LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Proposed Residential Development, Land at Leek Road, Buxton.
Client: Persimmon Homes (North West)
Final Report
Prepared by PGLA Landscape Architects
September 2016 Quality Checked
Document: LEE1511_LVIA01 Revision - Final Report Written by: PGG/KLJ 229 Ducie House Ducie Street Manchester Reviewed by: PGG M1 2JW
Tel: 0161 238 9138 Date: September 2016 [email protected] www. pgla.co.uk Land at Leek Road, Buxton Landscape and Visual Impact Assessment
TABLE OF CONTENTS
Section 1.0 Introduction Page 1
Section 2.0 Methodology Page 3
Section 3.0 Landscape Related Planning Policy Review Page 11
Section 4.0 Baseline Conditions Page 16
Section 5.0 Mitigation Page 30
Section 6.0 Potential Landscape and Visual Effects Page 31
Section 7.0 Summary of Effects Page 38
Section 8.0 Conclusions Page 42
Appendix A – Figures
Figure 1 – Access and Circulation
Figures 2 to 6 – Landscape Character Areas
Figures 7 & 8 – Landscape Designations
Figure 9 - Topography
Figures 10 & 11 – Zone of Theoretical Visibility
Figure 12 – Opportunities and Constraints
Figure 13 – Landscape Strategy
Figure 14 – Masterplan (e*SCAPE Urbanists)
Figure 15 – Viewpoint Locations
Appendix B
Methodology Tables
Table A – Scale of Significance Table B – Likely Significance of Effects Table C - Duration of Overall Effects
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1 INTRODUCTION This report has been prepared by PGLA Ltd and presents the findings of the Landscape and Visual Impact Assessment (LVIA) and the anticipated effects of the proposed residential development at Leek Road upon the local landscape character and the visual amenity. This LVIA is based on recent guidelines put forward as part of the Guidance for Landscape and Visual Assessment -Third Edition (GLVIA 3). The authors have liaised with the Peak District National Park Landscape Officer to ensure that the relevant receptors, both landscape and visual, have been accounted for in terms of assessing the impact of the development on the adjacent Peak District National Park. This outline planning application seeks permission for the development of 120 dwellings at land at Leek Road, Buxton. This LVIA assesses the magnitude of change caused by the impact of the modified scheme and also the significance of effects that are likely to result from the proposed development. The chapter is divided into five main subsections: Assessment Methodology Review of Planning Policy Baseline Conditions Potential Effects Mitigation Measures Conclusions
1.1 Assessment Methodology An explanation of the methodology and significance criteria employed for the LVIA.
1.2 Review of Planning Policy This section reviews the landscape related policies that may be significant to the impact assessment.
1.3 Baseline Conditions A desk study assessment of the Application Site and its surroundings is undertaken. This involves review of publicly available documentation and mapping to establish the broad landscape and visual context for the setting within which the proposed Development is to be located.
Landscape - The data reviewed includes recording existing landscape features, characteristics, designations and the value and importance of the landscape resources within the vicinity of the Application Site. This data is later used as a benchmark to predict how the fabric, character and quality of the landscape may be affected by the introduction of the proposed Development. Visual Amenity - The baseline establishes the area of study for visual assessment within which all or part of the proposed Development may be visible. This is established with reference to a desk based study involving production of computer generated visibility maps, such as Zones of Theoretical Visibility (ZTV), analysis of landscape character and topography within the Study Area. The desk study identifies preliminary visual receptors which are then checked in the field and used to identify representative viewpoints which may be augmented with additional viewpoints if required.
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1.4 Mitigation Measures Mitigation measures can be introduced to remove or reduce identified adverse effects and are considered and described where appropriate. The assessment considers residual effects that occur after the maturing of planting introduced as mitigation measures.
1.5 Potential Effects An assessment of potential effects on the landscape and visual amenity is undertaken to assess the likely impact and effects associated with the construction stage and operation of the proposed development. Residual effects are considered and identified as a result from introduced mitigation measures.
1.6 Conclusions The LVIA offers a summary of the likely effects of the development on the landscape and visual amenity leading to overall conclusions regarding the acceptability of the proposed residential development in landscape and visual terms.
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2 ASSESSMENT METHODOLOGY
2.1 Introduction The following is an overview of the Methodology and Approach used to identify the likely Significance of Effects arising from the impact of the proposals. Generally, the Methodology adopted is in line with best practice for the production of LVIA’s based on the Guidance for Landscape and Visual Assessment -Third Edition (GLVIA 3). The guidance offers clarification on use of terms within LVIA and within this chapter we have adopted the suggested definitions on the terms Impact and Effects: “The third edition attempts to be clearer on the use of terminology. The emphasis should be on the identification of likely significant environmental effects, including those that are positive and negative, direct and indirect, long, medium and short term and reversible and irreversible, as well as cumulative effects. This edition encourages professionals to recognise this and assess accordingly.” In this section, the following distinction is made between landscape and visual effects: Landscape effects are defined as physical changes in the fabric, character and quality of the landscape as a result of the proposed Development; Visual effects are defined as changes in quality of the views of the landscape and changes to visual amenity as a result of the proposed Development and the effects of those changes on the perceptions of visual receptors when experienced from available viewpoints. GLVIA 3 also states under the heading Impacts, effects and significance that … “Terminology can be complex and potentially confusing in this area, particularly in the use of the words ‘impact’ and ‘effect’ in LVIA within EIA and SEA. The process is generally known as impact assessment but the European Union Directive refers to assessment of the effects, which are changes arising from the development that is being assessed. This guidance generally distinguishes between the ‘impact’, defined as the action taken, and the ‘effect’, defined as the change resulting from that action, and recommends that the terms should be used consistently in this way.” This LVIA chapter therefore considers the proposed development as the impact and the changes that occur to the baseline as a result of the development as being the effects. The format of this assessment is broadly based on the principles described in “The Landscape Institute and Institute of Environmental Management and Assessment Guidelines for Landscape and Visual Impact Assessment, Third Edition, published 2013”
2.2 Significance Criteria for Landscape Effects To successfully assess the significance of landscape effects requires the consideration of the nature of the landscape receptors, also known as sensitivity, and the nature of the effect, also known as magnitude of change, that the proposed developments will have on the receptor. The nature of the receptor should be assessed in terms of the value of the receptor and its susceptibility to the particular change caused by the type of proposed development. The change, or nature of effect is measured in terms of scale, size, geographical coverage, duration and reversibility. This is illustrated in Table A (in appendix B) – Assessing the Significance of Effects.
2.3 Nature of Receptor (sensitivity) GLVIA3 recommends that the landscape receptors need to be assessed firstly in terms of their sensitivity, which is a combination of the value of the landscape and the susceptibility to change. Susceptibility “is the ability of the landscape receptor (whether it be the overall character or quality/condition of a particular landscape type or area, or an individual element and / or feature, or a particular aesthetic and perceptual aspect) to accommodate the proposed development without undue circumstance for the maintenance of the baseline situation and / or the achievement of landscape planning policies and strategies.”
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The value of a landscape is established through the baseline study based on review of: The value of the Landscape Character Types or Areas that may be affected. Individual contributors to landscape character, especially the key characteristics, which may include individual elements of the landscape, particular landscape features, notable aesthetic, perceptual or experiential qualities, and combinations of these contributors. For this LVIA we have considered the value at national and regional/local level. Judgements on the susceptibility of the receptor is recorded as High, Medium or Low.
2.4 Nature of Effect (Magnitude of Change) Each effect on landscape receptors need to be assessed in terms of its size or scale; the geographical extent of the area influenced; and its duration and reversibility. In terms of size or scale judgements are made to determine the extent of the changes in the landscape that is likely to be experienced by each effect. For landscape types and areas the scale or size depends on the degree to which the character of the landscape is changed through the removal of the existing landscape components, or the addition of new components. For landscape features and elements it depends on the extent of these that will be lost or changed, the proportion of the total extent that this represents and the contribution of that element to the character of the landscape. In this LVIA the size /scale is described as major, moderate, minor or imperceptible. These are defined further below: Major – An obvious change in landscape characteristics and character potentially leading to the creation of a new landscape type. Moderate – Discernible changes to landscape characteristics and character Minor – A perceptible but small change to landscape characteristics and character Imperceptible – A barely noticeable change to landscape characteristics and character or a change that cannot be perceived. The GLVIA 3 recommends that the geographical extent of the likely effects on the landscape be measured as follows: At site level, within the development; At the immediate setting of the site; At the broader landscape context of the site i.e. at the local landscape character type/ area and also on a larger scale where several landscape types or character areas are potentially affected. This approach has been adopted for this LVIA. The LVIA can also test the likely significance of effects for various stages of the development, such as the Construction Stage, Operational Stage and the Decommissioning and restoration/reinstatement Stage. The latter stage is not applicable for this type of development and the Construction Stage is temporary and therefore the main significance in landscape and visual terms will comprise of the introduction of hoarding/ safety fencing to the site boundaries. For this LVIA it is considered that the Operational Stage and Residual Effects are the most relevant stages for assessment and are done so in accordance with the advice offered in the GLVIA 3. Mitigation measures are then considered and a further assessment has taken place which considers the likely effects after mitigation is applied leading to an assessment of the residual effects. Duration and reversibility of effects have also been measured as part of this assessment but due to the nature of the development being housing then the duration for the effects resulting from the operational stage and the residual effects are considered to be permanent and non- reversible unless stated otherwise.
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2.5 Judging the Significance of Effects GLVIA 3 acknowledges that there are no hard and fast rules for making judgements as to whether an effect is significant but does suggest some approaches that could be adopted. For this LVIA we have sequentially combined the identified effects that potentially change or influence each receptor to assess the overall significance. Susceptibility to change and value are combined to ascertain the sensitivity of each receptor, and size/scale, geographical extent, duration, reversibility have been combined into an assessment of magnitude for each effect. The sensitivity and magnitude are combined to provide an overview of the distribution of judgements for each aspect to make an informed professional assessment of the overall level of the effect, drawing on guidance within GLVIA 3. Therefore, a mechanistic matrix approach or a numerical scoring system was not solely relied on for the assessment. Instead, professional judgement was used in reaching a conclusion on the overall level of the effect by considering the relative importance of each aspect. Levels of effect are identified as negligible, minor, moderate or major or in some instances intermediate levels have been assigned such as moderate-major. Although an overall judgement has been made for the effect on a receptor the accompanying text has included commentary regarding the individual effects of the various components such as infrastructure, buildings, ponds, swales, and planting. In some instances, some of these components or combination may be considered as having a adverse, neutral or beneficial effect; permanent or temporary; direct or indirect and this has been recorded where appropriate. Tables B and C in Appendix B are diagrams that illustrate how the likely significance of landscape and visual effects are assessed. Significant landscape and visual effects resulting from the proposed development would be all those effects which result in a ‘moderate’ and ‘major’ level of effect and are shaded blue in the table to highlight the significance. It should be stressed that the effects that have been identified as significant could be deemed to be grades of beneficial, adverse or neutral. Effects that are deemed not to be significant i.e. those that are negligible, and minor, are not ignored and in some instances commentary is still offered to explain the reasoning behind the judgement. Furthermore, we have identified the duration of the effects, permanent or negative and offer a conclusion in terms of whether the overall effect is beneficial, adverse or neutral. Professional judgment has been made for the operational stage and long term (Residual Effects), assessing whether the overall effect is: Temporary – Beneficial Temporary – Minor Beneficial Temporary - Neutral Temporary – Minor Adverse Temporary – Adverse Permanent – Minor Beneficial Permanent – Beneficial Permanent - Neutral Permanent – Minor Adverse Permanent – Adverse The judgement of Beneficial, Neutral and Adverse is determined in relation to the degree to which the proposal fits with the landscape character and the contribution that the development makes to enhance the landscape, even if it is in contrast to the existing character. With regard to housing developments there is a broad spectrum of opinion as to whether the effects of housing developments can ever be deemed to be anything other than negative. Therefore, this LVIA will generally assume the housing and roads are adverse effects but will consider the overall conclusion by balancing any beneficial effects that may arise from the introduction of appropriate building materials, planting and green infrastructure through
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mitigation measures to offset any potential negative effects. This may be further qualified if the housing and infrastructure can be viewed as being potentially beneficial through design guidance and coding provided with the Design and Access Statement. The Tables B to E in Section 7.0 record the Significance of Effects and summarise whether the overall effect is adverse/beneficial/neutral on the Landscape and Visual Amenity.
