Appendix 5 – Latton Priory Landscape and Visual Study (Fpcr)

APPENDIX 5 – LATTON PRIORY LANDSCAPE AND VISUAL STUDY (FPCR)

Latton Priory Landscape & Visual Study: A Vision for a Green Infrastructure Future

December 2013 DRAFT Latton Priory

Other land where significant Green Infrastructure benefits can be delivered

FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 f: 01509 674565 e: [email protected] w: www.fpcr.co.uk

2 Latton Priory Landscape & Visual Study Contents

1.0 EXECUTIVE SUMMARY // page 05 //

2.0 INTRODUCTION // page 19 //

3.0 LANDSCAPE ANALYSIS // page 23 //

4.0 VISUAL ANALYSIS // page 33 //

5.0 LANDSCAPE PLANNING BACKGROUND // page 55 //

6.0 GREEN BELT // page 63 //

7. 0 GREEN INFRASTRUCTURE STRATEGY // page 71 //

8.0 CONCLUSIONS // page 83 //

Landscape & Visual Study Latton Priory 3 4 Latton Priory Landscape & Visual Study 1.0 EXECUTIVE SUMMARY

Landscape & Visual Study Latton Priory 5 Views to the wooded skyline Latton Priory along green wedge from the LATTON COMMON town centre are protected Retained woodland

Retained hedgerows and trees

Proposed Green Wedge extension (primary Green Infrastructure) LATTON PARK Optional: Development can be screened with Indicative built development area woodland planting or it can be designed to provide a Green Infrastructure: within area proposed for built MARK BUSHES gateway frontage to the M11 development junction and London Road Green Infrastructure: historic landscape area to be retained and enhanced

Heritage focus

Greenways (identified in A Green Infrastructure Plan RUNDELL GROVE for Harlow) RYE HILL ROAD Views to north Indicative new green links (recreation and biodiversity)

Views

Notes:

STORT VALLEY WAY Protect and connect existing woodland blocks, and link them 1 with woodland planting to enhance the woodland skyline and connect currently isolated ecological habitats.

LONDON ROADWoodland screen planting RYE HILL MOAT along the site boundary New woodland planting to provide visual containment would Views to south would respect the existing 2 be from the south as part of the Mark Bushes / Latton Park Views to south character of London Road, woodland. LATTON PRIORY which is primarily tree lined to both sides along its 3 Extend the Green Wedge, maintain views from Harlow town FOREST WAY route from Epping centre to the skyline. Introduce new green links to enhance recreational and 4 biodiversity opportunities.

5 Safeguard rural character, protect and enhance Historic RYE HILL ROAD Landscape Character (Potential to reinstate and plant up hedgerows, manage Scheduled Monuments and enhance recreational access particularly to the Stort Valley Way).

Potential to reinstate former Rye Hill Common land and / or LONDON ROAD 6 introduce biodiversity offsetting land in this location.

Scheduled Monuments retained and landscape setting 7 enhanced. Opportunity to formalise a recreational route (reinstate former drove road) connecting these assets.

Lower Nazeing / Clayton Hill Country Park to Latton Bush Maintain and enhance the 8 proposed Greenway (A Green Infrastructure Strategy characteristic rural view for Harlow). A Greenway is defined as a ‘linear habitat from the direction of Epping Existing tree belts along London incorporating shared use paths’. Opportunities to enhance Road, provide containment of the this route. site in views from the south east South Harlow to Rye Hill Greenway (A Green Infrastructure 9 Strategy for Harlow). Opportunities to enhance the route. Figure 1: Green Infrastructure Strategy Plan

6 Latton Priory Landscape & Visual Study Executive Summary 1.0

Overview Landscape Analysis Conclusions: which parts of the site • Character Area A (Rye Hill) and B (London Road) are related to would be appropriate for built development in landscape Harlow and the M11 junction 7 / London Road respectively and as This landscape and visual study draws together and summarises the terms? such are subject to urbanising influences. These character areas recommendations made by FPCR Environment and Design Ltd following have limited landscape structure resulting from intensification of more than eight years of desktop and site analysis of the potential arable uses. Landscape features comprise the isolated woodland The site specific analysis undertaken in this assessment identifies three landscape and visual constraints and opportunities for built development blocks between extensive areas of arable land. areas of differing character across the site. and associated Green Infrastructure provision at Latton Priory. • Character Areas A and B have been assessed as having a low- Overall the landscape character of Latton Priory is strongly influenced by This document shows how in environmental terms extension of Harlow to medium landscape sensitivity to change and would have capacity the landform and extensive areas of woodland that provide containment. the south presents the next logical step for growth and regeneration of the for sensitively designed built development within a robust Green Land use predominantly comprises large scale arable fields, with few town. The Green Infrastructure Strategy plan illustrates how sensitively Infrastructure framework. hedgerow boundaries and trees. located built development and associated GI provision at Latton Priory can bring significant landscape, recreational and biodiversity benefits for • Character Area C (Epping Valleys) slopes towards Epping and forms The character of the site forms three distinct landscape character areas both Harlow town and the wider Epping District. part of the open Epping Countryside, it includes areas of intact pre-18th defined in this study as A. Rye Hill, B. London Road and C.Epping century enclosure field systems and historical landscape elements Valleys. These are divided by changes in the landform. The recommendations within this study draw upon the environmental and including Rye Hill Moat and Latton Priory Scheduled Monuments. design guidance provided within a number of Epping Forest and Harlow District Council evidence base documents. • Character Area C is assessed as having a medium- high sensitivity to change and therefore should remain free of built development. There are opportunities here to conserve and manage its landscape Why Latton Priory? structure to deliver local landscape enhancements.

• Latton Priory covers a very extensive area on the edge of Harlow;

• This gives a great deal of flexibility to accommodate growth in a sustainable fashion, very well related to Harlow;

• All green infrastructure assets can be retained and used to define development zones, providing a framework for a new enhanced accessible open space network; A • Analysis of contours, long ridge views and recognisable B existing features are utilised to establish a new robust green belt boundary which contains built development and ensures no encroachment on the wider landscape setting of Harlow;

• Around 75 hectares of future built development encompassed and Latton Priory subdivided by 175 hectares of accessible green infrastructure; and Green Belt land proposed for Green C Infrastructure enhancements • Latton Priory itself is protected and enhanced with new structural planting reinforcing the existing landscape framework, together Rye Hill (Low - Medium A Landscape Sensitivity to change) with permissive access. London Road (Low - Medium The following provides a summary of the recommendations made within B Landscape Sensitivity to change) this report; Epping Valleys (Medium - High C Landscape Sensitivity to change)

Figure 2: Landscape & Sensivity Character Areas

Landscape & Visual Study Latton Priory 7 1.0 Executive Summary

Visual Analysis conclusions: which parts of the site would be appropriate for built development in visual terms?

The analysis undertaken within this report describes the visual • The analysis confirms that land south of the plateau and sloping • The visual analysis shows that a combination of existing woodland characteristics of the site: towards Epping is visually open countryside. Any built development and proposed advance woodland planting at the southern edge of the within this location would be visible in wider views from the south. plateau can visually contain built development. • The landform and woodland that define the three identified Landscape Character Areas also define three separate areas of visual character; • The remainder of Latton Priory is contained adjacent to Harlow by the It is this broad plateau (i.e. land above the 105metre contour) that, in the landform and tree cover and here built development can be visually absence of a detailed landscape and visual appraisal, has created an • The plateau and land that slopes north towards Harlow, contained and separated from the wider countryside within a Green element of uncertainty in the evidence base reports on its suitability for Infrastructure framework. built development. To date, the extent to which the built development • Land that slopes south east towards London Road; and could be contained on the plateau has not been established by the • The higher land that divides the three areas is often described within evidence base reports. It is therefore explored in detail within this report • Land below the plateau that slopes south west towards Epping. the evidence base documents as a ‘ridge’ but more accurately it forms through photographic analysis, supported by Indicative Site Sections. a plateau of elevated land, as is clearly evident in the photographs below.

Plateau contained by existing View towards Harlow across the woodland at its southern edge Water tower proposed Green Wedge extension (Direction of Epping)

Figure 3: View across the proposed Green Wedge extension from the central public footpath. The view toward Harlow would be retained with the development proposals.

8 Latton Priory Landscape & Visual Study Executive Summary 1.0

Summary of the analysis of views from Epping: Water Tower (108m) Rivetts Farm (105m)

• The analysis shows that built development can be visually contained adjacent to Properties on Rye Hill Road Harlow and upon the plateau without encroachment on the wider Epping Forest (100-105m) countryside.

• The existing woodland at the southern edge of the plateau provides visual containment preventing views beyond.

• Supplementary woodland can be planted that would link the existing woodland blocks, ensuring that built development would be screened in views from the rural area to the south.

• This can be implemented as advanced planting to ensure that it is well-established prior to development taking place. Existing view north east towards the site from Lindsey Street, Epping

Proposed residential development on the plateau (beyond existing vegetation)

Illustrated view north east towards the site from Lindsey Street, Epping - with development but without woodland planting

Woodland planting on the skyline

Illustrated view north east towards the site from Lindsey Street, Epping - with development and with woodland planting

Figure 4: Existing view towards Latton Priory and illustrated views of development proposals for comparison. The proposed woodland planting would screen built development beyond the southern edge of the plateau. At this distance (over 2 miles) the changes to the view is barely discernible. Landscape & Visual Study Latton Priory 9 1.0 Executive Summary

Summary of the analysis of views from Harlow: Woodland on Rye Hill Mark Bushes Dorrington Farm & wooded Water tower Parndon Wood Properties at Riddings Wood moat beyond • Views towards Latton Priory from within Harlow town are generally Latton Green (Scheduled Monument) screened or heavily filtered by intervening buildings and trees within the town. The Water Gardens • The primary view towards the site is from elevated buildings within the Shopping Centre town centre along the Green Wedge. From here only the northern slopes within Latton Priory up to the plateau are visible below a wooded skyline. Latton Bush Centre (sports) • From public open space adjacent to the settlement edge there are Passmores School views across the lower slopes of the site only and any development at Nettleswell Plantation this interface would be designed to address and enhance the existing Willowfield tower open space provision in this location. (See Figure 5 below) block

• The existing Green Wedge can be extended through the site. Built development would continue to be retained within the bowl of land, a principle originally defined by Frederick Gibberd. The built Existing view from Upper floor of Terminus House development, as indicated on the Green Infrastructure Strategy plan, would be seen on the slopes, contained and separated by the existing woodland blocks and the extended Green Wedge, maintaining a Green wedge extended into New woodland planting links New woodland planting links green character to any views in this direction. (See Figure 6) Rye Hill existing woodland blocks on existing woodland blocks on the skyline the skyline

Illustrated view of proposed development from Upper floor of Terminus House

Figure 5: Extract of sketch showing the interface between the proposed Figure 6: Elevated view from upper floor or Terminus House, within Harlow Town Centre towards Latton Priory development and public open space at the existing settlement edge at Stewards

10 Latton Priory Landscape & Visual Study Executive Summary 1.0

Summary of the analysis of views from London Road: How would development of the site comply Latton Priory Priory Latton PrioryPriory with Frederick Gibberd’s original landscape Latton Priory Existing woodland Existing woodland woodland • The visual analysis within this report shows that land adjacent to led masterplanning approach for the town? Existing woodlandwoodland London Road can be contained by locally characteristic tree and Harlow existing existing residential residential areasareas areas woodland planting adjacent to the road. Harlow existingexisting residentialresidential areas areas Frederick Gibberd’s original landscape principles for Existing Harlow Harlow Green Green Wedge Wedge & and Existing Harlow Green Wedge & Existingproposed HarlowHarlow extension extension GreenGreen Wedge Wedge & & Harlow included containment of the town within the proposed extensionextension • If desired a high quality ‘gateway’ employment area can also be Existing public open space landform of Rye Hill to the south and the River Stort Existing public public open open space space created. Existing publicpublic openopen space space to the north. The higher land within the town was to Proposed sustainable urbanurban extensionextension form the neighbourhoods with the intervening valleys Proposed sustainablesustainable sustainable urban urban urban extension extension extension Green Infrastructure: proposed providing Green Wedges that drew the countryside Green Infrastructure: Infrastructure: proposedproposed proposed built Greenbuilt development Infrastructure: area proposed proposed developmentbuilt development area areaarea built developmentdevelopment area area through the town. Green Infrastructure: landscape Green Infrastructure: Infrastructure: landscapelandscape landscape Greenenhancements Infrastructure: to retained landscape landscape countryside enhancements toto retainedretained countrysidecountryside enhancements toto retainedtoretained retained countryside countryside countryside Wider Epping Forest countryside The landscape and visual analysis in this report Wider Epping Forest countryside WiderWider EppingEpping Forest Forest countryside countryside demonstrates that built development on the slopes Existing long distance footpath Existing long distance footpathfootpath Existingroutes long distance footpath towards Harlow and upon the plateau would remain routesExisting long long distance distance footpath footpath routes routesroutes contained within the Rye Hill landform and would not spill into the wider countryside. The Green Wedge principle would be extended through the site and there are significant opportunities to provide a number of additional green fingers throughout the development areas enhancing the currently weak connections from the southern part of Harlow with the surrounding rural area.

Figure 7: Gateway landscape and roadside planting adjacent to London Road

Figure 8: Green Wedge Extension Proposals

Landscape & Visual Study Latton Priory 11 1.0 Executive Summary

Review of the evidence base documents: what are the • To the south, the elevated landform and woodland blocks provide The evidence base growth studies recognise that other land will need physical expansion constraints for Harlow and what is the areas of sensitivity and constraint, however in contrast to the west to be identified for development if the town is to thrive and meet growth most appropriate direction for growth? and north there are areas within this landscape that can be contained targets. Although the studies consider the land around the town periphery and can be developed without significant environmental harm to the they are broad brush and their scope is limited as it does not go as far as identified assets, and if sensitively developed within a new Green individual site assessment. • A number of broad landscape assessment and sensitivity studies Infrastructure can deliver significant environmental benefits for the have been undertaken for Harlow and Epping Forest District Councils. town and for the residents of Epping Forest District. From its inception it was always anticipated that Harlow would expand These form part of the evidence base to assist in determining the and a number of studies and proposed expansion plans have previously locations of future development. The studies identify the potential Within the studies much of the landscape adjoining Harlow (other than been prepared, some of which are included within the book; Harlow: environmental constraints for expansion of Harlow; to the east) is assessed as being potentially sensitive to development. Story of a New Town, F. Gibberd, 1980. The plans highlight the difficulty Much of the east is now developed or is subject to planning approval for and constraints to expansion on all flanks of the town; the River Stort • Broadly, the north is constrained by the River Stort floodplain, any further development and the presence of the M11 will constrain future floodplain to the north, historic settlement and farmland to the west, the development north of the river would be physically detached from the development in this direction. M11 to the east and the higher land to the south. Several expansion town. plans shown below include proposed expansion on the rising land to the south. • To the west there are areas of sensitive historical landscape including a settled rural landscape within an extensive Conservation Area With expansion of the town now taken almost to the boundaries originally designation. There is also risk of coalescence with nearby Royden. established by Frederick Gibberd, new studies recognise this constraint to growth and consider the options for the direction of future growth. These include “Generating and Appraising Spatial Option for the Harlow Area” by consultants Scott Wilson. The Scott Wilson study considers a number of environmental constraints, including the role of land surrounding Harlow against the five purposes of Green Belt. It presents a number of options for the growth of the settlement. Its ‘combined criteria’ option, (described in the report as being more sustainable as it isn’t policy led) proposes 3520 dwellings at Harlow south.

Key Latton Areas of Nature Conservation, Historic Environment and Landscape Value (Statutory & Non-Statutory Designations) Priory Harlow Area Study Plan 1973 Expansion Plan Extract 2005 Flood Risk Areas

Major Areas Managed for Recreation Figure 10: Harlow Town Expansion Plans showing proposed growth to the south of the town Urban Areas

Recreational Paths

Major Rivers

Major Roads

Railway Line

Study Area

Figure 9: Plan extract from the Harlow Area Landscape & Environmental Study showing identified environmental constraints around the Harlow periphery 12 Latton Priory Landscape & Visual Study Executive Summary 1.0

Why should part of the site be released from the Green Belt? • To the north land beyond the River Stort comprises open countryside • To the east much of the less sensitive land has now been developed that does not relate well to the settlement. Development here would and the M11 motorway provides a barrier to further growth. The FPCR and Boyer Planning have previously undertaken extensive analysis constitute sprawl with no clear boundary to protect the countryside remaining and logical direction is to the south where a sustainable that considers the suitability for removal of a part of the site from Green from encroachment. urban extension can be contained adjacent to the urban area utilising Belt. The landscape and visual analysis clearly demonstrates the level of the Rye Hill landform and woodland to provide containment. containment of the part of the site recommended for removal from Green • To the west of Harlow the Green Belt prevents coalescence with a Belt. This land does not provide any significant Green Belt function; number of settlements and prevents encroachment on an extensive settled rural Conservation Area. • The landform and blocks of woodland provide natural containment and strong defensible boundaries to check unrestricted sprawl.

• There is no possibility that development would lead to neighbouring Latton Common settlements coalescing and will therefore avoid towns merging into one another.

Stort Valley Way • Development can be confined to limited areas of land contained within the landform adjacent to the settlement edge so as to safeguard the countryside from encroachment. Latton Park • Development will utilise land orientated towards Harlow and can be Stewards designed to present a wooded skyline setting in views from elevated properties at the town centre to preserve the setting and character of Mark Bushes Harlow as defined by Frederick Gibberd. Kingsmoor Rye Hill Road Riddings House M11 • Development can be linked with the Harlow southern estates and will junction 7 be planned to assist regeneration. Dorrington Farm The Green Belt analysis identifies a clear line upon which a new defensible Parndon Green Belt boundary could be imposed. This can be further reinforced Wood through implementation of the proposed Green Infrastructure to provide Rye Hill Moat Scheduled Monument a robust and high quality integrated green edge to the town that would in Rye Hill perpetuity contain a new settlement edge within a new defensible Green Water Tower Latton Priory Belt boundary. Scheduled Monument London Road Hospital Wood Why is Latton Priory the best site for Green Belt release?

