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The Appleton Group Waddow View, Land Off Waddington Road The Appleton Group Waddow View, Land off Waddington Road, Clitheroe, BB7 2DE Proof of Evidence for Lorna Cruice BA, Dip LA, CMLI Landscape and Visual Matters On behalf of The Huntroyde Estate/Clitheroe Auction Mart Co Ltd/Mr J Taylor/Ms Sarah Howard and Ms Samantha Howard Volume 1: Text FINAL – 05.07.13 Planning Inspectorate ref: APP/T2350/A/13/2194601 Planning Authority ref: 3/2012/0913 Report ref: 1840/LAC/POE/01 Author: Lorna A Cruice CMLI THE APPLETON GROUP Landscape Architects and Environmental Consultants 17 Chorley Old Road Bolton Lancashire BL1 3AD Tel: 01204 393006 Fax: 01204 388792 Email: [email protected] Volume 1: Text Contents 1.0 INTRODUCTION AND TERMS OF REFERENCE 2.0 DESCRIPTION AND CONTEXT OF APPEAL SITE 3.0 LANDSCAPE CHARACTER 4.0 THE DEVELOPMENT PROPOSALS 5.0 DEVELOPMENT IMPACT AND MITIGATION 6.0 CONCLUSIONS Volume 2: Appendices (separate volume) Appendices Appendix 1: Extract from Natural England National Character Area profile; 33 Bowland Fringe and Pendle Hill. Appendix 2: Extract from Lancashire County Council, Landscape and Heritage SPD (July 2006). Appendix 3: Extract from Lancashire County Council, Landscape Strategy for Lancashire, Landscape Character Assessment (December 2000). Appendix 4: Extract from Forest of Bowland AONB, Landscape Character Assessment (September 2009). Appendix 5: Landscape and Visual Impact assessment prepared by The Appleton Group, June 2012. Plans TAG 1: Location and Context Plan TAG 2: Site Characteristics TAG 3: Photograph Viewpoint Locations and Zone of Visual Influence (ZVI) TAG 4: Illustrative Masterplan Photomontage Montage 1: view as existing - sheet 1 Montage 2: view with envisaged development off Milton Avenue - sheet 1 Montage 3: view with envisaged development off Waddington Road, year 1 - sheet 2 Montage 4: view with envisaged development off Waddington Road, year 15 - sheet 2 Photographic Viewpoints Views 1, 2 & 3: Photograph sheet 1 Views 4, 5 & 6: Photograph sheet 2 Views 7, 8 & 9: Photograph sheet 3 Views 10, 11 & 12: Photograph sheet 4 Land off Waddington Road, Clitheroe 1 Proof of Evidence for Lorna Cruice BA, DipLA, CMLI 1840_June 2013 1.0 INTRODUCTION AND TERMS OF REFERENCE Qualifications and Experience 1.1 My name is Lorna Cruice. I am a Chartered Landscape Architect and I hold a degree in landscape architecture awarded by Leeds Metropolitan University and a Post Graduate Diploma in Landscape Architecture by the same institution. I am a Chartered Member of the Landscape Institute which is the professional body for Landscape Architecture in Great Britain and qualified as such in 1985. I am also a member of the Arboricultural Association. I am currently an examiner for the Landscape Institute’s Pathway to Chartership which I have carried out for several years including providing mentoring for potential Chartership candidates. I am also an Associate Member of the Institute for Environmental Management and Assessment. I am a Director of The Appleton Group, a landscape consultancy based in the north west of England which has carried out commissions across the United Kingdom. The practice has particular expertise in carrying out landscape and visual impact assessments of development and infrastructure projects and in providing evidence as expert witness. We were appointed by The Huntroyde Estate/Clitheroe Auction Mart Co Ltd/Mr J Taylor (The Appellant) in June 2012 to prepare such a study for the Appeal Site. Instruction 1.2 I have been instructed by The Appellant to consider the proposals before this Inquiry and to provide my expert opinion on the effects of the proposed development on landscape character and visual amenity. Scope of Evidence 1.3 In particular I address the reason 1 for refusal of planning permission leading to this planning appeal, namely that: The proposed development due to its scale and location outside the defined settlement boundary of Clitheroe is considered to represent an urban extension in the open countryside which would change the character if this area of countryside to the detriment of the visual amenities of the area. As such, the proposal is contrary to saved Policies G1, G2 and ENV3 of the Ribble Valley Districtwide Local Plan, Policies DMG1, DMG2 and DME2 of the Core Strategy 2008 – 2018 A local Plan for Ribble Valley Regulations 22 Submission Draft and the provisions of the National Policy Planning Framework in respect of visual amenity considerations. 