Landscape and Visual Impact Assessment
For Application on behalf of Treville Properties
in respect of
Proposed new residential development on land adjacent to 32 Bridgemont, Whaley Bridge, High Peak Derbyshire
Prepared by Vanessa G Swift Bsc. DipLA, CMLI
The Plant Room The Little Stable, 6 Manor Farm Court Frodsham WA6 7LD T: 07918 081407 F: 08717 145212 E:[email protected]
February 2015
1.0 Qualifications & Experience
1.1 My name is Vanessa Swift. I am a Chartered Landscape Architect based in Warrington, Cheshire.
1.2 I hold a Degree of Bachelor of Science in Landscape Design and Plant Science and a Post Graduate Diploma in Landscape Architecture from the University of Sheffield.
1.3 I was elected a Member of the Landscape Institute in 1997 and I have been involved in a wide range of landscape work whilst working for both local authority and in private practice for a period of twenty three years.
1.4 In private practice I have been commissioned by both local authorities, public utility companies and private clients to prepare landscape layouts and to undertake landscape assessments of a range of residential and commercial sites. I have considerable experience in the integration of built form into the landscape and in appraising the visual impact and environmental effects of site developments on the surrounding landscape.
1.5 I was appointed by Treville Properties, being instructed to:
1 Consider the existing landscape setting of the site on Bridgemont, Whaley Bridge, in relation to the proposals for a new residential development of: • 2 detached, 3 bedroom dwellings as J Lomas Dwg no.s 14.11/3 2 Consider the proposals and assess their impacts on the existing landscape.
1.6 I have visited the site for the purposes of preparing this report and I am conversant with the landscape and visual character of this part of the High Peak.
3
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
2.0 Scope of Document 2.1 The scope of this document is primarily concerned with the landscape characteristics of the site and the actual development proposals. The report will provide sufficient information on which to assess the significance of the landscape and visual impact of the current scheme on the surrounding landscape and its users.
2.2 Contents
1.0 Qualifications and Introduction 2.0 Scope of Document 3.0 The Characteristics of the Site and Surrounding Area 4.0 Assessment of Landscape and Visual Impact 5.0 Description of the Development, Landscape Philosophy and Design Proposals 6.0 Summary and Conclusions Appendices
2.3 Within the scope of this report it will be demonstrated for that: -
Proposition 1 The implementation of the development proposals will have a low effect upon the existing landscape setting and character of the site;
Proposition 2 The implementation of the development proposals will have a negligible effect upon the landscape setting and character of the surrounding area;
Proposition 3 That the proposals being put forward in relation to the external building arrangements are carefully considered so as not to impact negatively upon the character of this part of Whaley Bridge.
2.4 In support of the report there are a number of drawings, which are referred to overleaf, these form part of Appendix 1. Layout plans have also been produced. Any reference within the text to the proposed dwellings is supported by J Lomas Drawings No. 14.11/3.
4
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
SCHEDULE OF DRAWINGS
REF Title Scale Appendix Drawings
PR/15/GC/LOC Site and photo location plan NTS
See EPP’s Planning Statement OS Map c. 1910 NTS
PR/15/GC /PH 01-06 Photographic record -6 sheets NTS
Dwg No. 14.11/3 Landscaping Plan 1:200
5
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
3.0 The Characteristics of the Site and Surrounding Area
Description, classification and evaluation of intrinsic quality 3.1 The first stage of the appraisal is to describe, classify and evaluate the intrinsic landscape quality of the site and its surroundings.
3.2 The landscape assessment is based on the interpretation of documentary information, Ordnance Survey maps and field study. The existing landscape is described in terms of landform and land cover to establish the existing character, quality and sensitivity of the site.
3.3 This part of the assessment broadly establishes the baseline from which the effect of the proposals can be judged against.
3.4 The sensitivity of the landscape to change is reflected to a degree with the ability of the existing landscape to accommodate change. The capacity of the landscape to accommodate the development is therefore sometimes different from the importance of the value of that landscape.
3.5 The baseline analysis will cover the following: - • Existing elements • Existing features • Existing characteristics • Existing character of the area • Existing quality of the present landscape.
General Location 3.6 The development site covers an area of approximately 0.04ha of land. The site is within the High Peak Borough.
3.7 The settlement centre of Whaley Bridge approximately 1km to the south of the site. The site is some 15km south east of Stockport, with Buxton lying 10km to the south west and Chapel-en-le Frith being 5km to the east.
