Landscape and Visual Impact Assessment

Whitegates, Warfield Park, Chavey Down

Prepared by CSA Environmental

on behalf of JPP Land Ltd

Report No: CSA/3642/01

March 2018

1.0 Report Revision Date Prepared by Approved by Comments Reference CSA/3642/01 27/02/2018 SG CA DRAFT CSA/3642/01a A 02/03/2018 SG CA Planning CONTENTS Page

Introduction 1

2.0 Landscape Policy Context 3

3.0 Site Context 7

4.0 Site Description and Visibility 13

5.0 Suitability of the Site to Accommodate Development 17

6.0 Conclusion 24

Appendices

Appendix A: Site Location Plan Appendix B: Aerial Photograph Appendix C: Photosheets Appendix D: MAGIC Map and Heritage Information Appendix E: Extract from Berkshire Landscape Character Assessment Appendix F: Extract from Bracknell Forest Borough Landscape Character Assessment Appendix G: Illustrative Landscape Strategy Plan Appendix H: Site Plan Appendix I: CGI visualisation from Long Hill Drive Appendix J: Visibility Plan Appendix K: Methodology and Summary Landscape and Visual Effects INTRODUCTION

1.1 CSA Environmental has been appointed by JPP Land Ltd to undertake a landscape and visual impact assessment of the land at Whitegates, Warfield Park, Chavey Down (the ‘Site’), in support of detailed planning application for 13 dwellings and associated open space and infrastructure.

1.2 The Site lies within the administrative area of Bracknell Forest Council. The location and extent of the Site is shown on the Location Plan at Appendix A and on the Aerial Photograph at Appendix B.

1.3 This assessment describes the existing landscape character and quality of the Site and the surrounding area. The report then goes on to discuss the suitability of the Site to accommodate the development proposals, and the potential landscape and visual effects on the wider area.

1.4 Planning permission for the development of 15 dwellings at the Application Site was dismissed at appeal in March 2017 (application reference: 16/00328/FUL; appeal reference: APP/R0335/W/16/3160998).

1.5 Since then, the land to the north of the Application Site has been granted planning permission at appeal for, amongst others, up to 82 new mobile homes as an extension to Warfield Park (application reference: 15/00383/FUL; appeal reference: APP/R0335/W/16/3163349).

1.6 The development proposals for the Application Site have evolved following feedback from the Council on the previous scheme, and this assessment relates to the updated proposals for the Site (as shown on the Illustrative Landscape Strategy Plan in Appendix G).

Methodology

1.7 This assessment is based on a site visit undertaken by a suitably qualified and experienced Landscape Architect in January 2018. The weather conditions at the time were partly cloudy but visibility was good.

1.8 In landscape and visual impact assessments, a distinction is drawn between landscape effects (i.e. effects on the character or quality of the landscape irrespective of whether there are any views of the landscape, or viewers to see them) and visual effects (i.e. effects on people’s views of the landscape from public vantage points, including public rights of way and other areas with general public access, as well as effects from any residential properties). This report therefore considers the potential impact of the development on both landscape character

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 1 and visibility. The methodology utilised in this report is contained in Appendix K.

1.9 Photographs contained within this document (Appendix C) were taken using a digital camera with a lens focal length approximating to 50mm, to give a similar depth of vision to the human eye. In some instances images have been combined to create a panorama.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 2 2.0 LANDSCAPE POLICY CONTEXT

National Planning Policy Framework

2.1 National policy is set out in The National Planning Policy Framework (‘NPPF’) and those parts relevant to this assessment are summarised below.

2.2 Paragraph 14 of the NPPF states that at the heart of the document is a presumption in favour of sustainable development, which it states should be seen as a golden thread running through both plan-making and decision-taking.

2.3 Paragraph 17 of the NPPF sets out the core planning principles which should underpin the plan making and decision taking process.

2.4 Principle 5 states that account should be taken of ‘the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it’.

2.5 Section 7 of the NPPF sets out the requirements of good design and Paragraph 56 states that:

‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.’

2.6 Paragraph 58 states that local and neighbourhood plans should develop robust policies which set out the quality of development which will be expected based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions among others should aim to ensure development:

x will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

x respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; and

x are visually attractive as a result of good architecture and appropriate landscaping.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 3 2.7 Paragraph 61 notes that planning policies should address the connections between people and place and the integration of new development into the natural, built and historic environment.

2.8 Section 11 of the NPPF deals with conserving and enhancing the natural environment. Paragraph 109 of the document states that the planning system should contribute to the protection and enhancement of the natural and local environment through, among other things, protecting and enhancing valued landscapes.

Planning Practice Guidance

2.9 The NPPF is supported by the Planning Practice Guidance (‘PPG’) which contains guidance on the design of new developments and on landscape and the natural environment, with reference to the relevant policy contained in the NPPF.

2.10 The Design section of the guidance describes the importance of good design as an integral part of providing sustainable development. Paragraph 6 (ID: 26-006-20140306) states:

‘Design impacts on how people interact with places. Although design is only part of the planning process it can affect a range of economic, social and environmental objectives beyond the requirement for good design in its own right. Planning policies and decisions should seek to ensure the physical environment supports these objectives.’

2.11 Paragraph 7 of the Design section notes that the successful integration of all forms of development with their surrounding context is an important consideration.

2.12 Paragraph 001 of the Natural Environment Section of the Guidance notes that one of the core principles of the NPPF is that planning should recognise the intrinsic character and beauty of the countryside. It notes that ‘Local Plans should include strategic policies for the conservation and enhancement of the natural environment, including landscape. This includes designated landscapes but also the wider countryside.’

Local Policy Context

2.13 Bracknell Forest Council are in the process of developing a Comprehensive Local Plan which will set the development strategy for the Borough up to 2036. Once adopted, it will replace the Saved Policies in the Bracknell Forest Borough Local Plan (2002) and the Core Strategy

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 4 (2008). Until such time, the policies within these documents will remain relevant insofar as they are in accordance with the NPPF.

Bracknell Forest Council Core Strategy Development Plan (Feb 2008) 2.14 Bracknell Forest Council’s Core Strategy was adopted in February 2008. The document contains the Council’s long term aspirations for the Borough and policies to guide and manage development until 2026. The following policies are of relevance to the Site.

2.15 Policy CS1 Sustainable development principles states, amongst other points, that development will be permitted only if it protects and enhances the character and quality of the local landscapes and the wider countryside.

2.16 Policy CS7 Design states that development proposals that build on the urban, suburban and rural landscape character, respecting local patterns of development and historic environment, will be permitted.

2.17 Policy CS9 Development on land outside settlements states that the Council will protect land outside settlements for its own sake, particularly from development that would adversely affect the character, appearance or function of the land; and

x Protect the defined gaps within or adjoining the Borough from development that would harm the physical and visual separation of the settlements either within or adjoining the Borough; or

x Maintain the Green Belt boundary within Bracknell Forest and protect the Green Belt from inappropriate development.

Bracknell Forest Borough Local Plan 2002 – ‘Saved’ Policies 2.18 The ‘saved’ policies of the Local Plan relevant to the Site are summarised below.

2.19 Saved Policy EN1 Protecting tree and hedgerow cover states that planning permission will not be granted for development which would result in the destruction of trees and hedgerows which are important to the retention, where applicable, of:

x A clear distinction between built up area and the countryside;

x The character and appearance of the landscape or

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 5 townscape;

x Green links between open spaces and wildlife heritage sites;

x Internationally, nationally or locally rare or threatened species;

x Habitats for local wildlife; or

x Areas of historic significance.

2.20 Saved Policy EN2 Supplementing tree and hedgerow cover states that developments will be required to include new planting of indigenous trees and vegetation appropriate to the setting and character of the area.

2.21 Saved Policy EN8 Development on land outside settlements states that the countryside will be protected and development outside the defined settlement boundary will only be permitted where it would not adversely affect the character, appearance or function of the land and would not damage its landscape quality. Any development permitted in the countryside outside the Green Belt may include replacement of existing buildings.

2.22 Saved Policy EN11 Warfield Park Mobile Home Site states that development will be permitted only where it does not detract from the character or appearance of the mobile home site.

2.23 Saved Policy EN20 Design considerations in new development sets out that the Council will have regard for a series of considerations when determining applications for development, including being sympathetic with the appearance and character of the local environment and appropriate in scale, mass, design, material, layout and siting.

2.24 Saved Policy H5 New dwellings outside settlements states that outside the defined settlement boundaries, the erection of a new dwelling will not be permitted unless, amongst other criteria, it would cause no harm to the character of the area, to neighbouring land uses, or to the relationship between the settlement and the surrounding landscape.

Design Supplementary Planning Document (‘SPD’) - March 2017 2.25 The Design SPD provides design principles and best practice to guide the design quality of development proposals. It includes guidance on how to respond to the site and wider context, as well as building and landscape design principles.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 6 3.0 SITE CONTEXT

Site Context

3.1 The Site comprises the property at Whitegates, at Long Hill Drive, east of Warfield Park, Chavey Down. The property comprises a roughly rectangular land parcel of approximately 1.62ha, which contains a residential bungalow, several outbuildings, garden and a large area of woodland in the far south. The Site location and its immediate context are illustrated on the Location Plan and Aerial Photograph in Appendices A and B, and on the photographs contained within Appendix C.