Within Epping District approximately 97% of the landscape is within Forest Way Green Belt, therefore it is inevitable some land will need to be released to provide for much needed growth. The parts of Latton Priory proposed for release would meet a significant proportion of the District’s housing The proposed Green Belt boundary follows a logical line along the needs, thus ensuring that the more sensitive rural sites could remain southern edge of the plateau, defined by the extension of the Harlow Green Wedge. This significant Green Way links existing protected within Green Belt. woodland blocks and landscape features to provide a multi-purpose robust countryside buffer, recreational and wildlife Within Harlow, previous studies, including the Scott Wilson report, have corridor, that can readily contain a settlement extension in this included broad Green Belt assessments. These assessments and the location. evidence previously submitted by Boyer Planning to Epping Forest Council clearly show that land to the north and west of Harlow provides a significant Green Belt function: Figure 11: The Proposed New Green Belt Boundary

Landscape & Visual Study Latton Priory 13 NOTES NOTESNOTES NOTES AllNOTESAll dimensions to tobe beverified verified on site. on Dosite. not Do scale not this scale drawing. this drawing. AllNOTESAll dimensions to tobe beverified verified on site. on Dosite. not Do scale not this scale drawing. this drawing. AllAll discrepanciesdimensions to tobe tobe verified beclarified clarified on withsite. projectwithDo not project Landscapescale this Landscape drawing. Architect. Architect. AllNOTESAll discrepanciesdimensions to tobe tobe verified beclarified clarified on withsite. projectwithDo not project Landscapescale thisLandscape drawing. Architect. Architect. LATTON COMMON All dimensions to be verified on site. Do not scale this drawing. LATTON COMMON LATTON COMMON ThisThisAll discrepancies drawingdrawing is isthe tothe property be property clarified of FPCR with of FPCR project Environment EnvironmentLandscape and DesignArchitect. and Design LATTON COMMON All dimensions to be verified on site. Do not scale this drawing. LATTON COMMON LtdThisLtdThisAll discrepanciesandand drawingdrawing is is issued issued is isthe ontothe property onbethe property clarifiedthe condition conditionof FPCR with of it FPCRis project Environmentnot it isreproduced, EnvironmentLandscapenot reproduced, and retained DesignArchitect. and retained Design LATTON COMMON LtdorThisAllNOTES disclosed discrepanciesand drawing is issued to is any the onto unauthorised property bethe clarified condition of FPCR with person, it is project Environmentnot either reproduced, Landscape wholly and orretained Architect.Design in part LATTON COMMON LtdororThis disclosed and drawing is issued to isto any the any unauthorisedpropertyon unauthorised the conditionof FPCR person, Environmentperson, it eitheris not whollyeither reproduced, and or whollyDesign in part orretained in part LATTON COMMON LtdwithoutorThis disclosed and drawing writtenis issued to is consentany the on unauthorisedproperty the of condition FPCR of FPCR Environmentperson, it is Environmentnot either reproduced, and wholly Design and orretained Design in Ltd. part withoutorLtdwithoutAll disclosed dimensionsand written iswritten issued to consentto consentanyon be theverified unauthorised of condition FPCR of on FPCR site.Environment it is Do Environmentperson,not not reproduced, scale and either Designthis and drawing. retainedwholly Ltd.Design or in Ltd. part Ltdwithoutor disclosed and writtenis issued to consentany on unauthorised the of condition FPCR Environmentperson, it is not either reproduced, and wholly Design orretained in Ltd. part withoutOrdnancewithoutorAll disclosed discrepancies written written Survey to consentany consent materialto unauthorised be ofclarified FPCR isof used FPCR with Environmentperson, with project Environment the either permission Landscape and wholly Design and ofor Architect. The in Ltd.Design part Ltd. OrdnanceControllerOrdnancewithoutor disclosed written ofSurvey Survey HMSO,to consentany material unauthorised materialCrown of FPCRis copyright used is Environmentusedperson, with 100 thewith either 018896permission the and wholly permission .Design ofor Thein Ltd. part of The LATTON COMMON ControllerThis drawing of HMSO, is the property Crown copyright of FPCR 100Environment018896. and Design OrdnanceControllerOrdnancewithout written ofSurvey Survey HMSO, consent material materialCrown of FPCRis copyright used is Environmentused with 100 thewith 018896permission the and permission .Design of The Ltd. of The ControllerOrdnance Survey of HMSO, material Crown is used copyright with the permission100 018896 of The. ControllerControllerLtd and is of issuedof HMSO, HMSO, on Crownthe Crown condition copyright copyright it is 100 not reproduced, 018896100 018896. retained. ControllerOrdnanceor disclosed ofSurvey HMSO,to any material unauthorised Crown is copyright used person, with 100 the either 018896permission wholly. ofor Thein part LATTON PARK LATTON PARK Controllerwithout written of HMSO, consent Crown of FPCR copyright Environment 100 018896 and .Design Ltd. LATTON PARK LATTON PARKLATTON PARK Ordnance Survey material is used with the permission of The 1.0 Executive Summary LATTON PARKLATTON PARK LATTON PARK ControllerNOTES of HMSO, Crown copyright 100 018896. MARK BUSHES All dimensions to be verified on site. Do not scale this drawing. MARK BUSHES All discrepancies to be clarified with project Landscape Architect.

MARK BUSHES LATTON COMMON This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained MARK BUSHES or disclosed to any unauthorised person, either wholly or in part MARK BUSHES MARK BUSHES LATTON PARK without written consent of FPCR Environment and Design Ltd. Ordnance Survey material is used with the permission of The MARK BUSHES MARK BUSHES Controller of HMSO, Crown copyright 100 018896.

Study Area Boundary LATTON PARK

Historic Landscape Assets MARK BUSHES MARK BUSHES M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTION 7 Scheduled Monument RUNDELLS GROVE M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTION 7 Registered Common Land M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTIONRUNDELLS 7 GROVE RUNDELLS GROVE M11 JUNCTION 7 RYE HILL ROAD M11 JUNCTION 7 RYE HILL ROAD Remnant Historic Field Pattern RYE HILL ROAD RUNDELLS GROVERUNDELLS GROVE RYE HILL ROAD M11 JUNCTION 7 PARNDON WOOD RUNDELLS GROVE Ancient Woodland RYE HILL ROAD PARNDON WOOD RYE HILL ROAD M11 JUNCTION 7 PARNDON WOOD RUNDELLS GROVE PARNDON WOOD RYE HILL ROAD Sites and Areas of Nature Conservation Value RYE HILL ROAD STORT VALLEY WAY PARNDON WOOD SSSI RYE HILL ROAD PARNDON WOOD RYE HILL MOAT LONDON ROAD

PARNDON WOOD RYE HILL ROAD HOSPITAL WOOD Local Nature Reserve LATTON PRIORY RYE HILL ROAD PARNDON WOOD FOREST WAY PARNDON WOOD County Wildlife Site PARNDON WOOD Woodland Habitat STORT VALLEY WAY STORT VALLEY WAY (in addition to identified areas of Ancient Woodland) STORT VALLEY WAY

LONDON ROAD Hedgerows and individual trees STORT VALLEY WAY RYE HILL ROAD RYE HILL MOAT STORT VALLEY WAY LONDON ROAD RYE HILL MOAT LONDON ROAD Recreation and accessible open space STORT VALLEY WAY LONDON ROAD RYE HILL MOAT A 11.11.2013 Minor amends SLS - 31.10.2013 First issue. SLS Green Wedge RYE HILL MOAT LONDON ROAD rev date description by HOSPITAL WOOD LONDON ROAD HOSPITAL WOOD RYE HILL MOAT masterplanning environmental assessment STORT VALLEY WAY LATTON PRIORY LONDON ROAD HOSPITAL WOOD RYE HILL ROADRYE HILL MOAT STORT VALLEY WAY LATTON PRIORY Publicly Accessiblelandscape design Open Space RYE HILL ROAD urban design FPCR Environment and Design Ltd STORT VALLEY WAY LATTON PRIORY ecology Lockington Hall HOSPITAL WOOD FOREST WAY RYE HILL ROAD RYE HILL ROAD architecture Lockington FOREST WAY arboriculture Derby DE74 2RH HOSPITAL WOOD LATTON PRIORY Recreational Paths and other rights of way FOREST WAY RYE HILL ROAD fpcr t: 01509 672772 HOSPITAL WOOD LATTON PRIORY f: 01509 674565 RYE HILL MOAT RYE HILL ROADRYE HILL MOAT LONDON ROAD LONDON ROAD Long Distance Trail e: [email protected] FOREST WAY LATTON PRIORY w: www.fpcr.co.uk FOREST WAY RYE HILL MOAT RYE HILL ROAD LONDON ROAD client FOREST WAY CEG / HallamOther Land Public Management Footpaths Ltd HOSPITAL WOOD project HOSPITAL WOOD LATTON PRIORY Latton Priory HOSPITAL WOOD RYE HILL ROAD LATTON PRIORY Visibility and containment RYE HILL ROAD drawing title FOREST WAY LATTON PRIORY THORNWOOD COMMON ENVIRONMENTALTopography ASSETS FOREST WAY RYE HILL ROAD

scale drawn date FOREST WAY 1:12,500 @ A3 SLS November 2013

drawing number rev 2729-P-111A Fig 4

CAD file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg Figure 12: Existing Green Infrastructure Assets Plan LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD 14 Latton Priory Landscape & Visual Study LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD

A 11.11.2013 Minor amends SLS A 11.11.2013 Minor amends SLS - 31.10.2013 First issue. SLS LONDON ROAD -A 11.11.201331.10.2013 FirstMinor issue. amends SLS RYE HILL ROAD rev- date31.10.2013 Firstdescription issue. SLSby revA date11.11.2013 Minordescription amends bySLS rev-A date11.11.201331.10.2013 FirstMinordescription issue. amends bySLS -A 11.11.201331.10.2013 FirstMinor issue. amends SLS LONDON ROAD rev date description by RYE HILL ROAD - 31.10.2013 First issue. masterplanning SLS LONDON ROAD rev date description masterplanning by environmental assessment RYE HILL ROAD rev date descriptionenvironmental assessmentmasterplanning by landscape design environmental assessmentlandscape design A 11.11.2013 Minor amendsmasterplanning SLS landscapeurban design design FPCR Environment and Design Ltd - 31.10.2013 Firstenvironmental assessment issue. masterplanningurban design FPCR Environment and DesignSLS Ltd urban designecology LockingtonFPCR Environment Hall and Design Ltd environmental assessmentlandscapemasterplanningecology design Lockington Hall RYE HILL ROAD rev date description architectureecology Lockington Hall by RYE HILL ROAD environmental assessmentlandscapearchitecture design Lockington arboricultureurban design DerbyFPCR Environment DE74 2RH and Design Ltd landscapearboriculturearchitecture design DerbyLockington DE74 2RH RYE HILL ROAD urban designecology LockingtonFPCR Environment Hall and Design Ltd A 11.11.2013 Minor amendsarboriculture SLS urban designecology DerbyLockingtonFPCR Environment DE74 Hall 2RH and Design Ltd RYE HILL ROAD masterplanningarchitecture t:Lockington 01509 672772 -A 11.11.201331.10.2013 FirstMinor issue. amends ecology t: 01509 672772 SLS RYE HILL ROAD fpcr environmental assessmentarboriculturearchitecture DerbyLockington DE74 Hall 2RH - 31.10.2013fpcr First issue. architecture f:t: 01509 674565672772 SLS RYE HILL ROAD rev date description arboriculture f:DerbyLockington 01509 DE74 674565 2RH by fpcr landscape design e: [email protected] arboriculture e:f:Derby [email protected] DE74 674565 2RH rev date description urban design w:t:FPCR www.fpcr.co.uk01509 Environment 672772 and Design Ltd by fpcr w:e:t: [email protected] 672772 ecology f:Lockington 01509 674565 Hall fpcr w:t: www.fpcr.co.uk01509 672772 f: 01509 674565 RYE HILL ROAD fpcr architecturemasterplanninge:Lockington [email protected] arboriculture w:e:f:Derby [email protected] DE74 674565 2RH client environmental assessmentmasterplanning client w:e: [email protected] environmental assessmentlandscape design CEGclient / Hallam Land Managementw:t: www.fpcr.co.uk01509 Ltd 672772 CEGfpcr / Hallam Land Managementlandscapeurban design design LtdFPCR Environment and Design Ltd CEGclient / Hallam Land Managementf: 01509 Ltd 674565 projectclient urban designecologye: [email protected] Environment Hall and Design Ltd project CEGclient / Hallam Land Managementarchitectureecologyw: www.fpcr.co.uk LtdLockington Hall RYE HILL ROAD projectLattonCEG / HallamPriory Land Management Ltd RYE HILL ROAD LattonCEG / HallamPriory Land Managementarboriculturearchitecture LtdDerbyLockington DE74 2RH projectLatton Priory arboriculture project Derby DE74 2RH projectLattonclient Priory t: 01509 672772 drawingLatton titlefpcr Priory t: 01509 672772 drawing title f: 01509 674565 THORNWOOD COMMON CEG / Hallam Land Management Ltd THORNWOOD COMMON drawingLatton titlefpcr Priory e:f: [email protected] 674565 THORNWOOD COMMON ENVIRONMENTAL ASSETS ENVIRONMENTALdrawingproject title ASSETS w:e: [email protected] THORNWOOD COMMON drawing title w: www.fpcr.co.uk THORNWOOD COMMON ENVIRONMENTALdrawingLatton title Priory ASSETS THORNWOOD COMMON scale drawn date scaleENVIRONMENTALdrawn ASSETS date clientENVIRONMENTAL ASSETS 1:12,500scale @ A3 drawnSLS dateNovember 2013 clientdrawing title 1:12,500scale @ A3 SLSdrawn Novemberdate 2013 THORNWOOD COMMON drawing number rev CEGdrawingscale number / Hallam Landdrawn Managementrevdate Ltd CEGdrawing1:12,500ENVIRONMENTAL number / @ Hallam A3 LandSLS ASSETS ManagementrevNovember Ltd 2013 1:12,500scale @ A3 drawnSLS dateNovember 2013 project1:12,500 @ A3 SLS November 2013 project2729-P-111Adrawing number Figrev 4 Latton2729-P-111Adrawing number Priory Figrev 4 drawingscale number drawn revdate LattonCAD file: K:\2700\2729\LANDS\Plans\2729-P-111A Priory GI Assets.dwg CAD2729-P-111A1:12,500 file: K:\2700\2729\LANDS\Plans\2729-P-111A @ A3 SLS GI Assets.dwgFigNovember 20134 CAD2729-P-111A file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwgFig 4 2729-P-111Adrawing number Figrev 4 CAD file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg drawingCAD file: titleK:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg THORNWOOD COMMON drawingCAD file: titleK:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg THORNWOOD COMMON ENVIRONMENTAL ASSETS ENVIRONMENTAL2729-P-111A ASSETSFig 4 CAD file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg

scale drawn date 1:12,500scale @ A3 drawnSLS dateNovember 2013 1:12,500 @ A3 SLS November 2013 drawing number rev drawing number rev 2729-P-111A Fig 4 CAD file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg CAD file: K:\2700\2729\LANDS\Plans\2729-P-111A GI Assets.dwg Executive Summary 1.0

What are the opportunities for Green Infrastructure at Latton Priory and how can it protect the sensitive areas of the site?

This landscape and visual study and a number of the evidence base • There is also the opportunity to provide extensive areas of land for • There are opportunities to retain existing public views to and from reports identify the environmental constraints and opportunities for Latton biodiversity offsetting within the southern part of Latton Priory. Latton Priory and provide new publicly accessible viewpoints as part Priory. Primarily the existing Green Infrastructure provision within the of the Green Infrastructure associated with the built development. vicinity of Latton Priory is poor with a landscape degraded by agricultural • There are opportunities to reintroduce areas of common land at Rye intensification that is low in biodiversity potential and provides limited Hill along with a recreational route along a former drove road that ran • In addition to providing rural access opportunities to local residents opportunities for countryside access for residents at the southern between Epping Green and Latton Priory. This reinstated route could could provide a draw to visitors, helping to ease pressure on sensitive settlement edge. provide a more user friendly alternative to the current Stort Valley ecologically designated sites such as Epping Forest SAC. Way route along Rye Hill Road. The current Harlow settlement edge backs onto areas of open space and fields at the southern edge of the town and does not positively address this space. Recreational connections from the settlement edge to the countryside are limited, with a single, poorly accessed public footpath extending from the Green Wedge onto Rye Hill. The Green Wedge itself is not publicly accessible and the adjacent Fern Hill Lane is currently a dead end route used for fly-tipping. There are significant opportunities to enhance this interface and improve countryside access.

The Green Infrastructure assets of Latton Priory; the Stort Valley Way, large woodland blocks and Scheduled Monuments are isolated assets within a landscape otherwise lacking in structure. With the exception of the woodland blocks the sensitive components are predominantly located within the south of the site, where areas of pre 18th century enclosure fields remain relatively intact.

There is the opportunity with development to conserve and enhance the existing GI assets on and around the site;

• Connecting them through creation of new woodland with hedgerows and trees and a network of recreational routes that link the settlement edge with the existing long distance trails.

• Field boundaries within the south of the site can be retained and enhanced through planting. The potential to return some fields to grazing and / or common land would be explored.

• The new Green Infrastructure and existing assets would be brought into conservation management, and would be set out within a comprehensive GI and biodiversity management plan for the whole Latton Priory site.

• There are substantial opportunities for the introduction of new wildlife corridors across the site connecting the adjacent designated wildlife sites.

Figure 13: Biodiversity Opportunities associated with development at Latton Priory

Landscape & Visual Study Latton Priory 15 1.0 Executive Summary

Figure 14: Recreational Opportunities associated with development at Latton Priory

16 Latton Priory Landscape & Visual Study Executive Summary 1.0

Figure 15: Identified public views to be retained and opportunities to introduce new views with development at Latton Priory

Landscape & Visual Study Latton Priory 17 18 Latton Priory Landscape & Visual Study 2.0 INTRODUCTION

Landscape & Visual Study Latton Priory 19 2.0 Introduction

Purpose of this document

This landscape and visual study draws together and summarises the recommendations made by FPCR Environment and Design Ltd following more than eight years of desktop and site analysis of the potential landscape and visual constraints and opportunities for built development and associated Green Infrastructure provision at Latton Priory. The report has been prepared by chartered members of the Landscape Institute.

Latton Priory

Green Belt land proposed for Green Infrastructure enhancements

Figure 1: Site Location

20 Latton Priory Landscape & Visual Study Introduction 2.0

The recommendations within this study draw upon the environmental and References design guidance provided within a number of Epping Forest and Harlow District Council evidence base documents. The following evidence base documents are referenced within this report;

This study provides a site specific assessment of land at Latton Priory. It • Epping Forest Landscape Studies, Landscape Character summarises the landscape and visual character of the site and considers Assessment, Epping Forest District Council (Chris Blandford the constraints and opportunities for built development. The study then Associates, January 2010); identifies the areas of landscape and environmental sensitivity that should remain free of built development and defines the potential development • Harlow Area Landscape and Environment Study, Volumes 1-3 capacity of land at Latton Priory, identifying the associated opportunities (Chris Blandford Associates, September 2004); for conservation and enhancement of the landscape and creation of Green Infrastructure. • A Green Infrastructure Plan for the Harlow Area, Volumes 1 and 2, The Harlow Green Spaces Project (Chris Blandford Associates, A specific review of the existing Green Belt has previously been undertaken November 2005); by FPCR Environment and Design Ltd together with Boyer Planning. These formed part of representations made by Boyer Planning to Epping • Generating and Appraising Spatial Option for the Harlow Area, Forest Council in 2011 and 2012. The Green Belt review has been an Harlow, East Hertfordshire and Epping Forest District Councils, integral component of the site analysis, culminating in a proposed revised Final Report (Scott Wilson, January 2010; Green Belt boundary and the Strategic Green Infrastructure Proposals for Latton Priory. • Harlow Area Study, Masterplanning Principles and Sustainability Criteria, Final Report for Harlow District Council in partnership This document shows how extension of Harlow to the south presents with Essex, Herts, East herts and Epping Forest District Councils the next logical step for growth and regeneration of the town. The (Matrix Partnership, Halcrow and Levett-Therivel, April 2005); Green Infrastructure Strategy plan illustrates how sensitively located built development and associated GI provision at Latton Priory can bring • Harlow Design Guide Supplementary Planning Document, significant landscape, recreational and biodiversity benefits for both Adopted, Harlow Council (October 2011). Harlow town and the wider Epping District.

Landscape & Visual Study Latton Priory 21 22 Latton Priory Landscape & Visual Study 3.0 LANDSCAPE ANALYSIS

Landscape & Visual Study Latton Priory 23 3.0 Landscape Analysis

Topography

The topography of Latton Priory and its context is shown adjacent.

The site is divided into three distinct areas by its topography. The northern part of the site rises gradually from Harlow to an elevated plateau of land at around 105metres with a highpoint at 110metres at Rye Hill.

To the south of Rye Hill the landform tips to the south west into the Cobbin’s Brook Valley before rising to higher land at around 100-105metres at Epping.

