Landscape and Visual Impact Assessment The Site BDL 8

Landscape and Visual Impact Assessment

Randall’s Field, land at Tegg’s Lane & GB11 ,

Prepared on behalf of: Burhill Developments Ltd

Date: December 2018 Landscape and Visual Impact Assessment The Site

CONTENTS

1 Introduction 3

2 Legislation, Policy And Guidance 4

3 Landscape Baseline 10

4 Visual Baseline 18

5 Assessment of Landscape value and harm if released from the green belt 20

6 Assessment of Visual Effects 26

7 Summary and Conclusions 29

GLOSSARY AND ABBREVIATIONS

REFERENCES

APPENDICES

Appendix 01 Figures

Appendix 02 LVIA Methodology

Appendix 03 Landscape Character Assessments

Appendix 04 Arboricultural and TPO Information

Landscape and Visual Impact Assessment 3 The Site

1 INTRODUCTION

1.1 The development

1.1.1 In December 2018, Gillespies was instructed by Burhill Developments Ltd (BDL), (the Landowner) to prepare a written statement which could form part of a Regulation 19 response focussing on the landscape quality of land known as The Site/land south of Tegg’s Lane and GB11 in various development plan documents. This statement is based on a Landscape and Visual Impact Assessment (LVIA) completed by Gilliespies in 2016.

1.1.2 For the purposes of this document and for the avoidance of any confusion, reference is made simply to the Site.

1.1.3 This assessment revaluates the findings of the LVIA (2016) that included the Site and adjoining land and was carried out for the Landowner to support representations in respect of the Draft Site Allocations DPD at that time.

1.1.4 Specifically, this assessment responds to the opinions of the Local Development Framework Working Group made at its meeting on 5th September and which were considered by Full Council at its meeting on 18th October 2018 in respect of the landscape significance of the Site.

1.1.5 This updated assessment is based on the information that was originally relied upon, namely a Phase 1 Habitat survey (ADAS), access assessment (White Young Green) and tree survey (Hayden’s), as well as our own observations from a number of site visits. In terms of the remit of the assessment, this is based on the approach and methodology previously agreed with Woking Borough Council.

1.1.6 The Site comprises of an agricultural field located to the south of Pyrford, approximately 3.5km east of Woking town centre.

1.1.7 The site is bound by:  Pyrford Common Road and Church Hill to the south;

 Upshot Lane, to the east; and

 Residential areas of Pyrford on the northern and western boundary, including Tegg’s Lane and Lovelace Drive.

1.1.8 The wider surrounding area is dominated by residential areas to the north and west, which forms part of the wider conurbation of Woking. Pyrford Common is located to the west of the site. Areas of open farm land lie to the east, beyond which is Pyrford Golf Course which runs down to the river

Landscape and Visual Impact Assessment 4 The Site

valley of the and the Wey Navigation. To the south is the historic house and gardens of Pyrford Court.

1.1.9 The site is shown on OX5363 Figure 01 Site Location.

1.2 Landscape and Visual Impact Assessment Methodology

1.2.1 The methodology used by Gillespies in the preparation of this LVIA is based on principles set out by the Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA) in the Guidelines for Landscape and Visual Assessment (GLVIA3) (Ref.i) and guidance from Natural An Approach to Landscape Character Assessment (Ref ii).

1.2.2 An outline of the methodology used in this LVIA is attached at Appendix 02.

1.2.3 The scope of the original LVIA was discussed and agreed with planning officers of WBC, in particular the extent of the study area and the proposed viewpoints. As there has been no change in circumstance, the approach taken is considered to be robust.

1.2.4 We are not aware of any updated independent assessment undertaken by WBC.

1.2.5 Our comments on the landscape value of the Site and the impacts of development reflect the LVIA methodology, acknowledging that these are being applied in the context of a Regulation 19 submission.

2 LEGISLATION, POLICY AND GUIDANCE

2.1 Introduction

2.1.1 This section identifies and describes legislation, policy and guidance of relevance to the assessment of potential landscape and visual effects associated with the possible release of the Site from the Green Belt and development for housing.

2.1.2 It should be noted that although the southern boundary of the original LVIA study area includes land within the administration boundary of Guildford Borough and full regard has been had to its planning designations affecting this land, the approach to the LVIA has not been discussed with that authority as this was not required.

Landscape and Visual Impact Assessment 5 The Site

2.2 International

2.2.1 The European Landscape Convention (ELC), which was signed by the UK in February 2006 and became binding in 2007, is the first international convention to focus specifically on landscape issues and aims to protect, manage and plan landscapes in Europe.

2.2.2 The ELC defines landscape as: ‘An area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors.’

2.3 National Legislation, Planning Policy and Guidance

2.3.1 National Planning Policy is set out in the National Planning Policy Framework (NPPF), July 2018 (Ref iii) states that ‘the purpose of the planning system is to contribute to the achievement of sustainable development’. Achieving sustainable development means that the planning system has three overarching objectives an economic, a social and an environmental objective. Planning policies and decisions should play an active role in guiding development towards sustainable solutions, but in doing so should take local circumstances into account, to reflect the character, needs and opportunities of each area.

2.3.2 Section 12 of NPPF sets out the requirements of well-designed places. Paragraph 124 states that: “... Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.” Paragraph 125 goes onto state that: “Design policies should be developed with local communities so they reflect local aspirations, and are grounded in an understanding and evaluation of each area’s defining characteristics.”

2.3.3 Paragraph 127 looks to ensure that developments:  “Will function well and add to the overall quality of the area, not just for the short term, but over the lifetime of the development;

 Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

 Are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change;

 Establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create a welcoming and distinctive place to live, work and visit;

Landscape and Visual Impact Assessment 6 The Site

 Optimise the potential of the site to accommodate and sustain an appropriate amount of and mix of development (including green and other public space) and support local facilities and transport networks; and

 Create places that are safe, inclusive and accessible and which promote health and well- being, with a high standard of amenity for existing and future users.”

2.3.4 Paragraph 130 states that: “…where the design of a development accords with clear expectations in plan polices, design should not be used by the decision maker as a valid reason to object to development….” Paragraph 131 goes further “in determining applications, great weight should be given to outstanding or innovative designs which promote high levels of sustainability, or help raise the overall standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings.”

2.3.5 Chapter 13. Protecting Green Belt land states that the Government attaches great importance to Green Belts, its fundamental aim is to prevent urban sprawl and the essential characteristics of the Green Belt is its openness and permanence. Paragraph 136 goes on to say “Once established, Green Belts boundaries should only be altered where exceptional circumstances are fully evidenced and justified, through the preparation or updating of plans”. Paragraph 139 expands upon this by stating “where necessary [when reviewing Green Belt boundaries] identify areas of safeguarded land….in order to meet longer term development need well beyond the plan period” and “define boundaries clearly, using physical features that are readily recognisable and likely to be permanent.” The extent of the Green Belt is shown on OX5363 Figure 02 National Designations.

2.3.6 Conserving and enhancing the natural environment is the topic of Section 15. Paragraph 170 seeks to contribute to and enhance the natural and local environment by “protecting and enhancing valued landscapes, sites of biodiversity or geological value and soils (in a manner consummate with their statutory status…).”

2.3.7 Section 16 deals with conserving and enhancing the historic environment. Paragraph 193 states that “when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation...This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.”

2.3.8 Paragraph 194 goes on; “assets of highest significance, notably... grade I and II* listed buildings, registered parks and gardens and World Heritage Sties, should be wholly exceptional.”

