Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Landscape and Visual Impact Assessment (LVIA)
Prepared by Amalgam Landscape Limited on behalf of Brimble Lea and Mr. A. Pierce
September 2020
www.amalgamlandscape.co.uk
Amalgam Landscape Ltd First Floor, Front Office, 124 High Street, Nailsea, BS48 1AH 01275 627077 [email protected]
Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Document Control Sheet
Project Name: Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Project Reference: P0443
Report title: Landscape and Visual Impact Assessment (LVIA)
Date: September 2020
Name Position Date
Baseline prepared by: P. Shephard Senior Consultant July/August 2020
Graphics prepared by: P. Shephard Senior Consultant July/August 2020
Report prepared by: A.J Watts Director September 2020
Reviewed by: A.E Watts Director September 2020
For and on behalf of Amalgam Landscape Ltd
Revision Date Description Prepared Reviewed
V1 11/9/20 For client comment A.J Watts M. Williams (Brimble Lea); Mr A. Pierce
Final 16/9/20 Final A.J Watts -
This report has been prepared by Amalgam Landscape with all reasonable skill, care and diligence, within the terms and conditions of the Contract with the Client. The report is confidential to the Client and Amalgam Landscape accepts no responsibility of whatever nature to third parties whom this report may be made known.
No part of this document may be reproduced without the prior written approval of Amalgam Landscape.
© Amalgam Landscape Limited 2020
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Contents
1. Introduction
2. Methodology
3. Existing Landscape and Visual Conditions
4. Landscape Strategy, Design and Mitigation Measures
5. Impacts and Effects
6. Conclusions
Appendices
A – References
B – Technical Information
Figure List
1 – Location Plan
2 – Site Analysis
3A – Site Views A and B
3B – Site Views C and D
4 - Landscape Relevant Designations
5 – National Landscape Character
6 – Local Landscape Character
7 - Topography
8 – Principal Visual Amenity Receptors
9A – Viewpoints 1 and 2
9B – Viewpoints 3 and 4
9C – Viewpoints 5 and 6
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
9D – Viewpoints 7 and 8
9E – Viewpoints 9 and 10
9F – Viewpoints 11 and 12
10 – Indicative Landscape Masterplan
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
1. Introduction
Purpose of this Report
1.1. Amalgam Landscape, a Registered Practice with the Landscape Institute, has produced this Landscape and Visual Impact Assessment (LVIA) on behalf of Brimble Lee and Mr. A Pierce for a proposed housing development (the proposed development) on Land to rear of Ivy Cottage, Leigh upon Mendip.
1.2. The proposed development is located within Mendip District Council (MDC).
1.3. This LVIA is produced as supplementary information to inform the planning application.
1.4. The purpose of the LVIA is to identify and outline the existing landscape character and visual amenity receptors within the study area, including their sensitivity to change and to assess the potential magnitude of impact and level of effect on these receptors as a result of the proposed development. Design and mitigation measures are identified to reduce the impacts and effects of the proposed development. The LVIA also informs the subsequent more detailed design in respect of the development of the site with the emphasis on promoting landscape character, reducing visibility as well as emphasising biodiversity and nature conservation benefits.
1.5. Therefore, the LVIA will assist decision makers, members of the public and other interested parties by providing a clear and common understanding of the predicted landscape and visual impacts and effects of the proposed development in an impartial and professional way.
The Proposed Development
1.6. The proposed development is situated within a series of medium to large, gently sloping fields to the north of Ivy Cottage, on the north-eastern fringes of Leigh upon Mendip.
1.7. The location of the proposed development is illustrated on Figure 1.
1.8. The proposed development will consist of: Up to 40 dwellings with associated car parking areas and gardens; New vehicular access off Quarry Lane to the east, positioned to accommodate visibility splays; New school field and adjacent dedicated school car parking area, positioned to limit influence on adjacent Listed Church; New pedestrian link to adjacent public right of way network to the west; and Tree, orchard, shrub and hedgerow planting within and on the boundaries of the proposed development.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Scope of the LVIA
1.9. The LVIA: Identifies the methodology, including defining the extent of the study area and the detailed technical approach. The study area is a minimum of 1.5km radius measured from the centre of the proposed development as this is where the most ‘noticeable’ effects may occur; Describes the existing site and its immediate surroundings. Aerial photographic images and annotated panoramic photographic views are used to help describe and illustrate the existing site; Describes the wider context of the site and its sensitivity within the study area including landscape relevant designations, landscape character and visual amenity receptors and their views. Annotated panoramic photographic views, from publicly accessible locations, are used to help describe and illustrate the existing context; Proposes mitigation measures which aim to avoid, reduce or compensate for any effects. Mitigation through siting and design are critical in reducing the potential landscape and visual effects of the proposed development. ‘Additional’ mitigation measures are also proposed, including new planting. An indicative landscape masterplan helps to illustrate the integration of the proposed development into the wider landscape, whilst also providing landscape, nature conservation and biodiversity benefits; Describes the magnitude of impact and the level of effect on the existing landscape character and visual amenity receptors and their views as a result of the proposed development. Annotated panoramic photographic views are used to illustrate the potential impacts and effects from publicly accessible locations within the study area; and Provide conclusions on the overall landscape and visual effects and the acceptability of the proposed development.
2. Methodology
2.1 The LVIA follows the guidelines produced by the relevant professional bodies concerned with landscape and visual impact assessment. These are identified in Appendix A.
2.2 In line with the Guidelines for Landscape and Visual Impact Assessment1 (GLVIA), the primary guidance in respect of LVIA, the methodology used for this assessment has three iterative key stages, as follows: Existing conditions (or baseline assessment) – this includes the gathering and description of information to inform the assessment; Design – this includes input into the design at key stages including identification of opportunities and constraints, review of and recommendations to housing design layout, discussion and recommendation of mitigation measures; and Assessment of Impacts and Effects – this includes an assessment of the potential landscape and visual effects of the proposed development.
1 Guidelines for Landscape and Visual Impact Assessment (GLVIA), Third Edition, 2013, The Landscape Institute and the Institute of Environmental Management and Assessment
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Existing Conditions (Baseline Assessment) Methodology
2.3 The description of the existing conditions establishes the baseline situation against which the effects of the proposed development are assessed.
2.4 The description of the baseline conditions includes: Site description – which is the description of the proposed development site, the boundaries and the immediate surrounds; Landscape relevant designations – which is the description of recognised features. These help inform the sensitivity and importance, attributed by the national and local government, to features within the proposed development site and study area; Landscape character - which is the description of the physical characteristics of the landscape and their sensitivity to change. The landscape is divided into discrete areas of similar characteristics called ‘landscape character areas.’ Reference is made to previously published landscape character assessments at a national and local scale; and Visual amenity receptors – which is the identification of people and a description of their views. Views from settlements, individual and small clusters of residential properties, recreational routes, local public rights of way, bridleways and cycleways, public open space/places of interest and roads are assessed. The sensitivity of the visual amenity receptors is also described.
2.5 Existing information is collected through a combination of desk studies and site surveys.
Desk Study
2.6 An initial desk study was undertaken to review existing map and written data, relevant to the study area. Details of sources of information are found in Appendix A.
2.7 A summary of the desk study is outlined below: Internet search and review of relevant development plans for policies and designations to gain an understanding of the ‘importance,’ ‘value’ and ‘sensitivity’ of designated features attributed to the landscape and visual resource by the national and local government; Previously published landscape character assessments at a national and local scale to gain an understanding of the overall character, quality and sensitivity of the existing landscape within the study area; and Maps and internet data to gain an understanding of the landform and landscape pattern as well as for information on location of public rights of way and visitor attractions/places of interest. Other indicators of local landscape value are also collected including reference to tourist information and references in art and literature.