The south eastern part of the site slopes in a south easterly direction towards London Road and the Cripsey Brook Valley rising to North Weald beyond. Section D

Section C Section B Section

Section A

Harlow residential edge (Stewards) Rye Hill Moat

Figure 2: Section Location Plan Epping countryside Edge of Epping

A The Site Rye Hill Road Epping countryside Mark Bushes woodland Latton Priory Edge of Epping

B The Site Green Infrastructure enhancements Mark Bushes woodland London Road Weald Hall Lane, Thornwood

C The Site Mark Bushes woodland London Road M11 North Weald

The Site Figure 3: Sections showing landform

24 Latton Priory Landscape & Visual Study Landscape Analysis 3.0

Landscape Character of the Site Area C: Epping Valleys

The landscape character of Latton Priory is strongly influenced by the This area slopes towards Epping. It comprises intensively managed arable area. Latton Priory Scheduled Monument and farm buildings provide a landform and the large scale woodland blocks that contain much of the land but retains areas of original pre 18th century field structure and a landscape feature at the north eastern edge of this area. The area does land. Land use predominantly comprises large arable fields, with few relatively intact landscape in comparison with the remainder of Latton not relate to the Harlow settlement edge or to the M11 / London Road hedgerow boundaries and trees. The character of the site forms three Priory. It is more distant from the large scale woodland blocks located junction and is relatively tranquil. A number of scattered rural properties distinct landscape character areas as shown adjacent. on the plateau, however tree cover is provided along the hedgerow lined and farmsteads line Rye Hill Road and are visible amongst trees within the route of Rye Hill Road, around Rivetts Farm and within the field boundary wider landscape context to the south. From this area there are panoramic Area A: Rye Hill hedgerows. Tree belts at the southern edge of the plateau, including at views south across the Cobbin Brook Valley towards Epping. This area Rye Hill Moat Scheduled Monument define the northern edge of this has been assessed as having a medium-high sensitivity to change. This area is defined by the plateau landform and slopes, that are orientated northwards towards Harlow. It is an intensively managed area of arable farmland, with limited remaining hedgerows. The landform, in combination with significant tree belts within this area and bordering the higher ground, provides containment and separation from the rural area to the south, and reinforces the connection of this area with the town. From a public footpath at the northern edge of the plateau there are views towards Harlow. Public access is limited to this public footpath and it links the Harlow Green Wedge to the Stort Valley Way. There are two farmsteads in this area; Dorrington Farm (Business Park) and Riddings House. The area has been assessed as low-medium sensitivity to change; it is influenced by the Harlow settlement edge, retains few landscape or heritage assets, and the intensive arable use severely limits its biodiversity and recreational potential. A Area B: London Road B

This area slopes gradually south eastwards towards London Road. It is contained to the north by extensive areas of woodland and to the west by the landform. London Road is tree lined along its eastern side. This containment creates a distinct compartment of land adjacent to London Road. Large scale arable fields dominate the character of this area. There are currently open views across the area from London Road. A public footpath passes through the area centrally from London Road. The influence of traffic noise on the M11 junction and the adjacent London C Road is apparent, the eastern part of the area relates to the junction 7 Latton Priory interchange and its surrounding land uses. It is not a tranquil area. The area has been assessed as low-medium sensitivity to change. Green Belt land proposed for Green Infrastructure enhancements

Rye Hill (Low - Medium A Landscape Sensitivity to change)

London Road (Low - Medium B Landscape Sensitivity to change)

Epping Valleys (Medium - High C Landscape Sensitivity to change)

Figure 4: Landscape & Sensitivity Character Areas

Landscape & Visual Study Latton Priory 25 NOTES NOTESNOTES NOTES AllNOTESAll dimensions to tobe beverified verified on site. on Dosite. not Do scale not this scale drawing. this drawing. AllNOTESAll dimensions to tobe beverified verified on site. on Dosite. not Do scale not this scale drawing. this drawing. AllAll discrepanciesdimensions to tobe tobe verified beclarified clarified on withsite. projectwithDo not project Landscapescale this Landscape drawing. Architect. Architect. AllNOTESAll discrepanciesdimensions to tobe tobe verified beclarified clarified on withsite. projectwithDo not project Landscapescale thisLandscape drawing. Architect. Architect. LATTON COMMON All dimensions to be verified on site. Do not scale this drawing. LATTON COMMON LATTON COMMON ThisThisAll discrepancies drawingdrawing is isthe tothe property be property clarified of FPCR with of FPCR project Environment EnvironmentLandscape and DesignArchitect. and Design LATTON COMMON All dimensions to be verified on site. Do not scale this drawing. LATTON COMMON LtdThisLtdThisAll discrepanciesandand drawingdrawing is is issued issued is isthe ontothe property onbethe property clarifiedthe condition conditionof FPCR with of it FPCRis project Environmentnot it isreproduced, EnvironmentLandscapenot reproduced, and retained DesignArchitect. and retained Design LATTON COMMON LtdorThisAllNOTES disclosed discrepanciesand drawing is issued to is any the onto unauthorised property bethe clarified condition of FPCR with person, it is project Environmentnot either reproduced, Landscape wholly and orretained Architect.Design in part LATTON COMMON LtdororThis disclosed and drawing is issued to isto any the any unauthorisedpropertyon unauthorised the conditionof FPCR person, Environmentperson, it eitheris not whollyeither reproduced, and or whollyDesign in part orretained in part LATTON COMMON LtdwithoutorThis disclosed and drawing writtenis issued to is consentany the on unauthorisedproperty the of condition FPCR of FPCR Environmentperson, it is Environmentnot either reproduced, and wholly Design and orretained Design in Ltd. part withoutorLtdwithoutAll disclosed dimensionsand written iswritten issued to consentto consentanyon be theverified unauthorised of condition FPCR of on FPCR site.Environment it is Do Environmentperson,not not reproduced, scale and either Designthis and drawing. retainedwholly Ltd.Design or in Ltd. part Ltdwithoutor disclosed and writtenis issued to consentany on unauthorised the of condition FPCR Environmentperson, it is not either reproduced, and wholly Design orretained in Ltd. part withoutOrdnancewithoutorAll disclosed discrepancies written written Survey to consentany consent materialto unauthorised be ofclarified FPCR isof used FPCR with Environmentperson, with project Environment the either permission Landscape and wholly Design and ofor Architect. The in Ltd.Design part Ltd. OrdnanceControllerOrdnancewithoutor disclosed written ofSurvey Survey HMSO,to consentany material unauthorised materialCrown of FPCRis copyright used is Environmentusedperson, with 100 thewith either 018896permission the and wholly permission .Design ofor Thein Ltd. part of The LATTON COMMON ControllerThis drawing of HMSO, is the property Crown copyright of FPCR 100Environment018896. and Design OrdnanceControllerOrdnancewithout written ofSurvey Survey HMSO, consent material materialCrown of FPCRis copyright used is Environmentused with 100 thewith 018896permission the and permission .Design of The Ltd. of The ControllerOrdnance Survey of HMSO, material Crown is used copyright with the permission100 018896 of The. ControllerControllerLtd and is of issuedof HMSO, HMSO, on Crownthe Crown condition copyright copyright it is 100 not reproduced, 018896100 018896. retained. ControllerOrdnanceor disclosed ofSurvey HMSO,to any material unauthorised Crown is copyright used person, with 100 the either 018896permission wholly. ofor Thein part LATTON PARK LATTON PARK Controllerwithout written of HMSO, consent Crown of FPCR copyright Environment 100 018896 and .Design Ltd. LATTON PARK LATTON PARKLATTON PARK Ordnance Survey material is used with the permission of The 3.0 Landscape Analysis LATTON PARKLATTON PARK LATTON PARK Controller of HMSO, Crown copyright 100 018896. MARK BUSHES MARK BUSHES MARK BUSHES MARK BUSHES MARK BUSHES MARK BUSHES LATTON PARK MARK BUSHES MARK BUSHES

Study Area Boundary

MARK BUSHES Historic Landscape Assets M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTION 7 Scheduled Monument RUNDELLS GROVE M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTION 7 Registered Common Land RUNDELLS GROVE M11 JUNCTION 7 RUNDELLS GROVE M11 JUNCTION 7 RYE HILL ROAD M11 JUNCTION 7 RYE HILL ROAD RUNDELLS GROVE Remnant Historic Field Pattern RUNDELLS GROVE M11 JUNCTION 7 RYE HILL ROAD RUNDELLS GROVE Ancient Woodland RYE HILL ROAD PARNDON WOOD RYE HILL ROAD M11 JUNCTION 7 PARNDON WOOD RUNDELLS GROVE PARNDON WOOD RYE HILL ROAD Sites and Areas of Nature Conservation Value RYE HILL ROAD PARNDON WOOD SSSI RYE HILL ROAD PARNDON WOOD

PARNDON WOOD RYE HILL ROAD Local Nature Reserve PARNDON WOOD PARNDON WOOD County Wildlife Site PARNDON WOOD Woodland Habitat STORT VALLEY WAY STORT VALLEY WAY (in addition to identified areas of Ancient Woodland) STORT VALLEY WAY Hedgerows and individual trees STORT VALLEY WAY RYE HILL MOAT STORT VALLEY WAY LONDON ROAD RYE HILL MOAT LONDON ROAD Recreation and accessible open space RYE HILL MOAT STORT VALLEY WAY LONDON ROAD Green Wedge RYE HILL MOAT LONDON ROAD HOSPITAL WOOD LONDON ROAD HOSPITAL WOOD RYE HILL MOAT STORT VALLEY WAY LATTON PRIORY LONDON ROAD HOSPITAL WOOD RYE HILL ROADRYE HILL MOAT LATTON PRIORY Publicly Accessible Open Space RYE HILL ROAD STORT VALLEY WAY STORT VALLEY WAY LATTON PRIORY HOSPITAL WOOD FOREST WAY RYE HILL ROAD FOREST WAY HOSPITAL WOOD LATTON PRIORY Recreational Paths and other rights of way FOREST WAY RYE HILL ROAD HOSPITAL WOOD LATTON PRIORY RYE HILL MOAT RYE HILL ROADRYE HILL MOAT LONDON ROAD LONDON ROAD Long Distance Trail FOREST WAY LATTON PRIORY FOREST WAY RYE HILL MOAT RYE HILL ROAD LONDON ROAD FOREST WAY Other Public Footpaths HOSPITAL WOOD HOSPITAL WOOD LATTON PRIORY HOSPITAL WOOD RYE HILL ROAD LATTON PRIORY Visibility and containment RYE HILL ROAD FOREST WAY LATTON PRIORY Topography FOREST WAY RYE HILL ROAD FOREST WAY

Figure 5: Environmental Assets Plan LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD 26 Latton Priory Landscape & Visual Study LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD LONDON ROAD RYE HILL ROAD

Landscape Features

Key landscape components and features on and adjacent to the site are shown adjacent. Those identified by the desktop and site analysis are listed below:

• Two Scheduled Monuments: The Moat at Rye Hill and the remains of Latton Priory;

• Registered Common Land: strips adjacent to Rye Hill Road at the southern site boundary. The former Rye Hill Common is now arable farmland. Latton Common and Thornwood Common remain to the north and south of the site;

• Remnant historic field pattern (pre 18th century enclosure): fields within the south of the site and a second smaller area within the east of the site;

• Ancient Woodland: Mark Bushes and Latton Park, including the strip within the site;

• Sites of Special Scientific Interest/Local Nature Reserves: Hospital Wood and Parndon Wood to the west of the site;

• County Wildlife Sites: Mark Bushes and Latton Park woodland areas adjacent to the site, Latton Common to the north east, and Hospital Wood and Parndon Wood to the west of the site;

• Other areas of woodland habitat: tree belts and smaller woodland blocks within the site;

• Hedgerows and individual trees: are largely confined to the south and east of the site;

• Green Wedge; this adjoins the northern edge of the site and extends from Harlow Town Centre;

• Publicly Accessible Open Space: adjoins the northern edge of the site in two locations;

• Long Distance Trails: the Stort Valley Way long distance trail passes through the site and connects to the Forest Way to the west;

• Other public footpaths: Two other public footpaths pass through the site.

Landscape & Visual Study Latton Priory 27 3.0 Landscape Analysis

Analysis of Evidence Base Documents on Landscape Landscape Sensitivity Character and Sensitivity The landscape character areas within the CBA studies however cover Two published documents provide broad assessments of landscape wider tracts of land than the site and therefore the analysis of sensitivity character and sensitivity covering land on which Latton Priory is located. within the CBA reports is broad and not site specific. These are; The 2010 CBA Study identifies landscape sensitivity in broad terms for • Epping Forest Landscape Studies, Landscape Character each full character area and defines the character areas in which the Assessment, Epping Forest District Council (Chris Blandford Latton Priory sit is located as having a ‘moderate sensitivity to change’. Associates, January 2010) (The 2010 CBA Study); No differential in sensitivity is given across the site.

• Harlow Area Landscape and Environment Study, Volumes 1-3 The 2004 Study goes further and suggests potential sensitivity to built (Chris Blandford Associates, September 2004) (The 2004 CBA development. Again this is a broad assessment and no differential is Study); given across Latton Priory or the wider landscape in which it lies. All land here is defined as having a ‘high’ sensitivity to ‘very large-scale urban Landscape Character Areas development’ and ‘substantial urban developments’ but a ‘moderate’ sensitivity to ‘small-scale urban developments’ (i.e. high, high, moderate). Both the Epping and Harlow District Landscape Character Assessments The south eastern part of Latton Priory falls within an area assessed (CBA 2010 and 2004) recognise the importance of the landform in defining as having a slightly lower sensitivity to small scale urban developments each landscape character area within the context of Latton Priory. (high, high, low). It is worth noting that other than the east of Harlow, all character areas adjoining the Harlow flanks were given similar sensitivity The Epping Landscape Character Assessment (CBA 2010) utilises the Harlow Area Landscape and Environment Study ratings by the study as is summarised by Figure 3.4 of the 2004 CBA southern 100metre contour to define two separate character areas across Study, see adjacent. the site whilst the Harlow Area Landscape and Environment Study (CBA 2004) appears to utilise the visual topographical tipping points across the Since the study was completed in 2004 much of the eastern flank has site to define its character areas. The latter study more closely reflects since been developed or has planning permission for development. the assessment of landscape character made within this study, which has Therefore the sensitivity conclusions of the 2004 CBA report are of limited been based on detailed site survey analysis at a local site level. assistance in determining the next direction of growth. A comparative assessment of relative sensitivity of potential sites and their masterplan / green infrastructure proposals around Harlow’s flanks on a site by site basis is needed.

Epping Forest Landscape Studies

Figure 6: Landscape Character Pan Extracts

28 Latton Priory Landscape & Visual Study Landscape Analysis 3.0

Figure 7: Figure 3.4 of the 2004 CBA Study shows the CBA assessment of sensitivity of the land around Harlow to built development

Landscape & Visual Study Latton Priory 29 3.0 Landscape Analysis

Landscape Features Landscape Recommendations

The 2004 CBA study highlights ‘major areas of environmental constraint’ The 2010 CBA study recommends sensitive design of residential dwellings General management recommendations include; conserve and enhance (See Figure 4.1 of the 2004 CBA Study), which is a useful starting point so that they are not conspicuous on the skyline or encroach onto the ridge the landscape setting of the Epping Upland, maintain characteristic open for considering the specific sensitivity of the site. In comparison to much which encloses Harlow but is not prescriptive about how this would be views, conserve and enhance the existing hedgerow pattern, veteran of the periphery of Harlow the site is relatively free of these constraints, achieved. This has been a key consideration in the development of the trees and establishment of species rich field margins within arable fields, with only two Scheduled Monuments within the south of the site (the Green Infrastructure proposals and determination of the environmental all of which can be drawn into the green infrastructure proposals at Latton moated site and Latton Priory) and a strip of woodland within the site capacity of the site for development Priory. designated as a wildlife site. The 2004 CBA study recognises at paragraph 4.6.2 that “both the woodland and Common Land are important for local biodiversity although existing habitats are fragmented with coverage in the middle section particularly

 poor”. It sets out a number of recommendations for conservation and   enhancement and opportunities and constraints for development for the    south of Harlow. These are listed below and have been addressed by the  Green Infrastructure proposals for Latton Priory as they have evolved; Forest Way ‘Key Conservation and Enhancement Opportunities’;

Sawbridgeworth • Conserve and enhance the sensitive woodlands and common Hunsdon land of the broad ridge. Sheering • Use the existing footpath network of the ridge as a focus for new woodland and grassland to ‘bridge the gap’ in these important habitats and to reinforce the visual containment of the ridge in Stort Valley Way Harcamlow Way Harcamlow the setting of Harlow.

 • Enhance the landscape character of the rural urban interface to  Harlow Hoddesdon Roydon  reinforce the sharp distinction between town and country and

 Environmental constraints shown on this map do not necessarily imply promote biodiversity.

 Three Forests Way absolute constraints for development. This map is intended to highlight the major areas of environmental sensitivity that may require specific  stringent conditions/mitigation measures to be met for development • Improve connections between the green wedges of Harlow  to be acceptable in landscape/environmental terms. In some site-specific cases, more detailed evaluation may demonstrate that particular types/ and the footpath network and accessible open spaces of the Stort Valley Way  scales of development are incompatible with environmental objectives. Lower countryside   Nazeing    Key Areas of Nature Conservation, Historic Environment and  • Restore the landscape character and biological diversity of the Stort Valley Way Landscape Value (Statutory & Non-Statutory Designations)  Epping Flood Risk Areas arable farmland on the uplands and southern slopes through  Green  Major Areas Managed for Recreation replanting hedgerows and trees along historic field boundaries.  North Weald Urban Areas

Lee Valley Walk Bassett  Recreational Paths • Protect the ancient monuments and listed buildings, having  Major Rivers Epping regard for their settings and seek to place them under appropriate  Essex Way Major Roads Cheshunt  management. Railway Line 0 1 2 km (2004 CBA Study)

 Three Forests Way Study Area  N:\GISProjects\50008401_har\projects\Amended_140205\11094601_4_1_maj_env_constraints.mxd

 Harlow Area Landscape and Figure 4.1  Waltham Environment Study  Abbey CHRIS BLANDFORD ASSOCIATES www.cba.uk.net Major Environmental Constraints This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes February 2005 Crown copyright and may lead to prosecution or civil proceedings. Licence Number 100017241. Hertfordshire & Essex County Councils, Environment Agency, DEFRA, HDC, EFDC data © Crown Copyright. All rights reserved 2004

Figure 8: Figure 4.1 of the 2004 CBA Study shows the identified environmental constraints around the Harlow area periphery

30 Latton Priory Landscape & Visual Study Landscape Analysis 3.0

Key Opportunities and Constraints for Development”; Other Green Infrastructure opportunities identified within the 2004 CBA Identified Landscape Constraints and Opportunities; Study include; • Desirability of maintaining the largely undeveloped/‘green’ • Character Area C should remain free of built development and character and well-defined edge/backdrop to Harlow’s townscape • Consider enhancement and conservation of tracts of landscape be managed to conserve and enhance its landscape structure. by avoiding development on the visually sensitive open ridge where historic field boundaries remain intact; slopes and the distinctive ridge-top skyline as experienced from • Within Character Areas A and B sensitively designed built internal green wedges. • Proposals to follow the overarching strategic vision for the Harlow development can be successfully accommodated within a area, which is based on achieving ‘sustainable future landscapes’ restored landscape structure. • Safeguard existing major areas of woodland/common land of (landscapes in which the important environmental qualities and nature conservation, historic environment and landscape value access opportunities of the countryside within the Harlow Area are • Opportunities to connect the isolated woodland blocks through along the urban edge from development. sustained and positively enhanced, whilst enabling sensitively located reintroduction of hedgerows and characteristic tree belts. and high quality new development to be successfully accommodated • Desirability of retaining the largely rural nature of the wider to meet strategic development needs). The core themes under this • Potential to reinstate areas of former common land at Rye Hill. countryside as experienced from views south of the ridge, vision include; “New urban edge landscapes of distinction – creating and avoiding an increased sense of urbanisation within the an improved image for urban edge landscapes, gateways, transport • Potential to retain and enhance the historic landscape field countryside gap between Harlow and Epping. corridors and other approaches through new and enhanced green pattern south of Rye Hill, through new planting and management infrastructure provision”. of hedgerows. Explore opportunities to reintroduce low intensity • Scope for softening hard, developed edge of existing/extended grazing. urban areas through green infrastructure plan to deliver new • Proposals to complement and underpin the vision and objectives of landscape framework of woodland blocks, hedgerows and the wider ‘Green Arc’ initiative which seeks to support the creation • Explore opportunities to enhance the value and setting of the hedgerow trees. and protection of an extensive, attractive and valued landscape of Scheduled Monuments. well-connected and accessible countryside for people and wildlife • Potential of severance and amenity effects on key recreational in the Green Belt around the north and east of London and in the routes such as the Stort Valley Way. (2004 CBA Study) southern parts of Hertfordshire and Essex.

