Former Rearsby Roses Site, Melton Road, East Goscote
Landscape Statement
by
Jonathan Golby BA Hons Dip LA MA CMLI
Appeal Ref: APP/X2410/A/12/2187470
Prepared on behalf of: GEG Properties
Pegasus Ref: EMS.2351
Date: January 2013
Pegasus Planning Group 5 The Priory Old London Road Canwell Sutton Coldfield B75 5SH Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
CONTENTS
1 INTRODUCTION 1
2 SUMMARY OF THE SITE AND CONTEXT 4
3 LANDSCAPE PLANNING CONTEXT 6
4 BASELINE ASSESSMENT 18
5 SUMMARY OF LANDSCAPE STRATEGY 25
6 ISSUE 1 – THE LIKELY EFFECT OF DEVELOPMENT ON THE LANDSCAPE 27
7 ISSUE 2 – THE LIKELY EFFECT OF DEVELOPMENT ON VISUAL AMENITY 30
8 ISSUE 3 – THE LIKELY EFFECT OF DEVELOPMENT ON SEPARATION 34
9 SUMMARY AND CONCLUSIONS 37
FIGURES
Figure 1 Site Context Figure 2 Site Location Figure 3 Topography Figure 4 Aerial Plan and Photographic View Locations Figure 5 Photographic Views 1, 2 and 3 Figure 6 Photographic Views 4, 5 and 6 Figure 7 Photographic Views 7, 8 and 9 Figure 8 Photographic Views 10, 11 and 12 Figure 9 Photographic Views 13 and 14 Figure 10 Area of Separation Analysis
APPENDICES
Appendix 1 Landscape and Visual Assessment Methodology Appendix 2 Summary of Landscape and Visual Effects Appendix 3 Countryside Agency’s Countryside Character Area 74: Leicestershire and Nottinghamshire Wolds; and Character Area 93: High Leicestershire
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Appendix 4 Leicester, Leicestershire and Rutland Landscape and Woodland Management Strategy: Wreake Valley Landscape Character Area Appendix 5 Borough of Charnwood Landscape Character Assessment: Wreake Valley Landscape Character Area Appendix 6 Rearsby Village Design Statement 2002
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1 INTRODUCTION
1.1 My name is Jonathan Golby. I have a First Class Bachelor of Arts with Honours Degree, Post Graduate Diploma with Distinction and Master of Arts Degree in Landscape Architecture from Leeds Metropolitan University. I am a Chartered Member of the Landscape Institute (Design), and I am currently a Director of Pegasus Landscape Design, part of the Pegasus Group. The Company undertakes all aspects of urban and landscape design and environmental planning. I am involved in all these areas of work and have specific expertise in landscape and visual assessment and landscape design.
1.2 I have over 15 years experience based in the UK, gained in private practice and working for national development companies. Through my experience I have been involved in the detailed design and delivery of residential development schemes throughout the country. My experience in detailed landscape design of residential schemes is extensive and I have been involved in the delivery of new housing on sensitive green field sites, urban regeneration projects and major urban extensions. In my career I have won both regional and national landscape design awards, including awards for residential schemes in Charnwood Borough Council. I regularly represent my clients as a landscape expert witness.
1.3 My recent experience in the delivery of major new housing development in Charnwood Borough Council on green field sites includes Groby Road, Anstey; Maynell Road, Quorn; Brookfield Farm, Rothley (APP/X2410/A/11/2161715/NNF); Oakley Road, Shepshed; and Bramcote Road, Loughborough (APP/X2410/A/12/2177036).
1.4 This Landscape Statement relates to an appeal by GEG Properties supported by David Wilson Homes East Midlands to the decision by Charnwood Borough Council to refuse planning permission for the residential development of 60 dwellings on the former site of Rearsby Roses Ltd (the Site) to the east of Melton Road in East Goscote (Application reference P/12/1709/2). Officers at Charnwood Borough Council recommended the refusal of this application to Members at Planning Committee on the 9th August 2012. Members refused the scheme stating one reason for refusal. My evidence considers the landscape issues that are relevant to this reason for refusal that states:
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“The application site is located in the Countryside and within an Area of Local Separation. The development would be contrary to the intentions of the development plan, as set out in policies ST/1, CT/1, and CT/4 of the Borough of Charnwood Local Plan 2004, which indicates that this type of development would not be allowed in this countryside location. It is also contrary to the vision of the Sub Regional Strategy as identified within the East Midlands Regional Plan 2009 as the proposal would fail to minimise the impact of development on the coalescence of settlements, in this instance East Goscote and Rearsby, and fail to protect this area of strategic importance. It is acknowledged that the Council does not have a five year supply of housing land and that in the context of the National Planning Policy Framework there is a presumption in favour of sustainable development. However by virtue of failing to retain this strategic resource, the development would fail to be considered sustainable development. It is considered that in compliance with paragraph 14 of the NPPF, the proposed development would significantly and demonstrably fail to protect the open and undeveloped nature of this separation land and separate identities of the settlements of East Goscote and Rearsby and to protect the open and undeveloped character of site, which is particularly valued by local residents, and has been a long standing objective of the local planning authority. The proposal would be contrary to the aims of protecting ‘Green Infrastructure’ and contrary to one of the aims of The Framework to protect valued landscapes at paragraph109 and fail to contribute to conserving and enhancing the natural environment, and failing to protect the intrinsic character and beauty of the countryside, one of the core planning principles identified in paragraph 17. It is therefore considered that the adverse environmental impact of the development would outweigh the benefit afforded by the relatively modest contribution to the supply of housing land that the development would represent.”
1.5 As part of this application a number of landscape documents were produced and submitted; these include:
− Influence – Landscape and Visual Impact Assessment (December 2011 – revised July 2012); − Influence – Landscape Design Strategy (INCLA N0113.901 Rev A); and − Influence – Landscape Strategy Plan (INCLA N0113.101 Rev A)
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1.6 A landscape and visual impact assessment (LVIA) was submitted as part of the planning application. This Statement carries out an independent assessment in order to confirm the findings of this original assessment and confirm the suitability of the Site and development proposal in landscape and visual terms.
1.7 A series of representative views have been agreed with the Local Authority and are included in Appendix 1 of the Statement of Common Ground (SoCG). Therefore, for the purposes of this Landscape Statement these views have been considered in the baseline assessment, and the likely visual effect of development assessed following the methodology set out in Appendix 1.
1.8 This Statement considers the following issues in response to the landscape reason for refusal:
− Issue 1 – The likely effect of development on existing landscape resources and local landscape character;
− Issue 2 – The likely effect of development on local visual amenity; and
− Issue 3 – The likely effect of development on the designated Area of Local Separation.
1.9 I will conclude that the Site provides an appropriate opportunity in landscape and visual terms to accommodate development within an urban fringe setting that will not result in significant or demonstrable harm to the character and appearance of the surrounding countryside and settlement, and will not significantly compromise the physical or perceived function of the designated Area of Local Separation (AoS) between East Goscote and Rearsby.
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2 SUMMARY OF THE SITE AND CONTEXT
2.1 A detailed description of the Site and its local context is set out in Section 4 of the LVIA submitted with the application. The key elements of the Site and its local context can be summarised as follows:
• The Site is not subject to any form of landscape designation seeking to protect its natural beauty or landscape features considered sensitive to change. The AoS policy (Policy CT/4) is a functional planning designation seeking to protect the open and undeveloped character of land between settlements.
• The Site comprises open grassland maintained as rough grazing for horses;
• The Site and its immediate surroundings are relatively flat, falling slightly to the west towards the River Wreake;
• The boundaries of the Site are defined by mature native hedgerows with intermittent tree cover;
• Internal features to the Site include the former nursery buildings and access track with associated tree cover;
• The western boundary of the Site is defined by the Melton Road, beyond which the established modern residential edge of East Goscote extends the full length of the proposed development footprint within the Site;
• The southern boundary of the Site is defined by the access track to Rearsby Lodge Farm, beyond which the established modern residential edge of east Goscote (including the farmhouse and associated out buildings) extends the full length of the proposed development footprint within the Site;
• The eastern boundary of the Site is defined by a native boundary hedgerow and associated tree cover, beyond which are arable fields that extend towards the A607 that provides a bypass to the villages of East Goscote and Rearsby;
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• The northern boundary of the Site is defined by a heavily treed boundary containing a number of Pine trees, beyond which is an area of rough grassland that extends between the Site and Grange Avenue.
2.2 The Site affords a close relationship with the immediate setting of East Goscote, adjoining the established modern residential setting to the south and west providing an established framework of development that directly influences its character and visual setting when viewed at close quarters and from the wider landscape, see Figures 1 and 2.
2.3 There is no specific landscape, wildlife or ecological designation that would prohibit the development of the Site for residential purposes. This is of particular note when large tracts of land in relatively close proximity of the Site have been designated as Areas of Particularly Attractive Countryside (APAC) to protect their intrinsic character and beauty. The Site has been specifically excluded from this designation. It should also be noted that there is no objection to this proposal from Natural England or the Local Authorities’ Landscape Officer and Senior Ecologist.
2.4 Beyond the boundaries of the Site there are limited landscape feature of note and the existing land use within the Site is considered to be of limited landscape and ecological value. The Site itself has been previously used as a horticultural nursery with associated buildings and other features that are the remnants of horsiculture activities. This previous use draws further distinction between the Site and the wider areas of arable farmland beyond the settlement edge.
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3 LANDSCAPE PLANNING CONTEXT
3.1 The Site adjoins the north-east settlement edge of East Goscote, see Figures 1 and 2.
3.2 In planning terms the Site is located within the jurisdiction of Charnwood Borough Council, and relevant local planning policies are as set out in the Charnwood Local Plan 1996-2006. The relevant landscape planning designations are considered in the following section of this Landscape Statement. These are shown on Figure INCLA_N0113.PL02 of the LVIA submitted with the application.
National Planning Policy Framework 3.3 The Department for Communities and Local Government issued the National Planning Policy Framework in March 2012. The Framework sets out under paragraph 49 that where Local Authorities cannot indentify a five year land supply for housing that the relevant policies of the development plan should be considered out of date. Where this is the case then applications should be considered against the provisions set out under paragraph 14 of the Framework that states:
‘At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as golden thread running through both plan-making and decision-taking.
For plan-making this means that: • Local planning authorities should positively seek opportunities to meet the development needs for their area; • Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: − Any adverse impact of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or − Specific policies in this framework indicate development should be restricted
For decision-taking this means: • Approving development proposals that accord with the development plan without delay; and
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• Where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: − Any adverse impact of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or − Specific policies in this Framework indicate development should be restricted.’
3.4 A recent appeal decision that related land to the west of Sapcote Road in Sapcote (APP/T2405/A/11/2164413) considered this issue in relation to an application for housing development in a designated AoS, this appeal was upheld. In his report the Inspector concluded that the AoS Policy C4 in the Blaby District Local Plan was out of date, and whilst he found there to be harm to the to the function and purpose of the AoS it was not considered substantial as the extent of separation would be maintained and a clear sense of sepration would continue to be perceived.
3.5 This Statement considers the degree to which the proposed development is likely to harm the character and appearance of the countryside, and the function of the AoS.
3.6 At paragraph 17 the Framework sets out the twelve Core Planning Principles, those specific to landscape issues include:
• ‘Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of the land and buildings;
• Take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it;
• Contribute to the conserving and enhancing of the natural environment and reducing pollution. Allocations of land for development should prefer land of lesser environmental value, where consistent with other policies in this Framework;
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• Promote mixed use developments, and encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as for wildlife, recreation, flood risk mitigation, carbon storage, or food production);
• Conserve heritage assets in as manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations.’
3.7 The RfR refers to the core principles identified in this paragraph stating:
“The proposal would be contrary to the aims of The Framework to protect valued landscapes at 109 and fail to contribute to conserving and enhancing the natural environment, and failing to protect the intrinsic character and beauty of the countryside, one of the core planning principles identified in paragraph 17.”
3.8 This is not an accurate representation of the Core Planning Principles set out in paragraph 17 of the NPPF. The principles clearly state that one should take account of the different roles and character of different areas, and recognise the intrinsic character and beauty of the countryside. Again, this Statement will consider the different roles and character of the countryside through the consideration of landscape character studies carried out at regional, county and local levels. This Statement will then assess the likely effect of development on the character of the Site and its local setting.
3.9 This is also a selective use of the Core Planning Principles as they also state that development plans should be kept up to date, with every effort made objectively to identify and then meet the housing needs of an area. The Local Authority concedes in the RfR that they cannot demonstrate a five year supply of housing land. Two recent Appeal decisions at Iveshead Road in Shepshed and Bramcote Road in Loughborough (both in Charnwood Borough Council) considered housing development on designated APAC land, this being a landscape designation specifically relating to the protection of the intrinsic character and beauty of the countryside. Although it was accepted that development would result in an adverse affect on the character and appearance of the APAC, the degree of likely harm was not considered so great as to significantly and
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demonstrably outweigh the benefits of development when assessed against the policies in the Framework taken as a whole.
3.10 At Section 7 ‘Requiring good design’ the Framework states in paragraph 58 that planning policies and decisions should aim 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;
• Establish a strong sense of place, using streetscape and buildings to create attractive and comfortable places to live, work and visit;
• Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public spaces as part of developments) and support local facilities and transport networks;
• Respond to local character and history, and reflect the identity of local and surrounding materials, while not preventing or discouraging appropriate innovation;
• Create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and
• Are visually attractive as a result of good architecture and appropriate landscaping.’
3.11 At Section 8 ‘Promoting healthy communities’ the Framework states in paragraph 69 that planning policies and decisions should aim to achieve places that promote:
• ‘Opportunities for meeting between member of the community who might not otherwise come into contact with each other, including through mixed- use developments, strong neighbourhood centres and active street frontages which bring together those who work, live and play in the vicinity;
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• Safe and accessible environments where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion; and
• Safe and accessible developments, containing clear and legible pedestrian routes, and high quality public spaces, which encourage the active and continued use of public areas.’
3.12 This Section also considers the importance of public rights of way in paragraph 75, which states “planning policies should protect and enhance public rights of way and access. Local authorities should seek opportunities to provide better facilities for users, for example by adding links to existing rights of way networks including National Trails”.
3.13 At Section 11 ‘Conserving and enhancing the natural environment’ the Framework in paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by:
• ‘Protecting and enhancing valued landscapes, geological conservation interests and soils;
• Recognise the wider benefits of ecosystem services;
• Minimise impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline of biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures;
• Preventing both new and existing development from contributing to or being at unacceptable risk form, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and
• Remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.’
3.14 The RfR quotes paragraph 109 referencing the protection of valued landscapes. This text forms ones of the introductory bullet points to section 11 of the Framework that is
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expanded on in the following paragraphs. Paragraph 115 expands further on the conservation of landscapes of scenic beauty stating that great weight should be given to the conservation of National Parks, the Broads and Areas of Outstanding Natural Beauty. No land is subject to these designations within the Authority area. Large tracts of land within the Authority are designated as APAC, including land near to the Site. The Site however is specifically excluded from this designation as it is not considered to form part of the Authorities most desirable and valued landscapes. The Site is however part of a wider AoS designation but this is a functional planning designations that does not take into consideration the quality or scenic beauty of the landscape within it.
3.15 The Framework states at paragraph 110 that:
‘In preparing plans to meet development needs, the aim should be to minimise pollution and other adverse effects on the local and natural environment. Plans should allocate land with the least environmental or amenity value, where consistent with other policies in the Framework.’
3.16 Paragraph 115 also states:
‘Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty which have the highest status of protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural heritage are important considerations in all these areas, and should be given great weight in National Parks and the Broads.’
3.17 Paragraph 117 also addresses minimising impacts on biodiversity and geodiversity, and in relation to landscape issues states that planning policy should:
‘plan for biodiversity at a landscape-scale across local authority boundaries.’
3.18 Paragraph 118 addresses the conservation and enhancement of biodiversity and states that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying a number of principles, one of which states:
‘planning permission should be refused for development resulting in the loss or deterioration of irreplaceable habitats, including ancient woodland and the loss
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of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss.’
3.19 At Section 12 ‘Conserving and enhancing the historic environment’ the Framework in paragraph 126 states that local planning authorities should take into account:
• ‘The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
• The wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring;
• The desirability of new development making a positive contribution to local character and distinctiveness; and
• Opportunities to draw on the contribution made by the historic environment to the character of a place.’
East Midlands Regional Plan (2009) 3.20 Under the vision for the Three Cities Sub-Regional Strategy there are a number of objectives (paragraph 4.2.10 of the EMRP). The fourth bullet point states:
“To minimise the impact of development on the coalescence of settlements and the more sensitive parts of the fringes of the Principal Urban Areas.”
3.21 Reference is made in the RfR specifically to this objective, linking it to the local AoS between East Goscote and Rearsby.
3.22 Further reading of the policy sub-text in the Regional Plan under paragraphs 4.2.15 to 4.2.18 indentifies the policies that are considered at a regional and/or strategic level in the East Midlands. These include the Green Belt land around Nottingham and Derby and the use of Green Wedges in the Leicestershire Authorities including Charnwood Borough Council. The Site is not designated as part of a Green Wedge, albeit other more strategic gaps between settlements such as Loughborough and Shepshed area are. The Site forms a small part of a wider local AoS sepration between East Goscote
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and Rearsby. There is no policy to support the use of AoS in the East Midlands Regional Plan.
Charnwood Borough Council Local Plan (1991-2006: Saved Policies) 3.23 The following paragraphs relate to the relevant saved landscape policies from the Charnwood Borough Local Plan.
Policy ST/1 states that in providing for the development needs of the Borough measures will be taken to:
i. pursue an overall strategy which generates sustainable patterns of development and remains generally compatible in scale and character with its location and is adequately supported by existing or proposed services, amenities and infrastructure; ii. conserve, protect and enhance those features of the natural, historic and built environment which are particularly valued by the community and encourage patterns of development which minimise the emission of pollutants and promote the conservation of energy; iii. improve the quality of the environment through the achievement of defined standards in the design, layout and landscaping of all new development together with the promotion of selected enhancement schemes in areas of renewal, refurbishment or special attention; iv. promote the beneficial use of all vacant, derelict and underused land; v. identify areas of Green Wedge and other open land necessary to preserve the separate identity of settlements and to ensure that as urban development takes place, undeveloped links to the countryside extending outwards from the urban areas are retained; vi. protect the character and appearance of the countryside for its own sake, especially within areas of particularly attractive countryside and other areas of local landscape value; vii. ensure that considerable weight is given to the protection of the best and most versatile agricultural land, which represents a national resource; viii. facilitate the diversification of the rural economy, including the promotion of the National Forest; ix. identify sufficient land, in appropriate locations consistent with the Structure Plan, to provide for projected housing needs in the Borough over the period up to 2006 on sites of various size capable of producing the wide range of types and styles
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which the market requires including elements of rented, shared ownership or low cost housing for those of limited means and access housing specifically designed for the needs of an ageing population; x. identify sufficient land, primarily through the retention and extension where appropriate of existing employment areas within the Borough in locations consistent with the Structure Plan to ensure the maintenance, diversification and expansion of investment and employment opportunities in the interests of sustaining a healthy local economy; xi. promote an integrated land use and transportation strategy with the aim of enabling the provision of appropriate infrastructure so as to reduce the need for dependence upon the private car and support the viability of existing and proposed public transport services in the interests of encouraging sustainable development and in support of the transport choice strategy; xii. support the Government’s proposed motorway and trunk road improvements and the Highway Authorities LTP’s with a view to securing the implementation within the plan period of particularly those programmed schemes which offer wider benefits through the relief of heavy traffic flows in environmentally sensitive locations; xiii. provide for the management of traffic and the extension of traffic calming measures in the interests in particular of pedestrians and cyclists; xiv. sustain and enhance the role of Loughborough as the principal centre within the Borough for shopping and allied services; xv. maintain the vitality and viability of established town, district and local centres throughout the Borough with additional provision of shops and services to contemporary standards in areas of need; xvi. protect and improve urban open spaces for sport, recreation and amenity in accordance with defined standards together with the enablement of new outdoor and indoor facilities for recreation and entertainment in current areas of deficiency and in association with new development; xvii. develop and support tourist facilities and attractions appropriate in scale and character to their location for the purposes of diversifying the rural economy and bringing about environmental improvements for the benefit of both residents and visitors to the area; xviii. facilitate the provision of the full range of buildings and amenities for education, health, public services, community centres and places of worship necessary for the social and cultural well being of the whole community.
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3.24 Policy ST/2 states that built development will be confined to allocated sites and other land within the Limits to Development identified on the Proposals Map, subject to the specific exceptions set out in this Plan.
3.25 Recent planning decisions have demonstrated that land beyond the defined limits to development is necessary in meeting the demand for new housing within the Local Authority. Recent schemes at Tickow Lane and Oakley Road in Shepshed have been consented on Greenfield sites, Tickow Lane being located in the APAC. Iveshead Road in Shepshed and Bramcote Road in Lougborough are sites on Greenfield land in the APAC that have recently been granted approval at Appeal.
