BROOKFIELD STABLES WARFIELD
LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Written By: PHD Checked By: JS Date: December 2020 Document File Ref: BEW21975LVIA Revision: B Brookfield Farm, Warfield Landscape and Visual Impact Assessment
Contents
1.0 Non-Technical Summary 1
2.0 Introduction, Purpose and Methodology ` 3
3.0 Policy 6
4.0 Baseline Information: Character 9
5.0 Baseline Conditions: Visual 18
6.0 Proposals and Mitigation 21
7.0 Assessment of Effects 23
8.0 Conclusions and Discussions 36
9.0 Appendices 38
Figures 83
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1.0 Non-Technical Summary
1.1 ACD Environmental has been commissioned to undertake a Landscape and Visual Impact Assessment (LVIA) for development of the Brookfield Stables site for residential use.
1.2 The proposals are for up to 90 dwellings with associated infrastructure, including a cycle path connecting to Forest Road opposite the entrance to Westmorland Park, open space and biodiversity improvements.
1.3 In compiling this baseline information for this report, ACD have undertaken a desktop study including reviews of aerial photography, web searches, Local Planning Authority (LPA) publications, local landscape character assessments and National Character Assessment (NCA) information. ACD then undertook a field assessment which includes a photographic survey of the landscape, using photography from a number of representative viewpoints.
1.4 The site is currently occupied by buildings and equestrian training facilities relating to its use as a livery yard and rehabilitation centre for horses.
1.5 The site is situated within Warfield Parish, in Bracknell Forest Borough. It does not fall within any areas with landscape designations, but is within 500m of the Metropolitan Green Belt. There are a number of public rights of way (PRoW) and Country Parks or Sites of Alternative Natural Greenspace (SANGS) with receptors who will have a degree of focus on the landscape. There are listed buildings and structures within the Study Area including Warfield House, a grade II listed building situated within extensive grounds on the opposite side of Bracknell Road.
1.6 Due to the change in baseline characteristics (i.e. introduction of new dwellings into an equestrian estate and the change of use to residential) a change in the landscape character will be appreciated.
1.7 In terms of visual amenity the site is visually enclosed on all sides. The existing vegetation associated with Forest Road, Bracknell Road and Warfield House,
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provides strong visual barriers from viewpoints other than those directly outside the site.
1.8 A development of 19 homes on the south side of Forest Road, between The Limes and the entrance to Westmorland Park has recently been granted outline planning permission under application number 17/00656/OUT.
1.9 Land at Hayley Green to the east of the site has been identified as an area for housing development within the Warfield Neighbourhood Plan, and the Warfield Extension area to the west of the site is earmarked for 2200 new homes.
1.10 Views from residential areas are minimal due to the topography and interceding built form and vegetation forming visual barriers.
1.11 The development proposals are concentrated on parts of the site already covered with buildings, car parks and arenas, allowing the retention of existing trees and open space which can contribute to the strategic gap between Warfield Street and Hayley Green.
1.12 A Heritage Statement prepared by RPS Group concludes that the settings of the surrounding listed buildings and one locally listed building would not be affected by the proposals, subject to implementation of an appropriate landscaping strategy involving robust boundary planting.
1.13 Following the implementation of the landscape strategy and mitigation planting, the residual visual effects of the proposed development will remain only for viewpoints adjacent to the site.
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2.0 Introduction, Purpose and Methodology
Introduction
2.1 ACD Environmental has been commissioned by Bewley Homes to undertake a Landscape and Visual Impact Assessment (LVIA) for the proposed development at Brookfield Farm Equestrian Centre, Warfield (‘the site’) to inform planning proposals and accompany the planning application for the site.
2.2 The development proposals are for housing, parking, access roads and open space. This is outlined in the appendices of this report and shown on Figure 6.
2.3 The site is located between Bracknell Road and Forest Road. An ordnance survey plan showing the site location is included in the appendices of this report and is shown on Figure 1.
2.4 The site is currently operating as an Equestrian Centre, offering livery services and exercising for horses. A large open indoor school building dominates the centre of the site, with a rectangular floodlit arena and lunge arena to the east, both surrounded with neatly maintained hedging, and small paddock areas to the south separated with post and rail fencing. The main complex of buildings lies at the centre of the site and comprises stables, offices and tack rooms.
2.5 There are several groups of mature trees within the site which provide visual interest and create informal subdivisions and a pleasing balance of open fields and shady woodland. An aerial photograph of the site is included in the appendices of this report and is shown on Figure 2.
2.6 The site does not fall within any areas subject to landscape designations (National Park, AONB, Conservation Area) however it is within 1km of the Metropolitan Green Belt. A Landscape Designations Plan is included in the appendices of this report and is shown on Figure 5.
2.7 The site is close to the Grade II listed building Warfield House which has extensive grounds extending south to Bracknell Road. Consideration should be made to whether the development of the site would affect the setting of the listed
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building. A Heritage Assessment has been prepared by RPS Group which assesses this issue.
2.8 The proposed development has considered the relevant policies of the National Planning Policy Framework (NPPF) and the Bracknell Forest Core Strategy Development Plan and emerging Local Plan, the relevant policies of which can be found within Appendix G.
Purpose
2.9 LVIA’s can be defined as a mechanism by which the landscape can be assessed against its capacity to accommodate change.
2.10 The aim of this report is to provide a full assessment of the potential landscape and visual effects of a proposed development upon the receiving landscape, in line with current legislation and guidance.
2.11 In compiling this baseline information for this report, ACD have undertaken the following:
A desktop study of relevant background documents, maps and databases. The desktop study included reviews of aerial photography, web searches, Local Planning Authority (LPA) publications and landscape character assessments and National Character Assessment (NCA) information;
A field assessment which includes a photographic survey of the landscape, using photography from a number of representative viewpoints. The field assessment was undertaken by a qualified landscape architect; and
Providing the baseline conditions with respect to landscape character and receptors visual amenity.
Methodology
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2.12 This proposal is not subject to an Environmental Impact Assessment (EIA). However, this LVIA has been undertaken in accordance with ‘Guidelines for Landscape and Visual Impact Assessment’ (Third Edition), published by the Landscape Institute and the IEMA (2013) (GLVIA) as this document is relevant to non-EIA schemes. Reference was also made to ‘An Approach to Landscape Character Assessment’ (Second Edition), published by Natural England (2018).
2.13 Potential receptors were identified within the study area and the assessment identifies the sensitivity of receptors, the magnitude of change and the level of effect. The methodology of assessment is included within Appendix A.
Study Area
2.14 The study area was set to a radius of approximately 2.5km from the centre of the site (N51°25’58”, W00°43’38”) on the basis that, at this distance, this form of development, when seen by the human eye, would be hardly discernible or not legible. The 2.5km study area is shown on the designations plan is included in the appendices of this report and is shown on Figure 5.
2.15 The baseline information focused on identifying national and local landscape and other associated designation within 2.5km of the site and providing a general understanding of the site, its location within the landscape and context.
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3.0 Policy
Landscape Planning Policies
3.1 Guidelines, legislation and planning policy documents provide the framework for the protection and conservation of landscape within the study area, the most relevant of which are outlined below.
3.2 Of these, statutes exist to ensure both direct and indirect protection of our most valued and important landscapes, their intrinsic visual qualities and the individual elements and components that constitute their appeal. Those with direct relevance to the assessment comprise the following:
The Countryside and Rights of Way Act 2000;
Wildlife and Countryside Act 1981;
Town and Country Planning Act 1990;
Hedgerow Regulations 1997;
Environment Act 1995;
Countryside Act 1968; and
The National Parks and Access to the Countryside Act 1949.
National Planning Policy
3.3 At the heart of the National Planning Policy Framework (NPPF) is a presumption in favour of sustainable development running through both plan-making and decision-taking. For landscape, this means recognising the intrinsic beauty of the countryside and balancing any harm to the land resource with the benefits of the scheme in other respects. This balance is to be undertaken by the decision makers and falls outside the remit of this report. The benefits of the scheme are to be weighed against the effects on the landscape character and visual amenity as set out in this report and as detailed in the Planning Statement
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accompanying this application. The policy framework is supported by the National Planning Guidance (NPPG) where relevant.
Local Planning Policy
3.4 The relevant Bracknell Forest Borough Council Documents are listed below:
Core Strategy Development Plan, Adopted 2008;
Local Plan, adopted January 2002;
Site Allocations Local Plan, adopted July 2013;
In addition, the Warfield Neighbourhood Plan, adopted October 2018, has been consulted.
3.5 Bracknell Forest’s Core Strategy Development Plan was adopted in February 2008 and guides development up to 2026. Bracknell Forest Borough Local Plan was adopted in 2002 and includes a number of saved policies. Other policies have been replaced by new policies in the Core Strategy and Site Allocations Local Plan. A full list of relevant polices are included in Appendix G.
The relevant polices are summarised below:
Core Strategy CS7 - Design Outlines the requirements for high quality design ensuring that proposals build on local character and enhance the landscape and biodiversity.
Core Strategy CS9 - Development on Land Outside Settlements, refers to the need to protect defined gaps from development and protect the Green Belt from inappropriate development.
Local Plan EN1 – Protecting Tree and Hedgerow Cover
Local Plan EN2 – Supplementing Tree and Hedgerow Cover
Local Plan EN8 – Development on Land outside Settlements
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3.6 Policy WNP7 from the Warfield Neighbourhood Plan outlines the need for proposals to demonstrate that they positively contribute to the character and integrity of the gap between local settlements.
3.7 The Draft Bracknell Forest Local Plan will set out the long-term spatial vision and development strategy for the borough up to 2036. The plan is currently being reviewed following consultation, with submission to the Secretary of State expected to be early summer 2021 (according to the Bracknell Forest planning policy website, 15.12.20).
Draft Policy LP15 – Green Infrastructure relates to the protection and enhancement of green infrastructure within the Borough.
Draft Policy LP18 – Separation of Settlements
Draft Policy LP33 - Protection of Countryside which ensures protection of areas of countryside for their intrinsic character and beauty.
Draft Policy LP35 – Landscape Character (outside of defined settlements) and separation of settlements which ensures that development proposals protect and enhance the intrinsic character and quality of the landscape character area within which they are situated, and do not unacceptably reduce the physical and visual separation of settlements.
Draft Policy LP39 – Design which aims to achieve high standards of design in buildings, infrastructure and open spaces and reinforces local character.
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4.0 Baseline Information: Character
4.1 This section identifies potential receptors within the study area and provides a description of the site, study area and landscape context. Desktop and field analysis has been used to scope out sensitive receptors within the 2.5km study area.
4.2 Landscape related designations are shown in the appendices of this report and are shown on Figure 5.
Green Belt
4.3 The Metropolitan Green Belt covers around 40% of the study area, surrounding the site to the north and east. The Cut, a watercourse to the north, marks the southern boundary of the Green Belt, at a minimum distance of 425m from the site. The purpose of the Green Belt is to check urban sprawl and to preserve the rural character of countryside and the individual character of towns surrounding London
Public Rights of Way
4.4 A limited number of Public Rights of Way (PRoW) transect the landscape and are shown on the Ordnance Survey Plan which is included in the appendices of this report (Figure 1). Views have been assessed from PRoW’s to the west, north and east of the site where these were identified as being within the Zone of Theoretical Visibility. Viewpoints 2, 3, 4, 5 and 13 are all located on footpaths, but none have a view of the site.
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Heritage Designations
4.5 Within the study area there is a Scheduled Monument (Moated Site) located 2km north east of the site. This is within the Zone of Theoretical Visibility but is set at a similar height above sea level as Brookfield Stables, and is surrounded by a substantial belt of trees which provide a visual barrier, therefore the Scheduled Monument will not be affected by the proposals.