3.8 The site is accessed from Bridgemont off the A5004, and it is adjacent to two cottages, 32-34 Bridgemont and the former Dog and Partridge Public house. These have currently being converted by the applicant into 3 separate dwellings
6
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
3.9 Bridgemont is accessed off the A5004, which links the A6 with the nearby centre of Whaley Bridge. The street is residential in nature with a range of terraced and semi-detached properties typically built in local stone. Bridgemont is a no-through road, which leads under the railway line to a small light industrial estate north west of the site, known as Ringstones Industrial Estate, which houses a range of businesses from car mechanics and pet supplies to an antique centre.
3.10 The Peak Forest Canal flows behind properties on the eastern side of Bridgemont. To the west of the site, uphill from the roadway, is a small field area behind the properties on the western side of Bridgemont. Beyond this, running north to south is the Stockport to Buxton Northern Rail line.
Landscape Designations 3.11 In accordance with the High Peak Borough Council Local plan the site lies within the Green Belt. Immediately to the east of the site is an area designated as an improvement corridor. To the west of the site, beyond the railway line the area is designated as Special Landscape.
3.12 There are no TPO’d trees on the site.
3.13 A number of public rights of way are in the vicinity of the site.
3.14 The closest footpath to site footpath runs parallel with the railway line to the west of site approximately 0.7km away. It is accessed from Bridgemont via a small track that runs west between terraced housing and the village hall, crossing over the railway line then heading south towards Hockerley and Whaley Bridge.
3.15 From the industrial area at the end of Bridgemont a public footpath continues westwards to an area known as Ringstone Clough.
3.16 To the east of Bridgemont is the Peak Forest Canal with the Goyt Way trail running along the towpath. This trails starts in Compstall in the north, terminating in Whaley Bridge to the south.
Land Use and Landscape Character within the Site 3.17 The site itself lies some 165m above Ordnance datum.
7
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
3.18 The site is adjacent to 32-34 Bridgemont and formed part of the car park for the adjacent Dog and Partridge pub (36 Bridgemont). This pub closed in 2012 and has recently undergone redevelopment by the applicant under a separate planning approval. The redevelopment has created 3 new dwellings converted from the public house and 32-34 Bridgemont, with domestic gardens to the rear.
3.19 The site is accessed off Bridgemont and it slopes steeply from the roadway up to the western boundary above. Beyond the site to the rear is an open field area that lies adjacent to the railway line.
3.20 To the south of the site there is a large wooded area, which is well established on the embankment.
3.21 The site itself is currently scrubland having been previously used as a storage area by the applicant whilst renovating the adjacent properties. In recent years, prior to this, it was a tarmacked car park for approximately 6 cars together with a small beer garden to the side and rear of the pub. A stone retaining wall was to the rear of the parking area with some grass and tree growth along the western edge of the site.
3.22 OS maps from c. 1910 show the area containing two semi detached properties (referred to as 28-30) set back from the carriageway, It is not clear when these dwellings were demolished but reference is made in 1957 to the provision of an electricity supply to no. 30.
3.23 On street parking is also available adjacent to the site with a grass verge dividing the area from the roadway.
4.0 General Assessment of Landscape and Visual Impact 4.1 This section of the report serves to establish what impact the development has upon the character of the existing landscape and its visual intrusion, if any. These assessments should be read in conjunction with the J Lomas Drawing No. 14.11.
4.2 Principle viewpoints are those locations within and around the application area where the extent of the site is visible. There is one principle viewpoints identified as :-
Principle Viewpoint One: Looking west into the site from Bridgemont
8
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
Landscape Impact Assessment Methodology 4.3 In accordance with the Guidelines for Landscape and Visual Assessment1, this stage of the process aims to: -
• Identify systematically all the potential landscape and visual impacts of the development;
• Predict and estimate their magnitude as accurately as possible;
• Assess their significance in a logical and well-reasoned fashion.
4.4 Consideration should be made that the significance of these impacts is assessed taking into account the proposals put forward in Section 5 of this document.
4.5 It must be understood that landscape impacts and visual impact are separate but related.
4.6 The appraisal will describe the characteristics of the proposed development that would affect the visual baseline conditions, and predict the likely changes, if any.