2.6 Significance Criteria for Visual Effects To successfully assess the significance of Visual effects requires the consideration of the nature of the visual receptors, also known as sensitivity, and the nature of the effect, also known as magnitude of change, that the proposed developments will have on the receptor. The nature of the receptor should be assessed in terms of the value of the receptor and its susceptibility to the particular change of views and the visual amenity caused by the type of proposed development. The change, or nature of effect is measured in terms of scale, size, geographical coverage, duration and reversibility. This is illustrated in Table A in Appendix B – Assessing the Significance of Effects.
2.7 Nature of Receptor (Sensitivity) GLVIA 3 recommends that the landscape receptors need to be assessed firstly in terms of their sensitivity, which is a combination of the value of the landscape and the susceptibility to change. “The susceptibility of different visual receptors to changes in views and visual amenity is mainly a function of: The occupation or activity of people experiencing the view at particular locations; and The extent to which their attention or interest may therefore be focused on the views and the visual amenity they experience at particular locations.” The value attached to views is established through the baseline study based on review of: Recognition of the value attached to particular views, for example in relation to heritage assets, or through planning designations; Indicators of the value attached to views by visitors, for example through appearances in guidebooks or on tourist maps, provision of facilities for their enjoyment (such as parking places, sign boards and interpretive material) and references to them in literature or art (for example ‘Ruskins View’ over Lunedale, or the view from the Cob in Porthmadog over Traeth Mawr to Snowdonia which features in well-known Welsh paintings and the ‘Queens View’ in Scotland). For this LVIA we have considered the value at regional and local level and judgements on the susceptibility of the receptor is recorded as High, Medium or Low.
2.8 Nature of Effect (Magnitude of Change) Each effect on visual receptors need to be assessed in terms of its size or scale; the geographical extent of the area influenced; and its duration and reversibility. In terms of size or scale judgements are made to determine the extent of the changes in the view and visual amenity that is likely to be experienced by each effect. For views within the landscape and areas the scale or size depends on the degree to which the view is changed through the removal of the existing landscape components, or the addition of new components. For landscape features and elements, it depends on the extent of these that will be lost or changed, the proportion of the total extent that this represents and the contribution of that element to the visual character of the landscape. In this LVIA the size /scale is described as major, moderate, minor or imperceptible. These are defined further below: Major – Large change in view, especially when the development is in close proximity in the main focus of views, or affecting a substantial part of the view, or providing contrast with the existing view.
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Moderate – Clearly perceptible change in view, where the development is relatively close but not necessarily in the main focus of the view, creating a distinct new element in the view. Minor – A small change in view, where the development is at a distance, mostly screened from view or where the scale of the landscape absorbs the development well. Imperceptible – A change in view that is barely noticeable or cannot be perceived. The GLVIA 3 suggests that the geographical extent of a visual effect varies with different viewpoints and is likely to reflect: The angle of view in relation to the main activity of the receptor; The distance of the viewpoint from the proposed development; The extent of the area over which the changes would be visible. Duration and reversibility of effects have also been measured as part of this assessment but due to the nature of the development being housing then the duration for the effects resulting from the operational stage and the residual effects are considered to be permanent and non- reversible unless stated otherwise. The LVIA can also test the likely significance of effects for various stages of the development, such as the Construction Stage, Operational Stage and the Decommissioning and restoration/reinstatement Stage. As with the landscape effects, the latter stage is not applicable for this type of development and the Construction Stage is temporary and therefore the main significance in landscape and visual terms will comprise of the introduction of hoarding/ safety fencing to the site boundaries. For this LVIA it is considered that the Operational Stage and Residual Effects are the most relevant stages to assess and are done so in accordance with the advice offered in the GLVIA Third Edition. Mitigation measures are then considered and a further assessment has taken place which considers the likely effects after mitigation is applied leading to an assessment of the residual effects.
2.9 Judging the Significance of Effects As for landscape effects, for this LVIA we have sequentially combined the identified effects that potentially change or influence each visual receptor to assess the overall significance. Susceptibility to change and value are combined to ascertain the sensitivity of each visual receptor, and size/scale, geographical extent, duration, reversibility have been combined into an assessment of the magnitude of change for each effect. The sensitivity and magnitude are combined to provide an overview of the distribution of judgements for each aspect to make an informed professional assessment of the overall level of the effect, drawing on guidance within GLVIA 3. Therefore, a mechanistic matrix approach or a numerical scoring system was not applied in isolation. Instead, professional judgement was used in reaching a conclusion on the overall level of the effect by considering the relative importance of each aspect. Levels of effect are identified as negligible, minor, moderate or major or in some instances intermediate levels have been assigned such as moderate-major. Although an overall judgement has been made for the effect on a visual receptor the accompanying text has included commentary regarding the individual effects of the various components such as infrastructure, buildings, ponds, swales, and planting. In some instances, some of these components may be considered as having a adverse or beneficial effect; permanent or temporary; direct or indirect and this has been recorded where appropriate. Tables B and C in Appendix B are diagrams that illustrate how the likely significance of landscape and visual effects are assessed. Significant landscape and visual effects resulting from the proposed development are those effects which result in a ‘moderate’ and ‘major’ level of effect and are shaded blue in the table to highlight the significance. It should be stressed that the effects that have been identified as significant could be deemed to be grades of beneficial, adverse or neutral. Effects that are deemed not to be significant i.e. those that are negligib le, and minor, are not ignored and in some instances commentary is still offered to explain the reasoning behind the judgement.
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Furthermore, we have identified the duration of the effects, permanent or temporary and offer a conclusion in terms of whether the overall effect is beneficial, adverse or neutral. Professional judgment has been made for the operational stage and long term (Residual Effects), assessing whether the overall effect is: Temporary – Beneficial Temporary – Minor Beneficial Temporary - Neutral Temporary – Minor Adverse Temporary – Adverse Permanent – Minor Beneficial Permanent – Beneficial Permanent - Neutral Permanent – Minor Adverse Permanent – Adverse The judgement of Beneficial, Neutral and Adverse is determined in relation to the degree to which the proposal fits with the landscape character and the contribution that the landscape that the development makes, even if it is in contrast to the existing character. With regard to housing developments there is a broad spectrum of opinion as to whether the visual effects of housing developments can ever be deemed to be anything other than adverse. Therefore, this LVIA will assume the housing and roads produce adverse visual effects but the overall conclusion will be balanced with any beneficial effects that may arise from the introduction of high quality building materials, planting and green infrastructure through mitigation measures to offset or screen any adverse visual effects. This may be further qualified if the housing and infrastructure can be viewed as being potentially beneficial through design guidance and coding provided with the Design and Access Statement. The Tables B to E in Section 7.0 record whether the overall effect is adverse/beneficial/neutral on the Visual Amenity.
2.10 Study area The site is located on the south-western edge of the town of Buxton between the neighbourhoods of Burbage and Canholes and in close proximity to the Peak District National Park Boundary. We have selected a study area of 7.5km radius as we deem this to be sufficient to identify any likely significant effects on the landscape and the visual amenity. The scale of the development is medium in size and on the lower valley slopes of the River Wye and can be described as sitting in a bowl between surrounding ridges of landform and as such will be unlikely to have any significant visual effects on long range views. PGLA initially prepared a plan with potential viewpoint locations and the drawing was forwarded to the Planning Authority for comment and approval. High Peak have consulted with the Peak District National Park Authority to invite them to consider the design proposals and whether the suggested viewpoints are sufficient in terms of assessing the potential effects on the setting of the National Park. The Peak District National Park Authority have confirmed via their Landscape Officer that the viewpoints are sufficient to assess the effects on the setting of the National Park and offered other views and considerations which have been considered as part of the LVIA.
2.11 Baseline Conditions - Landscape
2.11.1 Desk Study A desk based study was carried out reviewing the published and available information to establish the baseline landscape characteristics and context of the application site. This was
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undertaken through review of publicly available documents relevant to the landscape character within the defined study areas.
2.11.2 Field Survey The application site and surrounding areas were visited in January 2016 to test the baseline studies and to gain further information on the condition of the landscape elements, fabric and landscape character in the field.
2.12 Baseline Conditions - Visual
2.12.1 ZTV A Zone of Theoretical Visibility has been generated for the proposed Development, see Figures 10 and 11 Appendix A. These are produced using computer generated mapping techniques, enabling the ZTV to provide an indication of the areas within which views of the proposed development may be visible. The following qualifications, apply to the ZTV: There may be a number of areas from which there is the potential to view part of, or the entirety of, the proposed development however these may be from areas which are not publicly accessible and to which it is unlikely that members of the public gain regular access, e.g. farmland and private property; As the ZTV is generated using topographical information only it does not account for obstructions to the view such as buildings, minor changes in the terrain and vegetation cover such as woodland and hedgerows, all of which may influence the degree of visibility of the proposed development; and The ZTV does not account for the likely orientation of a viewer, for instance, whether they are static or travelling in a moving vehicle such as a car. The ZTV therefore tends to over-estimate the degree of visibility. Nevertheless, it is a valuable tool in determining the visibility of the Development. To overcome the potential for over- estimation, extensive field surveys have been undertaken to verify the ZTV.
2.12.2 Viewpoint Identification The baseline study identified potential viewpoints using the ZTV and other available mapping sources. The identified number of viewpoints have been photographed and converted into photo panoramas using industry software to express the likely effects on the visual amenity. The viewpoints have been selected to capture an overall representation of the typical sensitive receptors within the locality and are detailed in Figure 15 Appendix A. Other, general viewpoints and receptors are commented on in the Baseline section below.
2.12.3 Field Survey The application site and surrounding areas were visited in January 2016. Photographs were taken on this day as a record of the visit and for production of photographs for the photo panoramas. The weather conditions were sunny to slightly overcast with clear visibility. The LVIA is based on a 7.5km study area for a development height of 9m to account for the proposed two storey housing. This study area and the findings of the baseline report generated the list of 25 potential viewpoints. The identified viewpoints were sent to High Peak Case Officer at an early stage to provide an opportunity to verify that they are a good representation of the visual receptors in the locality and these were confirmed as being appropriate and sufficient. 3 REVIEW OF LANDSCAPE RELATED PLANNING POLICY Below is a summary of the desk based research on landscape related planning policy. We have highlighted any potential implications where appropriate.