4.6 There are 5 Listed Buildings within 500m of the site, plus a listed garden gate and a milestone on the B3022. To the north, Warfield House, the Moathouse and a Barn at Hayley Green Farm all have Grade II listing. To the west is Pear Tree Cottage in Warfield Street and in Cricketers Lane to the east is a further large house called Brockdale, also Grade II listed. The listed buildings are located within other areas of built form and vegetation and it is assumed that as such there are no views of the site from these locations, although within the scope of this report it has not been possible to visit the buildings to test this assumption
Landscape Character
4.7 A review of site and local landscape character has been undertaken as part of this report and includes a review of the National Character Assessment, Landscape Character Assessments and site assessment.
National Character Assessment
4.8 Natural England has published a study entitled ‘Countryside Character Initiative’. This initiative is concerned with the management of England's countryside through an understanding of its character. It aims to guide policy developments, national decision making, and give a context to local planning, action and development.
4.9 The site lies within the Thames Valley National Character Area (NCA) 115. While the description is broadly representative of the wider landscape, a large number of characteristics are exhibited in the site and study area, including:
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Underlying geology dominated by London Clay, overlaid with gravels and sands.
Unifying characteristic of watercourses feeding into the River Thames
Low lying land with fragmented agricultural land, historic parks and a diverse landscape of urban and sub urban settlements.
Limited farming with grazed pasture being the major land use. Field patterns are medium scale and irregular, with smaller fields to the west.
Although densely populated and developed, pockets of woodland, open grassland, parkland, wetlands and intimate meadows provide escape and tranquillity, and include a variety of habitats supporting important populations of many species, notably stag beetle, shoveler, gadwall and other invertebrates and wildfowl.
Landscape Character Assessment
4.10 A Landscape Character Assessment (LCA) was prepared for Bracknell Forest Borough Council by Land Use Consultants in September 2015 which offers guidance on the sub regional level character.
4.11 According to this assessment the site lies within the Landscape Character Type C: Clay Farmland. The geology is London Clay with superficial River Terrace deposits on the eastern part of the site and Alluvium along the course of the Bull Brook (Source: British Geological Survey, within the Bracknell Forest Landscape Character Assessment). To the north of the site the land is moderate quality agricultural land with neutral fine loamy and silty soils over clay. Much of the character area is still agricultural, with existing field boundaries reflecting the pattern which existed in the medieval period.
4.12 Bracknell Forest was part of the royal hunting grounds of Windsor Forest until the early part of the 19th century, when land was released following the enclosure of Crown lands at Windsor Great Park.
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4.13 The site lies at the extreme south-eastern corner of the character sub-group C1, Binfield and Warfield Clay Farmland, directly adjacent to sub-group C2, Winfield and Cranbourne Clay Farmland
4.14 The key characteristics of the LCA are listed fully within Appendix H
4.15 The relevant landscape characteristics of this area are the “watercourses which create a gently undulating landform with mid-distant views across grass and arable fields to low ridgelines and wooded horizons”, “rural lanes bordered by hedgerows, grass verges and ditches” and diffuse settlements “well integrated into the landscape”. (BFC Landscape Character Assessment, LUC 2015)
4.16 The rural character is described as “A relatively continuous and well-managed structure of hedgerows and hedgerow trees around fields and edging rural lanes, despite the amalgamation of some fields for arable farming. This presents a semi-natural, regular visual composition of tiers of hedges and hedgerow trees set off by a wooded horizon as one looks across the landscape. In some areas, especially where there are larger fields of more intensive farming, hedgerows have been removed, creating a more expansive landscape. In these areas, remnant oak standards marking the previous hedgerow boundary become notable features.” This is applicable to the landscape north of the site.
4.17 The Landscape Character Assessment recognises a number of forces for change, including urban expansion to the north of Bracknell, susceptibility of native trees to pathogens and the spread of non-native plant species, and the expansion of equestrian uses, which could affect the character of the landscape.
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Site Assessment
4.18 Figure 1: Ordnance Survey Plan within the appendices of this report show the topographical information of the site and study area. The site lies between Forest Road, Hayley Green and Bracknell Road to the north of Bracknell.
4.19 The site is currently operating as an Equestrian Centre, offering livery services and exercising for horses. A large open indoor school building dominates the centre of the site, with a rectangular floodlit arena and lunge arena to the east, both surrounded with neatly maintained hedging, and small paddock areas to the south separated with post and rail fencing. The main complex of buildings lies at the centre of the site and comprises stables, offices and tack rooms.
There are several groups of mature trees within the site which provide visual interest and create informal subdivisions and a pleasing balance of open fields and shady woodland.
Image A: Equestrian buildings within site
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Image B: Post and rail fencing dividing paddocks
Image C: Areas of shady woodland within the site
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4.20 To the immediate south is the recreational area of Westmorland Park, which separates the site from the suburban residential areas on the north side of Bracknell. Forest Road and Hayley Green are rural in character with mature trees and hedges along the verges, and occasional farmsteads and large residential properties with extensive grounds. A row of mid-twentieth century semi-detached houses and bungalows occupy land just outside the south east corner of the site, at the end of Hayley Green.
4.21 An aspiration of existing and emerging Bracknell Forest Planning Policy is to retain a defining gap between the settlements of Warfield Street (which includes the major development area known as Warfield Extension) and Hayley Green.
4.22 To the north are larger individual properties including the Grade II listed building Warfield House which has landscaped gardens and is surrounded by belts of trees providing a visual barrier from all directions. In a semi-circular sweep from west, through north, to east of the site the land becomes more rural, characterised by small fields bounded by hedges and trees.
4.23 The topography is gently undulating, with levels across the study area varying from approximately 95m to 60m above sea level. The site itself is between 60m and 65m above sea level.
4.24 The immediate land uses surrounding the site are parkland and equestrian, with a polo business and an equine veterinary practice to the north, and a public open space to the south
4.25 The local landscape is defined by well-maintained small fields surrounded by post and rail fences and hedges. Agricultural land is being increasingly converted to equine use, encouraging the retention of these enclosure features.
4.26 In general field boundaries are enclosed with mixed hedgerows. Some hedgerows are well defined with established vegetation providing a sense of enclosure along with mature trees, foreshortening views out to the wider landscape.
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4.27 Images A, B and C were taken within the site in July 2018 and illustrate the nature of the existing landscape in the summer months
4.28 Images D and E were taken in December 2020 and show the effect of trees after leaf fall. Image D illustrates the nature of the roads surrounding the site, which are lined with small self-sown trees including a large proportion of holly and conifers to create a visual barrier to adjacent residential properties.
Image D: Vegetation lining the roads surrounding the site
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Image E: Characteristic rural landscape to the north of the site
4.29 Image E illustrates the character of the rural landscape to the north of the site. Natural gaps are occasionally found within hedgerows providing glimpsed views out to the wider landscape, but these are foreshortened by hedgerows which surround the adjacent fields.
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5.0 Baseline Conditions: Visual
Introduction
5.1 From the results of the initial desk study and site appraisal it is clear that the proposed development will be visible from a limited number of locations, at varying distances, and from both public and private areas.
5.2 A Zone of Theoretical Visibility (ZTV) was prepared and included in the appendices of this report and is shown on Figure 3. Viewpoints are included within Appendix D of this report and locations are shown on Figure 4, within the report appendices.
5.3 This section identifies those visual receptors that have the potential to view the site, their distribution, character and sensitivity to change.
5.4 The photographic study to support the outline application was undertaken in December 2020. Viewpoints at varying close distance from the site were selected to represent the typical views of the site. Figure 4 shows the location of these viewpoints. In determining the viewpoints, whether in the immediate locality or further away, the main public highways, sections of public footpaths, and some of the publicly available spaces within the study area were visited. It is acknowledged that from public places, more viewers are likely to be affected thereby adding to the overall impact upon receptors in those locations.
5.5 The following viewpoints in Table 1 were selected as being representative of the potential visual issues associated with the proposed development.
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Table 1: Viewpoint Details
No Location Distance Northing Westing Rationale for selection (km) and direction of view 1 Corner of Wellers Lane and Ascot 2.5km, S 51°27' 19” 00°43'58” On elevated land. This will be Road close to a proposed development at Jealotts Hill. 2 Footpath FP3 at Frost Folly 1.8km, SE 51°26' 43” 00°44' 39” Public Right of Way Country Park connecting Moss End and Warfield settlements 3 On footpath FP7 off Church Lane, 1.10km, SE 51°26'31” 00°44' 00” Adjacent to St Michael’s Warfield Church 4 PRoW Footpath FP12 1.1km, SE 51°26'22” 00°44'24” Footpath 5 Public footpath FP6 off Malt Hill 0.9km, S 51°26’26” 00°43’39” Within the Green Belt 6 Cabbage Hill car park off B3034 2.4km, E 51°26'03” 00°45'43” Newly established country park with nature reserves 7 Road junction of B3022 and 0.3km, E 51°25'56” 00°43’53” Close view of site from west, B3034 adjacent to site adjacent to entrance to listed building Warfield House 8 Hayley Green Lane 0.13km, S 51°26’03” 00°43’36” Close view into site from north 9 Forest Road, near entrance to 0.15km, NNW 51°25'53” 00°43’43” Close view into site from south The Limes west 10 Path into Westmorland Park from 0.15km, N 51°25’54” 00°43’38” Popular access route to park.. Forest Road. 11 Playing fields in Westmorland 0.3km, N 51°25’49” 00°43’38” Public open space within Park residential area, elevated position, close to site 12 Open space off Brownrigg 1.5km, N 51°26’26” 00°41’56” Public open space within Crescent and Bullbrook Drive residential area, elevated position to the south 13 FP4 below The High Pines 1.6km, SW 51°26’26” 00°42’27” Footpath on the edge of the Green Belt, close to polo grounds at Winkfield Park
5.6 The findings of the site appraisal show that there are only direct views into the site from locations at close range, i.e. along the roads bordering the site, and that these close views are filtered through boundary tree and shrub plantings. The site is not visible from longer range views throughout the ZTV due to intervening vegetation and dense tree cover.
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Visual Receptors
Public Rights of Way Users
5.7 Users of PRoW, bridleway and National Trails are considered to have a high sensitivity and so the visual assessment included a comprehensive analysis on the visual effects of this user group.
Residential Properties and Users
5.8 Views from private residential properties, although likely to have a high sensitivity to any changes in a view, are not protected planning regulations, policies or guidance. There are limited adjacent residential properties, many of which are however set within a strong landscape framework and have limited visibility of the site.
Road Users
5.9 Road users are less sensitive than residential receptors or users of PRoW due to the speed in which they experience and perceive the landscape, however road users are notable receptors. Users of Forest Road along the southern boundary are the closest receptors of this type.
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6.0 Proposals and Mitigation
The Proposed Development
6.1 The development proposals are laid out in full in The Design and Access Statement in support of this application. The proposed framework plan of the site is shown in Figure 6.
6.2 The proposals include the following:
Up to 90 dwellings
Associated infrastructure e.g. roads, footways, street lighting, signage.
Public open space
New cycle path leading through the development to Westmorland Park
New tree and shrub planting to gardens and open spaces
6.3 The heights of the proposed buildings have been carefully considered to ensure that views are not impacting on the existing landscape setting.
Landscape Mitigation
6.4 The conclusions of the Landscape and Visual Impact Assessment have influenced the illustrative sketch layout through an iterative process. The proposals therefore include a degree of mitigation already as to avoid or reduce the potential effects. These include:
Retaining the existing site boundary vegetation and including additional native species which are prevalent in the local area, to provide dense vegetative features along all of the site boundaries, where there is some level of vegetation,
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Utilising existing areas of hard standing and building footprints for new parking areas and proposed buildings, so as to minimise the tree removals that will be required to facilitate the proposed development.
