, adjacent field and recently planted tree plantation, there would be dispersed trees and scrub along the eastern boundary of the Site, 02 and 03, from east to west), who have filtered views of the Site a Negligible effect on the pleasantness of views as the proximity as part of field boundary vegetation there is considered to be a through intervening vegetation, there would be a low magnitude of the new built form would not be perceptibly different at this perceptible change, albeit consistent with the present visibility of change to views as scrubby native, tree and shrub planting distance to the glimpsed rooflines and built form within the existing of built form beyond vegetation apparent within this view. The would remain adjacent to the platform as part of the proposals. view. As the intervening belt of existing recent planting matured compositional association of the intervening field with tree belt This would result in a short term Negligible effect on the the visibility would be foreshortened. There is not considered to beyond would remain. Whilst the proposed rooflines and built form pleasantness of views, improving to a mid to long term Minor be any effect on the visibility of the distant spire of the Chichester would remain glimpsed and compositionally consistent, with the beneficial effect as planting matured. Cathedral further to the east, (see Viewpoint No. 06b). existing presence of built form. The presence of the allotments to 7.15 For users of Ratham Lane adjacent to the TPO'd woodland along the centre of view would be apparent. There is considered to be 7.18 For local cyclists and pedestrians along Public Bridleway No. the western edge of the Site including local cyclists and vehicular a short term Minor adverse effect on the naturalistic character 3595-1/2 and those accessing Knapp Farm or Stephen G users, (represented by Viewpoints No. 04) there would be a of the elements to the right of view, albeit already compromised Webb Ltd Carpentry and Joinery, (represented and illustrated locally perceptible change from the introduction of a publicly by the presence of the electricity pylon. As proposed planting by Viewpoints No. 07 and 08) who have direct visibility of the accessible access path into the woodland. This is considered to matured along the eastern edge of the Site, this would reinforce vegetation about the south western edge of the Site, when not result in a Minor beneficial effect on the pleasantness of the the naturalistic elements within the view, whilst filtering visibility of obscured by the commercial units and surrounding vegetation, glimpsed view for these receptors. rooflines and built form, with a mid to long term Negligible effect there would be a Negligible effect on the pleasantness of views anticipated. 7.16 For users of Ratham Lane adjacent to the tree belt along the as the proximity and scale of the new built form would not be western edge of the Site the removal of trees required for the perceptibly different at this distance to the glimpsed rooflines proposed vehicular access road would be perceptible. However, and built form within the existing view, which are compositionally due to the obtuse nature of the glimpsed view for fast moving consistent. traffic, and the presence of vegetation at close distance beyond, the impact on the pleasantness of the view is not considered to result in more than a Minor adverse effect. It is anticipated that this would be reduced to a mid to long term Negligible effect further to the recommended reinforcement tree planting along this boundary.