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3.1 High Peak Borough Local Plan – April 2016 The High Peak Borough Local Plan (Adopted 2016) is now current after having recently undergone an Examination in Public (EIP). Persimmon submitted representations in relation to the application site at the time of the EIP however the site was not allocated within the 2016 Local Plan. The following is a summary of the landscape related policy’s that are included in the adopted plan and have been considered when preparing the baseline study for this assessment: Table A – Review of Planning Policy POLICY POLICY WORDING IMPLICATIONS The High Peak Borough Local Plan (Adopted 2016) EQ3: Rural Outside the settlement boundaries and sites allocated for The site is adjacent Development development as defined on the Policies Map, including the to the settlement Green Belt, the Council will seek to ensure that new boundary of Buxton development is strictly controlled in order to protect the and no part of the landscape's intrinsic character and distinctiveness, proposed including the character, appearance and integrity of the development falls historic and cultural environment and the setting of the within or is adjacent Peak District National Park whilst also facilitating to the Green Belt as Relates to sustainable rural community needs, tourism and economic defined on the Former Saved development. Proposals Map. Part Policy: This will be achieved by: of the scheme is on the boundary of the OC1 Supporting the redevelopment of a previously developed Peak District Countryside site and/or the conversion of existing buildings for National Park. Development employment use provided it does not have an adverse impact on the character and appearance of the rural area The scheme needs to be is of a high Supporting the provision and expansion of tourist and quality design which visitor facilities in sustainable locations where identified endeavours to needs are not met by existing facilities protect and enhance landscape character Supporting rural employment in the form of home and the setting of working, commercial enterprises and live-work units the Peak District where a rural location can be justified Supporting National Park. equestrian development where it does not have an Information on the adverse impact upon the character and appearance of the quality of design can area be found in the Supporting development associated with recreational and Design and Access open space uses in accessible and least environmentally Statement and the sensitive locations Landscape Strategy section in this Supporting proposals for agriculture and related document (See development which help sustain existing agricultural Figure 13) enterprises, including small scale farm shops selling local produce, complementary farm diversification and new agricultural buildings that maintain the landscape quality and character of the countryside
Ensuring that all development is of a high quality design and protects or enhances landscape character and the setting of the Peak District National Park
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Allowing the following forms of new residential development:
A replacement dwelling provided it does not have a significantly greater impact on the existing character of the rural area than the original dwelling nor result in the loss of a building which is intrinsic to the character of the area
Affordable housing in accordance with Local Plan Policy H5
To meet an essential local need, such as a farm worker's or rural enterprise dwelling, where the need for such accommodation has been satisfactorily demonstrated and that need cannot be met elsewhere
Re use of redundant and disused buildings and/or the redevelopment of a previously developed site, where it does not have an adverse impact on the character and appearance of the countryside.
Where the existing building is in an isolated location the development should lead to an enhancement of the immediate setting.
Limited infilling of a small gap capable of accommodating no more than 2 dwellings of a similar size and scale to the surrounding dwellings in an otherwise continuously built frontage.
Extensions to existing dwellings provided they are subsidiary to the building and do not have an adverse impact on the character of the landscape
A gypsy and traveller site in accordance with Policy H6
Development in accordance with Policy H1
EQ2: The Council will seek to protect, enhance and restore the The Illustrative Landscape landscape character of the Plan Area for its own intrinsic Masterplan and Character beauty and for its benefit to the economic, environmental Landscape Strategy and social well-being of the Plan Area. has been developed Relates to to maintain on site Former Saved This will be achieved by: features such as Policy: trees, hedges, dry Requiring that development has particular regard to stone walls and OC4 maintaining the aesthetic and biodiversity qualities of water bodies. Landscape natural and man-made features within the landscape, Character and such as The baseline section Design trees and woodlands, hedgerows, walls, streams, ponds, of this LVIA has rivers, ecological networks or other topographical identified features. appropriate species for planting based on the Landscape Character SPD
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Requiring that development proposals are informed by, (March 2006) and a and are sympathetic to the distinctive landscape character planting scheme can areas as identified in the Landscape Character be submitted as part Supplementary Planning Document and also take into of any future account other evidence of historic landscape Reserved Matters characterisation, landscape sensitivity, landscape impact application. and the setting of the Peak District National Park and where appropriate incorporate landscape mitigation The materials used measures. in the proposed development must Requiring that development proposals protect and/or be appropriate and enhance the character, appearance and local not cause adverse distinctiveness of the landscape and landscape setting of impacts on the the Peak District National Park landscape character, setting of the Resisting development which would harm or be National Park or the detrimental to the character of the local and wider settlement edge. landscape or the setting of a settlement as identified in the Landscape Impact Assessment. More information on the design and materials used for the house types and layout can be found in the Design and Access Statement.
The Landscape Impact Assessment is reviewed in Section 6. EQ6: Design All development should be well designed and of a high The Design and and Place quality that responds positively to both Access Statement Making its environment and the challenge of climate change, demonstrates that whilst also contributing to local distinctiveness and sense the proposed of place. scheme is of high quality that reflects This will be achieved by: local character and distinctiveness. Requiring development to be well designed to respect the The design Relates to character, identity and context of High Peak's townscapes development that Former Saved and landscapes has led to the Policy Illustrative Requiring that development on the edge of settlement is Masterplan has BC1 External of high quality design that protects, enhances and / or given due Materials restores landscape character, particularly in relation to the consideration to setting and character of the Peak District National Park appropriate scale, and height, density, Requiring that development contributes positively to an layout, appearance, GD4 area's character, history and identity in terms of scale, materials, and the Character, height, density, layout, appearance, materials, and the relationship to Form and relationship to adjacent buildings and landscape features adjacent settlement, Design the National Park Requiring that development achieves a satisfactory and existing and relationship to adjacent development and does not cause landscape features unacceptable effects by reason of visual intrusion, on site. GD6 overlooking, shadowing, overbearing effect, noise, light Landscaping
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pollution or other adverse impacts on local character and The proposed amenity Development uses reconstituted stone Requiring that public and private spaces are well- products on external designed, safe, attractive, complement the built form and building walls and provide for the retention of significant landscape features perimeter boundary such as walls. These mature trees materials are used on other Requiring that developments are easy to move through developments in the and around, incorporating well integrated car parking, area and are pedestrian routes and, where appropriate, cycle routes sympathetic and in and facilities keeping with the local character. Requiring that developments are designed to minimise opportunities for anti-social or criminal behaviour and The visual effects promote safe living environments section in this LVIA demonstrates that Requiring the inclusive design of development, including the level of visual buildings and the surrounding spaces, to ensure intrusion caused by development can be accessed and used by everyone, the development can including disabled be reduced by People significant landscape mitigation measures. Requiring new homes in residential developments meet environmental performance standards in accordance with Local Plan Policy EQ1;
Requiring that commercial developments, meet environmental performance standards in accordance with Local Plan Policy EQ1
Ensuring that development takes account of national design guidance and Supplementary Planning Documents
S1: The Borough Council will expect that all new development The majority of the Sustainable makes a positive contribution towards the sustainability of objectives of this Development communities and to protecting, and where possible Policy are explained Principles enhancing, the environment; and mitigating the process in detail within the of climate change, within the Plan Area. submitted Planning Statement and This will be achieved by: Design and Access Relates to Statement. Former Saved Meeting most development needs within or adjacent to Policy existing communities; With regard to the Landscape Character Making effective use of land (including the remediation of and setting of the OC5 contaminated land and reuse of brownfield land), National Park it is Development buildings and existing infrastructure; acknowledged that conspicuous the proposed from the Peak Making efficient use of land by ensuring that the density development is District of proposals is appropriate (and informed by the adjacent to and will National Park; surrounding built environment); be partly visible from the edge of the and National Park but with appropriate BC1 Materials;
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Taking account of the distinct Peak District character, design and and landscape, townscape, roles and setting of different areas landscape mitigation and settlements in the High Peak; it will not cause GD4 adverse or Character, Protecting and enhancing the natural and historic detrimental harm. Form and environment of the High Peak and its surrounding areas Design; including the Peak District National Park;
Providing for a mix of types and tenures of quality homes and to meet the needs and aspirations of existing and future residents in sustainable locations; GD6
Landscaping Supporting the local economy and businesses by providing for a range of economic development that provide employment opportunities suitable for local people in sustainable locations, and generally encourage larger developments to incorporate mixed uses where possible so as to reduce the need to travel;
Minimising the need to travel by promoting development in locations where there is access to a broad range of jobs, services and facilities which are accessible by foot, cycle or public transport with minimal reliance on the private car;
Minimising the risk of damage to areas of importance for nature conservation and/or landscape value, both directly and indirectly and ensuring that there is suitable mitigation for a net gain in biodiversity and the creation of ecological networks;
Minimising carbon or energy impacts associated with development according to the principles of the ‘energy hierarchy’ by minimising the need for energy through the appropriate siting, orientation and design of new buildings; the use of renewable energy sources and ensuring building construction and other forms of development address the challenge of climate change by meeting high environmental standards with particular regard to energy efficiency, water efficiency, use of sustainable materials, encouraging waste reduction, recycling, including where appropriate the local- or on site-sourcing of building materials;
Further mitigating the impacts of climate change by seeking reductions in greenhouse gas emissions across the High Peak; in particular, through supporting the delivery of renewable and low-carbon forms of energy (either via stand-alone installations, or installations integrated within new/existing developments), where this is considered acceptable against all other Development Plan Policies as a whole;
Requiring that all new development addresses flood risk mitigation/adaptation, ensuring for example that sustainable drainage systems are considered at the outset
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within proposals (and to comply with legislative requirements);
Seeking to secure high quality, locally distinctive and inclusive design in all development that can be accessed and used by everyone including disabled people;
Seeking to secure developments provide a high standard of amenity for all existing and future occupants of land and buildings, ensuring communities have a healthy, safe and attractive living and working environment and the risks from potential hazards are minimised
Maintaining and where possible enhancing accessibility to a good range of services and facilities, and ensuring existing infrastructure and services have the capacity to support development when required.
In order to enable required development to take place, in some cases mitigation measures will be needed to address the impacts of new development on existing infrastructure and on nearby sensitive areas. In all cases development should not conflict with the relevant policies in this Local Plan.
Development should be designed to be sustainable; seek to enhance the environment; have regard to both its direct and indirect cumulative impact over the longer term; and should provide any necessary mitigating or compensatory measures to address harmful implications.
New development should make effective use of land and buildings and be located in sustainable locations in line with the Settlement Hierarchy in Policy S2.
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4 BA SELINE CONDITIONS LANDSCAPE
4.1.1 Site Conditions The site is located at National Grid Reference SK 03933 72150, is approximately 6.56 hectares in size currently comprises of grazing pasture divided into smaller fields by drystone walls. The trees on site have been subject to a tree survey. The site contains a number of trees and one with a Tree Protection Order (T1 Sycamore). Macclesfield Main Road (A34) runs along the south-eastern boundary of the site. Outline planning permission for residential development has been granted on the land adjacent to the northern boundary of the site, on Carr Road. The application proposes 12 dwellings that will back onto the site at Leek Road and these are currently under construction. Another recently developed site is located to the north of the site. A former reservoir lies adjacent to the west boundary of the site; this area now comprises grassland which appears to be grazed. The Peak District National Park boundary is located to the southwest of the site.
The site lies within a highly sensitive area for ecological networks within 500m of the Peak District Moors (South Pennines) SPA and other designated sites (SAC and SSSI) located to the west of the site, including the Goyt Valley SSSI. Derbyshire Wildlife also confirms that the site is adjacent to a potential wildlife site, (Anncroft Meadows and Streams). An Assessment of Likely Significant Effects (ALSE) has been prepared by TEP and has been submitted with this application, concluding that ‘there will be no likely significant effect on the Peak District Moors (South Pennine Moors Phase 1) SPA, the South Pennine Moors SAC or the Peak District Dales SAC either from the proposed development alone, or in-combination with other relevant developments.
Topography on site is generally uneven and rises from the northern boundary up to the southern boundary that adjoins Macclesfield Main Road (see Figure 9).
Generally, the site is visually well contained set within the valley slopes adjacent to the River Wye. The site is set low into the valley bottom surrounded by high ridges of the National Park to the south and the existing settlement edge of Burbage to the north.