• Respond to the influence of Gibberd’s masterplan with respect to ‘the underlying character of the landscape’. ‘relationship between town and country’, network of interconnected pedestrian and cycle ways’, ‘provision for tree planting on a massive scale’, topographic features, green wedges and historic village settlements. A B

Landscape & Visual Study Latton Priory 31 32 Latton Priory Landscape & Visual Study 4.0 VISUAL ANALYSIS

Landscape & Visual Study Latton Priory 33 4.0 Visual Analysis

Views from Latton Priory boundary

The visibility of Latton Priory is described through a series of photographs Photographs 1-10 describe the view across the site from identified (taken primarily in October 2013). The photographic evidence is supported publicly accessible locations adjacent to the site boundary where a view by a series of Site Sections and illustrated photographs, prepared to onto the site is possible. From each viewpoint only a limited area within explore the potential visibility of indicative built development within the the site is visible; development areas shown on the Green Infrastructure proposals plan. Views from London Road 2 1 Photographs 1-3 show land facing east i.e. the land identified as Character Area B: London Road. This land is contained within the plateau of higher land to the west and by extensive areas of woodland along the northern 3 site boundary. Trees along London Road also visually separate this land from the wider landscape to the south east. The area appears flat to gently sloping.

The photographs show that in views from London Road land within this area can be visually contained through tree planting adjacent to London Road (and along the northern boundary hedgerow). Tree planting here would be typical of the character of London Road, which is tree lined elsewhere.

Figure 9: Views from London Road - Location Plan, Photographs & Illustrations

Sketch view shows potential business park gateway adjacent to London Road (The illustrated photo viewpoint on the adjacent page shows how this view can be readily screened if desired)

34 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Typical tree lined character of London Landform, trees & woodland Tree planting adjacent to Rundell’s Grove Road provides visual containment provide containment of the London Road would contain built eastern part of the site development in this location

Photo Viewpoint 1: View across the eastern part of the site from London Road

Tree planting along this hedgerow would contain the built development Direction of Harlow Petrol Station Latton Park woodland and Car Garage on London Road Junction 7 (M11)

Photo Viewpoint 2: View of northern site boundary from London Road

Typical tree lined character of London Landform, trees & woodland provide Rundell’s Grove Property within Latton Park Road provides visual containment containment of the eastern part of the site the site Mark Bushes

Photo Viewpoint 3: View across eastern part of site from London Road

Photo Viewpoint 3: Illustrated to show effectiveness of roadside screen planting

Landscape & Visual Study Latton Priory 35 4.0 Visual Analysis

Views from Rye Hill Road Direction of eastern part of the site proposed for built development. Photographs 4-6 show views across land on the site that slopes to the Direction of western part of the site proposed for built development. Landform prevents views Tree planting between the built development and the viewpoint would merge imperceptibly with the wooded skyline. south (i.e. the land identified as Character Area C: Epping Valleys). to proposed development area beyond. Tree planting on skyline would contain development beyond. Higher land and woodland at the southern edge of the plateau prevents Rivetts Farm Latton Priory Farm views north and east of this area to the remainder of the site.

The photographs demonstrate that the woodland on the southern edge of the plateau, linked with new advance tree planting can easily contain built development beyond to the north without altering the character of this area.

Photo Viewpoint 4: View across the southern part of the site from Rye Hill Road

6 Photo Viewpoint 4: Illustrated to show the view across the southern part of the site from Rye Hill Road - 5 with development but without woodland planting

Figure 10: Views from Rye Hill Road - Photo Viewpoint 4: Illustrated to show the view across the southern part of the site from Rye Hill Road - Location Plan, Photographs & Illustrations with development and with woodland planting

At this distance, the change to the view as a result of the development proposals (with or without planting) is barely discernible. Note that landscape enhancements within the land contained by the blue line are not shown, the purpose of the photograph is to show the visual containment of the built development proposals by the landform and trees on the plateau.

36 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Direction of western part of the site proposed for built development. Rye Hill Moat Landform prevents views to proposed development area beyond. Tree planting Scheduled Monument on skyline would contain development beyond.

Photo Viewpoint 5: View north across the site from Rye Hill Road

Photo Viewpoint 5: Illustrated to show the view north across the site from Rye Hill Road - with development but without woodland planting Photo Viewpoint 4: Illustrated to show the view across the southern part of the site from Rye Hill Road - with development but without woodland planting

Photo Viewpoint 5: Illustrated to show the view north across the site from Rye Hill Road - with development and with woodland planting

Woodland planting can be implemented in advance to maximise its screening potential prior to construction of the properties.

Landscape & Visual Study Latton Priory 37 4.0 Visual Analysis

Approximate direction of western part of the site proposed for built development. Tree planting between the viewpoint and the built development would link woodland blocks on the skyline easily containing built development in this location.

Dorrington Farm Rye Hill Moat Scheduled Monument

Photo Viewpoint 6: View north east across the site from Rye Hill Road

Photo Viewpoint 6: Illustrated to show the view across the southern part of the site from Rye Hill Road - with development but without woodland planting

Photo Viewpoint 6: Illustrated to show the view across the southern part of the site from Rye Hill Road - with development and with woodland planting

Woodland planting can be implemented in advance to maximise its screening potential prior to construction of the properties.

38 Latton Priory Landscape & Visual Study Visual Analysis 4.0

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Landscape & Visual Study Latton Priory 39 4.0 Visual Analysis

Residential development to be set back from Rye Hill Road beyond a high Dorrington Farm Plateau of higher ground prevents views beyond Harlow quality landscaped frontage Views from the Harlow settlement edge

Photographs 7-10 show views across land that slopes towards Harlow to the north. The view is foreshortened by the landform, with only very limited parts of the site visible from each viewpoint.

In this location new built development should positively address the interface with the existing settlement edge green spaces providing strong Photo Viewpoint 7: View east across the site from Rye Hill Road visual connections with the settlement edge. The visual effects of built development can be mitigated through setting back the development Approximate direction of western part of the site proposed for built development. from the site boundary beyond high quality landscaping with tree planting Tree planting along the hedgerow line between the viewpoint and to provide a green edge. the built development would contain the built development in this Harlow residential edge does not location. Alternatively the development can be designed to front onto relate to the public open space and address the open space.

9 8 Photo viewpoint 8: View south east towards the site from the recreation ground adjacent to Rye Hill Road 7

Figure 11: Views from the Harlow settlement edge - Location Plan, Photographs & Illustrations

Sketch view showing the proposed development adjacent to Stewards

40 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Approximate direction of western part of the site proposed for built development. Harlow residential edge does not The proposed development would address the open space and be set back beyond relate to the public open space a high quality landscaped frontage.

Photo Viewpoint 9: View south towards the site from the southern residential edge of Harlow (Spruce Hill)

Properties set back beyond quality landscaped frontage

Photo Viewpoint 9: Illustrated view south towards the site from the southern residential edge of Harlow (Spruce Hill) - with development and with landscaping

Glimpse view through hedge to a part of the site. Much of this area is proposed as open space.

Photo Viewpoint 10: View south west towards the site from the southern residential edge of Harlow (Riddings Lane)

Landscape & Visual Study Latton Priory 41 4.0 Visual Analysis

Glimpse view into the green wedge from the street. Long distance views towards Latton Priory Vegetation contains the green wedge and prevents views out across it towards the site Photographs 11-22 show longer views towards the site from identified key viewpoints that represent the most visually open public views identified;

Long distance views from within Harlow

Photographs 11-13 show typical views towards the site from within Harlow. Generally the fields of the site are screened from view by intervening buildings and trees within Harlow. Where parts of the site are visible, Photo Viewpoint 11: View south towards the site from the Harlow Green Wedge (Commonside Road) it is seen within the context of settlement within the foreground. The woodland on the higher ground provides the skyline and built development proposals would nestle within this framework. Approximate direction of the site, intervening buildings and Only from elevated buildings such as Terminus House (photograph 14), trees prevent views within the town centre is a greater extent of the higher ground visible. The illustrative photomontage shows how the built development could sit within a retained and extended Green Infrastructure, with open views along the Green Wedge maintained to the skyline

Photo Viewpoint 12: Typical view south towards the site, from Harlow (from Partridge Road)

Approximate direction of western part of the site proposed for built development

1212 Glimpse of area proposed for built development, seen in 15 the context of existing properties within Harlow Water tower 11 Proposed Green Wedge extension

Photo Viewpoint 13: View south from the upper floor of the ‘Water Gardens’ Shopping Centre car park

Figure 12: Long distance views from within Harlow - Location Plan, Photographs & Illustrations

42 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Dorrington Farm & Mark Bushes Woodland on Rye Hill wooded moat beyond Parndon Wood Riddings Wood (Scheduled Monument) Water tower

Properties at Green wedge extended New woodland planting New woodland planting Latton Green into Rye Hill links existing woodland links existing woodland The Water blocks on the skyline blocks on the skyline Gardens Shopping Centre

Latton Bush Centre Passmores School (sports) Nettleswell Plantation Willowfield tower block

Photo Viewpoint 14: Existing view from Upper floor of Terminus House Photo Viewpoint 14: Illustrated to show the potential view from Upper floor of Terminus House with development

Approximate direction of eastern part of the site proposed for built development. Tree planting along the site boundary hedgerow would contain the built development. Photograph 15 shows the view from the north towards the eastern part of the site on exiting Harlow. There is a view across flat open fields to the northern boundary hedgerow of the site. This hedgerow could be planted with trees to provide visual containment or if desired there is the opportunity in this location to provide a gateway to the M11 junction in accordance with principles recommended in the Harlow evidence base reports on ‘New Urban Landscapes of Distinction’.

Photo Viewpoint 15: View south from A414 towards the site

Landscape & Visual Study Latton Priory 43 4.0 Visual Analysis

Approximate direction of eastern part of the site proposed for built development.

Long distance views from the direction of North Weald

Photographs 16 and 17 show the view from the direction of North Weald. Photograph 17 is taken from a gap in a roadside hedgerow and is not an open public view. Overlapping layers of hedgerows, trees and woodland, and the existing industrial buildings along Thornwood Road (seed mill) limit views towards the eastern part of the site (Character Area B: London Road).

From viewpoint 17 there is a glimpse of the eastern field within the site Photo Viewpoint 16: View west towards the site from Canes Lane (A414) through a gap in the tree cover on London Road. This glimpse view could be contained with tree planting alongside the alongside the site Water Tower (108m) Latton Priory (103m) Rivetts Farm (105m) boundary on London Road. Any rooftops would be barely discernible in Seed Mill (90-95m) the distance beyond the seed mill in the foreground. The other areas of Thornwood Common the site are orientated away from these viewpoints and are not visible. Rundells (100m) Woodland planting at the edge of the development would provide screening and would merge imperceptibly with the woodland backdrop.

The Site Section prepared illustrates how existing woodland supplemented with boundary woodland planting can contain built development within the site.

Photo Viewpoint 17: View from a gap in the hedgerow on Weald Hall Lane towards the site

16 16 Photo Viewpoint 17: Illustrated view from Weald Hall Lane of potential development - with development but without woodland planting

1716

Figure 13: Long distance views from direction of North Weald - Location Plan, Photographs, Illustrations & Indicative Sections Photo Viewpoint 17: Illustrated view from Weald Hall Lane of potential development - with development and with woodland planting

44 Latton Priory Landscape & Visual Study Woodland planting (shown at 9metres high after 10 years) Harlow Views of proposed properties can be residential edge screened or filtered by tree planting (Stewards)

110m 110m 105m 105m 100m 100m 95m 95m 90m 90m 90m 85m

Harlow Indicative extent of built development area Green Infrastructure (retained fields) Agricultural land

SECTION A The section demonstrates how from a long range more elevated viewpoint at Epping, views of the proposed residential development are easily screened by planting and intervening existing vegetation. The northern edge of Epping is located at considerable distance from the proposed site boundary, over 3.4kilometres.

Mark Bushes Woodland 20metre wide landscape buffer on 2metre high bank (est. 17m high) (all planting shown at 9metres high after 10 years) Latton Priory

Visual Analysis 4.0 105m 100m 100m 100m 95m

Indicative extent of built development area Green Infrastructure (retained fields)

SECTION B The section demonstrates how from a long range more elevated viewpoint at Epping, views of the proposed residential development are easily screened by planting and intervening existing vegetation. The northern edge of Epping is located at considerable distance from the proposed site boundary, over 3.4kilometres.

Existing Woodland 20metre wide landscape buffer on 2metre high bank (est. 17m high) (all planting shown at 9metres high after 10 years) Existing warehouse adjacent to London Road (seed mill) London Road

View From Weald Hall Lane (gap in vegetation)

105m 105m 100m 95m 95m 95m 90m Indicative extent of built development area Green Infrastructure (retained fields) Existing employment Agricultural land 85m

SECTION C The section demonstrates how from mid range viewpoints (Weald Hall Lane in the direction of Thornwood), views towards the proposed residential development can be screened by a combination of tree planting and existing intervening vegetation.

Mark Bushes Woodland (est. 17m high)

M11 motorway Views from the direction of North Weald

110m 105m 100m 95m 90m Footpath 85m 85m 85m

London Rd Indicative extent of built development area Agricultural land M11 corridor

SECTION D The section demonstrates how from a range of viewpoints (London Road locally), M11 (mid range) and the rural area in the direction of North Weald (long distance), views towards the proposed residential development can be screened by a combination of tree planting and existing intervening vegetation.

Section D

Section C Section B Section

Section A

Section Location Plan & Sections C & D

Landscape & Visual Study Latton Priory 45 4.0 Visual Analysis

Direction of western part of the site proposed for built development. Direction of eastern part of the site proposed for built development. Tree Landform prevents views beyond. Tree planting planting between the viewpoint and the built development would contain Long distance views from the rural area to the south on skyline would contain development beyond. the built development and merge imperceptibly with the wooded skyline.

Photographs 18 – 20 show a range of similar views towards the site from within the valley to the south. Trees and properties on Rye Hill Road are Latton Priory visible on the skyline in views towards the site and some fields within the south eastern portion of the site (Character Area C: Epping Valleys) are visible. Trees and woodland at the southern edge of the plateau including at Rye Hill moat Scheduled Monument prevent views further north and the landform and overlapping tree and hedgerow cover prevent views towards the eastern part of the site.

Tree planting on this skyline, to supplement and link the existing woodland Photo Viewpoint 18: View north towards the site from Upland Road, Thornwood Common blocks would ensure that built development beyond would be contained and screened from view, with no change to the character of this area. Direction of western part of the site proposed for built development. Direction of eastern part of the site proposed for built Landform prevents views to proposed development area beyond. development. Landform and woodland prevents views Tree planting on skyline would contain development beyond. beyond. Tree planting at development edge would further contain development beyond. Water tower Rivetts Farm

Photo Viewpoint 19: View north east towards the site from Upland Road

Direction of western part of the site proposed for built Direction of eastern part of the site proposed for development. built development. Landform and woodland prevents Landform prevents views to proposed development area beyond. views beyond. Tree planting at development edge Tree planting on skyline would contain development beyond. would further contain development beyond.

18 191819 Water tower

Figure 14: Long distance views from the rural area to the south - Photo Viewpoint 20: View north east towards the site from Upland Road, close to Epping Green Location Plan, Photographs, Illustrations & Indicative Sections

46 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Direction of western part of the site proposed for built development. Direction of eastern part of the site proposed for built development. Landform prevents views to proposed development area beyond. Tree Tree planting between the viewpoint and the built development would contain planting on skyline would contain development beyond. the built development and merge imperceptibly with the wooded skyline.

Long distance views from Epping Water tower

Photographs 21-23 show the long distance view from Epping towards the site.

The view is similar to that shown in Photographs 18-20 but from an increased elevation. Fields within the southern part of the site are distantly visible, with properties on Rye Hill and trees and woodland beyond on the skyline preventing views of land to the north on the plateau (Character Area A: Rye Hill). Overlapping layers of trees and hedgerows screen views to the fields within the east of the site and the woodland behind provides a wooded skyline.

The Site Sections and illustrated photographs show existing areas of woodland, linked with supplementary tree planting on the skyline can Photo Viewpoint 21: View north east towards the site from Lindsey Street, Epping visually contain a sensitively designed development on the plateau beyond. Within the east of the site advance tree planting as it matures would merge imperceptibly with the wooded skyline beyond containing built development in this location. In addition there are opportunities to enhance the landscape framework of hedgerows and trees within the southern, visible part of the site that is orientated towards Epping (Character Area C: Epping Valleys) providing further visual containment and enhancement in views from this direction.

Photo Viewpoint 21: Illustrated view north east towards the site from Lindsey Street, Epping - with development but without woodland planting

2121 23 2321

2222 Photo Viewpoint 21: Illustrated view north east towards the site from Lindsey Street, Epping - with development and with woodland planting

Figure 15: Long distance views from the rural area to the south - At the distance from the viewpoint to areas of proposed development on the plateau and with existing intervening vegetation, the change to the view Location Plan, Photographs, Illustrations & Indicative Sections as a result of the development proposals (with or without planting) is barely discernible.

Landscape & Visual Study Latton Priory 47 4.0 Visual Analysis

Direction of western part of the site proposed for built development. Direction of eastern part of the site proposed for built Landform prevents views to proposed development area beyond. Tree development. planting on skyline would contain development beyond. Tree planting between the viewpoint and the built development would contain the built development Water tower and merge imperceptibly with the wooded skyline.

Photo Viewpoint 22: View north east towards the site from Bury Lane, Epping

Direction of western part of the site proposed for built development. Landform prevents views to proposed development Direction of eastern part of the site proposed for built development. area beyond. Tree planting Tree planting between the viewpoint and the built development would contain on skyline would contain the built development and merge imperceptibly with the wooded skyline. development beyond.

Photo Viewpoint 23: View north towards the site from public footpath adjacent to Wintry Park Farm

48 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Woodland planting (shown at 9metres high after 10 years) Harlow Views of proposed properties can be residential edge screened or filtered by tree planting (Stewards)

110m 110m 105m 105m 100m 100m 95m 95m 90m 90m 90m 85m

Harlow Indicative extent of built development area Green Infrastructure (retained fields) Agricultural land

Mark Bushes Woodland 20metre wide landscape buffer on 2metre high bank (est. 17m high) (all planting shown at 9metres high after 10 years) Latton Priory

105m 100m 100m 100m 95m

Indicative extent of built development area Green Infrastructure (retained fields)

105m 105m 100m 95m 95m 95m 90m Indicative extent of built development area Green Infrastructure (retained fields) Existing employment Agricultural land 85m

Mark Bushes Woodland (est. 17m high) Section D

Section C Section B Section M11 motorway Views from the direction of North Weald

110m Section A 105m 100m 95m 90m Footpath 85m 85m 85m

London Rd Indicative extent of built development area Agricultural land M11 corridor

Section Location Plan & Sections A & B

Landscape & Visual Study Latton Priory 49 4.0 Visual Analysis

Views from within the site

Site Photographs A-D show the view from the public right of way within the centre of the site.

Photograph A is taken from the southern edge of the plateau, from this edge views towards Epping are screened by overlapping woodland blocks and tree belts demonstrating the effectiveness of the woodland blocks located at the southern edge of the plateau at providing visual containment. Photograph B is taken from centrally within the plateau. It again shows the effectiveness of woodland blocks on the plateau in containing views out from the plateau.

Photograph C, taken from the northern edge of the plateau shows a view north towards Harlow town centre. This is located within the proposed Green Wedge extension and the view would be retained if the site was developed. This represents the only publicly accessible view towards Harlow from within the site.

Photograph D is taken from further north looking towards Riddings House and again illustrates the level of visual containment provided by the substantial woodland blocks.