Landscape and Visual Impact Assessment 7 The Site

2.4 Local Policy

2.4.1 The site is located within Woking Borough and the development is subject to the policies within the Woking Borough Development Management Policies, DPD (2016) (Ref. iv) and the Policies from the Core Strategy (2012) (Ref. v). The local policies which apply to the site are shown on OX5363 Figure 03 Local Designations.

2.4.2 The site is currently located in the Green Belt. Development Management Policies DPD Policy DM13 and Core Strategy CS6 Green Belt relates to strategies for the protection of the Green Belt as defined by Government policy outlined in the NPPF. However, the Core Strategy also states that the Green Belt has been identified as a potential future direction of growth to meet housing need between 2022 and 2027. It stipulates that a Green Belt boundary review will be carried out with the specific objective to identify land to meet the development requirements of the Core Strategy

2.4.3 WBC carried out a Green Belt boundary review to identify sufficient land to meet development needs over the plan period outwith the urban area. The review was informed by the Woking Green Belt review - Final Report (January 2014) (Ref vi)) prepared by Peter Brett Associates (PBA) for WBC and we have had regard to this in the preparation of this LVIA. Plainly allowing permanent built development will bring about change to landscape so there will always be some effect on landscape.

2.4.4 Core Strategy Policy CS24 Woking’s landscape and townscape relates to strategies aimed at protecting local landscape and townscape character in order to minimise negative impact from new development; ‘… especially key landscapes such as heathlands, escarpments and the canal/river network and settlement characteristics…’’

2.4.5 Para 5.249 states “this policy does not seek to prevent change to the landscape“. Policy CS24 cannot sensibly be used to defeat any necessary Green Belt release of land since that would patently be inconsistent with Policy CS6. Woking has a topography with relatively minor variation and as a result the sandy escarpments which rise above the shallow river valleys are relatively distinct and a significant landscape feature which dominates the skyline from the south. The justification for Policy CS24 Woking’s landscape and townscape Para 5.251 states; ‘Development will not normally be permitted on the slopes of the escarpments which are shown on the Proposals Map, or which would result in a significant reduction in the amount of tree cover. Development on the top of the escarpments will only be permitted where it would not adversely affect the character of the landscape.’

Landscape and Visual Impact Assessment 8 The Site

2.4.6 Policy CS24 Woking’s Landscape and Townscape. Para 5.254 also relates to the protection of existing trees and the planting of new stock; ‘Trees form an important part of the landscape fabric of the Borough… The Council will seek the retention of existing quality trees (except where they are dead, dying or dangerous) and encourage the planting of new ones where it is relevant to do so. New trees must have sufficient root volume availability, appropriate root management, irrigation, drainage and aeration.’

2.4.7 The river and canal corridor of the River Wey meanders below the Pyrford Escarpment to the south and east of the site and are subject to Policy CS24. The River Wey and Wey Navigation has a wide shallow valley that influences much of the southern and eastern areas of the Borough. This policy recognises the value of canals, rivers and their valleys as an important attribute that can add considerably to the character of an area including the Valley of the Wey and Wey Navigation. Para 5.253 states that ‘Policy CS24 will prevent development which would harm this visual quality by protecting water courses, their immediate banks and wider setting’.

2.4.8 The Wey river and canal corridor are a distinct landscape feature of the local area and are also an important source of open space and form valuable links between habitats. The important habitats along parts of the river valley are designated for their nature conservation importance through Policy CS7 Biodiversity and Nature Conservation and its importance as an open space is recognised in Policy CS17 – Open Space, Green Infrastructure, sport and recreation. The Wey Navigation has been designated as a Conservation Area and so is also subject to Policy CS20 Heritage and Conservation.

2.4.9 A Tree Preservation Order (TPO) covers the whole of The Site, including the hedgerow running along the west side of Upshot Lane. Saved Local Plan Policy DM2 Trees and landscaping relates to strategies for the protection of significant trees, groups of trees or woodlands by tree preservation orders if they are in good health and their removal would have a significant impact on the environment and its enjoyment by the public. The large amount of tree cover Woking enjoys is regarded as an important and valuable landscape feature.

2.4.10 Although the Site is not located within any other designated areas, other policies from the Core Strategy relevant to a review of Green Belt boundaries and the landscape value of land are set out below.

2.4.11 CS21 Design applies to the site and states that development should make a positive contribution to the environment and strengthen the character and distinct identity of the area; ‘Incorporate landscaping to enhance the setting of the development, including the retention of any trees of amenity value, and other significant landscape features of merit, and provide for suitable boundary treatment/s.’

Landscape and Visual Impact Assessment 9 The Site

2.4.12 Pyrford Common which runs either side of Pyrford Common Road, immediately to the west of the site, is a Site of Nature Conservation Importance and is subject to Policy CS7 Biodiversity and Nature Conservation which considers measures to enhance, manage and protect these areas. There is also an extensive area of the River Wey corridor subject to this policy.

2.4.13 Policy CS20 Heritage and Conservation states that new development must respect and enhance the character and appearance of the area in which it is proposed; ‘Development will be required to

demonstrate that it will preserve and/or enhance the special features of the Conservation Areas.’

2.4.14 Pyrford Neighbourhood Forum have produced a Neighbourhood Plan (2016) (Ref vii) covering their views on the future of the Neighbourhood Area. Of relevance to this LVIA are the following policies;

2.4.15 BE1, relates to maintaining the built character of the Neighbourhood Area through high quality design and local context when considering scale, appearance and materials of new developments.

2.4.16 BE3, states that all new development should be respectful of, amongst others, local character and appearance, with particular regard to landscape treatments to ensure development blends into their surroundings.

2.4.17 OS1, states that new development must respect the landscape character of the Pyrford Neighbourhood Area. Specific reference is made to potential impacts to the Wey and Bourne river valleys and Pyrford escarpment.

2.5 Draft Regulation 19 Site Allocations Development Plan Document

2.5.1 Although the Site had previously been proposed for release from the Green Belt, alongside a number of other sites, the Council reconsidered whether or not to release this site from the Green Belt.

2.5.2 Having reviewed the evidence base which included our LVIA and other submitted documents, Council officers continued to recommend that the Site be released from the Green Belt.

2.5.3 However, the Local Development Framework Working Group did not agreed, and considered that the Site is “is not within the Escarpment designation, it is adjacent to the Escarpment and forms part of an important rural landscape setting to the southerly boundary with the urban area of Woking which we consider to also be protected by policy CS24."

2.5.4 We are not aware of any formal consideration or assessment of the landscape value of the land by the Council, and as such, there is no evidence to support this finding. We comment further on this later in this statement.

Landscape and Visual Impact Assessment 10 The Site

3 LANDSCAPE BASELINE

3.1 Study Area

3.1.1 The wider landscape with the potential to be affected by landscape and visual effects from the release of land from the Green Belt for development was identified using desk top analysis and fieldwork. The extent of the study areas is shown on OX5363 Figure 01. As noted this study area and viewpoints were agreed with WBC.

3.2 Designations

3.2.1 OX5363 Figure 02 National Designations illustrates the national landscape designations within the Study Area. All of the Site is located within the Green Belt.

3.2.2 Pyrford Court lies immediately to the south of the site and is a Registered Park and Garden (Grade II). The purpose of the Register is to celebrate designed landscapes of note, and encourage appropriate protection. There are about 8 ha of early 20th century gardens in the grounds of Pyrford Court, which were designed by Lady Iveagh but strongly influenced by the writings of Gertrude Jekyll, surrounding a contemporary country house. The Royal Horticultural Society's Gardens at Wisley, also a Registered Park and Garden (Grade II*) is located approximately 2.5km east of the site. There is no intervisibility between the site and The Royal Horticultural Society's Gardens at Wisley, as such the gardens are not considered further in this submission, noting that separate advice on heritage matters is provided by Malcolm Cooper Consulting.