Retention of existing trees within the site, to maintain a mature landscape setting to the estate grounds,
Locating the new residential dwellings behind existing belts of trees which provide a strong visual barrier from the north and south.
Providing additional tree planting along the access road, which curves into the site to limit the visual impact of the proposed road junction on Forest Road.
Incorporate materials which reflect the surrounding site context, both within the soft and hard landscape design.
Incorporate materials which reflect the surrounding site context, both within the soft and hard landscape design.
6.5 Proposed planting species should include native species throughout in order to visually blend with the surrounding landscape.
6.6 In adopting the above measures, the proposals will reduce the magnitude of potential landscape and visual effects on the identified receptors.
6.7 The visual assessment has been undertaken to assess the sketch site layout, as shown in Figure 6.
6.8 After a period of 10-15 years the above mitigation measures will have weathered and planting will have become established to further reduce the visual impact.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment 7.0 Assessment of Effects
Introduction
7.1 Predicted effects on receptors are assessed for the occupation phase of the development. The assessment of landscape and visual effects considers the site in its current baseline condition and judges the type and level of effects of the proposals. The site layout is shown in Figure 6.
7.2 The landscape strategy is to provide a high quality mixed use development set within a site that has a strong, mature landscape framework. This includes the retention of the existing vegetation to maintain a similar visual baseline. New buildings and parking areas will be constructed on open areas and on the footprint of existing buildings where possible to minimise tree removals. New planting will provide additional visual barriers within the site. The access road will be inserted through the south boundary at a point where tree removal will be minimised, allowing adjacent trees to continue to provide visual barriers. The new residential dwellings will be set within a mature landscape, supplemented with native hedge, tree and understorey to create visual enclosure. The strategy would help to visually blend the proposals into the receiving landscape and soften the look of the built form over time. The assessment of effects is outlined in Appendix C (character) and Appendix D (visual).
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7.3 It is considered that there is the potential for effects on the following receptors:
Landscape
Landscape elements such as the trees and paddocks within the site; and
The landscape character of the site and the local area surrounding the site.
Visual
Public Rights of Way in the local area;
Roads adjacent to and surrounding the site.
Residential receptors adjacent to site boundaries
7.4 The sensitivity of the visual receptors in the viewpoints are outlined in Table G within Appendix A of this report.
Effects upon the Receiving Landscape
7.5 Effects on the landscape is considered as a multi stage process:
1. Effects on the character of the site, that includes the direct effects on the different elements that make up the site character;
2. The receiving landscape character, as defined in the Landscape Character Assessments; and
3. Effects on the local landscape context which includes the indirect effects on the defined landscape character that surrounds the site.
7.6 The quality of the landscape, which includes the site and study area, has been assessed as having a high landscape quality. This assessment has been reached as most landscape elements remain intact and in good repair, however there are a few detracting elements. The study area includes a number of farms and extensive properties which are well maintained and have dense tree cover around
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the boundaries, such as Warfield House and Winkfield Park. There are a few detracting elements such as the derelict building at the junction of Forest Road and Bracknell Road, and street signage which have downgraded the assessment of landscape quality from very high to high. This is defined in Table A in Appendix A of this report.
7.7 The value of the existing landscape has been assessed as medium. The landscape consists of areas primarily containing valued landscape components combined with an aesthetically pleasing composition and few visual detractors, however it has not been formally designated as part of a National Park or Area of Outstanding Natural Beauty. This is defined in Table B in Appendix A of this report.
7.8 The character sensitivity of the landscape has been defined as medium, as there are some important landscape elements of moderate susceptibility to change. The area is subject to the presence of man-made infrastructure with a semi-enclosed scale. The Bracknell catchment is relatively highly populated and the area is subject to some (but not dominant) human activity and development and in terms of tranquillity it is subject to some noise and movement. This is outlined in Table C in Appendix A of this report.
7.9 As defined in Table D the landscape visual sensitivity has been defined as medium as the landscape has a gently undulating topography with frequent vegetative features. There are distant views from high points within the study area, but the volume of tree cover surrounding properties and along roads disguises built features. There is some degree of focus on the landscape.
7.10 Overall weighted assessment of landscape sensitivity has been assessed as medium.
7.11 Due to the change in baseline characteristics (i.e. introduction of new dwellings into an equestrian centre and the change of use to residential) a change in the landscape character will be appreciated.
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7.12 During the removal of some of the existing trees and grassed estate, to be replaced with the storage of spoil, laydown areas full of materials, construction compounds and buildings under construction will form part of a perceived loss of localised landscape elements. These construction elements and activities are considered temporary and will occur over a relatively short period of time.
7.13 The magnitude of landscape impacts, as outlined in Table E in Appendix A, has been assessed as small as there is likely to be a partial alteration to the site’s baseline characteristics. The introduction of new residential development may be prominent but is not be considered to be substantially uncharacteristic when set within the attributes of the receiving landscape, when considering adjacent residential dwellings. The scale of the development may not quite fit into the scale of the landscape and may impact on an area of recognised landscape character.
7.14 The main massing of the housing development will be concentrated along the eastern boundary and within the central part of the site, leaving the western corner as open space alongside the Bull Brook. This open space will relate to and have connectivity with Westmorland Park, forming part of a strategic gap between Warfield Street and Hayley Green.
Visual Impacts
7.15 Visual impact assessment considers the sensitivity to change of visual receptors within the study area, and the magnitude of change associated with the introduction of the proposed development into the existing visual context.
7.16 A summary of the visual effects at each viewpoint location is shown in Table 2.
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Receptor Magnitude of Magnitude of No Viewpoints Receptor Type Overall Visual Effects Overall Visual Effects Sensitivity Change Change
Operational Stage Residual Stage
1 Corner of Wellers Lane and Negligible Negligible Road users Negligible Negligible Ascot Road Medium 2 Footpath FP3 at Frost Folly Users of PRoW and Negligible Negligible Negligible Negligible High Country Park Country Park 3 On footpath FP7 off Church Negligible Negligible Negligible Negligible Users of PRoW High Lane, Warfield 4 PRoW Footpath FP12 Users of PRoW High Negligible Negligible Negligible Negligible
5 Public footpath FP6 off Malt Hill Users of PRoW High Negligible Negligible Negligible Negligible
6 Cabbage Hill car park off Residents and users of High B3034 Country Park Negligible Negligible Negligible Negligible
7 Road junction of B3022 and Residents and road users B3034 adjacent to site High Small Moderate Negligible Negligible 8 Hayley Green Lane Residents and road users High Medium Major / moderate Very small Minor
9 Forest Road, near entrance to The Limes Residents and road users High Medium Major / moderate Very small Minor
10 Path into Westmorland Park Users of Westmorland High Medium Major / Moderate Very small Minor from Forest Road. Park and road users
11 Playing fields in Users of Westmorland High Westmorland Park Park and road users Very small Minor Negligible Negligible
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Receptor Magnitude of Magnitude of No Viewpoints Receptor Type Overall Visual Effects Overall Visual Effects Sensitivity Change Change 12 Open space off Brownrigg Residents and users of Crescent and Bullbrook High Negligible Negligible Negligible Negligible open space Drive 13 FP4 below The High Pines Residents and users of High Negligible Negligible PRoW Negligible Negligible
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Residential Receptors
7.17 Residential receptors are considered to have a high sensitivity, even though in planning terms there is no right to view from a residential property. This report does not specifically assess any viewpoints from residential receptors, due to inaccessibility. During the site assessments it was evident that residents living along the roads bordering the site, namely Hayley Green, Forest Road and Bracknell Road have limited views into the site. Residential areas further away within the ZTV were visited, but due to the interceding built form, topography and vegetation, did not have views of the site.
7.18 Viewpoints 8 and 9 can be considered to be representative of residents from Hayley Green and Forest Road and there was assessed to be a major to moderate overall visual effect. Viewpoint 7 can be considered to represent views from the main vehicular entrance to the listed building Warfield House, however future views from this point will be more dependent on changes made to the levels of vegetation within the derelict property Grove Gardens, should this be redeveloped. The receptor sensitivity from these viewpoints was high, considering the proximity of the properties to the site.
Users of Public Rights of Way
7.19 Users of Public Rights of Way are also considered high in that receptors attention is often focused on the landscape through which they are travelling. Receptors often use Public Rights of Way for recreational purposes and the landscape is considered an important component to their overall experience. The following PRoW’s have been assessed as follows:
Viewpoints 2, 3, 4, 5 and 13 all represent locations on Public Rights of Way, and were selected because they are within the Zones of Theoretical Visibility at varying distances from the site, including on relatively elevated ground. In addition a sub-set of viewpoints 2, 3, 5 and 13 are within the Green Belt. Overall the magnitude of change for users of this location is
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negligible as the development is not visible from these locations. The dense tree cover along the roads surrounding the site, and the prevalence of trees and vegetation around other properties in the area form visual barriers from any views from the public rights of way.
Viewpoint 2 is taken from a PRoW to the north of Brookfield Farm Equestrian Centre, which runs in an easterly direction from a recently constructed car park down a shallow gradient towards Warfield village. It appears that a Country Park has been created within the first field, generating more usage and increased receptor numbers. Due to the interceding vegetation between the PRoW and the site, the overall visual effect for users of this PRoW is negligible as no change to the view would be appreciated.
Viewpoint 3 is located within the centre of Warfield village, on a footpath close to the parish church of St. Michael the Archangel. The ground is relatively level, with a slight dip where “The Cut” stream runs across the centre of the view. The stream is hidden from view by trees and shrubs. Hedging and post and rail fencing divides the fields and there is evidence of equestrian use. Individual and groups of trees are prominent features across this view, with a line of trees filtering views of Warfield House, which is located between the viewpoint and the Brookfield Stables site. The interceding vegetation inhibits any views of the site, therefore the proposals would create no perceptible change in the view.
Viewpoint 4 is just over 1km from the site, close to the settlement of Newell Green. The view is typical of the local character, comprising small fields bordered with post and rail fencing, native trees of varying sizes and hedges. Again, since the site is set behind dense tree cover and not visible, so the proposed changes would result in an imperceptible change in the existing view.
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Viewpoint 5 is on a footpath leading east from Malt Hill, and demonstrates a wide view of fields and hedgerows looking south towards the site. The Cut stream mentioned in the description of viewpoint 3 above also passes through this view. A large white building is visible in the centre of the photograph, part of Hayley Green Farm, but the buildings with the Brookfield Stables site are surrounded by the dense belts of trees between Warfield House and Malt Hill. The development would not be visible to the observer and would result in no perceptible change in the existing view.
Viewpoint 13 represents a view from a well-worn footpath leading south from Winkfield and Maidens Green, two settlements linked by the A330. The viewpoint is below a housing development called The High Pines, just south of the point where a farm track leading to Planner’s Farm crosses the path. Along most of the footpath views are restricted to either side by hedging, as can be seen on the left-hand side of the photograph. The farm is visible to the right, and grassed fields are the dominant feature in the view. The site is again protected by banks of mature trees and vegetation.
Road Users
7.20 Road users are typically less sensitive than users of Public Rights of Way or residential receptors due to the speed through which they travel through the landscape. Road users’ attention may also not be focused on the landscape. The following viewpoints are representative of views from surrounding roads:
Viewpoint 1 is at the corner of Weller’s Lane and the A330 Ascot Road, looking south towards the site. This location was chosen because of its elevated position and proximity to the Syngenta Research Station at Jealott’s Hill. Theoretically, i.e. without vegetation, the topography would allow a view of the site from this vantage point, but in practice the lane is fringed with hedging and the tree cover around Warfield village and beyond, around Warfield House precludes views of the site. There will be no perceptible change in the view from this position.