D C B

Figure 16: Views from within the site - Location Plan, Photographs & Illustrations

50 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Direction of Harlow Water tower

Photograph A: View north across the plateau (towards Harlow) from the Stort Valley Way Long Distance Trail Harlow Direction of Epping Water tower

Photograph B: View west across the plateau from the public footpath

Direction of Epping Water tower Harlow town centre

Photograph C: View west across the plateau from the public footpath

Harlow Riddings House Mark Bushes Direction of Thornwood

Photograph D: View east across the plateau (not a public viewpoint)

Landscape & Visual Study Latton Priory 51 4.0 Visual Analysis

Analysis of Evidence Base Documents on Visibility

The published evidence base studies make reference to the elevated In the absence of any detailed site specific evidence base assessment to Latton Priory will inevitably be determined by how far it is perceived that landform that contains Harlow to the south, and to the potential for new date, the visibility of the plateau of land extending from Rye Hill has been the built development can comfortably extend onto this higher ground. It development within this area to be visually prominent on the skyline if highlighted as an area of concern by both Epping and Harlow District is recommended that a site visit be made with officers and members to not sensitively designed. There is however no detailed visual analysis of Council Officers in considering potential future expansion of Harlow to the enable a full understanding and agree the ‘tipping point’ on the ground Latton Priory included within the evidence base studies. south and its potential for containment. The capacity for development of and extent of built development on the plateau.

Specifically the “Harlow Area Study, Masterplanning Principles and Sustainability Criteria, Final Report” recognises that “Redefinition of the ‘edge character’ of Harlow New Town in the context of current regional growth targets is therefore required” and “the siting of the town Area for further discussion with within topographical features (southern ridge / Stort Valley)” is seen as council officers and members one of the unique characteristics of Harlow”. Indicative contours (5 metre intervals) 100 Under the heading ‘Legibility’ the Harlow Area study recommends; “retain the role of the higher ground to the south as a key element of the town’s containment. This can be achieved as either open space or built form”; and “Avoid visually sensitive / exposed landscape areas for new development that would be contrary to Gibberd’s approach to town setting...”

These principles provide the background against which potential visibility of future built development on the site and site specific constraints and opportunities have been identified within this report.

Areas of identified visual sensitivity

It is clear from the visual analysis that parts of Latton Priory are already contained within the landform and woodland cover south of Harlow. Land on the plateau and sloping towards Harlow and towards London Road can readily be contained within a new Green Infrastructure that supplements and reinforces existing natural containment.

The detailed site specific visual analysis undertaken demonstrates that sensitively located built development on the plateau (above the 105m contour) can be visually contained within the proposed Green Infrastructure. The visual analysis identifies a natural ‘tipping point’ at the southern edge of the plateau where the parts of Latton Priory orientated towards Epping become visible in views from the south. This natural tipping point is reinforced by the presence and termination of woodland blocks at the southern edge of the plateau. With the woodland blocks linked through supplementary advance woodland planting the Site Sections show that within 10 years two storey properties on the plateau can be screened from view in long distance views from Epping.

Figure 17: The Current Masterplan (prepared by BDP) annotated to show areas of perceived visual sensitivity: Rye Hill and the southern edge of the plateau

52 Latton Priory Landscape & Visual Study Visual Analysis 4.0

Identified Visual Constraints and Opportunities

• In views towards Latton Priory from the rural area to the south, • There is the opportunity with detailed masterplan design to including from Epping, built development (of maximum 2 create leafy green built development areas through incorporation storeys) set back from the southern edge of the plateau can of street tree planting and tree planting within rear gardens of be visually contained within land north and east of the plateau properties as envisaged by Fredrick Gibberd in his plan for by the existing woodland, linked with new advance woodland Harlow; planting to reinforce visual containment, ensuring that built development does not breach the skyline; • Views of any proposed development west of London Road can be screened by tree planting adjacent to the road. Tree • The site is not widely visible from Harlow as a whole. Views belts and tall hedgerows are already characteristic of much of towards the site from ground level within Harlow are heavily the remainder of London Road between the M11 junction and filtered by intervening buildings and trees, which generally only Epping; allow occasional glimpses of woodland blocks on the skyline. Wider views are possible from elevated buildings, including • There is the opportunity to create a gateway “New Urban within the town centre with windows orientated towards the site. Landscape of Distinction” visible from junction 7 of the M11 if From here fields within the site are visible with urban areas in desired (alternatively built development can be contained by the foreground. tree planting);

• In views from the direction of Harlow there is an opportunity to • Land within the south of the site that slopes towards Epping is extend the Green Wedge from Harlow town centre onto Rye Hill visually open in views from the south. Development here would to retain a sense of openness in the view and provide visual be visible in elevated views from the direction of Epping. This connectivity and legibility; area should therefore remain free of built development.

• In views from the direction of Harlow, retained open land on the plateau (Green Wedge extension), the existing woodland blocks, new woodland planting, Green Ways and open space would provide a strong green framework in which a sustainable urban extension would nestle, retaining a green outlook from elevated buildings within the town centre;

Landscape & Visual Study Latton Priory 53 54 Latton Priory Landscape & Visual Study 5.0 LANDSCAPE PLANNING BACKGROUND

Landscape & Visual Study Latton Priory 55 5.0 Landscape Planning Background

Growth of Harlow

It is recognised in a number of studies, including the evidence base However a number of the Gibberd principles have not stood the test potential expansion capacity being environment driven. In the 21st reports prepared by Chris Blandford Associates, that the Gibberd Plan of time, these mainly relate to the urban design, the poor relationship century the principles of the original road based spatial hierarchy can be for Harlow followed a landscape-led approach that was forward thinking between the built areas and the green spaces, an emphasis on a road replaced by a landscape led approach combined with public transport for its time. Many of the principles of the approach are still reflected in based spatial hierarchy and the later construction of the M11 motorway to initiatives. Green Infrastructure Strategy today. For Harlow the urban structure was the ‘wrong’ side of the town, isolating the employment areas in particular. formed around the protection of natural features, primarily the Todd Brook However none of the problems are insurmountable. A number of evidence From its inception it was always anticipated that Harlow would expand Valley and existing areas of woodland, which divided the built form into base documents, in particular the “Harlow Area Study Masterplanning and a number of studies and proposed expansion plans have previously distinct neighbourhoods, clustered on higher ground with the valleys free Principles & Sustainability Criteria Final Report”, review the principles been prepared, some of which are included within the book; Harlow: of built development. The linked networks of green spaces were defined of the Gibberd plan and what can be learnt and taken forward for the Story of a New Town, F. Gibberd, 1980. The plans highlight the difficulty as ‘Green Wedges’ which enabled the countryside to flow through the regeneration and expansion of the town. and constraints to expansion on all flanks of the town; the River Stort town. The higher ground to the south (defined by Gibberd as “the land floodplain to the north, historic settlement and farmland to the west, the formation of Rye Hill”) and the River Stort to the north were seen as The identification of Harlow as a Growth Area by Government provides M11 to the east and the higher land (often described as a ‘ridge’ to the natural topographical features to contain the town. the strategic opportunity to regenerate both the town itself and its GI south). A range of expansion plans are included adjacent, these include framework. At the same time the Gibberd vision can be enhanced, with proposed expansion on the rising land to the south.

Figure 18: Gibberd’s original concept for Harlow showing the town contained within the landform and River Stort and with the M11 to the north

Figure 19: Harlow Town Expansion Plan from 1973 showing proposed growth to the south

56 Latton Priory Landscape & Visual Study Landscape Planning Background 5.0

Analysis of Current Future Development Focus Studies

Much of the proposed expansion to the east has taken place and with led) proposes 3520 dwellings at Harlow south. A more detailed analysis Harlow District Council has published two evidence base documents expansion of the town now taken almost to the boundaries originally of the Scott Wilson report is given later in this section. on design of future development in Harlow and a third document that established by Gibberd, new studies which recognise this constraint to considers environmental constraints and opportunities for growth of growth and consider the options, include “Generating and Appraising This site specific study illustrates how a sustainable urban extension Harlow. These are; Spatial Option for the Harlow Area” by consultants Scott Wilson. This can be accommodated adjacent to south Harlow whilst maintaining and document considers a number of environmental constraints and presents extending the original landscape-led design principles for the town, and • Harlow Area Study, Masterplanning Principles and Sustainability a number of options for the growth of the settlement. Its ‘combined criteria’ particularly how Harlow can continue to be contained within the landform. Criteria, Final Report for Harlow District Council in partnership option, (described in the report as being more sustainable as it isn’t policy with Essex, Herts, East herts and Epping Forest District Councils (Matrix Partnership, Halcrow and Levett-Therivel, April 2005).

• Harlow Design Guide Supplementary Planning Document, Adopted, Harlow Council (October 2011).

• Generating and Appraising Spatial Option for the Harlow Area, Harlow, East Hertfordshire and Epping Forest District Councils, Final Report (Scott Wilson, January 2010.

The salient points within each document of relevance to the potential for future development at Latton Priory are described below and are supported by the proposals made within this Study.

Figure 20: “Generating and Appraising Spatial Option for the Harlow Area” Fig 24 Spatial Option C shows 3,520 dwellings at Harlow South

Landscape & Visual Study Latton Priory 57 5.0 Landscape Planning Background

Harlow Area Study, Masterplanning Principles and Sustainability Criteria, Final Report It proposes objectives to ensure that the expansion of the town enhances The Harlow Area Study recognises that the population of the town will need the positive aspects of the town’s character and identity (“retaining an to expand and the potential for impact and change on rural landscapes enduring Harlow spirit and character”). This includes integration of new through growth pressures, stating in section 4.2; “Redefinition of the development and urban renewal, which is a distinct possibility at Latton ‘edge character’ of Harlow New Town in the context of current regional Priory as the site adjoins areas of Harlow highlighted for urban renewal. growth targets is therefore required”. It also recognises the likelihood that new development would need to straddle administrative boundaries. The quotes taken from the sustainability objectives set out within the report are identified as of relevance to Latton Priory;

• Evolve “the pattern of the new development… from the existing topography... “ and establish “a design which both contrasts landscape with building groups and welds them into a coherent whole” (Gibberd);

• Recognise the value of the ... ridgeline to the south in helping to visually contain the limits of the town and “Avoid visually sensitive / exposed landscape areas for new development that would be contrary to Gibberd’s approach to town setting...” - under 4.5 (Legibility) key issues to take forward include “retain the role of the higher ground to the south as a key element of the town’s containment. This can be achieved as either open space or built form”;

• New development and urban spaces could be used as a means of creating positive termination to specific green corridors, as defining points to new development and in linking to existing areas;

• Maintain pattern of generous green corridors connecting town to country and provide these in new developments;

• Establish what Gibberd referred to as “roots with the past” by preserving the landscape setting (topographical and ecological features) and buildings of any worth and integrating them with new development;

• Respect important views, vistas and landmarks as identified Figure 21: Harlow Area Study Figure 5.16: “The self-containment in the CBA Harlow Area Landscape and Environment Study for of existing rural settlements that exhibit contiguous character of principles; high quality should be respected by any new growth. The nature of the separation should be determined by locally specific landscape • Reinforce distinct and contiguous character areas defined by conditions and visual assessment.” CBA and Retain the natural character of the northern, western and southern boundaries as far as possible when considering new development;

• Identify important agricultural land as rural containment of the town and Maintain pattern of small scale sunken lanes and tree lines around the fringes of Harlow.

58 Latton Priory Landscape & Visual Study Landscape Planning Background 5.0

Harlow Design Guide Supplementary Planning Document, Adopted, Harlow Council (October 2011) (The 2011 Guide)

The report provides the following recommendations for future regeneration This publication recognises that “Many of the guiding principles from Sir “The overall structure of proposed development form should establish a and expansion of the town; Frederick Gibberd’s masterplan were enlightened and remain relevant design which both contrasts landscape with building groups and welds today” (paragraph 1.2.2) and states that “The Harlow Design Guide aims them into a coherent whole. This follows Gibberd’s vision for the town. In “In order to achieve these goals, a physical spatial framework for the to ensure that the positive elements of the New Town vision and local practice this means that there should be a clear definition between the town of Harlow needs to be developed, informed by the more detailed distinctiveness are retained, whilst promoting appropriate contemporary built up area and the open space (by maintaining compact development masterplanning principles set out earlier in this Chapter. That Framework urban design and securing sustainable development” (paragraph 1.3.4). and densities at the edge of the built up area) whilst the built development will evolve from testing the development capacity of the existing town, should have a positive relationship with the open space (by fronting onto both within the District boundary and beyond, against the masterplanning The 2011 Guide does not make recommendations on locations for future it and connecting into it” (paragraph 4.7.9) principles. At the same time it must be recognised that a number of bold expansion of Harlow but provides design guidance for new development, moves will need to be made to shift Harlow from its current condition much of which focuses on urban design. Urban design proposals for The guide recommends extensions of Green Wedges and Fingers to (ageing housing stock, narrow employment base, congested road Latton Priory are addressed separately within the Latton Priory Vision provide a visual and physical link to the countryside with tree screening network and underperforming spatial network) to a new fundamentally Framework Document prepared by BDP. a consideration to protect the rural character of the views. It also sustainable high quality living and working environment. recommends ”...The potential to integrate views and vistas should be The following recommendations are made for landscape structure within considered in all development proposals”. A needs based evaluation, combined with a long term strategic view the Design Guide and can be readily addressed by the masterplan and on Harlow’s future must inform the physical ‘supply’ driven approach. GI proposals at Latton Priory; No principles from the original Gibberd plan are carried forward within Matching physical opportunity with an awareness of regeneration needs the Design Guide as to specifically where future expansion of the town will allow an informed, robust Framework to evolve that reflects the Landscape Structure should or should not be located in landscape or visual terms. specific conditions of Harlow and the surrounding area. “The pattern of any new development should evolve from the existing Clearly there will need to be a testing of options, and it is likely, given the topography, natural assets and ecological features” (paragraph 4.7.5) complexities of the place, that no one ideal option will emerge. Rather, scenarios of change that reflect varying levels of growth will need to be “Large developments, such as urban extensions should form a consistent traded-off against various components and layers of the wider value and positive relationship with the town and will be required to take a system across Harlow and its unique cultural landscape. landscape-led approach in order to provide proposals which evolve from the existing typology natural assets and ecological features of Harlow” The sustainability goals and masterplanning principles will be used to set (paragraph 4.7.6). out a forward looking spatial framework for the next 50 years, at which time it is highly likely that a similar re-evaluation will take place against a “Development adjacent to open countryside should provide a positive completely different set of parameters, unknown to us.” frontage and define a strong settlement edge” (paragraph 4.7.7).

Landscape & Visual Study Latton Priory 59 5.0 Landscape Planning Background

Generating and Appraising Spatial Options for the Harlow Area, Harlow, East Hertfordshire and Epping Forest District Councils, Final Report (Scott Wilson, January 2010;

This review generated and appraised spatial options for the Harlow Area For Spatial Option C, the Scott Wilson report goes on to state at page 60 to inform the emerging Local Development Frameworks for Harlow, that; “From a landscape perspective this spatial option could represent East Herts and Epping Forest District Councils focusing on options for natural extensions to the Harlow Area provided that the southern ridgeline the distribution of the housing targets set by the then current East of was not breached by either new dwellings or impacted by supportive England Plan. Although the Plan is revoked the analysis of the identified infrastructure. Additionally, these extensions could readily incorporate sustainable locations for growth remains relevant, particularly as it many of the landscape principles, e.g. green wedges, upon which Gibberd considers a number of non-RSS related spatial options. The Scott Wilson designed the new town”. report states that the options were developed for further testing. Similarly Spatial Option D (Regeneration-led) proposes 2420 dwellings The report considers Reasonableness, Sustainability and Habitat south of Harlow. The Scott Wilson report considers at page 63 that “The Regulations Appraisal tests and includes a limited review of the Green levels of development proposed for the east, south and west should help Belt functions. Accessibility, infrastructure and regeneration matters are to ensure that impacts on sensitive parts of the landscape, and disruption considered as well as the environment and landscape. The Scott Wilson to the natural topography, will be minimised”. report concludes with a preferred suggested spatial approach which incorporates 1000 dwellings at Harlow South. It gathers the landscape Clearly the report recognises that development of the land south of and green infrastructure baseline on which the assessment is based from Harlow in environmental terms is positively acceptable in principle. the CBA reports. It is recognised in the Scott Wilson report that it is a high level report and The report considers the capacity of the land south of Harlow and makes that the “strategic nature of this project precludes a definitive outcome reference to the ‘ridge’ that provides containment. The capacity of the with clear-cut ‘right or wrong’ answers. Instead, the inherent complexity Figure 22: “Generating and Appraising Spatial Option for the Harlow land varies across the spatial options determined by varying criteria associated with high level studies such as this tends to lead to trade- Area”. The Preferred Spatial Approach Plan shows 1000 dwellings at some of which are policy rather than environmentally led options. The offs and compromise between sustainability objectives”. None of the five south Harlow. environmentally led options propose greater numbers. spatial options suggested were considered ‘reasonable’ although option C, which is combined criteria led (not policy led), so should lead to the Spatial Options A and B are policy led and propose only 100 and 1300 most sustainable spatial option, favours 3520 dwellings at South Harlow. dwellings at south Harlow respectively. Option C is “combined criteria led” and proposes 3520 dwellings at south Harlow. Paragraphs 3.4.9 and 3.4.10 the Scott Wilson report state;

“The logic underpinning this option maintains that the areas of land which cumulatively perform the best against the criteria could lead to the most sustainable spatial option.

Reflecting greater emphasis for the situation on the ground (by removing the constraints provided by strategic policy objectives), this spatial option does not correspond to key elements within Policy HA1. Namely, the requirements for substantial development to the north of Harlow and the relative distributions of urban extensions to the north, east, south and west of Harlow. Under this spatial option the majority of new dwellings are allocated to the east of Harlow with a substantial proportion to the south and a smaller amount in the southern part to the west of Harlow”.

Figure 23: “Generating and Appraising Spatial Option for the Harlow Area”. Spatial Option D is regeneration led.

60 Latton Priory Landscape & Visual Study Landscape Planning Background 5.0

Identified Constraints and Opportunities within the Evidence Base

From the evidence base documents the following constraints and opportunities have been identified for the delivery of a landscape-led future development at Latton Priory;

• It is recognised in the evidence base documents that the • The Green Wedge from Harlow town centre can be extended population of the town will need to expand. The south is identified onto the plateau retaining a visually open green swathe to the in past and current expansion studies as a suitable direction for skyline in views from the town centre; growth. • The Green Infrastructure proposals can provide generous green • The south has fewer environmental constraints to growth than corridors connecting the town to country; land to the north or west as is recognised by the Scott Wilson ‘Combined Criteria’ led option C which considers 3520 dwellings • The historical landscape features can be maintained and at south Harlow; enhanced within the Green Infrastructure maintaining “roots with the past” as referred to by Gibberd; • The publications do not determine the environmental capacity specifically of Latton Priory for built development. Therefore • Important views towards Harlow from the public right of way this would need to be determined by site specific assessment; within the site would be maintained along the proposed Green Wedge extension and views south towards Epping from the • There are opportunities at Latton Priory to integrate new southern part of the site can be maintained and new public development with urban renewal. Development at Latton Priory access provided for people to enjoy the rural views (currently can form a consistent and positive relationship with the town not publicly accessible); helping to enhance the positive aspects of the town’s character and identity; • The Green Infrastructure proposals can maintain and enhance landscape character and protect the integrity of the retained • New development at Latton Priory can utilise the existing rural buffer; topography to ensure the limits of the town are visually contained; • Built development can be designed to provide positive frontages • Location of new development at Latton Priory within a robust that address the associated Green Infrastructure. Green Infrastructure can provide a new and robust high quality green edge character to the town;

Landscape & Visual Study Latton Priory 61 62 Latton Priory Landscape & Visual Study 6.0 GREEN BELT

Landscape & Visual Study Latton Priory 63 6.0 Green Belt

The review of the Green Belt within the vicinity of the site undertaken by Boyer Planning and FPCR Environment and Design Ltd has played an integral role in determining the capacity of land at Latton Priory to deliver a sustainable urban extension contained within a Green Infrastructure framework. A summary of the Green Belt review of the site and the background context that formed a part of the Green Belt representations made by Boyer Planning to Epping Forest Council, is provided here;

Policy Background

NPPF Green Belt policy and key requirements for a GB review process

The NPPF (para 83) states that Local Planning Authorities with Green Belts in their areas should establish Green Belt boundaries in their Local Plans which set the framework for Green Belt and settlement policy.