3.26 Policy CT1: General Principles for Areas of Countryside, Green Wedge and Local Separation states that development on land lying outside the defined limits to development shall be strictly controlled, with planning permission generally to be granted for agricultural purposes of suitable scale that are:
i. essential for the efficient long-term operation of agriculture, horticulture or forestry; or ii. facilitate the diversification of the rural economy; or iii. improve facilities for recreation, or leisure uses; or iv. implement strategically important schemes for mineral related uses, transport infrastructure, and for public services or utilities.
3.27 Policy CT2: Development in the Countryside – development(s) acceptable in principle will be permitted where it would not harm the character and appearance of the countryside and provided it could safeguard its historic assets, nature conservation and amenity value, and other local interest.
3.28 Policy CT4: Development in Areas of Local Separation – states that in areas of local sepration development acceptable in principle will only be permitted where the location, scale and design of development would ensure that:
i. The predominantly open and undeveloped character of the area is retained; and ii. The already narrow gap between settlements is not reduced.
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3.29 The policy then continues by listing the thirteen local AoS in the Authority that includes the land designated between East Goscote and Rearsby. It is clear from the wording of this policy that it does not rule out development per se. The policy is seeking to retain the predominantly open and undeveloped character, and to avoid the reduction of the existing gap between settlements.
3.30 As already stated the AoS policy is a functional planning designation and does not seek to identify land that is considered to be of enhanced quality or greater landscape value. There is a distinction between the likely landscape and visual effects of a proposed development and the likely effect that development would have on the function of an AoS. Whilst landscape and visual impacts can be assessed using recognised techniques and guidelines, the findings of such a study will only indentify the likely effects of development on the character and appearance of the landscape.
3.31 The likely effect of development on the function of an AoS can only be measured through quantitative analysis (i.e. will the development result in two settlements coming closer together than they already exists), and perceptual analysis (i.e. will development result in the loss of the separate character and identity of two nearby communities).
3.32 This Statement indentifies the likely landscape and visual effects of the proposed development, and then separately considers both the quantitative and perceptual effects of development on the function of the AoS.
3.33 Policy CT6: Planning Criteria for Development in Areas of Countryside, Green Wedges and Local Separation states where development is acceptable in principle in the Countryside (including Green Wedges or Areas of Local Separation), planning permission will be granted provided all the following criteria are met:
i. any buildings are sited where possible in association with existing buildings and structures and are themselves not intrusive in the landscape; ii. the form, mass, scale and design of the proposed development including any access roads would conform with the established character and appearance of the site and its surroundings; iii. colours and textures of materials used would blend with the local environment;
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iv. existing trees, hedges, walls, ponds, watercourses and other important features are retained and integrated into the proposals; visual and acoustic screening/landscaping is provided where necessary on a scale and of a nature in conformity with the site and its surroundings. Where appropriate landscaping works will be required outside the development site by legal agreement; v. the proposal does not generate noise, dust, fumes, smell, light or other nuisance to the detriment of residential or visual amenities and the enjoyment of the area by other users; vi. the proposal would not result in the loss of the best and most versatile farmland; vii. essential agricultural and forestry operations are not prejudiced; viii. existing off-road public access for walkers, cyclists and horse-riders is maintained and, where practicable, extended when compatible with land use activities.
Rearsby Village Design Statement (2002) 3.34 A Village Design Statement (VDS) was carried out for Rearsby in 2002 that has subsequently been adopted by the Local Authority as Supplementary Panning Guidance (SPG), Appendix 6. At page 9 the VDS considers the gateway of the settlement arriving from East Goscote. The VDS acknowledges that the land between these settlements is designated as an Area of Local Sepration.
3.35 In the second paragraph on page 9 of the VDS consideration is given to the experience of entering the settlement from East Goscote that states:
“Entering the village from this side the Lower Wreake Valley is a pleasant view to the north, and the dapper Rearsby House appears on the left.”
3.36 In this document the Site is not specifically referenced, or indentified as being important to the setting of the village, beyond the designation under Policy CT/4. A view has been included in the VDS taken from Melton Road that is entitled ‘Rearsby from East Goscote’. This view included part of the northern section of the Site that is retained as open land. The development of the Site will not affect this view.
Rearsby Conservation Area Character Appraisal (Adopted March 2010) 3.37 The application has not been refused on the ground of any adverse effect on the setting and/or features of special interest that relate to the Conservation Area.
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4 BASELINE ASSESSMENT
Vegetation Patterns and Land Use 4.1 The land use and vegetation common to the Site and its local setting is defined by low- lying farmland defined by medium to large fields (often reducing in size towards the settlement edge) defined by native field boundary hedgerows with limited tree cover. The land use if often arable farmland with and increase in pastoral and grazing land towards the settlement edge. There is an increase in tree cover towards the local watercourses, and the introduction of ornamental species in close proximity to settlements. The Site is maintained as pasture used for horse grazing, it has not been identified as being of ecological importance and is not protected by any statutory or non-statutory designation. The land use within the Site is considered to be of low sensitivity to change, see Figure 4.
4.2 Vegetation to the Site is predominantly restricted to the native hedgerows to its boundaries, with a small copse of trees to the south-west corner of the Site comprising evergreen and deciduous species. The northern boundary comprises or more densely planted tree belt including a number of Pines and larger deciduous species. There is also a small number of ornamental trees associated with the existing access track into the Site from Melton Road. The vegetation associated with the Site is considered to be of medium sensitivity to change, see Figure 4.
Landform 4.3 The landform within the Site is relatively flat with levels ranging from approximately 61.5m above ordnance datum (AOD) in the south-east corner of the Site, to approximately 61.3m AOD in the south-west corner of the Site. Towards the access track that crosses the Site centrally from Melton Road the landform rises marginally to between 61.5m AOD and 62.5m AOD, beyond which the levels across the northern section of the Site fall very slightly towards the northern boundary at between 60.5m AOD and 61m AOD. From the western boundary of the site the levels fall gradually towards the River Wreake at approximately 55m AOD. To the north the landform continues at approximately 60m AOD, with two local high points at approximately 65m AOD at Rearsby House Farm and the Convent. The landform associated with the Site is flat with limited complexity and therefore considered to be of low sensitivity to change, see Figure 3.
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Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
Water Features 4.4 The principal water features of the landscape associated with the Site are the River Wreak, approximately 1km to the north-west of the Site, and Gaddesby Brook, approximately 330m to the south of the Site. There are no internal water feature to the Site, see Figure 1.
Public Rights of Way 4.5 The PRoW network local to the Site includes a number of paths that cross the farmland in the surrounding landscape. Of particular note is the ‘Leicestershire Round’ crossing the river Wreake into Rearsby approximately 750m to the north-west of the Site. The Site comprises privately owned fields and provides no form of public access, and is not crossed by any PRoW, see Figure 1.
Landscape Heritage Assets 4.6 Rearsby Conservation Area extends to within approximately 430m of the northern boundary of the Site. However, it is separated from the Site by the more modern extension of the settlement to the south. There are no registered or listed features in or adjoining the Site.
National Landscape Character Areas 4.7 The landscape character of Site and its local area is classified under the Countryside Agency’s Countryside Character Area 74 Leicestershire and Nottinghamshire Wolds, and adjoins High Leicestershire (Area 93), Appendix 3. The details, including key characteristics, of these areas is set out in the LVIA submitted with the application and identified on Figure INCLA_N0113.PL03.
4.8 National landscape character areas are broad and for that reason include landscapes of varying quality and types. When dealing with a site of such limited scale when compared to these areas such a broad characterisation is considered to be of limited use.
Leicester, Leicestershire and Rutland Landscape and Woodland Management Strategy 4.9 This is a County level study that indentifies the Site as being located in the Wreake Valley landscape character area (LCA), Appendix 4. The key distinctive features and a summary of issues are set out in the LVIA submitted with the application. The Wreake Valley LCA is considered to be of medium sensitivity to change.
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Borough of Charnwood Landscape Character Assessment (July 2012) 4.10 This local character assessment was published after the application and was therefore not considered as part of the submitted LVIA. The Borough of Charnwood Landscape Character Assessment (BCLCA) uses the same LCA’s identified in the County study considered in the previous paragraph. The Site is again indentified in the Wreake Valley, Appendix 5, LCA with the following key characteristics:
• River Wreake meanders in a flat bottomed river valley with gently sloping sides. The valley experiences flooding; • Rural character to east of Broome Lane, East Goscote ; • Leicester City and Syston have an urbanising influences in the west ; • Limited valley crossings, with the A46 and A607 roads on engineered embankments; • Area of mixed arable and pasture farming; • Some neglected and lost hedgerows and hedgerow trees; • Restored mineral workings; • Settlements are on the valley slopes, with churches marking villages; and • Main settlements are Ratcliffe on the Wreake, Thrussington, Rearsby, East Goscote, Queniborough and Syston
4.11 The BCLCA concludes that the strength of landscape character in the Wreake Valley LCA is moderate, and the landscape condition is moderate. This in turn leads to the recommendation of a landscape strategy to conserve and enhance.
4.12 In accordance with the BCLCA the Wreake Valley LCA is considered to be of medium sensitivity to change.
Visual Amenity 4.13 The following paragraphs describe the visual relationship between the site and surrounding landscape.
4.14 A series of representative views have been agreed with the Local Authority and are contained in Appendix 1 of the SoCG. The following paragraphs make reference to these views that are set out on Figures 5 to 9 of this Statement; their locations are shown on Figure 4. These views have been taken from local public receptors that include
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highways and PRoW. The views were taken during January 2013 and present a fair representation of the Site and its local visual setting during winter, and therefore allow the worst-case scenario to be assessed in this Statement.
4.15 View 1 is taken from Lilac Way approximately 50m from the Site looking north. This view shows a small area of public open space set between the modern residential setting of Lilac Way. The open space is bound by a close boarded fence with hedgerow planting to the north. The Site lies beyond this boundary however the fencing and hedgerows restrict any views into the Site from this location. Public receptors local to this view include pedestrians, cyclists and car users and user of the public open space that are considered to be of medium to low sensitivity to change.
4.16 View 2 is taken from Melton Road approximately 10m from the Site looking north-east. This view shows the hedgerow to the western boundary of the Site and the small group of trees to the south-west corner of the Site. Beyond these are the pasture fields associated with the Site and filtered views of the buildings associated with the former nursery. To the south of the Site the existing residential setting of East Goscote is visible. Melton Road extend to the north in this view and just out of the view to the west are the residential properties fronting The Meadows and The Headlands. To the north of the Site the tree belt associated with the northern boundary is visible with glimpses of the roofscape of Rearsby beyond. Public receptors local to this view include pedestrians, cyclcists and car users that are considered to be of medium to low sensitivity to change.
4.17 Views 3 and 4 are taken from Melton Road approximately 10m from the Site taking in a full panoramic view along Melton Road to the north and south. To the south (View 3) there are views into the Site across the hedgerow to its western boundary. There are views across the field within the Site towards the modern residential edge that frames the southern boundary of the Site and Rearsby Lodge Farm. To the north (View 4) there are again views into the Site across the hedgerow to its western boundary. Within the Site the buildings associated with the former nursery are visible. Beyond this is the heavily treed northern boundary of the Site with glimpses of the roofscape of Rearsby to the north. To the west of this view Melton Road extends to the north bound by the mature trees and residential edge associated with The Headlands. Public receptors local to these views include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
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4.18 View 5 is taken from Melton Road approximately 10m from the Site looking north. This view is set at the northern most extent of the existing and proposed residential setting of East Goscote. In this view the northern section of the Site and associated buildings are visible across and through the existing hedgerow to the western boundary of the Site. Beyond this the heavily treed northern boundary of the Site is visible with glimpses of the roofscape of Rearsby beyond. To the west of Melton Road there are views towards modern redbrick properties that define the southernmost extent of Rearsby. In the foreground Broome Lane is seen extending west from the Melton Road. Public receptors local to this view include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
4.19 View 6 is taken from Broome Lane at the junction with Melton Road approximately 35m from the Site looking south-east. This view shows the hedgerow to the western boundary of the Site beyond which the Site is seen in the established residential setting to its southern boundary. To the west of Melton Road there is a broad verge with mature trees that define the residential frontage of The Headlands. Public receptors local to this view include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
4.20 View 7 is taken from Melton Road approximately 10m from the Site looking south. This view shows the hedgerow to the western boundary of the Site that substantially restricts views into the Site and beyond it even during winter months. Heavily filtered views exist into the northern section of the Site that includes the buildings associated with the former nursery. To the south and west the modern residential edge of East Goscote is apparent. Public receptors local to this view include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
4.21 View 8 is taken from Melton Road approximately 130m from the Site looking south. This view is taken from the southern extent of the residential setting of Rearsby (i.e. the built gateway to the village). The heavily vegetated nature of to the eastern boundary of Melton Road in this location substantially restricts views towards the Site. To the immediate south looking along the road there are restricted views of the western boundary of the Site. To the west of Melton Road the modern residential edge of East Goscote is apparent. Public receptors local to this view include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
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Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
4.22 View 9 is taken from Grange Avenue approximately 140m from the Site looking south. This view looks out across what is assumed to be a former recreation ground towards the heavily treed northern boundary of the Site that substantially restricts any views into the Site even during winter months. A glimpsed view of the ridgeline and chimneys of Rearsby Lodge Farm can be seen above the tree line. Public receptors local to this view include pedestrians, cyclists and car users that are considered to be medium to low sensitivity to change.
4.23 View 10 is taken from PRoW I72 approximately 580m from the Site, looking south-east. This view looks back towards the Site from the wider area of open farmland to the north- west. In this view the foreground is defined by arable farmland that leads up towards the open and prominent residential edge of East Goscote. The very northern extent of the settlement (No.15 The Headlands) is visible in this view beyond which is the Site that extends to the north. Public receptors local to this view include recreational users of the PRoW network that are considered to be high to medium sensitivity to change.
4.24 Views 11, 12 and 13 are taken from PRoW I72 approximately 515m, 445m and 395m from the Site respectively, looking south-east. These views are taken from land designated as APAC looking back towards the Site from the wider area of open farmland to the north- west. In views 11 and 12 the very flat nature of the land and mature hedgerow network filters views of the wider landscape. However, the residential edge of East Goscote is visible and so are the roofs of the former nursery billings within the Site. To the north there are filtered views of the large properties associated with Rearsby in a setting of mature Pine trees. Public receptors local to this view include recreational users of the PRoW network that are considered to be of high sensitivity to change.
4.25 View 14 is taken from the A607 bypass road approximately 380m from the Site looking west. This view is filtered by a roadside hedgerow planted as part of the bypass works. It is likely that overtime the hedgerow will mature and further filter and/or screen views. Beyond the hedgerow there are filtered views towards Rearsby Lodge Farm and the existing residential setting along Melton Road. To the north there are views towards The Grange. Public receptors local to this view include car users that are considered to be of low sensitivity to change.
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4.26 In summary, the Site is located in the immediate context of the north-east settlement edge of East Goscote, and when viewed from the surrounding landscape to the north and east is seen within an established setting of residential development. To south views of the Site are restricted to the existing residential edge. To the west views of the Site, more specifically the land proposed within the Site for development, are again restricted to the existing residential edge. To the north-west there are more distant views from the local network of PRoW but again the majority of the land proposed for development is contained with the existing settlement.
4.27 To the north of the Site there is a combination of open and filtered views of the Site. From Rearsby views of the Site are extremely limited and heavily filtered by intervening vegetation, even in winter. Moving south from Rearsby views towards the Site are afforded from Melton Road. These views are partially screened by the roadside hedgerow beyond which the Site is seen in the context of the existing residential setting of East Goscote. From the east there are restricted views from the A607 lay-by and again from this location the Site is viewed in the context of the existing residential setting of East Goscote.
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5 SUMMARY OF LANDSCAPE STRATEGY
5.1 A landscape strategy is set out under section 7 of the submitted LVIA. This strategy sets out a number of landscape enhancements and mitigation measures that have shaped the development proposals. These measure include:
• The retraction of development to the southern extent of the Site on land currently contained to the south and west by the modern residential setting of East Goscote; • The set back of development from Melton Road to secure a robust landscape setting; • The retention and reinforcement of the boundary hedgerows to the Site. Removal is limited to a small section to accommodate access; • The removal of the former nursery buildings within the northern section of the Site; • The retention of the northern section of the Site as grazing paddock in keeping with the current land use; and • The creation of a field pond to the north-east corner of the Site to secure wildlife and biodiversity enhancements.
5.2 This strategy is clearly sympathetic to the Site and its local setting, seeking limit any adverse effects of development. However, it is important to note a number of landscape and design issues that further endorse the suitability of the Site in landscape terms and the subsequent design solution.
• The Site is not designated or identified as being of increase environmental sensitivity or landscape value. Large tracts of the Authority area are designated as APAC that include land near to the Site. The Site has been specifically excluded from this designation;
• The Site is not identified as being within an LCA of high sensitivity. The recently published BCLCA indentifies the Site as being located within a landscape of moderate sensitivity and moderate landscape condition;
• The Site is not covered by any form of statutory or non-statutory landscape or wildlife designation;
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• There is no objection to this scheme form the Authorities Landscape Officer and Senior Ecologist;
• The Officer’s at the Local Authority have accepted that the Site is considered to be of low landscape sensitivity (see the Officers Report to Committee 15/12/2011 page 57, second paragraph, for application number P/11/2795/2); and
• The Officer’s at the Local Authority have accepted that subject to the principle of development in an AoS being acceptable that the development is acceptable in design terms (see the Officer’s Report to Committee 09/08/2012 page 28, fourth paragraph, for application P/12/1709/2).
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6 ISSUE 1 – THE LIKELY EFFECT OF DEVELOPMENT ON THE LANDSCAPE
6.1 The following section of this Statement considers the likely effect of development on the landscape resource of the Site and the character of the wider landscape setting. The baseline assessment set out in the previous section has indentified the sensitivity of the various landscape components of the Site and the indentified key characteristics of the landscape associated with the Wreake Valley LCA.
6.2 To make an assessment of the likely effects of development on these resource a judgement is made as to the magnitude of change that will arise through the implementation of the development proposals. The matrix set out in Table 6 of Appendix 1 is then used to determine the significance of landscape effects. A summary of landscape effects is set out in Appendix 2 of this Statement.
Vegetation Patterns and Land Use 6.3 The development proposal seeks to retain and reinforce the existing boundary hedgerows to the Site. Limited removal is required to accommodate access and this will be mitigated through the strengthening of the remaining hedgerow to the Melton Road frontage and the reinforcement of the hedgerows to the south and east of the Site.
6.4 The development proposal will result in the loss of just over half of the of the pasture land within the Site for residential development. The remainder of the Site will be retained and enhanced as pasture land with new tree and shrub planting and a new field pond. Within the Site land is retained as public open space with play facilities. The residential element also provides a offset to Melton Road to accommodate significant new tree planting to replicate the existing trees opposite.
6.5 The development proposals will have a medium magnitude of change on the existing land use of the Site resulting in an adverse landscape effect of minor significance.
6.6 The development proposal will have a low magnitude of change on the existing vegetation associated with the Site resulting in short-term adverse landscape effect of minor significance. In the long term the reinforcement of the existing landscape features alongside new areas of planting, including tree planting to the boundary with Melton Road will improve the landscape setting of the Site resulting in a beneficial landscape effect of minor significance.
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Landform 6.7 The landform within the Site is relatively flat and will therefore not require any complex engineering or remodelling to accommodate the development proposals. The Site’s topography will remain generally unchanged with only a small excavation required to accommodate the creation of the proposed field pond. The development proposals will result in a low magnitude of change to the landform within the Site resulting in an adverse landscape effect of minor significance. In the long term once new areas of planting have matured any likely effect will reduce to be of minimal significance.
Water Features 6.8 The Site currently does not contain any water features. The development proposals includes for a new field pond to the north-east corner of the Site in close proximity to the boundary vegetation and associated with the wider areas of pasture to the south. This feature is likely to provide extended wildlife habitat within the Site and improve biodiversity. This will result in a beneficial landscape effect.
Public Rights of Way 6.9 The Site comprises privately owned land providing no public access. The development proposal includes for the provision of a Locally Equipped Area of Play (LEAP) appropriately sited to provide access not only to the residents of the Site but also passing residents travelling along Melton Road. The provision of this new play feature with associated public open space will result in a beneficial landscape effect.
Landscape Heritage Assets 6.10 The Site does not contain any heritage assets and would not affect the setting of any such assets. The proposed development would result in no change to heritage assets.
Wreake Valley LCA 6.11 The baseline assessment has confirmed that the sensitivity of the character of the Site and its local landscape setting is considered to be medium. This is also confirmed in the recently published BCLAC that indentifies the Wreake Valley LCA as being of moderate sensitivity and moderate landscape condition.
6.12 The Site itself shares a close relationship with the settlement edge of East Goscote and the land use, comprising rough pasture for horse grazing, further dilutes the character of the Site with the settlement imparting a more suburban character than would otherwise
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exist in the open countryside. The proposed development would not be at odds with the key characteristics of the Wreake Valley LCA as indentified in the BCLCA and nor would it introduce a discordant element into the landscape and settlement setting. The development proposal would have a low magnitude of change to the Wreake Valley LCA resulting in an adverse landscape effect of minor significance.