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Viewpoint 7 is located close to the site, on the corner of the island of land between Bracknell Road, Forest Road and Hayley Green, on which the site is located. The dominant feature in this view is the derelict property Grove Gardens which has suffered from fire. There is a large garden between the derelict house and the Brookfield Stables site, containing trees and overgrown shrubs which filter views of the site from the road. At some point in the future the property may be redeveloped, which could involve the removal of vegetation and the opening up of views into the site.
Viewpoint 8 is located at the northern end of Hayley Green, close to the junction with Bracknell Road where there is a disused gate affording better views into the site than elsewhere along the lane. There are several trees along the boundary which filter views into the site, but at this close proximity the development will inevitably have a high impact on views from the road.
Viewpoints 9 and 10 are on the south boundary of the site, along Forest Road. Viewpoint 9 was selected to represent views experienced by receptors pulling out of The Limes residential road. The roadside vegetation is somewhat sparser here and buildings within the site are clearly visible. The main site entrance is proposed to be close to this point, with associated road markings and street lighting, and this will have a high impact on views. Additional planting can be introduced around the completed road junction to mitigate the impact, and once the planting has matured, the residual overall visual effect would be moderate.
Viewpoint 10 is further west along Forest Road, at the point of access to Westmorland Park (see Viewpoint 11). It is proposed to include a cycling and walking path into the Brookfield site on the opposite side of the road, which will involve the removal of a few trees, but the houses within this part of the site will be set back behind an area of open space and the large group of existing trees will be retained. As a result it is expected that the impact on viewpoint 10 will be moderate.
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Other roads within the study area were visited, including the junction of Priory Road and Long Hill Road to the south east, and the A330 at Winkfield as they were indicated as having potential views on the ZTV, but the site could not be seen and it is judged that no change would be appreciated
Users of Public Spaces
7.21 Users of public open spaces are also considered to have a high sensitivity since they are enjoying recreational activities and may be walking through the landscape, pausing and regarding views. The following viewpoints are associated with public open spaces:
Viewpoint 6 is at Cabbage Hill, which is a high point overlooking Bracknell town centre from the north west. The area has been developed with footpaths and a car park to encourage recreational access. The photograph was taken at the top of the hill above the car park and from here the view is dominated by the new housing development at Woodhurst Park in the middle distance. The Brookfield site lies beyond, hidden within trees and is not visible from this location.
Viewpoint 11 is closer to the site on the playing fields of Westmorland Park just to the south of the site. The park is a large recreational area including playing fields, a lake and a children’s’ play area, and footpaths surround the lake and fields providing all-weather routes for walking, cycling and running. To the south the park is accessible from the residential areas of Whitegrove and Westmorland Drive. Although the land is elevated compared with the lake to the west and the Brookfield site on the opposite side of Forest Road, the site is not visible due to intervening trees along Forest Road and around the lake.
Viewpoint 12 tests views from the highest point within the residential areas to the south of the site. A small public open space exists at the top of the hill between Bullbrook Drive, Brownrigg Crescent and Scott Terrace, providing good views across Bracknell to the south. However to the north,
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looking towards Warfield, views are foreshortened by the housing at the end of Scott Terrace, and the site is not visible.
Summary of Landscape Character and Visual Impacts
7.22 The site lies between Forest Road, Hayley Green and Bracknell Road on the northern edge of Bracknell. To the immediate south is the recreational area of Westmorland Park, which separates the site from the suburban residential areas on the north side of Bracknell. Forest Road and Hayley Green display a rural character and are flanked by mature trees and hedges with occasional farmsteads and large residential properties with extensive grounds. A row of mid-twentieth century semi-detached houses and bungalows occupy land just outside the south east corner of the site, at the end of Hayley Green. To the north are larger individual properties including the Grade II listed building Warfield House which has landscaped gardens and is surrounded by belts of trees providing visual barriers from all directions. In a semi-circular sweep from west, through north, to east of the site the land becomes more rural, characterised by small fields bounded by hedges and trees. The gradual transformation from agriculture to equestrian usage over time has limited the removal of hedges and field boundaries and retained the close-grained nature of the landscape. The topography is gently undulating, with levels across the study area varying from approximately 95m to 60m above sea level. The site itself is between 60m and 65m above sea level.
7.23 The proposals are for a residential development of up to 90 dwellings, including detached, semi-detached and terraced houses, garages, parking spaces and roads. Most of the trees on site will be retained and incorporated into open space with a play area for children and a cycle / footpath providing a pleasant route to Westmorland Park. The main vehicular access will be located on Forest Road. Existing boundary planting is important to provide visual barriers to the development and will be retained and supplemented where appropriate.
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7.24 The westernmost part of the site, which has the Bull Brook stream passing along the boundary will be retained as open space, with biodiversity improvements.
7.25 Within the site the main landscape features proposed to be removed are a large indoor arena building, stables, an equestrian exercise ring and a rectangular menage. A few trees will be removed within the site.
7.26 In terms of visual amenity the site is visually enclosed on all sides. The existing vegetation associated with Forest Road, Bracknell Road and Warfield House provides strong visual barriers from viewpoints other than those directly outside the site.
7.27 Views from residential areas are minimal due to the topography and interceding built form and vegetation forming visual barriers.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment 8.0 Conclusions and Discussions
8.1 This report provides a Landscape and Visual Impact Assessment of the development of the Brookfield Farm Equestrian Centre to inform planning proposals and accompany the planning application for the site.
8.2 In compiling this baseline information for this report, ACD have undertaken a desktop study including reviews of aerial photography, web searches, Local Planning Authority (LPA) publications and landscape character assessments and National Character Assessment (NCA) information. ACD then undertook field assessments which includes a photographic survey of the landscape and using photography from a number of representative viewpoints.
8.3 The site falls just outside the Green Belt north of Bracknell. It does not fall within any Conservation Areas, Areas of Outstanding Natural Beauty or National Parks. There are a number of public rights of way (footpaths) within the study area with a degree of focus on the landscape.
8.4 When considering the landscape quality, value, character and visual sensitivity, the overall weighted assessment of landscape sensitivity has been assessed as medium.
8.5 Due to the change in baseline characteristics (i.e. introduction of new dwellings into an estate providing equestrian services and the change of use to residential) a change in the landscape character will be appreciated.
8.6 The magnitude of landscape impacts has been assessed as small as there is likely to be a partial alteration to the site’s baseline characteristics. The introduction of new residential development may be prominent from the roads immediately surrounding the site, but is not be considered to be substantially uncharacteristic when set within the attributes of the receiving landscape.
8.7 The overall landscape character effect is therefore assessed as minor. This is outlined in Table F in Appendix A of this report.
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8.8 There are visual barriers to the site in all directions due to the topography and interceding built form and vegetation forming visual barriers and it cannot be distinguished in the wider landscape from any of the viewpoints visited which are more than 500m distant.
8.9 Several of the adopted, saved and emerging policies refer to the importance of preserving the strategic gap between settlements. In this case the two settlements in question are Warfield Street, which will be developed as part of the Warfield Extension and Hayley Green, identified on the emerging Warfield Neighbourhood Plan as an area for development.
8.10 Draft Policy LP35 states that “Within defined separation of settlements, development will only be supported where it can be demonstrated that it would not adversely affect the function of the land, and not unacceptably reduce the physical and visual separation of settlements either within or adjoining the borough.”
8.11 Draft Policy WNP7: Local Gaps states “Development proposals within Local Gaps should not harm either individually or cumulatively their function and open character”, and “Proposals in a Local Gap will be required to demonstrate how they might reinforce the positive characteristics of the Gap and maintain its integrity.”
8.12 The proposed roads and dwellings will be located on the central and eastern parts of the site where existing structures are located, although the extent of development will increase. Tree cover along the boundaries will be retained, and the western corner of the site will be left undeveloped in order to preserve the strategic gap. Visually this space is linked to the native tree and shrub cover along the Bull Brook, where biodiversity enhancements could be introduced to improve the ecological value of the site. The western corner and the southern frontage are adjacent to the northern entrance to Westmorland Park and display similar distinctive characteristics in terms of the balance of tree cover and the
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species mix of trees and shrubs. (See image C on page 14) This character will be retained under the proposals.
8.13 The landscape strategy, including mitigation planting and sensitive management should enhance the character of the area and ensure that the natural beauty of the countryside is not compromised. Minor residual overall visual effects of the proposed development will remain for viewpoints along Forest Road.
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9.0 Appendices
Appendix A – Methodology
Appendix B- Zone of Theoretical Visibility Methodology
Appendix C- Landscape Effects
Appendix D- Visual Effects
Appendix E- Glossary of Terms
Appendix F - Sources of information
Appendix G - Policy
Appendix H - Published Landscape Character Areas
Figure 1- Ordnance Survey Map
Figure 2- Aerial Photography
Figure 3- Zone of Theoretical Visibility
Figure 4- Viewpoint Locations
Figure 5- Statutory Designation Plan
Figure 6- Site Layout
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Appendix A- Methodology
Quality
9.1 Quality or condition relates to the physical state of the landscape and its intactness from the visual, functional and ecological perspectives, together with the state of repair of its constituent features or elements (e.g. hedgerows, woodlands, field pattern etc.). Local landscape quality within the study area has been considered based on the criteria described in the following table.
Table A. Landscape Quality (or Condition)
Landscape Quality (or Typical Indicators Condition)
Very High All landscape elements remain intact and in good repair. Buildings are in local vernacular and materials. No detracting elements are evident
High Most landscape elements remain intact and in good repair. Most buildings are in local vernacular and materials. Few detracting elements are evident
Medium Some landscape elements remain intact and in good repair. Some buildings are in local vernacular and materials and some detracting elements are evident
Low Few landscape elements remain intact and in good repair. Few buildings are in local vernacular and materials. Many detracting or incongruous elements are evident
Very Low No landscape elements remain intact and in good repair. Buildings are not in local vernacular and materials. Detracting or incongruous elements are much in evidence
Value
9.2 The value attributed to an area of landscape reflects communal perception at a local, regional, national or, occasionally, international scale. It is informed by a number of factors including scenic beauty, wildness, tranquillity and particular cultural associations. Cultural associations may be widely held at a national scale or more local in nature. Landscapes considered to be of the highest value would generally be formally designated at the national level, whereas those considered of lowest value would generally be undesignated, degraded landscapes, perhaps identified as being in poor condition and requiring either restoration or re-creation. Although value is largely determined by reference to statutory and planning policy designations, an absence of such designation does not necessarily imply the absence of value, as other factors such as
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scarcity or cultural associations can establish an area of otherwise unremarkable landscape as a valued local resource. The value of landscape character areas and designations has been determined using the criteria described in the following table.
Table B. Landscape Value
Landscape Typical Indicators Value
Very High Areas comprising a clear composition of valued landscape components in robust form and health, free of disruptive visual detractors and with a strong sense of place. Areas containing a strong, balanced structure with distinct features worthy of conservation. Such areas would generally be internationally or nationally recognised designations, e.g. National Parks
High Areas primarily containing valued landscape components combined in an aesthetically pleasing composition and lacking prominent disruptive visual detractors. Areas containing a strong structure with noteworthy features or elements, exhibiting a sense of place. Such areas would generally be national statutorily designated areas, such as Areas of Outstanding Natural Beauty (AONB). Such areas may also relate to the setting of internationally or nationally statutory designated areas, e.g. National Parks.
Medium Areas primarily of valued landscape components combined in an aesthetically pleasing composition with low levels of disruptive visual detractors, exhibiting a recognisable landscape structure. Such areas would generally be non-statutory locally designated areas such as Areas of Great Landscape Value. Such areas may also relate to the setting of national statutorily designated areas, such as AONB.
Low Areas containing some features of landscape value but lacking a coherent and aesthetically pleasing composition with frequent detracting visual elements, exhibiting a distinguishable structure often concealed by mixed land uses or development. Such areas would be commonplace at the local level and would generally be undesignated, offering scope for improvement.