This requirement is reinforced by the statement on Housing and Growth by Eric Pickles (Secretary of State for Communities and Local Government) on 6 September 2012 which includes an important reference to Green Belt policy as follows:

“As has always been the case, councils can review local designations to promote growth. We encourage councils to use the flexibilities set out in the National Planning Policy Framework to tailor the extent of Green Belt land in their areas to reflect local circumstances. Where Green Belt is considered in reviewing or drawing up Local Plans, we will support councils to move quickly through the process by prioritising their Local Plan examinations”.

NPPF policy and the Secretary of State’s statement above, taken together with the evidence of substantial unmet housing need within the District, amount to a clear direction from the Government about the importance of a Green Belt review in the context of Epping Forest District.

Further, the revoked East of England Regional Strategy (East of England Plan) continues to provide an evidence base that is relevant to the preparation of local plans. The East of England Plan Policy HA1 made provision for a review of Green Belt boundaries at Harlow in order to accommodate urban extensions in terms that are directly relevant to the decisions that now to fall to Epping Forest District. It states:

“New Green Belt boundaries should be drawn so as to maintain its purposes, specifically to maintain the integrity of the principles ofthe Gibberd Plan and landscape setting of Harlow and the physical and visual separation of the town from smaller settlements to the west and north”.

Frederick Gibberd, when considering future growth in 1947, considered “Harlow itself might be extended to the south by new housing to bring it into a better balance with the new development”. Figure 24: The Current Green Belt

64 Latton Priory Landscape & Visual Study Green Belt 6.0

The Exceptional Circumstances driving the review The Harlow Green Belt – Comparative Assessment of Potential Each of the options for development at Harlow should be considered in Development Areas relation to these Green Belt purposes to ensure that the preferred option has the least impact upon them. Para 85 of the NPPF states, “when defining boundaries, LPAs should: ensure consistency with the Local Plan strategy for meeting identified Green Belt considerations are crucial in deciding which option for We have carried out an analysis of the Green Belt around Harlow. Each requirements for sustainable development”. development at Harlow should be preferred. flank of Harlow is assessed against Green Belt purposes in the adjacent table and the results are mapped in the adjacent plan. Paragraph 83 of the NPPF states that: “Once established, Green Belt Paragraph 80 of the NPPF states that Green Belts serve 5 purposes: boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.” • to check the unrestricted sprawl of large built-up areas;

Clearly, the greater the level of need, the greater the exceptional • to prevent neighbouring towns merging into one another; circumstances that justify the Green Belt review. • to assist in safeguarding the countryside from encroachment; The case for accommodating development around Harlow is overwhelming and there are exceptional and extraordinary levels of housing need • to preserve the setting and special character of historic towns; that provide clear justification and urgency to the review of Green Belt and boundaries to enable this to happen. • to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

Landscape & Visual Study Latton Priory 65 6.0 Green Belt

Figure 25: Summary of the Green Belt Assessment of land around the peripheries of Harlow undertaken by FPCR Environment and Design Ltd

66 Latton Priory Landscape & Visual Study Green Belt 6.0

The adjacent plan sets out the extent of the Green Belt around Harlow, key distances of separation between Harlow and other settlements and degree of conflict with Green Belt purposes. The key considerations in this assessment are the open character of the land and the extent and vulnerability of gaps between settlements.

We have concluded that development within areas to the West and South West of Harlow could have a greater degree of conflict with Green Belt purposes than development to the East and South of Harlow by reason of more limited distances of separation between Harlow and other settlements, a greater impact on the openness of the Green Belt and impact on the setting of Conservation Areas.

Figure 26: Green Belt constraints around Harlow

Landscape & Visual Study Latton Priory 67 6.0 Green Belt

Land South West of Harlow Land South of Harlow

Development of land to the South West of Harlow could lead to the Our analysis set out in the adjacent table and plan demonstrates that uncontained sprawl of the built up area of Harlow to the point where the land south of Harlow is relatively free of constraints and shows no conflict town will coalesce with the settlement of Broadley Common and adversely with the purposes of Green Belt Policy. In summary: affect its setting as an historic settlement within the Nazeing and South Roydon Conservation Area. As such, development in this location could • The landform and blocks of woodland provide natural containment conflict with three of the five Green Belt purposes. and strong defensible boundaries to check unrestricted sprawl.

Land West of Harlow • There is no possibility that development would lead to neighbouring settlements coalescing and will therefore avoid Development of land to the West of Harlow lies immediately south of land towns merging into one another. defined as a Strategic Green Belt gap in diagram 4.1 of the Epping Forest “Planning Our Future – Issues and Options for the Local Plan” consultation • Development can be confined to limited areas of land contained document of July 2012 (The Issues and Options consultation report). We within the landform adjacent to the settlement edge so as to consider there is a case for this strategic gap to be extended southward safeguard the countryside from encroachment. to include further land to the West of Harlow because development in this area will otherwise reduce the gap between Roydon and Harlow. • Development will utilise land orientated towards Harlow and can be designed to present a wooded skyline setting in views from The Settlement Edge Landscape Sensitivity Study by CBA (January elevated properties at the town centre to preserve the setting 2010) considers the contribution to the Green Belt of land within the and character of Harlow as defined by Frederick Gibberd. setting of Roydon. It should be noted that part of the land West of Harlow falls within Area 4 of the landscape setting area as defined in the report. • Development can be linked with the Harlow southern estates The contribution of this area to the openness of Green Belt is assessed and will be planned to assist regeneration. as “Major”. Its contribution to Green Belt purposes is defined in the report as follows:

Checking unrestricted sprawl of large built up areas: Moderate Preventing neighbouring towns from merging into one another: Major Assisting in safeguarding the countryside from encroachment: Major

The analysis within the CBA report therefore details a Green Belt constraint on the development of at least part of the land west of Harlow.

68 Latton Priory Landscape & Visual Study Green Belt 6.0

Latton Priory – Detailed Green Belt Analysis and Proposals

The topography south of Harlow is an opportunity, specifically to locate The diagrams show an analysis of the topography of the Latton Priory The yellow cross hatched zone represents a logical Green Belt boundary development that would be contained within the Harlow landscape bowl Farm site. The key points are: re-alignment that defines an area to its north that provides minimal and which has the least impact of all development options on Green Belt contribution to Green Belt purposes. This zone has defining visual purposes. Development to the South would be contained in landscape • Land shaded green is orientated towards Harlow and largely features that reinforce its significance as a clear long-term limit to the terms, would not impact adversely upon the openness of the Green Belt slopes down to its southern limits. This land does not form part Southern extent of the Harlow urban area with land to the north contained and would not bring about sprawl or coalescence. of open countryside, is part of the Harlow context and is not within the landform. The introduction of Green Infrastructure planting visible in views from the South. would link and strengthen the existing features on the ground that define The “ridge” South of Harlow has been referred to as a constraint on this potential re-aligned Green Belt boundary. development. However, a more accurate description of the topography • Land shaded red largely slopes south and forms part of is that, when travelling south from Harlow, the land rises, levels off and uncontained open countryside between Harlow, Epping and The second diagram is informed by the analysis in the first diagram and then opens out to the wider Green Belt between Harlow and Epping. Epping Green. divides land south of Harlow into six distinct landscape zones. Zones 1 This topography defines natural limits to an area that is highly suitable for and 2, shaded green, show the land that is under the urban influence of development that would be well-contained within the landscape and have • Land cross hatched in yellow is a transitional zone between Harlow and does not relate to the wider area of Green Belt to the South. no direct impact on the openness of the Green Belt. the green and red that marks the limits of visibility from Harlow Zones 3, 4, 5 and 6, shaded red, make a more important contribution to (which has the appearance of a ridge in views out). This is the Green Belt purposes (being characterised by more open, exposed and We have carried out analytical landscape and technical work to determine point where land levels out and starts to present open views to longer range views). the extent and limits of development South of Harlow and the logical the south. re-alignment of the Green Belt boundary in this area. The adjacent sequence of diagrams illustrates the conclusions of this work.

Figure 27: Diagram 1 Analysis of Green Belt Topography and Boundary Alignment Figure 28: Diagram 2 Landscape and Green Belt Zones

Landscape & Visual Study Latton Priory 69 6.0 Green Belt

The proposed Green Belt boundary shown on the adjacent plan follows Assisting beneficial use of the Green Belt (as required by looking for opportunities to provide access; to provide opportunities for clearly identified features at the southern edge of the plateau. Existing paragraph 81 of the NPPF) outdoor sport and recreation; to retain and enhance landscapes, visual woodland blocks and hedgerows along this line would be supplemented amenity and biodiversity; or to improve damaged and derelict land. and linked with new woodland planting to provide a robust green edge to Para 81 of the NPPF states; contain an extended Harlow settlement within. The Green Infrastructure Proposals set out in the following Section show Once Green Belts have been defined, local planning authorities should how this can be achieved at Latton Priory. plan positively to enhance the beneficial use of the Green Belt, such as

Figure 29: Proposed new Green Belt alignment

70 Latton Priory Landscape & Visual Study 7. 0 GREEN INFRASTRUCTURE STRATEGY

Landscape & Visual Study Latton Priory 71 7. 0 Green Infrastructure Strategy

The Green Infrastructure Proposals for land at Latton Priory draw upon The edge of settlement along the Southern Fringe is generally well “The Harlow Area Landscape and Environment Study” (CBA 2004) the recommendations of the evidence base reports that are considered served by footpaths and significant ‘green wedges’ connecting with and “A Green Infrastructure Plan for the Harlow area” both establish within this study and upon the findings of our own desktop and site the countryside, but it also suffers from suburbanisation and lack of a number of principles that have been adopted for Latton Priory, these analysis. landscape structure which discourage access. Access is impeded in include; some area by roads, physical barriers such as fences or gates, poor The “A Green Infrastructure Plan for the Harlow Area”, Volumes footpath connections and lack of interpretative information or signage. • Conserve and enhance the sensitive woodlands and common 1 and 2, The Harlow Green Spaces Project (Chris Blandford land of the broad ridge. Associates, November 2005) identifies the key GI assets in the Harlow The farmland on the slope south of the ridge, whilst of historic interest area. Those of relevance to Latton Priory have been drawn into and with good public access, has been intensively farmed since the 1950’s • Use the existing footpath network of the ridge as a focus for new incorporated within the site specific GI proposals, which also draw upon resulting in significant removal of hedgerows and consequent loss of woodland and grassland to ‘bridge the gap’ in these important the recommendations of the published Landscape Character Assessment trees and decline in biodiversity.” habitats and to reinforce the visual containment of the ridge in documents for landscape enhancement. the setting of Harlow. There is the opportunity with built development to introduce substantial The identified GI assets on and adjacent to Latton Priory comprise the areas of new Green Infrastructure that incorporate, link and enhance • Enhance the landscape character of the rural urban interface to extensive woodland blocks on the plateau, two Scheduled Monuments the existing GI assets through new green infrastructure planting and reinforce the sharp distinction between town and country and (Latton Priory and the wooded moat site), the Stort Valley Way Long implementation of a management strategy. In particular there are promote biodiversity. Distance Trail which links to the Forest Way, small areas of common land significant opportunities to extend GI provision to enhance biodiversity alongside Rye Hill Road and hedgerow field boundaries that define former and landscape character, to improve the rural –urban interface and to • Improve connections between the green wedges of Harlow 18th century enclosure farmland. With the exception of the woodland enhance countryside access for recreation at Latton Priory. and the footpath network and accessible open spaces of the blocks, these assets are located within the south of the site. In contrast countryside much of the landscape structure within the northern part of the site has In addition opportunities can be explored with Epping and Harlow District been lost as a result of arable farming intensification, leaving only the Councils to reinstate parts of the former Rye Hill Common, introduce • Restore the landscape character and biological diversity of the isolated woodland blocks. biodiversity offsetting land and / or create a Green Infrastructure arable farmland on the uplands and southern slopes through destination that could provide a district-wide level visitor attraction and replanting hedgerows and trees along historic field boundaries. The current interface between the southern settlement edge and Latton thus assist in relieving visitor pressure on more sensitive local biodiversity Priory is poor, with properties backing onto rather than addressing open sites such as Epping Forest SAC. • Protect the ancient monuments and listed buildings, having spaces at the settlement edge, the dead-end Fern Hill Lane with extensive regard for their settings and seek to place them under appropriate fly tipping and only limited access to the rural area via a single public Importantly the proposed Green Infrastructure would also provide management. footpath from adjacent to the Green Wedge. The Green Wedge and landscape and visual containment, creating a new high quality green public open spaces at the settlement edge currently terminate abruptly at edge to an extended settlement that would in perpetuity protect the • Desirability of maintaining the largely undeveloped/‘green’ the arable farmland at the site boundary. There is no public access within adjacent Epping Forest countryside areas from encroachment. character and well-defined edge/backdrop to Harlow’s townscape the Green Wedge itself. by avoiding development on the visually sensitive open ridge slopes and the distinctive ridge-top skyline as experienced from The following description of the southern fringe of Harlow is given at internal green wedges. paragraphs 2.7.17-2.7.19 of “A Green Infrastructure Plan for the Harlow Area”; • Safeguard existing major areas of woodland/common land of nature conservation, historic environment and landscape value “The ridge is rich in Common Land and areas of woodland. The woodland along the urban edge from development. provides a backdrop to the town and emphasises the topographical containment of the ridge. The Common Land provides opportunities • Desirability of retaining the largely rural nature of the wider for open vistas and views over the town and surrounding countryside. countryside as experienced from views south of the ridge, The ridge is well served by public rights of way including two Trails (the and avoiding an increased sense of urbanisation within the Stort Valley Way and Forest Way), but in places poor management and countryside gap between Harlow and Epping. connections inhibit access. Both the woodland and the Common Land are important for local biodiversity although existing habitats are fragmented • Scope for softening hard, developed edge of existing/extended with coverage in the middle section particularly poor. urban areas through green infrastructure plan to deliver new landscape framework of woodland blocks, hedgerows and hedgerow trees.

• Potential of severance and amenity effects on key recreational routes such as the Stort Valley Way. 72 Latton Priory Landscape & Visual Study (A Green Infrastructure Plan for the Harlow Area) Green Infrastructure Strategy 7. 0

NOTES All dimensions to be verified on site. Do not scale this drawing. All discrepancies to be clarified with project Landscape Architect. This drawing is the property of FPCR Environment and Design Vision and Objectives Ltd and is issued on the condition it is not reproduced, retained Views to the wooded skyline or disclosed to any unauthorised person, either wholly or in part along green wedge from the LATTON COMMON without written consent of FPCR Environment and Design Ltd. The key strategy objective at Latton Priory is to deliver a robust GI Ordnance Survey material is used with the permission of The town centre are protected Controller of HMSO, Crown copyright 100018896. framework that will complement the Harlow settlement character, protect, enhance and extend the identified existing GI assets of the site and its context, deliver biodiversity and landscape enhancement benefits, improve the rural-urban interface and create new opportunities for countryside access and recreation, delivering LATTON PARK Optional: Development the aims of the district and county-wide GI initiatives. A key aspect can be screened with of the GI provision will be the creation and visual containment of the woodland planting or it can expanded town within a green edge. MARK BUSHES be designed to provide a gateway frontage to the M11 A new GI plan has been prepared. This sets out the key landscape junction and London Road principles that help to determine the capacity of the site for development. The key principles / objectives of the study are described in this section;

RUNDELL GROVE Notes: RYE HILL ROAD Views to north Latton Priory Protect and connect existing woodland 1 blocks, and link them with woodland planting to enhance the woodland skyline Retained woodland and connect currently isolated ecological habitats. Retained hedgerows and trees New woodland planting to provide visual 2 containment would be from the south as STORT VALLEY WAY Proposed Green Wedge extension part of the Mark Bushes / Latton Park (primary Green Infrastructure) woodland.

Extend the Green Wedge, maintain views LONDON ROADWoodland screen Indicative built development area 3 from Harlow town centre to the skyline. RYE HILL MOAT planting along the site Views to south boundary would respect Green Infrastructure: within area 4 Introduce new green links to enhance Views to south proposed for built development recreational and biodiversity opportunities. LATTON PRIORY the existing character of London Road, which Safeguard rural character, protect and Green Infrastructure: historic landscape FOREST WAY is primarily tree lined area to be retained and enhanced 5 enhance Historic Landscape Character (Potential to reinstate and plant up to both sides along its hedgerows, manage Scheduled Monuments Heritage focus route from Epping and enhance recreational access particularly revB date02.12.2013 minordescription amends SLSby A 11.11.2013 minor amends SLS to the Stort Valley Way). - 31.10.2013 First issue. SLS Greenways (identified in A Green masterplanning Potential to reinstate former Rye Hill environmental assessment Infrastructure Plan for Harlow) RYE HILL ROAD landscape design 6 Common land and / or introduce biodiversity urban design FPCR Environment and Design Ltd ecology Lockington Hall Indicative new green links offsetting land in this location. architecture Lockington (recreation and biodiversity) arboriculture Derby DE74 2RH Scheduled Monuments retained and t: 01509 672772 LONDON ROAD  f: 01509 674565 7 landscape setting enhanced. Opportunity e: [email protected] Views to formalise a recreational route (reinstate w: www.fpcr.co.uk former drove road) connecting these assets. client Lower Nazeing / Clayton Hill Country CEG / Hallam Land Management Ltd 8 Park to Latton Bush proposed Greenway project (A Green Infrastructure Strategy for Latton Priory, Harlow South Harlow). A Greenway is defined as a ‘linear Maintain and enhance the Harlow (Epping District) habitat incorporating shared use paths’. drawing title Opportunities to enhance this route. characteristic rural view Existing tree belts along London GREEN INFRASTRUCTURE from the direction of Epping OPPORTUNITIES South Harlow to Rye Hill Greenway (A Road, provide containment of the scale drawn date 9 Green Infrastructure Strategy for Harlow). 1:10,000 @ A3 SLS November 2013 Opportunities to enhance the route. site in views from the south east drawing number rev

Figure 30: Green Infrastructure Plan 2729-P-112B Fig 8 CAD file: K:\2700\2729\LANDS\Plans\2729-P-112B GI Opps.dwg

Landscape & Visual Study Latton Priory 73 7. 0 Green Infrastructure Strategy

Green Wedge Views from footpath across the public open space are Stewards maintained Harlow settlement character / rural-urban interface NewNew housing housing to tofront front onto the public open space and Rye Hill Road ontoto provide the public good open integration with the existing settlement edge. space and Rye Hill The Green Infrastructure is designed to extend the positive principles Road to provide good Proposed new neighbourhood to be set back behind the site School site established by the Gibberd plan for Harlow through the site. The Green integration with the boundary hedgerows, with intervening high qualityExisting landscaping,public Wedge from Harlow town centre that adjoins the site will be extended up existingincluding settlement tree planting and attenuation areas to provide a green edge. open space onto the plateau of higher land, where it will connect with the existing and edge. Site boundary Rye Hill Road new woodland blocks on the skyline that would contain the settlement Proposed new expansion in this direction, thus physically and visually linking the internal neighbourhood to be set back behind the Green Ways green spaces of Harlow with the wider countryside. site boundary (provide recreational and wildlife corridors) hedgerows, with Views from elevated buildings within the town centre towards this higher intervening high quality landscaping, Dorrington ground will be maintained along with views towards the town from the including tree planting Views to Rye Hill maintained Farm public right of way through the site. No other publicly accessible views and attenuation areas along Green Ways towards Harlow from within the site currently exist. to provide a green edge. In addition to the proposed Green Wedge extension, green fingers (Greenways) will be provided through the built development areas. These will include tree planting. Tree planting should also be included on the street scene and within rear gardens at detailed masterplanning stages to reinforce Gibberd’s principle of tree planting on a mass scale.

The current settlement edge backs on to the open space areas adjacent to the site. New development within the site should be orientated to Rye Hill Moat Rye Hill Water Scheduled Monument Green Wedge extension address the open space and relate to the current settlement edge. There Tower is the opportunity to extend Fern Hill Lane adjacent to the Green Wedge into the site, opening up access here and addressing the fly-tipping problem in this location.

The new settlement edge will be designed to address the GI focusing on enhancing the physical and visual links with the wider countryside;

Adjacent to London Road new tree planting will improve the environmental quality of this highway corridor and that of the M11 junction. A green strategic gateway can be created to Harlow in this location. The “South East Harlow / M11 Approach” is identified as a “New Urban Landscapes of Distinction – urban gateways targeted for environmental design improvements” at Figure 8 of the “A Green Infrastructure Plan for the Harlow area” (See Figure 34 on page 77).

