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The Role of the Greenbelt at Drayton Manor Park

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The Role of the Greenbelt at Drayton Manor Park The Role of the Greenbelt at Drayton Manor Park Prepared by KATE WATSON / IAN SPINDLER Reference: BIR 4073 Date: September 2012 5 The Priory • Old London Road • Canwell• Sutton Coldfield • B75 5SH Telephone: 0121 308 9570 •Fax: 0121 323 2215 Email: [email protected] and [email protected] Birmingham • Bracknell •Bristol • Cambridge • Cirencester • Leeds • Nottingham CONTENTS 1. INTRODUCTION 3 2. PLANNING POLICY CONTEXT 3 3. DESCRIPTION OF THE SITE AND ITS CONTEXT 5 4. VISUAL AMENITY 9 5. CONTRIBUTION OF THE SITE TO THE OPENNESS AND CHARACTER OF THE GREENBELT 12 6. CONTRIBUTION OF THE SITE TO VISUAL AMENITY OF GREEN BELT 15 7. CONCLUSIONS AND SUMMARY 16 FIGURES Figure 1 Site Location and Photo Location Plan; Figure 2 Former MDS and Existing Green Belt Location Figure 3 Landscape Character Plan; Figure 4 Photographic Viewpoints 1 to 4. 10/09/2012 2 BIR.4073 1. INTRODUCTION 1.1 Pegasus Landscape Design, part of the Pegasus Group was instructed by Drayton Manor Park Limited, in September 2012 to undertake a review of the existing Green Belt boundary and the boundary of Drayton Manor Park, in relation to the proposed removal of the MDS designation under changes to the emerging Lichfield District Local Plan arising from the National Planning Policy Framework (NPPF) which makes no provision for Major Development Site’s. 1.2 The purpose of this review is to determine the extent to which the land associated with Drayton Manor contributes to the openness and character of the Green Belt in this location, and considers the potential effects of removing land associated with Drayton Manor Park from the Green Belt. 1.3 For clarity, where reference is made in this document to Drayton manor Park or ‘the Site’ this relates to the land holding of Drayton Manor Park Limited and the adjacent Drayton Manor Business Park, illustrated on Figure 1. A site description is provided in section 3, below. 1.4 Where applicable, the methodologies set out in Guidelines for Landscape and Visual Impact Assessment (2nd edition) – Landscape Institute/Institute of Environmental Assessment 2002, has been adopted. 2. PLANNING POLICY CONTEXT 2.1 The study area and its context are within the jurisdiction of Lichfield District Council. The area is currently designated with the Lichfield Local Plan as Green Belt with both the Drayton Manor Theme Park and Drayton Manor Business Park identified as a Major Development Site (MDS). National Planning Policy Framework 2.2 The Department for Communities and Local Government issued the National Planning Policy Framework (NPPF) in March 2012. At the national level of policy the NPPF states that the Government attaches great importance to Green Belts 10/09/2012 3 BIR.4073 and explains that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence. 2.3 The five purposes of including land in the Green Belt are: to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. 2.4 The NPPF sets out a general presumption against inappropriate development within the green belt. Inappropriate development is, by definition, harmful to the Green Belt. Very special circumstances to justify inappropriate development will not exist unless the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. 2.5 Paragraph 81 of the NPPF states: ‘Once Green Belts have been defined, local planning authorities should plan positively to enhance the beneficial use of the Green Belt … to retain and enhance landscapes, visual amenity and biodiversity …’ 2.6 The emerging Lichfield District Local Plan Strategy sets out the Local policy relating to Green Belt. Policy NR2 states that opportunities to enhance the beneficial use of the Green Belt will be supported, however reiterates the constraints set out within the NPPF that all development within the Green Belt must retain its character and openness. Furthermore, the construction of new buildings is regarded as inappropriate in the Green Belt, unless it is for one of the exceptions listed in the National Planning Policy Framework. 2.7 Under the new NPPF, the previous identification of Major Developed Sites (MDS) has been removed and consequently Lichfield District Council now no longer propose to incorporate any MDS designations within the emerging Local Plan, leaving any future assessments of development at Drayton Manor Park to be 10/09/2012 4 BIR.4073 made against the Green Belt policies deriving from the NPPF, as outlined in paragraph 2.4 above. Openness of the Green Belt 2.8 The openness of the Green Belt can be described very generally as an “absence of development”. It does however comprise a number of elements, including (amongst other things) landscape amenity value; visual amenity value; land use; land management, presence of infrastructure and built form; access and permeability; and moreover, the integration of all of the above. 