6.13 This assessment of landscape effects confirms the findings of the LVIA submitted with the application in that the development proposals will not result in significant harm to the landscape resource of the Site or the character of the surrounding landscape.
6.14 The limited sensitivity of the Site is further confirmed by the assessment of Officer’s in the Report to Planning Committee dated 15/12/2011 (App ref: P/11/2795/2) that stated:
“It is accepted that, in landscape terms, the land on which the development site is located is not high in terms of its characteristics or in designation. Therefore its sensitivity is low. It is nevertheless important as part of the open and relatively undeveloped land which separates the two communities. It is land which was formerly used for growing roses, which has now been left to replenish and return back to grazing land. It is flat and does not have any level of statutory designation, either nationally or regionally. Whilst some of the Area of Local Separation land between East Goscote and Rearsby falls within the Area of Particularly Attractive Countryside, this part of the gap does not.”
6.15 Whilst Officers recommended refusal of this application on the grounds of the likely effect development would have on the AoS it is clear that development would not result in an unacceptable effect on the landscape resource or character resulting in an adverse effect that would significantly or demonstrably conflict with the policies of the NPPF or Local Plan.
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7 ISSUE 2 – THE LIKELY EFFECT OF DEVELOPMENT ON VISUAL AMENITY
7.1 The following section of this Statement considers the likely effect of development on the visual setting of the Site and the wider landscape setting. The baseline assessment sets out in the previous section has identified a number of representative views, likely receptors and their sensitivity to change.
7.2 To make an assessment of the likely effects of development on visual amenity a judgement is made as to the magnitude of change that will arise through the implementation of the development proposals. The matrix set out in Table 6 of Appendix 1 is then used to determine the significance of visual effects. A summary of landscape effects is set out in Appendix 2 of this Statement.
7.3 In View 1 taken from Lilac Way to the south of the Site the visual setting comprises modern residential development with incidental areas of public open space interlaced with highways. There is likely to be views of the proposed development roofscape between the existing properties. However, development will not introduce a discordant element into these views and the illustrative layout has been sensitively arranged to provide an appropriate offset between the boundary of the Site and maintains an open view (in part) between the existing properties that coincides with the open space. In the short-term the development proposal is likely to have a low magnitude of change resulting in an adverse visual effect of minor significance. In the long-term the boundary vegetation and new planting will have matured to further soften views of development reducing the likely visual effect to be of minimal significance.
7.4 Views 2, 3 and 4 are all taken from the highway footpath to the west side of Melton Road. In these views development will see the transformation of the pasture within the Site to residential development. This effect in the short-term is likely to have a high magnitude of change resulting in an adverse effect of major/moderate significance. In the long-term the new tree planting and reinforcement of the hedgerow planting to Melton Road will have matured softening views of the development and securing a robust landscape setting in keeping with the western side of Melton Road. This in turn will mitigate any short-term visual effect resulting in an adverse effect of moderate/minor significance.
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7.5 View 5 is taken from the Melton Road looking north towards Rearsby from the existing settlement edge. New development within the Site is set back to retain an open view from this location across the northern reaches of the Site and the wider area of separation to the west. In the short-term the development proposals is likely to have a negligible magnitude of change resulting in an adverse visual effect of minimal significance. I the long-term the boundary hedgerow and new tree planting will have matured further softening and framing this view to create a landscape gateway to the settlement, resulting in beneficial visual effect of minor significance.
7.6 View 6 taken from Broome Lane at the junction with Melton Road. From this location the Site is viewed in the context of the established modern residential setting. Whilst the development will foreshorten views of the settlement edge to the eastern side of the road, it is contained in part by the residential setting and will not introduce a visual discordant element into this view. In the short-term the development is likely to have a moderate magnitude of change, resulting in an adverse visual effect of minor/moderate significance. In the long-term the roadside hedgerow will have matured along with new tree planting. This is turn will soften and filter views of the development and resulting settlement edge securing a robust and attractive landscape gateway to the settlement. In the long-term the visual effect is likely to be of minor significance.
7.7 View 7 is taken from Melton Road at the north-west corner of the Site looking back towards the residential edge of East Goscote. In the short-term there is likely to be restricted filtered views of the development roofscape having a low magnitude of change, resulting in an adverse visual effect of minor significance. In the long-term the roadside vegetation will have matured along with the proposed boundary tree planting to the Site screening and filtering views of development within the Site. In the long-term the visual effect is likely to be of minimal significance.
7.8 View 8 is taken from Melton Road at the southern extent of the settlement edge of Rearsby. The roadside vegetation restricts the majority of views towards the Site. Restricted channelled views of the development roofscape are likely but it will be seen in the context of the established residential setting of East Goscote with limited foreshortening of the view. Over time new planting to the boundaries of the Site will soften and filter views of the settlement creating a robust and attractive landscape gateway to East Goscote. In the short and long-term the development will result in a
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likely negligible magnitude of change with possible beneficial visual effects of minimal significance.
7.9 View 9 is taken from Grange Avenue and demonstrates the limited inter-visibility between the Site and Rearsby. In the short-term possible heavily filtered views may exist towards the proposed development roofscape. In the long-term the established landscape setting to the northern boundary of the Site will have been reinforced with development having a negligible magnitude of change with possible beneficial visual effects of minimal significance.
7.10 View 10 is taken from PRoW I72 from which the Site is viewed in the context of the established modern residential edge of East Goscote. The development is set back within this framework of built development and whilst there might be restricted views of the proposed development roofscape rising slightly above the exiting dwellings this will have a negligible magnitude of change resulting in an adverse visual effect of minor/minimal significance in the short-term. In the long-term roadside tree planting will have matured limiting any likely visual effect to minimal significance.
7.11 Views 11, 12 and 13 are taken from PRoW I72 from which the Site is viewed in the context of the established modern residential edge of East Goscote. From these locations intervening vegetation limits the ability to view the Site, and where it is visible the Site is seen in the context of residential development. Due to the angle of view some of the development roofscape is likely to be visible creating a minor projection beyond the established settlement edge. Even so this limited increase of development will not be seen as a discordant element and is unlikely to be notice by users of the PRoW. The development will have a negligible magnitude of change resulting in an adverse visual effect of minor/minimal significance in the short-term. In the long-term proposed tree planting will have matured limiting any likely visual effect to minimal significance.
7.12 View 14 is taken from the lay-by at the A607 bypass road. This view is heavily filtered and will become more filtered over time as the relatively new hedgerow planting continues to mature. Based on the limited sensitivity of this view in the short-term the proposed development will have a negligible magnitude of change resulting in an adverse visual effect of minimal significance. In the long-term once the hedgerow has mature the development is likely to result in no change to the view.
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7.13 Although the methodologies applied are slightly varied this visual assessment has confirmed the findings of the LVIA submitted with the application in that any short-term visual effect of significance are limited to the immediate boundary of the Site with Melton Road, and that these effects can be mitigated in the long-term. In the wider landscape setting the likely visual effects of development are limited through a combination of the immediate relationship that the Site shares with the existing modern residential setting and the screening of views provided by the tree and hedgerow cover in the surrounding landscape.
7.14 In terms of the likely effect on the visual amenity of the properties adjoining the Site is considered that the Site has the capacity to accommodate development whilst maintaining the residential amenity standards set out in Local Authority adopted Supplementary Planning Guidance (SPG) ‘Leading in Design’ (July 2005). It is the case that new housing development builds upon an established residential edge and it is accepted that new development will change that character and appearance of views from existing properties. However, such SPG exists for the exact purpose of managing these relationships. In the Report to Planning Committee dated 15/12/2011 (App ref: P/11/2795/2) Officers state that:
“In relation to the effects on housing opposite, the separation distances between what would be front rooms would be sufficiently distant to not result in significant overbearing or overlooking or result in loss of privacy. Whilst it is accepted that there would be loss of view from houses that currently look onto the site from Lilac Way and The Headlands, this is not a reason for refusal that could be justified.”
7.15 It is therefore considered that any adverse visual effect associated with this development proposal would not significantly or demonstrably conflict the policies set out in the NPPF or the Local Plan.
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8 ISSUE 3 – THE LIKELY EFFECT OF DEVELOPMENT ON SEPARATION
8.1 As previous set out in this statement the issue of separation is distinct from the issues that relate to landscape and visual effects, hence why they have been considered separately. Sepration is a function with the purpose of maintaining the predominantly open character of the land between two settlements close to one another. This in turn protects the separate character and identity of these settlements.
8.2 The issue of sepration can be calculated on a quantitative basis that measures the loss of open land within an area of separation and/or the reduction in the existing gap that separates two settlements. This is a factual exercise that does not involve judgement. A judgement based exercise can also be carried out that considered the perception of separation between two settlements. To do this involves the consideration of views from one settlement towards the other, and the experience of travelling between the settlements and how this experience would change. Ultimately, where it is considered that satisfactory open land is retained between settlements to protect their separate character and identity then the sepration function has not been compromised.
8.3 Taking into consideration the quantitative analysis of the AoS first. The existing gap between the settlement edge of East Goscote and Rearsby measures approximately 285m in length. The development proposal is shown illustratively on the Landscape Strategy Plan submitted with the application (Figure INCLAN0113.101A). It is a matter of fact that this illustrative proposal would not bring development at East Goscote any closer to Rearsby than currently exists, see Figure 10.
8.4 In terms of quantitative loss the AoS measures approximately 58.7 hectares is area. The development Site measures approximately 4.7hectares of which approximately 2.1 hectares to the northern extent of the Site will be retained as open land. The development of the Site would result in the loss of approximately 4.4% of the AoS set in the immediate context of the established modern residential edge of East Goscote.
8.5 In terms of the perceived loss of sepration between these two settlements the representative viewpoints will be considered.
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8.6 The most apparent change to the experience of moving between these settlements will be that of leaving East Goscote. At present when you pass the access track to Rearsby Lodge Farm travelling along Melton Road towards Rearsby you move from double sided development to single sided development to the west (Views 2, 3 and 4). However, the actual point of leaving the settlement is only experienced as you move north beyond the residential edge at Broome Lane. At this point this experience of leaving the settlement of East Goscote is not principally defined by the land associated with the Site, more so by the experience of the landscape to the west that opens up across the farmland that falls gently towards the River Wreake valley. Coupled with this are the larger scale views that exist beyond the valley towards the rising hills to the west. In this experience the Site plays a secondary role at this point due to the more fragmented and compartmentalised character of the landscape that restricts any wider views, and views towards Rearsby (View 5).
8.7 Regardless of this the restriction of built development within the Site and provision for a robust landscape setting marks this existing gateway to the settlement and retains open and undeveloped land between East Goscote and Rearsby securing the experience of leaving one settlement and travelling across open land before entering the other. This experience is further enhanced by the limited perception that the traveller has of Rearsby and to a lesser degree the removal of the former nursery buildings from the northern section of the Site.
8.8 From Rearsby the perception of any reduction of separation between these settlements will be extremely limited. From Melton Road at the edge of Rearsby there will be a barely perceivable change in the character of the open and undeveloped land that separates these settlements, this is even the case when travelling south between the settlements and reaching the northern boundary of the Site (Views 7 and 8). Again, the focus of attention of the traveller is the larger scale open views to the west taking in the broad sweep of the settlement edge and the open farmland. This is in contrast to the enclosed and compartmentalised nature of views to the east.
8.9 From within the settlement at Grange Avenue the existing landscape framework afforded by the Site make it difficult to have any understanding the land within the Site performing a separation function and this will not change through its development (View 9).
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8.10 From the wider landscape setting views exist from the AoS towards both settlements and the Site (PRoW I72). It should first be noted that it is unlikely that the focus of attention for any recreational user of this PRoW will be the Site. It forms a very small part of a far reaching 360 degree panorama afforded by users of this PRoW, and even once developed the Site will not appear as a discordant element in the landscape that will be particularly noticeable or attract attention.
8.11 From views on PRoW I72 in closer proximity to East Goscote the development will be contained with the existing framework of the residential edge and will therefore not compromise the sepration function. Indeed, in these views the former nursery buildings will have been removed therefore reinforcing the open and undeveloped character of the gap that already exists (Views 10 and 11).
8.12 In wide views from the PRoW the ability to see the site increases slightly. However, any perception of the increase in settlement edge that will be visible will be extremely limited, and subsequently any reduction in the visible gap between settlements will be equally as limited and countered by the removal of the former nursery buildings from the northern section of the Site (Views 12 and 13).
8.13 However, we must return to the fact that whatever views may be obtained of the proposed development from this PRoW this is very much secondary to the primary experience of crossing a wide and open area of farmland where there is an undisputed experience of sepration between Rearsby and East Goscote that will remain unaffected by development.
8.14 This Statement has demonstrated that in quantitative terms the development proposal will lead to an extremely small reduction in separation land, and although at the narrowest point of the gap between the settlements it will not bring the settlement edge of East Goscote any closer to Rearsby than currently exists.
8.15 In terms of the perception of sepration between these settlements this statement has also demonstrated that development will retain open and undeveloped land between the settlements and successfully retain their separate character and identity. Any adverse effect of development on the function sepration between these villages will not significantly and demonstrably conflict with policies set out in the NPPF or the Local Plan.
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9 SUMMARY AND CONCLUSIONS
9.1 This Statement has set out the landscape and visual issues that relate to the proposal for residential development at land associated with the former Rearsby Roses site to the east of Melton Road in East Goscote. This proposal has been guided by the location of the Site its relationship with the immediately adjoining settlement; the features of the Site; and its role in the land separating the settlements of East Goscote and Rearsby. This in turn has limited any likely adverse effect that the development may have on the character and appearance of the wider landscape setting, and has limited any harm that the proposals may have on the separate character and identity of these two settlements.
9.2 The Local Authority set out one reason for refusal, this Statement has dealt with the landscape and visual issues relating to that reason for refusal.
9.3 It is not in dispute that the Local Authority cannot demonstrate a five year land supply of housing and in accordance with the guidance set out in the National Planning Policy Framework (NPPF) policies relevant to the supply of housing should be considered out of date. The development proposal is located on land beyond the defined limits of settlement on land designated as an Area of Local Separation (AoS). The limits of settlement were drawn to accommodate the supply of development land for the last plan period and are therefore out of date. Corresponding designations beyond the limits of settlement are drawn tight to this boundary also restricting the delivery of land for the current development requirement of the Authority area and for this reason should also be considered out of date. This was the consideration of a recent Appeal at Sapcote Road in Sapcote, Leicestershire that also considered housing development in an AoS between two settlements. This Appeal was upheld.
9.4 It should also important to note that the AoS policy (CT/4) was derived from the old Leicestershire Structure Plan that hase been replaced by the East Midlands Regional Plan. The Regional Plan and more recent NPPF do not have policies that specifically support the use of AoS designations. Where the issues of coalescence between settlements is considered in the Regional Plan this is in relation to Green Belt and Green Wedge policy. Both of these documents do however contain policies that seek to recognise the intrinsic character and appearance of the countryside.
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9.5 This statement has assessed in detail the likely effect of development on both the existing landscape resource and its character, and the visual setting of the countryside that includes the visual relationship between the Site and the surrounding settlements.
9.6 In relation to landscape resource and character this Statement has concluded that the Site is not designated or identified as being of increase environmental sensitivity or landscape value. Large tracts of the Authority area are designated as APAC that include land near to the Site. The Site has been specifically excluded from this designation.
9.7 The Site is not identified as being within a landscape character area of high sensitivity. The recently published Borough of Charnwood Landscape Character Assessment indentifies the Site as being located within a landscape of moderate sensitivity and moderate landscape condition.
9.8 The Site is not covered by any form of statutory or non-statutory landscape or wildlife designation.
9.9 There is no objection to this scheme form the Authority’s Landscape Officer and Senior Ecologist.
9.10 The Officer’s at the Local Authority have accepted that the Site is considered to be of low landscape sensitivity stating:
“It is accepted that, in landscape terms, the land on which the development site is located is not high in terms of its characteristics or in designation. Therefore its sensitivity is low. It is nevertheless important as part of the open and relatively undeveloped land which separates the two communities. It is land which was formerly used for growing roses, which has now been left to replenish and return back to grazing land. It is flat and does not have any level of statutory designation, either nationally or regionally. Whilst some of the Area of Local Separation land between East Goscote and Rearsby falls within the Area of Particularly Attractive Countryside, this part of the gap does not.”
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9.11 The Officers at the Local Authority have accepted that subject to the principle of development in an AoS being acceptable that the development is acceptable in design terms.
9.12 This Statement has carried out a detailed assessment of the likely effect of development on the landscape resource of the Site and local landscape character. This assessment has found that the adverse effects of development will not significantly or demonstrably conflict with the policies of the NPPF or Local Plan.
9.13 In relation to the visual setting of the Site this Statement has carried out a detailed assessment that has considered a number of representative viewpoints that have been agreed with the Local Authority. The visual assessment has confirmed that any short-term visual effect of significance is limited to the immediate boundary of the Site with Melton Road, and that these effects can be mitigated in the long-term. In the wider landscape setting the likely visual effects of development are limited by a combination of the immediate relationship that the Site shares with the existing modern residential setting and the screening of views provided by the tree and hedgerow cover in the surrounding landscape.
9.14 This Statement has confirmed that any adverse visual effect associated with this development proposal would not significantly or demonstrably conflict the policies set out in the NPPF or the Local Plan
9.15 This Statement has demonstrated that in quantitative terms the development proposal will lead to an extremely small reduction in separation land, and although at the narrowest point of the gap between the settlements it will not bring the settlement edge of East Goscote any closer to Rearsby than currently exists.
9.16 In terms of the perception of separation between these settlements this statement has also demonstrated that development will retain open and undeveloped land between the settlements and successfully retain their separate character and identity. Any adverse effect of development on the function of separation between these settlements will not significantly and demonstrably outweigh the benefits, including helping to address the acknowledged housing supply shortfalls and providing affordable housing.
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9.17 In overall conclusion, I therefore consider that on the basis of the assessment contained in this Statement, the development proposals are acceptable and would respectfully request that this Appeal in upheld.
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Appendix 1
Landscape and Visual Assessment Methodology
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Landscape and Visual Assessment Methodology
This appraisal methodology is based on the guidance set out in the:
• ‘Guidelines for Landscape and Visual Impact Assessment’ (GLVIA) published by the Landscape Institute and the Institute of Environmental Management and Assessment (2002); and • ‘Landscape Character Assessment – Guidance for England and Scotland’ published by the Countryside Agency and Scottish National Heritage (2002).
The following terms are used throughout the assessment and are defined in the ‘Guidelines for Landscape and Visual Impact Assessment’ as:
‘Landscape effects – changes in the fabric character and quality of the landscape as a result of development. These can be positive and negative.
Visual effects – changes in the appearance of the landscape as a result of development. This can be positive (improvement) and negative (detraction).
Assessment – an umbrella term for description, analysis and evaluation.
Magnitude – size, extent and duration of effect.
Sensitivity – vulnerability of sensitive receptor to change.
Sensitive receptor – Physical or natural landscape resource, special interest or viewer group that will experience an effect.’
Mitigation – measures designed to avoid, reduce, remedy or compensate for landscape or visual effects.’
The assessment considers the potential effect of the development in terms of its direct effect on the landscape resource by identifying potential changes in the character and quality of the landscape. It also considers the public perception of the landscape changes by identifying the extent of potential visibility, the viewer’s effects, the degree of
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visual intrusion and the distance of the view therefore establishing the degree of visual impact.
Assessment of the significance of the landscape or visual effect relies upon common sense and reasoned judgement combining a number of factors including:
• The sensitivity of the affected landscapes and visual resource; • The magnitude of the effect of the proposed development; • Whether effects are beneficial or adverse; and • Professional judgement.
In order to ensure that the conclusions of the landscape and visual assessment are consistent, a number of criteria have been adopted to standardise evaluation.
Landscape Sensitivity The sensitivity of the landscape is influenced by its inherent complexity, scale and character. This assessment uses information on landscape character published at both a national and local levels to inform the baseline assessment of the landscape and to make a judgement regarding its sensitivity. Planning designations also provide a further understanding of the relative value of the landscape and associated sensitivity to change.
Table 1: Landscape Sensitivity
HIGH Areas that exhibit a strong positive character in good condition with valued features that combine to give unity, richness and harmony. These are landscapes that may be considered to be of particular importance to conserve and which may be particularly sensitive to change. These landscapes will include nationally recognised designations such as National Parks and Areas of Outstanding Natural Beauty.
MEDIUM Areas that exhibit a moderate positive character in moderate condition and may have evidence of alteration to/degradation/erosion of features resulting in areas of more mixed character. A landscape that will be tolerant to some change in keeping with its key characteristics. These landscapes will include regionally or locally recognised landscapes of variable sensitivity.
LOW Areas that exhibit a weak character in poor condition with few, if any valued features. A landscape tolerant of a high degree of change, in particular change that will secure landscape enhancements.
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Magnitude of Effect on Landscape Magnitude of effect on the landscape resource indentifies the degree to which there is likely to be a change to the distinctive features/key characteristics of the receiving landscape arising from the development proposal.