ASSESSMENT OF IMPACT ON LANDSCAPE 4.7 Landscape Impacts are the changes in fabric, character and quality of the landscape as a result of the development. Hence landscape impact assessment is concerned with: -
• direct impacts on specific elements; • more subtle effects upon the overall pattern of the elements that gives rise to landscape character and regional and local distinctiveness; • impacts upon acknowledged special interests or values such as designated landscapes, conservation sites and cultural associations.
Landscape Impact Assessment 4.8 The purpose of making an assessment of Landscape Impact is to compare the quality and character of the landscape fabric at present, with that which would occur following the implementation of the proposals.
9
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
4.9 In analysing the magnitude and importance of landscape impacts, the following terminology has been used: TABLE 1 no impact negligible- where the change to the landscape character and setting is minimal; low- where the change to the landscape character and setting is minor, and the underlying character, composition and attributes of the baseline conditions will be similar to pre- development conditions; moderate- where the change to the landscape character and setting result in permanent loss or alteration to one or more key elements or features of the baseline conditions; and major – where the change to the landscape character and setting involves permanent loss or alteration to one or more key elements or features, resulting in substantial change to the baseline conditions.
IMPACT OF THE DEVELOPMENT ON LANDSCAPE CHARACTER 4.10 The development will involve the erection of 2 no. detached dwellings accessed directly from Bridgemont.
4.11 The site is at present open in character due to its previous function as a car park for the public house. As the public house and adjacent cottages have been converted to private dwellings there is no longer a requirement for the car park and as such the small, unkempt space currently provides little positive impact on the character of the area.
4.12 The general character of the area is one of small stone terraced and semi-detached dwellings.
4.13 Within the High Peak Borough Council Landscape Character Assessment2 this area is classified as ‘Settled Valley Pastures’. It is described as ‘pastoral landscape with permanent improved pasture’2.
4.14 Properties are described as, ‘either isolated farmsteads or cottages clustered along the road.’ 2 The proposals are therefore in keeping with this assessment of that which characterises the area. The development principles are such that it states that,’ new development must…not erode the landscape character and sense of place’’2.
10
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
4.15 The character of the development will be in keeping with the style and type of properties found locally elsewhere. The property design and choice of vernacular material has been determined carefully to enable the dwellings to sit comfortably into the existing framework of properties found locally elsewhere. The proposals strongly reference advice within the Landscape Character SPD, with regards to design principles and best practice.
4.16 The character of the proposed properties has been carefully considered to provide a high quality design with thought and regard for its setting and impact on the surrounding area.
4.17 The properties are proposed to be built in local stone and to match in with adjacent properties in order to maintain the vernacular style and character of the area in an attempt to reduce any impacts they may have on the character of the area.
4.18 The proposed dwellings will be roughly in line with the adjacent dwellings. This would be in keeping as all the residential properties along the western side of Bridgemont are in line.
4.19 Documentary evidence on OS maps c. 1910 (see attached plan) clearly shows a dwelling(s) on the current car park area to the south of the former public house. Therefore, any proposed dwellings, should not be considered inappropriate development as it is shown to be historically in keeping with the former character of the site.
4.20 The proposals allows for off street parking to the dwellings, 2no. spaces per property allowing the carriageway to remain clear for this part of Bridgemont. This will ensure that the development does not provide any additional parking pressure to Bridgemont as many of the adjacent dwellings not having the facility of off street parking.
4.21 The proposals will enable the provision of a 2m wide footpath adjacent to the highway where there is currently a grass verge. This may be of benefit to those residents parking in this part of Bridgemont, as no pavement access from vehicles is currently afforded.
4.22 It can be argued the development will reduce the open character of the area by introducing built form to the site. It has been demonstrated though that built form has previously been found on the site. That said, the loss of any current open character would be off set by the positive contribution the proposals will have to this derelict area.
4.23 The positive attributes the development will bring will serve to reduce any impact the proposals may have on the area, so despite changes to the current character of the site which could be assessed as moderate, with reference to Table 1, the positive effects the scheme 11
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015 will have, plus the knowledge that built form previously existed on the site will mean that the impact from the development on the character of the site will be ultimately deemed as low in accordance with Table 1.
4.24 The proposed built form, in this location, is not out of character with the scale and form of dwelling houses that surround the site, so can not be said to greatly affect the character of the immediate area. The proposals therefore will have a negligible effect upon the landscape setting and character of their surroundings.