3.2 The Site is bound to the north by the access road to Warfield Park Residential Caravan Park ('Warfield Park'), with one residential property, known as Longcroft, separating the Site from Warfield Park to the west. The land to the north on the opposite side of Long Hill Drive, has recently been granted planning permission at appeal for an extension to Warfield Park, comprising up to 82 mobile homes, suitable alternative natural greenspace ('SANG'), public open space and access (planning reference: 15/00383/FUL). This land is currently in use as paddocks, and the proposed primary vehicular access point for the extension lies opposite the Site to the north.

3.3 The land to the east and south of the Site comprises an area of woodland, mostly containing coniferous trees. This woodland is covered by a Tree Protection Order ('TPO').

3.4 Beyond the woodland to the south east and south are large detached homes, accessed off Long Hill Road and Birch Lane. These houses are set in large, wooded gardens, and appear to be 'cut' into the woodland. The settlement of Chavey Down lies to the south east of the Site, mostly located to the east of Long Hill Road.

3.5 Warfield Park lies to the west of the Site (with permission existing for its expansion to the north of the Site), and comprises over 500 mobile homes, comprising single-storey, rectangular caravans/mobile homes and car parking, set within a well vegetated and treed environment. The mobile homes are arranged in a relatively organic manner, and are accessed off closes and loop roads within Warfield Park.

3.6 The property to the west of the Site, known as Longcroft, comprises a similarly long, rectangular plot to that of the Site, and lies between the Site and Warfield Park to the west. It contains a bungalow in the north,

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 7 with the central part of the property containing areas of stockpiled of building material and other paraphernalia, with a wooded area occurring at the far south of the property.

National Landscape Character

3.7 Natural England has produced profiles for England’s National Character Areas (‘NCA’), which divides England into 159 distinct natural areas, defined by a unique combination of landscape, biodiversity, geodiversity and cultural and economic activity.

3.8 The Site is within the Thames Valley National Character Area (NCA 115), which extends to the north, east and west of the Site. It is described as a flat and low lying area of land, including numerous hydrological features such as the River Thames, its tributaries, streams and lakes and canals.

3.9 Farming is limited, but where it survives, grazed land pasture is the major land use within a generally open, flat and featureless landscape. Although densely populated and developed, pockets of woodland, open grassland, parkland, wetlands and meadows provide a variety of habitats.

County Landscape Character

3.10 Land Use Consultants prepared the Berkshire Landscape Character Assessment (‘LCA’) for the Berkshire Joint Strategic Planning Unit in 2003. The LCA divides the county into a number of landscape types, with the Site located in Type K: Settled Farmlands, and within Landscape Character Area K4: Bracknell. An extract of the LCA is contained in Appendix E of this assessment.

3.11 The LCA describes the Settled Farmlands as a transitional landscape with a generally flat landform with some gently undulating areas. The area is densely-settled and connected by dense, sometimes intrusive transportation corridors. The presence of the urban areas of Bracknell and Wokingham have a significant effect on the landscape character of the area, although the edges of these settlements are often well integrated into the surrounding countryside due to the presence of edge-of-town woodland and mature trees within the urban fabric. The area is also described as being subtly wooded due to the presence of small farms and copses, belts of coniferous trees and larger areas of coniferous and mixed woodlands on elevated areas.

3.12 In relation to Landscape Character Area K4: Bracknell, the LCA states that the area is almost entirely settled and the remaining undeveloped

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 8 land is strongly affected by the influences of the urban areas. The presence of wooded shelter belts screen and soften the impact of the large commercial and industrial buildings on the town’s outskirts. The LCA describes the remaining undeveloped land as largely in agricultural use, although there are also many woodland copses and woodlands which impart a more traditional pattern to the landscape and create a wooded quality. Although there are recreational facilities, such as golf courses in the area, the fringes of Bracknell do not have a comprehensive network of public rights of way.

3.13 The features of key significance of the area are described as:

x Peaceful and rural within the less urbanised areas;

x Intact remnants of historic field boundary pattern;

x Mature oak hedgerow standards and hedgerow remnants;

x Water-filled drainage ditches in the clayey arable farmland;

x Small copses and farm woodlands;

x Wooded horizons;

x Contribution of historic parklands to the landscape; and

x Coniferous trees and fragments of heathland.

3.14 The strength of the landscape character is assessed as moderate to weak, with the landscape condition described as variable and appearing to be in decline. The landscape strategy is set out as ‘strengthen and enhance’, and states that large woodlands should be actively managed. Landscape management strategies include conserving and managing the existing woodland resources, enhancing the recreational value of the area and enhancing integration of buildings at the urban fringe through selective screening and landscaping.

3.15 From our assessment, we would note that the Site and surrounding area does reflect some of the characteristics highlighted within the LCA, however, the Site is currently in residential use, and the woodland around it prevents views and separates it from the urban edges of Bracknell.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 9 District Landscape Character

3.16 Land Use Consultants prepared the Bracknell Forest Borough Landscape Character Assessment in September 2015. The assessment divides the Borough into a number of landscape types, with the Site located in Type F: Settled Wooded Sands, and within Landscape Character Area F1: Chavey Down Wooded Sands. The key characteristics of this character area include:

x A semi-rural suburban landscape with the historic landscape pattern largely subsumed by modern edge of town development;

x Strong wooded character that gives a sense of enclosure and obscures the urban edges;

x Remnant pastoral fields contribute to the rural character of the landscape;

x Long straight roads follow historic rides through the former Forest of Windsor;

x Views are typically short across clearings or channelled along roads framed by trees; and

x Although much of the area has been disturbed, localised parts have a naturalistic character.

3.17 The Landscape Character Assessment identifies the valued features and characteristics of the area. Those of relevance to the Site include the continuous network of woodland which helps to filter and screen views to the varied types of development as well as providing an attractive setting to housing and which provide some sense of naturalness and tranquillity. In addition, the naturalistic land cover features including deciduous woodland, provide a naturalistic sense of place amongst the suburban areas. The areas of natural, undeveloped character also provide a physical and visual separation between the urban areas.

3.18 The Landscape Character Assessment states that the continued pressure to enlarge and extend areas of development is a force for change. In terms of landsape strategy, the study suggests strategies for protection, management and planning, as shown within the extract of the Landscape Character Assessment at Appendix F of this Landscape and Visual Impact Assessment.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 10 3.19 From our assessment of the Site and surrounding areas, we would broadly concur with the findings of the Landscape Character Assessment, and would note that the Site comprises a residential property set within a well-wooded environment, with this woodland preventing views of the surrounding areas and also serving to separate the Site from the settlement at Chavey Down in terms of views and coalescence.

3.20 LUC also produced the 'Bracknell Forest Landscape Evidence Base – Recommendations in relation to landscape designations, gaps and green belt villages (September 2015)', which includes commentary on Local Plan Policy EN11 and Warfield Park. The study states that: 'The character of the Warfield Park Mobile Home Site could continue to be protected through the landscape character assessment, or a separate policy (similar to existing policy EN11), but this policy should not be confused with a local landscape quality or value designation.'

Statutory and Non-Statutory Designations

3.21 The Multi Agency Geographic Information for the Countryside Map (‘MAGIC’) and the Local Plan Proposals Map indicate that the Site is not covered by any statutory or non-statutory designations for landscape character or quality (as shown on the MAGIC Map and Heritage Plan in Appendix D).

3.22 The land to the north of the Site within the area with planning permission for the extension of Warfield Park, is covered by a local designation as a Wildlife Heritage Site (Saved Policy EN4), which covers specific areas identified for their ecological and/or community value in relation to nature conservation.

Conservation Area and Listed Buildings

3.23 There are no conservation areas or Listed Buildings in close proximity to the Site (Appendix D).

Public Rights of Way

3.24 There are no public footpaths within or adjacent to the Site, nor are there any within the surrounding land. A restricted byway occurs around 260m to the east of the Site, leading east from the junction of Long Hill Road and Priory Road.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 11 Tree Preservation Orders (‘TPO’)

3.25 The woodland within the south of the Site, as well as the woodland to the east of the Site, is covered by a woodland TPO (reference: TPO 1025). In addition, the oak trees on the northern side of Long Hill Drive, opposite the Site, are also covered by a group TPO (reference: TPO 191) This was confirmed by studying the Bracknell Forest Council online mapping service on the 27th February 2018.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 12 4.0 SITE DESCRIPTION AND VISIBILITY

Site Description

4.1 The Site comprises the property at Whitegates, at Long Hill Drive, west of Warfield Park, Chavey Down. The property comprises a roughly rectangular land parcel of approximately 1.62ha, which contains a residential bungalow, several outbuildings, gardens and a large area of woodland in the far west.

4.2 The Site can be divided into two distinct parcels: the house and garden which comprises the northern two thirds of the Site; and the woodland within the southern third. Development is proposed to be contained to the northern two thirds, while the southern area, which is covered by a woodland TPO, is to be retained undeveloped.

