Land at Wiswell Lane Whalley Clitheroe

Landscape and Visual Appraisal

23 April 2019

DRaW (UK) Ltd Morwick Hall, Mortec Park, York Road, Leeds, LS15 4TA. Tel: 0113 8232871 Web: www.draw-ltd.com Email : [email protected]

DOCUMENT CONTROL

DRaW (UK) Ltd Morwick Hall, Mortec Park, York Road, Leeds, LS15 4TA. Web: www.draw-ltd.com Tel: 0113 8232871 Email : [email protected]

Author Nigel Rockliff Reviewed Chris Davenport Report Number Revison Date Issued Recipient

56-02-R1 - 30/01/19 VH Land Partnerships Ltd 56-02-R1 A 18/02/19 VH Land Partnerships Ltd 56-02-R1 B 23/04/19 VH Land Partnerships Ltd

Contents

1 Introduction ...... 6 Appraisal Methodology ...... 6 Study Area ...... 7 Desk-Based Study ...... 7 Field Study ...... 7 The Site Location ...... 7

2 The Proposed Development ...... 9

3 Landscape Planning Context ...... 10 National Planning Policy Framework, 2018 ...... 10 Ribble Valley Core Strategy 2008 – 2028 (Adopted 2014) ...... 11 Planning Designations ...... 12 Area of Outstanding Natural Beauty ...... 13 Green Belt ...... 13 Scheduled Monuments ...... 14 Conservation Areas ...... 14 Listed Buildings ...... 14 Tree Preservation Orders ...... 14 Public Rights-of-Way and Recreational Routes ...... 14 Agricultural Land Classification ...... 14 Flood Risk ...... 15

4 Landscape Appraisal ...... 16 Landscape Character ...... 16 National Character Areas ...... 16 The Landscape Strategy for Lancashire...... 17 Undulating Lowland Farmland LCT5 ...... 18 LCA 5c Lower Ribble ...... 19 The Application Site and its Immediate Surroundings ...... 20 Landscape Sensitivity ...... 23

5 Predicted Landscape Effects ...... 23

6 Visual Appraisal ...... 25 Zone of Theoretical Visibility ...... 25 Viewpoint Appraisal ...... 25 Residential Amenity ...... 34

7 Predicted Visual Effects ...... 37

8 Mitigation ...... 38

9 Summary ...... 39

10 Overall Conclusions ...... 40

Viewpoints Viewpoint 1: Wiswell Lane, opposite the entrance to The Mullions, looking northeast towards the site ...... 26 Viewpoint 2: A59 looking east towards site and the A671 Junction ...... 27 Viewpoint 3: A671 looking south towards the site and the Wiswell Lane junction...... 28 Viewpoint 4: Bennetts Close looking north across Wiswell Lane west towards the site ...... 29 Viewpoint 5: Footpath 3-47-FP9 (Lancashire Witches Walk) south of Wiswell looking northwest across the site ...... 30 Viewpoint 6: Wheatsheaf Close East off Clitheroe Road, Barrow looking southeast towards the site ...... 31 Viewpoint 7: Footpath 3-6-FP33 Moor Lane, looking northwest across Whalley ...... 32 Viewpoint 8: Footpath 3-6-FP32 Whalley Nab, looking northwest across Whalley ...... 33 Figures Figure 1: Site Location ...... 8 Figure 2: Site Context ...... 8 Figure 3: Indicative Site Layout (STEN Architects April 2019) ...... 9 Figure 4: Extract from the Agricultural Land Classification Map ...... 15 Figure 5: Flood Risk from Surface Water ...... 15 Figure 6: Extent of National Character Area 33 Bowland Fringe and Pendle Hill ...... 16 Figure 7: Lancashire Landscape Strategy, Landscape Character Types & Landscape Character Areas ...... 18 Figure 8: Extract from the 1929 OS 6 Inch map and corresponding aerial view of the site 2015...... 21 Figure 9: The site, looking towards the northern boundary and the A59 ...... 21 Figure 10: Woodland at the Southern Edge of the Site, adjacent to Wiswell Lane...... 22 Figure 11: Domestic Garden (The Mullions) adjacent to the western site boundary...... 22 Figure 12: Residential Properties with Potential Views of the Development ...... 34 Figure 13: The Mullions, adjacent to the Site ...... 35 Figure 14: Bungalow off Wiswell Shay (East of the A671) ...... 35 Figure 15: Bennetts Close (Group of 5 Houses South of the Site) ...... 36 Figure 16: Bramley Meade West of the Site ...... 36 Tables Table 1: Relevant Designations, Protected Heritage Assets and Constraints ...... 13 Table 2: Potential Effects of the Landscape ...... 23 Table 3: Predicted Visual Effects ...... 37

Drawings Drawing 01: Landscape Planning Constraints Drawing 02: Topography Drawing 03: Zone of Theoretical Visibility and Viewpoint Locations

Land at Wiswell Lane, Whalley, Clitheroe Landscape and Visual Appraisal

1 Introduction

This report presents the findings of a Landscape and Visual Appraisal (LVA) undertaken to support an outline planning application for approximately 120 residential dwellings on land north of Wiswell Lane, Whalley, Lancashire. The appraisal was commissioned by VH Land Partnerships Ltd, in August 2018 and was undertaken by DRaW (UK) Ltd, a registered practice of the Landscape Institute. The aims of the LVA are to:
Identify the landscape and visual constraints, including relevant planning policy;
Assess potential effects of the proposed development; and
Identify appropriate measures to mitigate potential adverse effects. Appraisal Methodology

The methodology for the appraisal is based on:
‘Guidelines for Landscape and Visual Impact Assessment’, Third Edition, 2013 (GLVIA3) produced by the Landscape Institute with the Institute of Environmental Management and Assessment; and
‘An Approach to Landscape Character Assessment’ by Natural England, October 2014.

It should be noted that, in accordance with GLVIA3 there are differences between landscape and visual effects: Landscape Effects relate to changes to the landscape as a resource. Taking into account its physical attributes, aesthetic/perceptual qualities, and recreational value which define the landscape/townscape character. The changes do not have to be seen. Visual Effects relate to changes in views and visual amenity experienced by people. Including residents, workers, or visitors to recreational /tourist sites or cultural heritage assets.