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TABLE 7.1 - ASSESSMENT SUMMARY TABLE RECEPTOR ASSESSMENT SENSITIVITY MAGNITUDE POTENTIAL EFFECTS (INCLUDING PRIMARY RESIDUAL EFFECTS (INFLUENCED BY MITIGATION AND ENHANCEMENT) SECONDARY MITIGATION / ENHANCEMENT) 0-5 YEARS 5-10 YEARS 10-25 YEARS 0-5 YEARS 5-10 YEARS 10-25 YEARS LANDSCAPE CHARACTER Contribution of the western boundary treeline along Ratham Lane to landscape structure MEDIUM LOW MINOR MINOR MINOR MINOR NEGLIGIBLE MINOR and semi-rural character as experienced by primarily vehicular users of Ratham Lane, ADVERSE ADVERSE ADVERSE ADVERSE BENEFICIAL (and forming part of the eastern edge of the proposed Broadbridge to East Ashling Strategic Wildlife Corridor);
Contribution of maturing areas of trees (subject to Tree Preservation Order No.11/00110/ LOW LOW NEGLIGIBLE NEGLIGIBLE NEGLIGIBLE - - - TPO) to structural variety about and within the settlement of Broadbridge, primarily affording public amenity as experienced by primarily vehicular users of Ratham Lane, and otherwise in a north easterly view from the Bosham Railway Station footbridge, (see Viewpoint No.03);
Very limited contribution from the northern and eastern edges of the Site to the more LOW LOW MINOR NEGLIGIBLE NEGLIGIBLE - - - open fieldscape to north and east, historically characterised as informal fieldscape ADVERSE resulting from Modern Field Amalgamation / Piecemeal Enclosure, (Bannister, 2010); (limited by the irregular shape of the boundary to the south west and presence of high voltage electricity pylon and lines to the north east);
Settlement pattern of Broadbridge, located substantively south of the West Coast LOW LOW NEGLIGIBLE NEGLIGIBLE NEGLIGIBLE - - - Railway Line, albeit compromised in this location due to the presence of residential use to the west of the Site;
Contribution to landscape structure and time depth from dispersed trees and remnant LOW LOW NEGLIGIBLE MINOR MINOR - - - hedgeline shrubs along the eastern boundary, with time depth as a field boundary to BENEFICIAL BENEFICIAL 1880, (perhaps 1783).
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00 LANDSCAPE AND VISUAL IMPACT ASSESSMENT 39
TABLE 7.1 - ASSESSMENT SUMMARY TABLE RECEPTOR ASSESSMENT SENSITIVITY MAGNITUDE POTENTIAL EFFECTS (INCLUDING PRIMARY RESIDUAL EFFECTS (INFLUENCED BY MITIGATION AND ENHANCEMENT) SECONDARY MITIGATION / ENHANCEMENT) 0-5 YEARS 5-10 YEARS 10-25 YEARS 0-5 YEARS 5-10 YEARS 10-25 YEARS VISUAL AMENITY Visual receptors within Bosham Station include pedestrian users of the West Coastway LOW LOW NEGLIGIBLE MINOR MINOR - - - Line between Brighton and Southampton waiting on the platforms, as well as those BENEFICIAL BENEFICIAL crossing the footbridge. These receptors are variously represented and illustrated by Viewpoints No. 01 and 03 from east to west;
Visual receptors along Ratham Lane (B2146) adjacent to the TPO'd woodland along the LOW LOW MINOR MINOR MINOR - - - western edge of the Site include local cyclists and vehicular users. These receptors are BENEFICIAL BENEFICIAL BENEFICIAL illustrated by Viewpoint No. 04;
Visual receptors along Ratham Lane (B2146) adjacent to the tree belt along the western LOW LOW MINOR MINOR MINOR MINOR NEGLIGIBLE NEGLIGIBLE edge of the Site include local cyclists and vehicular users. These receptors are illustrated ADVERSE ADVERSE ADVERSE ADVERSE by Viewpoint No. 05;
Visual receptors further north on Ratham Lane include local cyclists and vehicular users LOW LOW NEGLIGIBLE NEGLIGIBLE NEGLIGIBLE - - - and are represented by Viewpoint No. 06;
Visual receptors including local cyclists and pedestrians along Public Bridleway No. LOW LOW MINOR MINOR NEGLIGIBLE - - - 3595-1/2 and those accessing Knapp Farm or Stephen G Webb Ltd Carpentry and BENEFICIAL BENEFICIAL Joinery, represented and illustrated by Viewpoints No. 07 and 08;
Visual receptors including local cyclists and pedestrians along the southern end of Public LOW LOW MINOR NEGLIGIBLE NEGLIGIBLE - - - Bridleway No. 3595-2, (represented by Viewpoint No. 09) ADVERSE
WILLOWFIELD HOMES LIMITED LAND SOUTH OF FRENCH GARDENS, RATHAM LANE, BOSHAM LLD2079-LPL-REP-001-00