4.3 The Site is currently accessed of a private driveway from Long Hill Drive (Photographs 13 and 20). The Site frontage is formed by a dense area of vegetation, including holly trees, birches, leylandii and other shrubs and small trees, preventing views into the Site from the road.

4.4 The existing bungalow within the north of the Site is of no particular architectural value, and there are a series of dilapidated outbuildings, as well as discarded farm equipment and old fruit cages located to the south of the house, along the eastern Site boundary (Photographs 14 and 12).

4.5 The interior of the garden area comprises short grass, remnant ornamental planting, remnant concrete paths and a wet ditch (Photographs 4, 5, 6, 9, 10 and 11). There are stands of mature trees along the edges of the garden area, including a large mature pine within the south of the garden.

4.6 The western Site boundary is formed by a wire fence with a belt of dense vegetation and trees, with the adjoining property and bungalow located beyond. The eastern boundary is marked by a fence, with the woodland extending beyond.

4.7 The southern woodland area within the Site has a very different character to that of the house and garden area, and is dominated by large pine trees and woodland undergrowth, with an unmade path leading through the woods around the southern edge of the property (Photograph 8). The pine woodland continues further south of the Site.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 13 Topography

4.8 The Site slopes down gently from a high point of approximately 81.5m Above Ordnance Datum (‘AOD’) in the south to around 77m AOD in the north.

4.9 To the east of the Site, the land rises to the junction of Long Hill Road and Priory Road. Similarly, the land to the west of the Site rises gently to Warfield Park. To the north and south, the land is relatively level.

Visibility

4.10 An assessment of the visibility of the Site was undertaken and a series of photographs taken from public vantage points and public highways. The viewpoints are illustrated on the Location Plan and Aerial Photograph contained in Appendices A and B and on the photographs in Appendix C.

4.11 Due to the dense woodland which surrounds the Site, views of the Site are extremely limited. Key views of the Site are described in the tables contained in Appendix K and are summarised below.

4.12 There are views of the Site from the north from Long Hill Drive, however, the existing frontage vegetation prevent the majority of the views into the Site (Photograph 20). The existing bungalow is partly visible along the existing driveway and the access gate in the far east. Views from further north, from within the land which will form an extension of Warfield Park, will similarly be of the Site’s frontage vegetation, with partial views available of the existing bungalow.

4.13 In views from the north west along Long Hill Drive, only the frontage vegetation of the Site is visible, forming part of the vegetation line along the southern edge of the road (Photographs 15, 16, 17 and 19).

4.14 Views from the west are limited to heavily filtered views from within the grounds of the adjoining property, with views from beyond the property prevented by the intervening vegetation (as seen in Photograph 7).

4.15 Views from the south are limited to heavily filtered views from top floor windows of the adjoining property at Birch Lane, although these views are limited to the woodland within the south of the Site, with this woodland preventing views of the northern, garden area of the Site.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 14 4.16 Views from the east are prevented by the dense woodland area to the east of the Site. Similarly, views from along Long Hill Road and the houses along the west of the road, are prevented by the intervening woodland (Photographs 2 and 21).

4.17 In views from Long Hill Drive to the east, the frontage vegetation and intervening woodland prevent views of the interior of the Site (Photographs 1, 22 and 23).

Landscape Quality, Value and Sensitivity

4.18 The Site does not carry any statutory or non-statutory designations for landscape character or quality. It comprises an existing bungalow and outbuildings of no particular architectural interest, as well as a garden area and woodland block.

4.19 The house and garden area are run-down, with the dilapidated barns and storage buildings further degrading the character of the Site. The remnant garden areas comprise uneven grass, with sections of concrete paths evident within the grass. There are further areas of building material, farm equipment and fruit cages within the east of the Site, with areas of encroaching bramble evident around some of the mature trees. The existing tree belts along the edges of the Site are however in good condition and of moderate landscape quality. Overall, the northern two thirds of the Site are assessed as being of low to medium landscape quality and sensitivity.

4.20 The southern part of the Site comprises the woodland area, and is pleasant, with mature pine trees and woodland undergrowth extending beyond the Site to merge with the adjoining woodland areas. This southern part of the Site is assessed as being of medium to high landscape quality and sensitivity.

4.21 There is no public access to the Site, and views of it are extremely limited. The Site’s value is assessed as low, although the woodland in the south is of higher landscape value.

4.22 The property to the west of the Site, which is visible from within the Site in filtered views, detracts from the character of the area surrounding the Site due to the many piles of building materials which occur within the property’s garden.

4.23 To the north, east and south, the paddocks, oak trees and woodland are pleasant, and are assessed as being of medium to high landscape quality and sensitivity. The character of this area is however expected to

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 15 change significantly as it becomes developed as an extension of Warfield Park, with the open paddocks replaced with new mobile homes. The majority of oak trees along the north of Long Hill Drive, which are a high quality landscape feature, will however be retained as part of that development.

4.24 Warfield Park is verdant in character, with many trees and shrubs surrounding the mobile homes. While the buildings are of no particular architectural merit, the verdant character is pleasant, and the mature trees which occur within Warfield Park enhance the character of the neighbourhood. Overall, the area within Warfield Park is assessed as being of medium landscape quality, sensitivity and value.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 16 5.0 SUITABILITY OF THE SITE TO ACCOMMODATE DEVELOPMENT

5.1 The proposals for the Site are for five bungalows and eight two-storey dwellings, with associated infrastructure and open space. The Illustrative Landscape Strategy Plan is contained in Appendix G.

5.2 The application is in detail, and the proposals are described in more detail in the Design and Access Statement, but the principle elements are as follows:

x The existing vehicular access is proposed to be widened and upgraded;

x The existing buildings are to be demolished and replaced with five bungalows in the north, and eight houses in the centre of the Site;

x The retention of the frontage vegetation where possible, with the removal of leylandii species. A new holly hedge is proposed along the frontage, and should be allowed to grow tall to reflect the existing holly trees within the western part of the frontage;

x New tree and shrub planting between Long Hill Drive and the proposed bungalows, to filter views of the bungalows and continue the treed character along the road;

x The bungalows have been designed to reflect the architectural style of the adjoining mobile homes within Warfield Park and those proposed opposite the Site to the north;

x An area of trees and shrubs will be planted behind the proposed bungalows in the north of the Site, to create a transitional area between the bungalows and the two storey houses beyond. These trees will in time screen the views of the houses beyond;

x The retention of many of the mature trees which currently occur within the garden area, within areas of green space between the new homes, to reflect the character of Warfield Park where the mobile homes are situated around areas of planting and mature trees;

x The woodland within the south of the Site will be retained and managed to enhance its nature conservation value. A

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 17 recreational path will lead through the woodland, allowing pedestrian access to this area of open space.

5.3 The key landscape and visual effects are summarised in the tables in Appendix K and described in the relevant section below.

Relationship to Settlement

5.4 The mobile homes within Warfield Park extend to the western extent of the adjoining property at Longcroft, as seen on the Site Plan in Appendix H. In addition, the consented development to the north of the Site includes up to 82 new mobile homes which will be located in the area which is currently in use as paddocks. The primary vehicular access for this development lies opposite the Site to the north. The proposed development is thus very well located in relation to existing residential development, with existing homes occurring to the west and north of the Site, and with the built development at the Site contained to the east by the existing woodland block. In addition, there are large detached properties to the south of the Site at Birch Lane, set within the woodland.

5.5 The proposed development at the Site comprise four bungalows in the north, set back from Long Hill Drive behind new and existing vegetation. These bungalows have been designed to be similar in scale, style and material to those occuring within Warfield Park. The two storey dwellings have been located within the south of the Site, and will be screened in views behind the bungalows and new trees. From the public realm, the proposed bungalows will be visible, but will be seen as an extension of the existing properties within Warfield Park to the west and the consented homes to the north.

5.6 The landscape around the Site is characterised by residential properties set within and between areas of woodland. The proposed development at the Site will reflect this settlement character, with the new homes set amongst the retained trees and woodland, similar to those at Warfield Park.

Landscape Features

5.7 The vast majority of mature trees within the Site are proposed to be retained within the proposed development, set within areas of open space or contained to the Site boundaries. The TPO woodland in the south of the Site will be retained undeveloped.

5.8 The upgraded and widened vehicular access point on Long Hill Drive necessitates the removal of some of the mature vegetation along the

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 18 Site frontage, and the proposals also include for the removal of the leylandii trees along the Site’s northern frontage. To compensate for these losses, it is proposed to incorporate a new holly hedge, shrub planting and trees along the Site frontage, which will heavily filter the views of the proposed homes as the vegetation matures.

5.9 A linear tree and shrub belt is also proposed between the bungalows and the two storey homes, to create a green infrastructure link between the existing tree belts along the east and west of the Site. This will reinforce the Site and surrounding area’s treed character, enhance the biodiversity and age structure of the trees on the Site, and provide wildlife habitat, while also screening views of the properties within the centre of the Site. Overall, there will be a net increase in tree cover on the Site.

5.10 The existing ditch which occurs within the Site will be rerouted to form part of the Site’s sustainable drainage system, and will be allowed to colonise naturally with emergent vegetation.