3.2.3 Newark Priory, a medieval Augustinian priory, lies approximately 1.3km south of the site, on the banks of the Wey Navigation and is a Scheduled Ancient Monument.

3.2.4 Sites of Special Scientific Interest (SSSI’s) are protected under section 28 of the Wildlife and Countryside Act and are natural habitats or sites of wildlife and geological heritage of national importance. Two SSSI’s are located approximately 1.5km south of the site along the Wey Navigation close to Papercourt Lock. The canal banks are rich in wildlife which is relatively undisturbed. However, these areas of the River Wey corridor below the Pyrford escarpment have no intervisibility with the site and are not considered further in this assessment.

3.2.5 Sites of Nature Conservation Importance (SNCI). Pyrford Common, Roundbridge Farm, Grayshott Fields, Wheelers Meadow (South), Warren Farm Meadows, Pyrford Place Lake, the Hoe Stream and River Wey were designated as SNCI's to protect the important meadow, marsh, pasture, heathland and water course habitats.

Landscape and Visual Impact Assessment 11 The Site

3.2.6 The Thames Basin Special Protection Areas (SPA) are classified under the EC Bird Directive and include areas of heathland in Southern England that support important bird populations. There are two areas within the 3km study area designated as part of the Thames Basin Heaths, including Common to the north of Woking and Oakham and Wisley Common to the east of the site. These are considered to be of European significance, however, given the distance of these SPAs from the site, there is no intervisibility and therefore no landscape or visual impacts.

3.2.7 OX5363 Figure 03 Local Plan Designations shows the local landscape designations within the study area.

3.2.8 The Site is adjacent to the local plan designation Escarpment and Rising Ground of Landscape Importance the extent of which is shown in OX5363 Figure 06 Topography.

3.2.9 The Site is subject to a Tree Preservation Order which covers all trees within the field and along its boundaries.

3.2.10 There are four Conservation Areas (CAs) within the 1.5m study area. The closest, Aviary Road lies immediately northeast of the site.

3.2.11 Aviary Road CA is described in The Heritage of Woking. An Historic Conservation Compendium (2000):

‘Aviary Road contains high quality Edwardian suburban housing which has remained virtually intact with only some very limited infilling at its eastern end adjacent to Sandy Lane path. The development which dates from 1910-1912 is very distinctive in character and is a good example of Edwardian period housing. Although all the properties are of individual design, the suburban form of the estate is very unusual for the Pyrford…’

The intervisibility between Aviary Road CA and the site is assessed below.

3.2.12 Pyrford Village CA lies approximately 750m to the south. The Wey and Godalming Navigations CA lies approximately 1.2km to the south and was one of the first rivers in the country to be made navigable and opened in 1653. The area also includes the remains of the Newark Priory. There is no intervisibility between the site and Pyrford Village CA or Wey and Godalming Navigations CA, so these CAs are not considered further in this assessment.

3.2.13 There are numerous Listed Buildings within the study area. The majority of these are concentrated around Pyrford village and Ripley village. An assessment of the setting of heritage assets within the vicinity of the site is not included in this assessment as it is beyond the scope of a LVIA.

Landscape and Visual Impact Assessment 12 The Site

3.3 Existing Landscape Character Assessments

3.3.1 At the national and regional level, landscape character assessment is defined by Natural England who divide England into 159 distinct National Character Areas (NCAs). The site is located within NCA 129: Thames Basin Heaths. The description for this NCA is included in Appendix 3.

3.3.2 NCA: 129 Thames Basin Heaths stretches westwards from in to the countryside around Newbury in Berkshire. The London Green Belt incorporates countryside around and the rivers Wey and Mole. West of the Green Belt, 20th-century development has given rise to large conurbations. Among these conurbations, gardens amount to a significant area of greenspace. This is a densely settled area with a major road network including the M25 and M3.

3.3.3 At a county level, the landscape character assessment for Surrey 'The Surrey Landscape Character Assessment’ (2015) (Ref.viii ) places the site in the Lower Wey Landscape Character Area (LCA) as shown on OX5363 Figure 04 Local Character Areas. This character area is described as a flat bottomed valley with gently sloping sides through which the River Wey and the Wey Navigation meanders, creating an intimate, small scale, yet open landscape. The key characteristics include farmed land with small to medium sized fields, riparian trees and woodland belt on the line of the river and traditional riverside features such as locks, bridges and mills. Views of churches are important local focal points, including the church at Pyrford and Newark Priory, whereas important parks and gardens, such as Pyrford Place, are hidden from view. The Surrey Landscape Character Assessment description of Lower Wey LCA is included in Appendix 03.

3.3.4 At a district level WBC has not completed a Landscape Character Assessment relying instead on the Surrey assessment, but published an urban character study in 2010 which covers the built up areas of the Borough (Ref ix). This is a significant omission from the Council’s assessment bearing in mind it relies upon a subjective judgement as to the landscape value of the Site.

3.3.5 The Site is not assessed within this study but lies adjacent to Pyrford, which is mostly a residential area and is described in Character Areas 24 and 26 of the Woking Character Study; ‘Much of the development within this Character Area dates to the early 20th century, with much of the land remaining as common land until this time. It was developed as a series of small estates along private roads, many of which remain private today, from Edwardian times but generally around the inter-war period.’

3.3.6 The study notes that there is very little open space within Pyrford but the houses have both front and rear gardens which can be large and contain large amounts of mature tree planting, in keeping with the ‘Arcadian’ nature of much of the development. The dense vegetation of the area creates a sense of visual unity;

Landscape and Visual Impact Assessment 13 The Site

‘There are relatively few landmarks within the area, despite several listed and locally listed buildings being present, mainly due to the hidden and secluded nature of many parts of the Character Area. The dense vegetation in most of the area creates a noticeable sense of enclosure.’

3.3.7 Guildford Borough Council, published ‘Guildford Landscape Character Assessment & Guidance’ in 2007 (Ref x). This study provides a useful reference point for the landscape character in the vicinity of the site. The landscape to the south of the River Wey in Guildford Borough reflect similar characteristics the landscape to the north of the Borough boundary. However, the finer grain of the Guildford Landscape Character Assessment (LCA), which is at Borough rather than County level, gives a greater level of detail of the local landscape character which is missed in the larger scale assessment in the Surrey County Council Landscape Character Assessment. In a similar area, which is covered by the Surrey’s Lower Wey LCA, the Guildford Landscape Character Assessment has divided the landscape into four landscape character areas.

3.3.8 LCA A1 Lower Wey Valley Floodplain is a narrow band of land following the course of the River Wey and its multiple channels, and the Wey Navigation. It is a flat low lying floodplain mainly below 30m AOD. This is a peaceful, unsettled, pastoral landscape with views across the water meadows. The ruins of Newark Priory is a picturesque landmark in the level landscape of the floodplain. Woodland lining the river and on the edge of the area create a semi-enclosed secluded landscape and views to settlements outside the area are usually screened. The Wey Navigation, built in the 17th century is historically important and designated as a Conservation Area.

3.3.9 LCA H1 Send Gravel Terrace is a gently shelving landscape fringing the southern edge of the flood plain of the River Wey. It is a fragmented landscape with large open water bodies, pastures and mixed woodland plus substantial villages, such as Ripley and scattered farmsteads. A dense network of rural roads, many of them lined by settlement giving a suburban character and a main railway line. This is an enclosed area with intermittent views across pastoral farmland.

3.3.10 Further south are LCA G2 Wisley Wooded and Settled Heath and LCA E2 Ockham & Clandon Wooded Rolling Clayland. LCA G2 is a secluded, enclosed landscape dominated by woodland and crossed by major transport corridors. LCA E2 is a gently undulating lowland which is predominantly pastoral with areas of woodland. Small historic villages are overlaid with substantial areas of 20th century development extending along the railway and the rural roads.