Site Survey
2.8 A site survey, including a photographic survey, was undertaken in fine and clear weather in July 2020 by an experienced and chartered landscape architect.
2.9 The proposed development site was visited and the survey within the study area was undertaken from selected publicly accessible areas, such as public highways and public rights of way. Views from private properties, such as houses and settlements, were
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
estimated from the closest publicly accessible location and checked using aerial photography.
2.10 The site survey helped to gain an understanding of the proposed development site and its context as well as the wider landscape character and visual amenity receptors and their views within the study area. The site survey also helped to determine the potential impacts and effects as a result of the proposed development as well as developing the design and mitigation measures. This supplemented the available information collected during the desk study.
Landscape Character and Visual Amenity Receptor Sensitivity Methodology
2.11 Landscape character and visual amenity receptors are assessed according to their sensitivity to change by combining the considerations of susceptibility and value.
2.12 The sensitivity of both landscape character and visual amenity receptors are evaluated according to a five-point scale. The criteria used to assess the sensitivity of landscape character and visual amenity receptors are outlined in Table 1. The susceptibility to change referred to relates specifically to the proposed development.
Table 1 Broad criteria for assessing the sensitivity of landscape and visual receptors
Sensitivity Landscape character description Visual amenity receptor description High Distinctive landscape elements and/or Residents of residential properties and character, with very limited ability to settlements (ground floor – where it is accommodate change. assumed this is the ‘main’ living area, Includes areas with a very strong positive including gardens). character with valued features that Users of public rights of way/open access combine to give an experience of unity, land in nationally/internationally designated richness and harmony. areas of landscape value (World Heritage Landscapes in excellent condition that are Sites, National Parks/Areas of Outstanding considered to be of particular importance to Natural Beauty). conserve and which may be particularly Users of national trails. sensitive to the proposed development. No Visitors to valued viewpoints (for example detractors present. promoted or well-known viewpoints, key Likely to be designated and could include designed views or panoramic viewpoints very highly valued landscapes of strong marked on maps). scenic quality and rarity on a national/international scale (World Heritage Sites, National Parks/Areas of Outstanding Natural Beauty). Medium-high Highly valued landscape elements and/or Residents of residential properties and character with limited ability to settlements (first floor – where it is accommodate change. assumed these are bedrooms/bathrooms – These are landscapes in very good not the main living area). condition that are considered to be of Users of public rights of way/open access importance to conserve and which may be areas which could be locally recognised sensitive to the proposed development. No (for example AGLVs) or in locations where or few detractors present. the users are likely to pause to appreciate Likely to be designated and could include the view, such as at benches, key views valued landscapes of scenic quality and to/from local landmarks. rarity on a regional or local scale (AGLVs, Users of outdoor recreational facilities with designed landscapes). high interest in surrounding environment including visitors to attractions or heritage
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Sensitivity Landscape character description Visual amenity receptor description assets. Users of recognised cycle routes and recreational routes. Travellers along identified scenic road routes. Medium Moderately valued or ‘everyday’ landscape Recreational users travelling at low speeds elements and/or landscape character, with on bridleways/cycle paths or public rights some ability to accommodate change. of way. These are landscapes in good condition Visitors to cemeteries. which could be appreciated by the Visitors staying at a caravan/camping sites. community but has little or no wider recognition. Medium-low Reasonably valued landscape elements Travellers along most minor roads. and/or landscape character, with good Outdoor sporting facilities and users of ability to accommodate change. recreational facilities with low interest in Could include features/areas that exhibit surrounding environment. positive character but which may have evidence of alteration, degradation and erosion of features resulting in areas of more mixed character. Some detractors likely to be present. Low Weak landscape structure, partly degraded Static office workers and workers in with frequent detractors with very industrial facilities/indoor non-static good/substantial ability to accommodate environments. change. Travellers with limited opportunity to enjoy Highly likely to be a non-designated the view due to speed of travel (for landscape in poor condition which could example on motorways, trunk roads or rail include elements and/or areas that are routes). generally negative in character with few, if any, valued features.
Design Methodology
2.13 A leading role was played by the chartered landscape architect in informing the design during the assessment process, including informing the site layout and development design as well as determining the landscape mitigation measures.
Assessment of Impacts and Effects Methodology
2.14 The existing conditions descriptions and the determination of sensitivity help to assess the magnitude of impact and level of effect on the landscape character and visual amenity receptors as a result of the proposed development.
Magnitude of Impact Methodology
2.15 An ‘impact’ is defined as a change likely to occur as a result of the proposed development.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
2.16 The scale or magnitude of impact is determined through the assessment of the duration and extent of the changes to the landscape and visual resource as a result of the proposed development.
2.17 The duration of impact determines the time period over which the changes as a result of the proposed development occurs. Most impacts as a result of the proposed development would be long-term or permanent, however medium or short-term impacts may be identified where mitigation such as planting is proposed. For example, it is expected that the maturing of proposed planting will screen views over time. In addition, the construction impacts will also be short-term.
2.18 The extent of the impact indicates the geographic area over which the changes as a result of the proposed development occur. The extent of the impacts could be limited (for example, only a small part of the site or view); localised; intermediate or wide.
2.19 The magnitude of impact on both landscape character and visual amenity receptors are evaluated according to a five-point scale. The broad criteria for assessing the magnitude of impacts are outlined in Table 2.
Table 2 Broad criteria for assessing the magnitude of impact on landscape character and visual amenity receptors
Magnitude Landscape character description Visual amenity receptor description of impact High High levels of change to landscape Receptors would experience an immediately elements/ landscape character. apparent change to their views, arising from The proposed development will be very major alteration to the key characteristics of prominent in the landscape and will be the existing view. perceived as a determining factor of the The proposed development will dominate the landscape character. field of view and be impossible not to notice. The proposed development will lead to a major alteration to the landscape character and/or landscape elements. Medium Partial levels of change to landscape Receptors would experience a readily elements/landscape character. apparent change to their view, arising from The proposed development will be partial alteration to the key characteristics of noticeable but not necessarily a the existing view or the introduction of determining factor of the landscape elements that may be prominent but will not character. dominate the field of view. The proposed development would lead to a change to the landscape character and/or landscape elements. Low Low levels of change to landscape Receptors would experience a low level of elements/landscape character. change to views. The proposed development The proposed development will be present will be present in the view but will be and will be perceived as a background perceived as a background component and feature of the wider landscape character. easily go unnoticed. The proposed development would lead to a The proposed development would lead to a minor change to the landscape character minor change to the view. and/or landscape elements. Negligible Very minor levels of change to landscape Receptors would experience a very low level elements/landscape character. of change to views. The proposed development will be largely The proposed development will be barely unnoticed in the landscape. It will be perceived and easily go unnoticed.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Magnitude Landscape character description Visual amenity receptor description of impact difficult to perceive changes to landscape The proposed development would lead to a elements and/or landscape character. difficult to perceive change in view. No change Indiscernible level of change. Equivalent to Indiscernible level of change. Equivalent to no change. no change.
Level of Effect Methodology
2.20 An ‘effect’ is defined as the degree of change likely to occur as a result of the proposed development.
2.21 The level of the effects on landscape character and visual amenity receptors is determined by balancing the sensitivity of the receptor and the magnitude of impact as a result of the proposed development.
2.22 The correlation between the sensitivity of the landscape character and visual amenity receptor and the magnitude of impact to determine the level of effect is summarised in Table 3. The matrix is however not a prescriptive tool and the analysis of the level of effects requires the exercise of professional judgement.