Public Rights of Way

5.11 There are no public rights of way within or near to the Site, and none will be directly affected.

Visibility

5.12 As discussed in Section 4 there are very limited opportunities for public views of the Site, due to the dense woodland which occurs around the Site. The Visibility Plan at Appendix J has been produced to show the extent of the visibility of the new homes from the surrounding roads and publically accessible spaces. As evident from the plan, views of the new homes from publically accessible areas will be limited to those from a section of Long Hill Drive opposite the Site. The key views and the visual effects of development at the Site are summarised in the tables in Appendix K and briefly discussed below.

5.13 A Computer Generated Image (‘CGI’) has been produced, to illustrate what the proposed development will appear like in views from Long Hill Drive adjacent to the Site, as shown in Appendix I. The four bungalows within the north of the Site will be visible from along Long Hill Drive and from the new mobile homes opposite the Site (once developed). The proposed bungalows will be seen over the existing and proposed frontage vegetation, and as the new tree planting matures, the views of the bungalows will become heavily filtered. The bungalows will be seen

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 19 within the context of the existing mobile homes which occur to the west, as well as the new mobile homes on the consented site to the north of the Application Site, and as the bungalows have been designed to reflect the size and style of the mobile homes, the proposed development will not appear discordant within these views.

5.14 Views of the two storey homes behind the bungalows will be limited to those available along the access road, as the proposed tree planting within the green infrastructure east-west link on the Site, and the bungalows within the north will screen the houses within the south of the Site. Where the new homes are visible along the access road, they will be seen in filtered views through the proposed trees, and will only be visible in glimpsed views from along the road.

5.15 In views from the east and west along Long Hill Drive when approaching the Site, the existing and proposed frontage vegetation will be visible, with the proposed bungalows only becoming evident from within the close vicinity of the Site, from where they will be heavily filtered by the proposed tree planting. From further away from the Site along the road, the frontage vegetation will be visible, but the dense intervening vegetation along the south of the road will screen the new development in these views.

5.16 There will be partial, heavily filtered views from within the garden at Longcroft to the west of the Site and from the house to the south of the Site at Birch Lane. The new buildings will be seen in heavily filtered views through the existing vegetation within and around the Site, however, the proposed planting along the western Site boundary will further reduce the possibility for views.

5.17 Further public views of the proposed development will be screened by the intervening built development and woodland within the vicinity of the Site.

Landscape Change and Effects

5.18 The Site is not covered by any statutory or non-statutory designations for landscape character or quality. It is also a previously developed site, comprising a bungalow and outbuildings and a garden area. The woodland block within the south of the Site is covered by a woodland TPO, and is of medium to high landscape quality, while the house and garden area in the north of the Site is assessed as being of low to medium landscape quality.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 20 5.19 The Illustrative Landscape Strategy Plan shows how the Site can be developed while retaining the majority of the mature trees which occur on the Site. The woodland covered by a TPO will be retained. The Illustrative Landscape Strategy Plan also shows how new tree, hedgerow and shrub planting can be incorporated to enhance the landscape structure and biodiversity of the Site, while also filtering the views of the new homes. The character of the house and garden area will however change to one which is reflective of that evident at Warfield Park, with bungalows and houses set within a well-treed landscape.

5.20 The proposed development will reflect the character of the adjoining Warfield Park, with the bungalows on the frontage designed to be of a similar scale and style to the existing mobile homes nearby. This will ensure that the proposed development is not discordant with the character of the residential areas to the west and north. In addition, the retained and proposed vegetation on the Site reflects the existing treed character of Warfield Park, and the proposed homes will similarly be set within wooded surroundings.

5.21 The proposed two storey homes have been located behind the proposed bungalows and tree belts, to limit their visibility. The taller buildings within the south of the Site are also well related to the existing detached houses south of the Site along Birch Lane.

5.22 The existing woodland to the east of the Site will continue to form a strong separation between the development at Warfield Park and the houses within Chavey Down further east, and the proposed development will not be visible from Chavey Down.

5.23 The wider landscape and townscape effects of the proposed development at the Site are thus extremely limited. Where the proposed development is visible from the near distance, it will appear similar in character to that at Warfield Park, and will not appear discordant, thus limiting the effects of the proposed development on the immediate surrounding landscape and townscape.

5.24 Although the character of the Site itself will change, there will be no material impact on the landscape quality or value of the Site, nor will there be a material effect on the wider landscape, due to the well- contained nature of the Site and the fact that it lies adjacent to the existing and proposed development at Warfield Park.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 21 Assessment of the proposals against the Appeal Decision by Inspector Gilbert-Wooldridge in relation to the previous application – APP/R0335/W/16/3160998

5.25 The Inspector found that there would be harm to the character and appearance of the area through the reduction in the Site’s rural and undeveloped qualities, and the introduction of a suburban form and layout of development. Since this Inspector’s decision, the land to the north of the Site has been granted planning permission for up to 82 new mobile homes, with the proposed vehicular access to be located adjacent to the Application Site.

5.26 As set out earlier in Section 5, the amended development proposals for the Site reflect the existing mobile homes within Warfield Park, as well as the well-treed and verdant character evident within the Park. In addition, views of the proposed development will be very limited, and where it is visible, it will appear as part of Warfield Park due to the similar scale and character of the proposed bungalows within the north of the Site. The change of character of a development site is an inevitable part of building homes on any open field or former garden. In this case, the Application Site is well screened from views and has no public access, and its alleged ‘undeveloped’ character cannot be appreciated from the surrounding landscape/townscape. In addition, the open character of the paddocks to the north of the Application Site, which are visible from the public realm, was not deemed to preclude development, as evidenced by the recent planning permission associated with this land (as set out at Section 5.29).

5.27 The Inspector further sets out that there are few other buildings on the approach to the Site from Long Hill Road, and the character and appearance of the Site and its surroundings is predominantly rural and undeveloped. Due to the recent planning permission for development on the land to the north of the Site, it can be expected that the character of the approach to the Site will change: the land opposite the Site will no longer be rural, but will appear as part of Warfield Park.

5.28 The Inspector further states that the design of the individual dwellings and the linear nature of the development would be satisfactory on its own, but that the resultant significant reduction in the rural and undeveloped qualities of the existing Site will result in a suburban form of development. He further states that the ‘amount of change to the site would be incongruous with its surroundings and would thus result in an adverse effect on the character and appearance of the area’. As set out above, it can be expected that the existing character and

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 22 appearance of the area will change due to the consented development to the north, and it can thus no longer be said that the changes to the Site would appear incongruous with its surroundings.

Comments on the Appeal Decision by Inspector Worden in relation to the land to the north of the Site – APP/R0335/W/16/3163349

5.29 The Inspector acknowledged that the development of 82 mobile homes would undoubtedly result in a fundamental change to the character of paddocks, and that the paddocks’ openness and undeveloped nature would be lost, and it would become a residential estate. The Inspector further states: ‘The appearance of the development area would also change, especially during construction works when it would look disrupted and raw. In the light of the development site’s currently bland and unremarkable look, and the attractive nature of the existing mobile home park which the proposed development is likely to resemble, that change would not, to my mind be significantly unfavourable.’

5.30 From my assessment of the Application Site and its surroundings, I would note that the Application Site is very much more screened than the paddocks to the north of the road, and that the landscape quality, value and sensitivity of the paddocks is higher than that of the house and garden at the Application Site. The paddocks are publicly visible and form a green foreground to the woodland beyond, whereas the house at the Application Site is only visible in very limited views, and the land within the centre of the Site is degraded and disused, with its character negatively affected by the dilapidated outbuildings.

5.31 The Inspector concludes: ‘On this issue my conclusion is that, whilst there would be a loss in the extent of the open countryside, this would be set against the unremarkable character and moderate size of the development site; the biodiversity and landscape improvements to the undeveloped area; and the eventual similarity with adjacent Warfield Park. Although the landscape of the development site would be permanently changed, all things considered the proposed development would protect the character and quality of the local landscape and wider countryside.’ From my assessment of the Site and surrounding areas, I would agree with the Inspector’s findings in this regard.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 23 6.0 CONCLUSION

6.1 The Site at Whitegates, Warfield Park, Chavey Down, comprises a residential bungalow and associated garden and outbuildings, as well as an area of woodland within the south, which is covered by a Tree Preservation Order. The Site lies to the south of Long Hill Drive, with the land to the north of the road recently obtaining planning permission for up to 82 new mobile homesand associated open space and infrastructure.

6.2 To the west of the Site is the bungalow and garden at Longcroft, with the mobile home neighbourhood at Warfield Park located beyond. The Site is bound to the south and east by dense woodland.

6.3 The Site comprises two distinct areas: the house and garden in the north and the woodland in the south. The proposals are for the demolition of the existing bungalow and the erection of five new bungalows and eight two storey houses within the north and centre of the Site, with the southern woodland retained as an area of public open space.

6.4 Due to the dense surrounding woodland, views of the Site are extremely limited, with the primary views available from Long Hill Drive opposite the Site.