3.3.11 A series of photographs are provided on OX5363 Figures 12 to Figure 32 which illustrate the character of the local area in the vicinity of the site. They include the agreed viewpoints that have been selected for the assessment of visual impacts. The location of the viewpoints are illustrated in OX5363 Figure 11 Viewpoint Locations.

Landscape and Visual Impact Assessment 14 The Site

3.3.12 Although the Site is included within Surrey County Council’s Lower Wey LCA, this is a broad, county level, LCA which does not provide the finer grain of analysis of a local landscape character assessment. The majority of the characteristics listed for the Lower Wey LCA are not applicable to the Site, which sits on the escarpment above the Wey river valley on the northern edge of the Lower Wey LCA and on the settlement edge of Pyrford.

3.3.13 The key landscape characteristics identified for the area in the vicinity of the Site are:  Mixed land use including open arable farmland, oak woodland and parkland;

 Medium to large sized fields usually bounded by mature hedgerows;

 Distinct wooded escarpment on sandy soil which rises above the Wey river valley. The river valley lies at approximately 20m AOD from where the ground rises steadily up to the top of the escarpment which runs from Church Hill in the east to Fox Hill and Monument Hill in the west;

 The escarpment lies between the large conurbations of Pyrford, West and Woking to the north and the River Wey floodplain to the south. It dominates the skyline from southern approaches;

 The area is crossed by a busy road network of narrow country lanes;

 There is a network of Public Rights of Way (PRoW);

 Much of the landscape is secluded with views contained by extensive tree cover. Pyrford Place, a historic park and garden, is hidden from view by woodland;

 There are extensive views from the edge of the escarpment to the south east towards the North Downs. The river valley is largely hidden from view by extensive tree cover, and

 The Norman church in Pyrford Village and Newark Priory in the Wey river valley are important local landmarks.

3.4 Future changes in landscape setting of the Site

3.4.1 We are aware of two ways in which the landscape setting of the Site would change.

3.4.2 The first is because of planting that the Landowner has committed to undertake to provide a stronger screen to the land to the south. This planting was agreed with the adjoining landowner. Details of this are provided below and would represent a very significant change in the character of the boundary:

Landscape and Visual Impact Assessment 15 The Site

3.4.3 The second future change is that any development on the Site would most likely involve further enhancement of the boundary planting, assuming this is necessary after the planting referred to above.

3.4.4 The former will have a very significant effect on the landscape setting of the Site and the latter may only have limited further effect.

3.5 Site Appraisal

3.5.1 The site is located adjacent to the settlement edge of Pyrford, approximately 3.5km from the centre of Woking. (OX5363 Figure 01 Site Location).

3.5.2 The Site measures approximately 11.5 hectares (ha). The site is currently in active agricultural use. Boundary vegetation of varying heights border the edge of the field on all sides. The hedgerow planting along Upshot Lane is particularly high. The southern boundary hedgerow along Pyrford Common Road is more open. There are substantial tree belts in the narrow field adjacent to Tegg’s Lane to the north of The Site.

3.5.3 The site is situated beyond the crest and slopes of the Pyrford escarpment. The Site has an elevation change running northeast to southwest of 10.5m from 36m AOD to 46.5m AOD.

3.5.4 As noted a tree survey was carried out by Hayden’s Arboricultural Consultants in December 2015 and is included in Appendix 4. In The Site the survey identified mostly Category B trees within the site, some Category C trees and some U. The Site is subject to a TPO. A copy of the TPO is included in Appendix 4. The TPO trees within the site include trees at Category B and C and U but no Category A trees.

3.5.5 The site borders the settlement edge of Pyrford to the north and west. To the west of The Site are the residential gardens of Lovelace Drive, an area of high density inter-war and immediately post- war housing. To the north of the site the housing is classified as ‘Arcadian’ by the Woking Townscape

Landscape and Visual Impact Assessment 16 The Site

Character Assessment. These large detached Arts and Crafts properties have large plots, with high levels of tree cover, particularly to rear gardens. The development pattern is of a low density with the houses set back from wide streets.

3.5.6 In the northwest corner of The Site is a strip of land running south of Tegg’s Lane, to the east of this strip of land is a community facility with a car park. It is separated from the remainder of the site by a belt of trees, mostly Scots Pine.

3.5.7 Pyrford Common Road runs along the southern boundary of the site, linking Ripley and Woking. Upshot Lane (B367) runs north to south, through the middle of the site, linking Pyrford with old Pyrford Village. Both these roads are narrow with limited pedestrian access.

Landscape in the vicinity of the site

3.5.8 To the north of the site, are the residential areas of Pyrford. As described in para 3.4.5 Pyrford includes both early 20th century residential development and extensive inter-war and post-war development. These residential areas extend to the main London to Southampton railway and beyond, merging into the residential areas of and which form part of a continuous urban area that extends from Byfleet in the east, across the M25 to Woking and in the west.

3.5.9 To the east of the site beyond Sandy Lane PRoW, the Pyrford escarpment falls sharply to the Wey river valley floodplain. The northern slopes of the Wey Valley in the vicinity of the site consists of large open arable fields and an oak woodland, Rowley Bristow Wood. The fields are bounded by scrappy hedgerows. There is a well-used network of PRoWs from which there are extensive views, across the wooded floodplain, to the south east towards the North Downs. Settlement is limited to individual farms and the historic village of Pyrford with its landmark church tower. There are two lines of pylons running across the valley sides.

3.5.10 The Wey valley floodplain, below Warren Lane, is a narrow band of secluded land following the course of the River Wey and its multiple channels (the Hoe, the Bourne and Abbey Stream) and the Wey Navigation. It is a flat low lying floodplain mainly below 25m AOD with extensive areas of wetland and meadows. It is largely unsettled except for the mobile home park at Warren Farm which is enclosed by woodland. On the level landscape of the floodplain, woodlands line the river and the Wey Navigation, creating a semi-enclosed secluded landscape. The ruins of Newark Priory to the south of the site are a picturesque landmark in the level landscape of the flood plain. Views outside the area from here are screened by woodland which results in the area retaining its rural undisturbed character. Pyrford Golf Course lies between Warren Lane and the Wey Navigation adds

Landscape and Visual Impact Assessment 17 The Site

a suburban feel to this stretch of the river valley. It has numerous ponds and interconnecting water channels, and areas of woodland which filter views up to the Pyrford Escarpment.

3.5.11 Pyrford Court, which lies immediately south of the site, is included on the National Register of Parks and Gardens of Historic Interest. The Grade II gardens occupy an elevated position on the Pyrford escarpment and extends southwards down the Wey valley slopes, with far reaching southerly views. The park and gardens are secluded, mature and extensive tree cover and intervening buildings limiting intervisibility with the site to the north.

3.5.12 Pyrford Common is an area of heathland to the west of the site. The Common extends to the junction of Pyrford Common Road and Road where there is a car park giving access to a small grassed area and recreation ground maintained by WBC. It is designated as a SNCI (Site of Nature Conservation Interest) for its surviving heathland but in the vicinity of the site, the area is heavily wooded with both deciduous and coniferous trees with no intervisibility with the site. Pyrford Common Road represents a barrier to access to the Common from residential areas within Pyrford.

3.6 Baseline Summary

3.6.1 Summary of the site  A single medium sized land parcel in active agricultural use;

 Hedgerow boundaries and tree belts enclose much of the site;

 Residential development fringe the north and west of the site;

 Upshot Lane and Pyrford Common Road enclose the site to the south and east.