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Study Area

The study area for the landscape and visual appraisal has been informed by a computer generated zone of theoretical visibility (ZTV) model, limited to a distance of 2 km from the site boundary. It is considered that for a ‘low-rise’ residential development of the type proposed there would be minimal landscape or visual effects beyond this distance. Desk-Based Study

Information for the landscape and visual appraisal was gathered from the following sources:
National Planning Policy Framework (NPPF), July 2018;
Ribble Valley Core Strategy 2008 – 2028 (Adopted 2014);
National Character Area Profile 33 Bowland Fringe and Pendle Hill ‘Natural England;
National Character Area Profile 35 Lancashire Valleys ‘Natural England;
Landscape Character Assessment, Lancashire County Council, 2000;
A Landscape Strategy for Lancashire, Lancashire County Council, 2000;
Arboricultural Constraints Appraisal in Relation to Proposed Residential Development at Land off Wiswell Lane, Whalley, Clitheroe, Lancashire, BB7 9AF’. Prepared by Bowland Tree Consultancy Ltd, July 2018;
The Multi-Agency Geographical Information for the Countryside (www.magic.gov.uk);
Ordnance Survey 1:10,000 scale site-centered digital raster map;
1:250,000 scale Agricultural Land Classification Map ‘Northwest Region’ (ALC002);
Long term flood risk maps for the UK , Environment Agency (.gov.uk);
Aerial photography: Google Maps (http://maps.google.co.uk/); Field Study

Field surveys were undertaken in August 2018 to assess:
The landscape characteristics;
Views of the site from the surrounding areas;
The location and sensitivity of visual receptors; and
The landscape and visual effects arising from the proposed development.

The surveys were undertaken from roads, bridleways, tracks, footpaths and publicly accessible viewpoints within 2.0 km of the site. The Site Location

The site is located on the north-eastern edge of Whalley, approximately 10.5 km to the northeast of Blackburn and 4.3 km south of Clitheroe, in the county of Lancashire. The nearest postcode is BB7 9AF. The approximate grid reference is: E373867, N437167.

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The site covers an area of approximately 5.77 hectares (ha), with a net developable area of 3.47ha. Figure1 shows the site location and Figure 2 shows the site context. Figure 1: Site Location

Site

Figure 2: Site Context

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2 The Proposed Development

The landscape and visual appraisal is based on the Illustrative Masterplan produced by STEN Architects (April 2019) which comprises up to 125 dwellings at a density of 30-35 dwellings per hectare (Refer Figure 3). The Illustrative Masterplan shows the location of the proposed residential development and access roads, including a new junction onto the A671. The northwest part of the site is shown as an area of public open space with attenuation ponds to regulate surface water run-off. The plan indicates that the majority of trees and boundary vegetation would be retained and the north and east boundaries would be augmented with additional woodland planting. A new footpath is shown form Wiswell Lane in the south west corner of the site to the A671 in the east, creating a safe pedestrian/cycle route between Whalley and Wiswell village. Proposed building types and heights are not defined at this stage. Therefore the appraisal is based on a mix of 2 and 3 storey dwellings, with an average ridge height of 8.5 m. (For comparative purposes the residential development to the south [Bennetts Close] has ridge heights of approximately 9.5 m). Figure 3: Indicative Site Layout (STEN Architects April 2019)

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3 Landscape Planning Context

The following planning policies are relevant to landscape or visual issues:

National Planning Policy Framework, 2018

The Government’s planning policies for England are set out in the National Planning Policy Framework (NPPF) July 2018. Key policies relating to landscape or visual issues are: Paragraph 127 Paragraph 127 sets out the aim of planning policies to ensure that developments: a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience. Paragraph 170 Paragraph 170 sets out the aim of planning policies to contribute and enhance the natural and local environment by “protecting and enhancing valued landscapes,….in a manner commensurate with their statutory status or identified quality in the development plan” It also sets out the need to “recognise the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services – including the economic and other benefits of the best and most versatile agricultural land, and of trees and woodland” Paragraph 172 Paragraph 172 advises that: “Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues”. Paragraph 180 Paragraph 180. Sets out the aims of planning policies to “ensure that new development is appropriate for its location taking into account the likely effects (including cumulative effects) of pollution on health, living conditions and the natural environment, as well as the potential sensitivity of the site or the wider area to impacts that could arise from the development. In doing so they should: …….. identify and protect tranquil areas which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason; and limit the impact of light pollution from artificial light”

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Ribble Valley Core Strategy 2008 – 2028 (Adopted 2014)

Planning policies of the determining authority, Ribble Valley Borough Council (RVBC), are set out in the Ribble Valley Core Strategy 2008 – 2028 (Adopted 2014). The following policies relate to the assessment of landscape and visual effects: Policy DMG1: General Considerations The policy advises that “in determining planning applications, all development must: Be of a high standard of building design which considers the 8 Building in Context Principles (from the CABE/English Heritage Building on Context Toolkit. http://www.building-in-context.org/the-bic- toolkit Be sympathetic to existing and proposed land uses in terms of its size, intensity and nature as well as scale, massing, style, features and building materials. Consider the density, layout and relationship between buildings, which is of major importance. Particular emphasis will be placed on visual appearance and the relationship to surroundings, including impact on landscape character, as well as the effects of development on existing amenities. Consider the protection and enhancement of public rights of way and access. Not adversely affect the amenities of the surrounding area. Provide adequate day lighting and privacy distances. Protect and enhance heritage assets and their settings. Not result in the net loss of important open space, including public and private playing fields without a robust assessment that the sites are surplus to need. In assessing this, regard must be had to the level of provision and standard of public open space in the area, the importance of playing fields and the need to protect school playing fields to meet future needs. Regard will also be had to the landscape or townscape of an area and the importance the open space has on this”. Policy DMG2: Strategic Considerations

Policy DMG2 advises that “development proposals in the principal settlements (Including Whalley) should consolidate, expand or round-off development so that it is closely related to the main built up areas, ensuring this is appropriate to the scale of, and in keeping with, the existing settlement”. The policy goes on to set out criteria for housing outside the defined settlement areas and concludes…. “Within the open countryside development will be required to be in keeping with the Character of the landscape and acknowledge the special qualities of the area by virtue of its size, design, use of materials, landscaping and siting”. (NB the site lies outside the defined settlement boundaries)

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Policy EN2: Landscape

Policy EN2: ‘Landscape’, advises: “The Council will expect development to be in keeping with the character of the landscape, reflecting local distinctiveness, vernacular style, scale, style, features and building materials”.