ASSESSMENT OF VISUAL IMPACT 4.25 Visual Impacts are a subset of landscape impacts. They relate solely to changes in available views, and the effects of those changes on people. Hence visual impact assessment is concerned with:- • the direct impacts of the development upon the view of the landscape through intrusion or obstruction; • the reaction of viewers who may be affected; • the overall impact on visual amenity.
Current Visual Character 4.26 The purpose of making an assessment of visual impact is to compare the quality of the view, as it exists at present, with that which would occur following implementation of the proposals.
Degree of Visual Change 4.27 An assessment has been made of the potential magnitude of the visual effects of the development. This depends on the sources of potential visual effects of the development and in the sensitivity of the viewpoint. The sensitivity is determined by combination of factors including the following:
• land use and landscape character of the location in which the viewpoint is situated; • distance of the viewpoint from the development; • background of the view; • proportion of the field of view occupied by the source of the visual effect; • extent of the development visible; • speed of travel of the viewer where relevant; • frequency of use of the viewpoint; • visibility as affected by atmospheric conditions, and; • public perception
12
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
4.28 In analysing the magnitude and importance of visual impacts, the following terminology has been used: TABLE 2 negligible- where the application site occupies only a small fraction of the overall field of view and is at a considerable distance from the viewpoint, or where the sensitivity of the receptor is low; low- where only a minor portion of the view changes for a short duration, or where the sensitivity of the receptor is medium; moderate- where some changes occur in the view, but not for a substantial length of time, or not in a substantial part of the view, and the sensitivity of the receptor is medium; and major- where changes in the view substantially alter the overall view, and the sensitivity of the receptor is high, or is in close proximity to the development.
Description of existing and proposed views
4.29 Views from existing public footpaths, close to the development have been considered.
4.30 Other viewpoints were also considered. Photographs attached to this report show that the site is well screened from many public areas around the site, especially from the south and west.
4.31 The nearest public footpath to the site is 0.7km away and is west of the railiway line, running north to south.
4.32 This footpath is elevated above the site, parallel with the railway line. The site itself is at the bottom of the embankment beyond the field area to the east. Current views from the path towards Bridgemont are confined to rooftops of the properties along the roadway, the receptor being sufficiently set back from the embankment edge and at an elevated position.
4.33 The roof ridges of the proposed dwellings will be seen from the footpath, but any view would be set in the context of current views the roofs of other properties along Bridgemont.
4.34 Any impact from the new development at this point would be insignificant, as their roofs would marry in with other roofs currently visible. The additional dwellings would
13
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015 therefore not be out of character with the current view. The changes to the current view would therefore be negligible in line with Table 2.
4.35 Another public footpath runs to the north of the site from Bridgemont, through the industrial area westwards to an area known as Ringstone Clough. Views of the site from this footpath are not possible.
4.36 The Peak Forest Canal runs north south adjacent to Bridgemont below properties on the eastern side of the street. The footpath here is part of the Goyt Way, a footpath trail that runs from Compstall in the north, southwards through New Mills, to Whaley Bridge. Views of the site are not possible from this footpath due to the existing properties on Bridgemont obscuring the site.
4.37 Views from the main A5004 and the A6 have also been considered. Views from the A6 of the site are not possible as the existing properties along Bridgemont, adjacent to the canal, obscure any views.
4.38 Views of the site from the A5004 at the junction of Bridgemont are restricted by properties on the eastern side of Bridgemont and the existing wooded area to the south of the site. Some fleeting views of the site (mainly roof tops) may be possible here in winter when there are no leaves on the trees but the site visit was carried out in September so this statement cannot be fully asserted. Any views here would be some distance from site and most receptors here would be passing by at speed in a vehicle which would reduce any sensitivity the receptor may have of the view to negligible in line with Table 2.
Principle Viewpoint One: Looking east into the site from the public footpath on Bridgemont
4.39 The view from this point is looking eastwards into the site from Bridgemont. The site would be clearly visible from the street. It is accepted that the inclusion of dwellings to this area would alter the open view that current exists. However, the plots will only occupy a small section of the overall street scene.
4.40 The proposed properties will be constructed in a style sensitive of the position, with the use of vernacular materials and building design. The development will tie in with the existing street scene. The sensitivity of the receptor will be reduced as the changes will be accommodated more easily, the style, scale and character of the proposals being found locally elsewhere. As a consequence the changes will not impacting greatly on their current perception of this space. 14
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
4.41 By re-developing the disused car park area the proposals will effectively provide an ‘end stop’ to development along the western side of the road.