3.6.2 Summary of landscape in the vicinity of the site  The site is bound to the north and west by the residential areas which form part of a continuous urban area that extends across the Borough from east to west;

 East of the site are areas of open, arable farmland and oak woodlands;

 Dense woodland encloses the site to the west on Pyrford Common and south around Pyrford Court;

 To the east of The Site, there are extensive views to the North Downs from the PRoWs on the edge of the Pyrford escarpment which falls to the Wey river valley; and

 The Wey river valley to the south and south east of the site contains Pyrford Golf Course and the visually secluded floodplain landscape along the River Wey and Wey Navigation.

Landscape and Visual Impact Assessment 18 The Site

3.6.3 As noted, the enclosure of the Site will be enhanced following the committed landscaping to the southern boundary along Pyrford Common Road.

3.7 Landscape Value

3.7.1 The landscape in the vicinity of the site is currently located within the Green Belt. However, WBC’s Core Strategy states that areas within the Green Belt have been identified as a potential future direction of growth to meet housing need and as noted, necessarily this will have some effect by virtue of development being approved on greenfield land.

4 VISUAL BASELINE

4.1 Visual Context

4.1.1 The Site is visually enclosed by the residential development to the north and west and dense woodland to the west on Pyrford Common and south around Pyrford Court. The key views are within the immediate vicinity of the Site, particularly to the east, although many of these are filtered by the extensive boundary hedges around the Site against the existing housing areas on the south side of Pyrford.

4.1.2 Long distance viewpoints are theoretically possible from the higher ground to the east but being located at a distance of 1.5km, it is difficult to discern the Site.

4.2 Visual Receptors

4.2.1 The visual assessment looks at identified viewpoints where the proposals may potentially result in some changes to the existing visual amenity.

4.2.2 Three categories of visual receptors were identified:  Users of PRoW (High Sensitivity);

 Road users (Low Sensitivity) along Upshot Lane and Pyrford Common Road and Church Hill;

 Local Residents (High Sensitivity) to the north and west of the site

4.2.3 Table 1 below describes the viewpoints that were considered during the desk based analysis and consultation with WBC (in 2016) of proposals, these locations where then tested in the field to determine their suitability for further assessment. The 19 viewpoints assessed in the 2016 report have been taken forward to be assessed in this LVIA:

Landscape and Visual Impact Assessment 19 The Site

Table 1: Viewpoints

Viewpoint Location Receptor and Sensitivity

01 PRoW, Pyrford Common Site is not visible, not assessed further in LVIA. 02 Lovelace Drive Residents, Sensitivity: High. Note: there are no views into the application site for pedestrians or motorists using this road, therefore this viewpoint is considered in terms of residential visual amenity only. 03 Tegg’s Lane Users of the PRoW, Sensitivity: High 04 Upshot Lane, south of Road users, Sensitivity: Low Engliff Lane 05 Aviary Road Site is not visible, not assessed further in LVIA. 06 Pyrford Court entrance, Road users, Sensitivity: Low/Medium Pyrford Common Road 07 Pyrford Common Road, Road users, Sensitivity: Low Southern end of Sandy Lane 08 PRoW south of Sandy Users of the PRoW, Sensitivity: High Lane 09 PRoW between Sandy Users of the PRoW, Sensitivity: High Lane and Elveden Close (west) 10 PRoW near Lady Place Site is not visible, not assessed further in LVIA. Farm 11 Crossroads on PRoW Users of the PRoW, Sensitivity: High between Church Hill and Warren Lane and Pyrford Village and Pyrford 12 PRoW between Sandy Users of the PRoW, Sensitivity: High Lane and Elveden Close (east) 13 PRoW FP79 west of Site is not visible, not assessed further in LVIA. Elveden Close 14 PRoW FP75 near Warren Users of the PRoW, Sensitivity: High Lane 15 PRoW crossing Pyrford Site is not visible, not assessed further in LVIA. Golf Course 16 Pyrford Golf Club Hole Users of the PRoW, Sensitivity: Medium 18 17 Track off Warren Lane Site is not visible, not assessed further in LVIA. 18 River Wey Navigation Site are not visible, not assessed further in LVIA. Tow path at Newark Lock 19 River Wey Navigation at Site are not visible, not assessed further in LVIA. Pyrford Lock

4.3 Assessed Viewpoints

4.3.1 Views of the site were photographically recorded in autumn and selected winter views, and are included in OX5363 Figures 12 to 33.

Landscape and Visual Impact Assessment 20 The Site

4.3.2 The location of all assessed viewpoints is shown on OX5363 Figure 11. Viewpoint locations marked in red are public locations from which the proposed development might be visible and thus have been assessed in detail and have also had winter photographs included. The existing visual context for each viewpoint is described in the Visual Assessment Schedule.

4.3.3 In assessing the effects on the landscape and the visual impact of allowing residential development on the site having established the landscape and visual baseline, the next step involves the assessment of the proposed form of development envisaged in the illustrative masterplan. This is set out in the next section.

5 ASSESSMENT OF LANDSCAPE VALUE AND HARM IF RELEASED FROM THE GREEN BELT

5.1 Introduction

5.1.1 This section assesses the potential effects on landscape elements and character which would result if the Site was to be released from the Green Belt. The first step in assessing the landscape effects is to determine the susceptibility of the landscape receptors (on the Site and in the wider landscape) to the proposed change.

5.1.2 GLVIA3 defines the susceptibility of the landscape to change as the ability of the landscape receptor to accommodate the proposed change, without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies. The landscape receptor can include the overall character or quality/condition of a particular landscape type or area, or an individual element and/or feature, or a particular aesthetic or perceptual aspect of the landscape. The susceptibility identified is therefore specific to the proposed change.

5.1.3 Landscape sensitivity is derived from combining judgements about the susceptibility of the landscape to change arising from the specific proposals, with judgements about the value attached to the landscape.

5.2 Susceptibility to change

5.2.1 The susceptibility of the landscape to the proposed change is determined by considering the key changes that are likely to take place and how they will affect the key characteristics / elements within the existing landscape.

5.2.2 The key components of the site are listed in paragraphs 3.5.1 above. The key characteristics of the landscape in the vicinity of the Site are listed in paragraph 3.5.2 above.

Landscape and Visual Impact Assessment 21 The Site

5.2.3 For the purposes of consideration of the release of the Green Belt, it is not necessary to consider construction effects which are temporary.

5.2.4 Potential landscape arising from release of the Site from the Green Belt have been identified as:-  Loss of landscape features and vegetation on the Site including hedgerows and trees subject to TPOs;

 Impacts on the existing landscape character due to the loss of landscape features;

 Impacts on the landscape character due to the introduction of residential development, and

 Indirect impact on the character of the wider landscape.

5.2.5 The key landscape features that are susceptible to impacts from the proposed development are;  The areas of native hedgerow and hedgerow trees on the periphery of the site, including the TPO trees in the Site, which contribute to the landscape character of the landscape in the vicinity of the Site;

 The landscape character of the Site is susceptible to the loss of these features as they are representative of the local landscape character;

 The landscape character of the Site is susceptible to the introduction of residential development where currently there is none; and

 The wider landscape is susceptible to the introduction of residential development, although as the Site is generally isolated from the wider landscape, owing to residential development on the western and northern boundaries, this is limited.

5.2.6 The loss of trees and hedgerows within the Site and the arable fields will result in a loss of the existing character of the Site. However, some boundary hedgerows and trees will be retained and planting enhanced as a key design element in the future development of the Site, and as noted, there is a commitment to significant planting along the southern boundary of the Site which will happen.