The supporting statement (Paragraph 5.3) goes on to state:

“Over 75% of the area is designated as an Area of Outstanding Natural Beauty and outside these statutory areas the borough comprises extensive areas of open countryside much of which has an intrinsic value that contributes to the quality of the landscape in the borough. In addition the founding principle of landscape character is that all landscapes have a value. The Council considers that it is important to ensure development proposals do not serve to undermine the inherent quality of the landscape. Particular regard, consistent with the designation as AONB, will be given to matters of design and impact with an expectation that the highest standards of design will be required. The Council will also seek to ensure that the open countryside is protected from inappropriate development. Developers should adopt a non-standardised approach to design which recognises and enhances local distinctiveness, landscape character, the quality of the built fabric, historic patterns and landscape tranquillity”.

Policy DME2: Landscape and Townscape Protection

Policy DME2 states: “Development proposals will be refused which significantly harm important landscape or landscape features including: 1. Traditional stone walls. 2. Ponds. 3. Characteristic herb rich meadows and pastures. 4. Woodlands. 5. Copses. 6. Hedgerows and individual trees (other than in exceptional circumstances where satisfactory works of mitigation or enhancement would be achieved, including rebuilding, replanting and landscape management). 7. Townscape elements such as the scale, form, and materials that contribute to the Characteristic townscapes of the area. 8. Upland landscapes and associated habitats such as blanket bog. 9. Botanically rich roadside verges (that are worthy of protection)”. Planning Designations

This section, which should be read in conjunction with Drawing 01, identifies planning, designations, protected heritage assets and other constraints relevant to landscape and visual issues. Table 1 sets out the relevant planning designations, protected heritage assets and other constraints within the site and the study area.

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Table 1: Relevant Designations, Protected Heritage Assets and Constraints

Attribute Present Within Site Present w ithin 2 km of the site. Boundary Landscape Designations National Parks None None Area of Outstanding Natural Beauty None Yes (Refer details below) Special Landscape Area None None Green Belt None Yes (Refer details below) Country Parks None None

Protected Heritage Assets

World Heritage Sites None None Scheduled Monuments None Yes (See below) Conservation Areas None Yes. Wiswell and Whalley (Refer details below) Listed Buildings None Yes (Refer details below) Registered Parks and Gardens None None

Historic Battlefields None None Other Landscape Assets Recreational Routes None Yes (Refer details below) Public Rights of Way None Yes (Refer details below) Tree Preservation Orders Yes (Refer details below) N/a

Area of Outstanding Natural Beauty

The study area lies partly within the Forest of Bowland AONB, which comprises two separate parts:
The main upland block with heather moorland, blanket bog, and rare birds to the northwest of the site; and
The famous landmark of Pendle Hill to the northeast of the site.

The two parts are separated by the broad valley of the River Ribble, in which the site is located. At its closest point the Pendle Hill part of the AONB, lies approximately 1.2 km east of the site (Refer Drawing 01).

Green Belt

High ground to the south of Whalley lies within the ‘Liverpool, Manchester and West Yorks Greenbelt’, although at its boundary is over 1km from the site. The site itself is not within Green Belt.

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Scheduled Monuments

There are four Scheduled Monuments within the study area. The closest ‘Whalley Cistercian Abbey’ lies over 1.12 km from the site.

Conservation Areas

The Wiswell Conservation Area lies approximately 400 m to the northeast of the site, beyond the A671. The Whalley Conservation Area lies approximately 760m to the southwest of the site.

Listed Buildings

There are no Listed Buildings within or near the site, although there are a number of Listed Buildings within Wiswell village. The closest Wiswell Shay Cross (Grade II Listed) lies approximately 400m northwest of the site and Vicarage House (Grade I Listed) lies, approximately 560m from the site, towards the centre of Wiswell.

Tree Preservation Orders

Details of Tree Preservation Orders (TPOs) within the site boundary are provided in the ‘Arboricultural Constraints Appraisal in Relation to Proposed Residential Development at Land off Wiswell Lane, Whalley, Clitheroe, Lancashire, BB7 9AF’ . Prepared by Bowland Tree Consultancy Ltd, July 2018. RVBC have verbally confirmed the woodland at the southern end of the site adjacent to Wiswell Lane is subject to blanket TPO.

Public Rights-of-Way and Recreational Routes

There are a number of public rights-of-way (PRoW) within the study area, although there are none within the site. The nearest PRoWs (Footpaths 3-47-FP6 and 3-47-FP11), cut across the A59/A671 junction to the north of the site, although judging by the height of the vegetation the paths appear to be infrequently used. There are two way-marked recreational routes which cut through the study area:
Regional Cycle Route 91 passes along Wiswell Lane to the south of the site, and
The Lancashire Witches Walk, a long-distance footpath between the village of Barrowford and the county town of Lancaster, created to commemorate the 400th anniversary of the trials of the Pendle witches, passes approximately 660m south east of the site, at its closest point.

These are shown on Drawing 01.

Agricultural Land Classification

According to the 1:250,000 scale Agricultural Land Classification Map ‘North West Region ALC002’ (Refer Figure 4), the farmland, within which the site is located, is Grade 3 ‘Good to Moderate , (No distinction is made between sub-grades 3A, 3B or 3C).

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Figure 4: Extract from the Agricultural Land Classification Map

Site

Flood Risk

According to the Government’s ‘Long Term Flood Risk Information’, the site is at very low risk of flooding from rivers, or reservoirs. The surface water flood map indicates that the minor watercourses towards the northern and southern edges of the site are prone to flooding, although this appears to be very localised and does not extend much beyond the stream channel. (Refer Figure 5). Figure 5: Flood Risk from Surface Water

Site

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Landscape Appraisal 4 Landscape Appraisal Landscape Character

The landscape character is considered at three levels:
National level, in relation to the National Character Area Profiles, produced by Natural England;
Regional level, taking into account the Landscape Strategy for Lancashire, Lancashire County Council, December 2000; and
Local level, based on field observations to confirm the key features and characteristics pertinent to the study area and the application site.

National Character Areas

National Character Area 33 Bowland Fringe and Pendle Hill

The site lies within ‘National Character Area 33, Bowland Fringe and Pendle Hill’ (Refer Figure 6). Figure 6: Extent of National Character Area 33 Bowland Fringe and Pendle Hill

Site

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The Bowland Fringe and Pendle Hill National Character Area describes the area as “a transitional landscape that wraps around the dramatic upland core of the Bowland Fells, underpinned by Carboniferous geology. Over half of this NCA, along with the Bowland Fells, makes up the Forest of Bowland Area of Outstanding Natural Beauty”.