Very Low Areas lacking valued landscape components or comprising degraded, disturbed or derelict features, lacking any aesthetically pleasing composition with a dominance of visually detracting elements, exhibiting mixed land uses which conceal the baseline structure. Such areas would generally be restricted to the local level and identified as requiring recovery.
Character sensitivity
9.3 Each landscape character area or designation is assessed for the sensitivity of its character to the introduction of the proposed development, taking into account its key characteristics, landscape elements, composition and cultural associations. Certain aspects of landscape character are particularly important indicators of the degree to which a landscape is likely to be able to successfully accommodate development. These include the general scale and complexity of its landforms and elements; the degree of enclosure or openness; the degree and nature of manmade influences upon it; and whether it offers particular experiences such as remoteness or tranquillity. The criteria used to determine the sensitivity of landscape character are set out in the following table.
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Table C. Character Sensitivity
Character Typical Indicators Sensitivity
Very High Landscape elements: Important elements of the landscape susceptible to change and of high quality and condition. Scale and Enclosure: Small-scale landform/land cover/ development, human scale indicators, fine grained, enclosed with narrow views, sheltered. Manmade influence: Absence of manmade elements, traditional or historic settlements, natural features and ‘natural’ forms of amenity parkland, perceived as natural ‘wild land’ lacking in man-made features, land use elements and detractors Remoteness and Tranquillity: Sense of peace, isolation or wildness, remote and empty, no evident movement.
High Where, on the whole, indicators do not meet the Very High criteria but exceed those for Medium
Medium Landscape elements: Important elements of the landscape of moderate susceptibility to change and of medium quality and condition. Scale and Enclosure: Medium-scale landform/land cover/ development, textured, semi- enclosed with middle distance views. Manmade influence: Some presence of man-made elements, which may be partially out of scale with the landscape and be of only partially consistent with vernacular styles. Remoteness and Tranquillity: some noise, evident, but not dominant human activity and development, noticeable movement.
Low Where, on the whole, indicators do not meet the Medium criteria but exceed those for Very Low.
Very Low Landscape elements: Important elements of the landscape insusceptible to change and of low quality and condition. Scale and Enclosure: Large-scale landform/land cover/ development, Featureless, coarse grained, open with broad views. Manmade influence: Frequent presence of utility, infrastructure or industrial elements, contemporary structures e.g. masts, pylons, cranes, silos, industrial sheds with vertical emphasis, functional man-made land-use patterns and engineered aspects. Remoteness and Tranquillity: Busy and noisy, human activity and development, prominent movement.
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Visual Sensitivity of Landscape Areas:
9.4 The visual sensitivity of an area of landscape relates to its general level of openness, the nature and number of visual receptors present within a landscape, and the probability of change in visual amenity due to the development being visible. It should be noted that landscape visual sensitivity refers to the visual sensitivity of the entire landscape that is being assessed, rather than an assessment of the visual effects of a specific, individual development.
9.5 The following table provides an overview of the typical indicators of visual sensitivity, which can be used to give a transparent, reasoned judgement regarding landscape visual sensitivity.
Table D. Landscape Visual Sensitivity
Landscape Visual Typical Indicators Sensitivity
Very High Visual interruption: Flat or gently undulating topography, few if any vegetative or built features. Nature of views: Densely populated, dispersed pattern of small settlements, outward looking settlement, landscape focused recreation routes and/or visitor facilities, distinctive settings, gateways or public viewpoints.
High Where, on the whole, indicators do not meet the Very High criteria but exceed those for Medium.
Medium Visual interruption: Undulating or gently rolling topography, some vegetative and built features. Nature of views: Moderate density of population, settlements of moderate size with some views outwards, routes with some degree of focus on the landscape.
Low Where, on the whole, indicators do not meet the Medium criteria but exceed those for Very Low.
Very Low Visual interruption: Rolling topography, frequent vegetative or built features. Nature of views: Unpopulated or sparsely populated, concentrated pattern of large settlements, introspective settlement, inaccessible, indistinctive or industrial settings.
9.6 The overall landscape sensitivity is derived by combining the assessed values attributed to landscape condition, landscape value, character sensitivity and effects on landscape elements and landscape visual sensitivity, to define an overall value within the range of Very High, High, Medium and Low.
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9.7 Since each criterion has a varying weight in its contribution to sensitivity the overall value is determined by professional judgement.
9.8 For the purposes of this assessment greater weight is attributed to Landscape Value and Landscape Character Sensitivity since these factors have greater defining criteria in the description of the landscape characterisation.
Magnitude of Change
9.9 Magnitude of change has been predicted by considering the anticipated loss or disruption to character forming landscape elements (e.g. tree planting, landform, buildings, and watercourses etc.), which would arise through introduction of the proposed scheme.
Table E: Definition of Magnitude of Landscape Impacts
Magnitude Description
Large Total loss of or major alteration to key valued elements, features, and characteristics of the baseline or introduction of elements considered being prominent and totally uncharacteristic when set within the attributes of the receiving landscape. Would be at a considerable variance with the landform, scale and pattern of the landscape. Would cause a high quality landscape to be permanently changed and its quality diminished.
Medium Partial loss of or alteration to one or more key elements, features, characteristics of the baseline or introduction of elements that may be prominent but may not be considered to be substantially uncharacteristic when set within the attributes of the receiving landscape. Would be out of scale with the landscape, and at odds with the local pattern and landform. Will leave an adverse impact on a landscape of recognised quality.
Small Minor loss or alteration to one or more key elements, features, characteristics of the baseline or introduction of elements that may be prominent but may not be uncharacteristic when set within the attributes of the receiving landscape. May not quite fit into the landform and scale of the landscape. Affect an area of recognised landscape character
Negligible Very minor loss or alteration to one or more key elements, features, and characteristics of the baseline or introduction of elements that are not uncharacteristic when set within the attributes of the receiving landscape. Maintain existing landscape quality, and maybe slightly at odds to the scale, landform and pattern of the landscape.
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Overall Landscape Character Effect
9.10 The overall landscape character effect is determined by the assessment of landscape sensitivity set against the magnitude of change as indicated by the matrix in the table below.
Table F: Overall Landscape Character Effects
Sensitivity Magnitude Very High High Medium Low
Large Major Major Major/moderate Moderate
Medium Major Major/moderate Moderate Moderate/ minor
Small Moderate Moderate/minor Minor Negligible
Negligible Minor/moderate Minor Minor/ Negligible Negligible
9.11 The prediction and extent of effect cannot always be absolute. It is for each assessment to determine the assessment criteria and the thresholds, using informed and well-reasoned professional judgement supported by thorough justification for their selection, and explanation as to how the conclusions for each effect assessed have been derived, as noted in GLVIA 3rd edition para 2.23-2.26 and 3.32-36.
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Visual Receptor Sensitivity
9.12 The locations from which the proposed development will be visible are known as visual receptors. The assessment of visual sensitivity considers both the category of visual receptor and the nature of their existing view. It takes account of the location of the receptor or viewpoint; the expectations, occupation or activity of the people present; the quality of the existing visual context; and the importance or value likely to be attributed by them to the available view. It is therefore the case that not all receptors within a given category are deemed to display equal sensitivity.
9.13 In accordance with the GLVIA, for the purposes of the visual assessment, the visual receptors have been graded according to their sensitivity to change against criteria set out in the table below.
Table G: Visual Receptor sensitivity
Receptor Description Sensitivity
High Occupiers of residential properties. Users of outdoor recreational facilities, including public rights of way, whose attention or interest may be focused on the landscape Communities where the development results in changes in the landscape setting or valued views enjoyed by the community.
Medium People travelling through or past the affected landscape in cars, on trains or other transport routes where higher speeds are involved and views sporadic and short-lived. People engaged in outdoor recreation where enjoyment of the landscape is incidental rather than the main interest.
Low People at their place of work, Industrial facilities.
9.14 The number of people likely to be present and the duration of time that a view is likely to be experienced may also influence the visual sensitivity of a particular location.
9.15 It is sometimes the case that different categories of visual receptor might be present at a selected representative viewpoint (e.g. a selected location may include both residential properties and workplaces suggesting different levels of sensitivity). In such cases the primary receptor category is identified (usually the more sensitive).
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Visual Magnitude of Change
9.16 The visibility of the proposals and the magnitude of their change upon a view and the resulting effect of visual effect are dependent on the range of factors already outlined, together with, the angle of the sun, the time of year and weather conditions. Of equal importance will be whether the site is seen completely, or in part; whether the site appears on the skyline; whether it is viewed with a backcloth of land or vegetation; or with a complex foreground; and whether the site forms part of an expansive landscape or is visible within a restricted view. The aspect of dwellings and whether the view is from a main window or a secondary window, which may be used less frequently, is also a consideration. From highways, the direction and speed of travel are also a consideration. In the assessment magnitude of change is ranked in accordance with the follow table.
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Table H: Definition of Magnitude of Visual Impact
Magnitude Examples
Very Large The development would result in a dramatic change in the existing view and/or would cause a dramatic change in the quality and/or character of the view. The development would appear large scale and/or form the dominant elements within the overall view and/or may be in full view the observer or receptor. Commanding, controlling the view.
Large The development would result in a prominent change in the existing view and/or would cause a prominent change in the quality and /or character of the view. The development would form prominent elements within the overall view and/or may be easily noticed by the observer or receptor. Standing out, striking, sharp, unmistakeable, easily seen.
Medium The development would result in a noticeable change in the existing view and/or would cause a noticeable change in the quality and/or character of the view. The development would form a conspicuous element within the overall view and/or may be readily noticed by the observer or receptor. Noticeable, distinct, catching the eye or attention, clearly visible, well defined.
Small The development would result in a perceptible change in the existing view, and/or without affecting the overall quality and/or character of the view. The development would form an apparent small element in the wider landscape that may be missed by the observer or receptor. Visible, evident, obvious.
Very Small The development would result in a barely perceptible change in the existing view, and/or without affecting the overall quality and/or would form an inconspicuous minor element in the wider landscape that may be missed by the observer or receptor. Lacking sharpness of definition, not obvious, indistinct, not clear, obscure, blurred, and indefinite.
Negligible Only a small part of the development would be discernible and/or it is at such a distance that no change to the existing view can be appreciated. Weak, not legible, near limit of acuity of human eye.
Overall Visual Effect
9.17 The overall visual effects are determined by the assessment of receptor sensitivity set against the magnitude of change, as indicated by the matrix in Table I.
Table I: Overall Visual Effects
Sensitivity
Magnitude High Medium Low Very large Major Major Major/moderate Large Major Major/moderate Moderate Medium Major/moderate Moderate Moderate/minor Small Moderate Moderate/minor Minor Very Small Minor Minor Negligible Negligible Negligible Negligible Negligible
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Visual Assessment Parameters
9.18 In order to evaluate what the visual impact of the development will be and, if appropriate, what can be done, to ameliorate the impact, it is necessary to describe the existing situation to provide a basis against which any change can be assessed. The assessment of visual impact from any one location takes into account the:
Sensitivity of the views and viewers (visual receptor) affected;
Nature, scale or magnitude and duration of the change
Extent of the proposed development that will be visible;
Degree of visual intrusion or obstruction that will occur;
Distance of the view;
Change in character or quality of the view compared to the existing.
9.19 A range of fixed visual receptors was initially considered, with emphasis placed on identification and selection of locations with a clear relationship to the proposed scheme where potential visual implications were deemed to be greatest. The key visual receptors normally include statutory and non-statutory designated or protected areas, cultural heritage resources, residential properties and farmsteads, recreational/tourist resources, panoramic hilltop views, focused or directed views, and cumulative views. Viewpoints were selected to be representative of these visual receptor types.