Table 2: Landscape Magnitude of Change
HIGH Major alteration to key elements/features/characteristics of the baseline landscape.
MEDIUM Partial alteration to one or more key elements/features/characteristics of the baseline landscape.
LOW Minor alteration to one or more key elements/features/characteristics of the baseline landscape.
NEGLIGIBLE Very minor alteration to one or more key elements/features/characteristics of the baseline landscape.
Visual Sensitivity The visual assessment identifies a number of representative views of the Site taken from the local landscape setting. These representative views are taken from public rights of way, public access land and the public highway (unless otherwise stated). Visual assessment receptor groups include the following:
Table 3: Visual Receptor Groups
Occupants Residences, office, industrial, commercial Various levels of sensitivity and community facilities
The Public Public footpaths, public by-ways, cycle Various levels of sensitivity routes and public parks
Motorists Users of the local highway network Likely to have low sensitivity
The representative views are described as part of the visual baseline assessment and consider the following criteria:
• Location of the viewpoint; • Type of existing view; • Distance between the observer and the site; • Extent and context of the site and/or likely view of development proposal observed; • Sensitivity of the observer; and • Number of observers affected
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With specific regard to distance between the observer and site and the extent of the site/development observed the following descriptions are used:
• Open views – uninterrupted views into the site; • Filtered views – views partially obstructed by vegetation, landform, built-form or combinations of each; and • Distant views – views over 1km form the site.
Each representative view may cover one or number of receptor groups. The criteria for the sensitivity of visual receptors are set out below:
Table 4: Visual Receptor Sensitivity
HIGH For example, principal views from residential properties/ public footpaths or bridleways in landscapes recognised for their quality and/or scenic beauty, and recognised long- distance footpaths and trails.
MEDIUM For example, secondary views from residential properties (often from first floor windows), sporting and recreational facilities/pubic footpaths and bridleways, and views afforded by pedestrians/cyclists using the local highway network.
LOW For example, views from industrial and commercial premises, and views afforded by cars and train users travelling through a landscape.
The GLVIA states that:
“Although residents may be particularly sensitive to change, most land use planning regimes consider that public views are of greater value than views from private properties.”
Magnitude of Effect on Views When considering the scale or magnitude of a visual effect the GVLIA states that this should be described with reference to:
• “The scale of change in the view with respect to the loss or addition of features in the view and changes in its composition including the proportion of the view occupied by the proposed development; • The degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements and characteristics in terms of form, scale and mass, line height, colour and texture;
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• The duration and nature of the effect, whether temporary or permanent, intermittent or continuous, etc; • 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 change would be visible.”
The following table sets out the criteria used to assess the likely magnitude of visual effect.
Table 5: Magnitude of Visual Effect
HIGH The Scheme or a part of it would become the dominant feature or focal point of the view.
MEDIUM The Scheme, or a part of it, would form a noticeable feature or element of the view which is readily apparent to the receptor.
LOW The Scheme, or a part of it, would be perceptible but not alter the overall balance of features and elements that comprise the existing view.
NEGLIGIBLE Only a very small part of the Scheme would be discernible, or it is at such a distance that it would form a barely noticeable feature or element of the view.
The scheme may also result in ‘no change’ to the view on the basis that no part of the scheme or associated works is discernible.
Significance of Landscape and Visual Effects The significance of likely landscape and visual effects is guided by the processes of forming a professional judgement as to how important the likely effect is. The table below illustrates this judgement process.
Table 6: Assessment of Significance
SENSITIVITY
HIGH MEDIUM LOW
HIGH Major Effect Major Effect Moderate Effect
MEDIUM Major Effect Moderate Effect Minor Effect MAGNITUDE MAGNITUDE OF CHANGE LOW Moderate Effect Minor Effect Minor Effect
NEGLIGIBLE Minor Effect Minimal Effect Minimal Effect
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Effects are defined as adverse, neutral or beneficial. The following tables summarise the significance of likely landscape and visual effects.
Table 7: Significance of Landscape Effects
MAJOR The proposed scheme would result in effects that are at a complete/considerable variance ADVERSE with the landform, scale and pattern of the landscape that cannot be fully mitigated; EFFECT would permanently degrade, diminish or destroy the integrity of valued characteristic features, elements and/or setting; would cause a very high quality landscape of recognised value to be permanently changed and its quality diminished.
MODERATE The proposed scheme would be out of scale with the landscape or at odds with the local ADVERSE pattern and landform; will leave and adverse impact on a landscape of recognised quality. EFFECT
MINOR The proposed scheme would not quite fit into the landform and scale of the landscape; ADVERSE affect an area of recognised landscape quality. EFFECT
MINOR The proposed scheme has the potential to improve the landscape quality and character; fit BENEFICIAL in with the scale, landscape and the pattern of the landscape; enable the restoration of EFFECT valued characteristic features partially lost through other land uses.
MODERATE The proposed scheme would have the potential to fit in very well with the landscape BENEFICIAL character; improve the quality of the landscape through removal of damage caused by EFFECT existing lands uses.
MAJOR The proposed scheme would fit in very well with the landscape character and would BENEFICIAL significantly improve the quality of the landscape through removal of damage caused by EFFECT existing land uses.
MINIMAL The proposed scheme would create a barely discernible change the scale, landform and EFFECT pattern of landscape.
Table 8: Significance of Visual Effects
MAJOR Where the scheme would cause a major deterioration in the existing view. ADVERSE EFFECT
MODERATE Where the scheme would cause a moderate deterioration in the existing view. ADVERSE EFFECT
MINOR Where the scheme would cause a minor deterioration in the existing view. ADVERSE EFFECT
MINOR Where the scheme would cause a minor improvement in the existing view. BENEFICIAL EFFECT
MODERATE Where the scheme would cause a moderate improvement in the existing view. BENEFICIAL EFFECT
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MAJOR Where the scheme would cause a major improvement in the existing view. BENEFICIAL EFFECT
MINIMAL No discernible improvement or deterioration in the existing view. EFFECT
Visual effects are considered across two time horizons that include:
• Short term effects – the likely effect of development at year 1 following the completion of development and implementation of the landscape scheme; and • Long term effects – the likely effect of development 15 years post implementation.
Significance – Major and Major-Moderate effects are those considered to be of significance in informing the decision making process. Moderate, Minor and Minimal effects are not considered significant.
The development proposal comprises a standard residential scheme of a relatively small scale and the site does not present any complex or uncommon construction requirements. This assessment does not therefore consider the likely visual effect of development during the construction phase as this will be only consider a temporary change over a short timescale that is unlikely to be of significance.
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Appendix 2
Summary of landscape and visual effects
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Landscape Significance of effect Significance of effect Landscape Resource Degree of change Sensitivity of receptor Magnitude of change Designations (year 1) (year 15)
No direct affect on PRoW. Scheme includes creation Public Rights of Way None - - Beneficial effect (NS) Beneficial effect (NS) of public open space and play faiclities
No direct affect. Creation Water Features of new field pond within None - - Beneficial effect (NS) Beneficial effect (NS) the Site
Minor loss in short-term (appx 10m for highway Vegetation access). Reinforcement None Medium Low Minor adverse (NS) Minor beneficial (NS) of boundaries and new tree planting
Existing pasture used for horse grazing, northern Land use None Low Medium Minor adverse (NS) Minor adverse (NS) section of Site retained as pasture.
Site levels are flat with Landform northern section of Site None Low Low Minor adverse (NS) Minimal (NS) retained as pasture
Limited change will not affect key characteristics. Wreake Valley LCA None Medium Low Minor adverse (NS) Minor adverse (NS) Site adjoins existing settlment.
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Approximate Landscape Significance of effect Significance of effect Viewpoint Potential receptors distance from Sensitivity of receptor Magnitude of change Designations (year 1) (year 15) Site
• Pedestrians 1 • Cyclists 50m None Low-medium Low Minor adverse (NS) Minimal (NS) • Car users
• Pedestrians Moderate-major Moderate - minor 2 • Cyclists 10m None Low-medium High adverse adverse (NS) • Car users
• Pedestrians Moderate-major Moderate - minor 3 • Cyclists 10m None Low-medium High adverse adverse (NS) • Car users
• Pedestrians Moderate-major Moderate - minor 4 • Cyclists 10m None Low-medium High adverse adverse (NS) • Car users
• Pedestrians 5 • Cyclists 10m None Low-medium Negligible Minimal (NS) Minor beneficial (NS) • Car users
• Pedestrians Minor – moderate 6 • Cyclists 35m None Low-medium Moderate Minimal (NS) adverse (NS) • Car users
• Pedestrians Minimal-minor adverse 7 • Cyclists 10m None Low-medium Negligible Minor adverse (NS) (NS) • Car users
• Pedestrians 8 • Cyclists 130m None Low-medium Negligible Minimal (NS) Minimal (NS) • Car users
• Pedestrians 9 • Cyclists 140m None Low-medium Negligible Minimal (NS) Minimal (NS) • Car users
Minimal – minor 10 • Walkers 580m None Medium - high Negligible Minimal (NS) adverse (NS)
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Minimal – minor 11 • Walkers 515m APAC High Negligible Minimal (NS) adverse (NS)
Minimal – minor 12 • Walkers 445m APAC High Negligible Minimal (NS) adverse (NS)
Minimal – minor 13 • Walkers 395m APAC High Negligible Minimal (NS) adverse (NS)
14 • Car users 380m None Low Negligible Minimal (NS) No change
(NS) – A likely effect not considered significant in informing the decision making process.
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Appendix 3
Countryside Agency’s Countryside Character Area 74: Leicestershire and Nottinghamshire Wolds; and Character Area 93: High Leicestershire
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Character Area Leicestershire and 74 Nottinghamshire Wolds
Key Characteristics limestone and the use of the attractive creamy grey stone in Wolds buildings. ● Rolling, glacial till ridges with small narrow valleys.
● Exposed, open, rather bleak ridge tops, often in arable use.
● Sheltered valleys and lower slopes with pasture and frequent hedge cover.
● Scattered small villages of red brick and pantiles.
● Ironstone and Lincolnshire Limestone churches.
● Isolated farms but few cottages and houses: an empty landscape.
● Fox coverts and strong associations with hunting.
● AGENCY VID BURTON/COUNTRYSIDE
Deserted settlements, ridge and furrow and DA shrunken settlements. A view over The Grange near Oakham towards Rutland Water which shows the undulating, sparsely treed and empty nature of ● Prominent and wooded northern and western scarps. this part of the Wolds.
● Many, deeply rural, remote areas with long, The Wolds are essentially a range of undulating hills, straight enclosure roads, wide verges and narrow broken by vales and dominated by boulder clay. From the sunken lanes. open ridge tops, now often under arable cultivation, there are wide views westwards to Charnwood, southwards to ● Major inland reservoir at Rutland Water. High Leicestershire and northwards across the Trent and Belvoir Vales. Between ridges, which often have the Landscape Character rectilinear pattern of 18th and 19th century enclosures, the The Leicestershire and Nottinghamshire Wolds are part of slopes and valleys are predominantly pasture, often with the belt of wolds landscapes underlain by Jurassic rocks large older hedges and more frequent hedgerow trees. which extend from the Cotswolds to Lincolnshire. In the Regularly-spaced across the landscape there are small south, the Wreake Valley forms the boundary with the villages, mainly of red brick buildings clustered around a more varied and wooded landscape of High Leicestershire. church. Some of the grander buildings and the churches In the west a moderately steep escarpment rises above the themselves are built of ironstone or limestone. The Soar Valley. This becomes steeper and more irregular in the farmsteads dotted across the countryside are either modern north, in strong contrast to the flat landscape of the Trent or 19th century red brick and there are few isolated valley below, and ends in the north east in the fine wooded cottages and houses. The pattern of hedges is often at its setting of Belvoir Castle above the Vale of Belvoir. In the best around the villages, where the small plots connected east the landscape is characterised by a sequence of irregular to individual dwellings have been retained, although there landforms and, eventually, is dominated by the Lincolnshire are many well-maintained hedges, often associated with Limestone, with the Vale of Catmose separating High small spinneys, which form an essential element in the Leicestershire from the Kesteven Uplands. This eastern area’s fox hunting traditions. Around some of the villages transition is masked by quarrying of the underlying the earthworks of a formerly more extensive settlement can
124 be seen and there are many wholly deserted settlements of settlement. Melton Mowbray has industrial and and very extensive areas of ridge and furrow. commercial buildings at its outskirts and Asfordby is quite a substantial settlement. However, even here, the Around the western and north-western edge of the Wolds, predominantly rural and partially deserted character can the Rhaetic escarpment breaks up to form the wooded hills still be seen, with extensive ridge and furrow and strong at Gotham and West Leake on the edge of the Trent patterns of parliamentary field enclosure. Valley. A second escarpment of Lower Lias Limestones, forming the watershed between the Trent and the Wreake, In the east, the land subsides into the Vale of Catmose winds its way across the area from Six Hills to Belvoir. It which is a deeply rural area disrupted only by the cement is these scarps and particularly the wooded heights around works on the northern edge of Ketton just outside the area. Belvoir which provide the greatest variety within the High It is dominated by Rutland Water which is a focal point in Wolds. There are woodland, wet flushes and unimproved many views. The Vale is more wooded than the rest of the grassland on the steeper slopes. To the south the land falls area although the northern part is predominantly arable. into the well-wooded Wreake Valley which, in contrast to much of the rest of the area, is strongly affected by 20th On the high Wolds, the remote rural character of a century development, including gravel workings, Asfordby seemingly half-empty landscape, where small settlements Mine and major new roads. It has a much denser pattern are connected by wide enclosure roads with wildflower-rich
Area 74 boundary Character Area 74
Adjacent Area 75 Leicestershire and Nottinghamshire Wolds
A Road
B Road 400-600' Railway and Station 200-400' County boundary 0-200' height above sea- level in feet District boundary
NOTTINGHAMSHIRE LINCOLNSHIRE Cotgrave Belvoir South Kesteven 48 District
Rushcliffe District Knipton Res. Gotham Keyworth 3 SK
East Wysall Goadby Leake A60 A46 Upper Broughton Marwood Nether Broughton Waltham A6006 Willoughby- Melton District on the Wolds 69 on-the Wolds Old Dalby 75 Holwell Scalford Wymeswold LEICESTERSHIRE Charnwood District Grimston A606 5 A 6 MELTON 00 A607 6 MOWBRAY 2 Walton on Wymondham the Wolds Asfordby Seagrave Sileby 7 93 Cottesmore River Wreake Whissendine Ashwell RUTLAND UA 6 Langham A606 Exton Oakham 1 94 8 Rutland Water Edith Weston 0 10km
9
125 Branstone in Leicestershire, a small settlement in a sparsely populated landscape.A mix of limestone and redbrick buildings often with red pantiles. VID WOODFALL/COUNTRYSIDE AGENCY VID WOODFALL/COUNTRYSIDE DA
verges, is disturbed only by pylons, airfields and the busy Historical and Cultural Influences A46. At the edges there is more obvious modern influence. Gypsum is mined around the Leakes. East Leake and The evidence of prehistoric activity is rather sparse. There Keyworth have developed into quite substantial settlements, is a limited scatter of finds and possible occupation sites being a short distance from Nottingham. In the east there towards the north above the Belvoir escarpment and the are limestone and ironstone quarries towards Lincolnshire. Knipton Valley and it is here, too, that the area’s significant Iron Age occupation has been found. In the Roman period Physical Influences the Fosse Way (A46) cut across the western edge of the area and is still prominent in the landscape. Another road The Leicestershire and Nottinghamshire Wolds are led from it across the crest of the Wolds and there are dominated by a thick layer of glacial till which, for most of several nearby occupation sites. Some of these may be the area, is underlain by the clays of the Lower Lias. At its linked with the iron working that is known to have taken western edge the underlying Rhaetic mudstones and place in the area. limestones of the Upper Triassic form a low but steeply- inclined escarpment against the Mercia Mudstones Group to Early Anglo-Saxon occupation of the area may have been the west. Prominent outliers occur at Gotham West and limited and it is not certain whether the numerous bys and Leake Hills. To the east is the more imposing Lower Lias thorpes of the 9th and 10th century Scandinavian invaders escarpment which rises prominently above the Vale of represent re-naming of existing settlements or the founding Belvoir. In the east the Middle and Upper Lias overlie the of new ones, although there was probably a mixture of the Lower Lias east of Scalford, and the Northampton Sand and two. The Wolds were upland grazing areas prior to, and Lincolnshire Limestone crop out further east. The blanket for a long-time during, the period of population and of glacial till, and the moderately fertile soils to which it settlement expansion which began to take place from the gives rise, have been a dominant influence on the Scandinavian settlement onwards. The medieval landscape development of the landscape. was probably one of intermittent woodland with vast rough pastures reached by lanes and trackways from the The Wolds form a watershed between the Wreake, Soar surrounding valleys. Many of these routes can still be traced and Trent. From the Lower Lias escarpment, extending today. As the population grew, small villages, surrounded north eastwards, numerous streams, many with steep sided by their open fields, came to dominate a landscape from valleys, drain directly into the Wreake. To the north-west which the tree cover had largely disappeared. Indeed, in the the drainage to the Trent is more tortuous, while there is 11th century, the Leicestershire Wolds were among the also drainage westwards to the Soar. most densely populated parts of the county.
126 However, when decline started in the 14th century, a Belvoir. It is an imposing structure in a style best described period of contraction in the number and extent of as 19th century baronial. settlements began which has continued down to modern times. There was piecemeal enclosure of the open fields Land Cover from the 15th century onwards but, in comparison with High Leicestershire, many more areas remained unenclosed Most of the land is in agricultural use. Both arable and until the 18th and 19th centuries. The landscape became pasture are present with a predominance of arable on the thinly-populated and dominated by sheep grazing. Seasonal gentler gradients and ridge tops, where hedgerow size is labour and the long journeys for agricultural workers correspondingly reduced. Pasture, often associated with the reflected a partly-empty landscape of small villages, farms smaller, more irregular, fields of early enclosure and larger, and very few cottages in which large manor houses and often multi-species hedges, is characteristic of the steeper parks were scarce. Major centres - Belvoir Castle and ground and of the smaller fields around the villages. Melton Mowbray - developed only at the edge of the area. Neutral grassland of nature-conservation value is still to be Melton, the only town, lies at the foot of the Wolds within found in some of these pasture fields and ridge and furrow the Wreake/Eye Valley, and developed from a small village is often very prominent. Spring-line flushes along the edge under the patronage of the Mowbray family to a substantial of the scarp are of wildlife conservation interest. market town in the post-medieval period. Apart from hedgerow and streamside trees, tree cover is In the 19th and 20th centuries, arable cultivation resumed generally sparse. The exceptions are the wooded scarps and on a large scale, ironstone quarries were opened in the hills to be found along the northern edge and the better eastern part of the area, gypsum was mined in the north- tree cover of the Wreake Valley. There are few areas of west corner and Asfordby deep coal-mines were developed conifers and the predominant tree species are ash, oak, in the Wreake Valley. Railways came and went and pylons sycamore. In the Bunny Hill to Windmill Hill area there and airfields were imposed on the landscape. However the are fragments of coppice woodland. Parks, generally fundamental character of the land, emphasised by deserted dominated by mature parkland oaks, are to be found on and shrunken settlements and extensive ridge and furrow, sheltered sites around the northern edge of the area. had been formed centuries before. Rutland Water reservoir In general, built-up areas do not occupy a significant is now an important conservation area and a popular proportion of the landcover and airfields are the only location for recreational visits and has become an important substantial non-agricultural use other than woodland. focal point. Exceptions include Melton Mowbray and neighbouring Asfordby, the area around Leakes and Keyworth and gravel Buildings and Settlement workings in the Wreake Valley.
The typical Leicestershire and Nottinghamshire Wolds Rutland Water is one of the largest reservoirs in lowland settlement is a small village which is often sited at the England, covering a significant proportion of Rutland. It has junction of glacial till and the underlying Lias, such as become a focal point for conservation and recreation alongside streams. Many of the buildings are red brick but, interest in the area. in the eastern part of the area, ironstone and limestone are found and the spired churches are everywhere built of stone. Both stones are attractive, the limestone a creamy grey, the ironstone a wide range of tawny colours. The local style of banding the two, particularly in churches, is very distinctive. The churches emerge above a roofscape dominated by weathered pantiles which, in the east, can be a rather startling red, typical of Lincolnshire. The villages are connected by winding lanes but also by straight, wide enclosure roads and the isolated farmsteads are either modern or built of red brick. Around the edges of the area, and particularly on the Nottinghamshire side, there are enlarged commuter villages with high density modern housing at their edges. Melton Mowbray is a quite prominent settlement with an outer edge of light industrial VID WOODFALL/COUNTRYSIDE AGENCY VID WOODFALL/COUNTRYSIDE and commercial buildings and an older brick-built core. DA Of the individual buildings, Belvoir Castle is by far the The area is crossed by several ancient roads.They are grandest with an outstanding site overlooking the Vale of characteristically long and straight with wide verges. 127 The Changing Countryside Shaping the Future
● Ridge and furrow, unimproved grassland and the ● The management of coverts, hedges and other landscape earthworks of deserted settlements are vulnerable to features of sporting value can be combined with nature- damage from agricultural improvement, including the conservation objectives. ploughing up of permanent pasture and the conversion ● The tradition of well-managed hedges needs to be to arable or ley. continued. ● Some features of the landscape like fox coverts and well- ● Ancient earthworks are so extensive that broad area managed hedgerows are in part dependent on the management policies agreed with farming interests may continued hunting interest of the area. well be appropriate. ● Many parts of the landscape are very open and new ● The retention and management of neutral grassland is buildings, such as large farm buildings, are potentially important. very prominent.