Key characteristics of NCA 33 Bowland Fringe Pendle Hill are described in the National Character Area Profile: http://publications.naturalengland.org.uk/publication/3522238

The profile for NCA33 includes ‘statements of environmental opportunity’. SE01 states : “Protect and enhance the distinctive landscape character of the Bowland Fringe and Pendle Hill NCA for its sense of place, historical and cultural heritage, tranquility, accessibility and recreational opportunities. For example by: Managing development (especially around the fringes of the NCA), in order to maintain the rural character of the landscape, tranquility and sense of remoteness. Protecting the area from development on ridgelines and hilltops, to maintain the predominantly open character of the Landscape”.

National Character Area 35 Lancashire Valleys

Land immediately south of the site lies within ‘National Character Area 35, Lancashire Valleys’ which broadly consists of the wide vale of the rivers Calder and Ribble and their tributaries, running northeast to south-west between Pendle Hill, the Bowland Fells and the Southern Pennines. Key characteristics of ‘NCA 35 Lancashire Valleys’ are described in the National Character Area Profile: http://publications.naturalengland.org.uk/publication/12237027

The NCA Profile includes statements of environmental opportunities for the area, which includes SE04: “Conserve and manage the distinction between small rural settlements and the densely urban areas and ensure that new development is sensitively designed to contribute to settlement character, reduce the impact of the urban fringe and provide well-designed green infrastructure to enhance recreation, biodiversity and water flow regulation”.

The Landscape Strategy for Lancashire

‘The Landscape Strategy for Lancashire’ (Lancashire County Council, 2000), comprises:
‘Landscape Character Assessment’, which provides an objective description and classification of the Lancashire landscape; and
‘The Strategy’ which provides evaluation and guidance based upon the Landscape Character Assessment.

The publications provide a detailed description of the broad Landscape Character Types, which are sub-divided into smaller Landscape Character Areas. The site lies within the ‘Undulating Lowland Farmland LCT5’ and the ‘Lower Ribble LCA 5c’ (Refer Figure 7).

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Figure 7: Lancashire Landscape Strategy, Landscape Character Types & Landscape Character Areas

Site

Undulating Lowland Farmland LCT5

The Key Environmental Features of LCT5 are described as:
“Wooded river corridors and gorges provide a sense of enclosure, sheltered habitats and distinctive patterns on the valley sides. Many are also historic sites for early waterpowered industry.
Hedgerows and hedgerow trees define the field pattern in contrast with the moorland fringe farmland, where stone walls dominate over hedgerows. They also provide sheltered habitats which are pattern in contrast with the moorland fringe farmland, where stone walls dominate over hedgerows. They also provide sheltered habitats which are important wildlife links between the wooded cloughs and outlying woodlands.
Small mixed woodlands provide important habitats and cover for wildlife and contribute to the overall appearance of a ‘wooded’ farmland. They reflect an important phase in landscape evolution when 19th century estate woods and shelterbelts were developed for game shooting.
Historic villages, stone bridges and stone walls reflect the local geology; many villages are clustered at river crossing points and there is a dispersed pattern of farms and cottages on the rural roads along the valley sides.

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Limestone outcrops and knolls (in some of the character areas) provide a sharp contrast to the gentler rolling formations of the grazing land and provide shelter for sheep. They are also important for biodiversity.
Roman remains and roads reflect the importance of the area during Roman occupation - the routes of Roman roads are visible in sections of existing roads and tracks.
Historic drove roads support woodland, scrub and tall herb strips.
Country houses, and estates are important in terms of architecture and landscape design - they indicate the county’s growing wealth in the 18th and 19th centuries”.

LCA 5c Lower Ribble

LCA 5c is described as: “The Lower Ribble is an area of lowland gritstone farmland between Longridge Fell to the north and Mellor Ridge to the south. It has a distinctive broad valley landform; the north and south valley sides are separated by a flood plain which contains the meandering course of the River Ribble. There is a particularly distinctive pattern of wooded cloughs which descend the valley sides, their streams emptying into the Ribble. A complex pattern of hedges and woodland form links to these wooded cloughs, giving an overall impression of a well wooded landscape. Although a rural valley, the area is well settled; a dense network of winding country lanes and tracks link the large number of stone farm buildings. Other features of this area are the country houses and designed landscapes, for example Stonyhurst College, Huntingdon Hall and Showley Hall. The Roman settlement of Ribchester is sited at an historic crossing point of the Ribble, a tranquil village in the centre of the valley”.

LCT5 identifies local forces for change and their landscape implications as follows:
“The expansion of farm woodlands through the Elwood Initiative could be a positive force for change, linking wooded river corridors and increasing the number of small scale mixed farm woodlands.
A decline in mature hedgerow and parkland trees which are a valuable ecological resource and important hedgerow boundary markers. The presence of many trees provides the impression of a well-managed, healthy landscape. There is little evidence of regeneration in hedgerows or of new planting to replace existing ageing or declining trees.
Increasing pressures for residential development on the edges of settlements, such as Ribchester, influences the landscape setting and approach to these small rural settlements. Many new developments use imported inappropriate materials such as red brick, which can be intrusive in this rural setting.
Barn conversions and new developments centred around existing farm buildings may alter the scale and character of rural settlement and affect the intrinsic historic interest of the farms. Design guidance may ensure reasonable minimum standards of architectural design, but it is more difficult to control the overall appearance of gardens, fencing, access roads, driveways and power lines. There is a risk that this form of suburbanisation will have a detrimental impact on areas with a deeply rural character”.

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Under the heading ‘Conserve the distinctive settings to rural settlements’ the following recommendations are included:
“Ensure new development on the edges of villages reflects the characteristic clustered form;
Development should be sited to retain views to landscape features and landmarks, such as church towers on the approaches to villages;
“Avoid ribbon development which would disrupt the characteristic clustered form of settlements and the rural character of local roads; and
“Encourage tree planting as an integral part of new development, creating links with existing farm woodlands and the network of hedgerows.

Under the heading ‘Enhance the wooded character of the lowland landscape ’ the following recommendations are included:
“promote the planting of new woodland to link existing woods and hedgerows, aiming for a continuous network of trees, hedgerows and woods where this does not conflict with other habitats of biodiversity significance.
encourage planting of small farm woodlands which are a feature of the lowland agricultural landscape and provide `stepping stones’ for wildlife between larger woodlands.
promote the restoration where appropriate of semi-natural habitats to increase the resource and to develop linkage and corridors for wildlife.
encourage use of species which are typical of the area such as lowland oak woods, alder in wetter places and ash woodland where the soils are moist and/or base-rich”.