4.1.2 Description of the Proposed Development The proposals are for an outline planning application for a residential development that comprises of 120 dwellings, access and associated works. The application area comprises of 6.56 hectares (16.26 acres). The density equates to circa 18 units per hectare. Generally, this is a low density scheme, which is similar to the densities found within the immediate vicinity including the adjoining housing developments to the north of the site. The majority of the existing trees, including the large sycamore, will be incorporated within the design within areas of public open space. The new primary access point is located on Macclesfield Main Road which will be re-aligned to accommodate the proposals. Dwellings are to be set back from Macclesfield Main Road with a landscape buffer introduced to create filtered views into the site. The planting adjacent to Leek Road will be selected to create a soft edge to the development whilst retaining views of the Peak Park for the current residents on the higher position on the road. The development will be served by a key spine route which will distribute and disperse traffic into the heart of the development, with a variety of houses along the length. Building lines shall be consistent, and the sloping topography of the site will ensure views of the landscape from the majority of the proposed development. The proposed housetypes will be defined by appropriate architecture that reflects the local vernacular and character as will the landscape and streetscape. Street trees will be planted on property boundaries to form a strong avenue and add to the character and enclosure of the routes. The Parameters Masterplan by e*SCAPE Urbanists (Found within the Land at Leek Road, Buxton – Design and Access Statement (September 2016) Figure 06:01 – Parameters Masterplan, also see Figure 14 of Appendix A) and the Landscape Strategy by PGLA (Drawing
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number LEE1511_LV013 Appendix A Figure 13) demonstrates that the site layout will be designed within a network of green infrastructure planted throughout the development. The proposed planting will be of an appropriate species to reflect the landscape character as set out in the High Peak and Derbyshire SPD’s regarding landscape character. We suggest planting tree and hedge species that reflect the Landscape Type: Settled Valley Pastures as provided in the Landscape Character Area Study for Derbyshire. The suggested species in this document include Betula pendula; Betula pubescens; Quercus petraea and Quercus robur. Smaller trees such as Malus sylvestris; Prunus padus and Sorbus aucuparia are also considered appropriate and these species will be incorporated into the overall planting proposals submitted as part of a future Reserved Matters application. Further information can be obtained from the Design and Access Statement submitted with the Planning Application.
4.1.3 Designations – Statutory and non-statutory The site is located just outside of the Settlement boundary and is therefore in open countryside. There are no statutory landscape designations or Green Belt associated with the site.
One of the trees on site are subject to a Tree Preservation Order (No. T6 - DCC TPO Trees & Woodlands at Buxton 06/11/1970), it is proposed that the majority of the exiting trees will remain to contribute to a landscape framework as part of the proposals. The retained trees will be protected during the construction stage and should remain unaffected by the design proposals. Further information is provided in the TEP suite of drawings including Tree Removals and Arboricultural Method Statement and Tree Constraints Plan (Drg no D5510.001). In terms of character, the site retains an ‘urban fringe’ element, with the presence of urban form in the views both into and from the site. Public Footpath – Buxton FP 38 crosses through the site from the rear of the existing properties on Carr Road travelling south towards Macclesfield Main Road. Buxton FP 42 also runs along the northern boundary of the site. Within the study area the following designations can be found: SSSI: SSSI - A Site of Special Scientific Interest (SSSI) is the land notified as an SSSI under the Wildlife and Countryside Act (1981), as amended. Sites notified under the 1949 Act only are not included in the Data set. SSSI are the finest sites for wildlife and natural features in England, supporting many characteristic, rare and endangered species, habitats and natural features. The Wye Valley SSSI - CALCAREOUS GRASSLAND – Lowland Pooles Cavern & Grin Low Wood - CALCAREOUS GRASSLAND – Lowland Condition - Work being carried out to maintain glades outside of EWGS Topley Pike & Deepdale - Calcareous Grassland – Lowland Leek Moors – (various types of SSSI units) Goyt Valley – (various types of SSSI units) Peak District Moors (South Pennines) SPA
SAC: A Special Area of Conservation (SAC) is the land designated under Directive 92/43/EEC on the Conservation of Natural Habitats and of Wild Fauna and Flora. Data supplied has the status of "Candidate".
Peak District – Primary reasons for being a SAC - Semi-natural dry grasslands and scrubland facies on calcareous substrates (Festuco-Brometalia) (important orchid sites) and Tilio-Acerion forests of slopes, screes and ravines.
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South Pennine Moors - Primary reason for being a SAC - European dry heaths and blanket bogs and Old sessile oak woods with Ilex and Blechnum in the British Isles.
SPA SPA - A Special Protection Area (SPA) is the land classified under Directive 79/409 on the Conservation of Wild Birds. Data supplied has the status "Classified". The data does not include "proposed" sites. Boundaries are mapped against Ordnance Survey MasterMap.
South Pennines phase 1 SPA – From TEP
Nature Reserves: Ferneydale grassland - High Peak Borough Council recently declared the first Local Nature Reserve in Buxton, at Ferneydale Grassland on Harpur Hill. The site – a mosaic of limestone grassland, with a small stream and associated areas of wet grassland is alongside Ferneydale Avenue and close to Harpur Hill Primary School. It will be the seventh nature reserve in High Peak Borough.
Figures 7 & 8 in Appendix A shows the location of these designations and further information can be found in the TEP Ecological Assessment Report Ref: 5112.002 Version 2.0 August 2015 (2014) as a further Assessment of Likely Significant Effect has been undertaken to assess the impact of the proposed development on the identified designated sites; the report concludes that that there will be no likely significant effect on the Peak District Moors (South Pennine Moors Phase 1) SPA, the South Pennine Moors SAC or the Peak District Dales SAC either from the proposed development alone, or in-combination with other relevant developments.
4.2 Landscape Character The following documents have been reviewed and have enabled us to identify the relevant character types and areas that the site is located within. These provide information on the broad and local landscape character; National Landscape Context: National Character Areas – Natural England: NCA 52 White Peak and NCA 53 Southwest Peak. Regional Landscape Context: East Midlands Region Landscape Character Area 11A: Open Moors and Inbye Land and 6b: Upland Limestone Pastures
Local Landscape Context: Peak District National Park Landscape Character Area: South West Peak – Slopes and Valleys with Woodland and Landscape Character Area: White Peak – Limestone Hills and Slopes
Local Landscape Context: Derbyshire County Council Landscape Character Area: Dark Peak – Settled Valley Pastures and Landscape Character Area: White Peak – Upland Limestone Pastures
Local Landscape Context: High Peak Landscape Character Area: Dark Peak – Settled Valley Pastures
The following is a summary of the key characteristics that can be found in each character area and adjacent character areas within the 7.5km study area;
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National Scale
The site at Leek Road lies on the boundary between NCA 52 and 53 but falls mostly within NCA 53 South West Peak (see Figure 2).
National Character Area 52: White Peak
General Description
The White Peak National Character Area (NCA) is surrounded to the west by the higher gritstone uplands and moorlands of the South West Peak NCA and to the north and east by the Dark Peak NCA. With them it forms the Peak District National Park, resulting in strong administrative, strategic and recreational links between the three NCAs.
The White Peak National Character Area is a raised, undulating limestone plateau deeply incised with steep-sided limestone valleys. The settlement pattern is primarily of small nucleated villages and isolated farmsteads, along with the market towns of Buxton and Bakewell and the spa town of Matlock Bath. The majority of settlements are on the plateau, with a few small settlements centred on the 18th-century textile water mill buildings in the dales and the major towns in the valleys around the edge of the plateau. The Peak District National Park and the large number of European and national nature conservation, geological and heritage designations (Special Areas of Conservation, Special Protection Areas, Sites of Special Scientific Interest, World Heritage Sites and Scheduled Monuments) are included within the White Peak.
4.2.1.1 Key Characteristics:
Elevated, gently undulating limestone plateau with occasional knolls and crags, dissected by steeply cut dales and gorges with rock outcrops, screes and caves.
Clear rivers, streams and springs in some dales; others are dry or run water only in winter.
Steep dale sides with a mosaic of flower-rich limestone grassland, ash woodland and wildlife-rich scrub.
Improved grassland for dairy and livestock farming dominates the plateau, punctuated by occasional dew ponds, narrow shelterbelts of broadleaved trees and small patches of rough grassland, meadow and heath.
Grassland enclosed by limestone walls, with small narrow strip fields often of medieval origin around villages, and larger rectangular fields away from the villages.
Nucleated villages and small towns connected by crest and valley roads.
A mix of limestone and gritstone used as building materials and stone and
Welsh slate for roofs. Widespread features of special archaeological and historical interest including Neolithic and bronze-age ritual monuments.
Many visible reminders of early industry, including historic limestone and lead workings, lime kilns and dramatic water mills from the 18th-century textile industry.
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National Character Area 53: South West Peak
General Description
The South West Peak National Character Area (NCA) forms part of the upland core of the Peak District National Park. It covers parts of the counties of Cheshire, Staffordshire and Derbyshire. It is bounded by the distinctly different limestone landscapes of the White Peak to the east; the extensive lowlands of the Shropshire, Cheshire and Staffordshire Plain to the west; and the Potteries and Churnet Valley to the south; and to the north it blends into the Pennine Millstone Grit geology of the Dark Peak and the Manchester Pennine Fringe.
From the upland areas there are extensive views in all directions, but particularly to the south and west. This creates visual links to surrounding NCAs including the Potteries and Churnet Valley; Shropshire, Cheshire and Staffordshire Plain; White Peak; Dark Peak; Manchester Pennine Fringe; and Manchester Conurbation. There are also views further afield to non- contiguous NCAs including the Cheshire Sandstone Ridge NCA and beyond. The higher land within this NCA including Morridge, The Roaches, Axe Edge, Shining Tor and Cats Tor also provides views out of the South West Peak to and views from, more distant NCAs.
4.2.1.2 Key Characteristics
An upland landscape characterised by Carboniferous age Millstone Grit with isolated basins of Coal Measures, deeply dissected by streams and rivers, resulting in a ridge- and-valley landscape of distinctive pattern and character.
Isolated gritstone ridges and tors provide a dramatic contrast to the upland landscape, such as at Ramshaw Rocks, The Roaches and Windgather Rocks.
Moorland core with a mosaic of landform, vegetation and wooded cloughs.
Enclosed farmed landscape with a pastoral character created by semi-improved grassland, hay meadows, rushy pastures which are also marshy with springs and flushes, more productive farmland and small woodlands.
Rivers Bollin, Churnet, Dane, Dean, Dove, Hamps, Goyt and Manifold, all with their sources in the upland core and some feeding reservoirs as they flow downstream.
Extensive livestock farming (sheep and beef) and grouse shooting on the moorlands with some dairy farming in the valleys.
Intricate and distinctive field boundary patterns often with historic associations; gritstone walls at higher elevations and hedgerows at lower elevations.
Heritage assets from prehistory to the present, with features particularly from the medieval period and later.
Robust architectural style built predominantly of local stone with stone slate or Staffordshire blue clay tiled roofs, reflecting local geology and history.
Predominantly dispersed settlement across the NCA.
Moorland area to the north of Leek used for military training; Ministry of Defence management and restricted access add to the isolated character.
Tourism industry and outdoor recreation centred on honeypot sites including Tittesworth and Goyt Valley reservoirs, The Roaches, Ramshaw Rocks and the National Trust’s Lyme Park.
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Dramatic series of gritstone edges and tors exposed by a combination of glacial and fluvial action provide distinctive landscape features and are a major focus for rock climbing.
Remote moorlands criss-crossed by historic pack-horse routes.
Remains of former stone quarries and coal mining activities, particularly around Flash and Goyt’s Moss.
Long, uninterrupted views from margins to upland areas and vice versa, with contained and intimate views around the foothills and within the valleys. Views into Manchester, Wales, Shropshire, Staffordshire and over the Cheshire Plain are possible from the upland core, tors and ridges.
Regional Scale
The site at Leek Road is located within, but on the edge of, area 11a Open Moors and Inbye land. It lies adjacent to the area 6b Upland Limestone Pastures (see Figure 3).
4.2.2 East Midlands Regional Landscape Character Assessment, 2010 – 11a Open Moors and Inbye Land
General Description:
The dark and enigmatic plateaux of rolling terrain and steep slopes, punctuated by edges, rocky tors, landslides and boulder fields are some of the most remote and distinctive areas in the East Midlands.