6.5 The Site is not covered by any statutory or non-statutory designations for landscape character of quality, nor does it adjoin any designated areas. The northern part of the Site’s landscape quality and sensitivity is assessed as low to medium, and the southern part is assessed as being of medium to high landscape quality and sensitivity. The Site’s value is assessed as low, although the woodland within the south is of higher value.

6.6 The landscape/townscape character in the vicinity of the Site is assessed as being of medium to high quality due to the presence of the TPO trees and woodland, however, it is expected that the character of the land to the north of the Site will change due to the consented development.

6.7 The proposals for the Site have been designed to position the bungalows along the Site’s northern, visible frontage, and the bungalows have been designed to reflect the existing mobile homes in Warfield Park in terms of their size and style. The existing and proposed frontage vegetation will filter the views of the bungalows, however, where they are visible, they will appear as part of the wider Warfield Park.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 24 6.8 The two storeys homes have been located in the south of the Site, and will become screened by the proposed tree planting within the Site, as well as behind the proposed bungalows, in views from Long Hill Drive. New tree, shrub and hedgerow planting will be incorporated within the development to add to the existing tree cover, and to reflect the verdant, treed character of Warfield Park.

6.9 Overall, the Site is capable of being developed in line with the Illustrative Landscape Strategy Plan without resulting in material landscape or visual harm to the surrounding landscape.

Whitegates, Warfield Park, Chavey Down – Landscape and Visual Impact Assessment Page 25 Appendix A

Site Location Plan 15

Application Boundary 15/00383/FUL Consented development X Photo Locations

Dixies Barns, High Street, Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ Date January 2018 Drawing No. CSA/3642/100 Ashwell, Hertfordshire SG7 5NT Drawing Title Site Location Plan Scale @ A4 NTS - t 01462 743647 Rev e [email protected] w csaenvironmental.co.uk Client JPP Land Ltd Drawn JH Checked SG

&6$/DQGVFDSHV/WG'RQRWVFDOHIURPWKLVGUDZLQJ5HIHUWRÀJXUHGGLPHQVLRQVRQO\ Appendix B

Aerial Photograph 16

18 19

3 20 14

13 21

2 5

7 11

8 9

Application Boundary X Photo Locations

'UDZLQJ1R 5HY Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ 'L[LHV%DUQV+LJK6WUHHW CSA/3642/101 - $VKZHOO+HUWIRUGVKLUH6*17 'UDZLQJ Aerial Photograph Scale @ A4 'UDZQ t Title NTS JB e DVKZHOO#FVDHQYLURQPHQWDOFRXN 'DWH &KHFNHG w FVDHQYLURQPHQWDOFRXN Client JPP Land Ltd February 2018 SG

&6$/DQGVFDSHV/WG'RQRWVFDOHIURPWKLVGUDZLQJ5HIHUWRÀJXUHGGLPHQVLRQVRQO\ Appendix C

Photosheets View west along Long Hill Drive Photograph 01

View west along Long Hill Drive Photograph 02

Dixies Barns, High Street, Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ Drawing No. CSA/3642/103 Rev - Ashwell, Hertfordshire SG7 5NT Drawing Title Photosheets Date t 01462 743647 February 2018 e [email protected] w csaenvironmental.co.uk Client -33/DQG/WG Drawn JB Checked SG

View south east across the Site Photograph 03

Northern Site boundary Existing bungalow Existing outbuildings

View east across the garden Photograph 04

View south from within the garden Photograph 05

Existing bungalow Existing outbuildings Woodland within the south of the Site

View north east across the garden Photograph 06

View south of the woodland within the south of the Site Photograph 08

View from the edge of the woodland, looking north Photograph 09

Oak trees north of Long Hill Drive

View north across the garden Photograph 10

View west across the garden Photograph 11

View towards the existing outbuildings Photograph 12

View north of the Site frontage Photograph 13

Existing bungalow

View south from within the north of the Site Photograph 14

View towards the Site from Long Hill Drive to the west Photograph 16

View towards the consented development site north of the Application Site, from Long Hill Drive Photograph 18

View east along Long Hill Drive Photograph 19 Eastern Site boundary Existing bungalow Frontage vegetation

View towards the Site from Long Hill Drive Photograph 20

View towards the Site from Long Hill Drive to the east Photograph 21

View towards the Site from Long Hill Road to the east Photograph 22

View towards the Site from Long Hill Road to the east Photograph 23

MAGIC map and Heritage Information 6LWH%RXQGDU\ 1 Ancient Woodland

Scheduled Monument Ascot Place (RPG) * 10 9 Green Belt 1 * Hayley Green Wood Registered Parks and Gardens (RPG) (LNR) 7 Local Nature Reserve (LNR)

6LWHRI6SHFLDO6FLHQWLÀF,QWHUHVW 666, Wildlife Heritage Site - Bracknell Forest %RURXJK&RXQFLO6DYHG3ROLF\(1 * Whitegrove Copse (LNR) 7UHH3UHVHUYDWLRQ2UGHUVLQWKHYLFLQLW\RI the Site 4 0.5km 1km 1.5km 2km Conservation Area 1. :LQNÀHOG5RZ&RQVHUYDWLRQ$UHD

X Grade II* Listed Buildings (within 1.5km and outside Conservation Areas) 2 1.$VFRW3ODFH 5

X Grade II Listed Buildings (within 1.5km and outside Conservation Areas)

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Dixies Barns, High Street, Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ Date )HEUXDU\ Drawing No. CSA/3642/102 Ashwell, Hertfordshire SG7 5NT Drawing Title MAGIC Map Extract & Heritage Plan Scale @ A4 NTS A t 01462 743647 Rev e [email protected] w csaenvironmental.co.uk Client JPP Land Ltd Drawn JB Checked SG

&6$/DQGVFDSHV/WG'RQRWVFDOHIURPWKLVGUDZLQJ5HIHUWRÀJXUHGGLPHQVLRQVRQO\ Appendix E

Extracts from Berkshire Landscape Character Assessment

Appendix F

Extracts from Bracknell Forest Borough Landscape Character Assessment CLP/Ev/5a

Bracknell Forest Borough Landscape Character Assessment

Final Report

Prepared by LUC September 2015 10. Landscape Character Type F: Settled Wooded Sands

Figure 1: Location of Landscape Type F

Description 10.1 This character type is characterised by the presence of suburban and urban fringe development set within extensive tree cover of the former Windsor Forest where features such as the historic rides are still evident. 10.2 Within Berkshire, the Settled Wooded Sands landscape character type also occurs in Wokingham to the west of Bracknell Forest and Windsor and Maidenhead to the east.

10.3 Within Bracknell Forest this character type occurs as a single large tract of land:

x F1: Chavey Down Wooded Sands

66 Landscape Character Area F1: Chavey Down Wooded Sands

Map 1: Location of Landscape Character Area F1

67 Image 1. Typical view of small roads lined with trees and vegetation, with short views to wooded skylines containing roadside development. This image looks west along Warfield Park, at the junction with Long Hill Road from Grid Reference 489833 169907.

Location 10.4 This character area occupies the area between Bracknell and North Ascot and is defined by the urban edge64 of Bracknell to the west and the urban edge of North Ascot and the Bracknell Forest Borough Boundary to the east. To the south lies A1 Bracknell Forest and to the north, beyond the B3034, is the more rural landscape of C2 Winkfield and Cranbourne Clay Farmland. There is a gradual transition to the north and south. A similar type of landscape continues eastwards into the Royal Borough of Windsor and Maidenhead (as the Settled Wooded Sands landscape type).

Key Characteristics

x A semi-rural suburban landscape with the historic landscape pattern largely subsumed by modern 'edge of town' development, such as recreation and sport facilities, educational and health institutions, “horsiculture” and modern residential areas.

x A transitional landscape between the sandy forests and heathlands to the south and the lower lying open clay farmland to the north.

x Sandwiched between the settlements of Bracknell, North Ascot and Winkfield Row, but with a strong wooded character that gives a sense of enclosure and obscures the urban edges.

x Remnant pastoral fields divided by hedgerows with hedgerow trees contribute to the rural character of the landscape.

x Long straight roads follow the route of rides through the former Forest of Windsor, converging at a high point on Chavey Down.

x Views are typically short, across small clearings, paddocks and pastures to the next block of woodland, or channelled along roads framed by trees.

64 Urban edges are defined by the “land outside defined settlement” boundary in the adopted policy data (2013).

68 x Regularly dispersed suburban and other edge of town development, such as golf courses and driving ranges and a mobile home park enveloped by woodland which provides a distinctive setting.

x Although much of the area has been disturbed, localised parts have a naturalistic character; semi-natural and broadleaved woodlands provide a sense of natural history and tranquillity.