9.20 These preliminary viewpoints locations were assessed in terms of visibility during field investigation resulting in some preliminary viewpoints either being repositioned to locations offering improved visual representation or discounted as not offering any views. In addition, field investigation identified a number of other closer viewpoints.
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9.21 For the field assessment, a Canon EOS 600D camera with an 18-55mm lens was used, set at 35mm focal length. This is in line with best practice as shown in the Landscape Institute Technical Guidance Note 06/19: Visual Representation of Development Proposals.
9.22 Field investigation from the preliminary viewpoints was used to assess the actual visibility of the proposed development within the study area, taking into account the visual barrier effect of vegetation and buildings.
Site Appraisal/ Photographic Studies
9.23 The photographic study was undertaken in December 2020. Viewpoints at varying close distance from the site were selected to represent the typical views of the site. Figure 4 shows the location of these viewpoints. In determining the viewpoints, whether in the immediate locality or further away, the main public highways, sections of public footpaths, and some of the publicly available spaces within the study area were visited. It is acknowledged that from public places, more viewers are likely to be affected thereby adding to the overall impact upon receptors in those locations.
9.24 The locations from which the proposed development will be visible are known as visual receptors. In accordance with the “Guidelines for Landscape & Visual Impact Assessment 3rd Edition”, for the purposes of the visual assessment the visual receptors have been graded according to their sensitivity to change.
9.25 From the results of the initial desk study and site appraisal it is clear that the proposed development will be visible from a limited number of locations, at varying but close distances, and from both public and private areas.
9.26 In order to evaluate what the visual impact of the development will be and, if appropriate, what can be done to ameliorate the impact, it is necessary to describe the existing situation to provide a basis against which any change can be assessed. Each assessment of visual impact has therefore been made taking into consideration the character and quality of the existing view.
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Limitations of Assessment
9.27 The field study and photographic appraisal was undertaken during December 2020 at a time when views benefit from vegetation following leaf fall. In the deeper winter months when deciduous species have completely lost their foliage, views of the landscape have the potential for greater visibility, however, in the summer months, the existing vegetation will form stronger visual barriers. Photographs at the end of each viewpoint indicate the general outlook for receptors.
9.28 In determining the viewpoints, whether in the immediate locality or further away, the main public highways, sections of public footpaths, and some of the publicly available spaces within the study area were visited. It is acknowledged that from public places, more viewers are likely to be affected, thereby adding to the overall impact upon receptors in those locations.
9.29 For the purposes of this report, the assessment has been based on development proposals illustrated in the planning application. The proposals include a series of elevations and sections for the various heights of buildings and a series of detailed development plans.
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APPENDIX B – Zone of Theoretical Visibility Methodology
9.30 Following an initial desk based assessment of aerial photography, Ordnance Survey mapping a Zone of Theoretical Visibility (ZTV) was prepared.
Zone of Theoretical Visibility
9.31 In order to assist in the assessment of the potential visual effects of any development, a computer-generated Zone of Theoretical Visibility (ZTV) is normally modelled. The computer ZTV is used as a working tool to inform the assessment team of the extent of the zone within which the proposed development may have an influence or effect on landscape character and visual amenity and the areas within which the study area together with site survey work should be concentrated. It should be noted that this is a topographical information based exercise with no account being taken of the visual barrier effects of vegetation or buildings.
9.32 A computer generated ZTV was established and a study area together with a number of representative viewpoints determined. All these viewpoints are at various distances from the scheme and cover all main points of the compass.
9.33 The extent of study area and viewpoints were selected as being representative and having the potential to offer a degree of landscape and visual effects.
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APPENDIX C- Landscape Assessment
LOCAL CHARACTER AREA The site is situated midway between two distinct linear settlements along the B3034, Warfield Street and Hayley Green. It falls within the Binfield and Warfield Clay Farmland Local Character Area. The roads surrounding the site are single carriageway with a footway on one side and a narrow grass verge on the other, lined with native hedgerow shrubs and trees. Housing types within the immediate setting are predominantly detached 20th century dwellings, red brick or render with tiled or slate roofs, with a variety of styles representing piecemeal development. The Grade II listed building Warfield House surrounded by parkland is located to the north, and Westmorland Park public recreation area is to the south. Lakes are located in both sites, linked by the Bull Brook, a small tree-lined watercourse on the western edge of the site. The settlements and intervening landscape display an intact rural character comprising small fields surrounded by hedgerows and trees. Pasture is used for grazing horses and post and rail fencing is a frequent feature in the landscape. Equine service providers are prevalent in the area. Ornamental planting and tree belts surrounding large properties including Warfield House, and tree cover along roads and watercourses create visual barriers to mid- and long-distance views. There are development pressures due to the need to provide more housing. This is popular area due to the proximity of Bracknell, a major employment centre, and the M3 and M4 motorways
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Assessed Landscape Sensitivity of Local Character Area Criteria Indicator Description Assessed Result Quality Most landscape elements remain intact and in good High repair. Most buildings are in local vernacular and materials and few distracting elements are evident. There are a few detracting elements such as the derelict building at the junction of Forest Road and Bracknell Road, and street signage which have downgraded the assessment of landscape quality from very high to high.
Value The landscape consists of areas primarily containing Medium valued landscape components combined with an aesthetically pleasing composition and few visual detractors, however it has not been formally designated as part of a National Park or Area of Outstanding Natural Beauty. Character The landscape includes important elements of moderate Medium sensitivity susceptibility to change. The Bracknell catchment is relatively highly populated and the area is subject to some (but not dominant) human activity and development and in terms of tranquillity it is subject to some noise and movement. Landscape The landscape has a gently undulating topography with Medium visual sensitivity frequent vegetative features. There are distant views from high points within the study area, but the volume of tree cover surrounding properties and along roads disguises built features. There is some degree of focus on the landscape.
Overall, weighted landscape sensitivity Medium
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APPENDIX D- Visual Assessment
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Viewpoint 1: View from Wellers Lane
Vp1 Type 1: Panoramic View (Distance 0.84km looking south east) Baseline This is a view from the junction of Wellers Lane and A330 Ascot Road. This location was selected as it is elevated at approximately 75m above ordinary datum (AOD) and Description provides a gap in the roadside hedgerows through which the view can be seen. Elsewhere along Wellers Lane the hedge is dense and provides a visual barrier to views. This location is within the Green Belt. The square tower of St. Michael the Archangel Church in Warfield is just visible in the distance, providing a clue to the approximate location of the site.
Ascot Road is an A road which provides vehicular connectivity between Maidenhead (to the north) and Ascot (to the south east). Wellers Lane is a minor lane leading to the Syngenta Jealott’s Hill Research Centre, a major employment site to the north of Bracknell. The landscape has a rural feel with views across farmland where there are gaps in the vegetation. There are two homesteads within the landscape, but due to the scale of the view and mixed fabric of the landscape they do not dominate.
Predicted From this viewpoint the proposals will be set within the dense tree cover which exists in the lower lying land around the site. change
Type of No impact on this view effect Magnitude The development would not impact upon the landscape from this location. of Change
Assessment Sensitivity Road users - medium
Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 2: View from Frosty Folly Country Park
Vp2 Type 1: Panoramic View (Distance 1.80km looking south-east) Baseline This is a view from the newly constructed country park at Frost Folly off Wellers Lane. A public footpath links the car park behind this view with the church labelled in the centre of Description the photograph. This viewpoint is at a level of approximately 10m higher than the Brookfield Stables site, which is hidden within trees.
Predicted There will be no impact since the site is not visible due to the large amount of tree cover around Warfield House and within the intervening landscape. change Type of None Effect Magnitude The development would not result in a noticeable change in the existing view. of Change Assessment Sensitivity Users of the PROW and Country Park – high
Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 3: View from Footpath off Church Lane, Warfield
Vp3 Type 1: Panoramic View (Distance 1.09km looking south-east) Baseline This is a view from the public footpath leading from Church Lane close to the parish church, diagonally across fields in a south easterly direction towards the site. At its south- Description eastern end, the path joins Malt Hill, a lane which continues past Bracknell Road as Hayley Green Lane, which forms the eastern boundary of the site. In addition to hedgerows and individually placed trees there is a distinct row of trees which may have been purposely planted to visually protect the Grade II listed Warfield House. The site is beyond Warfield House, and not visible from this location.
Predicted There will be no impact since the site is not visible due to the large amount of tree cover around Warfield House and in the intervening landscape. change Type of None Effect Magnitude The development would not result in a noticeable change in the existing view. of Change Assessment Sensitivity Users of the PROW – high
Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 4: View from Footpath off Church Lane, Warfield
Vp4 Type 1: Panoramic View (Distance 1.13km looking south-east) Baseline This is a view from the public footpath leading from Church Lane close to the parish church, diagonally across fields in a south easterly direction towards the site. At its south- Description eastern end, the path joins Malt Hill, a lane which continues past Bracknell Road as Hayley Green Lane, which forms the eastern boundary of the site. In addition to hedgerows and individually placed trees there is a distinct row of trees which may have been purposely planted to screen the Grade II listed Warfield House. The site is beyond Warfield House, and not visible from this location.
Predicted There will be no impact since the site is not visible due to the large amount of tree cover around Warfield House and in the intervening landscape. change Type of None Effect Magnitude The development would not result in a noticeable change in the existing view. of Change Assessment Sensitivity Users of the PROW – high
Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 5: View from Footpath off Malt Hill, Warfield
Vp5 Type 1: Panoramic View (Distance 0.84 km looking south) Baseline This is a view from a public footpath which leads from Malt Hill in an easterly direction to Brock Hill on the B3022. A large white building which forms part of Hayley Green Farm is Description visible in the centre of the photograph. The site is located beyond this farm and trees on either side of Bracknell Road provide visual barriers. The view is typical of the rural character of the area north of the site, portraying small fields and gently undulating topography, field boundaries marked with hedges and trees and agricultural fencing styles.
Predicted There will be no impact since the site is not visible due to the large amount of tree cover along Bracknell Road. change Type of None Effect Magnitude The development would not result in a noticeable change in the existing view. of Change Assessment Sensitivity Users of the PROW – high
Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 6: View from Cabbage Hill Car Park
Vp6 Type 1: Panoramic View (Distance 2.40km looking east) Baseline This is a view from above the car park of a newly constructed country park at Cabbage Hill, just off the B3034 Forest Road between Warfield and Binfield. The highest point is at Description approximately 75m above ordinary datum (AOD), and the location has good views across the town of Bracknell and Warfield. The site is located behind the grey roofs of recently constructed three storey apartment blocks on Ellison Road.
The new housing developments at Woodhurst Park can be seen across the middle distance, and tall buildings in Bracknell town centre are visible on the right. The immediate landscape has a rural feel with urban encroachment dominating the middle distance. Distant views are of a gently rising wooded landscape leading up to Chavey Down, at 100m AOD. The car park on the left of the view reinforces the suburban nature of this area.
Predicted From this viewpoint, the site, at 60-65m AOD, is not visible due to the gently undulating topography between Cabbage Hill and Chavey Down, and the large amount of tree cover change surrounding Warfield Park and Hayley Green. Type of None Effect Magnitude The development would not result in a noticeable change in the existing view. of Change Assessment Sensitivity Residents and users of Country Park – high
Magnitude Negligible
Overall Visual Effects Negligible
Viewpoint 7: View from Road Junction to the South West of the Site
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Vp7 Type 1: Panoramic View (Distance 300m looking east) Baseline This is a view from the junction of the B3022 Bracknell Road, the B3034 Forest Road/Warfield Street and Jigs Lane North. The site lies beyond the grounds of the derelict house Description on the right. The main entrance to the Grade II listed building Warfield House lies approximately 80m along the road on the left hand side of the photograph. There are many deciduous trees along both sides of the B3022, limiting views into adjacent properties.