The elevation, thin soils and areas of peat moorland give rise to a treeless landscape characterised by heather moor and peat bog with only limited evidence of settlement, generally in the form of isolated old farms surrounded by inbye land. The extent of semi natural habitat cover, managed by extensive sheep grazing and occasional burning for game, adds significantly to the wild character of the landscape and is highly valued for its biodiversity interest.
The uplands are drained by steep sided cloughs, often cloaked in rough pastures and occasional oak woods. These provide shelter in an otherwise open and exposed upland area. The cloughs and lower moorland slopes are also more widely farmed and settled, with evidence of piecemeal and parliamentary enclosures.
The remote moors contain little evidence of human intervention. Some of the more visible and enigmatic features are associated with ritual monuments from the later prehistoric, standing stones and cairns perhaps marking the limits of territories of communities living in the neighbouring lowland valleys.
The landscape has long been important for recreation. The tranquil and remote upland landscape is popular walking country, with wide areas of open access land allowing ramblers to roam across the moors. Crags and cliffs attract climbers, and shooting is also a popular pastime and important for maintaining heather moorland habitats.
4.2.2.1 Key Characteristics Dramatic moorland plateaux with gritstone outcrops and edges, drained by steep sided cloughs and surrounded by moorland slopes; Uninterrupted panoramic views across undulating upland moors create empty and remote character; Moorlands drained by deep cloughs, often containing rough grazing with relict areas of oak-birch woodland;
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Thin, unproductive soils as well as extensive tracts of peat moorland give rise to treeless landscape; Unsettled character across open moors and only sparse settlement on the fringes of moorlands. Limited evidence of modern human intervention adds significantly to wild character; Enigmatic evidence of prehistoric ritual activity; Inbye enclosures around dispersed gritstone farmsteads and associated small tree groups and cultivated moorland fringes on lower slopes; Durable and robust architecture displayed in dispersed farms, agricultural buildings and occasional settlements on moorland fringes; use of local gritstone, with typical blackened appearance, contributes significantly to visual unity of landscape and unique sense of place; and Evidence of recreational pursuits and enjoyment of the landscape. East Midlands Regional Landscape Character Assessment, 2010 – Group 11: Gritstone Moors and Fringes – 6b Open Moors and Inbye Land.
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4.2.3 East Midlands Regional Landscape Character Assessment, 2010 – 6b Limestone Pastures
General Description:
This character type is largely derived from the widespread outcropping of Carboniferous limestone and its consistent use in dry stone walls and buildings. Local variations in land cover, landform, underlying geology, and patterns of settlement and land use can be observed. However, the networks of dry stone walls appear to bind the disparate parts of the landscape together to create a visually unified whole, especially when viewed as part of a vast panorama from elevated hillsides. The rural landscape is largely pastoral and there is limited woodland cover.
The landscape has a strong historic character, displaying tangible evidence of settlement and farming from the prehistoric period. The use of the local limestone has ensured that such features and boundaries have survived millennia of change and development and continue to exert a significant influence on the character of the landscape.
Despite the sparse settlement pattern and productive agricultural landscape creating a deeply rural and remote character, evidence of widespread mining activity is evocative of a more industrial past.
4.2.3.1 Key characteristics
Elevated, gently undulating limestone plateau with occasional rock outcrops, screes and caves;
Significant deposits of minerals in veins within the limestone bedrock;
Simple landform structure dissected by steep sided dales and gorges;
Long, narrow shelterbelts of broadleaved trees on high ground;
Nucleated villages of limestone cottages connected by hill top and valley roads;
Improved verdant pastures grazed by cattle interspersed with occasional dew ponds contrast with localised rough grassland and heathy scrub on upland peat;
Distinctive field patterns, generally defined by dry stone walls reflecting underlying geology and tangible evidence of a long history of settlement and farming;
Widespread evidence of Neolithic and Bronze Age ritual activity in the form of visually prominent monuments; and
Open landscape, with views framed by hills or rising ground.
Local Scale The site at Leek Road is located within, but on the edge of the character area: South West Peak – Slopes and Valleys with Woodland and adjacent to Landscape Character Area: White Peak – Limestone Hills and Slopes (see Figure 4).
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4.2.4 Local Scale - Peak District National Park Landscape Character, March 2008
4.2.5 South West Peak The South West Peak is an area of upland and associated foothills in the south-west part of the Peak District National Park. It is bounded by the distinctly different limestone landscapes of the White Peak to the east and the extensive lowlands of the Cheshire and Staffordshire Plain to the west and the Churnet Valley to the south. To the north is the more industrial landscapes of the Dark Peak Western Fringe.
Slopes and Valleys with Woodland
4.2.5.1 Key Characteristics Undulating topography with incised valleys and rounded summits Patches of acid grassland on steeper slopes Irregular blocks of ancient woodland along cloughs and valley sides Permanent pasture in fields enclosed by hedgerows and trees Narrow winding, often sunken lanes Scattered farms and loose clusters of dwellings Variable shaped, small to medium sized fields of various dates Coal mining remains
4.2.6 White Peak The White Peak is an area of settled uplands lying on both sides of the boundary between Derbyshire and Staffordshire at the southern end of the Pennine Hills. The term derives from the limestone geology which provides the distinctive grey and white stone used extensively for building and walling materials. The region comprises an elevated limestone plateau dissected by deeply cut dales and gorges, which contrast strongly with the adjoining landscapes of the Dark Peak, South West Peak and Derbyshire Peak Fringe.
Limestone Hills and Slopes
4.2.6.1 Key Characteristics High, undulating, in places steeply sloping topography Frequent rock outcrops on steeper ground Rich wildlife habitats including large patches of limestone grassland and limestone heath on the highest ground A regular pattern of medium to large walled fields Occasional groups and belts of trees Prehistoric monuments, often on hilltops Relict lead mining remains Wide open views to distant skylines
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4.2.7 Local Scale - Derbyshire Landscape Character Area, 2003
The site at Leek Road is located within, but on the edge of the Dark Peak-Settled Valley Pastures Landscape Character Area. It lies adjacent to the White Peak – Upland Limestone Pastures Landscape Character Area (see Figure 5).
Landscape Character Area: Dark Peak – Settled Valley Pastures
General Description A settled, pastoral farming landscape on gently sloping lower valley sides, dissected by stream valleys. Dense watercourse trees, scattered boundary trees and tree groups around settlement contribute to a strongly wooded character.
4.2.7.1 Key Characteristics Moderate steep lower valley slopes dissected by stream valleys Pastoral farming with extensive improved pasture. Bracken in some road verges and rushes associated with damp hollows Wooded character associated with tree belts along streams and cloughs, scattered hedgerow trees and tree groups around settlement and farmsteads Small irregular fields enclosed by mixed species hedgerows and occasional dry- stone walls Network of winding lanes with irregular verges sometimes sunken on steeper slopes Settled landscape of small nucleated settlements and scattered stone farmsteads with stone slate roofs Stone terraced housing on lower slopes associated with historic mills Enclosed landscape with views filtered by trees
Planting and Management Guidelines Wooded pastoral landscape of small organic woodlands, occasionally of ancient origin, with densely scattered hedgerow and watercourse trees. Primary woodland character: Densely scattered small woodlands Primary tree character: Densely scattered hedgerow and dense watercourse tress Woodland vision: widespread small-medium woodlands Tree vision: densely scattered hedgerow and dense watercourse trees
Typical woodland size range: 0.5–15 ha small-medium Woodland Pattern: organic
• Where opportunities arise, the removal of coniferous plantation woodland should be encouraged. • Conserve and restore all ancient woodland sites and restock with locally occurring native species • Promote linked extensions to ancient woodland by natural regeneration and planting
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• Enhance the visual and ecological continuity of river corridors by management, natural regeneration planting or riparian trees • Ensure the conservation and management of mature veteran trees with hedgerows.
Landscape Character Area: White Peak – Upland Limestone Pastures
General Description The upland Limestone pasture Character Area is an undulating highland landscape of rough grazing and stock rearing, with prominent limestone outcrops and open, expansive views.
4.2.7.2 Key Characteristics: Undulating highland plateau with steep slopes Very shallow loamy soils over Carboniferous Limestone Frequent bare rock outcrops and scree slopes Extensive stock rearing and rough grazing Occasional plantation block but essentially a tree less landscape Large regular fields bounded by dry stonewalls Mainly unsettled with occasional farmstead built in stone with slate roof.
Planting and Management Guidelines An undulating upland landscape of rough grazing with no trees. Excluding the Peak district National Park. Primary woodland character: Open/unwooded Primary tree character: Treeless Woodland Vision: Open/unwooded Tree Vision: Treeless Where opportunities arise, the removal of coniferous plantation woodland should be encourages as the existing character is open and unwooded.
4.2.8 Local Scale – High Peak Landscape Character Area, March 2006– Dark Peak – Settled Valley Pastures
4.2.9 General Description The underlying geology is gritstone and shale. There are scattered farmsteads outside the compact settlements. This is a pastoral landscape with permanent improved pasture which gives way higher up the slopes to poorer grazing where the ecological value is greater. The landscape has a strong network of winding lanes and roads and railways along the lower slopes above the floodplain. This is a well wooded landscape with wooded cloughs around tributary valleys and hedgerows with some hedgerow trees which define irregular fields. Amenity tree groups are associated with settlements and there is woodland along the roads and railway lines. As with the field boundaries, the woodland often has irregular outlines (see Figure 6).
4.2.9.1 Key Characteristics Moderate to steep lower valley slopes dissected by stream valleys
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Poorly draining soils over carboniferous shale and sandstone Wooded character associated with tree belts along streams and cloughs, scattered hedgerow trees and tree groups around settlement and farmsteads Localised bracken in some road verges and rushes associated with damp hollows Small, irregular fields enclosed by mixed species hedgerows and occasional dry stone walls Settled landscape of small nucleated settlements and scattered stone farmsteads with stone slate roofs Stone terraces on lower slopes associated with historic mills Network of winding lanes with irregular verges, sometimes sunken on steeper slopes Pastoral farming with extensive improved pasture Enclosed landscape with views filtered by trees Roofs are generally dark slate or stone tiles
Development and the Landscape Properties are either isolated farmsteads or cottages clustered along the road. The rural landscape character must be considered when developing at the urban rural edge. Small groups of amenity trees around settlements and particularly farmsteads Development should be contained in low, gritstone, drystone walls
4.2.10 Local Scale – High Peak Landscape Character Area, March 2006– White Peak – Limestone Moorland This is an area of undulating highland landscape of rough grazing and stock rearing, with prominent limestone outcrops and open, expansive views. The Limestone Moorlands are essentially a treeless landscape except for plantation blocks in and around the edges of development. This is a landscape of open areas bounded by dry stone walls. It is mainly unsettled with only occasional farmsteads and small hamlets. The result of this lack of settlement is expansive vistas. Building materials are limestone with gritstone detailing. Buildings are enclosed by low dry stone walls built from limestone and this visually ties them to the wider landscape.
4.2.10.1 Key Characteristics Undulating highland plateau with steep slopes and no natural water features due to the permeable nature of the limestone bedrock and the gradient of the landscape Open and expansive vistas Essentially a treeless landscape with only occasional plantation woodlands often associated with built development Extensive areas of rough grassland with rocky outcrops and scree Enclosures of approximately 1.5 – 3 hectares and buildings, enclosed by low limestone dry stone walls Occasional winding roads following the contours of the land A sparsely settled landscape with clearly defined areas of settlement and large open areas, including hill summits Occasional farmsteads, some of which are now derelict
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Characteristic buildings are constructed from rough limestone rubble with gritstone lintels, sills and jambs
Development and the Landscape Open, exposed hill summits and skylines remain free of buildings and structures The impact of hardstanding and other surfaces should be considered, including the colour, brightness, reflectivity of the surface and how it would appear in the landscape from a distance. Within the Limestone Moorlands isolated large buildings do not occur. Buildings are grouped as part of an existing farmstead complex. Developments should be contained in low, limestone, dry stone walls. Some individual farmhouses are larger than other properties with more dressed stone and some modest detailing such as gable finials. These properties have a wide frontage and a shallow depth.