4.42 In line with Table 2 above, the magnitude and importance of visual impact of the development on the receptor at this point is low.
15
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
5.0 Landscape Design Principles and Proposals 5.1 The proposals illustrate the approach the client would adopt for the development of this site and demonstrates their commitment to establishing a scheme within a high-quality setting.
5.2 The proposals take into account the character and setting of the area through choice of building materials, placement of buildings, access roads and retaining walls, along with the consideration for further enhancement of tree and shrub planting within and bordering the site.
5.3 The design principles, which have been adopted here, serve to achieve the following goals:-
• To ensure the proposals are in context with the character and setting of this part of Whaley Bridge, the design ethos proposes: - • o The provision of vernacular and natural building materials, design and construction detailing; o The design of elevations and windows to mirror those found locally elsewhere; o To ensure that the proposed development is integrated into the existing landscape; o To provide an appropriate setting for the new residences; o Due care has been taken at all times to ensure that the siting of new buildings takes account of the existing views, landscape structure and character.
5.4 By adhering to these landscape objectives the proposals will ensure long-term integrity and structure of the landscape character and setting of the proposed development.
5.5 In conclusion therefore, the proposals concur with Proposition 3 in the introduction, that the proposals being put forward in relation to the external building arrangement and choice of building materials are carefully considered so as not to impact negatively upon the character of this part of Whaley Bridge.
16
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
Summary and Conclusions Summary 6.1 In Section 3 the characteristics of the site and the surrounding area have duly been considered, together with the potential landscape and visual impacts of the proposals, covered in Section 4 of the report.
6.2 In Section 5 a set of design principles for the development have been noted, that would ensure the proposals are in keeping with this area of Whaley Bridge.
Conclusions 6.3 It has been demonstrated that careful choice of position, height, vernacular materials and form has been considered to ensure the scheme will sit comfortably within this setting.
6.4 Any impact the development may have by the loss in part of some openness will be offset by the choice of vernacular materials and building style so that the proposed dwellings integrate successfully into the existing street scene.
6.5 To conclude therefore, the proposals concur with Propositions 1,2 and 3 set out in the introduction, that is: -
Proposition 1 The implementation of the development proposals will have a low effect upon the existing landscape setting and character of the site; Proposition 2 The implementation of the development proposals will have a negligible effect upon the landscape setting and character of the surrounding area; Proposition 3 That the proposals being put forward in relation to the external building arrangements are carefully considered so as not to impact negatively upon the character of this part of Whaley Bridge.
17
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
APPENDIX
18
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
References
1 The Guidelines for Landscape and Visual Impact Assessment (3rd Edition) 2 High Peak Borough Council Landscape Character Assessment2 – March 2005
19
Land adjacent to 32 Bridgemont, Whaley Bridge – Landscape & Visual Impact Assessment – Feb 2015
Photo Location Plan
Bridgemont
10
3
4 11 1
5 2
6 13
12 7
9
8 Treville Properties Application Area Proposed Residential Development Notes: Number plots location of Bridgemont, Whaley Bridge photograph and arrow shows Print : A3 direction Date: February 2-15 7 PR/15/GC/PH01 Scale: NTS of viewpoint Photographic Record – 08/10/2013
1. View east into site from Bridgemont –Principle Viewpoint
Treville Properties
Proposed Residential Development Bridgemont, Whaley Bridge
PR/15/GC/PH01 2. View from Bridgemont looking into site towards the north east
Treville Properties
Proposed Residential Development Bridgemont, Whaley Bridge
3. View from Bridgemont looking south PR/15/GC/PH02 4.
5.
Treville Properties 6. Proposed Residential Development Bridgemont, Whaley Views looking east from public footpath beyond railway line Bridge
PR/15/GC/PH03 7. View north east from public footpath
8. View north east from public footpath
Treville Properties
Proposed Residential Development Bridgemont, Whaley Bridge
9. View north east from public footpath PR/15/GC/PH04 10. View from A6 south towards Bridgemont
Treville Properties
11. View from canal towpath looking east towards site Proposed Residential Development Bridgemont, Whaley Bridge
PR/15/GC/PH05 12. View from A5004 looking north towards Bridgemont and A6
Treville Properties
Proposed Residential Development 13. View from A5004 looking at junction with Bridgemont Bridgemont, Whaley Bridge
PR/15/GC/PH06