The Application Site and its Immediate Surroundings

The site is approximately rectangular, measuring roughly 190m by 250m and covering an area of 5.77 ha. It comprises gently undulating pasture, currently grazed by cattle. The site is currently accessed by two field gates off the A671 and Wiswell Lane. The site levels vary between 82 and 72 m AoD (Refer Drawing 02 Topography). Historic Context Early edition OS maps indicate the land has been in permanent agricultural use since 1844. The site was previously three separate fields, although today the site is a single field, with an isolated row of mature oak trees towards the centre of the site demarcating the line of the former enclosures (Ref Figure 8).

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Figure 8: Extract from the 1929 OS 6 Inch map and corresponding aerial view of the site 2015.

Site

Northern and Eastern Site Boundaries The northern and eastern site boundaries are defined by the A59 and by the A671. The junction between the A59 and the A671 to the northeast of the site comprises a large ‘at-grade’ roundabout with associated signage and street lighting. Both the A59 and the A671 are substantially screened from the site by semi-mature trees/plantation alongside the highways (Refer Figure 9). Figure 9: The site, looking towards the northern boundary and the A59

Southern Site Boundary The southern site boundary is enclosed by a group of mature trees (Oak, Beech, Alder, Hawthorn, Sycamore, and Ash) alongside Wiswell Lane. The trees provide an attractive buffer between the site and the recently constructed housing development to the south (Bennetts Close) (Refer Figure 10).

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Figure 10: Woodland at the Southern Edge of the Site, adjacent to Wiswell Lane

Western Site Boundary The western boundary is delineated by the grounds of a large detached residential property (The Mullions), which extend along the majority of the site boundary. The garden partially enclosed by ornamental vegetation, although the tennis court and lawns are open to the site (Refer Figure 11). Figure 11: Domestic Garden (The Mullions) adjacent to the western site boundary.

Further west, beyond this property is a grand country house (Bramley Meade), which is set in extensive grounds with mature trees separating the site from the residential areas to the west (Refer Figure 13).

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Landscape Sensitivity

It is considered that the study area as a whole is fairly attractive, particularly towards Pendle Hill, which lies within the Forest of Bowland AONB and towards Whalley Nabb, a prominent area of high ground to the south of Whalley. However, the site itself is located within a discrete area of remnant farmland, which has been annexed from the open countryside to the north and east by the A59 and the A671 consequently the site does not display many of the characteristics of the wider study area, which is generally more rural and of higher scenic value. The rural character and tranquility of the site is notably reduced by its proximity to the A59 and the A671 which generate background traffic noise. The site is not subject to any statutory protection, it is not within a National Park, AONB, Special Landscape Area, or Green Belt. Furthermore, there are no World Heritage Sites, Scheduled Monuments, Conservation Areas, or Listed Buildings or Parks or Gardens of Historic Interest, or Historic Battlefields within the immediate vicinity. The site is not publicly accessible and due to its enclosed nature does not contribute to the amenity of the wider landscape, or neighbouring townscape. The most sensitive site attributes are the mature trees around its periphery, especially woodland to the south, adjacent to Wiswell Lane (which is subject to a Tree Preservation Order) and the semi- mature trees along the northern and eastern boundaries are an important buffer to the busy ‘A’ Roads. 5 Predicted Landscape Effects

Table 2 below sets out the main landscape effects, which are likely to result from the proposed development (Visual effects are assessed separately in Section 6). The predicted landscape effects, assume the mitigation measures outlined in Section 8 are implemented as an integral part of the scheme proposals. Table 2: Potential Effects of the Landscape

Attribute Potential Landscape Effect

Changes to Landscape Character Areas National Character The site lies at the edge of NCA Bowland Fringe and Pendle Hill, adjacent to an urban Areas area and is bounded on two sides by main roads. The landscape within the site is not representative of the NCA33, or the neighbouring NCA 35, which more accurately describe the rural areas, particularly the AONB which covers the majority of the NCAs. The proposals would not change the character of NCA33, 35 or the AONB. Regional Character The descriptions and objectives of LCT5/ LCA 5c are not particularly relevant to the Areas site characteristics. The development, would reflect the surrounding built-form, would retain the mature trees and in the longer-term would provide additional woodland/ habitat, key LCA objectives. The self-contained nature of the site surrounded by woodland would greatly assist with landscape assimilation. The proposals would not affect the character of LCT5, LCA5c nor the AONB. Physical Changes to the site and immediate surroundings

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Attribute Potential Landscape Effect

Landform The proposed residential development would be constructed ‘at-grade’, with minimal change to the existing landform. Soil stripped from site prior to construction could be used to create screen mounds/planted areas around the edge of the site (Refer mitigation measures). vegetation cover In the short term there would be a small loss of trees alongside the A671 to facilitate the proposed site access and to achieve the required visibility splays at the new junction. This could be compensated for by additional planting within the site (Refer mitigation measures). The TPO’d woodland along the southern edge of the site (adjacent to Wiswell Lane) would not be affected, although the proposed cycle path/ emergency access may affect the root zones of Tree Groups G1 and G2. (Refer ‘Arboricultural Constraints Appraisal’, Bowland Tree Consultancy Ltd, July 2018. The mature Oak trees in the centre of the site, which delineate the former field enclosure would also be retained. In the long-term there would be an overall increase in the amount of trees and woodland cover within the site compared to existing (Refer mitigation measures). Land use /built The development would result in the loss of approximately 5.77 ha of Grade 3 form. agricultural land, currently used for stock grazing. Overall there would be an increase in the amount of built-form. Water The drainage ditch along the northern edge of the site, and the watercourse to the courses/bodies. south are prone to localised flooding, although the proposed development area is not within a flood risk area. The minor water bodies would be retained as existing. The provision of attenuation pond in the northwestern part of the site and scrapes alongside the watercourses would regulate surface water run-off and could improve the amenity value of the water courses (Refer mitigation measures). Footpaths, and Currently the site is not publically accessible and is not a recreational resource. The Public Access proposals could incorporate public open space within the site layout and could increase access to the area. The proposals include 2m wide permissive path through the site would provide an alternative safer route for pedestrians and cyclists between Whalley and the A671 (Refer mitigation measures). Cultural The area has a strong sense of history/ folklore (Pendle witch Trial 1612), although associations there appear to be no specific cultural or historical associations with the site or its /historic setting. immediate surroundings. No designated historical sites, or known heritage assets would be affected by the proposals. The settings of the Whalley and Wiswell Conservation Areas, nor the Listed Buildings in the study area would not be affected by the proposals (Refer to visual assessment). Changes to Perceptual/Aesthetic Qualities Remoteness and The rural parts of the study area away from the settlements are reasonably quiet, tranquility although background noise from road traffic is audible within the site, reducing the tranquility compared to the more remote areas. The street lights at the A59/A671 junction, have an urbanising effect on the semi-rural character of the site. The development would introduce temporary noise and activity during construction period, although once completed the perceived levels of background noise would be comparable to existing. Pattern, colour and Sympathetic site layout, architectural design and building finishes, to be agreed at scale of the the Reserved Matters stage would ensure the pattern, colour scale and density of landscape the development was appropriate to and in keeping with the existing settlement.