4.3 Visual Baseline Conditions
Identification of Receptors Visual receptors have been identified through both desk study and field work. Within the 7.5km study area the visual receptors include the following; Towns; e.g. the eastern edges of Buxton. The main roads that travel by the study area; in particular, the A53 and A5004. Public footpaths and bridleways within the vicinity including within the Peak District National Park. The significant receptors have been used as a basis for identifying the viewpoints as shown on Figure 15 in Appendix A and the viewpoints are listed below: Viewpoint 1 – Public footpath junction providing pedestrian access to the north of the site. Viewpoint 2 – Public footpath adjacent to the northern boundary. Viewpoint 3 – Public footpath adjacent to the northern boundary. Viewpoint 4 - Public footpath adjacent to the northern boundary and adjacent to new development. Viewpoints 5A and 5B - Public footpath adjacent to the northern boundary. Viewpoint 6 - Public footpath adjacent to the northern boundary looking towards Leek Road. Viewpoint 7 – Public footpath to the north of the site looking west towards the Peak District National Park. Viewpoint 8 - Public footpath adjacent to the northern boundary looking west. Viewpoint 9 and 9A - Public footpath adjoining Leek Road and edge of Carr Road residential street. Viewpoint 10 – Bus stop on Leek Road. Viewpoint 11 and 11A – Public footpath access to site from Macclesfield Main Road. Viewpoint 12 – Macclesfield Main Road west of the site looking northeast. Viewpoint 13 – Macclesfield Main Road approach to the site from the west. Viewpoint 14 – Public footpath adjacent to Burbage settlement edge to the north of the site.
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Viewpoint 15 - Public footpath to the north of the site off Macclesfield Old Road. Viewpoint 16 - Public Footpath to the west of the site - recreational receptor (Within the Peak District National Park). Viewpoints 17 and 17A - Public Footpath to the west of the site looking east towards Grinlow Hill - recreational receptor (Within the Peak District National Park). Viewpoint 18 - Public Footpath junction on access land to the west if Burbage-edge Plantation - Recreational receptor (Within the Peak District National Park). Viewpoint 19 - Public Footpath to the west of the site looking east towards Grinlow Hill - recreational receptor (Within the Peak District National Park). Viewpoints 20, 20A & 20B – Tracks on access land within the Peak District National Park. Viewpoint 21 - National Trail (Dane Valley Way) adjacent Grin Low Road. Viewpoint 22 - National Trail (Dane Valley Way). Viewpoint 23 – Grinlow Tower close to Buxton Country Park. Viewpoint 24 - Track off Waterswallows Road, Buxton High Peak Golf Club. Viewpoints 25 and 25A - Roman Road and track, Brookfield to north of site.
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5 MITIGATION
5.1 MITIGATION FOR EFFECTS ON THE PHYSICAL FABRIC OF THE SITE
5.1.1 The landscape and design proposals for the development are considered sufficient to negate the requirement for further mitigation to enable the scheme to successfully integrate into the immediate setting, or offset any identifiable adverse impact on the landscape or visual amenity. The design principles illustrated within the Landscape Strategy and the Design and Access Statement demonstrate how the proposals respect and respond to the existing topography and green infrastructure within the site (including the sycamore subject to a TPO), incorporating them within the public open spaces in order to provide a ‘mature’ element within the landscape context to the development. This will help to offset the typical ‘bedding in’ period experienced whilst the new tree and shrub planting reaches maturity.
5.1.2 The retained groups of trees will be enhanced through the new planting proposals, especially to the visible boundaries of the site. This will also improve connectivity for wildlife along green corridors and contribute to Local Biodiversity Action Plans.
5.1.3 The species, number of trees and size of trees will be agreed through consultation with the local tree officer, and can be controlled through specific Planning Conditions thus ensuring that replacement tree planting proposals successfully mitigate any losses. The planting proposals are further explained in Section 4.1.2 above.
5.1.4 The landscape proposals will protect the valuable green infrastructure within the site and enhance and diversify the overall landscape resource. Particular attention has been given at the design development stages to ensure the proposed development responds well to the setting of the adjacent Peak District National Park. The Design and Access Statement describes the design ethos of providing dwellings that are not only constructed out of appropriate materials to reflect the vernacular of the locality but are also facing outwards on the edges of the development towards the National Park. The boundaries will also be sensitive to the context of the site and the planting of trees in groups of species relevant to the Derbyshire and High Peak SPD guidelines will assist in integrating the development into the rural interface of the countryside.
5.2 MITIGATION FOR EFFECTS ON VIEWS
5.2.1 As the viewpoint photographs illustrate, the site is situated low into the valley sides between ridges of high landform so views into the site are mostly from a localised area. The absence of existing woodland and significant field boundary vegetation results in the site being visually open form Leek Road and Macclesfield Main Road on its eastern and southern boundaries and therefore the introduced buffer planting will filter views into the development from the immediate surrounds. Buffer planting and appropriate tree planting will be introduced to the northern boundaries to provide a filtered and improved landscape interface to the existing residential settlement.
5.2.2 The edges of the proposed development will face the open countryside and National Park with detached houses with boundary walls constructed from sympathetic materials as used elsewhere in the locality. The densities of the housing layout are designed to diminish and reduce in scale towards the edges of the development to reflect initial consultation comments provided by officers of the Peak District National Park. These design principles have been incorporated into the overall design development of the Parameters Masterplan and Illustrative Layout to help eliminate the requirement for further landscape mitigation. The maturing effects of the proposed planting have been accounted for in the landscape and visual assessment described in Section 6.
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6 POTENTIAL EFFECTS - LANDSCAPE The Guidelines for Landscape and Visual Impact Assessments, Third Edition 2013 suggests that potential impacts should be measured at three levels; i) impacts on the site; ii) impacts on the setting of the site and iii) impacts on the broader landscape context. It also offers guidance on measuring impacts during the Operational Stage i.e. at point of completion; and also residual impacts such as long term impacts after a certain time period. In this case we have measured the effects of the impact after ten years. Mitigation measures have also been considered and recorded as part of the assessment to explain how the introduction of certain landscape treatments can help reduce the overall effect of any potential adverse effects. The nature and magnitude of landscape and visual effects will change during the construction and development process. Some impacts may be severe, but short term, whereas others are minor impacts with residual effects, which may be of a permanent nature. In addition, some impacts could be mitigated by landscape and other measures, which will have benefit in the longer term. Potential impacts that may occur during the stages of the proposed development are summarised below. Short term impacts are those that occur during the construction period. These are considered as follows: Site access, delivery and traffic movements; Earthworks and materials stockpiles; Construction equipment and plant; Utilities, including water and lighting; Temporary parking; Site compound and accommodation; Additional noise; and Additional mud to roads. Construction impacts can be mitigated through use of good practice in construction management and through immediate restoration of areas such as site compounds used during the construction phase of the project. The residual impacts of construction will be very limited and overall are considered to be negligible. Medium term impacts are those that occur on completion of the works: Presence of built structures, roads and new landscape planting. Long term impacts are ongoing after the completion of the works, and can be considered as residual impacts. Residual impacts are similar to the impacts on completion but may be partially or wholly mitigated by maturing proposed landscape infrastructure, site management and other development proposals.
6.1 Predicted Landscape Effects The following sections outline the predicted effects that the development will have on the fabric and character of the immediate and surrounding landscape. Tables B and C in Section 7.0 – ‘Summary of Landscape Effects' provides an overview of the assessment at the operational stage and residual effects.
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6.2 Effects on the Physical Fabric of the Application Site – Operational Stage
6.2.1 This section assesses the potential landscape impacts of the proposed development. Detailed information regarding the length of the construction and operation phases is not available at this stage, therefore the assessment has been made based on the Operational phase only.
6.2.2 In general terms, changes to the landscape fabric will only occur within the immediate application boundary for the proposed development. The proposed development will have an immediate and inevitable effect on the landscape fabric through the replacement of agricultural fields with a residential development comprising of 120 new homes and access roads set within a landscape framework.
6.2.3 The following existing landscape features will be retained and incorporated within the development layout wherever possible to minimise the loss of valuable landscape features such as:
mature trees and native shrubs; Hedgerows; Dry stone walling; and watercourses and drainage ditches.
6.2.4 The nature of receptor (sensitivity) is deemed to be Medium. This reflects the key characteristics set out in the Local Landscape Character Assessment and acknowledges that the developable areas of the site is not within any landscape designations such as the Green Belt, AONB or the Peak District National Park.
6.2.5 The site will experience a change of character from the existing fields to a residential development, which includes elements of open space and landscape. The proposals for housing development would result in the need for the construction of properties, access roads, infrastructure, service connections, and landscaping. Retention of key landscape features including trees, and stone boundary walls will be supplemented with additional planting and habitat creation to offer landscape enhancement throughout the site. The nature of effects (magnitude of change) is assessed as Major due to the obvious change even with the retention of key character elements. and the further enhancement and promotion of boundary planting and other ecological features.
6.2.6 The significance of effects is Major-Moderate due to the inevitable change in character but considered with the mitigation of retention and enhancement of key landscape elements and the materials of the buildings being in keeping with the locality. The effects of the impact of development can also be considered to be permanent and adverse.
Effects on the Physical Fabric of the Application Site – Residual Effects (After 10 Years)
6.2.7 The Proposed Development will cause long term effects on the landscape fabric through the removal of the existing fields at the proposed development site and the replacement with a new residential development. However, after ten years the proposed landscape planting that will be introduced as part of the development will have matured and integrated with the existing green infrastructure reducing the overall effect.
6.2.8 The nature of receptor (sensitivity) is deemed to be Medium. This reflects the key characteristics set out in the Local Landscape Character Assessment and acknowledges that the developable areas of the site is not within any landscape designations.
6.2.9 The nature of effects (magnitude of change) is considered to be Moderate.
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6.2.10 The likely significance of effects is Moderate. This is due to the mitigation measures and the maturing of proposed landscape measures that will help to further integrate the proposals into the existing urban settlement edge of Burbage, Buxton. The residual effects of the impact of development can also be considered to be permanent and minor adverse.
6.3 Effects on the Landscape Setting of the Site – Operational Stage
6.3.1 At time of Completion there will be a noticeable effect on the landscape setting of the Site. However, the existing stone walls that demarcate the boundaries to Leek Road and Macclesfield main Road will be mostly retained apart from where re-aligned for the new access road. The extent of the built form will form a new urban edge to the existing neighbourhood of Burbage. The overall landscape planting which will be relatively small at time of completion will help mitigate the initial effects on the landscape setting.
6.3.2 The nature of receptor (sensitivity) is deemed to be Medium- High. This reflects the key characteristics set out in the Local Landscape Character Assessment and acknowledges that the developable areas of the site is not within any landscape designations but takes into account the southern edge of the site shares the setting of the Peak District National Park boundary.
6.3.3 The nature of effects (magnitude of change) is considered to be Moderate. This is due to the potential improvements to the settlement edge provided by the quality of the materials of the buildings that will form the setting of the site within a landscape framework. The landscape mitigation measures put forward in the Landscape Strategy will help to neutralise some of the adverse effects.
6.3.4 The significance of effects is Moderate-Major. The effects of the impact of development can also be considered to be permanent and adverse.