2.9 The characteristics of different Green Belts, and different part of the same Green Belt varies, and so therefore does the ‘openness’, which consequently works on a spectrum dependent upon the nature and scale of interplay between the component parts. In this part of the Green Belt within which Drayton Manor Park is sited, the amenity value of the landscape plays a significant role. If this amenity value were to be influenced in any way, by a proposed development framework to a greater or lesser extent, so too would the openness of the Green Belt. The extent of the Green Belt and the former MDS boundary is illustrated on Figure 2. 2.10 Within the NPPF, ‘openness’ is considered to be the most important attribute of the Green Belt. Preserving the openness is a key test in respect of any development framework coming forward for the land holding at Drayton Manor Park. 3. DESCRIPTION OF THE SITE AND ITS CONTEXT Site Context 3.1 Drayton Manor Park (the Site), lies approximately 2.5km to the south-west of Tamworth and comprises Drayton Manor Theme Park and Drayton Manor Business Park. Immediately to the north and extending to the north-west of Drayton Manor Park lies the residential areas of Fazeley and Mile Oak, with the A5 dual carriageway and isolated areas of residential and commercial land use beyond, set mainly within a rural landscape framework. 10/09/2012 5 BIR.4073 3.2 To the immediate east of the Site lies an area of woodland beyond which lies Fazeley Mill Marine, located between the Birmingham / Fazeley Canal and the A4091 Coleshill Road. Further east of this road and housing that fronts on to it, are several agricultural fields and the River Tame, with further residential districts of Tamworth lying approximately 1km to the east of Drayton Manor Park. 3.3 Immediately to the south of the Site lies Drayton Park Golf Course with the small village of Drayton Bassett beyond. Further south lies open countryside. 3.4 To the west lies open farmland with small, isolated areas of mature woodland. Landscape Character 3.5 Drayton Manor Park is located within the broad landscape character area of the Trent Valley Washlands, an area identified as reference number 69 in the Countryside Agency’s Countryside Character Volume 5: West Midlands. The key characteristics of the Trent Valley Washlands are: Flat broad valleys, contained by gentle side slopes, with wide rivers slowly flowing between alluvial terraces; Constant presence of urban development, mostly on valley sides, in places sprawling across the valley and transport corridors following the valley route; Contrasts of secluded pastoral areas, with good hedgerow structure, and open arable with low hedges; Strong influence of riparian vegetation, where rivers are defined by lines of willow pollards and poplars; and Open character punctuated by massive cooling towers of power stations and strongly influenced by pylons, sand and gravel extraction, and roads. 3.6 Of these, the constant presence of urban development and transport corridors is evident within the study area surrounding Drayton Manor Park, particularly to the north and east. These contrast with the adjacent open areas of arable and mature field boundary vegetation to be found to the south and west. 10/09/2012 6 BIR.4073 3.7 At a regional and district level, the landscape character of the study area is defined by ‘Planning for Landscape Change’ Supplementary Planning Guidance and Lichfield District Council’s Biodiversity and Landscape Supplementary Planning Document (draft), illustrated on Figure 3. The studies define the Site and the study area within the Lowland Village Farmlands landscape character type, and the site within a ‘Parkland’ sub-type, the boundaries of which closely follow the Drayton Manor Park landholding, with the inclusion of the golf course to the south. In terms of landscape policy objectives, the study identifies discrete zones, to describe landscape quality and landscape policy objectives for conservation, maintenance, enhancement, restoration or regeneration. 3.8 The LDC study notes that the Lowland Village Farmlands is a flat to gently rolling intensively farmed large scale arable land, although there are pockets of irregularly shaped ancient fields. There is a general loss or deterioration in hedgerow and tree cover although where small woodlands are present they combine with hedgerows to give a strong sense of enclosure. Commercial and post-war residential developments frequently impinge on the character and more recent development is eroding its character. The poor condition of typical landscape features is locally-limiting to landscape quality.
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