1.4 In my evidence I summarise the findings of the landscape and visual impact assessment which The Appleton Group prepared for the land off Waddington Road, Clitheroe (hereafter called ‘the Appeal Site’, together with proposals for the mitigation Land off Waddington Road, Clitheroe 2 Proof of Evidence for Lorna Cruice BA, DipLA, CMLI 1840_June 2013 of any visual impact. My evidence will also respond to the Appellant’s Rule 6 Statement of Case. In this respect is focused on the following points: i. The significance of the development in relation to relevant landscape planning policies and guidance; ii. The impact of the proposed development on the character and appearance of the locality; iii. The impact on landscape features and visual amenity experienced by residents and visitors (the nature of receptors) to the area; iv. The impact of development and associated infrastructure adjacent but beyond the urban settlement boundary; and v. An assessment of any important historical features which may influence more significant views of the Site. 1.5 In preparing my evidence I have undertaken the following: i. Review of RVBC Report to Planning and Development Committee, dated 14 th February 2013 (Core Doc. Ref: CD 15); ii. Review of the published landscape character assessments relevant to the Appeal Site iii. Consideration of the documentation submitted by the Appellant in support of the planning application; iv. Visits to the Site and the local area, including those viewpoints included within the original Landscape and Visual Impact Assessment (LVIA); and Analysis of the relevant data, including mapping and aerial photography. 1.6 Issues in relation to the validity of the Council’s refusal on planning policy grounds are dealt with by Jane Dickman. My evidence does not intend to provide expert opinion in matters related to heritage or ecology but I am familiar with much of the information provided by the ecological consultants (Bowland Ecology) to accompany the planning application, particularly in relation to tree issues. Background Information 1.7 The planning application for the residential development was supported by a Landscape and Visual Impact Assessment (LIVA) prepared by The Appleton Group. A summary of this assessment was also included within the Design and Access Statement. RVBC Report to Planning and Development Committee (dated 14.02.13) (Core Doc. Ref; CD 15), prior to determination of the application commented on a number of landscape related matters. The Council’s Countryside Officer commented that the illustrative layout proposals provided insufficient tree planting and that insufficient attempts have been made to supplement the existing tree cover especially around the perimeter, in order to reduce the visual impact of the development on the Land off Waddington Road, Clitheroe 3 Proof of Evidence for Lorna Cruice BA, DipLA, CMLI 1840_June 2013 open countryside. My evidence will demonstrate that this can be addressed and that an appropriate condition applied in the event of outline planning permission being granted. 1.8 The LVIA considered that the proposals would affect the visual amenity of the Site from views that are generally at close quarters and RVBC, in their report to Committee, accepted this premise. These are views that are generally seen by: i. Walkers using the footpath that crosses the site and the footpath that runs along its western boundary. ii. The occupiers of existing residential properties. iii. Users of the short section of Waddington Road where the new access is to be formed. iv. From the cemetery to the west and the older burial ground on the northern side of Waddington Road 1.9 These viewpoints, together with additional relevant viewpoints, were considered within the LVIA and are considered again within this evidence. The Council’s landscape witness had not identified or disclosed the need to identify any additional viewpoint locations at the point of compiling my evidence. The company of the Council’s landscape witness was contacted following discussions around the Statement of Common Ground with the officer’s at RVBC but no response was received to agree further areas of common ground in terms of viewpoints or receptors. Land off Waddington Road, Clitheroe 4 Proof of Evidence for Lorna Cruice BA, DipLA, CMLI 1840_June 2013 2.0 DESCRIPTION AND CONTEXT OF THE APPEAL SITE Location and Context 2.1 The location and context of the site are shown on Figure TAG 1 . The site is located directly adjacent the urban boundary of Clitheroe on the north western side. The town of Clitheroe is a planned nucleated settlement situated on a triangle of land in the lower Ribbledale between the River Ribble to the west and the Mearley Brook to the east at NGR SD 444 418 (centred). The historic core of the town is centred on the high point of a limestone reef knoll where the castle and surrounding gardens are located within a Conservation Area with later residential and commercial development in industrial and modern times spreading south-west and north-east along the communication arteries of the High street and the railway line, and towards the A59 which bypasses the town to the south-east. The knoll forms a small highpoint in a landscape of gently undulating drumlins, with the castle at a height of around 117m aOD. The land falls away gently to the west and the River Ribble, to a height of around 59m aOD at Low Moor and Brungerley Bridge. East of Clitheroe, the countryside rises sharply, to a height of around 110m aOD on the eastern edge of the urban area, placing Clitheroe on the lowland fringes of Pendle Hill, which overlooks and dominates the entire area some 5 kilometres to the east.
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