Figure 31: Harlow interface; Stewards

74 Latton Priory Landscape & Visual Study Green Infrastructure Strategy 7. 0

Green Wedge Views from footpath across the public open space are Stewards maintained New housing to front onto the public open space and Rye Hill Road to provide good School site integration with the existing settlement Existing public edge. open space Site boundary Rye Hill Road Green Wedge Proposed new neighbourhood to be Views from footpath set back behind the across the Greenpublic Ways site boundary open space(provide are recreational and wildlife corridors) Stewards hedgerows, with maintained intervening high New housinghousing to to front front onto quality landscaping, theonto public the public open open space Dorrington including tree planting Views to Rye Hill maintained andspace enhanced and Rye Hill recreation Farm and attenuation areas along Green Ways andRoad wildlife to provide linkages good to be to provide a green School site integration with the providededge. from the existing Existing public settlementexisting settlement edge to locally edge. open space enhance the GI network. Site boundary Rye Hill Road Proposed new Proposedneighbourhood new to be neighbourhoodset back behind the to be set Green Ways backsite boundary behind high quality (provide recreational and wildlife corridors) landscaping,includinghedgerows, with tree plantingintervening and high attenuation areasquality tolandscaping, provide a green Dorrington including tree planting Views to Rye Hill maintained edge. Farm Rye Hill Moatalong Green Ways and attenuation areas Rye Hill Water Scheduled Monument Green Wedge extension to provide a green Tower edge. Figure 32: Harlow interface; Fern Hill Lane & The Hawthorns Figure 33: Harlow interface; London Road & M11 Junction 7

Landscape & Visual Study Latton Priory 75

Rye Hill Moat Rye Hill Water Scheduled Monument Green Wedge extension Tower 7. 0 Green Infrastructure Strategy

Landscape Character & Heritage

Built development is proposed within the areas of the site that have The remains of Latton Priory and the moated site, both Scheduled lost landscape structure through intensification of arable farming. The Monuments are currently isolated heritage assets. “A Green peripheral and internal woodland blocks would be supplemented and Infrastructure Plan for the Harlow area” recognises “The potential to linked with planting of new locally characteristic native woodland blocks secure appropriate protection for, and sympathetic ownership of, historic and would reinforce containment of the new Harlow settlement edge at buildings, sites and structures as key green infrastructure assets”. This the southern edge of the plateau. could be implemented as part of the management strategy for Latton Priory with the heritage assets linked via recreational routes and greenways Within the relatively sensitive southern landscape areas to the south of providing improved accessibility to the archaeological, historical and Rye Hill and Latton Priory, the traditional pre-18th century field pattern cultural resource to enhance sense of place and sense of community. would be enhanced. Reinstatement of field boundaries, tree and copse planting, and gapping up of hedgerows is proposed. In liaison with Harlow The overall aim is to strengthen local character through promotion of high and Epping Forest District Council’s opportunities to reinstate areas of quality and distinctive places providing a strong framework for existing Rye Hill Common and / or introduce areas of biodiversity offsetting land and new development. would be explored. The potential to return some areas of arable land to grassland would be explored. Within “A Green Infrastructure Plan for the Harlow area” “The potential to re-establish historic field patterns in key areas where future farming practices allow through Environmental Stewardship - particularly in the area surrounding the M11” is identified.

76 Latton Priory Landscape & Visual Study Green Infrastructure Strategy 7. 0

Hatfield Forest Hatfield Forest The Green Infrastructure Network involves the creation, Country Park The Green Infrastructure Network involves the creation, Country Park protection and enhancement of the following multi-functional protection and enhancement of the following multi-functional green spaces and links: Key Strategic Destinations and Gateways Existing Rights of Way 1 green spaces and links: 1 Strategic Parks – major areas of multi-functional Key Strategic Destinations and Gateways !!! Existing Rights of Way ^_1 Gibberd's Garden Sustrans Cycle Route 1 Strapublictegic green Park spaces – major areas of multi-functional !!! 1 Gibberd's Garden Sustrans Cycle Route 1 public green space _2 ^_Eastwick Medieval Settlement Site Riverways – multi-functional corridors and sequences of New Strategic Park ^ 10 2 spaces and places 1 The Stort Riverpark 3 _Epping GreenEastwick / Rye MedievalHill Settlement Site Riverways – multi-functional corridors and sequences of New Strategic Park ^_^ Existing Strategic Parks River Lee Navigationspaces and places 1 10 4 3 TheEpping Stort RiverparkForest ^_^_Roydon MillEpping Green / Rye Hill River Stort Navigation River Lee Navigation ExisHatfieldting S tForestrateg Countryic Park Parks 5 _ Chesthunt4 Station EppingLee ValleyForest Regional ParkÐ ^^_ Roydon Mill River Stort Navigation 10 6 Broxbourne / Keysers Estate New Urban Landscapes of Distinction – urban gateways 11 Hatfield Forest Country Park ^_ 5 Local Green Space Parks – locally significant areas of ^_ Chesthunt Station targeted for environmental design improvements Lee Valley Regional ParkÐ multi-functional public green space _7 Dobb's Weir / Nazeing Mead 10 ^ 1 11 18 _6 Broxbourne / Keysers Estate Harlow Rail NStation/Townew Urban ParkLandscapes of Distinction – urban gateways 8 ^ Local Green Space Parks – locally significant areas of ^_ Rye House targeted for environmental design improvements 2 West Harlow Core Natural Green Spaces – designated sites of nature 7 Dobb's Weir / Nazeing Mead multi-functional public green space 9 _ ^ 1 conservation Amwell Nature Reserve Harlow Rail Station/Town Park 18 ^_ 3 East Harlow/New Hall 8 Stort 10 _ Rye House ^Pishiobury Park _ 2 Riverpark HeritCagoere L aNnadtsucraaple Gs r–eareasen S ptargetedaces – fordesignated integrated sites of nature ^ 4 South East Harlow/M11West Approach Harlow conservationconservation management (NB. these are not designations) 9 Amwell Nature Reserve 2 ^_ 3 East Harlow/New Hall Stort 10 Ancient Landscapes New Strategic Destinati1ons and Gateways 1 _10 Pishiobury Park Parkways – road transport corridors targeted for ^ 4 1 Riverpark 2 Heritage La1.nd Hatfieldscapes Forest – areas targeted for integrated ^1 Gilston Park Area environmental design Southimprovements East Harlow/M11 Approach 1 M25 2 8 conservation2. management Waltham Abbey (NB. and these Environs are not designations) 2 ^2 Copped Hall Area M11 9 3 10 3. Epping Forest Fringe New Strategic Destinati1ons and Gateways 1 1 Ancient Landscapes A10 4. Ongar Park and Woodlands ^3 Wintry Wood to Beachet Wood Parkways – road transport corridors targeted for 1 1. Hatfield Forest 1 A414 2 5. Nazeing and Rye Hill ^ Gilston Park Area environmental design improvements 1 A1184 2 3 2. Waltham Abbey and Environs M25 1 8 Historic Parklands !1 Gr2eenways – linear habitats incorporating ! 17 ^ Copped Hall Area M11 9 3 15 9 3. Epping Forest Fringe shared use paths 1 3 1. North of River Stort Railways –A10key rail transport corridors and 4 3 Wintry Wood to Beachet Wood 16 4. Ongar2. Down Park Hall and Woodlands 1. Waltham^ Abbey / River Lee Country Park stations targetedA414 for environmental 8 5. Nazeing3. West of and Hoddesdon Rye Hill to Ware (via Lee Valley) design improvementsA1184 3 2. Broxbourne Woodland Complex to 1 Hist4.o r Eppingic Par kForestlands Fringe !1 Greenways – linear habitats incorporating WAGN Railway and Stations ! 17 9 Clayton Hill Country Park London Underground Central Line and Epping Station 13 2 15 Historic Airfields shared use paths 3 1. North of River Stort 3. Roydon via Harlow Town Park to Bishop’s Stortford Railways – key rail transport corridors and 4 1. Allen's Green 7 16 2. Down Hall (via 1.Stort Waltham Valley) Abbey / River Lee Country Park stations targeted for environmental 8 2. Hunsdon 14 4 3. West of Hoddesdon 4. Lower Nazeing to Ware / Clayton (via Lee Hill Valley) Country Park to Latton Bush design improvements 3. North Weald 4 4. Epping Forest Fringe 5. Roydon2. viaBroxbourne Nazeing Common Woodland to Epping Complex Forest to WAGN Railway and Stations Stort Valley Historic Landscapes 6. Parndon Clayton Wood Nature Hill Country Reserve Park/ Kingsmoor to Epping 2 London Underground Central Line and Epping Station 6 13 2 Historic Airfields 5 7. North3. Weald Roydon Bassett via / HarlowEpping toTown Epping Park Forest to Bishop’s Stortford 0 21 km 4 8 Strat1.eg iAllen'sc Desti nGreenations and Gateways –focal points of 8. North Weald Bassett to Hatfield Forest Country Park 27 4 (via Stort Valley) 5 recreational2. Hunsdon activity and access to the countryside 4 14 4 9. East4. Harlow Lower to Matching Nazeing Green / Clayton Hill Country Park to Latton Bush 3 6 Majo3.r S Northtrategi cWeald Destinations and Gateways 10. Sawbridgeworth to Hatfield Forest Country Park 4 5. Roydon via Nazeing Common to Epping Forest 1 11. Gilston to Bishop’s Stortford Notes : 3 ^_StorHatfieldt Valle Foresty Hist Countryoric La nParkdscapes 6. Parndon Wood Nature Reserve / Kingsmoor to Epping 2 12. Waltham Abbey via Cobbin’s Brook to For illustrative purposes only - see section 3.4 for details 6 Lee Valley5 2 Parndon Wood Nature Reserve 7. North Weald Bassett / Epping to Epping Forest 3 ^_ Thornwood Common 0 21 4 Regional Park 8 Strategic Destinations and Gateways –focal points of See Appendix A in Volume 1 Report for list of datakm sources 2 3 Harlow Town Park 13. West8. Harlow North to WealdLee Valley Bassett to Hatfield Forest Country Park 4 recreational^_ activity and access to the countryside 5 12 14. South9. Harlow East toHarlow Rye Hill to Matching Green 4 1 3 _4 Clayton Hill Country Park ^ 15. North Harlow to River Stort 3 6 3 Major Strategic Destinations and Gateways 10. Sawbridgeworth to Hatfield Forest Country Park Figure 8 5 7 ^_5 River Lee Country Park 16. North West Harlow to River Stort 3 1 Hatfield Forest Country Park 11. Gilston to Bishop’s Stortford The Green InfraNotesstruct u: re Network for the 5 _6 17. River Stort to Church Langley ^ Waltham Abbey ^_ 12. Waltham Abbey via Cobbin’s Brook to Harlow Area 4 2 18. Greenway 11 to Sawbridgeworth For illustrative purposes only - see section 3.4 for details Lee Valley 3 ^_ Parndon Wood Nature Reserve Thornwood Common Regional Park 12 4 2 See Appendix A in Volume 1 Report for list of data sources 2 _3 Harlow Town Park 13. West Harlow to Lee Valley A GREEN INFRASTRUCTURE PLAN 7 ^ 12 14. South Harlow to Rye Hill FOR THE HARLOW AREA 1 6 3 _4 TClaytonHE HillG RCountryEE NPark INFRASTRUCTURE NETWORK IS CONCEPTUAL ^ 15. North Harlow to River Stort Epping Forest 3 Figure 8 5 7 ^_5 IRiverN N LeeA TCountryUR EPark AND THIS FIGURE IS ONLY IN16.D NorthICA WestTIV HarlowE to River Stort CHRIS BLANDFORD ASSOCIATES The Grewww.cba.uk.neten Infrastructure Network for the 5 _6 Waltham Abbey 17. River Stort to Church Langley November 2005 This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. ^ Harlow Area Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602,4 2005 18. Greenway 11 to Sawbridgeworth S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_08_network.mxd 12 2 2 4 A GREEN INFRASTRUCTURE PLAN 7 FOR THE HARLOW AREA 6 THE GREEN INFRASTRUCTURE NETWORK IS CONCEPTUAL Epping Forest IN NATURE AND THIS FIGURE IS ONLY INDICATIVE CHRIS BLANDFORD ASSOCIATES Figure 34: The Green Infrastructure Network for the Harlow area (refer to page 74) www.cba.uk.net November 2005 This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_08_network.mxd Landscape & Visual Study Latton Priory 77 7. 0 Green Infrastructure Strategy

Biodiversity

Biodiversity opportunities can be increased significantly through creation of new woodland, hedgerow, heathland, grassland and ditch habitats to enhance linkages between woodlands, local BAP targets would be considered to provide guidance on the type of habitats.

Within “A Green Infrastructure Plan for the Harlow area” a number of biodiversity opportunities are identified that are addressed by the GI proposals;

• Stort Valley Way within the site and the Green Wedge north of the site are identified as ‘key link dispersal corridor’ (Figure 3b)

• Northern section of the site falls within a ‘Habitat Creation Area’ – F1. South Harlow: Creation of new woodland, heathland, hedgerows and ditches (Figure 3C)

• An extension from the Harlow Green Wedge through the site is identified as an ‘Enhanced Habitat linkage’ (Figure 3C)

• Rye Hill road adjacent to the western site boundary is identified as a ‘New habitat Linkage’ – F2 Rye Hill – Creation of new hedgerows and scrub (Figure 3C)

In addition Biodiversity Offsetting can be delivered on extensive areas within the south of the site as part of the objective of retaining and enhancing the traditional field pattern. This possibility would be explored with Epping Forest District Council.

Figure 35: Biodiversity Plan

78 Latton Priory Landscape & Visual Study Green Infrastructure Strategy 7. 0

Existing Ecological Network Assets ! ! ! ! ! ! ! !!!!! ! !!!!!

! !!!!! Key Ecological Assets (Designated Sites - see Figure 3) " " Primary Key Links/Dispersal Corridors (See Figure 3b) Priority Areas with Opportunities to Strengthen Network Habitat Enhancement Areas A1. Cheshunt Park – Enhancement of hedgerows, verges and grassland D5 A2. Hoddesdon Park Wood Fringe – Enhancement of grassland and wet woodland B1. East of River Lee – Enhancement of grassland, wetland and hedgerows B2. Great Amwell – Enhancement of wetland and grassland C1. River Stort – Enhancement of wetland C2. Spellbrook – Enhancement of pools, swamp and wet grassland, hedgerows and woodland D4 D1. Hunsdonbury – Enhancement of grassland H7 H3 D3. Gilston Park – Enhancement of new verges, woodland, scrub C2 E1. Kingsmead – Enhancement of grassland G1. Upshire – Enhancement of grassland, stream channel, ponds and wetland H2 I1. Harlow Urban Area – Enhancement of Town Park Sawbridgeworth Habitat Creation Areas A3. Park Lane – Creation of woodland, hedgerows and grassland D2. The Grove – Creation of arable field margins, grassland D2 H4 E2. Lower Nazeing – Creation of new grassland, wetland Hunsdon F1. South Harlow – Creation of new woodland, heathland, hedgerows and ditches G2. Thornwood - Creation of new hedgerows, scrub Sheering H1. Matching – Creation of woodland and scrub H2. Grinstead Lane – Creation of wet grassland

D3 H3. Little Hallingbury Park – Creation of scrub, woodland, wet woodland C3 " " Enhanced Habitat Linkages D1 A4. Broxbourne to the Lee Valley – Enhancement of hedgerows and verges B2 H1 C3. Fiddlers Brook – Enhancement of grassland, wetland, reed beds and aquatic C4 F3 vegetation D4. Fiddlers Brook – Enhancement of verges, hedgerows and brook E3. Nazeing Brook – Enhancement of grassland, arable margins and hedgerows E4. West Harlow – Enhancement of verges and hedgerows I1 I2 G3. Cobbins Brook – Enhancement of riparian corridor habitats C1 I2. Harlow Urban Area - Enhancement of riparian habitats and verges within the I3 Green Wedges Harlow I3. Hoddesdon / Cheshunt Urban Area – Enhancement of species-rich grassland,

Hoddesdon E6 scrub and aquatic habitats along the New River navigation canal H5 " E1 I2 " New Habitat Linkages Existing Ecological Network Assets ! ! ! ! ! ! ! !!!!! C4. Hunsdon Lane/Brook – Creation of new habitats along road verges, brook, ! !!!!!

! !!!!! Key Ecological Assets (Designated Sites - see Figure 3) A4 hedgerows, arable field margins " H5 D5. Between Fiddlers Brook and River Stort – Creation of new hedgerows, " Primary Key Links/Dispersal Corridors (See Figure 3b) Hastingwood field margins, ponds, grassland, woodland Priority Areas with Opportunities to Strengthen Network Key Ecological Assets include these Statutory and B1 E5. Nazeing to Cobbin’s Brook – Creation of new hedgerows, ditches, verges Key Habitats E4 Habitat Enhancement Areas Non-Statutory Nature Conservation Designations : A2 F2 and grassland E6. Roydon Park – Create new hedgerows, ditches, verges A1. Cheshunt Park – Enhancement of hedgerows, verges and grassland Ramsar Site Grassland Key Ecological Assets include these Statutory and Key Habitats and grassland D5 A2. Hoddesdon Park Wood Fringe – Enhancement of grassland and wet woodland Non-Statutory Nature Conservation Designations : F1 F2. Rye Hill – Creation of new hedgerows and scrub B1. East of River Lee – Enhancement of grassland, wetland and hedgerows Special Protection Area (SPA) Miscellaneous F3. East Harlow – Creation of new woodland and hedgerows B2. Great Amwell – Enhancement of wetland and grassland Ramsar Site E3 Grassland G4. Coopersale Common – Creation of new green bridge C1. River Stort – Enhancement of wetland H4. Hatfield Heath – Creation of new woodland, verges and hedgerows C2. Spellbrook – Enhancement of pools, swamp and wet grassland, hedgerows Special Area of Conservation (SAC) Parkland Miscellaneous and woodland Special Protection Area (SPA) Epping G2 H6 H5. Tilegate – Creation of verges and hedgerows A3 D4 D1. Hunsdonbury – Enhancement of grassland E5 Green H6. Lower Bobbingworth – Creation of grassland and scrub H3 D3. Gilston Park – Enhancement of new verges, woodland, scrub Site of Special Scientific Interest (SSSI) Lakes North Weald Parkland Special Area of Conservation (SAC) E2 H7. Stortford Road – Creation of green bridge H7 E1. Kingsmead – Enhancement of grassland Bassett C2 ! Pond (indicative location) Notes: G1. Upshire – Enhancement of grassland, stream channel, ponds and wetland National Nature Reserve (NNR) Lakes I1. Harlow Urban Area – Enhancement of Town Park Site of SpecialA1 Scientific Interest (SSSI) See Appendix A in Volume 1 Report for list of data sources H2 Rivers and Streams Sawbridgeworth ! Pond (indicativeSee Figure location) 3b for existing key habitats Habitat Creation Areas Ancient Woodland National Nature ReserveScrub (NNR) 0 1 2 km A3. Park Lane – Creation of woodland, hedgerows and grassland Rivers andFigure Streams 3c D2. The Grove – Creation of arable field margins, grassland County Wildlife Sites D2 H4 E2. Lower Nazeing – Creation of new grassland, wetland Ancient Woodland Wetland Scrub Priority Areas for Enhanced Green Spaces and F1. South Harlow – Creation of new woodland, heathland, hedgerows and ditches Cheshunt G3 Hunsdon Epping G2. Thornwood - Creation of new hedgerows, scrub Local Nature Reserve (LNR) Links for Wildlife County Wildlife SitesAncient Woodland Sheering H1. Matching – Creation of woodland and scrub G1 G4 Wetland H2. Grinstead Lane – Creation of wet grassland