Effects on the Landscape Setting of the Site – Residual Impacts (After 10 Years)
6.3.5 There will be some identifiable residual effects on the setting of the site. In particular, the replacement buildings will be integrated into the landscape by the overall planting that is introduced with the proposed development. This will form an appropriate and attractive boundary to the residential development.
6.3.6 The nature of receptor (sensitivity) is deemed to be Medium - High. This reflects the key characteristics set out in the Local Landscape Character Assessment and acknowledges that the developable areas of the site is not within any landscape designations but is on the edge of the National Park.
6.3.7 The nature of effects (magnitude of change) is considered to be Minor. This is due to the maturing of the substantial landscape framework that the proposed residential development will be set within which results in the setting being in keeping with the characteristics of the landscape when considered as an edge of settlement.
6.3.8 The significance of effects is Moderate. This is due to the mitigation measures and the maturing of proposed landscape measures that will help to further integrate the proposals into the existing urban settlement edge of Burbage, Buxton. The effects of the impact of development can also be considered to be permanent and minor adverse.
6.4 Effects on Broad Landscape Context – Operational Stage and Residual Impacts This section describes the effects on the National Landscape Character Areas and also the Local Landscape Character Areas and the potential impacts are deemed to be indiscernible between the operational stage and residual impacts due to the broad scale of the character areas.
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Therefore, the grading of the assessment for both the operational stage and the residual effects are similar.
6.4.1 National Character Area 53 – South west Peak and NCA 52 White Peak
6.4.1.1 The nature of receptor (sensitivity) of this character area has been assessed as Medium. The character is mostly of enclosed farmed landscape with a pastoral character created by semi-improved grassland, hay meadows, rushy pastures which are also marshy with springs and flushes, more productive farmland and small woodlands. The surrounding landscape comprises of Moorland and Gritstone ridges.
6.4.1.2 The nature of effects (magnitude of change) has been assessed as Minor. The description of the landscape and key characteristics of the character area will remain mostly unaltered at this scale. Using these two criteria the significance of the effects on this LCA has been assessed as Negligible/Minor. This especially applies to the residual effects as the landscape framework introduced as mitigation will have matured. The effects of the impact of development can also be considered to be permanent and negligible.
6.4.2 Regional Scale – East Midlands Regional Landscape Character Assessment, 2010 – Group 11a: Open Moors and Inbye Land and 6b: Limestone Pastures
6.4.2.1 The nature of receptor (sensitivity) of this character area has been assessed as Medium.
6.4.2.2 The nature of effects (magnitude of change) has been assessed as Imperceptible. The description of the landscape and key characteristics of the character area will remain unaltered at this scale.
6.4.2.3 Using these two criteria the significance of the effects on this LCA has been assessed as Negligible/Minor. This especially applies to the residual effects as the landscape framework introduced as mitigation will have matured. The effects of the impact of development can also be considered to be permanent and negligible.
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6.4.3 Local Scale - Peak District National Park Landscape Character, March 2008 - South West Peak – Slopes and Valleys with Woodland
6.4.3.1 The nature of receptor (sensitivity) of this character area has been assessed as Medium. This accounts for the key characteristics of the landscape being “Undulating topography with incised valleys and rounded summits. Patches of acid grassland on steeper slopes.Irregular blocks of ancient woodland along cloughs and valley sides. Permanent pasture in fields enclosed by hedgerows and trees.
6.4.3.2 The nature of effects (magnitude of change) has been assessed as Minor. The description of the landscape and key characteristics of the character area will remain unaltered at this scale.
6.4.3.3 Using these two criteria the significance of the effects on this LCA has been assessed as Minor. This especially applies to the residual effects as the landscape framework introduced as mitigation will have matured. The effects of the impact of development can also be considered to be permanent and negligible.
6.4.4 Local Scale - Derbyshire Landscape Character Area, 2003 - Area 51 Dark Peak – Settled Valley Pastures
6.4.4.1 The nature of receptor (sensitivity) of this character area has been assessed as Medium. This accounts for the key characteristics of the landscape being “a settled, pastoral farming landscape on gently sloping lower valley sides, dissected by stream valleys. Dense watercourse trees, scattered boundary trees and tree groups around settlement contribute to a strongly wooded character”.
6.4.4.2 The nature of effects (magnitude of change) has been assessed as Minor. The description of the landscape and key characteristics of the character area will remain unaltered at this scale.
6.4.4.3 Using these two criteria the significance of the effects on this LCA has been assessed as Minor. This especially applies to the residual effects as the landscape framework introduced as mitigation will have matured. The effects of the impact of development can also be considered to be permanent and negligible.
6.4.5 Local Scale – High Peak Landscape Character Area, March 2006- Dark Peak – Settled Valley Pastures
6.4.5.1 The nature of receptor (sensitivity) of this character area has been assessed as Medium. This accounts for the key characteristics of the landscape being “a pastoral landscape with permanent improved pasture which gives way higher up the slopes to poorer grazing where the ecological value is greater. The landscape has a strong network of winding lanes and roads and railways along the lower slopes above the floodplain. This is a well wooded landscape with wooded cloughs around tributary valleys and hedgerows with some hedgerow trees which define irregular fields”.
6.4.5.2 The nature of effects (magnitude of change) has been assessed as Minor. The description of the landscape and key characteristics of the character area will remain unaltered at this scale.
6.4.5.3 Using these two criteria the significance of the effects on this LCA has been assessed as Minor. This especially applies to the residual effects as the landscape framework introduced as mitigation will have matured. The effects of the impact of development can also be considered to be permanent and negligible.
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6.5 POTENTIAL IMPACTS - VISUAL
Zone of Theoretical Visibility
6.5.1 A Zone of Theoretical Visibility (ZTV) was created for the 5km study area and beyond. See Figures 10 and 11 in Appendix A for results of the ZTV. The ZTV is created solely using contour information for the underlying topography and does not take account of the localised screening effects of any buildings, structures or vegetation.
6.5.2 The ZTV illustrates the potential for the proposed development to be viewed from a limited area and mainly to the north and northeast, with long range views unlikely to be achieved to south and west of the site due to the higher landform. The likelihood of visibility also reduces from afar due to topography, scale, distance and likelihood of visual obstruction caused by buildings and vegetation. For this LVIA we have discounted viewpoints and visual receptors beyond 5 km as it is considered the development will not produce any significant impacts on the visual amenity from this distances as verified by the ZTV.
6.5.3 The ZTV was used to create a draft list of receptors, which were then checked and refined in the field to identify viable viewpoints to assess the impacts of the proposed development on publicly accessible viewpoints and visual receptors.
6.5.4 Effects on viewpoints
6.5.5 As previously noted, the potential landscape and visual effects noted are those experienced during the operational phase of the development.
6.5.6 The Potential Visual Effects are recorded in Viewpoints 1 - 25 in Appendix A. Tables D and E in Section 7 below summarises the Predicted Visual Effects that the proposed development may have on the Visual Amenity of the area.
6.5.7 Figure 15: Visual Receptors illustrates the locations of the considered visual receptors. These have been selected with the criteria that all views are taken from positions that have public access and have a clear view of the site. Figures 10 & 11: Zone of Theoretical Visibility (ZTV) illustrates the areas within which any of the activities of the proposed Development, be they temporary or permanent, are likely to be potentially visible. Computer techniques were adopted for establishing a ZTV based on topographical information but these tend to be theoretical and cannot measure the effects of built form and vegetation, and are therefore better established by fieldwork. For this proposal the ZTV was established by 3D computer software linked to Ordnance Survey data and then tested through fieldwork during the site visits. The programme was run to account for two storey buildings at a maximum height of 9m.
6.5.8 The following qualifications apply to the ZTV:
There may be a number of areas from which there is the potential to view part of or the entire proposed development but these are from areas which have no public access and to which it is unlikely that they gain regular access, e.g. farmland and private property.
The ZTV does not account for the likely orientation of a viewer, for instance, whether they are static or travelling in a moving vehicle such as a car.
6.5.9 Viewpoints were selected on the basis of which locations provide the clearest views of the site and are also the most accessible to the public. Some viewpoints also represent areas which may be perceived to be sensitive to the visual impact of the proposed development due to their nature or proximity, but which in reality have restricted views of the site.
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6.5.10 Visual receptors have been analysed for the likely visual effect on the landscape from a relatively close range and from within the immediate setting. Medium to long-range views were tested within the area through site visits and the extensive vegetation and topography obscures many views of the site apart from within the immediate vicinity. The properties located in the vicinity of the site on Leek Road will experience views of the eastern edge of the proposed development. Properties to the north of the site in the vicinity of Macclesfield Old Road are unlikely to experience views of the development from principle and front facing rooms. It may be possible to experience views from the private rear gardens or upper rear bedrooms and as such have not been identified as viable receptors for this study.
6.5.11 Visual Receptors
6.5.12 The visual receptors are represented by viewpoints that consider the likely effects on the nearby settlements, the Peak District National Park and the residential amenity; recreational areas such as public footpaths and parks. Consideration has also been given to transport routes such as roads.
6.5.13 Settlements and residential amenity Receptors
6.5.14 These are represented by viewpoints 1 – 8, 9, 10, 14, 15 and 21. The assessment is recorded in the viewpoints in Appendix A and summarised in Tables D and E in Section 7. General commentary on the significance of effects is provided in Section 8.0 Conclusions.
6.5.15 Recreational Receptors including the Peak District National Park
6.5.16 These are represented by viewpoints 1–8 and 14-25. The assessment is recorded in the viewpoints in Appendix A and summarised in Tables D and E in Section 7. General commentary on the significance of effects is provided in Section 8.0 Conclusions.
6.5.17 Transport and Road Receptors
6.5.18 These are represented by viewpoints 9-13, 21 and 25. The assessment is recorded in the viewpoints in Appendix A and summarised in Tables D and E in Section 7. General commentary on the significance of effects is provided in Section 8.0 Conclusions.
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7 SUMMARY OF EFFECTS
7.1 Likely Significance of Effects Summary
The tables below summarise the likely significance of the effects on the landscape and visual amenity collectively.