Description of character

Overview 10.5 This is an area influenced by suburban and edge of town development, combined with a high percentage of tree cover. Blocks of mature woodland provide enclosure and integrate areas of housing, schools and other buildings into the landscape. The area includes a publicly accessible Nature Reserve at Englemere Pond. The physical landscape 10.6 The area is underlain by London Clay to the north and Bagshot Sands to the south with some pockets of River Terrace deposits, giving rise to loamy over clayey soils to the north and acid sandy over clayey soils to the south. This gives rise to a mosaic of small paddocks, modern housing developments, and amenity grassland including sports fields - set within an almost continuous and dense network of mixed woodland and woodland belts. Woodland plays a particularly important role in screening and providing a distinctive setting for development within the area. Most of the area is non-agricultural although there are some small irregular fields of pasture on the more fertile clay soils in the north. Infilled ground east of Bullbrook is a former landfill site. 10.7 This area occupies an elevated area of land which rises to a ridge of around 100m AOD at Chavey Down. The land mostly drains northwards via narrow streams and brooks towards The Cut. There are numerous ponds in the south and east of the area (including Englemere Pond which is present in maps dating from the 18th Century), some historically dug for clay to make bricks. Landform is undulating, although due to the extent of the woodland cover, landform features are mostly obscured. Even local high points, including the park on the former landfill site at Chavey Down, do not provide views over the landscape due to the surrounding woodland. Natural character 10.8 Although heavily wooded with predominantly mature broadleaf trees, many of which are semi-natural, none of the woodlands in the area are classified as Ancient Woodland. Nevertheless there is a mixture of valued habitats including mixed and deciduous woodland, neutral grassland (in the north) and acid grassland (in the south). For example the reed bed, oak, pine and birch woodland, and small fragment of heathland at Englemere Pond is recognised as a SSSI; and the woodland, grassland and scrub mosaic at Chavey Down Pond and the wetland and bog habitats at Big Wood, and the neutral grassland and woodland at Beggars Roost are local wildlife sites. 10.9 The southern part of the area forms part of the Thames Basin Heaths Opportunity area which is recognised for its heathland, bog and woodland.

Cultural character 10.10 The area is well settled resulting in a semi-rural/suburban character. Settlement includes low density modern housing estates of mixed architectural character (including pockets of detached modern 'mansions', for example at Big Wood) and typical edge of town developments such as golf courses, a driving range and the large static home park at Chavey Down (known as Warfield Park). Woodland forms an important function in screening views of these features, though roads open up views through woodland. Communication routes, including the London to Reading railway line further fragment the area and have contributed to the marginalisation of some areas, particularly in the south.

10.11 The historical landscape is fragmented and largely subsumed by modern development, although still discernible in the extensive tree cover are the long straight roads which follow former rides through the historic Royal Forest of Windsor which once covered the

69 whole area. The pattern of settlement is partly historic, with later housing developing in a linear pattern along a network of straight roads which were once intersecting rides and occasional historic buildings such as the Priory the Tudor House at Winkfield Manor. 10.12 Horse racing on Ascot Common dates back to 1711 (moving to Ascot Heath in 1740) and the small paddocks around Winkfield reflects the continuing influence of horse-related activities in the area.

10.13 Englemere Pond is present in historical maps from 175265 and forms an important historic landscape feature, although it is now enclosed by woodland where once it was set within heathland and would have been one of a number of other ponds located on the heath. It is possible that the pond was originally some sort of water management feature or post medieval fishpond. 10.14 Isolated historic parkland features survive at the peripheries of the area, at Westmorland Park and Winkfield Manor. Westmorland Park, now a recreation ground, once formed part of the Warfield Park estate. Originally farmland at the edge of heathland66,it was occupied by the American Army during the Second World War. Some of the trees that once would have formed the former lime avenue along the Park’s main drive remain today, although the historic line is partly destroyed. 10.15 The landscaped grounds and parkland surrounding the former Winkfield Manor today have been largely remodelled, including for the Mill Ride Golf Club. However some isolated features remain, such as parkland trees and Coach Road (the main straight section of which is contained within the listing for Ascot Place Grade II* listed Registered Park and Garden, as it formed part of the south drive of Ascot Place67). The manor house of Winkfield Manor is not currently in use, although the associated cottages are used as sheltered accommodation68. Overall, the remaining parkland features associated with Warfield Park and Winkfield Manor only have a localised influence on character, although they provide an important link to the past historic estates. 10.16 The area contains formal and informal recreational areas, which are well used due to their proximity to settlements. These include Chavey Down Park, established on a former landfill site, Locks Ride Sports and Recreation Ground and Englemere Pond. Englemere Pond is managed for wildlife and is designated as a Local Nature Reserve and a SSSI, with boardwalks and interpretation boards. A golf course is located to the north at Winkfield Manor and a further golf driving range lies to the west of Englemere Pond. There are some public footpaths connecting the settlements, and the Three Castles long distance path passes through the south of the area, but overall the network of footpaths is fragmented making many areas difficult to access.

Evaluation

Landscape quality/condition 10.17 This area has been fragmented by development, landfill, amenity grassland, urban fringe land uses such as golf courses, resulting in a number of detracting features. However, the woodland framework links the area together into a cohesive unit. Landscape condition varies: areas inside the protected SSSI site at Englemere Pond appear relatively well maintained, with provision of car parks, well surfaced walkways and signage; Chavey Down Park, a reclaimed landfill site, is well managed with interpretation boards and well established vegetation, as are the sports fields is Lock’s Ride; and in the north where small fields and paddocks occur, these are bounded by hedgerows with hedgerow trees which appear in good condition.

65 John Rocque’s map 66 As shown on John Roque’s map of 1762 67 Listing for Ascot Place Park and Garden, Historic England, 68 http://www.bracknellforesthomes.org.uk/

70 Valued features and characteristics

x The continuous network of woodland which helps to filter and screen views to the varied types of development as well as providing an attractive setting to housing. The woodlands around Warfield Park, Englemere Pond, the Priory and Chavey Down provide some sense of naturalness and tranquillity, which is highly valued so close to dense urban areas. x Naturalistic land cover features including deciduous woodland, semi-improved neutral grassland (in the north) and acid grassland (in the south), reed bed, heathland, scrub and bog which provide a naturalistic sense of place amongst the suburban development, scenic qualities, a sense of history and an important environment for flora and fauna. x The areas of natural, undeveloped character provide physical and visual separation or ‘gap’ between the urban area of Bracknell and the suburban areas of North Ascot as well as the smaller settlements such as Chavey Down and Winkfield Row in between. x The presence of ponds (including Englemere Pond and those around Winkfield Manor), which provide a valuable environment for flora and fauna as well as opportunities for recreation. x Remnant pastoral fields divided by hedgerows with hedgerow trees, providing a link to the past and contributing to the more rural quality of the north of the area. Hedgerow trees add to the wooded character of the landscape. x Views across small clearings, paddocks and pastures which enable appreciation of the rural, and sometimes naturalistic, landscape mosaic hidden behind houses and locally elevated areas to wooded and mostly undeveloped skylines (such as those from Long Hill Park) which provide a sense of open space and removal from the densely developed surrounding areas. x The long straight roads following the route of rides through the former Historic Royal Forest of Windsor which provide a cultural record of the past and sense of history, as well as allowing some longer distance views in a landscape well enclosed by trees. x Footpaths and areas of public access which allow enjoyment of the landscape and recreation.

Forces for Change 10.18 Forces for change that have, and will, affect the landscapes across the borough are identified in Section 3 of this report. 10.19 In this landscape character area built development/infrastructure has encroached into areas of former heathland and woodland resulting in loss of woodland and increased suburbanisation of a previously naturalistic landscape (e.g. the mobile homes at Warfield Park, and homes at Winkfield Manor and Ascot Place). 10.20 SSSIs, Local Nature Reserves and Local Wildlife Sites protect the most valuable habitats and the biodiversity opportunity area aims to restore and manage heathland and bog habitats in the south of the area. The western half of the character area is also protected by Green Belt. Nevertheless the character of this LCA could be vulnerable to the following forces for change:

x Continued pressure to enlarge and extend areas of development throughout. x Recreational pressure due to proximity to large centres of population. x Effects upon tree health or species composition of woodlands as a consequence of climate change. x Changes in management that could result in changes to the habitat mosaic. x Spread of sycamore, rhododendron and other invasive/exotic species into native deciduous woodland. x Drainage schemes associated with development altering ground water levels and affecting watercourses and habitats.

71 x Effects on tree health as a consequence of adverse pathogens.

Landscape Strategy 10.21 The strategy for this LCA should be to protect the valued attributes listed above; to manage existing positive attributes to ensure their survival; and to plan for the future replacement of features and accommodation of change arising from forces acting on the landscape. Some examples are included below:

x Protect areas of woodland and other wooded features, particularly from development, and avoid further fragmentation. Areas adjacent to development perform an important role in screening urban edges. x Protect areas of woodland that provide visual screening function to existing urban edges. x Protect localised areas that retain a naturalistic character such as areas of deciduous woodland, meadows, acid grassland, scrub, reed bed and remnant heathland as found at Englemere Pond, Chavey Protect Down Pond, Big Wood, and Beggars Roost which provide an escape from the settled parts of the borough. x Protect the layout of the long straight roads which follow the routes of rides through the former Forest of Windsor. x Protect the function that the area provides in forming a physical and visual separation or ‘gap’ between the urban area of Bracknell and the suburban areas of North Ascot, as well as the smaller settlements such as Chavey Down and Winkfield Row in between. x Protect and enhance existing parkland landscapes and features.

x Manage the woodland habitats to ensure they continue to provide a strong framework, checking the spread of invasive/exotic species in native deciduous woodlands. x Manage neglected hedgerows, or restore lost hedgerows, particularly Manage where horse paddocks bound by fencing have altered the historic boundary patterns. x Manage wetland features such as brooks and ponds to ensure their long term survival, and focus of nature conservation. x Balance the need for recreation and enjoyment of the landscape with the conservation of habitats for flora and fauna.

x Plan for continued positive conservation management of the valuable semi-natural habitats, extending and reinstating these where possible, and balancing this with provision of recreation and enjoyment of the landscape. x Aim to strengthen the network of woodlands, hedgerows and hedgerow trees to reflect historic distribution patterns and maintain a Plan healthy stock of these features. x Consider the potential impacts of any planned development and plan to minimise these through integration into the landscape, using careful design (including siting, scale, materials and lighting) to prevent further suburbanisation of the landscape. x Take opportunities to plan for the improved integration of existing urban and suburban edges through planting.