● Although the spread of commuter settlements around Selected References Nottingham and along the Wreake Valley is unlikely to extend up onto the high Wolds, the area’s villages are 1970s, Leicestershire County Landscape Appraisal. generally small with a finely balanced historic character Hoskins, W G (1957), Leicestershire, Hodder & Stoughton. that could be affected by even small amounts of Pye, N (1972), Leicester & its region, Leicester University inappropriate development. Village Design Statements Press. are therefore particularly appropriate.
● Rutland Water and its surrounding areas have become a Glossary highly valued landscape as it has matured. It is now designated as a Ramsar site for its conservation flush: pool, marshy place, sudden rush of water importance for wildfowl and is also a popular location leys: land that has remained untilled for some years or land for informal recreation such as sailing and cycling. put down to grass or clover for a limited number of years Ramsar: European designation relating to conservation of birds VID WOODFALL/COUNTRYSIDE AGENCY VID WOODFALL/COUNTRYSIDE DA The Leicestershire and Nottinghamshire Wolds are an open, empty landscape with isolated farms and few cottages or houses.
128 Character Area 93 High Leicestershire
Key Characteristics and enclosed, or broad and quite intensively farmed, as around Queniborough Brook. Villages are often sited on the ● Broad rolling ridges and varied, often steep-sided higher ground, frequently because they are on small, valleys. exposed hillocks of sand and gravel which were the best places for medieval settlement. The spired churches built of ● Well-treed character from hedgerows, hedgerow limestone or ironstone with a cluster of red brick or stone trees, copses, spinneys and small woodlands, the last buildings near them can be prominent and attractive often sited on ridges. features. Around these villages there are sometimes smaller, ● Mixed farming, but with arable mainly on the ridge linear fields indicative of ancient plots. Across High tops and the wide valley bottoms. Leicestershire as a whole there is a difference between the areas of early enclosure with small sub-rectangular fields ● Sparse settlement of small villages with little modern and the more strongly rectilinear pattern of later enclosure. development. The latter is found at the edges and in a band of higher ● Ironstone and limestone churches and vernacular ground towards the centre. buildings but also abundant brick.
● Frequent and very prominent ridge and furrow and many deserted settlements.
● Green lanes, quiet country and a remote, rural, often empty character.
Landscape Character
High Leicestershire rises out of the clay of the Leicestershire and Northamptonshire Vales on its western and southern sides. To the north and east, it abuts the Leicestershire and Nottinghamshire Wolds, rising steeply out of the Wreake Valley, but with a more gradual
transition to the Vale of Catmose and Rutland Water. It is AGENCY VID BURTON/COUNTRYSIDE a remote, rural landscape of small villages and scattered DA farms with a well-treed character in many places, at odds This typical view near Ridlington, Rutland, shows the well treed character, broad rolling ridges and quiet rural character of with its elevation and in contrast to the Wolds to the north. the area. This has been created by the long tradition of hedgerow management as part of hunting country, by the frequent There is considerable variety across the High hedgerow trees and copses and by the spinneys and farm Leicestershire landscape. The highest land is found around woodlands on the ridges. Where the many winding roads Houghton, Billesdon and Whatborough with steep slopes dip down into the sheltered valleys, the wooded character dropping down to Queniborough Brook and with fine is enhanced by overgrown hedges and small fields, as well views across open countryside. The finest views of all lie as frequent parks and well-sited attractive country houses. further north still and are to be had from the Iron Age The landform is essentially rolling with quite broad ridges hillfort at Burrough Hill. In the east, there are more where the majority of arable land is sited. The ridges gentle scarp slopes. Here, significant ancient woodlands contrast with the varied valleys, which can be small, remote survive from the former Leighfield Forest and the area is
158 characterised by the dominance of orange and tawny Physical Influences ironstone in most of the buildings. At the southern edge is a more open landscape, parts of it not enclosed until The area is underlain by Lias clays of Lower Jurassic age. the 19th century. Much of the land, particularly the eastern part, is covered by thick deposits of boulder clay (glacial till). The land rises to High Leicestershire has been described as an ‘empty’ a central area of high ground at Billesdon, with steep scarp landscape and travelling along the remote green lanes and slopes on the northern aspect. From here, streams radiate gated roads it is easy to see why. The emptiness is southwards, eastwards and westwards to the Sence and particularly evident in the winter and in summer evenings Welland, carving out narrow valleys and leaving broad when low light shows up the abundance of ridge and ridgetops. To the north a wide valley filled with boulder clay furrow and the earthworks around shrunken settlements or separates the elevated ground from further high points at wholly deserted ones. Nowhere is this more apparent than Borough Hill and, in this northern part, the main drainage in the setting of the fine landscape parks, some the pattern is towards the river Wreake and Rutland Water. In successors to medieval deer parks. Here, isolated churches many places, boulder clay has been eroded down to the more and shrunken villages or the earthworks of deserted freely-draining and easily cultivated glacial sands and gravels. settlements, sit within, or close to, parks and not far from It is on these outcrops that many of the ancient villages like the 17th or 18th century mansions. Kings Norton and Houghton on the Hill lie. Elsewhere, and on the Lias clays, the soils can be heavy and intractable.
Area 93 boundary Character Area 93 69 Adjacent Area High Leicestershire A Road 600-800' B Road 400-600' 200-400' Railway and Station height above sea- County boundary level in feet
District boundary A607
Great Little Dalby Dalby Gaddesby Melton District Ashby Burrough 69 Folville Pickwell Queniborough on the 74 Hill Syston Barsby Somerby South Croxton Twyford 1 Knossington SK 0 TF Charnwood District R Thurmaston iver Gwash Lowesby RUTLAND UA Owston 75 Cold Newton Halstead Braunston- CITY OF in-Rutland A6121 LEICESTER UA A47 North Ketton Launde Abbey R iver Chater 3 Luffenham Billesdon Skeffington 0 Loddington 0 A43 Eyebrook Ridlington 6 Houghton A Wing on the Hill South Luffenham Galby East Belton- Kings Tugby in-Rutland Morcott Norton Norton A47 TF 0 LEICESTERSHIRE Glaston Barrowden TL Oadby and Great Illston Goadby UPPINGHAM Wigston Glen on the Lyddington District Hill Hallaton A6 East Northamptonshire District Eye Brook Tur Glooston Resr SP 0 TL Langton 92 Harborough District 94 Medbourne
Corby District NORTHAMPTONSHIRE 8 9 7 89
0 10km
159 in 1469. Great Stretton died a much slower death, the village gradually shrinking to two farms by the end of the 18th century. The open fields were enclosed piecemeal in many areas before the parliamentary enclosures of the 18th century. The more recent, with their more strongly rectilinear pattern, are characteristic of the southern and northern parts of the area and a band extending from Stoughton to Skeffington. In the early modern period, the land market allowed the development of substantial estates. These were the basis of the grand country houses of the 17th and 18th centuries, of which Quenby Hall is the finest example. Landscape parks were laid out there, at Lowesby, Launde, Baggrave VID BURTON/COUNTRYSIDE AGENCY VID BURTON/COUNTRYSIDE
DA and elsewhere. Today, the country house in a parkland The Iron Age hillfort at Burrough Hill Country Park provides setting with a deserted settlement within, or close to, the panoramic views over High Leicestershire. park is a characteristic feature.
Historical and Cultural Influences Apart from agricultural change in the form of field expansion and hedgerow removal, the growth and decline While there is evidence of prehistoric activity in the area of railways, the construction of prominent post-war farm from at least the Neolithic period and there was an Iron Age buildings and the rebuilding of many of the mud and cob hillfort at Burrough, the extent and pattern of prehistoric village buildings in brick and stone, there has been much settlement is largely unknown and Roman activity in the less 19th and 20th century change than in most of the area appears to have been slight except at the edges along midlands. the Soar Valley. Yet it is likely that many parts of the area had been occupied and settled for centuries, if not millennia, before the Anglo-Saxon take-over of the area. This occured in the period before the conversion to Christianity and resulted in the Saxon cemeteries at sites like Ingarsby and Billesdon Coplow. Even if Anglo-Saxon settlement was quite frequent, as the tons in the southern half of the area give evidence, there was still room for the bys and thorps of the later Scandinavian settlers, particularly in the north. By 1086 the area was quite densely populated, certainly much more so than Leicestershire west of the Soar Valley,
and the frequency of settlement was greater than it is AGENCY VID BURTON/COUNTRYSIDE DA today. In the period up to the disasters of the 14th century, The gently rolling and ridged landscape looking to the north west there was expansion of population and cultivated land and from Burrough Hill Country Park. Arable farmland predominates, a prosperity which is reflected in the Early English characterised by large fields bordered by hedgerows interspersed churches, particularly towards the east of the area where with hedgerow trees. good stone was available. High Leicestershire was substantially cleared of large woodland which survived only Buildings and Settlement in the east in the Leighfield Forest, notably at Launde, The characteristic settlement of the area is a small village, Knossington and Cold Overton and this area was retained usually located on a high point, with buildings clustered as forest when the rest of Leicestershire was exempted in around a spired church of grey limestone or, more 1235. The villages were surrounded by open fields, the commonly, ironstone which can vary from deep orange ridge and furrow of which can still be seen in many areas. through rust brown to a lighter golden brown. Sometimes From about 1350 a steady decline set in, with abandonment limestone and ironstone are found banded in the same and shrinkage of settlement down to recent times and building. In the western and central parts of the area, most migration to employment centres in west Leicestershire in of the older village buildings are of a subdued red brick the post-medieval period. The villages were deserted for a with slate or tile roofs but, towards the east, ironstone great variety of reasons and over a long period. Ingarsby for becomes prominent for all buildings, so that the cores of instance was deserted when the monks of Leicester Abbey, villages like Uppingham are dominated by its tawny the lords of the village, converted the open fields to pasture colours. Thatch is also used. 160 The Changing Countryside
● The forces for change in the landscape are almost entirely agricultural and are erosive rather than major impacts.
● The traditionally high standards of hedgerow maintenance have diminished in some areas. There has been localised neglect and loss as a result of agricultural intensification.
● Modern farm buildings are sometimes locally intrusive.
R. RIXON/LEICESTERSHIRE COUNTY COUNCIL ● Ploughing out of ridge and furrow and damage to A view over a fine example of ridge and furrow to Quenby Hall. deserted settlements has occurred locally. Quenby is the best surviving example of the grand country houses of the 17th and 18th centuries in this character area. Shaping the Future Farmsteads, often in red brick, are isolated along minor lanes and trackways. The area is crossed by only a few ● The continuation of the area’s tradition of hedge major roads but there are many minor ones, often with maintenance is important. quite wide verges and gated roads connecting the farmsteads, hamlets and shrunken villages. High ● The conservation of parkland and ridge and furrow Leicestershire contains some fine country houses built of should be addressed. limestone, ironstone and brick, including Quenby and Noseley, well set within parkland on sheltered sites. Selected References Hoskins, W G (1957), Leicestershire, Hodder & Stoughton. Land Cover Hoskins, W G (1949), Midland England, Batsford, London. The predominant land cover is agricultural land in mixed Pye, N (1972), Leicester & its region, Leicester University arable and pasture use but with an abundance of arable on Press. the broader ridge tops and wider valley bottoms. The hedgerow cover is generally good with quite frequent No date or author (1970s), Leicestershire County Landscape hedgerow trees but the hedgerows are regularly cut low Appraisal. and are less apparent in the arable land. The area appears to be well-wooded but, with the exception of the frequent woodlands to be found in the east in the area of the former Leighfield Forest, this arises from the hedgerows and hedgerow trees, small hilltop copses, spinneys and parks rather than from any great extent of large woodlands. The hedges are almost invariably hawthorn dominated, with oak and ash being the principal hedgerow trees. These species tend to recur in the copses and spinneys as well as associated groups of conifers. The parklands have a range of parkland trees like oak and lime but also conifers like cedars and Wellingtonias. R. RIXON/LEICESTERSHIRE COUNTY COUNCIL
The cluster of woodlands on the undulating ground around Hallaton, a small, remote settlement set in a broad, rolling the Eye brook and river Chater are generally ancient and landscape. Buildings are a mixture of ironstone and red brick. survive from Leighfield Forest. They are mainly oak and ash woodlands which were still being coppiced in the early 20th century and are of significant nature-conservation interest in a region without much woodland cover.
161 Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
Appendix 4
Leicester, Leicestershire and Rutland Landscape and Woodland Management Strategy: Wreake Valley Landscape Character Area
January 2013 EMS.2351
5 Leicester, Leicestershire and Rutland Landscape Character Areas
5.13 Wreake Valley The Wreake Valley is a flat bottomed, east-west oriented river valley with an average width of 1.5 – 2.5 kilometres. Its usually gently sloping sides form sometimes indistinct boundaries with the neighbouring character landscape areas of The Wolds to the north and High Leicestershire to the south. To the west the Wreake Valley runs into the Soar Valley and in the extreme east it has a very short boundary with the Vale of Catmose. Agriculture is mixed arable and pasture, with arable tending to predominate in the area to the east of Melton Mowbray, where the River Wreake becomes known as the River Eye. In the valley bottom field sizes and boundary types vary considerably. Fields are often interspersed with small copses of willow and poplar especially close to the Wreake itself. Away from the valley bottom the fields tend to be larger and more regular in shape. Hedges, which are often gappy and poorly maintained, are predominantly thorn with some blackthorn. Hedgerow trees are scarcer in the east than in the west, but ash is the dominant hedgerow tree throughout, with oak also present in some places. Woodlands are few apart from in the east, where there are scattered small plantations, with more substantial mixed deciduous and conifer woodlands around Stapleford Park. Evidence of the historical development of the landscape is found in many places. Fields often show the influence of ridge and furrow, old pollards, hedgebanks, and enclosure. Roads tend to be narrow and often winding, especially within the settlements. Parkland is found at Brooksby and Stapleford, the latter having a widespread influence on the landscape. A network of open drainage ditches and small streams, the River Wreake, field ponds and wetlands combine with mixed, predominately stock farms, to create a broad range of ecological associations. The River Eye has been declared an SSSI and is listed in the Nature Conservation Review as a nationally important site, although this recognition has not protected it from the degrading effects of agricultural intensification. Former gravel pits, now flooded, create locally important water features and wildlife habitats to the south of Asfordby and to the south of East Goscote. At the valley’s western end the urban influences of Syston and East Goscote detract from an otherwise rural character. Between Ratcliffe-on-the-Wreake and the outskirts of Melton Mowbray the valley is, with the exception of Asfordby, predominately rural in character. The villages here tend to be small, meandering and crowded onto higher land along the valley sides, giving them views across the valley which are an important element of their settings. Melton straddles the valley and acts as a physical divide between its western and eastern sections. Its industrial margins are apparent in many views. East of Melton the settlements are much smaller, more dispersed and of a far stronger rural character than to the west of the town and this part of the area has a feeling of remoteness. The A607 follows the valley between Syston and Melton Mowbray, again emphasising the contrast between the west and the east of the character area, where the B676 is the major road. The A607 runs just above the floodplain, again providing many views across the valley. Several other major (A606, A6006) and minor roads converge on Melton. Elsewhere minor roads link the area’s villages and those crossing the river valley are often subject to flooding when river levels are high. The Peterborough - Leicester railway line also follows the valley.
60 Leicester, Leicestershire and Rutland Landscape Character Areas 5
little woodland flat bottomed river valley
mixed arable and pasture
wetland sites of ecological importance Distinctive features flat bottomed river valley with gently sloping sides mixed arable and pasture little woodland urban influence of Melton Mowbray more rural character in the east widespread features of historical and ecological (particularly wetland) interest
Issues neglect and loss of hedges and hedgerow trees neglect and loss of riverside pollards lack of woodland management potential impact of further mineral extraction potential impact of any large scale road, housing or industrial development potential impact of splitting up and/or development within large parkland estates
61 Landscape and Woodland Objectives and Guidelines 6
6.12 Welland Valley OBJECTIVE To conserve and enhance the traditional valley floodplain landscape GUIDELINES Improve management of hedgerows and hedgerow trees Increase tree cover through new hedgerow tree planting and field corner planting Conserve old willow pollards alongside watercourses through improved management Encourage new streamside scrub and willow fringe planting where appropriate Conserve and enhance the remaining species-rich wetland meadows
6.13 Wreake Valley OBJECTIVE To conserve and enhance the rural character of the river valley landscape GUIDELINES Conserve the existing woodland resource through improved management Increase woodland cover in small blocks, whilst respecting the historical and ecological features which are important to the area’s character Improve management of hedgerows and hedgerow trees Conserve old willow pollards through improved management Encourage new planting of wet woodland including streamside willow planting where appropriate Conserve existing wetland habitats and identify opportunities for creating new ones Ensure that where new mineral workings are necessary, restoration schemes respect the pattern of the local landscape and contribute to an overall increase in tree cover and wetland habitats Seek to establish, in partnership with others, an agreed plan for a broad range of environmental improvements to the Wreake Valley
85 Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
Appendix 5
Borough of Charnwood Landscape Character Assessment: Wreake Valley Landscape Character Area
January 2013 EMS.2351
WREAKE VALLEY WREAKE VALLEY LANDSCAPE CHARACTER AREA
7.63. Key Characteristics
River Wreake meanders in a flat bottomed river valley with gently sloping sides. The valley experiences flooding Rural character to east of Broome Lane, East Goscote Leicester City and Syston have an urbanising influences in the west Limited valley crossings, with the A46 and A607 roads on engineered embankments Area of mixed arable and pasture farming Some neglected and lost hedgerows and hedgerow trees Restored mineral workings Settlements are on the valley slopes, with churches marking villages Main settlements are Ratcliffe on the Wreake, Thrussington, Rearsby, East Goscote, Queniborough and Syston.
7.64. General Description
The River Wreake lies in a broad valley of two contrasting parts: the area east of Broome Lane, East Goscote has a rural quality, and the area to the west, where the Wreake joins the Soar, is affected by the urban influences of Syston and Leicester with their significant industry, housing and engineered roads.
The eastern area is still predominately rural in character retaining a remote countryside appearance and agricultural character. Settlements are sited on the gravel terraces on either side of the valley. The A46 and A607 are mostly elevated on embankments in
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the floodplain. The Rearsby by-pass is a busy element on the southern fringe, but it has removed through traffic from the village roads and has created a more peaceful feel to Rearsby and East Goscote.
The Wreake Valley has a network of wetland habitats. Much of the western area has been worked for sand and gravels and subsequently restored, and is now returning to grazing or recreational use with lakes, ponds and a golf course in well wooded settings created by naturalisation and landscaping.
7.65. Geology
The majority of the valley floor is alluvium with river gravel terraces and superficial deposits of sands and gravels. On the rising ground a thick covering of boulder clay overlies the Keuper Marl bedrock.
7.66. Topography
The landscape is dominated by the slow-moving River Wreake, which flows eastwards along a flat valley bottom with gently sloping sides.
7.67. Land Use
The eastern area is predominately farmed. The western area contains the larger settlements, industrial areas, and gravel workings. The working of the sands and gravels has had a significant effect upon the present day landscape, with some past workings now restored for agriculture or recreation.
7.68. Farming
The more rural eastern area is characterised by mixed agriculture. Intensification of agriculture in the latter part of the 20th century has caused a loss of hedgerows due to field enlargement and in the last twenty years there has been a change from grassland management to the production of arable crops. Pastures are predominantly cattle grazed. However some conversion to horse paddocks has extended across the area, e.g. along Ratcliffe Road between Ratcliffe-on-the-Wreake and Thrussington. A number of horticultural nurseries were established in the later part of the twentieth century near East Goscote and Syston. Although some smaller nurseries have recently been redeveloped for housing or horse grazing, there has been expansion of tree and shrub growing nurseries between Syston and Queniborough.
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Following mineral extraction at Syston the restored agricultural grazing land has an open parkland quality due to its large fields and lack of hedges.
7.69. Industry
Syston and the surrounding area has a long tradition of manufacturing. Recent times have seen a decline in traditional industries of textiles and boot and shoe production and associated machinery manufacture. Some older industrial sites within the town have been redeveloped for housing. Currently the major industries of the area are distribution warehouses, engineering workshops and food manufacturing. There are a number of headquarter offices for local businesses, such as textiles and aggregates. More recent large industrial estates have tended to be concentrated either on the outskirts of the settlements, such as western Syston, south-west of Queniborough, and west of East Goscote, or some distance away, for instance on the former airfield to the south-east of Rearsby. The industrial buildings and associated areas are often very prominent in the valley landscape.