Table 3 Overall determination of level of effect on landscape character and visual amenity receptors
Sensitivity of receptor High Medium-high Medium Medium-low Low High Major Major or Moderate Moderate or Minor
Moderate Minor Medium Major or Major or Moderate Moderate or Minor or Moderate Moderate Minor Negligible Low Moderate or Moderate or Minor Minor or Negligible Minor Minor Negligible Negligible Minor Minor or Negligible Negligible Negligible
Negligible Magnitude of impact of Magnitude No change Neutral Neutral Neutral Neutral Neutral
2.23 The level of effect on both landscape character and visual amenity receptors are evaluated according to an five-point scale. The broad criteria for assessing the level of effect are outlined in Table 4.
Table 4 Broad criteria for assessing the level of effect on landscape character and visual amenity receptors
Level of effect Landscape character description Visual amenity receptor description Major Where the proposed development would Where the proposed development would be highly noticeable and/or noticeably alter substantially alter a valued/very important a recognised landscape or landscape view or view of high quality. feature; the proposed development would be the defining element within the landscape. Moderate Where the proposed development would Where the proposed development would be be noticeable and/or partially alter a readily apparent within the existing view. recognised landscape or landscape
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Level of effect Landscape character description Visual amenity receptor description feature.
Minor Where the proposed development would Where the proposed development would be have a discernible but limited effect on the noticeable within the existing view. landscape character and/or landscape elements. Negligible Where the proposed development would Where the proposed development would have a slightly discernible effect on the provide a small change to the existing view. landscape character and/or landscape elements. Neutral The proposed development would have no The proposed development would have no change. change.
Positive, Negative and Neutral Effects
2.24 It is important to note that effects can be positive (beneficial), negative (adverse) or neutral (no change). The definitions are outlined in Table 5.
Table 5 Broad criteria for assessing the beneficial, adverse and neutral effects on landscape character and visual amenity receptors
Level of effect Landscape character description Visual amenity receptor description Beneficial Improvement to landscape elements and/or Introducing elements that improve the view. features. This could also include removal of existing Improvement to the value of landscape detractors to the view. character and resource. This could also include removal of existing detractors of the landscape character. Adverse Removal of landscape elements and/or Introducing elements that degrade the view. features. Degradation of landscape character and resource. Neutral Changes to landscape character or Changes to views that would be neither landscape elements that would be neither positive nor negative. positive nor negative. Could include the addition of elements within Could include the addition of elements the view that already exists (for example within the landscape that already exists (for housing) which would not involve the example housing) which would not involve degradation of removal of valued aspects of the degradation of removal of valued the view. aspects of the landscape resource.
3. Existing Landscape and Visual Conditions
3.1 The description of existing conditions establishes the landscape character and visual amenity context within the study area and forms the basis of the LVIA. The existing conditions include descriptions of the proposed development site and its immediate surrounds and landscape relevant designations, landscape character and visual amenity receptors and their views within the study area.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
3.2 The existing condition descriptions also help to inform the future design of the site, including ensuring the proposed development retains a ‘sense of place’ and is in keeping with the key characteristics of the overall landscape.
The Proposed Development Site and Immediate Surrounds
3.3 The proposed development is situated within a series of medium to large, gently sloping fields to the north of Ivy Cottage, on the north-eastern fringes of Leigh upon Mendip.
3.4 The fields are currently used for pasture (horses) and are internally separated by intermittent tree and shrub planting and fencing.
3.5 A large agricultural building and some smaller barns/sheds occur to the south-west.
3.6 The fields are accessed via an existing gateway and track to the south-east, passing adjacent to scattered residential properties, including Ivy Cottage, which connect with Quarry Lane minor road and the fringes of the village to the south-east.
3.7 Broadly: To the north – the proposed development site is bordered by a mature band of woodland, which continues to wrap around Quarry Lane to the north-east. This mature vegetation very effectively encloses the proposed development site, including from the public right of way to the north and from the minor road as it approaches the village to the north-east; To the east – the proposed development site is bordered by a minor road (Quarry Lane) which runs broadly from north to south, connecting with the village fringes to the south-east. The minor road is intermittently lined by woodland (to the north-east) and by trees, shrubs and stone walls, with a mature hedgerow providing wider enclosure to the east. This intermittent vegetation along the western boundary of Quarry Lane provides variable enclosure over the adjacent fields and proposed development site to the west, although glimpsed views are possible from gaps in vegetative enclosure; To the south – the proposed development site is lined by agricultural development including stables, barns and sheds, set amidst small fields and separated by intermittent tree and shrub vegetation. To the south-east is scattered housing, including Ivy Cottage, to the south are the school grounds and to the south-west is the cemetery associated with the adjacent church and the residential fringes of the village; and Broadly to the west – the proposed development site is bordered by a mature band of trees, separating the proposed development site from the adjacent field, crossed by numerous public rights of way. This mature vegetation very effectively encloses the proposed development site, including from the wider network of public rights of way to the west, north-west and south-west and the fringes of the village to the south-west.
3.8 The location of the proposed development site is illustrated on Figure 1. An analysis of the proposed development site and its immediate surrounds is illustrated in Figure 2 and annotated panoramic photographs of the proposed development site are shown in Figures 3A-3B.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Landscape Character
Landscape Relevant Designations
3.9 The proposed development site is not recognised for its value through any landscape relevant designations.
3.10 There are however landscape relevant designations within the study area. These are identified on Figure 4 and are described below2 3. Mells Park Registered Park and Garden, Grade II, occurs approximately 700m to the east of the proposed development site at its closest point, extending to the fringes of the study area. It is an 18th/19th century park, incorporating a 17th century deer park, with early 20th century gardens by Lutyens and Jekyll focussed around a country house. Registered Parks and Gardens are recognised by Mendip District Council (MDC)4 in Policy DP3 where “proposals and initiatives will be supported which preserve and, where appropriate, enhance the significance and setting of the District’s Heritage Assets…” Asham Wood Special Landscape Feature (SLF) occurs approximately 970m to the south-east of the proposed development site at its closest point, on the fringes of the study area. Within the MDC Assessment of Special Landscape Features5 the key attributes of the Asham Wood SLF are defined as: - Diverse, ancient semi-natural woodlands; - Internationally important wildlife site; - Archaeological importance; and - Recreational value. There is no “obvious threat from development” on the Asham Woods SLF. SLFs are recognised by MDC in Policy DP4 which states that: “Proposals for development which lie within or which would affect the setting of Special Landscape Features (as defined on the Policies Map) will be determined with regard to their impacts upon their specific qualities as described in the 2012 “Assessment of Special Landscape Features.” Vobster Breach Quarry Scheduled Monument occurs approximately 1.3km to the north of the proposed development site at its closest point, on the fringes of the study area. Vobster Breach Quarry Scheduled Monument is considered to be one of the best preserved mid-19th century steam powered collieries in England.