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Visual Appraisal 6 Visual Appraisal

The visual appraisal considers the effects on visual receptors who may be affected by the proposed development. The appraisal was based on field observations made during site visits undertaken in August 2018 and informed by ZTV modelling. Zone of Theoretical Visibility

To identify the area from which the development may be visible and to help calculate the number and location of potential visual receptors, a computer generated ZTV was produced using ‘OS Terrain 5’ digital terrain data at 5 m resolution. The ZTV (Drawing 03) takes into account screening afforded by landform and major visual barriers (vegetation and structures in excess of 4 m high). In reality considerable additional screening at eye-level would be afforded by intervening tree, hedgerows, buildings and walls. The ZTV uses ‘target points’ for the proposed dwellings set at 8.5 m above ground level, and assumes a viewer’s eye level of 1.7 m. Drawing 03 indicates the development would be substantially screened from the surrounding areas. Theoretical views may be possible from a number of locations within the study area, particularly the ridge of higher ground to east of Wiswell (The Roughs) and from Whalley Nab to the south of Whalley. Generally, the lower lying areas around the site lie outside the ZTV, although partial views may be theoretically possible form the edge of Wiswell and Lamb Roe. The viewpoint appraisal (Section 6.2) indicates that the actual visibility from these locations would be negligible, due to the distance from the site and the extensive screening afforded by vegetation around the site which is not included in the ZTV model. It is also important to note that visibility does not necessarily equate to harm. A development could be visible without being dominant, or intrusive and may, or may not notably change the character or composition of the view. Viewpoint Appraisal

An appraisal of visual effects was undertaken from eight viewpoints, which were selected to represent typical views from publically accessible locations at varying distances and orientations from the site. For each viewpoint the following information is provided:
A representative photograph;
A description of the existing view; and
A qualitative appraisal of the predicted visual effects.

Viewpoint locations 1 to 8 are shown on Drawing 02.

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Viewpoint 1: Wiswell Lane, opposite the entrance to The Mullions, looking northeast towards the site

The Site Extension Area

Type of Viewer and distance Viewer Type Distance from Site from the application Site Road users (Wiswell Lane) 10 m

Existing View The photograph is located on Wiswell Lane opposite the entrance to ‘The Mullions’ (see inset), close to the southwest corner of the site. Views are channeled along the road by dense vegetation. The application site is located to the left of the photograph behind the mature trees which provide substantial screening of the application site. Potential Changes to the The proposed residential properties would be largely screened by intervening vegetation, a proposed footpath/cycleway View between the development and Wiswell Lane (via the existing field gate) would be visible. Potentially the proposed access/footpath in conjunction with the proposed traffic calming measures on Wiswell Lane could have an urbanising effect on the character of the lane, although the degree of change would be small.

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Viewpoint 2: A59 looking east towards site and the A671 Junction

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Road users (A59) 15 m

Existing View The photograph represents views approaching the A59/A671 junction from the west. The site is located to the right of the photograph behind the roadside vegetation. Glimpsed views into the site are possible from the junction through occasional gaps in the roadside trees (Refer inset), although generally the vegetation provides a substantial barrier between the road and the site. Potential Changes to the The proposed development would be substantially screened by the road side vegetation. Glimpsed views of the nearest View dwellings may be possible through gaps the vegetation, particularly during the winter when the trees are not in leaf, although, they would not be obvious to drivers focused on the road/junction. Additional planting within the site would increase the long-term screening from the road.(refer mitigation measures).

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Viewpoint 3: A671 looking south towards the site and the Wiswell Lane junction.

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Road users (A671) 12 m

Existing View Viewed from the A671, opposite the existing site entrance (refer inset) drivers views are channelled along the road. The application site, is mostly obscured by mature roadside vegetation. Glimpsed, views into the site are possible below the tree canopies, although travelling along the road at speed these are not immediately apparent. Potential Changes to the The proposed site access would open up views of the development from motorists travelling along the A671 and could View have an urbanising effect on the ‘green’ road corridor. Some trees would be removed to facilitate sight-lines at the junction. The views would be most pronounced during the winter months, when the trees are not in leaf, although the effects would be localised and in the long term could be mitigated by additional planting either side the junction (within the site boundary).

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Viewpoint 4: Bennetts Close looking north across Wiswell Lane west towards the site

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Residential and Road Users 75 m south of the site.

Existing View The viewpoint represents typical views from Bennetts Close, a recently constructed residential development south of the site. The development comprises 5 large detached houses orientated towards Wiswell Lane (Refer inset). Mature trees on Wiswell Lane provide substantial screening of the site. Newly planted trees in Bennetts Close will provide further screening as it matures. Potential Changes to the Despite the orientation and proximity of the properties to the site the proposals would be screened by exiting vegetation View and therefore would not change the character or composition of the view compared to existing. There would be no effect on the setting of the properties in Bennettts Close.

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Viewpoint 5: Footpath 3-47 -FP9 (Lancashire Witches Walk) south of Wiswell looking northwest across the site

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Footpath users (Footpath Number: 3-47-FP9) 690 m east of the site

Existing View The viewpoint represents typical views from the ‘Lancashire Witches Walk’ on high ground south of Wiswell village. The recreation path affords walkers panoramic views across the Ribble Valley, towards Fair Snape Fell. The site is located on low-lying land in the middle distance, although it is largely obscured by intervening trees. Potential Changes to the The ZTV (Drawing 02) indicates that the development would be theoretically visible from this location, although in reality View the vegetation would provide effective year round screening of the proposed dwellings. There would be no effect on the setting of the footpath or the quality of the views compared to existing.

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Viewpoint 6: Wheatsheaf Close East off Clitheroe Road, Barrow looking southeast towards the site

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Residential and Road Users 325 m northwest of the site

Existing View The photograph represents typical views from the recently constructed houses off the Clitheroe Road, northwest of the site. The site is situated beyond the A59 and substantially screened by roadside vegetation.