7.70. Leisure & Recreation
The area includes formal recreational facilities following sand and gravel extraction in the floodplain: - private fishing lakes - a sailing club located north of Syston - a golf course at East Goscote, between the railway line and the A46. The Leicestershire Round footpath skirts the village of Ratcliffe on the Wreake, crosses Rearsby and joins the Midshires Way to the east beyond the Borough boundary to the south of Hoby. The quiet country lanes of the north and east are used for horse riding. There are proposals to re-open the River Wreake to navigation.
7.71. Communication
A network of late 20th century roads has been constructed to link the major A6, A46 (Fosse Way) and urban centres and to bypass the villages in the valley. The roads, which are constructed on embankments above the floodplain, are highly intrusive on the flat landscape, particularly as the tree screening has yet to mature. A railway line between Syston and Melton runs parallel to the valley floor, with vehicle crossings at East Goscote and Rearsby, and pedestrian crossings in East Goscote and Syston. The lines connect at Syston Triangle where they are on embankments with mature trees, which screen parts of the settlement from the west.
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Two minor roads run on the river terraces parallel to the River Wreake through the villages; Melton Road along the southern edge of the valley through East Goscote and Rearsby, with the northern road passing through Ratcliffe on the Wreake and Thrussington. There are a few cross-links connecting the villages across the valley. These roads can become flooded. A long-established raised causeway runs by the side of the road between Rearsby and Thrussington to allow pedestrian access at times of flooding. Broome Lane from East Goscote to Ratcliffe on the Wreake has an engineered alignment. Overhead power lines coincide with the Borough boundary at Thrussington.
7.72. Ecology
There are ten Local Wildlife Sites in the area, including a stretch of the River Wreake within the Borough. The River Wreake also functions as the major wildlife corridor across the area, forming a link with the Soar Valley landscape character area. Its tributaries provide local habitat connectivity. Key habitats are wet woodlands, marshes, ponds and hedgerows. Key species include the brown long eared bat, common pipistrelle bat, noctule bat, grass snake, great crested newt and barn owl. Important maternity bat roosts have been recorded in the area and bats are thought to use the river corridor as a feeding ground and commuting route. The otter returned to the River Wreake in the late 1990s.
7.73. Heritage
The historic cores of Syston, Queniborough, Rearsby, Ratcliffe on the Wreake and Thrussington are conservation areas with many listed buildings. Notable amongst these are Queniborough Old Hall, and Queniborough Hall and, outside the villages, Rearsby Mill, Wreake House and Priory Farmhouses are listed. The packhorse bridge in Rearsby is an Ancient Monument, as are the earthworks of a mediaeval grange north of Thrussington. The River Wreake, the major tributary of the River Soar, was made navigable to Melton Mowbray in the 1790s with the navigation eventually extended to Oakham. It closed in 1877 and its route remains marked by converted canalside mill buildings, and the remains of disused wharfs and locks. Isolated in a field by the river at Ratcliffe on the Wreake is an old building known as “the boathouse”. Churches and their towers and spires often draw the view towards the villages from some distance across the landscape. The church at Ratcliffe on the Wreake is located on high ground and can clearly be seen from East Goscote.
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The church spire in Queniborough, at 49m (162 ft), is the second highest in Leicestershire and is clearly visible from the surrounding countryside. Traces of parkland remain around Ratcliffe Hall, Queniborough Old Hall and Queniborough Hall.
7.74. Boundaries & Hedges
Some smaller hedged fields with ridge and furrow are evident on rising ground near Thrussington and Queniborough. These contrast with the larger fields of later dates; the regular shaped fields of parliamentary enclosure, fields enlarged in the twentieth century by hedgerow removal for arable production, and more recently, the large fields created for agricultural restoration following gravel extraction. Generally, cattle grazed pastures are enclosed by hedgerows with mature trees. Hedges are often in a poor state of management and where no longer stock-proof are frequently supplemented by wire fences. Fields under arable production tend to be productive, large to very large and regular in shape. Where arable production is more dominant, many hedgerows have been removed and field boundaries are characterised by mechanically trimmed, very low, sometimes gappy, hedgerows. Where equestrian uses have become established, fields tend to be subdivided into smaller paddocks by timber post and rail fencing which interrupts the sweep of the pastoral landscape.
7.75. Woodland & Trees
Woodland is a minor component of the landscape, consisting mainly of small areas of semi-natural broad-leaved wet woodland dotted along the River Wreake. Ash, common alder, crack willow, white willow and goat willow are the dominant trees. The ground flora is species-poor and typical of this wet-woodland habitat. Riverside willow and ash trees grow along the river banks; mature willow pollards are frequent, although some are deteriorating through lack of regular management. Occasional trees are present where hedgerows remain in association with pastures. Ash tends to be the most abundant tree but, close to the watercourses, willow species and common alder dominate. .At Rearsby, mature trees in extensive grounds of Westfield and the Convent (Church Leys) create a distinctive approach to both south and north entrances of the village. Immediately to the east of the Borough boundary, there are views of Brooksby College in its treed parkland landscape.
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7.76. Hydrology
The valley is dominated by the east-west flowing River Wreake that joins the River Soar at Junction Lock, just north of Syston. The river and its tributaries are in the floodplain and are susceptible to flooding. The river is associated with a network of wetland habitats with a system of ditches, old oxbows and backwaters, marshes, fens, wet meadows, and small areas of wet woodland. The Gaddesby Brook, which meanders across the widest part of the flood plain, is the most visible of the several tributaries to the River Wreake. Nutrient enrichment through agricultural run-off can impact on the water quality of the river and minor watercourses. Stretches of the river can be choked with an abundance of aquatic vegetation. South of East Goscote the area has been intensively worked for sand and gravel extraction. Flooded gravel pits remain and provide water features for recreation, such as sailing and angling, and can be valuable for biodiversity.
7.77. Buildings & Settlements
The area comprises two distinctive and contrasting parts: - East of Broome Lane, East Goscote, the area has a rural character, with small, nucleated villages often located on higher ground on valley sides with views across the landscape (e.g. Ratcliffe-on-the-Wreake, Thrussington and Rearsby). - The town of Syston, the suburban development of East Goscote and large village of Queniborough dominate the western part where the flat valley floodplain of the Wreake merges into the Soar Valley. Villages are generally of nucleated form. Village edges with red brick dwellings often blend well in the landscape. However, the demarcation is harsher where buildings have been refurbished with white window frames or white rendered walls. Often the use of standardised materials in newer housing can present a harsh appearance at the countryside edge, such as at Syston and East Goscote. Farm buildings are either dispersed or located within the small villages. These traditional buildings have red brick walls with clay tile or slate roofs. Auxiliary farm buildings can be large with tall silos highly prominent in the landscape (e.g. Manor Farm in Thrussington). Where agricultural use has switched to horse grazed pastures, timber stables have become common features in the fields.
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Landscape Strategy for the Wreake Valley Landscape Character Area is to Conserve and Enhance
7.78. Strength of Landscape Character
Around the larger settlements of the western part of the Wreake Valley there is an urbanising influence and greater variety in land use and tree cover. The recreational uses and naturalising landscape of restored gravel workings also provides a contrast to the pastoral countryside. However, in general and particularly in the eastern valley there is a distinct well defined strong tranquil and rural character of the river valley landscape contained by the surrounding landform of rising slopes.
7.79. Landscape Condition
There is fragmentation of landscape features around the larger western settlements although planting around the restored gravel workings is now establishing and creating new cohesive, localised features. Although without substantial woods, there is a feeling of being in a well treed landscape, created by the hedgerow trees, waterside copses and tree fringed river. Neglect of some hedgerows and lack of management of waterside trees is leading to fragmentation and potential loss.
Overall the strength of landscape character is considered moderate and the landscape condition is moderate.
7.80. Landscape Strategy Matrix
Moderate Moderate-Good Good
Good Enhance Conserve & Conserve & Enhance Manage Poor-Moderate Moderate Moderate-Good
Moderate Enhance & Conserve & Conserve & Restore Enhance Enhance Poor Poor – Moderate Moderate
Landscape Condition Poor Restore & Enhance & Enhance Create Restore Weak Moderate Strong Strength of Landscape Character
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7.81. Guidelines For Wreake Valley Landscape Character Area
To be read in conjunction with General Guidelines.
Conserve and enhance the tranquil and self-contained character of the rural part of the Wreake Valley with its well-treed landscape and relaxed management regime of hedges and roadside verges. Seek to include tree planting and small woodlands in and around any new development New development should preserve the open character of the Wreake valley, and have regard for the views across the valley Enhance the Wreake Valley landscape character around the fringes of the existing larger settlements by increasing tree cover Seek to mitigate the harsh urban edge of East Goscote Support the restoration of sand and gravel extraction pits to provide opportunities to deliver recreation where landscape and biodiversity objectives can be achieved Seek opportunities for natural water management storage within the floodplain particularly where this can benefit biodiversity Conserve the integrity of features of historic interest typical of the Wreake Valley such as the packhorse bridge at and the causeway to Rearsby, the boathouse at Ratcliffe on the Wreake and retain views of the village churches. Protect the setting of these features in the landscape Encourage the conservation and management of meadows and waterside pastures Preference will be given to the use of tree and shrub species locally native to the Wreake Valley character area in planting schemes Where safety allows retain dead wood to benefit invertebrates Seek to increase wet woodlands through natural colonisation and the use of local origin stock Seek opportunities for the creation and enhancement of the following habitat types typical of the Wreake Valley: - All wetland habitats (wet woodland, marsh, fen, ponds, shallow scrapes, etc.) - Riverside trees - Hedgerows and hedgerow trees.
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66 Former Rearsby Roses Site, Melton Road, East Goscote – Landscape Statement Cleint: GEG PROPERTIES
Appendix 6
Rearsby Village Design Statement 2002
January 2013 EMS.2351
Copyright Rearsby Village Design Statement Team 2002 Team Statement Design Village Rearsby Copyright
be accessed via the Clerk of Rearsby Parish Council or via the Rearsby website at www.rearsby.net. at website Rearsby the via or Council Parish Rearsby of Clerk the via accessed be
The VDS Team has collected various information about the village. Appropriate documents and photographs can can photographs and documents Appropriate village. the about information various collected has Team VDS The
‘Rearsby Listed Buildings’ (courtesy of Charnwood Borough Council) Borough Charnwood of (courtesy Buildings’ Listed ‘Rearsby
1996 (now The Countryside Agency – www.countryside.gov.uk) – Agency Countryside The (now 1996
, Countryside Commission, Commission, Countryside , 2 and 1 Parts Development New in Count Character Local Making Design: Village
, Rearsby Local History Society, 1984 Society, History Local Rearsby , Village a of Story The Rearsby:
, Charnwood Borough Council, 2002 – www.charnwoodbc.gov.uk – 2002 Council, Borough Charnwood , 1996-2006 Plan Local Charnwood of Borough
Source material Source
initiative Local Agenda 21 through Forum for a Better Leicestershire and Action for a Better Charnwood. Better a for Action and Leicestershire Better a for Forum through 21 Agenda Local initiative
Parish Council Coordinator: Tony Crump Tony Coordinator: Council Parish
1996-2016, and the Borough of Charnwood Local Plan 1996-2006. It supports the sustainable development development sustainable the supports It 1996-2006. Plan Local Charnwood of Borough the and 1996-2016,
Fundraising: Charlotte Cook Charlotte Fundraising:
Planning Policy Guidance Notes (PPGs), the Leicestershire, Leicester and Rutland Deposit Draft Structure Plan Plan Structure Draft Deposit Rutland and Leicester Leicestershire, the (PPGs), Notes Guidance Policy Planning
Secretary: Gail Ainge Gail Secretary:
The Rearsby Village Design Statement is fully in line with the design and development principles of government government of principles development and design the with line in fully is Statement Design Village Rearsby The
Treasurer: Ian Christie-Smith Ian Treasurer:
Project Manager: John Lambert John Manager: Project
Borough.
Deputy Chairman: Terry Ainge Terry Chairman: Deputy
ning local characteristics of various parts of the the of parts various of characteristics local ning defi key the outline to guides design of production the to refers
Chairman: Brian Frodsham Brian Chairman:
developments. EV/A sets out a number of criteria against which new development proposals are judged, and and judged, are proposals development new which against criteria of number a out sets EV/A developments.
VDS Core Team Core VDS
has a policy about design (EV/A), the intent of which is to ensure a high standard of design in all new new all in design of standard high a ensure to is which of intent the (EV/A), design about policy a has
way of providing design guidance and supplementing Local Plan policy. The Borough of Charnwood Local Plan Plan Local Charnwood of Borough The policy. Plan Local supplementing and guidance design providing of way
Charnwood Borough Council fully supports the production of Village Design Statements by local people as one one as people local by Statements Design Village of production the supports fully Council Borough Charnwood
download the document from the Rearsby website at www.rearsby.net. at website Rearsby the from document the download
Additional copies of the Rearsby VDS are available via the Clerk to Rearsby Parish Council. You may also also may You Council. Parish Rearsby to Clerk the via available are VDS Rearsby the of copies Additional
considered and incorporated, as appropriate, into the document. the into appropriate, as incorporated, and considered
, the village noticeboards and the website. All comments by village residents have been been have residents village by comments All website. the and noticeboards village the , Scene Rearsby Charnwood Borough Council, Leicestershire and Rutland Rural Community Council. Community Rural Rutland and Leicestershire Council, Borough Charnwood
the Post Office and on the internet via the village website. The exercise was well publicised in advance via via advance in publicised well was exercise The website. village the via internet the on and Office Post the The team wishes to thank the following organisations for their financial assistance: Rearsby Parish Council, Council, Parish Rearsby assistance: financial their for organisations following the thank to wishes team The
document were available for one month during the consultation exercise at various addresses in the village, at at village, the in addresses various at exercise consultation the during month one for available were document
Lambert of Rearsby Art Club. Art Rearsby of Lambert
stages, a full consultation exercise, and leaflet drops to solicit interest and arouse opinion. Copies of the the of Copies opinion. arouse and interest solicit to drops leaflet and exercise, consultation full a stages,
Conservation and Design Officer of Charnwood Borough Council; Angela Oswald, Stephen Meade and Louise Louise and Meade Stephen Oswald, Angela Council; Borough Charnwood of Officer Design and Conservation
held to encourage participation and get their views including public presentations at various of the development development the of various at presentations public including views their get and participation encourage to held
Community Development Officer of the Leicestershire and Rutland Rural Community Council; Martin Tincknell, Tincknell, Martin Council; Community Rural Rutland and Leicestershire the of Officer Development Community
The Rearsby Village Design Statement reflects the views of the people of Rearsby. A number of events have been been have events of number A Rearsby. of people the of views the reflects Statement Design Village Rearsby The
The team wishes to thank the following for their invaluable contribution to this document: Hazel Fish, Fish, Hazel document: this to contribution invaluable their for following the thank to wishes team The
Mowbray. It has a population of about 1,000. about of population a has It Mowbray. with a wide variety of people including the Parish Council and village members. village and Council Parish the including people of variety wide a with
Rearsby is situated in the Wreake Valley in North East Leicestershire midway between Leicester and Melton Melton and Leicester between midway Leicestershire East North in Valley Wreake the in situated is Rearsby This document has been developed and produced by the Rearsby Village Design Statement Team in consultation consultation in Team Statement Design Village Rearsby the by produced and developed been has document This
Acknowledgements
F INFORMATION URTHER
Rearsby
Village Design Statement
Rearsby Village Design Statement Rearsby Village Design Statement
CONTENTS
Introduction...... 2 Rearsby old & new ...... 3 A brief history...... 3 The geographical context...... 5
The village landscape ...... 7 Rearsby from Thrussington...... 7 Rearsby from Brooksby...... 8 Rearsby from Gaddesby...... 8 Rearsby from East Goscote ...... 9
The way the village looks ...... 10 The settlement pattern ...... 10 Spaces...... 11 The natural environment...... 14
Buildings & landmarks ...... 17 Listed & distinctive buildings ...... 17 Sympathetic developments...... 19 Walls & fences ...... 19 Landmarks...... 20
Roads & paths ...... 22 Roads ...... 22 Footpaths...... 22 Street furniture & utilities...... 23
Village map ...... 12/13 Further information ...... inside back cover
1 Rearsby Village Design Statement Rearsby Village Design Statement
INTRODUCTION
Rural communities are seen to be under threat from ill-conceived and badly designed planning and development. The purpose of a Village Design Statement (VDS) is to enable local people to have a say in how they wish their village to develop in the future so that it does not lose its essential characteristics.
The Rearsby Village Design Statement describes the particular characteristics of our village and makes recommendations (‘guidelines’) to influence future planning and development. It has been drawn up by representatives of the village in full consultation with the village and the local planning authorities. There are 48 guidelines in all.
The VDS is no paper exercise. Charnwood Borough Council has adopted this document as Supplementary Planning Guidance. This means that private and public planners and developers, builders, landowners, employers, architects and homeowners need to view it so that they can make informed decisions about how their plans affect the village character and environment.
This document is not meant to prevent progress and change. Change is both inevitable and, in many instances, desirable. The purpose is to manage change in a way which harmoniously combines our valued heritage with the needs of the modern world.
The village of Rearsby
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REARSBY OLD & NEW
A brief history
Re(d)resbi: Ingold from Robert de Bucy; Hugh Burdet from Countess Judith; Earl Hugh, formerly Earl Harold. 11⁄2 mills. Suburb of Leicester; medieval bridge.
Extract from Domesday Book, 1086
Ridge and furrow field near Wreake Drive
Early years Middle ages Rearsby is over 1,000 years old. It is recorded in the At the time of the Domesday Survey, Rearsby amounted Domesday Book of 1086 but, as the name indicates, to 1,630 acres of land held by four Norman aristocrats. was of Danish origin which therefore dates it to the The population consisted of a villein, who held land 9th century. ‘Rears’ is either a corruption of the Danish from the Lord of the Manor of Barrow, three bordars word ‘rethaer’ meaning ‘redhead’ or indicates the name (who held smallholdings on the land and worked for the of a Dane called ‘Hraoi’ or ‘Hreioar’. ‘By’ means farm villein) and a priest. With their families they amounted to or dwelling, so that Rearsby means either the redhead’s about 25 people. In 1377, there were 77 residents and farm or Hraoi’s/Hreioar’s farm. two centuries later about 125. By 1676, the population had risen to 260. The Danes were prominent in the Wreake Valley area as evidenced by the number of villages with the suffix ‘by’ Economically, farming and agriculture dominated the in their name. But settlements here predate the Danes. feudal period (ridge and furrow sites can still be seen). Flint blades found at Brooksby date from the Mesolithic There was pasture, meadow, farmland, gorse and heath, period (circa 9,000-4000 BC). Neolithic pottery has been gardens, orchards and fishing. Mills (water, wind and found in the Wreake Valley and Bronze Age barrows horse!) were used to produce bread; dovecotes produced (ancient burial mounds) have also been detected. domesticated pigeons. The homes of the villagers were Rearsby itself has crop marks indicating Neolithic and built of local materials such as mud, wattle and daub, Bronze Age activity. and thatch. Traditional timber-framed houses existed later in the 16th and 17th centuries, and brick was in Evidence of Roman settlement and artefacts have been vogue by the beginning of the 18th century. The one found where the Rearsby Brook rises at Brooksby and substantial building throughout this time was the church, elsewhere in the area. The proximity of the old Roman St Michael and All Angels, started in the 13th century and Road, the Fosse Way (now the A46), reinforces the case added to over the next two centuries. Set on the highest for Roman settlement. Angles and Saxons may also have point of the village, it had an imposing presence over the farmed the area as they landed on the east coast and homes below which would have been clustered around travelled inland in the 6th century, though there is no what is now Church Lane and either side of the brook. archaeological evidence to support this. The original village green may have been in the area now bounded by Brook Street, Mill Road and Melton Road, and would also have been surrounded by dwellings.
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St Michael and All Angels Church
Progress & development Occupations diversified. One of the chief occupations in Leicestershire in the 19th century was framework Rearsby remained a more or less self-sufficient farming knitting and many Rearsby inhabitants were involved community until the 18th century. Enclosure changed all in this cottage industry, making mainly socks. In 1844, that, and landowners were able to use more experimental there were 70 knitting frames in the village. By the time farming methods to produce surplus food to sell. of Queen Victoria’s reign, the following traders ran businesses in Rearsby: baker, blacksmith, bonnetmaker, With enclosure came communication. In the 18th brewer, builder, butcher, coal dealer, draper, dressmaker, century, the enclosure commissioners set about druggist, grocer, jobber, joiner, maltster, miller, plumber, improving the roads through and round the village and shoemaker, stone/marble mason, tailor, victualler, establishing public rights of way and bridle paths through wheelwright. the fields. The Leicester-Melton market link road became a turnpike (a toll road) and was suitable for mail and At the turn of the 20th century, Rearsby was a small, still stage coaches. In May 1791, an Act of Parliament was mainly agricultural village clustered round Mill Road, passed to make the River Wreake navigable from Syston Brook Street, Brookside and the Melton Road. It had to Melton Mowbray. This brought commerce to Rearsby. a population of only 427. But the modern world soon In 1840, nearly 3,000 tons of coal was unloaded at impinged bringing electricity, piped water, a sewerage Rearsby Wharf (at the bottom of Broome Lane). Rearsby system, more housing and commuting. As a result of train station opened in 1847 (closing in 1951). commuting, the village’s old trades began to decline.