2 The LVIA considers historic landscape designations in terms of their role in defining landscape character, such as Registered Parks and Gardens, Scheduled Monuments and Listed Buildings and the potential impacts and effects on their setting are considered from a landscape and visual perspective only. Further detail on the potential impacts on heritage features is contained within the Planning and Heritage Report which accompanies the planning application. 3 All distances are measured from the closest boundary of the proposed development site. 4 Mendip District Council, Local Plan, 2006-2029: Part 1: Strategy and Policies, Adopted 15th December 2014 5 Mendip District Council, Assessment of Special Landscape Features, November 2012
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Scheduled Monuments are recognised by MDC in Policy DP3 where “proposals and initiatives will be supported which preserve and, where appropriate, enhance the significance and setting of the District’s Heritage Assets…” There are numerous Listed Buildings in the study area, the majority focussed along the main road within Leigh upon Mendip. The closest Listed Buildings to the proposed development site include: - Church of St Giles, Grade I, approximately 35m to the south-west; - Wilcox Chest Tomb, Grade II, approximately 50m to the south-west; - Gate Piers, Grade II, approximately 80m to the south-west; - Leoglen, Grade II, approximately 90m to the south; - Honeysuckle Cottage, Grade II, approximately 110m to the south-west; - The Bell Inn, Grade II, approximately 115m to the south-west; and - The Vicarage, Grade II, approximately 130m to the south-east. Listed Buildings are recognised by MDC in Policy DP3 where “proposals and initiatives will be supported which preserve and, where appropriate, enhance the significance and setting of the District’s Heritage Assets…” There are a number of substantial Ancient Woodlands within the study area focussed to the north-east, south-east and north-west. The closest, Leigh Wood, approximately 500m to the north-west of the proposed development site at its closest point. Ancient Woodlands are protected by MDC in Policy DP5 where “all development proposals must ensure the protection, conservation and, where possible, enhancement of internationally, nationally or locally designated natural habitat areas and species.” There is an Open Space of Local Significance immediately to the south-west of the proposed development site, including the church and grounds. The Open Spaces of Local Significance are open spaces which make a significant contribution to the quality of the built environment. These spaces may provide views out of an otherwise built up street scene, allow views of significant local features or buildings beyond them, enhance the setting of the settlement, create a sense of place or otherwise contribute to the locally distinctive character of an area. Open Spaces of Local Significance are recognised by MDC in Policy DP2 where “permission will not be granted for development which would harm the contribution to distinctive landscape character made by Open Areas of Local Significance…” There are Formal and Informal Recreation Spaces within the study area, including immediately to the south of the proposed development site and approximately 450m to the west. These are protected in Policy DP16 which states “development resulting in the loss of existing open, sport or recreational space, including allotments will not be permitted…”
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Landscape Character
National Landscape Character
3.11 The Natural England national landscape character information6 is referred to for a strategic understanding of landscape character within the study area. This outlines the wider setting for the proposed development and provides a context for the description of local landscape character.
3.12 The location of the national landscape character areas in the study area is illustrated in Figure 5.
3.13 The proposed development site and the majority of the study area extending to the east, west and south is within the Mendip Hills (141).
3.14 The striking landform of the Mendip Hills (141) rises abruptly from the flat landscape of the Somerset Levels and Moors. This Carboniferous Limestone ridge, with its more weather-resistant sandstone peaks, illustrates the classic features of a karst landscape, the result of the response of the soluble limestone to water and weathering, creating surface features, complex underground cave and river systems, gorges, dry valleys, surface depressions, swallets, sink holes and fast-flowing springs. Such natural features have interacted with human influences to result in complex ritual, industrial and agricultural landscapes extending from the prehistoric period to modern times
3.15 To the north, extending to the fringes of the study area is the Bristol, Avon Valleys and Ridges (118).
3.16 The Bristol, Avon Valleys and Ridges (118) encompasses the City of Bristol with its historic port, and the surrounding area including the Chew and Yeo valleys, Keynsham, Clevedon, Portishead and parts of the Cotswolds and Mendip Hills Areas of Outstanding Natural Beauty (AONB). The area is characterised by alternating ridges and broad valleys, with some steep, wooded slopes and open rolling farmland. It has a complex geology, being rich in geomorphological features and there are many designated exposures and rich fossil beds. The varied settlement pattern has been influenced by the geology and geomorphology and the expansion of the City of Bristol at its centre. The M5 motorway runs up the western edge and the M4 skirts across the north of Bristol, with Bristol Airport to the south. Although the urban area is significant, much of the surrounding rural landscape is farmed.
Local Landscape Character
3.17 Mendip District Council in their landscape character assessment7 have identified three landscape character areas including five sub-areas within the study area. The location of the local landscape character areas is illustrated in Figure 6. The sloping and undulating landscape of the study area, heavily influenced by quarrying, is illustrated in Figure 7.
3.18 The proposed development site and the majority of the study area extending in a broad band from the east to the west, including to the south of the study area is within the Leigh/Binegar/Coleford landscape character area (A9) and the Leigh/Oakhill sub-area (A9.1).
6 National Character Area profiles (www.gov.uk) 7 Mendip District Council, Landscape Assessment of Mendip District, May 1997
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
3.19 The complex character of the Leigh/Binegar/Coleford landscape character area (A9) extends in an arc. It is a landscape of frequent settlement, much of it associated with the cloth industry and in more recent times with mining and quarrying, but with an older underlying pattern of farmsteads along sunken lanes. There is generally a mixed pattern of fields, including rectilinear, irregular and sub-rectangular fields. Although it has good tree cover, there is little woodland.
3.20 The key characteristics of the Leigh/Oakhill sub-area (A9.1) includes: Irregular shelf adjacent to steep valley; Mix of flat and undulating land; Arable on flatter land; Pasture surrounded by large hedgerows; Frequent hedgerow trees; Small fields around villages and hamlets; and Large villages.
3.21 The Leigh/Oakhill sub-area (A9.1) lies on an irregular shelf of land between the steep Cranmore Ridge and the edge of the Mells River Valley. The flatter land generally has low hedges with large fields and with some arable. However, the predominant character is of pasture with substantial hedgerow trees and with small fields around the villages and hamlets, occasionally with horse grazing.
3.22 Leigh upon Mendip is prominently spread out on a ridge, with the 15th century church tower being an eye catcher from the surrounding area. From a distance, it is the red roof tiles and white rendered surfaces of modern buildings which dominate, but along the principal street, 17th and 18th century cottages and larger houses show its older origins.
3.23 The landscape is therefore of medium sensitivity.
3.24 To the north of the proposed development site, extending from the north-east to the north- west of the study area is the East Mendip Valleys landscape character area (A10), broadly divided into the Nettlebridge Valley sub-area (A10.1) to the north and north-west and The Lower Mells River Valley sub-area (A10.2) to the north-east.
3.25 The East Mendip Valleys landscape character area (A10) comprises a series of varied valley landscapes, including narrow, steep sided tributary valleys which widen out.
3.26 The key characteristics of the Nettlebridge Valley sub-area (A10.1) includes: Frequent woodland; Small pasture fields; Overgrown hedges; Sunken winding lanes; Disused mine workings; Ruined cottages and cottage plots; and Small hillside quarries.
3.27 The Nettlebridge Valley sub-area (A10.1) is a broad valley. It has abundant woodland, generally small pasture fields, overgrown hedges, hedgerow trees and sunken lanes
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
connecting scattered cottages. Substantial woodlands, including Leigh Wood and Hurdlestone Wood, are present. New woodland planting on former colliery tips are also frequent so the landscape appears to be one of woodland with small areas of pasture. There is little evidence of the once densely populated and active mining area. The intricate pattern of sunken lanes and trackways formerly linked numerous dwellings. However, the remains of the quarry industry are much more apparent than those of the mines, with quarries cut into the valley sides. These are now becoming vegetated and are gradually being absorbed back into a predominantly wooded valley.
3.28 The landscape is therefore of medium sensitivity.
3.29 To the north-east is The Lower Mells River Valley sub-area (A10.2).
3.30 The key characteristics of The Lower Mells River Valley sub-area (A10.2) includes: High historic landscape and nature conservation interest; Remains of mills, cottages and ponds, lime kilns and leets alongside river; Important parklands and manor houses; Predominance of oolite and limestone buildings; Steep valley sides; and Abundant woodland.
3.31 This is a landscape of great variety, historic interest and nature conservation significance, including Mells Park Registered Park and Garden with extensive woodland, including Melcombe Wood. The peripheral planting and the sloping landform are such that views into the park from the surrounding landscape are quite restricted. The area nevertheless forms a distinct parkland enclave with a landscape of woodland and farmland.