Potential Changes to the The ZTV (Drawing 02) indicates that the development would be theoretically visible from this location, although in reality it View would be substantially screened by vegetation alongside the A59. It is unlikely the development would affect the character or composition of the views from the properties on Wheatsheaf Close East, or from Clitheroe Road

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Viewpoint 7: Footpath 3-6-FP33 Moor Lane, looking northwest across Whalley

Bennetts Close

The Site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Footpath users (Footpath Number: 3-6-FP33) 1.48 km, southwest of the site

Existing View The viewpoint represents typical views from Footpath 3-6-FP33 southwest of the site. The elevated location south of Whalley affords panoramic views across the town towards the site. The recent housing on Bennetts close adjacent to the site is partially visible, although the site itself is mostly obscured by mature trees.

Potential Changes to the The ZTV (Drawing 02) indicates that the development would be theoretically visible from this location, although in reality View due to substantial screening afforded by intervening vegetation and the buildings it is unlikely the development would be apparent to the casual observer, from this distant location.

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Viewpoint 8: Footpath 3 -6-FP32 Whalley Nab, looking northwest across Whalley

Bennetts Close The Site Oakhill College

Whalley Nab from the site

Type of Viewer and distance Viewer Type Distance from Site from the application Site Footpath Users (Footpath Number: 3-6-FP32) 1,590 m southwest of the site

Existing View The viewpoint represents typical views from Footpath 3-6-FP32 southwest of the site. The elevated location on Whalley Nab affords panoramic views across the town towards the site (The inset shows the reciprocal view from the site towards Whalley Nab). Potential Changes to the The ZTV (Drawing 02) and reciprocal view indicates that the development would be theoretically visible from this location, View although in reality, due to substantial screening afforded by intervening vegetation and the buildings it is unlikely the development would be immediately apparent from Whalley Nab. The character of the view would not change.

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Residential Amenity

Figure 12 identifies the residential properties closest to the site, from which the proposed development may be visible. (It is important to note that in planning terms residents do not have a ‘right to a view’ and changes to such views, which are not publicly accessible, are not normally a material consideration in the determination of a planning application). Figure 12: Residential Properties with Potential Views of the Development

Bungalow off Wiswell Shay

The Mullions Bramley Meade

Bennetts Close

‘The Mullions’, a large detached two-storey property immediately adjacent to the western site boundary (Refer Figure 13). Close proximity views of the site are visible from the front, side (first floor window) and rear elevations, including a conservatory and grounds which overlooks the site. The development would affect the setting of this property; however, all the effects could be minimised by locating the proposed dwellings away from the property and by planting trees to screen the new houses.

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Figure 13: The Mullions, adjacent to the Site

Bungalow off Wiswell Shay. The detached single-storey property is situated on higher ground to the east of the A671. Theoretical views of the development would be possible from windows orientated towards the site, although due to substantial screening afforded by roadside vegetation the development would not affect the setting of the property (Refer Figure 14). Figure 14: Bungalow off Wiswell Shay (East of the A671)

Houses on Bennetts Close. Theoretical views of the development would be possible from the recently constructed properties to the south of Wiswell Lane, although in reality substantial

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screening is afforded by intervening woodland along the southern edge of the site and it’s unlikely the setting of these properties would be affected (Refer Figure 15). Figure 15: Bennetts Close (Group of 5 Houses South of the Site)

‘Bramley Meade’. Figure 16 indicates that the development would be partially visible from north facing, first-floor windows, of this large country house, although the proposed dwellings would be screened from the ground floor windows and the surrounding garden/grounds, by intervening vegetation. Figure 16: Bramley Meade West of the Site

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7 Predicted Visual Effects

Table 3 sets out the visual effects, which are predicted as result of the proposed development. Table 3: Predicted Visual Effects

Predicted Visual Effect

Zone of Theoretical The ZTV indicates that views would be theoretically possible from the open Visibility farmland to the north and west of the site and from higher ground towards Whalley Banks and Pendle Hill, although in reality screening afforded by the surrounding vegetation would limit vi ews of the development to the site boundary. Glimpsed views of the roofs from further afield would be insignificant. Viewpoint Appraisal The viewpoint assessment did not identify any notable views of the site from the surrounding areas. Due to the density of trees and woodland surrounding the site it is predicted that the proposed development would be substantially screened from all viewpoints Views from Local Glimpsed views of the development would be possible through gaps in the Roads vegetation from the A59, A671 and Wiswell Lane immediately adjacent to the site. During the summer these views would be confined to occasional gaps, in the roadside vegetation. During the winter the extent and degree of visibility is likely to increase (due to the lack of leaves) The only notable view of the development from the local highway network would be from the proposed site entrance off the A671 (Refer to Viewpoint 3), where the removal of trees would be required to facilitate adequate visibility at the new site access point. Views from Public There are no public rights-of-way within, or immediately adjacent to the site. Rights-of-Way The development would be screened from the surrounding footpaths by intervening vegetation, including the ‘Lancashire Witches Walk’. Transient glimpsed views of the development through the retained trees would be possible from Cycle Route 91, along Wiswell Lane (adjacent to the site), although the effects would have little effect on the setting of the route. Views from Forest of ZTV analysis indicates the development would be theoretically visible from the Bowland AONB high ground 1.2 km east of the site, which lies within the AONB. In reality it is unlikely the proposed dwellings would be visible above the surrounding trees and at this distance any potential effects would be minimal. Views from The Scheduled Monuments in Whalley and to south of Whalley Golf Club, lie scheduled outwith the ZTV, therefore the development would not affect the setting of the Monuments protected cultural assets. Views from The Whalley and Wiswell Conservation Areas lie outwith the ZTV and therefore Conservation Areas would not be affected by the proposals. Views from Listed ZTV analysis indicates that the Listed Buildings, lie outwith the zone of theoretical Buildings visibility, therefore the development would not affect the setting of any Listed Buildings. Views from Views from residential properties are considered in Section 7.1 below. The only residential properties potential effect on residential amenity would be to a single detached property ‘The Mullions’ immediately adjacent to the site.

