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Report Template Landscape and Visual Impact Assessment The Site BDL 8 Landscape and Visual Impact Assessment Randall’s Field, land at Tegg’s Lane & GB11 Pyrford, Woking 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 River Wey 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 England 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.
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