3.32 The landscape is therefore of medium-high sensitivity.
Visual Amenity Receptors and their Views
3.33 An overview of the visual amenity receptors and their views within the study area is described below. The location of principal visual amenity receptors, including viewpoints, is illustrated on Figure 8.
Settlements
3.34 The settlement of Leigh upon Mendip occurs immediately to the south of the proposed development site, extending along the minor road to the west and south.
3.35 Focussed around a public house and a church, wider views towards the proposed development site are restricted from the settlement fringes by a combination of enclosure by surrounding development and intervening mature vegetation.
3.36 As illustrated in Viewpoint 7 (Figure 9D), from the adjacent church grounds, views towards the proposed development site are largely restricted by intervening stone wall, housing and mature vegetation.
3.37 Even from the adjacent residential settlement fringes, as illustrated in Viewpoint 1 (Figure 9A), the mature vegetation lining the western boundary of the proposed
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
development site restricts views from the adjacent residential properties to the south- west.
3.38 Further afield from the settlement fringes that extend along the minor road to the west, as illustrated in Viewpoint 4 (Figure 9B) and Viewpoint 11 (Figure 9F), a combination of screening by intervening development and mature vegetation restricts views towards the proposed development site.
3.39 Scattered hamlets and houses and farms are also situated within the sloping and undulating landscape that is characteristic of the study area. Set along the enclosed minor road network and largely enclosed by surrounding mature vegetation, including numerous woodlands, any wider views, including towards the proposed development site, are restricted by intervening landform and mature vegetation.
Recreational Routes
3.40 The East Mendip Way recreational route crosses the south-eastern fringes of the study area, approximately 1.3km to the south-east of the proposed development site at its closest point. Crossing the slopes of Asham Wood, any wider views across the undulating landscape are restricted by the immediate vegetative enclosure around the route.
Public Rights of Way, Bridleways and Cycleways
3.41 Public rights of way, bridleways and cycleways cross the study area, crossing the undulating agricultural and well-vegetated landscape, connecting with the fringes of Leigh upon Mendip.
3.42 The closest public rights of way to the proposed development site cross the sloping regular field immediately to the west, including connecting with the settlement fringes of Leigh upon Mendip, to the south-west.
3.43 As illustrated in Viewpoints 1-3 (Figures 9A-9B), the dense line of mature trees on the western boundary restrict wider views from the adjacent public rights of way towards the proposed development site.
3.44 This vegetative enclosure continues further afield across the sloping fields to the west, including from the settlement fringes, as illustrated in Viewpoint 4 (Figure 9B) and Viewpoint 11 (Figure 9F).
3.45 Even from selected open and elevated locations from the public rights of way to the south, as illustrated in Viewpoints 9 and 10 (Figure 9E), a combination of enclosure provided by development and mature vegetation around the settlement fringes restricts the majority of wider views towards the proposed development site.
3.46 From the public right of way that crosses the sloping field to the east, before it becomes enclosed by woodland, views are possible across the slopes towards the hedgerow lined minor road that borders the proposed development site. As illustrated in Viewpoint 8 (Figure 9D), the mature vegetation within and bordering the proposed development site is perceived on the upper slopes.
3.47 Further afield from the public rights of way that cross the well-vegetated and sloping farmland broadly to the north of the proposed development site, as illustrated in Viewpoint 12 (Figure 9F), even from an open and elevated location, wider views,
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
including towards the proposed development site, are restricted by the density of mature vegetation in the intervening landscape.
Roads
3.48 Numerous minor roads cross the study area linking the scattered farms, houses and small settlements.
3.49 The closest road to the proposed development site, Quarry Lane, runs along the eastern boundary. Broadly running from north to south and connecting with Leigh upon Mendip to the south-east, as illustrated in Viewpoint 6 (Figure 9C), a combination of mature hedgerow vegetation enclosing the minor road and woodland immediately to the north restrict wider views towards the proposed development site.
3.50 It is only from selected open locations along the immediately adjacent minor road to the east, intermittently lined with stone walls and vegetation, that glimpsed and fleeting views towards the sloping fields of the proposed development site are possible, as illustrated in Viewpoint 5 (Figure 9C).
3.51 Further afield, it is only from gaps in the vegetative enclosure along the minor roads, such as field gates, as illustrated in Viewpoint 9 (Figure 9E) and Viewpoint 12 (Figure 9F), that more open and expansive views are possible across the wider undulating farmland landscape, punctuated by development. However, even from these limited open and elevated locations along the minor road network, glimpsed and fleeting views towards the proposed development site are restricted by a combination of screening by adjacent development and intervening mature vegetation.
4. Landscape Strategy, Design and Mitigation Measures
4.1 The aims of the landscape strategy and overall design and mitigation measures will be integrate the proposed development into the adjacent surroundings, including minimising its influence on landscape character and views from visual amenity receptors. Ensuring that the proposed development will not dramatically affect views as well as making a positive enhancement to the character and appearance of the area when viewed locally will be a priority as will safeguarding the character and setting of the landscape, including landscape relevant designations and provide opportunities to improve the landscape.
4.2 The relevant policies and objectives from the Local Plan8 and the descriptions from the landscape character assessment9 have also been referenced to inform the design.
4.3 In particular, Policy DP4 from the Local Plan recognises that the Mendip District is defined by its landscapes.
“Proposals for development that would individually or cumulatively significantly degrade the quality of the local landscape will not be supported. Any decision making will take into account efforts made by applicants to avoid, minimise and/or mitigate negative impacts and the need for the proposal to take place in that location.”
8 Mendip District Council, Local Plan, 2006-2029: Part 1: Strategy and Policies, Adopted 15th December 2014 9 Mendip District Council, Landscape Assessment of Mendip District, May 1997
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
4.4 Mitigation measures to help minimise the potential impacts and effects have therefore been incorporated into the distinct phases of the proposed development, including during the design process (designed in mitigation) as well as ‘additional’ mitigation measures such as new native tree, orchard and hedgerow planting.
Designed In Mitigation
4.5 The proposed development site was selected as it is located within regular, gently sloping self-contained fields on the north-eastern fringes of the settlement of Leigh upon Mendip.
4.6 The proposed development site is very well-contained by mature vegetation to the north and west and by existing development to the south. An existing minor road, Quarry Lane, largely well-contained to the east by mature hedgerows runs along the eastern boundary.
4.7 As a result, the proposed development will be largely very well-contained and will not disrupt the surrounding and established, regular landscape pattern.
4.8 The proposed development will be ‘offset’ from the existing boundaries which will be retained and protected as part of the final design.
4.9 The existing stone wall that intermittently runs along the minor road to the east will be protected and retained, with any gaps infilled with local stone walling. This will provide an attractive entrance to the village and a distinctive boundary with a sense of place to the proposed development.
4.10 A pedestrian link will connect the proposed development with the adjacent public right of way network crossing the fields to the west.
4.11 There will be no proposed housing in close proximity to the Listed Church, which is located to the south-west (outside the site boundary). Any potential oblique views towards the Listed Church will be maintained within the development design as the ‘low’ level proposed new school fields and adjacent car parking area have been positioned in the south-western corner of the site.
‘Additional’ Mitigation Measures
4.12 Mitigation measures are outlined below and an indicative landscape masterplan is illustrated in Figure 10. Proposed scattered native trees will follow the eastern boundary of the proposed development along the minor road. This will help to provide a permeable visual and physical boundary to the proposed development as well as partial screening and containment; Proposed scattered tree planting within the proposed development, including a tree avenue at the entrance and running along the main access from the entrance to the school car park, will provide internal separation of spaces and reinforce and continue the well-vegetated landscape pattern as well as providing nature conservation and biodiversity benefits. The proposed tree planting within the proposed development will also provide an attractive setting for the houses and help to ‘break-up’ and reduce the appearance of built form, particularly when perceived from the minor road to the east;
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
The proposed pedestrian link will be lined with native hedgerow and scattered trees, separating the route from the adjacent houses; The proposed infiltration pond and pumping station will be enclosed with native hedgerow and scattered trees; A combination of native trees and hedgerow and scattered local orchard trees will be located to the south-east. This will provide separation and enclosure to the proposed development, particularly from any oblique views from the adjacent residential properties on the fringes of the village; and An orchard of local fruit and nut species will be located at the entrance to the proposed development. This will provide filtered enclosure and screening as well as a sense of place and a local community resource.