5.2.7 Overall it is considered the landscape character of the Site has medium susceptibility to the proposed release from the Green Belt because:  The Site is an arable field with no public access;

 The Site is located on the settlement edge of Pyrford and extending the settlement with residential development is appropriate in this context;

 Boundary hedgerows and trees will mostly be retained which will largely maintain the existing visual enclosure; and

Landscape and Visual Impact Assessment 22 The Site

 The orientation of the residential development area and the well-designed landscape strategy will create an appropriate setting for the proposed development.

5.2.8 The susceptibility of the landscape character of the wider landscape is low as the Site is generally isolated from the wider landscape by both topography and intervening vegetation.

5.3 Sensitivity

5.3.1 The landscape of the Site has no national landscape designations and there is no public access across it.

5.3.2 The Site has local value in terms of hedgerows and trees within it, particularly arising from the TPO.

5.3.3 The above assessment represents local value and does not affect the conclusions reached above regarding the susceptibly of the landscape receptors. Therefore, the sensitivity of landscape receptors to the proposed development during the operation are as follows:  The landscape character of the Site has a medium sensitivity

 The landscape character of the wider landscape has low sensitivity

5.3.4 We comment finally on the effect of releasing the land from the Green Belt on the ‘Escarpment and Rising Ground of Landscape Importance’ and the Aviary Road Conservation Area.

Escarpment and Rising Ground of Landscape Importance

5.3.5 In a borough with relatively minor topographical variety, the Pyrford escarpment is a distinct landscape feature. Development is permitted on the top of the escarpment where it will not adversely affect the character of the landscape or lead to a significant reduction in the existing tree cover. Development will not normally be permitted on the slopes. The Site is not located within the designation.

5.3.6 The effect of releasing the Site from the Green Belt and building of housing on the character and appearance of the Pyrford escarpment will be Low as the retention of boundary vegetation and topography will limit intervisibility, with effects of Minor adverse / Negligible significance.

5.3.7 After 10 years, the proposed planting will have become established and the magnitude of change will reduce to Negligible with Negligible effects.

Landscape and Visual Impact Assessment 23 The Site

5.4 Aviary Road Conservation Area

5.4.1 The character and appearance of the Conservation Area (CA) is derived from the high quality and intact nature of the Edwardian suburban housing. There is no mention in the CA description of any individual landscape elements that contribute to the character of the area. The Woking Character Study describes the ‘Arcadian’ urban character area as having ‘dense vegetation’ in front and rear gardens which ‘creates a noticeable sense of enclosure’. The proposed development will have no direct impact on the integrity of the Aviary Road CA. Furthermore, the CA is visually self-contained and there are no views from public viewpoints within the CA to the wider landscape (Viewpoint 02), and only filtered views from outside the area towards to the CA (Viewpoint 07).

5.4.2 Views towards the site from public viewpoints in the CA will be screened by the dwellings that lie to the south and west of the CA.

5.4.3 The magnitude of change on the character and appearance of the Aviary Road CA by releasing the land from the Green Belt for development will be Negligible.

5.5 Effects on the Wider Landscape

5.5.1 Adverse effects on the wider landscape in the vicinity of the Site will be principally due to the loss of openness through the introduction of built elements and their visibility. The urban edge of Pyrford will, at this location move closer to the Wey river valley, however development this close to the River Wey is not uncharacteristic and the open slopes of the escarpment already creates a significant sense of separation between the site and the river valley.

5.5.2 Due to the lack of connectivity between the Site and the wider landscape (Wey Valley) the release of the land from the Green Belt will result in a low magnitude of change and the effect on the wider character of the landscape will be Negligible.

5.5.3 Once the proposed planting has become established, after approximately 10 years, any housing development on the land will appear part of the wider urban fabric of Pyrford and the impact on the wider landscape will reduce still further.

5.6 Summary of landscape Effects

5.6.1 Table 2 below sets out the overall significance of landscape effects on each of the landscape receptors identified. It is based on a consideration of the value, susceptibly and sensitivity of landscape receptors and the magnitude of change.

Landscape and Visual Impact Assessment 24 The Site

Table 2: Significance of Landscape Effects

lity

Value

Change

Effects

Year of

Receptor

Operation

Sensitivity

Landscape

Magnitude of

Susceptibi

Significance of

Moderate / 0 Medium Medium Medium Trees and Minor Adverse hedgerows Local (inc. TPO) 10 Medium Medium Low Minor Adverse

Moderate 0 Medium Low/ Medium High Landscape Adverse character of Local the site 10 Medium Low/ Medium Low/ Medium Minor Adverse

Medium / 0 Medium Negligible Negligible Aviary Road High Local CA Medium / 10 Medium Negligible Negligible High

Landscape 0 Medium Medium Low Minor Adverse character of Local the wider landscape 10 Medium Medium Negligible Negligible Minor Adverse / 0 Medium High Low Landscape Negligible character of Local Escarpment 10 Medium High Negligible Negligible

5.7 Compliance with Landscape Planning Polices and Strategies

5.7.1 The proposed development is consistent with the objectives of the NPPF and NPPG as it takes account of the character of the area and contributes to enhancing the natural and local environment.

5.7.2 In terms of Green Belt policy, the site was assessed by PBA as part of a much larger land parcel, this and surrounding parcels are illustrated in OX5363 Figure 07. Land parcel 9 is approximately 91 hectares, whereas the site has a total area of approximately 11.5 hectares and extends some 900 metres southeast of The Site, a distance close to the extent of the study area.

5.7.3 PBA’s GBBR conclusion in respect of land parcel 9 as a whole, is that it: “fulfils a ‘Critical’ role in respect of Purposes 1 and 3 [of Green Belt policy] and has a Low to Very Low Suitability as an Area of Search. The Assessment of Landscape Character notes that the area has Little/No or Low capacity to accommodate change; this is a reflection of the open exposed nature of

Landscape and Visual Impact Assessment 25 The Site

much of the parcel, and the contribution that it provides in terms of the towns setting” (paragraph 4.3.10).

5.7.4 However, when considering the Site which is the only part of the land parcel assessed in greater detail, PBA conclude that: “However, the north western part is less sensitive – it is set back from the exposed slopes and edge of the ridge and benefits from significant containment provided by a substantial tree belt along Upshot Lane just beyond the ridge top. Whilst the existing Green Belt boundary is well defined, sound alternative boundaries exist along the Upshot Lane and Pyrford Common Road. However, if this area is to be released from the Green Belt for development purposes, consideration will need to be given to the avoidance of any impact on the setting of the Registered Park and Garden at Pyrford Court on the other side of Pyrford Common Road. A small area of development may also be possible in the narrow field between the field and Tegg’s Lane to the north, although safeguarding the tree belt will be an important consideration in achieving an acceptable scheme.” (paragraph 4.3.10).

5.7.5 PBA go on to advise that: “in terms of its potential sustainability, site WGB009a [the Site] is well located in close proximity to local community facilities. It lies adjacent to a village hall and scout hut, and close to a school, church and nursery. It is also within 500m from the local centre of Pyrford. Our information shows no internal site constraints. In terms of strategic accessibility the parcel scored towards the middle of all those considered. Overall, this site is therefore considered to be suitable in sustainability terms (paragraph 4.3.11).

5.7.6 The site is located adjacent to the local designation Escarpment and Rising Ground of Landscape Importance. Any effects on this designation are considered to be Minor adverse at most, reducing to Negligible.

5.7.7 The site is located adjacent to part of a Site of Nature Conservation (SNCI) at Pyrford Common. The proposed development will have a Negligible effect on the character of the SNCI due to the retained and enhanced hedgerow between the proposed built development and the SNCI.