The village pubs compete in the Boxing Day Tug-of-War
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A strong village community
Rearsby today The Parish Council has been active in securing a flood warning system for the brook. Rearsby today is as vibrant, prosperous and committed to progress as it has ever been. With a population of Other challenges will need to be faced such as those about 1,000, it still has a farming community and this document is trying to address. Village amenities local tradespeople. Professionals run businesses from will need to be assessed via a Parish Plan, which will home. The social fabric is strong as evidenced by the open the door to public funding under the Vital Villages many clubs and societies in the village, and the many programme. A need for affordable housing for old and traditional and new events such as the May Queen and young (Local Plan Policy H/4) could be assessed via It’s a Knockout. The church still has a prominent spiritual a Parish Council survey. These and other challenges and social role; the village hall is a focal point for Rearsby will face with confidence and the knowledge meetings and gatherings; the school is well supported; that it has 1,000 years of history behind it. and the two pubs provide convivial and refreshing light relief. The Rearsby website at www.rearsby.net and the village magazine Rearsby Scene have made significant contributions to communication and information in the The geographical context village. Rearsby is situated in the Wreake Valley. The village Rearsby people have a strong community spirit and are itself is on the banks of a brook which flows into the ready for the challenges of the modern world. Local River Wreake. The valley runs roughly north east to adverse developments such as the huge increase in south west. The soil is chiefly clay but also in part a traffic on the Melton Road (A607) and the prospect gravelly loam. The village rises on the north side to a of a quarry at Brooksby brought about large protests hill where the church is, then descends again towards which secured funding to build a bypass for the village. the railway line.
Water is the key to Rearsby’s history. The proximity of the River Wreake and the Rearsby Brook have resulted in The home page of the Rearsby website the settlements we have mentioned previously. Initially, the settlements were grouped around the brook though they have spread out quite widely since, notably in the Station Road area. There are many wells in Rearsby, evidence of its plentifulness.
Water is also a problem for the village. The River Wreake and Rearsby Brook have flooded since time immemorial affecting farmland and, in particular, the dwellings in Brookside.
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Flooding on Mill Road
We value our historic design heritage in terms of the way our landscape looks, the < UR VALUES way our village is set out, and the way it is built O Rearsby old & new We value our rural setting, the agriculture, landscape, greenery and natural surroundings, and those features and characteristics which make villages different to towns
We value the brook, the open spaces around it, and the way these together provide a ‘heart’ to the village
We value our diverse and varied architectural heritage and the individuality of many of our buildings
We value the intimate scale of our village which we believe is best determined by small-scale, thoughtful development
We value the diverse social mix and community spirit in the village which we believe is best sustained by a rate of development slow enough to allow newcomers to integrate
We value change in a way that mixes the best of the past with the best of the present
We value development which integrates old with new, concerns itself with identified village needs, and avoids one-way, developer-led change
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THE VILLAGE LANDSCAPE
Rearsby is situated in a valley with gently rising sides to the south east where the Melton Road is situated but which builds up on the west and north side where the Fosse Way is located. The south west looks over to East Goscote (and Leicester), the east to Gaddesby, the north east to Brooksby (and Melton Mowbray) and the north to Thrussington. Roads in all four directions, flanked in all cases on entering the village by trees, make a harmonious and emphatic statement, particularly in view of a general absence of mature trees in the natural landscape.
Rearsby from Thrussington
The River Wreake is on this side of Rearsby defining our boundary here and flowing north east to south west. Open fields showing their enclosure past make a pleasant vista over to the neighbouring village of Thrussington. This open view can be seen from different locations in the village such as Brook House Close and Wreake Drive and gives a feeling of freedom. Two silage towers rudely intrude from a farm in the distance. Trees in hedgerows appear from time to time and a copse or two is visible to right and left. Ratcliffe and Hoby appear in the distance. A more significant reminder of Rearsby landscapes Rearsby’s past is the revamped Rearsby Mill – a smart white building to the west. A glimpse of the similarly disused Thrussington Mill may also be had to the north. The Wreake floods the fields from time to time on this side of Rearsby.
Beyond Thrussington the Fosse Way is seen rising up on the horizon. Looking down over the valley to Thrussington and into Rearsby from the Seagrave Road is an impressive sight. The north side of Rearsby fits snugly on the side of rising land seemingly protected by its trees.
Rearsby from Thrussington
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Rearsby from Brooksby Two-arch bridge at the allotments
Rearsby from Brooksby Rearsby from Gaddesby
The approach to Rearsby along the Melton Road from Open fields are also significant on this rising side of Brooksby gives open vistas into the Wreake Valley and the village, and a pleasant footpath exists to Gaddesby. pleasant views over to Gaddesby, though heads will Views here will be affected by the bypass however. be turned more to north west than south east once An industrial development to the south east along the the Rearsby bypass is built. Large arable fields on the Gaddesby Road appears incongruous in a rural setting, Gaddesby side run off directly into the Rearsby Brook though it has provided some local employment. Any which rises on this side. Although every effort is made extension of it seems unlikely. Infilling development by our farmers to restore ponds and clean out ditches, contingent with the construction of the bypass does previous housing development and removal of hedges not figure as part of the Local Plan, nor is any planned and trees has exacerbated the problem of flooding in in the immediate future, though this is something the the village. The projected bypass and quarry and any villagers will keep an eye on. The dearth of trees in this commercial or residential infill will also increase this area (due to modern farming methods and disease), lack problem. Rearsby is part of the rising land here so of hedgerows and meadows are significant, particularly the village seems flat as you approach. Passing some with a bypass looming. The village needs more screening allotments, a valuable village amenity, a corridor of trees from the traffic. salutes you as you enter. Most of our farms are on this side of the village such as A more considered view of Rearsby on this side is from White House Farm, Brook Farm, Glebe Farm and Topfield a footpath off Station Road which leads to Brooksby. Farm. White House Farm has six tree preservation orders The hill on which the church stands continues here to on it. form a ridge which looks over the Wreake Valley and runs parallel to the Melton Road. The familiar views of Thrussington and Hoby appear but now Brooksby, Rearsby from Gaddesby Rotherby and, on the horizon, Ragdale Hall show themselves as the view pans up the delightful Wreake Valley.
The Leicestershire Round footpath is on this side of the village and gives views of the village from north east and south west.
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Rearsby from East Goscote
East Goscote and nearby Syston represent the build up of roads and houses that marks encroaching Leicester. An ‘area of local separation’ guaranteed in the Local Plan (Policy OT/4) divides Rearsby from East Goscote. This should ensure the ‘green wedge’ between the two is sustained.
Entering the village from this side the lower Wreake Valley is a pleasant view to the north, and the dapper Rearsby House appears on the left. A footpath leading to East Goscote gives better views. Further over towards Ratcliffe, the Leicestershire Round can be picked up Rearsby from East Goscote again. This provides good views of the west side of The dapper Rearsby House the village including Rearsby Mill at close quarters, a perched Church Leys House (now a convent), and two of our main working farms Rearsby House Farm and Manor Farm. A pretty pond can be spotted in a field near the railway line.
1 Developers should avoid infill business and residential development between the existing UIDELINES village boundaries and the projected Rearsby bypass in line with the current Local Plan. < G 2 Charnwood Borough Council and Leicestershire County Council, in consultation with farmers The village landscape and householders, should consider appropriate additional screening such as tree planting on either side of Gaddesby Lane to shield the village from the noise and visual side affects of the proposed Rearsby bypass. Screening could also include the industrial development on Gaddesby Lane. 3 Leicestershire County Council should ensure by effective planning, monitoring and control that any extraction of minerals from Brooksby does not pollute the Rearsby Brook or exacerbate the problem of flooding in the village. 4 Trees, hedgerows, ponds and ditches provide an important draining function for the village, and our landowners and farmers should, by appropriate field management, maintain and/or restore them. 5 Developers, farmers, landowners and utility providers should consider the impact on the landscape of new constructions such as buildings and masts which may adversely impact on views in and out of the village, particularly on the north side between Rearsby and Thrussington. They should either avoid such constructions or use appropriate materials and careful design, siting, and landscaping techniques. 6 Developers and householders should avoid large-scale development at the boundaries of the village which adversely affect the rural aspect of the four main approaches as seen from within and without. Where development is considered necessary, they should give full consideration to appropriate design, siting, roofscaping and landscaping techniques to assimilate the change. 7 The Parish Council should encourage farmers and landowners to consider the planting of indigenous species of trees in the village landscape to replace those lost in recent times. This could also include trees within hedgerows to enhance biodiversity. Ash, elm, pedunculate oak, willow and yew are our local indigenous woody species. 8 The village allotments off Melton Road are a valuable amenity for villagers and should be preserved in line with Local Plan Policy RT/12. 9 The Parish Council should ascertain the status of the two ridge and furrow sites off Station Road – one near the level crossing and the other at Conker Field – and decide whether they need protecting and, if so, by what means they can be protected.
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THE WAY THE VILLAGE LOOKS
Centre of the village
The settlement pattern
Rearsby village radiates from its original settlements round the brook. These extended from Brookside up Church Lane on one side and up Brook Street and Mill Road onto the Melton Road on the other. This is the old heart of the village. The farms and old farm buildings, the famous Seven Arch Packhorse Bridge, the church, the two pubs, and most of Rearsby’s listed buildings are all situated here. The original village green was in this area. The Melton Road in fact originally ran down Brook Street and up Brookside until it was bypassed in 1831 to cut down the number of accidents caused by sharp corners and heavy, overladen traffic. Shades of things to come!
Brook Street
In more recent times, new developments have considerably increased the size of Rearsby. New houses have spread Rearsby out along the Melton Road and back around Rearsby Grange. On the north side, there has been a considerable extension including Station Road, Church Leys Avenue, Bleakmoor Close and Wreake Drive. Redevelopments have occurred at Brook House (now demolished) and within the gardens of Rearsby House. Some of these developments have been sympathetic to the character of the village, some not.
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Spaces
Increasing the built environment in a village puts a premium on its spaces. A space has a function; it’s not something that is empty and should automatically be filled. It gives a sense of freedom; it allows the natural countryside to run through the village; it makes for good vistas, perspectives and views; it provides social and play areas; it separates parts of the environment that require separation. In some cases, space is closed or restricted, but this too may be important in the design context as with the ‘cramped’ situation of our old terraced cottages on Melton Road, Brook Street and Church Lane.
Narrow spaces: Church Lane The old heart of the village is characterised by cottages which restrict space, but when you come off the Melton Open spaces: Rearsby park Road and go down Brook Street into Brookside, Rearsby opens out in front of you. The brook is key to this, and the new village green in front of the Post Office, both of which form part of a natural centre to the village. From here you can see up Brookside towards Brooksby, view the brook up and down, look upwards towards the church, or gaze off in the direction of Mill Road. You can walk from here in any direction to another part of the village. The park is here too providing another space which opens up invitingly towards the church.
Another valued space is the football field at the back of the village hall, recently enhanced with basketball equipment. There is also an old ridge and furrow area in front of the convent – ‘Conker Field’ – surrounded by many mature, protected trees, a fine brick wall, grasses and the gardens of Church Leys House. It is like entering road status. Passageways can be open and closed and we a little oasis particularly when you come through the have a good mix in Rearsby. A built-up passageway – like enclosed passage from Church Leys Avenue. the gap in Wreake Drive on the Leicestershire Round, or the gap off Mill Road leading up past Rearsby House Sometimes the space is provided by footpaths and Farm on another section of the Round, or the passage roads. We are accustomed to seeing the Melton Road from Church Leys Avenue to the convent – is like going as a closed space because of the weight of traffic. This into a tunnel and coming out again. Both experiences space will open out considerably once it loses its ‘A’ are pleasurable. Even small spaces, well designed, can enhance the environment.
Squares and cul de sacs provide an inner space and a feeling of closeness and security such as Westfield Close, Brook House Close, Orton Close, and Bleakmoor Close with its ‘turning’ green.
Passageways
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The natural environment
Horse chestnuts in Conker Field
The built environment and spaces should also harmonise some elder, laurel and bramble). Some are of degrading with the natural environment. Ironically, rather than the quality – such as at the bottom of Station Road near village killing off the natural environment, the reverse Brookside – chiefly due to poor hedgerow management is the case. The wide variety of wildlife and nature such as over-zealous trimming with modern mechanical around Rearsby is concentrated on the village itself. Its cutters. surroundings have much less diversity. Daffodils now line the Melton Road in spring as part of The area from Manor Farm around to Wreake Drive the Marie Curie Cancer Care ‘Rearsby Field of Hope’ – including Bog Lane, the convent grounds and Conker initiative. Field – is a long corridor of semi-wild grassland with tree and shrub cover, grasses, nettles etc. It merges with A number of wild flowers delight Rearsby residents in gardens to give a wonderful wildlife habitat. Brookside and around the village. These include the following too and the woodlands on the south east side of the examples. Melton Road add to our natural area and encourage wildlife. Wild flowers
Bindweed Lady Smock Bluebell Ox Eye Daisy Trees, hedgerows & wild flowers Buttercup Plantain Rearsby is rightly famous for its trees for which we can Celandine Ragged Robin Clover Ragwort thank the foresight of our predecessors. We have ash, Common Sorrel Red Campion cedars, elms, horse chestnuts, oaks, pines, sycamores, Cow Parsley Red Dead Nettle silver birch, willows, yews, beech, giant redwoods, Cuckoo-Pint Redshank spruce. We have retained a good number of them Daisy Snowdrop despite unsympathetic developments and the ravages Dandelion Teasel of Dutch Elm Disease. There are a number of spinneys in Deadly Nightshade Thistle Groundsel Vetch the village such as the one bordering Conker Field and Hedge Bindweed Wild Pansy Station Road. Many trees have preservation orders on Honeysuckle Willowherb them such as those in properties on Gaddesby Lane.
Hedgerows are important both as part of our historic, managed landscape and as a reservoir for wildlife. We have a number of hedgerows (hawthorn mainly but also
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Fungi Hedgerows on north side of village
Wildlife The point about Rearsby itself being a haven for nature is well illustrated by the wildlife that thrives here. This is despite some losses of insects and invertebrates. The following all have habitats in the village.
Birds
Blackbird Great Spotted Magpie Sparrowhawk* Blackcap* Woodpecker* Marsh Tit* Spotted Flycatcher Blue Tit Great Tit Mistle Thrush Starling Bullfinch* Greenfinch Nuthatch* Swallow Carrion Crow Green Woodpecker Pheasant Swan Chaffinch Heron Pied Wagtail Swift Coal Tit House Martin Redwing* Tawny Owl Collared Dove House Sparrow Robin Tree Creeper* Dunnock Jackdaw Rook Wood Pigeon Fieldfare* Kingfisher* Seagull Wren Goldfinch Long Tailed Tit Song Thrush
Butterflies & moths Bats
Brimstone Painted Lady Brown Long Eared Comma Peacock Butterfly Pipistrelle* Common Blue Butterfly Red Admiral Butterfly Common Moth Ringlet Holly Blue Small Blue Moth Hummingbird Moth Small Copper Large White Butterfly Small Tortoiseshell Butterfly Orange Tip Small White Butterfly
Insects Blue Tailed Dragonfly Large Red Dragonfly Cockchafer Mayfly Common Wasp Pond Skater Dragonfly Red Tailed Bumble Bee Gall Wasp Water Boatman
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Mammals Visitor admiring Packhorse Bridge
Badger House Mouse Brown Rat Mink Common Shrew Rabbit Fox Short Tailed Vole* Grey Squirrel Stoat Harvest Mouse* Weasel* Hedgehog
Reptiles Adder* Common Frog Common Toad Grass Snake* Great Crested Newt* Slow Worm*
Those with an asterisk against them are rarer finds than the rest.
The settlement pattern < GUIDELINES 10 Developers should note that the historic centre of the village including the areas bounded by parts of Melton Road, Mill Road, Brook Street, Brookside and Church Lane define the The way the village looks settlement pattern and should not be altered by inappropriate development affecting traditional spaces, shapes, and styles. Spaces 11 Developers, landowners and builders should note the importance of space in our village, and not make changes which affect the spatial characteristics of Rearsby adversely. This includes the restricted spaces appropriate to the terraced cottage environment on Brook Street, Church Lane and Melton Road, and the open green spaces around the brook. They should note that the nature of these spaces includes the spaces between buildings and the spaces provided by roads and footpaths. 12 Developers, landowners and builders should not develop the village park or playing fields as they are valuable amenities as well as important open areas. The natural environment 13 The Parish Council should identify objectives and targets for tree, hedgerow, grassland, ditch, pond and wildlife management to assist and complement the Charnwood Biodiversity Action Plan. 14 The village tree warden – with support from the villagers and Parish Council – should identify sites which are priorities for tree planting and implement an appropriate tree planting programme. ‘Appropriate’ should relate to species of planting including local indigenous species, geological considerations, and the impact on other parts of the natural environment. 15 Landowners and farmers should be encouraged by Charnwood Borough/Parish Council to address the poor state of some of our hedgerows such as those on the Melton Road towards East Goscote and those at the bottom of Station Road near Brookside. They should be repaired appropriately to replace lost previous growth or cover gaps, and left to grow to a reasonable height where possible – 1.8 metres or higher, or 1.5 metres where shading and visibility are key factors. They should be trimmed on a three-year rotation system unless road safety is an issue, and managed in a way that encourages wildlife. 16 Landowners, farmers and householders should help to preserve and manage Rearsby’s semi- wild areas and wildlife habitats such as the spinneys and Conker Field. 17 Landowners and farmers should help to preserve and manage semi-wild grassland such as in the Bog Lane area, and prevent their development. 18 Landowners and householders should consider planting flowers in appropriate areas such as along the main road. Flowers should be appropriate in terms of location, local provenance and their effects on biodiversity. 19 The Parish Council should inform farmers and landowners about grants for preserving local wildlife habitats and grants for hedgerow management.
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BUILDINGS & LANDMARKS
The visual appeal of Rearsby is enhanced considerably by its individual buildings and prominent landmarks. There are many listed buildings, particularly in the conservation area, and some sympathetic new developments. Ugly buildings exist as well of course. The centre part of Rearsby is a conservation area.
Red brick (handmade in some cases) is particularly prominent in the village (some blue brick also exists). Other distinctive features include the steep pitching of roofs, imposing chimneys in many shapes and sizes, a variety of gable ends and windows, sawtooth and chequered brick patternwork waist high and under eaves, and high red brick walls with varying types of coping. Stone is less noticeable but features in the base of old houses and walls, and the church and packhorse bridge. Cobbles front the stable at No 1801 Melton Road.
Listed & distinctive buildings
There are around 20 listed buildings in Rearsby many of them on Mill Road.
roof and rests on a cobble plinth. Interesting features Houses include 40 different heraldic devices in the many mullioned windows, a metal embellishment to the rear Cromwell supporter Major William Hubbert built the which is thought to come from Waterloo Bridge, and oldest surviving dwelling in Rearsby in 1661 – Rearsby an original well. Other original wells can be found in Old Hall at 2 Mill Road. A Grade II* listed building, Rearsby such as at 1845 Melton Road which also has it is a rough cast render over brick with a Welsh slate an original sump pump. roof to front and rear wings and Swithland slate to rear of main range. Ye Olde House at 8 Mill Road has some 18th century houses on Mill Road are found at Nos claim to being the oldest dwelling with its Jacobean 12 and 30-32 Mill Road (No 32 was the site of the old timber-framed appearance and prominent date 1613. It Methodist Chapel). They are brick – note the small brick was actually reconstructed from old materials by master size – on granite rubble plinths with Welsh slate roofs. builder Sir Frank Craven in 1934. It has a Swithland slate No 12 has a distinctive central door with a carved lion in the porch canopy. A pump on the rear wall is dated 1784. They have all been heightened in the 19th century.
Also early 18th century is Charlotte Cottage at 5 Brook Street, a particularly attractive street with its close-knit, traditional looking cottages. No 5 is brick on a rubble plinth with a plain tiled roof. It has a 6-panelled door in moulded wood case and attractive 2, 3 and 4-light windows.