5. Impacts and Effects
5.1 Twelve viewpoints have been selected to inform the LVIA and help determine and describe the magnitude of impact and level of effect of the proposed development on both landscape character (including landscape elements and landscape relevant designations) and visual amenity receptors and their views.
5.2 The viewpoints represent potentially the most ‘exposed’ views of the proposed development, from the most ‘sensitive’ receptors, broadly surrounding the proposed development from all directions of view. Details of the preparation of the viewpoint graphics are included in Appendix B.
5.3 More detailed analysis of Viewpoints 1–12 (Figures 9A-9F) is provided in the assessment of impacts and effects below. The location of the viewpoints shown on Figure 8.
Impacts and Effects on Landscape Character
Landscape Elements
5.4 The majority of the mature vegetation enclosing the site, including the woodland to the north and the linear tree belt to the west will be protected and retained as part of the development design. The proposed housing will be off-set from these boundaries to restrict any influence on their integrity during the construction stage.
5.5 There will however be a slight loss of intermittent tree and hedgerow/shrub vegetation along the eastern boundary to allow for the construction of the houses and the new access off the adjacent minor road immediately to the east. This loss will have minor adverse effects on landscape elements.
5.6 The retention and enhancement of the existing stone wall following the eastern boundary, including selected additional stone walling will however help to create a sense of place and a distinctive entrance to the village and boundary to the proposed development with associated minor beneficial effects on landscape elements.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
5.7 In addition, the new tree, orchard and hedgerow planting within the site will help to increase the extent of landscape elements within the proposed development, more than compensating for the limited loss of existing vegetation.
5.8 The proposed tree, orchard and hedgerow planting will also help to ‘break up’ the proposed development and create an attractive setting and context for the proposed houses. The orchard planting in particular will help to provide a sense of place and provide a valuable community resource.
5.9 Over time, the increase in landscape elements within the proposed development will have minor beneficial effects on landscape elements.
Landscape Relevant Designations
5.10 No landscape relevant designations will be directly affected by the proposed development. However there will be the potential for indirect influence on the setting of landscape relevant designations within the study area.
5.11 The design, location and positioning of the proposed development, retention of strong boundary vegetation and the growth of new landscape mitigation measures will however ensure that any indirect influence on landscape relevant designations as a result of the proposed development will be minimal and difficult to ascertain, as follows: Mells Park Registered Park and Garden, Grade II, occurs approximately 700m to the east of the proposed development at its closest point. Very enclosed by mature woodland on its boundaries and separated from the proposed development by sloping and well-vegetated landform (as well as a large enclosed quarry), there will be no indirect influence on its setting as a result of the proposed development. The magnitude of impact will be no change, the level of effect will be neutral. Asham Wood Special Landscape Feature (SLF) occurs approximately 970m to the south-east of the proposed development at its closest point. Very enclosed by mature woodland on its boundaries and separated from the proposed development by sloping and well-vegetated landform, there will be no indirect influence on its setting as a result of the proposed development. The magnitude of impact will be no change, the level of effect will be neutral. Vobster Breach Quarry Scheduled Monument occurs approximately 1.3km to the north of the proposed development at its closest point, on the fringes of the study area. Separated from the proposed development by sloping and well-vegetated landform, there will be no indirect influence on its setting as a result of the proposed development. The magnitude of impact will be no change, the level of effect will be neutral. For the majority of Listed Buildings in the study area, focussed along the main road within Leigh upon Mendip, a combination of screening by existing development and intervening mature vegetation will ensure that the Listed Buildings focussed within the adjacent settlement will not be indirectly influenced by the proposed development. Even for the closest Listed Building, Church of St Giles, Grade I, approximately 35m to the south-west, as illustrated in Viewpoint 7 (Figure 9D), a combination of sensitive siting within the development design including focussing the proposed housing away from the immediate surrounds of the church, will ensure that from the enclosed church grounds the proposed housing will largely not be perceived.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
On the approach to the village along the minor road, glimpsed views towards the church tower are possible, set amidst the mature vegetation enclosing the village fringes. Sensitive positioning of the proposed housing has sought to protect the integrity of the view, and it is important that the final layout at reserved matters stage maintains the glimpsed views towards the church to avoid any potential, at worst, low impacts and minor adverse effects on its setting. However, as illustrated in Viewpoint 2 (Figure 9A), Viewpoint 4 (Figure 9B) and Viewpoints 9 and 10 (Figure 9E), the proposed development will not influence the setting of the Listed Church in the majority of wider views. There will be no loss of Ancient Woodland as a result of the proposed development. The closest Ancient Woodland is Leigh Wood, approximately 500m to the north-west of the proposed development at its closest point. The magnitude of impact will be no change, the level of effect will be neutral. There is an Open Space of Local Significance immediately to the south-west of the proposed development (covering the church grounds). As illustrated in Viewpoint 7 (Figure 9D), a combination of sensitive siting within the development design including focussing the proposed housing away from the immediate surrounds of the Open Space of Local Significance, will ensure that from the enclosed church grounds the proposed housing will largely not be perceived. The proposed development will not influence its “significant contribution to the quality of the built environment” or “harm the contribution to distinctive landscape character made by Open Areas of Local Significance…” The magnitude of impact will be no change, the level of effect will be neutral. The proposed development will not result in the “loss of existing open, sport or recreational space” recognised as Formal and Informal Recreation Spaces within the study area. The magnitude of impact will be no change, the level of effect will be neutral.
Landscape Character Areas
5.12 The proposed development will introduce a new built element within the landscape on the fringes of an existing settlement and if perceived, will be viewed as a minor extension to the village, largely enclosed and contained by existing and proposed vegetation.
5.13 With reference to the viewpoints (Figures 9A-9F) the proposed development will be potentially perceived over a very limited area, mainly only in very close proximity to the east and from selected elevated locations broadly to the east and south.
5.14 The proposed development will potentially have the greatest influence on the Leigh/Binegar/Coleford landscape character area (A9) and the Leigh/Oakhill sub-area (A9.1), which includes the proposed development and extends in a broad band from the east to the west, including to the south of the study area.
5.15 As illustrated in Viewpoints 1-4 (Figures 9A-9B) and Viewpoint 11 (Figure 9F) broadly to the west and Viewpoint 6 (Figure 9C) and Viewpoint 12 (Figure 9F) broadly to the north, the proposed development will be largely screened within the Leigh/Binegar/Coleford landscape character area (A9) and the Leigh/Oakhill sub-area (A9.1) by a combination of screening by intervening development and existing mature vegetation both surrounding the site itself and in the wider landscape.
5.16 Even when perceived, for example, the proposed houses will be viewed in close proximity from gaps in the surrounding development and mature vegetation as illustrated in
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Viewpoint 5 (Figure 9C) and potentially above the intervening enclosure as illustrated in Viewpoint 8 (Figure 9D), the proposed development will be at worst, glimpsed amidst mature vegetation, set adjacent and perceived as continuation of existing development, within the surrounding strong regular landscape framework.