Table B: Significance of Landscape Effects – Operational Phase LANDSCAPE IMPACT ASSESSMENT Nature of Receptor Likely Significance of Landscape Character Area (Sensitivity) Nature of effect Landscape Effects (Magnitude of change) Site Medium Major Major – Moderate Permanent Adverse Setting of the Proposed Medium-High Moderate Development Moderate - Major Permanent Adverse Medium Minor NATIONAL LANDSCAPE Negligible-Minor CONTEXT Permanent Negligible National Character Area 53: South West Peak 52: White Peak Medium Imperceptible REGIONAL LANDSCAPE Negligible-Minor CONTEXT Permanent Negligible
East Midlands Region Landscape Character Area 11A:Open Moors and Inbye Land
6b:Limestone Pastures Medium Minor LOCAL LANDSCAPE CONTEXT Minor Peak District National Park Permanent Negligible Landscape Character Area: South West Peak – Slopes and Valleys with Woodland Medium Minor LOCAL LANDSCAPE CONTEXT Minor Derbyshire County Council Permanent Negligible Landscape Character Area: Dark Peak – Settled Valley Pastures Medium Minor LOCAL LANDSCAPE CONTEXT Minor High Peak Landscape Permanent Negligible Character Area: Dark Peak – Settled Valley Pastures
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Table C: Significance of Residual Landscape Effects – (after 10 years)
LANDSCAPE IMPACT ASSESSMENT Nature of Receptor Significance of Landscape Character Area (Sensitivity) Nature of effect Landscape Effects (Magnitude of change) Site Medium Moderate Moderate
Setting of the Proposed Medium-High Minor Development Moderate Permanent Minor Adverse Medium Minor NATIONAL LANDSCAPE Negligible-Minor CONTEXT Permanent Negligible National Character Area 53: South West Peak 52: White Peak Medium Imperceptible REGIONAL LANDSCAPE Negligible-Minor CONTEXT Permanent Negligible
East Midlands Region Landscape Character Area 11A:Open Moors and Inbye Land
6b:Limestone Pastures Medium Minor LOCAL LANDSCAPE CONTEXT Minor Peak District National Park Permanent Negligible Landscape Character Area: South West Peak – Slopes and Valleys with Woodland Medium Minor LOCAL LANDSCAPE CONTEXT Minor Derbyshire County Council Permanent Negligible Landscape Character Area: Dark Peak – Settled Valley Pastures Medium Minor LOCAL LANDSCAPE CONTEXT Minor High Peak Landscape Permanent Negligible Character Area: Dark Peak – Settled Valley Pastures
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Table D: Significance of Visual Effects – Operational Stage
VISUAL IMPACT ASSESSMENT Ref Nature of Receptor Nature of effects Significance of Visual Effects (Sensitivity) (Magnitude of change)
VP1 Medium Major Moderate-Major Permanent Adverse
VP2 Medium Major Moderate-Major Permanent Adverse
VP3 Medium Major Moderate-Major Permanent Adverse
VP4 Medium Major Moderate-Major Permanent Adverse
VP5 Medium Major Moderate-Major Permanent Adverse
VP6 Medium Major Moderate-Major Permanent Adverse
VP7 Medium Major Moderate-Major Permanent Adverse
VP8 Medium Major Moderate-Major Permanent Adverse
VP9 Medium Major Moderate-Major Permanent Adverse
VP10 Medium Major Moderate-Major Permanent Adverse
VP11 Medium - High Major Major Permanent Adverse
VP12 Medium - High Major Major Permanent Adverse
VP13 Medium - High Major Major Permanent Adverse
VP14 Medium Moderate Moderate Permanent Adverse
VP15 Medium Moderate Moderate Permanent Adverse
VP16 High Moderate Moderate-Major Permanent Adverse
VP17 High Moderate Moderate-Major Permanent Adverse
VP18 High Imperceptible Negligible Permanent Neutral
VP19 High Moderate-Minor Moderate Permanent Adverse
VP20 High Imperceptible Negligible Permanent Neutral
VP20A High Minor Moderate-Minor Permanent Minor Adverse
VP21 Medium Minor Moderate-Minor Permanent Minor Adverse
VP22 High Moderate Moderate-Major Permanent Adverse
VP23 High Imperceptible Minor Permanent Neutral
VP24 Medium Imperceptible Negligible Permanent Neutral
VP25 Medium Imperceptible Negligible Minor Permanent Neutral
VP25A Medium Minor Moderate-Minor Permanent Minor Adverse
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Table E: Significance of Residual Visual Effects (after 10 Years)
VISUAL IMPACT ASSESSMENT Ref Nature of Receptor Nature of effects Significance of Visual Effects (Sensitivity) (Magnitude of change)
VP1 Medium Moderate Moderate Permanent Minor Adverse
VP2 Medium Moderate-Major Moderate-Major Permanent Minor Adverse
VP3 Medium Moderate Moderate Permanent Minor Adverse
VP4 Medium Moderate-Major Moderate-Major Permanent Minor Adverse
VP5 Medium Moderate-Major Moderate-Major Permanent Minor Adverse
VP6 Medium Moderate Moderate Permanent Minor Adverse
VP7 Medium Moderate-Major Moderate-Major Permanent Minor Adverse
VP8 Medium Moderate-Major Moderate-Major Permanent Minor Adverse
VP9 Medium Moderate-Major Moderate-Major Permanent Adverse
VP10 Medium Moderate Moderate Permanent Minor Adverse
VP11 Medium - High Moderate Moderate-Major Permanent Minor Adverse
VP12 Medium - High Moderate Moderate-Major Permanent Minor Adverse
VP13 Medium - High Moderate Moderate-Major Permanent Minor Adverse
VP14 Medium Minor Moderate-Minor Permanent Minor Adverse
VP15 Medium Minor Moderate-Minor Permanent Minor Adverse
VP16 High Minor Moderate Permanent Minor Adverse
VP17 High Minor Moderate Permanent Minor Adverse
VP18 High Imperceptible Negligible Permanent Neutral
VP19 High Minor Moderate Permanent Minor Adverse
VP20 High Imperceptible Negligible Permanent Neutral
VP20A High Minor Moderate Permanent Minor Adverse
VP21 Medium Imperceptible Minor Permanent Neutral
VP22 High Minor Moderate Permanent Minor Adverse
VP23 High Imperceptible Minor Permanent Neutral
VP24 Medium Imperceptible Negligible Permanent Neutral
VP25 Medium Imperceptible Negligible Minor Permanent Neutral
VP25A Medium Imperceptible Slight Negligible
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8 CONCLUSIONS
8.1 Landscape Effects
8.1.1 The site is located within a number of Landscape Character Areas that are described with several documents produced by various authorities within the area. These have been summarised within the Baseline Report in Section Four of this LVIA. The assessment has considered the effects of the proposed development on the broad context at nationwide and county level as well as the setting of the site and within the site boundary. The results of the assessment have been recorded in Section Six and summarised in tables in Section 7.0 of this LVIA.
8.1.2 Generally, it is considered that the physical effects on the landscape fabric and character within the NCA Area 53 South west Peak and the East Midlands Region: LCA 11A: Open Moors and Inbye Land will experience a Negligible/ Minor significance of effects that will be permanent and negligible due to the scale of the development. The likely effects on the Local Landscape Character areas such as those described within the Peak District National Park, Derbyshire County Council and the High Peak are considered to have minor significance of effects which are also permanent and negligible.
8.1.3 The existing site is comprised of agricultural fields bound by dry stone walls with very few landscape elements such as hedgerows, trees or shrub planting. There is a mature sycamore tree in the north east portion of the site. Landscape effects include direct, physical effects that will be experienced within the site boundary by the introduction of a residential development. There will be minimal loss to existing vegetation including the tree protected by a TPO, and a landscape planting regime will be implemented to help offset any adverse effects caused by the development. The significance of effects on the site will initially be Major-Moderate, reducing to Moderate residual impacts as the mitigation measures take full effect. A change in the landscape setting will also be experienced as a result of the change in land use and changes to views experienced by receptors both within, and looking into, the character area. These changes are assessed as having an initial Moderate effect reducing to Minor impact after 10 years. Tables B and C in Section 7 provides a summary of the impacts. The findings recorded in the tables demonstrate that the impacts on the landscape are not considered to be significant.
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8.2 Visual Effects
8.2.1 A variable degree of visual effects are likely to be experienced by receptors identified with the Zone of Theoretical Visibility. The visual impact assessment identifies a zone of visual influence within which views of the development may be experienced and this tends to be at its highest towards the northeast of the site. Views of the site are experienced by receptors within footpaths and roads immediately adjacent and to the north of the site and some remote receptors within isolated pockets of visibility to the west and south of the site.
8.2.2 In terms of visual effects on the residential amenity it has been established that dwellings to the east of the site on Leek Road will have high visibility of the proposed development. Further north on Carr Lane and to the south on Macclesfield Main Road visibility of the development will be experienced but the views from Carr Road will not be from principal rooms. The assessment demonstrates that the effects will initially be significant, but will become offset and reduce by the maturing landscape mitigation measures. Viewpoint 10 represents the effects on the residential amenity of Leek Road and residents will experience a moderate/major significance of effects at the initial operation stage but the significance of the residual effect will be reduced to moderate as the trees in the proposed woodland buffers mature to provide filtered screening of the development.
8.2.3 Recreational receptors include the public footpaths that travel throughout the study area as well as the access land of the Peak District National Park and its setting. The assessment has identified viewpoints 19 – 22 as being representative of views that can be achieved from within the National Park and concludes the significance of effects range from moderate major and permanent negative at the operational stage with the residual effects reducing to moderate and Permanent minor negative as the mitigation planting on the boundaries matures and the potential for the view of the development to be considered as a high quality and sympathetic western edge to the district of Burbage materialises. The impact of the development on the setting of the National Park has also been assessed with the receptors to the east of the site that look back westwards towards the National Park. Viewpoints 2, 4, 5, 7, 8, 10, 11 and 12 demonstrate that there will be some significant effects on the setting of the National Park caused by the proposed development with the highest grade being Moderate-Major due to the high sensitivity of the receptors. Close range receptors from footpaths have also been considered and the most significant effects are from the footpath that runs along the north of the site and represented by viewpoints 1 to 9. The effects are considered moderate/major at the operational stage but reduce to moderate and permanent minor negative as the landscape planting on the southern boundary matures.
8.2.4 Transport routes have also been considered as part of the assessment and viewpoints on Macclesfield Main Road demonstrate the there are no major significant effects caused by the impact of the proposed development. Roads further north such as the A5004 may have fleeting glimpses of the development as they travel down the valley side but the distance, as shown in viewpoints 25 and 25A illustrates that the effects can be considered as minor negligible.
The overall conclusion is that in all of these views the established mitigation would help screen the majority of the site once it has matured. With respect to the residual effects it is possible that although the development will remain partly visible, especially during the winter months when hedgerows and trees are not in leaf, the development can contribute to the rural interface between the existing settlement edge and the open countryside. The proposed development will have an adverse visual effect on the visual amenity of the area including the setting of the Peak District National Park at the operational stage but this will be reduced and offset when the planting matures to create an appropriate landscape framework for the development.
September 2016 Persimmon PGLA Ltd Page 43 Land at Leek Road, Buxton Landscape and Visual Impact Assessment
8.3 Overall Conclusions
8.3.1 The LVIA process has informed the development of the revised Layout for the proposals. The process has been iterative, and the Illustrative Masterplan and Parameters Masterplan have evolved in response to this assessment and comments received from the LPA. The LVIA demonstrates that there are no major constraints to development and the layout has been developed to reflect the current character of the area and prevent any erosion to the setting of the Peak District National Park. This LVIA study has looked in detail at the existing landscape fabric and character within the vicinity of the proposed development at Leek Road and concludes that the existing landscape has a medium sensitivity to change increasing to a high sensitivity within and adjacent to the National Park.
8.3.2 This LVIA report has sought and gained agreement from the Peak District National Park Landscape Officer to verify that the selected receptors are deemed appropriate and sufficient to assess the potential impacts of the development on the Peak District National Park. The LVIA has identified a number of receptors that tested the significant visual effect that the development is likely to have on the quality of existing views and overall visual amenity. These were verified, and in some cases discounted from analysis gained from site visits. The principle conclusions are stated below:
8.3.3 The proposed development will have a range of impacts on the landscape in the vicinity of the western extent of Burbage, Buxton and will cause minimal change to the character of the landscape. Generally, the findings of the study suggest that the overall likely effect of the development on the local landscape will be minor/moderate. This means that there will be a small noticeable change but a change that is not major. Therefore, this report concludes that the impacts are acceptable and the landscape will be able to accommodate the proposed development.
8.3.4 In visual terms, the study has demonstrated that the site will be visible from various close range receptors and a number of the medium to long range receptors will not be able to see the site at all due to vegetation, landform and existing settlement. The findings of the study suggests a general range of likely overall effects that are permanent and negative, minor negative and negligible. This means that there will be a certain degree of change to the quality of the visual amenity within the vicinity with very few of any long term significance. Therefore this report concludes that in the balance the impact is acceptable in visual terms and the landscape will be able to accommodate the proposed development.
8.3.5 The introduction of strong landscape treatments associated with green infrastructure has provided a framework for mitigation. The study has concluded that the likely impacts will be reduced as time proceeds due to the effective screening properties of the trees and building materials such as stone walls that are integral to the design. Ultimately, the scheme will become totally integrated into the landscape and form a new and appropriate settlement edge to Burbage, or in some instances visibility limited to just rooftops appearing nestled amongst mature tree canopies. These latter views are common and in keeping with the character of this landscape.
September 2016
September 2016 Persimmon PGLA Ltd Page 44