Rearsby Old Hall
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Hill Rise Cottages, Melton Road Rearsby School and Schoolhouse Ye Olde House Farm buildings Mill Road also boasts some listed and distinctive farm buildings. Manor Farm in particular is well endowed. The farmhouse is dated 1753. It is brick on cobble and moulded brick plinth with a Welsh slate roof. It is an L-plan shape with 21⁄2 storeys. The main range of three bays has a 6-panelled door with overlight and a 3-light casement window to each side with single opening lights. Some 19th century outbuildings are to its right. Also a Manor Farm, there is a pigeon house dated 1753 (brick on rubble plinth with Swithland slate roof and brick coped gables) and a large brick barn from the early 18th century though heightened in the 19th century. Melton Road boasts Hill Rise Cottages, a row of five symmetrically arranged estate cottages in Tudor-Gothic Rearsby House Farm boasts a large brick barn dated style dated 1862. They are brick with a tiled roof with 1715 (with some 19th and 20th century rebuilding) decorative fish-scale bands. There are seven bays in all and a former stable now a barn with early 18th century with outer and centre projecting gables. Each gable has core. some tumbled brickwork and there’s a stone shield in the apex. The initials WAP appear referring to Rearsby Also on Mill Road, there is an 18th century brick barn on landowner William Ann Pochin. a granite rubble plinth with Swithland slate roof known as ‘Malt House’. It is the old hop-drying loft of the former Also on Melton Road, the white stucco over brick, former Benskins brewery. rectory is an imposing presence. Dated circa 1820, its symmetrical five-bayed facade over three storeys is A brick dovecote with a Swithland slate ridge roof dated distinguished by the variation of its windows which 1754 has been ingeniously integrated into No 6 Brook differ in size and appearance on each level. It has a House Close. Another converted dovecote can be found Welsh slate roof, as does No 1792 Melton Road which on Mill Road. features 16-light sash windows with panelled shutters and gauged brick heads. Manor Farm Other distinctive buildings in Rearsby, all rather large, include the 19th century Rearsby House, Rearsby Grange and Church Leys House. Rearsby Mill and Mill House are prominent features of the skyline dated 1825, brick with Welsh slate roofs. Worthy of mention also are a series of cottages on Melton Road opposite the Wheel pub, the Wheel pub itself and Horse & Groom, the Victorian Methodist Chapel on Melton Road, the ivy- clad No 27 Brookside (site of the former Rose & Crown pub), the School and Schoolhouse, Rearsby Station, and the fine brick terraced cottages where the Post Office is now situated.
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Sympathetic developments Walls & fences
The integration of old and new, the blend of space and construction, the link between nature and the landscape, an element of stylistic variety are key features of good building design in a village context.
A role model for sympathetic development is the group of houses situated in Brook House Close. Sited in the grounds of the original Brook House, the houses have been well integrated with most of the rest of the original situation. Farm buildings such as a stable at No 3 and dovecote at No 6 have become parts of the fabric of the house. You see brick, tiles and window frames in colours which reflect Rearsby’s past, ie red, grey and black. Slates have been reused most notably in the Mud wall round Manor Farm terraced buildings fronting Brook Street which replaced Brook House. The houses are a mix of bungalows and Walls and fences define the way a building or area is three and four-bedroom detached, and are positioned separated from the space around it. openly around a large space and yet at angles which optimise their private aspect. They are all different shapes Rearsby is well off for walls. The highlight is the listed, and sizes (a typical Rearsby characteristic) but not so 18th century ‘mud’ wall which runs around the side of different as to look out of place. A high brick wall with Manor Farm at Mill Road and again alongside the path stone, gabled coping and brick, coped buttresses (part to Rearsby Mill. It is made from earth and straw on a of the old gardens) forms a satisfying rear boundary for rubble plinth topped with pantiled coping. It is partially some. House Martin nests hang precipitously on some rendered over brick repairs, and is falling into disrepair. of the houses. High red brick walls stand out too such as those in Developments in other areas have also been sympathetic and around the Mill Road, Brookside, Brook Street and fitting in unobtrusively with Rearsby characteristics. Melton Road axis. The wall in front of the Old Hall Less sympathetic are developments which in scale, use is listed and dates from the 18th and 19th centuries. of materials, styles, shapes, layouts and colours pay The churchyard has some fine brick walls with gabled scant attention to Rearsby’s traditional character and coping. Rearsby House Farm also has a fine high brick appearance. wall at the back of the houses on Mill Road.
Metal and wooden fences and gates also feature in the village though to no great distinction (apart from kissing gates). A mesh partition bordering a part of the park is particularly offensive. Dovecote in Brook House Close
Rearsby’s brick walls
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Landmarks
Three notable ‘constructions’ complete the Rearsby scene – one large, one medium, one small. Namely, St Michael and All Angels Church, the Seven Arch Packhorse Bridge and the Blue Stone.
St Michael & All Angels Church The most visible of Rearsby’s landmarks is St Michael and All Angels Church – a Grade II* listed building. The church as we know it today was started in the 13th century. It took two centuries to complete and was The Seven Arch Packhorse Bridge heavily restored in the 19th century which explains its rather inharmonious appearance. Seven Arch Packhorse Bridge The plan of the church is that of a typical small parish The Seven Arch Packhorse Bridge is a focal point of church, with a west tower, aisled nave, rectangular the village. It is largely granite rubble with brick. Its chancel and south porch. Various building materials date is uncertain, though the architectural historian have been used in its construction such as ironstone Nikolaus Pevsner called it ‘certainly medieval’. It was (chancel), grey limestone (tower) and red Mountsorrel probably constructed as we see it today in 1714. The granite (facing of the nave and clerestory walls). It has village constable of the time, Robert Harrison, kept an a leaded roof. Sandstone and granite rubble feature as account of work done on it. He has left his mark there; well. above one of the arches is the inscription ‘RH 1714’. It has recently been renovated thanks to Leicestershire The first stage of the church was the south arcade of four County Council and English Heritage. bays. One of the windows in the south wall has some stained glass with a statuette of St Michael positioned on the mullion. The north arcade appears to be 14th century. The Blue Stone The chancel is dominated by the three perpendicular windows with their four centred arches. Externally the Rearsby’s ‘Blue Stone’ – a large irregular shaped block chancel is supported by two French buttresses, typical of of stone – has been around the corner of Mill Road and the 14th century. The perpendicular style tower was the the track to Rearsby Mill since anyone can remember. final part of the church to be completed. It is crenellated Over the years it has been used as a meeting place, with four crocketed pinnacles. and legend has it that John Wesley preached there after visiting Hoby. It now supports external lighting to highlight it at night (part of a village millennium project).
The Blue Stone St Michael & All Angels Church at night
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Building materials < GUIDELINES 20 Developers and builders should consider the importance of red brick in new developments as it most of all reflects Rearsby’s building heritage. This should not preclude using other heritage Buildings & landmarks materials such as blue brick, traditional render and rubblestone. 21 Developers, farmers, householders and builders should prioritise reusing existing building materials to maintain continuity with the past because they are sustainable and because they preserve local distinctiveness. 22 Developers, farmers, householders and builders should, where appropriate, utilise traditional roofing materials in redevelopment such as Swithland slate, Welsh slate, and clay pantile. Architecture & style 23 Those responsible for new commercial or residential buildings, alterations and renovations should take into account the importance of the following stylistic features in Rearsby buildings: - steep pitching of roofs - imposing chimneys in different shapes and sizes - variety in gable ends and windows - sawtooth and chequered brick patternwork waist high and under eaves - high red brick walls with varying types of coping. Architecture should reasonably reflect the shapes, sizes, patterns, layouts and colours of adjoining buildings. Pointing should reflect original style, thickness and material. 24 Building architects and designers should be encouraged to provide detailed statements and drawings of how their development integrates with its surroundings. 25 Planners should note that large developments and estates in a uniform ‘modern style’ are inappropriate for Rearsby as they clash with our distinctive but varied architectural and stylistic heritage. They are also inappropriate for the scale of our village and its relationship with its environment. 26 Building architects and designers should note that any affordable housing – where a need is identified by the village – should not mean design which is inappropriate to our rural setting. 27 Villagers should be amenable to innovative building design and practice where this is sympathetic to existing buildings and is responsible. Conservation 28 Farmers should preserve and creatively reuse old farm buildings, encouraging good design and careful siting of any new agricultural buildings. 29 The Parish Council should bring to the attention of the Borough Council any buildings or structures they think should be listed to protect them from destruction, dilapidation, or unsympathetic development or alteration. They could encourage the Borough Council to carry out a ‘buildings at risk’ survey to ensure repair and preservation. 30 The Parish Council should bring to the attention of the Borough Council the condition of: - the mud wall at Manor Farm and along the Rearsby Mill path - the old farm buildings on the Melton Road opposite the Wheel and the old barn near the school on Brookside - the two-arched brick bridge over the brook in the allotments - the brick/granite rubble wall at the top of Brook Street. All these structures are becoming dilapidated and are in need of repair. 31 Developers, householders and builders should aim to preserve our distinctive brick walls with their traditional coping such as the one surrounding Brook House Close. 32 The Parish Council should identify the type and level of funding available for heritage projects under the Local Heritage initiative. This could include the development of a Village Trail. Additional funding could be found under Vital Villages once a Parish Plan is developed.
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ROADS & PATHS
A quiet Melton Road
Gaddesby Lane Bog Lane
Roads Footpaths
The Melton Road linking Leicester and Melton is the Rearsby is well endowed with footpaths complete communication lifeblood of the village. Unfortunately, with appropriate stiles, signposts and kissing gates it also brings heavy traffic, fumes, dirt and noise. The (though some are in need of repair). Walks exist in local village school in Rearsby is adjacent to the A607 all directions with the Leicestershire Round passing and has to keep its windows closed most of the time due through, via Hoby to the north east and Ratcliffe to the to noise and fumes from the current volume of traffic. west. The Leicestershire Round is a very valuable asset Some properties along the road have frontages less than as a tourist and leisure facility, not just for Rearsby but 1.2 metres from the kerb edge. The exit roads onto the for all Leicestershire people, and must be protected. road are dangerous due to poor visibility and speeding traffic. The projected bypass will return this road back to a quiet, rural traffic-calm state that hasn’t existed since the 18th century! It will also reunite the south east side Natural earth footpath near church of Rearsby with the rest of Rearsby.
Light years away from the character of the Melton Road is an old drover road called Bog Lane which goes from Mill Road over the brook, down the side of Manor Farm to the convent. Once tree-lined, it has sadly become dilapidated and is in need of restoration. Once restored, it will provide a wonderful addition to the natural environment on this side of the village.
Rearsby’s leafy-lined approaches have a friendly and welcoming appearance. Too often new avenues, lanes and closes are at the expense of trees and hedgerows and make the village look stark and urbanised. Station Road with its intermittent overhead canopy, hedgerows, grass verges, open-fronted gardens and single pavements is a good model of the friendly Rearsby. It exits onto the Thrussington Road where a raised pavement is a sudden surprise connecting Rearsby and Thrussington. Gaddesby Lane too has a pleasant aspect.
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Street furniture & utilities
Street furniture and utilities would win few votes in a village beauty contest. Modern amenities and utilities are essential of course, but lack of sympathy with our village character seems to be the norm rather than the exception.
Lampposts are particularly inappropriate for a rural setting in an off-grey metal or off-brown concrete colour. Traffic signs and bus stops have similar tendencies to urbanise. Station Road is a case in point.
Metal railings are also generally inappropriate such as the ones flanking the road and brook in Brookside, which have concrete supports and scaffold rails. The wrought iron railings on the Church Lane side of the packhorse bridge create a better impression (they were supplied by English Heritage). The railings separating both sides of Brookside across a footbridge near the school are more conducive as opposed to those on a bridge near the entrance to Manor Farm which leadenly fail to inspire. The footbridge before the junction of Station Road and Brookside has two sets of rusted railings on concrete posts. A pity, considering the road bridge at the same Farm track leading to Rearsby Mill spot has fine, cast iron railings with brick supports and stone tops (though they don’t match). Natural earth footpaths are arguably best, though there may be some conflict between the needs of walkers and Utilities too are tactless. A gas sub-station on the junction those just needing a passageway as the condition of of Station Road and Church Leys Avenue makes little natural paths deteriorates in bad weather. Unfortunately, attempt to hide its ugliness, and a fence on Grange designated walkways where stone chippings and Avenue around a sub-station is unfortunately not high tarmac have been laid such as the passageway on the enough to conceal its blandness. At least a public sewer Leicestershire Round off Mill Road and the path through vent pipe next to Station House is painted green, though Conker Field can become unsightly through animal in other respects represents the sort of rudeness we’re fouling. This is less of an issue with a natural footpath. not looking for. A phone box in the modern style on A little footpath on the north side of the brook leading the Melton Road does not do as well as an old red one to a passageway onto Church Leys Avenue strikes the would have, and intrusive telegraph poles add to the right note. overall impression of unsympathetic utilities.
The footpath to Rearsby Mill is a particular attractive walk with bushes and trees flanking you on both sides, open aspects to Church Leys House and the railway line, Cast iron railings on Station Road and a dramatic entrance to the mill itself. The Brooksby path also boasts excellent views.
One problem with the open footpaths is the ploughing of fields where a footpath crosses or ploughing right up to the hedge where a footpath runs along. This is particularly evident on the Leicestershire Round towards Thrussington Mill. Another problem is lack of upkeep such as the passageway from Wreake Drive on this same path and the passageway from Melton Road to Brookside.
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Noticeboards are prominent in the village and perform their duty assiduously if not particularly stylishly. There are some wooden benches around the park area but a few more would be an asset to the village such as in the field at the back of the village hall.
Gas sub-station
Roads < GUIDELINES 33 Leicestershire County Council should give due attention to traffic calming measures on the Melton Road which have a rural character once the bypass is in place – rather than just using Roads & paths traditional traffic calming more appropriate to an urban setting. 34 Developers, farmers, landowners and householders should ensure that the leafy approaches to Rearsby from Gaddesby, East Goscote, Thrussington and Brooksby are preserved and enhanced. This should include appropriate repair of hedgerows and planting of trees. 35 Householders should maintain the open-fronted aspects of their gardens which border roads and their grass verges 36 The County Highways Authority should pay more attention to village character and appearance in road design. They should discourage as far as possible the use of urban style materials inappropriate to a rural setting. Paths 37 Everyone should respect legal rights of way. Farmers should not plough across designated footpaths or go right up to the hedge where a footpath exists. This includes the Leicestershire Round across the railway line towards Thrussington Mill. 38 The Leicestershire Round must be maintained and protected as an asset for everyone in Leicestershire. 39 Manor Farm, the Pochin Estate, the Parish Council and other interested parties should discuss the issue of Bog Lane with a view to maintaining it as a traditional village walkway, preventing development there, and restoring it. Restoration could include the reinstatement of the footbridge over the brook. 40 Leicestershire County Council should preserve paths, stiles and kissing gates and keep them in a state of good repair. Street furniture 41 The Parish Council should draw up a style statement for street furniture and utilities, in consultation with Charnwood Borough Council, to encourage a style which is appropriate to our village setting. This to include bus stops, bus shelters, lampposts, street signs, utility sub- stations, telegraph poles, telephone boxes, traffic signs. 42 The Parish Council, as part of their style statement, should favour a colour scheme for street furniture and utilities which is appropriate to a rural setting such as black or green. 43 The Parish Council should encourage Leicestershire County Council to provide street lighting which avoids glare and faces downwards. 44 The Parish Council should ensure railings are not of the concrete and scaffolding type. They should encourage Leicestershire County Council and English Heritage to provide the type of railings that are conducive to a rural setting such as the black iron railings bordering the bridge. They should try to get the railings along Brookside replaced with more appropriate ones. 45 The Parish Council should encourage the County Highways Authority to replace the footbridge railings at the junction of Station Road and Brookside with some that are more appropriate to their setting. 46 The Parish Council should ensure noticeboards are wooden and maintained in a state of good repair. 47 The Parish Council should provide more wooden benches in appropriate locations such as the park and the football field. Utilities 48 The Parish Council, as part of their style document, should try to ensure utility providers camouflage unsightly gas and electrical sub-stations, place unsightly cables underground (where feasible), and make sewer pipes and vents unobtrusive.
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may lead to prosecution or civil proceedings. Leicestershire County Council LA076724. Published 2002. Published LA076724. Council County Leicestershire proceedings. civil or prosecution to lead may
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Rearsby Village Design Statement Rearsby Village Design Statement
Mammals Visitor admiring Packhorse Bridge Rearsby from East Goscote Badger House Mouse Brown Rat Mink East Goscote and nearby Syston represent the build up Common Shrew Rabbit of roads and houses that marks encroaching Leicester. Fox Short Tailed Vole* An ‘area of local separation’ guaranteed in the Local Grey Squirrel Stoat Plan (Policy OT/4) divides Rearsby from East Goscote. Harvest Mouse* Weasel* Hedgehog This should ensure the ‘green wedge’ between the two is sustained.
Reptiles Entering the village from this side the lower Wreake Valley is a pleasant view to the north, and the dapper Adder* Rearsby House appears on the left. A footpath leading Common Frog Common Toad to East Goscote gives better views. Further over towards Grass Snake* Ratcliffe, the Leicestershire Round can be picked up Rearsby from East Goscote Great Crested Newt* again. This provides good views of the west side of The dapper Rearsby House Slow Worm* the village including Rearsby Mill at close quarters, a perched Church Leys House (now a convent), and two Those with an asterisk against them are rarer finds than the rest. of our main working farms Rearsby House Farm and Manor Farm. A pretty pond can be spotted in a field near the railway line. The settlement pattern < GUIDELINES 10 Developers should note that the historic centre of the village including the areas bounded by parts of Melton Road, Mill Road, Brook Street, Brookside and Church Lane define the The way the village looks settlement pattern and should not be altered by inappropriate development affecting traditional spaces, shapes, and styles. Spaces 11 Developers, landowners and builders should note the importance of space in our village, and not make changes which affect the spatial characteristics of Rearsby adversely. This includes the restricted spaces appropriate to the terraced cottage environment on Brook Street, Church 1 Developers should avoid infill business and residential development between the existing Lane and Melton Road, and the open green spaces around the brook. They should note that the UIDELINES village boundaries and the projected Rearsby bypass in line with the current Local Plan. < G nature of these spaces includes the spaces between buildings and the spaces provided by roads The village landscape and footpaths. 2 Charnwood Borough Council and Leicestershire County Council, in consultation with farmers and householders, should consider appropriate additional screening such as tree planting 12 Developers, landowners and builders should not develop the village park or playing fields as on either side of Gaddesby Lane to shield the village from the noise and visual side affects they are valuable amenities as well as important open areas. of the proposed Rearsby bypass. Screening could also include the industrial development on The natural environment Gaddesby Lane. 13 The Parish Council should identify objectives and targets for tree, hedgerow, grassland, ditch, 3 Leicestershire County Council should ensure by effective planning, monitoring and control pond and wildlife management to assist and complement the Charnwood Biodiversity Action that any extraction of minerals from Brooksby does not pollute the Rearsby Brook or Plan. exacerbate the problem of flooding in the village. 14 The village tree warden – with support from the villagers and Parish Council – should identify 4 Trees, hedgerows, ponds and ditches provide an important draining function for the village, sites which are priorities for tree planting and implement an appropriate tree planting and our landowners and farmers should, by appropriate field management, maintain and/or programme. ‘Appropriate’ should relate to species of planting including local indigenous restore them. species, geological considerations, and the impact on other parts of the natural environment. 5 Developers, farmers, landowners and utility providers should consider the impact on the 15 Landowners and farmers should be encouraged by Charnwood Borough/Parish Council to landscape of new constructions such as buildings and masts which may adversely impact address the poor state of some of our hedgerows such as those on the Melton Road towards on views in and out of the village, particularly on the north side between Rearsby and East Goscote and those at the bottom of Station Road near Brookside. They should be repaired Thrussington. They should either avoid such constructions or use appropriate materials and appropriately to replace lost previous growth or cover gaps, and left to grow to a reasonable careful design, siting, and landscaping techniques. height where possible – 1.8 metres or higher, or 1.5 metres where shading and visibility are 6 Developers and householders should avoid large-scale development at the boundaries of the key factors. They should be trimmed on a three-year rotation system unless road safety is an village which adversely affect the rural aspect of the four main approaches as seen from within issue, and managed in a way that encourages wildlife. and without. Where development is considered necessary, they should give full consideration 16 Landowners, farmers and householders should help to preserve and manage Rearsby’s semi- to appropriate design, siting, roofscaping and landscaping techniques to assimilate the change. wild areas and wildlife habitats such as the spinneys and Conker Field. 7 The Parish Council should encourage farmers and landowners to consider the planting of 17 Landowners and farmers should help to preserve and manage semi-wild grassland such as in indigenous species of trees in the village landscape to replace those lost in recent times. This the Bog Lane area, and prevent their development. could also include trees within hedgerows to enhance biodiversity. Ash, elm, pedunculate oak, 18 Landowners and householders should consider planting flowers in appropriate areas such as willow and yew are our local indigenous woody species. along the main road. Flowers should be appropriate in terms of location, local provenance and 8 The village allotments off Melton Road are a valuable amenity for villagers and should be their effects on biodiversity. preserved in line with Local Plan Policy RT/12. 19 The Parish Council should inform farmers and landowners about grants for preserving local 9 The Parish Council should ascertain the status of the two ridge and furrow sites off Station wildlife habitats and grants for hedgerow management. Road – one near the level crossing and the other at Conker Field – and decide whether they need protecting and, if so, by what means they can be protected.
16 9 Pegasus Planning Group 5 The Priory Old London Road Canwell Sutton Coldfield B75 5SH