5.7.8 Achieving highways access to development on The Site necessitates the removal of a number of Category B mature trees subject to TPOs and part of a mature hedgerow (Category U) within the Site. The loss of these features has been assessed and a high quality landscape scheme in which the majority of the hedgerows and hedgerow trees around the site boundaries will be retained and extensive tree planting proposed which includes native trees will offset the loss of existing vegetation.

Landscape and Visual Impact Assessment 26 The Site

6 ASSESSMENT OF VISUAL EFFECTS

6.1 Introduction

6.1.1 This section assesses the potential effects on visual receptors as a result of the release of the Site from the Green Belt.

6.1.2 Key visual receptors have been identified as:  Local residents to the north of the Site;

 Users of the PRoW to the east of the Site; and

 Road users along Upshot Lane and Pyrford Common Road.

6.1.3 Local residents in their homes and users of PRoWs are considered to have high sensitivity to visual changes. Pedestrians will generally have medium sensitivity. Road users will have low sensitivity.

6.1.4 The visual assessment considers identified viewpoints where the proposals may potentially result in some changes to the existing visual amenity. The viewpoints are intended to be representative. The location of the assessed viewpoints is shown on OX5363 Figure 08 and the Viewpoints themselves are shown on OX5363 Figures 09 to 32. The viewpoint locations represent the extent of the visual influence of the proposed change; that is the extent of the public locations from which the effects of housing development will be visible.

6.2 Overview of Viewpoint Assessment

6.2.1 The effects of the construction phase is temporary and has not been considered for the purposes of this statement.

6.2.2 The assessment of residual visual impacts considers the impacts of the proposed change in the opening year 0 and after 10 years when the landscape proposals will be established. Where there is a difference in the assessment between impacts in the summer and winter, it has also been noted.

6.2.3 As noted above, the Site is visually enclosed on all sides by existing boundary hedgerows and tree belts. As a result, there are limited views into the Site, particularly from the west as residential properties and their associated gardens further preclude views. The majority of views of the Site are in close proximity to the site from the local road network, with some limited views possible from PRoW located to the east as they cross the Pyrford escarpment.

Landscape and Visual Impact Assessment 27 The Site

6.2.4 On completion of the proposed development there will be glimpsed, fleeting views towards the Site, retained boundary vegetation and intervening tree cover will largely preclude more sustained views. As such effects will be Minor Adverse / Negligible from these locations.

6.2.5 At year 10, as the proposed landscape develops, the proposed boundary planting will increasingly screen the proposed development from viewpoints on the escarpment resulting in a Negligible effect on visual amenity from these viewpoints.

6.2.6 From Upshot Lane (Viewpoint 04) and the junction of Upshot Lane and Pyrford Common Lane (Viewpoint 06), there will be some noticeable changes as the proposed development will be visible within its new setting due to changes in the road layout. Visual receptors on these busy roads will be motorists, who have low sensitivity to the proposed changes. For these visual receptors the change will not be incongruous in the existing context of the road network and the effect on the visual amenity of these receptors will be initially Moderate adverse (viewpoint 06, winter views) and Minor adverse / Negligible (viewpoint 04, winter views).

6.2.7 However, as the proposed planting strategy becomes established by year 10 the effects will reduce to Minor adverse (viewpoint 06, winter views and Negligible (viewpoint 04, winter views).

6.2.8 From Pyrford Common to the west of the site intervening vegetation prevents views into the site. From the residential areas to the north and west (Viewpoint 02) existing development screens views into the site from roads and pathways.

6.2.9 From areas further to the east, in the floodplain of the River Wey, on Pyrford Golf course (Viewpoint 15) or along footpaths within the Wey Navigation (Viewpoint 18 & 19), the intervening vegetation and topography of the area prevents any views of the site.

6.3 Residential Visual Amenity

6.3.1 From the residential areas to the west and north of the site on Lovelace Drive, there will be limited views of the proposed development from the rear elevation windows and gardens.

6.3.2 The properties on Lovelace Drive are screened by an existing mature tree belt. The proposed additional landscape buffer and understorey planting along the back of the houses on Lovelace Drive will further reduce visibility of the proposed development. This will result in a Low / Negligible magnitude of change in the outlook from the houses resulting in a Minor adverse / Negligible effect overall.

6.3.3 After 10 years, once the proposed trees and screen planting along the north and western boundary have established, the effects will be reduced to Negligible.

Landscape and Visual Impact Assessment 28 The Site

6.4 Viewpoint Assessment

6.4.1 A detailed assessment from each viewpoint is provided in Appendix 05 Visual Assessment Schedule. The sensitivity of potential receptors at each of the identified viewpoints is considered, followed by a description of the changes to visual amenity and an assessment of effects. Table 3 below summarises the conclusions on visual effects.

Table 3: Significance of Visual Effects

Magnitude Year of Viewpoint Location Sensitivity Significance of Effects of Change operation Minor adverse / Negligible in 0 Winter Viewpoint 03: Low / High Negligible in Summer Tegg’s Lane Negligible 10 Negligible

Viewpoint 04: Minor adverse / Negligible in Upshot Lane south of Low / 0 Winter Low Engliff Lane, looking Negligible Negligible in Summer south 10 Negligible Viewpoint 06 Moderate adverse in Winter 0 Pyrford Court Low / Medium / Minor Adverse in Summer Entrance on Pyrford Medium High Minor adverse in Winter 10 Common Road Negligible in Summer Viewpoint 07 0 Negligible Pyrford Common Low / Low Road, Southern end Negligible of Sandy Lane 10 Negligible Minor adverse / Negligible in Viewpoint 08 0 Winter PRoW south of Sandy High Low Negligible in Summer Lane 10 Negligible

Viewpoint 09 Minor adverse / Negligible in PRoW between Low / 0 Winter High Sandy Lane and Negligible Negligible in Summer Elveden Close 10 Negligible

Viewpoint 11 Crossroads on PRoW 0 Negligible between Church Hill Low / High and Warren Lane and Negligible Pyrford Village and 10 Negligible Pyrford Viewpoint 12 PRoW between 0 Negligible Sandy Lane, and High Negligible Elveden Close 10 Negligible looking west (east)

Landscape and Visual Impact Assessment 29 The Site

Magnitude Year of Viewpoint Location Sensitivity Significance of Effects of Change operation Viewpoint 14 0 Negligible PRoW near Warren High Negligible Lane 10 Negligible

Viewpoint 16 Negligible 0 Negligible Pyrford Golf Club. Medium 18th Hole. Negligible 10 Negligible

Residential Visual Amenity

Viewpoint 02 Minor Adverse in Winter High Low 0 Lovelace Road Negligible in Summer

7 SUMMARY AND CONCLUSIONS

7.1.1 This statement has been prepared to support a response to Regulation 19 consultation on WBC’s Site Allocations Development Plan document and specifically considers the landscape value of the Site.

7.1.2 It is based on a previously completed LVIA (2016) and accompanying technical studies.

7.1.3 WBC has not completed a Landscape Character Assessment and has only published an urban character study. There is no commentary on the Site.

7.1.4 PBA’s GBBR considered the Site as part of the review of Green Belt boundaries and concluded that it is “less sensitive” and benefits from “significant containment.” This assessment on the Site is supported by our own findings.

7.1.5 The development potential of this land is highlighted, supported by appropriate tree planting along the southern boundary. It is noted that significant planting along the southern boundary will take place. We consider that this will further contain the site.

7.1.6 As indicated, the site is currently within the Green Belt, actively used for agricultural purposes, and is part of a transitional landscape from the built environment of the village of Pyrford to the valley landscape of the River Wey.