5.17 Further afield within the Leigh/Binegar/Coleford landscape character area (A9) and the Leigh/Oakhill sub-area (A9.1), as illustrated in Viewpoints 9 and 10 (Figures 9E), glimpses of the proposed development may be possible from selected elevated and open locations within the undulating and largely well-vegetated landscape. Set behind the existing settlement and largely enclosed by mature vegetation, a combination of screening by intervening development and mature vegetation will restrict the influence of the proposed development on this medium sensitivity landscape character area.
5.18 Although with the potential to be selectively perceived, the addition of the proposed development will not significantly influence the key characteristics of the landscape character area. The proposed development will easily become absorbed within this landscape with minimal influence on the wider character.
5.19 The screening provided by the adjacent settlement will also largely restrict the influence of the proposed development. The proposed development will introduce an additional built element on the fringes of an existing settlement. Existing and additional proposed boundary planting will help to limit this influence although in close proximity the proposed development may be perceived above and amidst the surrounding vegetative enclosure and influence the immediate landscape character.
5.20 At worst, the addition of a relatively self-contained development, designed to appear unobtrusive and as a continuation of the existing settlement will have low impacts and minor adverse effects on the medium sensitivity landscape character area. However, for the majority of the Leigh/Binegar/Coleford landscape character area (A9) and the Leigh/Oakhill sub-area (A9.1), the influence of the proposed development will be difficult to ascertain. For the majority of the landscape character area, the magnitude of impact will be no change, the level of effect will be neutral.
5.21 For the landscape character areas and sub-areas further afield to the north, including the East Mendip Valleys landscape character area (A10), broadly divided into the Nettlebridge Valley sub-area (A10.1) to the north and north-west and The Lower Mells River Valley sub-area (A10.2) to the north-east, a combination of undulating landform, and extensive vegetation will ensure that the proposed development will not indirectly influence these medium and medium-high sensitivity landscapes. The magnitude of impact will be no change, the level of effect will be neutral.
Impacts and Effects on Visual Amenity Receptors and their Views
An Overview of Visual Amenity Receptors and their Visibility within the Study Area
Settlements
5.22 The settlement of Leigh upon Mendip occurs immediately to the south of the proposed development, extending along the minor roads to the west and south.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
5.23 Focussed around a public house and a church, wider views towards the proposed development will be restricted from the settlement fringes by a combination of enclosure by surrounding development and intervening mature vegetation.
5.24 As illustrated in Viewpoint 7 (Figure 9D), from the adjacent church grounds, views towards the proposed development will be largely restricted by intervening stone wall, housing and mature vegetation. The positioning of the ‘low’ rise development adjacent to the church grounds, including the new school playing field and school car parking area, further restricting any potential influence the proposed development may have on the immediate settlement fringes.
5.25 Even from the adjacent residential settlement fringes, as illustrated in Viewpoint 1 (Figure 9A), the retained mature vegetation lining the western boundary of the proposed development will restrict views from the adjacent residential properties to the south-west.
5.26 Further afield from the settlement fringes that extend along the minor road to the west, as illustrated in Viewpoint 4 (Figure 9B) and Viewpoint 11 (Figure 9F), a combination of screening by intervening development and mature vegetation, as well as the mature vegetative screening around the site boundaries and sensitive design and positioning of the proposed housing will restrict potential views towards the proposed development.
5.27 There may be the potential for glimpsed views of the roof tops of the proposed housing from the closest scattered residential properties, including Ivy Cottage to the south-east and the residential properties to the south-west (adjacent to the new school playing field and school car park). However, separated from the site by a paddock (to the south-east) and through the sensitive positioning of proposed development away from the boundaries (to the south and south-west), in combination with the orientation and enclosure around the closest residential properties, any potential views of the proposed housing will not dominate or largely influence the view. At worst, from these few close proximity high sensitivity residential properties to the south-east, the magnitude of impact will be low, the level of effect will be minor adverse. However, for the vast majority of the settlement of Leigh upon Mendip, the proposed development will not be perceived or influence any views. For the majority of Leigh upon Mendip, the magnitude of impact will be no change, the level of effect will be neutral.
5.28 Scattered hamlets and houses and farms are also situated within the sloping, well- vegegated and undulating landscape that is characteristic of the study area.
5.29 Set along the minor road network and largely enclosed by surrounding mature vegetation, including numerous woodlands, any wider views, including towards the proposed development will be restricted by intervening landform and mature vegetation.
5.30 For the majority of the high sensitivity scattered hamlets and houses and farms within the study area, the proposed development will not affect the views and the magnitude of impact will be no change, the level of effect will be neutral.
Recreational Routes
5.31 The East Mendip Way recreational route crosses the south-eastern fringes of the study area, approximately 1.3km to the south-east of the proposed development at its closest point.
5.32 Crossing the slopes of Asham Wood, any wider views across the undulating and well- vegetated landscape, including towards the proposed development, will be restricted by
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
the immediate enclosure around the route. From this medium-high sensitivity receptor, the magnitude of impact will be no change, the level of effect will be neutral.
Public Rights of Way, Bridleways and Cycleways
5.33 Public rights of way, bridleways and cycleways cross the study area, crossing the undulating agricultural and well-vegetated landscape, connecting with the fringes of Leigh upon Mendip.
5.34 The closest public rights of way to the proposed development cross the sloping regular field immediately to the west, including connecting with the settlement fringes of Leigh upon Mendip, to the south-west.
5.35 As illustrated in Viewpoints 1-3 (Figures 9A-9B), the dense line of retained mature trees on the western boundary of the site will restrict wider views from the adjacent public rights of way towards the proposed development. The setting back of the proposed houses from the retained mature boundary vegetation will also protect its integrity and ensure its retention within the development design.
5.36 This vegetative enclosure of the proposed development continues further afield from the network of public rights of way across the sloping fields to the west, including from the settlement fringes, as illustrated in Viewpoint 4 (Figure 9B) and Viewpoint 11 (Figure 9F).
5.37 For the majority of public rights of way to the west of the proposed development, crossing the gently sloping fields and connecting to the settlement fringes, the retained dense enclosure of the mature boundary vegetation, in combination with sensitive siting and design of the proposed housing will restrict any potential influence on the views. For the medium sensitivity public rights of way, the magnitude of impact will be no change, the level of effect will be neutral.
5.38 Even from selected open and elevated locations from the public rights of way broadly to the south, as illustrated in Viewpoints 9 and 10 (Figure 9E), a combination of enclosure provided by development and mature vegetation around the settlement fringes will restrict wider views towards the proposed development. Glimpsed views of the proposed housing may be possible, but set behind the existing settlement and numerous lines of existing and proposed vegetation, any views of the roof tops of housing will not dramatically affect or influence the view. At worst, from these selected open and elevated locations from the network of medium sensitivity public rights of way broadly to the south, the magnitude of impact will be negligible, the level of effect will be negligible adverse, although in reality the increase in built development, situated to the north of and largely screened by the existing settlement will be very difficult to perceive.
5.39 From the public right of way that crosses the upper slopes of the field to the east, before it becomes enclosed by woodland, views are possible towards the hedgerow lined Quarry Lane minor road that borders the proposed development. As illustrated in Viewpoint 8 (Figure 9D), the setting back of the proposed housing from the minor road in combination with the retention of existing mature vegetation bordering the proposed development, as well as proposed tree and orchard planting, will restrict the majority of views. However, there will be the potential for glimpsed views of the proposed housing facing onto the minor road from this elevated and open section of public right of way. Set amidst existing and proposed vegetation, even if perceived, the proposed housing will be viewed as a continuation of the existing settlement that is perceived to the south and will not dominate
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
the view. There will however be a slight change in the view, with at worst low impacts and minor adverse effects on the short stretch of medium sensitivity public right of way.