72 Landscape Character Area F1 - Chavey Down Wooded Sands

Image 2. Englemere Pond Nature Reserve (490317 168544) Image 3. Westmorland Park (488609 170806) View south through low density coniferous woodland close to Englemere Pond 9LHZZHVWWRZDUGVWKHVHWWOHPHQWHGJHIURPZLWKLQ:DU¿HOG3DUN with Kingswood in the distance.

,PDJH&KDYH\'RZQ(489490 169382) ,PDJH6DQG\/DQH(490466 169826) View over Long Hill roundabout from the east of Long Hill Park. View west along Sandy Lane to the south of Mill Ride Golf Course.

Image 6. Westmorland Park (488538 170934) Image 7. Englemere Pond (490635 168788) 9LHZVZHVWRYHUWKHODNHZLWKLQ:DU¿HOG3DUNFORVHWR%XOO%URRN Viw south over Englemere Pond from the northern edge, close to London Road.

Bracknell Forest Landscape Character Assessment July 2015 Landscape Character Area F1 - Chavey Down Wooded Sands

Map 2: Topography and Drainage

Map 3: Habitats

Bracknell Forest Landscape Character Assessment March 2015 Landscape Character Area F1 - Chavey Down Wooded Sands

Map 4: Woodland and Trees

Map 5: Nature Conservation and Cultural Heritage Designations

Bracknell Forest Landscape Character Assessment March 2015 Appendix G

Illustrative Landscape Strategy Plan

Appendix H

Site Plan

32 79

TPO LINE

76 PLOT 9 PLOT 10

plot 1 PLOT 8

4B 4B N 4B 1:500 0 4B TOTAL SITECOVERAGE=22,896sq.ft. PLOTS 5,6,7,8,9,10,11and13=4BHouses2,112sq.ft PLOTS 1,2,3,4and12=3BBunglows1,200sq.ft PLOT 7

10m 73 WARFIELD PARK 4B

PLOT 6 70 04 06 08 0100 90 80 70 60 50 40 30 4B PLOT 11 PLOT 5 4B

PLOT 12 Drain

PLOT 13 69 4B 3B

Longcroft PLOT 3 PLOT 65 PLOT 3 PLOT 4 PLOT 2 PLOT 1 3B 3B

66a 3B 3B HOME PARK CONSENTED MOBILE Notes. All dimensionsandlevelsonsitearetobecheckedpriorcommencementofwork. This drawingisthecopyrightofEdwardsIrishPartnershipLLP.    SITE PLAN JPP LANDLTD CHAVEY DOWN WARFIELD PARK WHITEGATES REDEVELOPMENT OF 36100 2306 0 26.02.18 500    CAD-REF  Appendix I

CGI visualisation from Long Hill Drive Dixies Barns, High Street, Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ Date March 2018 Drawing No. CSA/3642/104 Ashwell, Hertfordshire SG7 5NT Drawing Title Illustrative CGI of proposed development from Long Hill Drive Scale @ A3 NTS Rev - t 01462 743647 e [email protected] w csaenvironmental.co.uk Client JPP Land Ltd Drawn SG Checked RR

&6$/DQGVFDSHV/WG'RQRWVFDOHIURPWKLVGUDZLQJ5HIHUWRÀJXUHGGLPHQVLRQVRQO\ Appendix J

Visibility Plan Site Location 0100 200metres No views - views of the proposed development screened

/LPLWHGÀOWHUHGYLHZVRIWKHSURSRVHGGHYHORSPHQW

Clear views of the proposed development

Drawing No. Rev Project :KLWHJDWHV:DUÀHOG3DUN&KDYH\'RZQ Dixies Barns, High Street, CSA/3642/106 - Ashwell, Hertfordshire SG7 5NT Drawing Scale @ A4 Drawn 9LVLELOLW\3ODQ t 01462 743647 Title NTS SG e DVKZHOO#FVDHQYLURQPHQWDOFRXN Date Checked w FVDHQYLURQPHQWDOFRXN Client JPP Land Ltd March 2018 RR

&6$/DQGVFDSHV/WG'RQRWVFDOHIURPWKLVGUDZLQJ5HIHUWRÀJXUHGGLPHQVLRQVRQO\ Appendix K

Methodology and Summary Landscape and Visual Effects

METHODOLOGY FOR LANDSCAPE AND VISUAL IMPACT ASSESSMENTS

M1 In landscape and visual impact assessment, a distinction is normally drawn between landscape/townscape effects (i.e. effects on the character or quality of the landscape (or townscape), irrespective of whether there are any views of the landscape, or viewers to see them) and visual effects (i.e. effects on people’s views of the landscape, principally from residential properties, but also from public rights of way and other areas with public access). Thus, a development may have extensive landscape effects but few visual effects (if, for example, there are no properties or public viewpoints nearby), or few landscape effects but substantial visual effects (if, for example, the landscape is already degraded or the development is not out of character with it, but can clearly be seen from many residential properties and/or public areas).

M2 The assessment of landscape & visual effects is less amenable to scientific or statistical analysis than some environmental topics and inherently contains an element of subjectivity. However, the assessment should still be undertaken in a logical, consistent and rigorous manner, based on experience and judgement, and any conclusions should be able to demonstrate a clear rationale. To this end, various guidelines have been published, the most relevant of which (for assessments of the effects of a development, rather than of the character or quality of the landscape itself), form the basis of the assessment and are as follows:-

x ‘Guidelines for Landscape & Visual Impact Assessment’, produced jointly by the Institute of Environmental Assessment and the Landscape Institute (GLVIA 3rd edition 2013); and x ‘An Approach to Landscape Character Assessment’, October 2014 (Christine Tudor, Natural England) to which reference is also made. This stresses the need for a holistic assessment of landscape character, including physical, biological and social factors.

LANDSCAPE/TOWNSCAPE EFFECTS

M3 Landscape/townscape quality is a subjective judgement based on the value and significance of a landscape/townscape. It will often be informed by national, regional or local designations made upon it in respect of its quality e.g. AONB. Sensitivity relates to the ability of that landscape/townscape to accommodate change.

Landscape sensitivity can vary with:-

(i) existing land use; (ii) the pattern and scale of the landscape; (iii) visual enclosure/openness of views, and distribution of visual receptors; (iv) the scope for mitigation, which would be in character with the existing landscape; and (v) the value placed on the landscape.

M4 There is a strong inter-relationship between landscape/townscape quality and sensitivity as high quality landscapes/townscapes usually have a low ability to accommodate change.

M5 For the purpose of our assessment, landscape/townscape quality and sensitivity has been combined and is assessed using the criteria in Table LE1. Typically, landscapes/townscapes which carry a quality designation and which are otherwise attractive or unspoilt will in general be more sensitive, while those which are less attractive or already affected by significant visual detractors and disturbance will be generally less sensitive.

M6 The concept of landscape/townscape value is also considered, in order to avoid consideration only of how scenically attractive an area may be, and thus to avoid undervaluing areas of strong character but little scenic beauty. Landscape value is:

‘The relative value that is attached to different landscapes by society, bearing in mind that a landscape may be valued by different stakeholders for a whole variety of reasons.’

M7 Nationally valued landscapes are recognised by designation, such as National Parks and Areas of Outstanding Natural Beauty (‘AONB’) which have particular planning policies applied to them. Nationally valued townscapes are typically those covered by a Conservation Area or similar designation.

M8 The magnitude of change is the scale, extent and duration of change to a landscape arising from the proposed development and was assessed using the criteria in Table LE2.

M9 Landscape/townscape effects were assessed in terms of the interaction between the magnitude of the change brought about by the development and the quality, value & sensitivity of the landscape resource affected. The landscape/townscape effects can be either beneficial or adverse.

M10 In this way, landscapes of the highest sensitivity and quality, when subjected to a high magnitude of change from the proposed development, are likely to give rise to ‘substantial’ landscape effects which can be either adverse or beneficial. Conversely, landscapes of low sensitivity and quality, when subjected to a low magnitude of change from the proposed development, are likely to give rise to only ‘slight’ or neutral landscape effects. Beneficial landscape effects may arise from such things as the creation of new landscape features, changes to management practices and improved public access. For the purpose of this assessment the landscape effects have been judged at completion of the development.