7.1.7 Analysis of the predicted effects on landscape character of the Site if it were to be excluded from the Green Belt is they would be Moderate Adverse at worst and on completion of housing development lessening to Minor Adverse after 10 years. The effects on the wider landscape being Minor Adverse on completion reducing to Negligible after 10 years. Housing development will extend the built development edge of Pyrford into agricultural land, but clearly in a contained and defined well area.

Landscape and Visual Impact Assessment 30 The Site

7.1.8 Analysis of the predicted visual impacts indicated they extend approximately 1.5km from the site. Of the viewpoints assessed the majority have limited or no visibility. The more sensitive receptors are those using the PRoWs close to the site at viewpoints 03, 08 and 09 where there are potential views towards The Site. However, the majority of these are partial or filtered views, and in summer will have very limited visibility due to tree and hedge screening.

7.1.9 The PBA GBBR doesn’t provide a finer grain analysis against the purposes of Green Belt at the site level however, it can be concluded that the Site would perform significantly less well when assessed using the same criteria compared with land parcel 9. Appendix 5 of the Woking Strategic Housing Land Availability Assessment (SHLAA) (October 2018) (Ref xi) confirms this conclusion stating that “The Green Belt boundary review (GBBR) identifies this site as having potential to be removed from the Green Belt for residential development without adverse impact upon the purposes of the Green Belt (GBBR reference WGB009a, Parcel 9)” (page 560).

7.1.10 While it is noted that both the PBA GBBR and SHLAA highlight potential constraints to development such as impacts on heritage assets and TPO, robust and evidenced analysis of the predicted effects on these or other landscape and / or visual receptors demonstrate the effects would not be significant. Although not a landscape consideration both the GBBR and SHLAA identify The Site as a site that could sustainably support future housing development.

7.1.11 In summary, this analysis has demonstrated that there is a robust case to remove the Site from the Green Belt, realigning it’s boundary to follow Upshot Lane and Pyrford Common Road and that the Site can be developed with limited landscape and visual impacts.

Landscape and Visual Impact Assessment 31 The Site

GLOSSARY AND ABBREVIATIONS

AONB Area of Outstanding Natural Beauty

Cumulative Cumulative effects are the summation and or additional effects that result from changes caused effects by a development in conjunction with other past, present, or reasonably foreseeable actions.

EIA Environmental Impact Assessment

ES Environmental Statement

GLVIA Guidelines for Landscape and Visual Impact Assessment, Third Edition, published jointly by the Landscape Institute and Institute of Environmental Management and Assessment, 2013.

HLC* Historic characterisation is the identification and interpretation of the historic dimension of the present-day landscape or townscape within a given area. HLC is the term used in England and Wales, HLA is the term used in Scotland.

Indirect effects* Effects that result indirectly from the proposed project as a consequence of the direct effects, often occurring away from the site, or as a result of a sequence of interrelationships or a complex pathway. They may be separated by distance or in time from the source of the effects.

Key Landscape* Those combinations of elements which are particularly important to the current character of the Characteristics landscape and help to give an area its particularly distinctive sense of place.

Landscape A distinct and recognisable pattern of elements that occurs consistently in a particular type of character* landscape and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, landuse and human settlement. It creates the particular sense of place of different areas of the landscape.

Landscape Areas protected by law or through planning policies for reason of their landscape qualities e.g. designations National Parks, AONB and Local Landscape Designations.

Landscape effects Effects on the landscape as a resource in its own right. Change in the elements, characteristics, character, and qualities of the landscape as a result of development.

Landscape A component part of the landscape, such as trees, hedges, buildings and ponds. elements

Landscape Prominent eye-catching elements, e.g. tree clumps, wooded hill tops, and church towers/spires. features

Landscape Based on judgements about the physical state of the landscape, and about its intactness, from quality (or visual, functional, and ecological perspectives. It also reflects the state of repair of individual condition)* features and elements which make up the character in any one place.

Landscape Term used to describe the aesthetic or perceptual and intangible characteristics of the qualities landscape such as scenic quality, tranquillity, sense of wildness or remoteness. Cultural and artistic references may also be described here.

Landscape The combination of elements that contribute to landscape context, character, and value. resource

Landscape value* The relative value that is attached to different landscapes by society. A landscape may be valued by different stakeholders for a wide variety of reasons.

LCA Landscape Character Area – single unique areas that are the discrete geographical areas of a particular landscape type.

Landscape and Visual Impact Assessment 32 The Site

LCT Landscape Character Type – distinct types of landscape that are relatively homogeneous in character. They are generic in nature may occur in different areas in different parts of the country.

LVIA Landscape and Visual Impact Assessment.

Magnitude* A term that combines judgements about the size and scale of the effect. The extent of the area over which is occurs, whether it is reversible or irreversible and whether it is short or long term in duration.

Mitigation Measures including any process, activity, or design to avoid, reduce, remedy or compensate for adverse environmental impact or effects of a development.

NCA National Character Areas. Landscape character areas as defined for the whole of England.

Photomontage* A visualisation which superimposes an image of a proposed development upon a photograph or series of photographs.

Receptor Physical or perceptual landscape resource, special interest, viewer group or individuals that may be affected by a proposal.

Residual effects Potential environmental effects, remaining after mitigation.

Residential Visual A collective term describing the views and general amenity of a residential property, relating to Amenity* the garden area and main drive, views to and from the house and the relationship of the outdoor garden space to the house.

Scale Indicators* Landscape elements and features of a known or recognisable scale such as houses, trees and vehicles that may be compared to other objects where the scale of height is less familiar, to indicate their true scale.

Sense of Place The essential character and spirit of an area: genius loci literally means ‘spirit of the place’. (genius loci)*

Sensitivity* A term applied to specific receptors, combining judgements of the susceptibility of the receptor to the specific type of change or development proposed and the value related to that receptor.

Susceptibility The ability of a defined landscape or visual receptor to accommodate the specific proposed development without undue negative consequences.

Temporary or Effects may be considered as temporary (limited duration and reversible) or permanent permanent (irreversible). Some development may also be reversible. effects

Tranquillity* A state of calm and quietude associated with peace, considered to be a significant asset of landscape.

Type or Nature of Whether an effect is direct or indirect, temporary or permanent, positive (beneficial), neutral or Effect negative (adverse) or cumulative.

Visual amenity* The overall pleasantness of the views people enjoy of their surroundings which provide an attractive visual setting or backdrop for the enjoyment of activities of the people living, working and recreating, visiting or travelling through an area.

Visual effect* Effects on specific views and on the general visual amenity experienced by people.

Visualisation* A computer stimulation, photomontage, or other technique illustrating the predicted appearance of a development.

Landscape and Visual Impact Assessment 33 The Site

ZTV –* Zone of Theoretical Visibility. A map, usually digitally produced, showing areas of land within which a development is theoretically visible.

Note: Descriptions marked with an asterisk are identical to those provided in the Third Edition Guidelines for Landscape and Visual Impact Assessment glossary or text

REFERENCES

i Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA) (2013) Guidelines for Landscape and Visual Assessment ii Natural England (2014) An Approach to Landscape Character Assessment iii Ministry of Housing, Communities and Local Government (2018) National Planning Policy Framework iv Woking Borough Council (2016) Woking Development Management Policies, Development Plan Document v Woking Borough Council (2012) Woking Core Strategy vi Ministry of Housing, Communities and Local Government (2018) National Planning Policy Framework vii Pyrford Neighbourhood Forum (2016) Pyrford Neighbourhood Plan viii Hankinson Duckett Associates (2015) The Surrey Landscape Character Assessment ix Landscape Partnership (2010) Woking Character Study x Guildford Borough Council and Land Use Consultants (2007) Guildford Landscape Character Assessment and Guidance, Volume 2: Rural-Urban Fringe Assessment xi Peter Brett Associates (2014) Woking Green Belt Review