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8 Mitigation

This is an outline application to establish the principle of residential development on the site. Detailed design proposals and mitigation measures would be subject to a separate ‘Reserved Matters’ application, which would be approved by Ribble Valley Borough Council. The following mitigation measures are recommended to enhance the setting of the development:
Additional woodland to augment the highway vegetation alongside the A59 and the A671. The existing trees alongside the highways provide substantial screening of the site, especially during the summer when the vegetation is in leaf. To improve the screening during the winter and to improve the amenity value of the proposed dwellings it is proposed to under plant/augment the wooded boundaries alongside the A59 and A671 with appropriate under storey species, creating a more robust buffer between the site and its surroundings. Any tree removal required to facilitate construction of a new site access and/or create adequate visibility splays onto the A671 would be mitigated by additional planting within the site boundary. The existing farm access on to A671 would also be stopped up and planted with native trees and shrubs to limit the opportunity for views into the site;
Perimeter Noise Fence . The provision of an acoustic fence, around the northern and eastern edges of the site would help reduce traffic noise from the A59 and A671. The fence which would be erected on the alignment of the existing field boundary (on the inside of the perimeter woodland) would also act as a visual barrier preventing views of the proposed houses through the existing trees from the adjacent highways (Details of the acoustic fence would dependant on the findings of noise assessment);
Additional planting to the woodland adjacent to Wiswell Lane. Additional trees and/or under-storey planting would be planted within the site to augment the existing woodland alongside Wiswell Lane and further reduce views into the site from the road and Bennetts Court during the winter months;
Buffer to Adjacent Residential Property. To protect the residential amenity of the detached property (The Mullions) immediately west of the site, a ‘green buffer’ would be created along the western edge of the site. The new dwellings should be set an appropriate distance from the property to accord with minimum separation requirements and strategically placed planting would minimise overlooking, and loss of privacy from the house and garden;
Retention of trees within the site. Retention of mature trees within site would enhance the setting and amenity value of the new dwellings would and retain the remnants of the historic field pattern;
Attenuation Pond The creation of seasonal ponds/swales in the low-lying northwest part of site would provide attenuation of surface water runoff from the development and would create an attractive wildlife/amenity feature;
Improved pedestrian access along Wiswell Lane. Creation of a permissive path within the site boundary would provide a safe alternative route for pedestrians who currently walk/cycle along Wiswell Lane, between Wiswell and Whalley;
Creation of open space within the site. Green open space along the existing watercourses within the site would include swales and ponds to regulate run-off from the site and create attractive wildlife/amenity corridors, linking to the surrounding areas (where appropriate). The open space/play provision would be in accordance with Ribble Valley requirements;
Townscape Assimilation. The use of grey roof slates for the new houses would aid townscape assimilation and match the appearance of existing buildings in Whalley, particularly

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when viewed from surrounding high ground, including the Whalley Nab (Viewpoint 7) and the Forest of Bowland AONB; and
Amenity planting. The provision of a high quality landscape scheme would create an attractive setting to the proposed dwellings and an attractive place to live, as well as increasing the type and diversity of wildlife habitat within the site compared to existing. 9 Summary

Landscape Effects The study area as a whole is fairly attractive, particularly towards Pendle Hill, which lies within the Forest of Bowland AONB and towards Whalley Nabb, a prominent area of high ground to the south of Whalley. However, the site itself, which is separated from the surrounding countryside by the A59 and the A671, is perceived as being less attractive, due to the background traffic noise. The site is not subject to any statutory landscape protection i.e. it is not within a National Park, AONB, Special Landscape Area, or Green Belt. Furthermore, there are no designated cultural assets within the immediate vicinity. The site is not publicly accessible and due to its enclosed nature contributes very little to the amenity of the surrounding area. The main landscape effects are predicted to be:
the permanent loss of Grade 3 ‘good to moderate’ agricultural land agricultural land; and
the localised short-term loss of a small number of young to semi-mature trees to facilitate the construction of the proposed site access from the A671.

The loss of agricultural land would not be mitigated, although the loss of trees would be compensated for by planting additional native trees within and along the western and northern edges of the site. Visual Effects The site is very well screened from the surrounding areas. Whilst theoretical views of the proposed development would be possible from distant high ground towards Pendle Hill and from Whalley Nab to the south, it is apparent that the trees around the edge of the site would provide substantial screening from the surrounding areas, including the elevated vantage points within the Forest of Bowland AONB 1.2 km east of the site. The development would not affect the views from, or the setting of any Listed Building or the Conservation Areas. Neither would it affect the ‘important views’ into, or out of the Conservation Areas as identified in the Whalley and Wiswell Conservation Area Appraisals. The main visual effects are predicted to be:
Glimpsed views of the proposed dwellings, through the perimeter vegetation from the A671, where the reduction in trees at the new junction would increase visual exposure, although the effects would be localised and transient in nature i.e. mostly experienced by drivers travelling at speed); and
Potential reduction in visual amenity and loss of privacy from a single residential property immediately west of the site (The Mullions), due to the proximity of the proposed dwellings.

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(Although it’s important to note that the loss of a private residential view is not a material consideration in the determination of a planning application).

These adverse effects would be mitigated by:
Additional woodland planting, to augment the retained boundary trees; and
Ensuring the separation distances between the proposed dwellings and The Mullions comply with RVBC guidance.

10 Overall Conclusions

This report presents the findings of a qualitative landscape and visual appraisal undertaken by an experienced Chartered Landscape Architect, in accordance with current best practice guidance. The site, which adjoins the residential areas of Whalley, is located in a discrete area of farmland, outside the settlement boundary. It is physically and visually separated from the surrounding countryside, by busy ‘A’ Roads. Consequently, the site bears comparatively little relationship to the Ribble Valley, or the key attributes described in the published landscape character assessments. It is considered that the site does have capacity to accommodate residential development of size, and scale proposed, especially if it reflects the local architectural style and incorporates landscape measures in accordance with the published LCA objectives. A carefully designed high quality scheme which was sympathetic to the local landscape/townscape character would comply with planning policy relating to landscape and visual issues, especially as the development would not affect any public rights-of-way, open space, designated heritage assets and due to the high level of screening afforded by vegetation would have minimal effect on the views from the surrounding areas. Subject to detailed design, incorporating appropriate mitigation measures at the Reserved Matters stage, which would be controlled by RVBC, it is considered that the development could form a sympathetic and logical extension to Whalley, without encroaching into the open countryside beyond the A59 or the A671. Overall the development represents a rare opportunity to make a notable contribution to the local housing supply, without affecting visual amenity or the character and quality of the surrounding landscape.

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Drawings

Drawing 01: Landscape Planning Constraints Drawing 02: Topography Drawing 03: Zone of Theoretical Visibility and Viewpoint Locations

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