Although close to the viewpoint, the site is not visible due to interceding vegetation, however it is possible that when the derelict house is redeveloped some of this vegetation may be cleared, opening up more extensive views of the site.
Predicted Change from this view is dependent upon redevelopment of this property on the corner between Forest Road and Bracknell Road. The land immediately next to this property change (i.e.to the north east along Forest Road) does not form part of the proposals and will create a buffer between the new housing and this view, so it is unlikely that much of the development will be visible. Type of The introduction of housing onto the Brookfield Farm site may create an increase in road traffic at this junction. Effect Magnitude The proposed development alone would not result in a noticeable change in the existing view, although the view is likely to change with redevelopment of the derelict property on of Change the right and any associated vegetation clearance.
Assessment Sensitivity Pedestrians, cyclists and motorists arriving at the road junction – high
Magnitude Small
Overall Visual Effects Moderate
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Viewpoint 8: View from outside the North corner of the Site
Vp8 Type 1: Panoramic View (Distance to centre of site 130m looking south) Baseline This is a view from Hayley Green Lane, close to the junction with the B3022 Bracknell Road. The large barn is visible in the centre of the photograph behind the roadside trees. Description Just to the right of the barn a brick house with grey roof is visible which is not included in the development proposals. Brookfield Farmhouse is to the right of the dark conifers on the right hand side of the photograph. There are fields and a farm at this end of the lane (beyond the left frame of the photograph), and smaller houses further long where the parked car is visible on the far left.
Predicted Under the proposals this view will change to a view of rear gardens and the backs of houses within the development. There is not anticipated to be a route into the site from this change direction. Type of Trees along the roadside will remain to provide visual barriers to the development, providing more screening potential in the summer months. The green field visible beyond the Effect trees will be converted to housing and gardens. Magnitude The proposed development will result in a noticeable change in the existing view. of Change
Assessment Sensitivity Residents and road users - high
Magnitude Medium
Overall Visual Effects Major / moderate
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Viewpoint 9: View from B3034 Forest Road near entrance to The Limes
Vp9 Type 1: Panoramic View (Distance to centre of site 150m looking north-north-west) Baseline This is a close view into the site from the B3034 Forest Road which runs along the south boundary of the site. The Limes is a two-phase housing development, dating from c. Description 2006 and c.2016 on the south side of the B3034. A development of 19 homes has recently been granted planning permission adjacent to The Limes, increasing the number of receptors. Deciduous trees and holly are prevalent along the roadsides and a post and rail fence forms the boundary to the site. The buildings of the Equestrian Centre are visible through the trees, with the large barn seen end-on.
Predicted In the initial design proposals the main vehicular access route into the site is proposed to be close this viewpoint. Trees within the site will be retained with access roads, parking change and housing filling the space within the centre of the site which will be visible from this location. Type of Trees along the roadside will remain, again providing more screening potential in the summer months. The green field visible beyond the trees will be converted to housing and Effect gardens. Magnitude The proposed development will result in a noticeable change in the existing view. of Change Assessment Sensitivity Residents and road users - high
Magnitude Medium
Overall Visual Effects Major / moderate
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Viewpoint 10: View from B3034 Forest Road opposite pedestrian entrance to Westmorland Park
Vp10 Type 1: Panoramic View (Distance to centre of site 150m looking north) Baseline This is another close view into the site from the B3034 Forest Road at the entrance to Westmorland Park. Views into the site are well screened by the roadside vegetation, which Description includes a large proportion of evergreen holly and ivy, such that only glimpses of grass are visible within the site. A post and rail fence continues to form the boundary to the site.
Predicted Trees within the site are denser in this area and are anticipated to be largely retained within the proposals, creating an area of open space. A pedestrian and cycle route will be change created to align with the entrance to Westmorland Park. Type of Trees along the roadside will remain to filter views of the development. Housing may be visible further into the site in the winter months. Effect Magnitude The proposed development will result in a noticeable change in the existing view. of Change Assessment Sensitivity Residents, users of Westmorland Park and road users - high
Magnitude Medium
Overall Visual Effects Major / Moderate
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Viewpoint 11: View from the playing fields within Westmorland Park
Vp11 Type 1: Panoramic View (Distance to centre of site 300m looking north) Baseline This view demonstrates the visual protection offered by banks of trees close to the site during the winter months. Westmorland Park has a number of popular features including a Description lake, playing fields, a childrens’ play area and paths for dog walking, recreation and fitness. The playing fields, from which this view was taken, are elevated above the lake by approximately 10m. The house visible on the right hand side of the photograph is North Lodge Farm, located between The Limes and the lake, and is scheduled for redevelopment to provide 19 new homes.
Predicted The development is not expected to have a significant effect on views from this location despite its proximity, due to topography and the interceding vegetation. The proposed change housing development at North Lodge Farm will cause a change in the view.
Type of The proposed housing at Brookfield Farm will be two storeys in height and unlikely to be visible from this viewpoint. Effect
Magnitude The proposed development at Brookfield will result in a negligible change in the existing view, however there will be a noticeable effect from the North Lodge Farm development. of Change Sensitivity Residents, users of Westmorland Park and road users - high Assessment Magnitude Very small
Overall Visual Effects Minor
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Viewpoint 12: View from Public Open Space Hill Copse
Vp12 Type 1: Panoramic View (Distance 1.5km looking north) Baseline This view is taken from an elevated public open space within the residential area between Shakespeare Way and Bullbrook Drive, and is 1.5km to the south of the site. The Description ground here is over 80m AOD and includes sloping recreational space dominated by trees and two storey housing. The terrace of houses on the north side seen in the centre of the photograph is at the end of Scott Terrace and prevents potential views of the site from this location.
Predicted The development will not be visible from this location, although the residents of these houses may have views to the rear, depending on topography and tree cover. change
Type of None. Effect
Magnitude The proposed development will result in no change to the existing view. of Change Sensitivity Residents and users of the public open space - high Assessment Magnitude Negligible
Overall Visual Effects Negligible
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Viewpoint 13: View from Public Right of Way FP4 between Winkfield and Maidens Green
Vp13 Type 1: Panoramic View (Distance 1.6km looking south west) Baseline This view is taken from a public footpath (FP4) leading south from the A330 Ascot Road between Maidens Green and Winkfield. The path passes the eastern edges of The High Description Pines, a small development of affordable housing and then crosses a farm track, from where this photograph was taken. The ground gently falls towards the south. The footpath, visible on the left of the photograph, is narrow and enclosed on both sides by hedging. The view is open to the centre of the view, across a grass field towards lines of trees in the middle distance. Beyond the central clump of trees Winkfield Park house is just visible, which operates a polo business. The Brookfield Stables site is beyond the house, and is not visible from this location.
Predicted The development will not be visible from this location. change
Type of None. Effect
Magnitude The proposed development will result in no change to the existing view. of Change Sensitivity Residents and users of the public right of way - high Assessment Magnitude Negligible
Overall Visual Effects Negligible
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment APPENDIX E - Glossary of terms
Analysis (landscape) The process of breaking the landscape down into its component parts to understand how it is made up.
AOD Above Ordnance Datum
AONB Area of Outstanding Natural Beauty
Assessment (landscape) An umbrella term for description, classification and analysis of landscape.
Biodiversity The concept of variety in all species of plants and animals through which nature finds its balance.
Classification A process of sorting the landscape into different types using selected criteria, but without attaching relative values to the different kinds of landscape.
Compensation The measures taken to offset or compensate for residual adverse effects that cannot be mitigated, or for which mitigation cannot entirely eliminate adverse effects.
Constraints map Map showing the location of important resources and receptors that may form constraints to development.
Countryside The rural environment and its associated communities (including the coast)
Cumulative Effects The summation of effects that result from changes cause by a development in conjunctions with other past, present or reasonably foreseeable actions.
Diversity Where a variety of qualities or characteristics occurs.
Element A component part of the landscape (for example, roads, hedges, woods)
Enhancement Landscape improvement through restoration, reconstruction or creation.
Environment Our physical surroundings including air, water and land.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment Environmental appraisal A generic term for the evaluation of the environmental implications of proposals (used by the UK Government in respect of policies and plans).
Environmental Impact Assessment (EIA) The evaluation of the effects on the environment of particular development proposals
Field pattern The pattern of hedges and walls that define fields in farmed landscapes.
Geographical Information System (GIS) Computerised database of geographical information that can easily be updated and manipulated.
Heritage Historical or cultural associations.
Indirect impacts Impacts on the environment, which are not a direct result of the development but are often produced away from it or as a result of a complex pathway. Sometimes referred to as secondary impacts.
Landcover Combinations of land use and vegetation that cover the land surface.
Landform Combinations of slope and elevation of the land conditioned by knowledge and identity with a place.
Landscape capacity The degree to which a particular landscape character type or area is able to accommodate change without unacceptable adverse effects on its character. Capacity is likely to vary according to the type and nature of change being proposed.
Landscape character The distinct and recognisable pattern of elements that occurs consistently in a particular type of landscape, and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, land use and human settlement. It creates the particular sense of place of different areas of the landscape.
Landscape character type A landscape type will have broadly similar patterns of geology, landform, soils, vegetation, land use, settlement and field pattern discernible in maps and field survey records.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment Landscape effects Change in the elements, characteristics, character and qualities of the landscape as a result of development. These effects can be positive or negative.
Landscape evaluation The process of attaching value (non-monetary) to a particular landscape, usually by the application of previously agreed criteria, including consultation and third party documents, for a particular purpose (for example, designation or in the context of the assessment)
Landscape factor A circumstance or influence contributing to the impression of a landscape (for example, scale, enclosure, elevation)
Landscape feature A prominent eye-catching element, for example, wooded hilltop or church spire.
Landscape quality (or condition) is based on judgements about the physical state of the landscape, and about its intactness, from visual, functional, and ecological perspectives. It also reflects the state of repair of individual features and elements which makes up the character in any one place.
Landscape resource The combination of elements that contribute to landscape context, character and value.
Landscape sensitivity The extent to which a landscape can accept change of a particular type and scale without unacceptable adverse effects on its character.
Land use The primary use of the land, including both rural and urban activities.
Landscape value The relative value or importance attached to a landscape (often as a basis for designation or recognition), which expresses national or local consensus, because of its quality, special qualities including perceptual aspects such as scenic beauty, tranquillity or wildness, cultural associations or other conservation issues.
LCA Landscape Character Area
Magnitude A combination of the scale, extent and duration of an effect.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment Methodology The specific approach and techniques used for a given study.
Mitigation Measures, including any process, activity or design to avoid, reduce, remedy or compensate for adverse landscape and visual effects of a development project.
NCA National Character Assessment
Perception (of landscape) The psychology of seeing and possibly attaching value and/or meaning to landscape.
Precautionary principle Principle applied to err on the side of caution where significant environmental damage may occur, but where knowledge on the matter is incomplete, or when the prediction of environmental effects is uncertain.
Preference The liking by people for one particular landscape element, characteristic or feature over another.
PRoW Public Right of Way
Quality See Landscape quality
Receptor Physical landscape resource, special interest or viewer group that will experience an effect.
Scenario A picture of a possible future.
Scoping The process of identifying the likely significant effects of a development of the environment.
Sense of place (genius loci) The essential character and spirit of an area; genius loci literally means ‘spirit of the place’.
Sensitive/sensitivity See landscape sensitivity
Sieve mapping Technique for mapping environmental constraints, working from a series of overlays, sieving out less important factors.
Sustainability The principle that the environment should be protected in such a condition and to such a degree that ensures new development meets the needs of the present without compromising the ability of future generations to meet their own needs.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment Technique Specific working process
Threshold A specified level in grading effects, for example, of magnitude, sensitivity or significance.
Visual amenity The value of a particular area or view in terms of what is seen.