5.40 Further afield from the public rights of way that cross the well-vegetated and sloping farmland broadly to the north of the proposed development, as illustrated in Viewpoint 12 (Figure 9F), even from open and elevated locations, wider views, including towards the proposed development, will be restricted by the density of mature vegetation in the intervening landscape.
5.41 For the majority of public rights of way to the north of the proposed development, crossing the gently sloping fields, the retained dense enclosure of the mature boundary vegetation, in combination with sensitive siting and design of the proposed housing will restrict any potential influence on the views. For the medium sensitivity public rights of way, the magnitude of impact will be no change, the level of effect will be neutral.
Roads
5.42 Numerous minor roads cross the study area linking the scattered farms, houses and small settlements.
5.43 The closest road to the proposed development, Quarry Lane, runs along the eastern boundary. Broadly running from north to south and connecting with Leigh upon Mendip to the south-east, as illustrated in Viewpoint 6 (Figure 9C), a combination of mature hedgerow vegetation enclosing the minor road and woodland immediately to the north of the proposed development will restrict wider views towards the proposed development. For the majority of the length of the medium-low sensitivity minor road, the magnitude of impact will be no change, the level of effect will be neutral.
5.44 It will only be from selected open locations along the immediately adjacent minor road, which will be lined with existing and proposed stone walls and existing and proposed vegetation, that glimpsed and fleeting views towards the proposed housing will be possible, as illustrated in Viewpoint 5 (Figure 9C). There will be a change in view, however on the approach to the village, it will not be unexpected or out of character to perceive houses, set along an attractive stone wall lined approach, lined with existing and proposed trees. At worst, there will be an increase in views of development from a short stretch of the immediately adjacent medium-low sensitivity minor road, with medium impacts and minor adverse effects.
5.45 Further afield, it is only from gaps in the vegetative enclosure along the minor roads, such as field gates, as illustrated in Viewpoint 9 (Figure 9E) and Viewpoint 12 (Figure 9F), that more open and expansive views are possible across the wider undulating farmland landscape. However, even from these open and elevated locations, glimpsed and fleeting views towards the proposed development will be restricted by a combination of screening by adjacent development and intervening mature vegetation. Any change in views as a result of the proposed development will be very difficult to perceive. For the majority of the lengths of the medium-low sensitivity minor road network, the magnitude of impact will be no change, the level of effect will be neutral.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
6. Conclusions
6.1 The proposed development site is situated within a series of gently sloping fields, currently used for horse pasture, on the north-eastern fringes of the settlement of Leigh upon Mendip.
6.2 The proposed development site is not recognised for its value through any landscape relevant designations. However, the Mells Park Registered Park and Garden occurs approximately 700m to the east and Asham Wood Special Landscape Feature occurs approximately 970m to the south-east. In addition, Vobster Breach Quarry Scheduled Monument occurs to the north on the fringes of the study area and there are numerous Listed Buildings present, largely focussed within Leigh upon Mendip, including the Grade I Listed Church. There are also scattered large-scale Ancient Woodlands present adding to the overall sense of enclosure.
6.3 The proposed development will have the potential to directly and indirectly affect landscape character, including landscape elements and landscape relevant designations, and visual amenity receptors and their views but through sensitive design and siting advice, retention of mature boundary vegetation as well as extensive additional landscape mitigation measures, any potential effects will be kept to a minimum.
6.4 The proposed development will be largely screened by the retention of mature boundary vegetation, within the wider sloping well-vegetated landform, further supplemented by the growth of additional native tree, orchard and hedgerow planting, which will help to limit the landscape and visual effects. The sensitive development design and layout respecting the wider character and features of the landscape will also restrict its visual profile in the immediate and wider landscape and will help to reduce the proposed development site’s visibility and wider effects on landscape character.
6.5 The proposed development is also situated within regular sloping fields, contained by roads, development and extensive mature vegetation. As a result, the proposed development will not disrupt the surrounding and established, landscape pattern.
6.6 The proposed development will ‘fit’ into the existing landscape pattern on the fringes of the settlement. By ‘fitting in’ with the existing landscape pattern, the proposed development will not be out of scale with the character of the local landscape and will be absorbed within the wider landscape.
6.7 Although the proposed development will be selectively perceived, the influence of the proposed development on the wider landscape character and views will be restricted through sensitive design as well as by the existing and proposed vegetation immediately surrounding the proposed development and also existing development and mature vegetation in the wider landscape.
6.8 The proposed development site will be accessed to the east off Quarry Lane with associated loss of existing intermittent boundary vegetation. However, the proposed tree, orchard and hedgerow planting within and on the eastern and southern boundaries of the proposed development will more than compensate for this loss. The landscape mitigation will reflect local characteristics, provide a ‘sense of place’ and improve the setting and screening of the proposed development.
6.9 The proposed development layout will be ‘offset’ from the existing boundaries and kept away from the immediate setting of the Listed Church to the south-west.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
6.10 In summary, the proposed development will introduce additional built elements on the fringes of the existing settlement of Leigh upon Mendip. It is situated within largely well- contained regular sloping fields which will be enhanced through additional planting. The proposed development although selectively perceived will be both visually and physically connected to the existing settlement. The proposed development will not however dominate or influence the landscape, be out of character with the surroundings or dominate any key views.
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Appendix A - References
LVIA References
Guidelines for Landscape and Visual Impact Assessment (GLVIA), Third Edition, 2013, The Landscape Institute and the Institute of Environmental Management and Assessment
The Landscape Institute, Technical Guidance Note 06/19, Visual Representation of Development Proposals, 17th September 2019
General LVIA Designation References
The government information website (www.magic.gov.uk )
Local Plan References
Mendip District Council, Local Plan, 2006-2029: Part 1: Strategy and Policies, Adopted 15th December 2014
Mendip District Council, Assessment of Special Landscape Features, November 2012
Landscape Character References
National Character Area profiles (www.gov.uk)
Mendip District Council, Landscape Assessment of Mendip District, May 1997
Visual Amenity References
SUSTRANS website for important cyclepaths (www.sustrans.org.uk)
Open access web-site (www.openaccess.naturalengland.org.uk)
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
Appendix B – Technical Information
Introduction
The Landscape Institute ‘Technical Guidance Note 06/19, Visual Representation of Development Proposals, 17th September 2019 was referenced for guidance on the use of the camera and photography.
Photographs
Photographs included in the assessment were taken when conducting the site survey.
The photographs were taken with a Nikon D610 camera with a Nikon AF-S Nikkor 50mm f/1.8g fixed lens.
The photographs were taken with the aid of a tripod with the head fixed on a vertical and horizontal axis also incorporating a spirit level to ensure ‘level’ photographs.
The photographs were taken in landscape (and occasionally portrait) format.
The camera was positioned at 1.5m above ground level, unless otherwise specified (such as a hedge, tree or other obstruction in the view).
GPS co-ordinates and height data (AOD), using a hand-held GPS device was taken at every photographic location and verified against UK Grid Reference Finder Web Page.
The series of overlapping photographs were taken, with each photographic frame overlapping between 30-50% and stitched together using Adobe Photoshop software to provide panoramic views.
The photographs were stitched together to be viewed as panoramas and presented at a consistent vertical dimension. This is broadly a 90 degree angle of view (for the A3 wide images), with a viewing distance of a ‘comfortable arm’s length.’
Viewpoints
A number of viewpoints from which the proposed development may be visible were selected.
The viewpoint photographs were taken in fine weather with good visibility in July 2020.
Each viewpoint is illustrated as an annotated panoramic photograph.
The viewpoints meet the following criteria: A balance of viewpoints from the main directions of view; Provide a representative selection of views and receptors towards the proposed development; and
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Proposed Housing Development, Land to rear of Ivy Cottage, Leigh upon Mendip
For receptors most likely to experience the greatest change of view.
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