Protected Wildlife Verge (Harlow District only) A GREEN INFRASTRUCTURE PLAN D3 H3. Little Hallingbury Park – Creation of scrub, woodland, wet woodland Local Nature ReservePlantation (LNR) Woodland C3 " AncientFOR Woodland THE HARLOW AREA " Enhanced Habitat Linkages Waltham D1 A4. Broxbourne to the Lee Valley – Enhancement of hedgerows and verges Protected Wildlife VergeOther (Harlow Woodland District only) Abbey Plantation Woodland B2 H1 C3. Fiddlers Brook – Enhancement of grassland, wetland, reed beds and aquatic Notes: C4 F3 vegetation CHRIS BLANDFORD ASSOCIATES D4. Fiddlers Brook – Enhancement of verges, hedgerows and brook See Appendix A in Volume 1 Report for list of data sources Agricultural and Other Land Uses Other Woodland www.cba.uk.net E3. Nazeing Brook – Enhancement of grassland, arable margins and hedgerows Notes: November 2005 E4. West Harlow – Enhancement of verges and hedgerows Crown Copyright ©. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100017241 2005 I2 G3. Cobbins Brook – Enhancement of riparian corridor habitats See Appendix A in VolumeKey Links 1 Report / Dispersal for list Corridorsof data sources AgriculturalS:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03c_eco_oppties.mxd and Other Land Uses I1 C1 I2. Harlow Urban Area - Enhancement of riparian habitats and verges within the I3 Green Wedges Key Links / Dispersal Corridors Harlow I3. Hoddesdon / Cheshunt Urban Area – Enhancement of species-rich grassland,

Hoddesdon E6 scrub and aquatic habitats along the New River navigation canal Notes: H5 " E1 " New Habitat Linkages See Appendix A in Volume 1 Report for list of data sources I2 C4. Hunsdon Lane/Brook – Creation of new habitats along road verges, brook, Notes: A4 hedgerows, arable field margins See Appendix A in Volume 1 Report for list of data sources H5 D5. Between Fiddlers Brook and River Stort – Creation of new hedgerows, Hastingwood field margins, ponds, grassland, woodland B1 E4 E5. Nazeing to Cobbin’s Brook – Creation of new hedgerows, ditches, verges A2 F2 and grassland E6. Roydon Park – Create new hedgerows, ditches, verges and grassland 0 21 km 0 21 km F1 F2. Rye Hill – Creation of new hedgerows and scrub E3 F3. East Harlow – Creation of new woodland and hedgerows G4. Coopersale Common – Creation of new green bridge 0 21 km 0 21 km G2 H6 H4. Hatfield Heath – Creation of new woodland, verges and hedgerows A3 E5 Epping H5. Tilegate – Creation of verges and hedgerows Green H6. Lower Bobbingworth – Creation of grassland and scrub E2 North Weald H7. Stortford Road – Creation of green bridge Bassett Notes: A1 See Appendix A in Volume 1 Report for list of data sources See Figure 3b for existing key habitats Figure 3 Figure 3b 0 1 2 km Existing Ecological Assets and Biodiversity : Existing Ecological Assets and Biodiversity : Key Ecological Assets Figure 3c Key Habitats and Links Figure 3b Figure 3 Priority Areas for Enhanced Green Spaces and Existing Ecological Assets and Biodiversity : Existing Ecological AssetsCheshunt and Biodiversity : G3 A GREEN INFRASTRUCTURE PLAN Epping Links for Wildlife Key Ecological AssetsA GREEN INFRASTRUCTURE PLAN Key Habitats and Links G1 G4 FOR THE HARLOW AREA FOR THE HARLOW AREA A GREEN INFRASTRUCTURE PLAN A GREEN INFRASTRUCTURE PLAN A GREEN INFRASTRUCTURE PLAN FOR THE HARLOW AREA FOR THE HARLOW AREA FOR THE HARLOW AREA Waltham CHRIS BLANDFORD ASSOCIATES www.cba.uk.net CHRIS BLANDFORD ASSOCIATES Abbey www.cba.uk.net This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. November 2005This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. CHRIS BLANDFORD ASSOCIATES Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 November 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03_eco_existing.mxdUnauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 CHRIS BLANDFORD ASSOCIATES CHRIS BLANDFORD ASSOCIATES www.cba.uk.net S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03b_key_hab.mxdwww.cba.uk.net www.cba.uk.net November 2005 This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Crown Copyright ©. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100017241 2005 November 2005 November 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03c_eco_oppties.mxd Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03_eco_existing.mxd S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_03b_key_hab.mxd Figure 36: “A Green Infrastructure Plan for the Harlow Area” Figure 3 Figure 37: “A Green Infrastructure Plan for the Harlow Area” Figure 3b Figure 38: “A Green Infrastructure Plan for the Harlow Area” Figure 3c Key Ecological Assets Key Habitats and Links Priority Areas for Enhanced Green Spaces and Links for Wildlife Landscape & Visual Study Latton Priory 79 7. 0 Green Infrastructure Strategy

Visual Containment and Views

The topography of Latton Priory and the woodland cover on and around the site provide a natural level of containment that when supplemented with woodland planting will contain the areas proposed for built development, providing separation from and protecting the surrounding rural area from encroachment. Visual Containment would be ensured through the provision of a robust GI framework for the built development and an attractive edge and green gateway to the town, maintaining the wider rural setting of the town.

The key views identified in the “A Green Infrastructure Plan for the Harlow area” are from the northern and southern edges of the plateau towards Harlow and to the south towards Epping. Some of the identified views are not currently from publicly accessible land. Key publicly accessible views would be maintained within the GI proposals with views from the extended Green Wedge towards Harlow and new public views provided from the enhanced landscape south of the plateau towards Epping.

Key Designated Assets Scheduled Monument Site of Special Scientific Interest (SSSI) Key Designated Assets Floodplain Scheduled Monument Registered Common Land Site of Special Scientific Interest (SSSI) Ancient Woodland Floodplain Conservation Area Registered Common Land Registered Historic Parks & Garden Ancient Woodland County Wildlife Site Conservation Area Green Wedge Registered Historic Parks & Garden Local Landscape Designation County Wildlife Site Green Wedge Other Key Assets Key Views Local Landscape Designation Visually Significant Slopes Other Key Assets Key Historic Landscapes Key Views Key Paths Visually Significant Slopes Notes: Key Historic Landscapes See Appendix A in Volume 1 Report for list of data sources Key Paths

Notes: See Appendix A in Volume 1 Report for list of data sources

0 1 km

Figure 7 Key Green Infrastructure Assets in and around Harlow

A GREEN INFRASTRUCTURE PLAN Figure 7 FOR THE HARLOW AREA Key Green Infrastructure Assets in and around Harlow

CHRIS BLANDFORD ASSOCIATES www.cba.uk.net A GREEN INFRASTRUCTURE PLAN FOR THE HARLOW AREA Crown Copyright ©. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100017241 2005 November 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_07_assets.mxd

CHRIS BLANDFORD ASSOCIATES www.cba.uk.net

Crown Copyright ©. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100017241 2005 November 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_07_assets.mxd Figure 40: “A Green Infrastructure Plan for the Harlow Area” Key Green Figure 39: Views Infrastructure Assets in and around Harlow

80 Latton Priory Landscape & Visual Study Green Infrastructure Strategy 7. 0

Protection of Green Belt

The proposed GI will ensure a robust Green Belt boundary is maintained ensuring containment of Harlow in perpetuity and protection of the rural area.

Figure 41: The Proposed New Green Belt Boundary

Landscape & Visual Study Latton Priory 81 7. 0 Green Infrastructure Strategy

Access and connectivity

Enhanced access to the countryside will bring local community recreation and health benefits. There are opportunities to improve access from Harlow to the countryside with a safe connected network of footpaths, cycleways and bridleways that link to the Epping Forest Way and Stort Valley Way long distance trails and also improve access to heritage features and resources. The recreational routes would be provided along new Greenways through Latton Priory to provide an attractive and well- connected recreational resource that would exploit the potential for a sequence of views along the southern edge of the plateau.

Enhancements will include new planting and landscape management to improve the setting of recreational routes, surface improvements and new directional and informative signage. There is the opportunity to reinstate a former drove road identified between Epping Green and Latton Priory across the southern fields within the site. This would provide safer alternative for cyclists and walkers to the current Stort Valley Way route along Rye Hill Road and open up the southern edge of the plateau to public access to allow enjoyment of the long views to the south across the Epping Countryside.

The GI can also provide a destination for visitors assisting to draw numbers from the more sensitive ecologically designated areas within Epping Forest. Within “A Green Infrastructure Plan for the Harlow area” Epping Green / Rye Hill is identified as a ‘Key Destination / Focal Point’ at Figure 6 and Parndon Wood Nature Reserve to the west is a Figure 42: Recreation Plan ‘major destination / focal point’. Additionally Greenways (car free routes which could incorporate SUSTRANS proposals) are proposed across the

Strategic Public Open site for; 4. Lower Nazeing / Clayton Hill Country Park to Latton Bush) and TransportExisting Access Routes and Recreational Assets Strategic Public Open Space (>400ha) Transport Routes Strategic Road Network Strategic Road Network Space (>400ha) Hatfield Forest P Car Parks Hatfield Forest Public Open Space (<400ha) Country Park P Car Parks Public Open Space (<400ha) Country Park P Car Parks from 6. Parndon Wood Nature Reserve / Kingsmoor to Epping and from Public Rights of Way (including Cemeteries, (including Cemeteries, 1 Railway Golf Courses, Nature Reserves, _ Railway Golf Courses, Nature Reserves, 1 ^ Common Land, Parks, 1 Trails Common Land, Parks, River Navigations Sports Grounds, Allotments) River Navigations 14. South Harlow to Rye Hill, the routes of these are shown at Figure 6a. Strategic Public Open Space to be SafeguardedSports Grounds, Allotments) Public Rights of Way Permissive Access Land Public Rights of Way Permissive Access Land Footpath Countryside Stewardship Other Public Open Space to be Safeguarded E%8 Access Land Footpath Countryside Stewardship Bridleway E%8 Major Strategic Destinations/Focal Points to beAccess Land Road used as Public Path / ^_ SafeguardedBridleway and Enhanced (see Figure 6) 11 Byway Open to All Traffic  K Key Strategic Destinations/Focal Points to be Safeguarded Management Road used as Public Path / 3 Cycle Routes ^_ and Enhanced (see Figure 6) E% Byway Open to All Traffic R New Strategic Destinations & Gateways E%7 Trails 18 %3 _1 GilstonCycle ParkRoutes Area A E ^ E%1 Lee Valley Walk E%5 Stort Valley Way  10 _2 Copped Hall Area !  ^ E%2 Harcamlow Way E%6 Essex Way P 3 Hunsdon 7 ^_ WintryTrails Wood to Beachet Wood P E% E%3 Three Forests Way E%7 Forest Way UP The GI within Latton Priory would be secured in perpetuity through R %STORT1 Lee RIVERPARK Valley Walk- New Public Open Space%5 Stort Valley Way E%1 ! E%5 ! E E E%2 E%4 The New River Path E%8 Hertfordshire Way 10 Sheering New Strategic Access Links and Network Enhancements ^_1 E^_ E%2 Harcamlow Way E%6 Essex Way 10 Major Destinations / Focal Points Greenways (illustrative only) %5 implementation of a management strategy with a biodiversity emphasis. 1 1 E 2 V 31 Waltham Three Abbey Forests / River WayLee Country Park to% Ware7 (Lee Forest Valley) Way _ Hatfield Forest Country Park I ^_ E% E 1 ^ _ 2 ^ P ! UR 2 Broxbourne Woodland Complex to Clayton Hill Country Park %1 ! 9 2 E P 5 ^_ 3 % 9 Parndon Wood Nature Reserve E 43 Roydon The via New Harlow River Town Path Park to Bishop’s Stortford8 (StortHertfordshire Valley) Way ^_ E%2  E% E% ! UP 4 Lower Nazeing / Clayton Hill Country Park to Latton Bush The strategy would address the long term management of existing 8 3 Harlow Town Park 10  Major5 Roydon Destinations via Nazeing Common / Focal to Epping Points Forest %2 ^_ 4 E ! 3 6 Parndon Wood Nature Reserve / Kingsmoor to Epping E% ^_ 9 3 _4 Clayton Hill Country Park S T O R T515 7 North Weald Bassett / Epping to Epping Forest ^ E%  1 Hatfield Forest Country Park %3  _8 North Weald Bassett to Hatfield Forest Country Park ! E 5 River Lee Country Park 1 ^ woodland and GI assets and ensure the successful establishment and 4 ^_ 2 ^_ 16 ! 17 9 East Harlow to Matching Green 4 P Harlow 8 2 6 9   10 SawbridgeworthParndon to Hatfield Wood Forest Nature Country Reserve Park UP ^_ Waltham Abbey ^_ _ 8 ^ ! ! UP Hoddesdon 11 Gilston to Bishop’s Stortford 12 Waltham Abbey via Cobbin’s Brook to Thornwood Common Key Destinations / Focal Points longevity of new habitats. 3 Harlow Town Park E%2 ^_13 West Harlow to Lee Valley _1 Gibberd's Garden %4 ! 14 South Harlow to Rye Hill ^ E P 3 13 _15 4North HarlowClayton to River Hill Stort Country Park UP ^_2 Eastwick Medieval Settlement Site 7 ^ _ P  16 North West Harlow to River Stort ^ 7 %3 3 ! E 17 5River StortRiver to Church Lee LangleyCountry Park UP ^_ Epping Green / Rye Hill

14 Hastingwood ^_ E%3 18 Greenway 11 to Sawbridgeworth

4  ! 4 Roydon Mill

P !! Proposed Sustrans National Cycle Network Route ! ^_ 6" Waltham Abbey P UP 2 _ U %5 ^ 5 8 ! 6 _ " Riverways E Chesthunt Station It would be devised in liaison with Epping Forest and Harlow District ^ 2 P _ P_ ^ ^ Key Destinations / Focal Points 6 1 Parkways UP UP 2  P 4 Railways E%5 ^_6 Broxbourne / Keysers Estate   1 UP P 4 Gibberd's Garden ^_ 7 _ Dobb's Weir / Nazeing Mead ^ 3 Notes: 4 Councils and relevant bodies such as the Wildlife Trust and the P _ UP ^_ ^ 3 2 UP UP Eastwick Medieval Settlement Site 8 5 ^_See Appendix A in Volume 1 Report for list of data sources ^_ Rye House  Epping North Weald 7 Green Bassett 3 UP 0 Epping Green21 km / Rye Hill 9 Corporation for London, to ensure that it achieves conservation and 6 ^_ ^_ St. Margarets / Amwell Nature Reserve 0 1 2 km E%3  Lee Valley 4 Roydon Mill Regional Park ^_10 Pishiobury Park ! P ^_ UP 12 UP Notes: P E%5 Figure5 6a %3 recreational management objectives and is robust and deliverable. 2  Chesthunt Station E See Appendix A in Volume 1 Report for list of data sources 3 ^_ UP 6 P _ Priority Areas for Enhanced Green Spaces and E%1 P 5 ^ U UP _P 6 ^ 5 P 5 Cheshunt E% AccessBroxbourne Links for People / Keysers Estate U 5 Epping ^_ UP %6 Figure 6 UP ^_ ! E P 5 Existing Access Networks and Recreational Facilities P A GREEN7 Dobb's INFRASTRUCTURE Weir / Nazeing MeadPLAN UP UP 4 7 ^_ 4 2 E% UP UP 3 ^_  FOR THE HARLOW AREA ! A GREEN INFRASTRUCTURE PLAN 8 Rye House Waltham ^_ ! FOR THE HARLOW AREA P P 6 Abbey UP _ 9 UP Epping Forest ^ CHRISSt. Margarets BLANDFORD / Amwell ASSOCIATES Nature Reserve ^_ www.cba.uk.net 0 1 2 km ! 6 CHRIS BLANDFORD ASSOCIATES Lee Valley www.cba.uk.net Regional Park ^_November10 Pishiobury 2005 Park Crown Copyright ©. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100017241 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_06a_access_oppties.mxd This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. November 2005 UP Notes: Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 E%3 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_06_access_rec.mxd UP See Appendix A in Volume 1 Report for list of data sources E%1 UP 5 6 Figure 6 Figure 44: “A Green Infrastructure Plan for the Harlow Area” Figure 6 ! FigureUP 43: “A Green Infrastructure PlanE% for the Harlow Area” Figure 6a 5 Existing Access Networks and Recreational Facilities UP %4 E PriorityUP Areas for Enhanced! Green Spaces and Links forA GREEN People INFRASTRUCTURE PLAN Existing Access Networks and Recreational Facilities ! FOR THE HARLOW AREA P P U Landscape & Visual Study U 6 Epping Forest 82 Latton Priory ! CHRIS BLANDFORD ASSOCIATES www.cba.uk.net

This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. November 2005 Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire & Essex County Councils LA076678, LA100019602, 2005 S:\Projects\11096901_Harlow_Green_Infrastructure\GIS\projects\Final_281105\11096901_06_access_rec.mxd 8.0 CONCLUSIONS

Landscape & Visual Study Latton Priory 83 8.0 Conclusions

This landscape and visual study provides a detailed site specific analysis Essentially development at Latton Priory can; of land at Latton Priory. It identifies the landscape and visual constraints and opportunities for development, sets out recommendations for a • ENSURE THAT THE IDENTIFIED SENSITIVE ENVIRONMENTAL • MEET THE CONSERVATION AND DESIGN OBJECTIVES OF THE revised Green Belt boundary and culminates in a Green Infrastructure ASSETS REMAIN FREE OF BUILT DEVELOPMENT; EVIDENCE BASE DOCUMENTS; Strategy plan that defines the potential built development capacity of Latton Priory and the significant opportunities for landscape, biodiversity and • ENSURE THAT THE SKYLINE WOULD REMAIN PROTECTED • CONTINUE TO DELIVER THE POSITIVE ASPECTS OF THE recreational enhancement through provision of new Green Infrastructure FROM BUILT DEVELOPMENT IN VIEWS FROM THE GIBBERD LANDSCAPE-LED DESIGN APPROACH FOR HARLOW, and an attractive green edge to Harlow. COUNTRYSIDE AND EPPING TO THE SOUTH; ENHANCING LINKS FROM THE TOWN TO THE COUNTRYSIDE IN PARTICULAR AT THIS EDGE; • MAINTAIN THE INTEGRITY OF THE LANDFORM CONTAINING HARLOW, ENSURING THAT A PREDOMINANTLY GREEN • PROVIDE NEW GATEWAY OPPORTUNITIES AT THE OUTLOOK IS RETAINED IN VIEWS TOWARDS THE SITE FROM M11 JUNCTION IN ACCORDANCE WITH ‘GATEWAYS OF ELEVATED BUILDINGS WITHIN HARLOW, AND PARTICULARLY DISTINCTION’ (EQUALLY DEVELOPMENT CAN BE VISUALLY HARLOW TOWN CENTRE WHERE THE VIEW ALONG THE CONTAINED WITHIN WOODLAND AND TREE PLANTING TO GREEN WEDGE WOULD BE MAINTAINED TO THE SKYLINE; ENHANCE THE LANDSCAPE OF THIS CORRIDOR, IF THIS APPROACH IS PREFERRED); • BE CONTAINED WITHIN THE LANDFORM AND WOODED STRUCTURE OF THE AREA SO THAT IT DOES NOT ENCROACH • ASSIST IN URBAN REGENERATION OF EXISTING AREAS AT ON THE EPPING COUNTRYSIDE; THE SOUTHERN EDGE OF HARLOW; AND

• PROVIDE A NEW GREEN EDGE TO HARLOW POSITIVELY • THE GREEN BELT CAN BE DEFINED AND PROTECTED ALONG ADDRESSED BY THE NEW BUILT SETTLEMENT EDGE; A NEW LOGICAL AND DEFENSIBLE BOUNDARY LINE.

• DELIVER SUBSTANTIAL BIODIVERSITY, LANDSCAPE ENHANCEMENTS AND RECREATIONAL BENEFITS THROUGH PROVISION OF SIGNIFICANT AREAS OF GREEN INFRASTRUCTURE;

84 Latton Priory Landscape & Visual Study Conclusions 8.0

Landscape & Visual Study Latton Priory 85 Latton Priory Landscape & Visual Study

December 2013