Visual effect Change in the appearance of the landscape as a result of development. This can be positive (ie beneficial or an improvement) or negative (ie adverse or a detraction)
Visual envelope Extent of potential visibility to or from a specific area or feature.
Visualisation Computer simulation, photomontage or other technique to illustrate the appearance of a development.
Worst-case situation Principle applied where the environmental effects may vary, for example, seasonally to ensure the most severe potential effect is assessed.
Zone of theoretical visibility (ZTV) Area within which a proposed development may have an influence or effect on visual amenity.
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Brookfield Farm, Warfield Landscape and Visual Impact Assessment APPENDIX F - Sources of Information
9.34 The following sources of information were obtained or consulted during the course of the assessment:
Guidelines for Landscape and Visual Impact Assessment (2013).
An Approach to Landscape Character Assessment (2018).
Technical Advice Note 06/19: Visual Representation of Development Proposals (2019).
National Planning Policy Framework (2019).
Consultations with the client regarding the development proposals;
Natural England published national landscape character assessment NCA115 Thames Valley.
Bracknell Forest Borough Landscape Character Assessment, LUC (2015)
Bracknell Forest Character Area Assessments SPD Chapter 4 Northern Villages Study Area, Tibbaulds Planning and Urban Design (2009)
Aerial photography;
Ordnance Survey Mapping at 1:10,000, 1:25,000 and 1:50,000 scale;
Site visits and fieldwork to confirm data derived from available mapping and to identify and assess potential impacts.
Bracknell Forest Planning Portal
Bracknell Forest Planning Policy documents
Warfield Neighbourhood Plan 2013 - 2026, Submission Version October 2018
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APPENDIX G – Policy
9.35 Draft policies relating to the emerging Bracknell Forest Local Plan are currently being reviewed following consultation. Until the new policies are adopted, saved policies from the Local Plan (2002), the Core Strategy Development Plan (2008) and the Site Allocations Local Plan (July 2013) are valid.
Core Strategy Policy CS1: Sustainable Development Principles
Development will be permitted which;
i. makes efficient use of land, buildings and infrastructure; and ii. is located so as to reduce the need to travel; and iii. promotes a mix of uses; and iv. conserves the use of resources including water and energy through a reduction in their use; and v. supports the economic well being of the population; and Protects and enhances:
vi. the health, education and safety of the local population; and vii. the quality of natural resources including water, air, land and biodiversity; and viii. the character and quality of local landscapes and the wider countryside; and ix. the historic and cultural features of acknowledged importance.
Core Strategy Policy CS7: Design
The Council will require high quality design for all development in Bracknell Forest. Development proposals will be permitted, which:
i. build on the urban, suburban and rural local character, respecting local patterns of development and the historic environment; ii. provide safe communities; iii. enhance the landscape and promote biodiversity; iv. aid movement through accessibility, connectivity, permeability and legibility; v. enable a mix of uses; vi. provide high quality usable open spaces and public realm;
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Development proposals will be required to demonstrate how they have responded to the above criteria through the submission of Design and Access Statements, clear and informative plans, elevations and streetscenes and where required site Masterplans, Development Briefs, Concept Statements and Design Codes.
Core Strategy Policy CS9: Development on Land Outside Settlements
The Council will protect land outside settlements for its own sake, particularly from development that would adversely affect the character, appearance or function of the land; and
i. protect the defined gaps within or adjoining the Borough from development that would harm the physical and visual separation of settlements either within or adjoining the Borough; or ii. maintain the Green Belt boundary within Bracknell Forest and protect the Green Belt from inappropriate development.
Local Plan Policy EN1: Protecting Tree and Hedgerow Cover
(note that policies EN1 and EN2 are expected to be replaced by Local Plan Policies LP36 – Biodiversity and LP18 – Design in the emerging Local Plan)
Planning permission will not be granted for development which would result in the destruction of trees and hedgerows which are important to the retention, where applicable, of:
i. A clear distinction between built up areas and the countryside; or ii. The character and appearance of the landscape or townscape; or iii. Green links between open spaces and wildlife heritage sites; or iv. Internationally, nationally or locally rare or threatened species; or v. Habitats for local wildlife; or vi. Areas of historic significance.
Local Plan Policy EN2: Supplementing Tree and Hedgerow Cover
In imposing landscaping conditions to secure additional tree and/or hedge planting, the borough council will require developers to include in their schemes the planting of indigenous trees appropriate to the setting and character of the area and a variety of other indigenous plants. according to circumstances, these may include grasses, heathland or wetland species.
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Local Plan Policy EN8 Development on Land outside Settlements
The countryside will be protected for its own sake. Outside the defined settlement boundaries, development will be permitted only where it would not adversely affect the character, appearance or function of the land, would not damage its landscape quality and, where conspicuous from the green belt, would not injure the visual amenities of the green belt.
Any development permitted in the countryside outside the green belt may include: i. development required for agriculture and forestry; ii. essential utilities and cemeteries which cannot be sited with settlement boundaries; iii. minor extensions to, replacement of, or subdivision of, existing buildings, subject to criteria defined in Policies EN16, EN17, EN22 and H6 of this Local Plan; iv. The re-use of permanent buildings which are in keeping with their surroundings, or of buildings of special architectural or historic interest, for suitable alternative uses (including residential institutions in extensive grounds) subject to criteria defined in EN9, EN17, EN22, E12 and H11; and v. proposals which are acceptable in terms of other policies in this plan for: (a) recreation development suitable in the countryside; (b) the disposal, recycling or treatment of waste.
The Borough Council is committed to protecting the character of the countryside for the benefit of present and future generations. of particular concern is the need to maintain the distinction between built-up areas and the countryside by controlling the spread of development outside settlements. within the plan area, the settlement limits have been reviewed and redefined to provide strong and defensible boundaries.
One of the functions of an area could be to prevent the coalescence of individual settlements, and policy C6 of the Berkshire Structure Plan seeks to maintain the distinction between built-up areas and the countryside. These areas are subject to Bracknell Forest Local Plan 2002-25 development pressures which threaten their open and undeveloped character and, if left unrestrained, could lead to a merging of settlements. consequently, development which would narrow or erode the physical and visual gap between settlements will be resisted.
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(Additional policy relating to dwellings required in connection with agriculture and forestry)
Draft Policy LP15 - Green Infrastructure
The borough’s green infrastructure network will be protected and enhanced. In considering proposals that affect the borough’s green infrastructure account will be taken of the scale, type and quality of any assets lost or created and the contribution they make to the wider green infrastructure network. Development should where appropriate: i. be designed and located to maximise opportunities for green infrastructure within the development; ii. protect and enhance the wider green infrastructure network including the connectivity of specific habitat types as appropriate to the scale of development and the opportunities it offers; iii. provide new links to the existing public access networks; iv. create new green infrastructure either through on site provision or financial contributions; and, v. not fragment green infrastructure assets or create barriers to the movement of people, biodiversity and water through the green infrastructure network.
Where new or improved green infrastructure is proposed, the maximum benefit should be achieved by designing it to serve a variety of functions.
Where possible, development should provide accessible natural green space to help meet identified green infrastructure deficits in Bracknell Forest such as accessible natural green space and habitat connectivity in line with the standards in Policy Play, open space and sports provision.
Development proposals on or affecting green infrastructure will only be supported where it can be demonstrated that the need for the development outweighs any harm caused by the development including through fragmentation and that adequate mitigation measures are put in place.
Where the adverse impacts of development on green infrastructure are identified, they must be proportionately addressed in accordance with the mitigation hierarchy of: Avoidance; Mitigation;
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Where the requirements of this hierarchy cannot be met, development will be refused.
Where development is proposed adjacent to a main river an 8m wide undeveloped area should be retained alongside (16m wide undeveloped area in total).
Planning permission will normally only be granted for proposals which do not involve the culverting of watercourses and which do not prejudice future opportunities for de-culverting.
Draft Policy LP 18 - Separation of settlements (linked to emerging policies LP33 and LP35 below)
The following strategic gaps are defined on the Policies Map. Binfield – Wokingham Bracknell – Wokingham Bracknell - Crowthorne Crowthorne – Sandhurst Sandhurst – Yateley/Blackwater Bracknell – North Ascot. The following green wedge is defined on the Policies Map: Binfield - Warfield
Draft Policy LP 19 – Design
1. New development proposals must achieve a high standard of design and positively contribute to placemaking for all the community, creating attractive, distinct places of character, with appropriate amenity and/or responding to the appearance of the local area. Proposals should be design led and will be supported where they: i. meet the objectives set out in the Policy LP 19 Design principles; ii. include high quality hard and soft landscaping within streetscenes to assist in defining the character of the area and legibility within an area, this may include trees, hedgerows and planting to enhance the visual amenity of streets; iii. ensure that new development promotes and reinforces or, where appropriate, creates local character and identifies and respects local heritage and patterns of development; iv. show proper consideration to levels and views into and out of the site;
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2. Masterplans and Design Codes will be required for larger, complex or more sensitive developments to agree an overall vision and strategy for a development as a whole that demonstrates a comprehensive and inclusive approach to design. These documents will be required to be agreed with the Council prior to the submission of any planning applications for the site.
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Draft Policy LP33 - Protection of countryside
1. Outside the defined settlement and the Green Belt, development proposals will be permitted where they are consistent with national planning policy.
2. In addition, the following types of development will be permitted: i. essential utilities including development for transport infrastructure, waste and cemeteries; ii. extensions to existing buildings, and outbuildings; iii. replacement of existing buildings; iv. re-use or conversion of existing buildings; and, v. appropriate facilities for outdoor sport and recreation.
3. All development proposals will be expected to demonstrably protect and enhance the intrinsic character and beauty of the countryside.
Draft Policy LP35 Landscape character (outside of defined settlements) and separation of settlements
1. Outside of defined settlements, development proposals will only be permitted which protect and enhance the intrinsic character and beauty of the countryside, and quality of the landscape character area within which they are situated, including the setting of settlements.
Development proposals will be expected to demonstrate: i. how they protect, enhance and/or restore the condition, character and features which contribute the surrounding landscape character as set out in the Landscape Character Assessment; and, ii. that they maintain and respond positively to the valued features and characteristics of the local landscape character area, and the landscape strategy; and, iii. that they minimise any negative impacts on landscape character.
2. Within defined separation of settlements, development will only be supported where it can be demonstrated that it would not adversely affect the function of the land, and not unacceptably reduce the physical and visual separation of settlements either within or adjoining the borough.
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Draft Warfield Neighbourhood Plan Policy WNP7: Local Gaps
The neighbourhood plan defines the following Local Gaps, as shown on the policies map, for the purpose of preventing coalescence of the following settlements: i. Newell Green ii. Warfield Street iii. Hayley Green Development proposals within Local Gaps should not harm either individually or cumulatively their function and open character. Proposals in a Local Gap will be required to demonstrate how they might reinforce the positive characteristics of the Gap and maintain its integrity.
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APPENDIX H - Published Local Landscape Character Areas
a. The key Landscape Characteristics of the C1 Binfield and Warfield Clay Farmland are as follows: (taken from the Bracknell Forest Council Landscape character Assessment produced by LUC in 2015)
Underlying clay geology, cut by water courses including the Cut River creating a gently undulating landform with mid-distant views across grass and arable fields to low ridgelines and wooded horizons.
A farmed, working landscape of medium to large sized fields of mixed arable and pasture, and smaller fields around the edges of villages.
Small deciduous woodlands and well-managed hedgerows provide rhythm and emphasis to views across the landscape.
Quiet and rural character with limited scattered settlement well integrated into the landscape.
Historic manor houses sited within remnant parkland landscapes, often hidden from view behind high fences or coniferous boundaries.
Rural lanes bordered by hedgerows, grass verges and ditches.
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Figure 6
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