VISUAL EFFECTS

M11 Visual effects are concerned with people’s views of the landscape/townscape and the change that will occur. Like landscape effects, viewers or receptors are categorised by their sensitivity. For example, views from private dwellings are generally of a higher sensitivity than those from places of work. M12 In describing the content of a view the following terms are used:- x No view - no views of the development; x Glimpse - a fleeting or distant view of the development, often in the context of wider views of the landscape; x Partial - a clear view of part of the development only; x Filtered - views to the development which are partially screened, usually by intervening vegetation - the degree of filtering may change with the seasons; x Open - a clear view to the development.

M13 The sensitivity of the receptor was assessed using the criteria in Table VE1.

M14 The magnitude of change is the degree in which the view(s) may be altered as a result of the proposed development and will generally decrease with distance from its source, until a point is reached where there is no discernible change. The magnitude of change in regard to the views was assessed using the criteria in Table VE2.

M15 Visual effects were then assessed in terms of the interaction between the magnitude of the change brought about by the development and also the sensitivity of the visual receptor affected.

M16 Photographs were taken with a digital camera with a lens that approximates to 50mm, to give a similar depth of view to the human eye. In some cases images have been joined together to form a panorama. The prevailing weather and atmospheric conditions, and any effects on visibility are noted.

M17 Unless specific slab levels of buildings have been specified, the assessment has assumed that slab levels will be within 750mm of existing ground level.

MITIGATION AND RESIDUAL EFFECTS

M18 Mitigation measures are described as those measures, including any process or activity, designed to avoid, reduce and compensate for adverse landscape and/or visual effects of the proposed development.

M19 In situations where proposed mitigation measures are likely to change over time, as with planting to screen a development, it is important to make a distinction between any likely effects that will arise in the short-term and those that will occur in the long- term or ‘residual effects’ once mitigation measures have established. In this assessment, the visual effects of the development have been considered at completion of the entire project and once any landscape mitigation has had an opportunity to establish.

M20 Mitigation measures can have a residual, positive impact on the effects arising from a development, whereas the short-term impact may be adverse.

ASSESSMENT OF EFFECTS

M21 The assessment concisely considers and describes the main landscape and visual effects resulting from the proposed development. The narrative text demonstrates the reasoning behind judgements concerning the landscape and visual effects of the proposals. Where appropriate the text is supported by tables which summarise the sensitivity of the views/ landscape, the magnitude of change and describe any resulting effects.

CUMULATIVE EFFECTS

M22 Cumulative effects are ‘the additional changes caused by a proposed development in conjunction with other similar developments or as the combined effect of a set of developments, taken together.’

M23 In carrying out landscape assessment it is for the author to form a judgement on whether or not it is necessary to consider any planned developments and to form a judgement on how these could potentially affect a project.

ZONE OF THEORETICAL VISIBILITY (ZTV)

M24 A ZTV map can help to determine the potential visibility of the site and identify those locations where development at the site is likely to be most visible from the surrounding area. Where a ZTV is considered appropriate for a proposed development the following methodology is used.

M25 The process is in two stages, and for each, a digital terrain model (‘DTM’) using Key TERRA-FIRMA computer software is produced and mapped onto an OS map. The DTM is based on Ordnance Survey Landform Profile tiles, providing a digital record of existing landform across the UK, based on a 10 metre grid. There is the potential for minor discrepancies between the DTM and the actual landform where there are topographic features that are too small to be picked up by the 10 metre grid. A judgement will be made to determine the extent of the study area based on the specific site and the nature of the proposed change, and the reasons for the choice will be set out in the report. The proposed development is introduced into the model as either a representative spot height, or a series of heights, or a detailed 3D model of the development, and a viewer height of 1.7m is used. This is the first stage, or ‘bare earth’ ZTV which illustrates the theoretical visibility of a proposed development based on topography alone and does not take account of any landscape features such as buildings, woodland or settlements.

M26 The second stage is to produce a ‘with obstructions’ ZTV with the same base as the ‘bare earth’ ZTV, but which gives a more accurate representation of what is ‘on the ground’. Different heights are assigned to significant features such as buildings and woodland thus refining the model to aid further analysis. This data is derived from OS Maps and aerial photographs, and verified during the fieldwork, with any significant discrepancies in the data being noted and the map adjusted accordingly. Fieldwork is confined to accessible parts of the site, public rights of way, the highway network and other publically accessible areas.

M27 The model is based on available data and fieldwork and therefore may not take into account all development or woodland throughout the study area, nor the effect of smaller scale planting or hedgerows. It also does not take into account areas of recent or continuous topographic change from, for instance, mining operations.

Table LE 1 LANDSCAPE / TOWNSCAPE QUALITY, SENSITIVITY AND VALUE

Very High High Medium Low

Landscape Quality: Intact and very attractive landscape which may benationally recognised/designated for its scenic beauty. e.g. National Park or Area of Outstanding Natural Beauty

Townscape Quality: A townscape of very high quality which is unique in its character, and recognised nationally/internationally. e.g. World Heritage Site

Sensitivity: A landscape/townscape with a very low ability to accommodate change because such change would lead to a VLJQLÀFDQWORVVRIYDOXDEOHIHDWXUHVRUHOHPHQWVUHVXOWLQJLQDVLJQLÀFDQW ORVVRIFKDUDFWHUDQGTXDOLW\'HYHORSPHQWRIWKHW\SHSURSRVHG would be discordant and prominent.

Value: Very high quality landscape or townscape Landscape Quality: A landscape, usually combining varied with Statuatory designation for landscape/ topography, historic features and few visual detractors. A landscape townscape quality, eg. National Park, known and cherished by many people from across the region. e.g. conservation area or registered park or County Landscape Site such as a Special Landscape Area. garden. Townscape Quality: A well designed townscape of high quality with a locally recognised and distinctive character e.g. Conservation Area

Sensitivity: A landscape/townscape with limited ability to accommodate change because such change would lead to some loss of valuable features or HOHPHQWVUHVXOWLQJLQDVLJQLÀFDQWORVVRIFKDUDFWHUDQGTXDOLW\'HYHORSPHQW of the type proposed would likely be discordant with the character of the landscape/townscape.

Value: High quality landscape or lower quality landscape or with un-fettered public access, eg. commons, public park Landscape Quality: Non-designated landscape area, generally or designated landscape. pleasant but with no distinctive features, often displaying relatively ordinary characteristics.

Townscape Quality: A typical, pleasant townscape with a coherent urban form but with no distinguishing features or designation for quality.

Sensitivity: A landscape/townscape with reasonable ability to accommodate change. Change would lead to a limited loss of some features or elements, resulting in some loss of FKDUDFWHUDQGTXDOLW\'HYHORSPHQWRIWKHW\SHSURSRVHG Landscape / Townscape Quality: Unattractive or degraded would not be especially discordant. landscape/townscape, affected by numerous detracting elements e.g. industrial areas, infrastructure routes and un- Value: A landscape of local value which may have restored mineral extractions. limited public access. No recognised statutory Description of the Landscape/Townscape Description designation for landscape / townscape quality. Sensitivity: A landscape/townscape with good ability to accommodate change. Change would not lead to a VLJQLÀFDQW ORVV RI IHDWXUHV RU HOHPHQWV DQG WKHUH ZRXOG EHQRVLJQLÀFDQWORVVRIFKDUDFWHURUTXDOLW\'HYHORSPHQW of the type proposed would not be discordant with the landscape/townscape in which it is set.

Value: Landscape generally of poor quality with no public DFFHVVQRGHVLJQDWLRQVRUUHFRJQLVHGFXOWXUDOVLJQLÀFDQFH

Footnote: 1. A distinction has been drawn between landscape/townscape quality and sensitivity. Quality is as a subjective judgement on perception and value of a landscape/townscape and may be informed by any national, regional or local designations for its quality. Sensitivity relates to the ability of that landscape/townscape to accommodate change. Table LE 2 LANDSCAPE / TOWNSCAPE MAGNITUDE OF CHANGE Table LE 3 LANDSCAPE / TOWNSCAPE EFFECTS

High Medium Low Negligible Neutral Substantial Moderate Slight Neutral

The proposals are damaging to the Total loss of or landscape/townscape in that they: severe damage to key characteristics, are at variance with the landform, features or scale and pattern of the landscape/ elements townscape; are visually intrusive and would disrupt important views; are likely to degrade or diminish the integrity of a range of characteristic Partial loss of or features and elements and their damage to key setting; characteristics, will be damaging to a high quality features or or highly vulnerable landscape/ townscape; elements cannot be adequately mitigated. The proposals are:

RXWRIVFDOHRUDWRGGVZLWK the landscape; DUHYLVXDOO\LQWUXVLYHDQGZLOO adversely impact on the Minor loss of or landscape/townscape; QRWSRVVLEOHWRIXOO\PLWLJDWH alteration to one or ZLOOKDYHDQDGYHUVHLPSDFW more key landscape/ on a landscape/townscape townscape of recognised quality or on characteristics, vulnerable and important features or elements characteristic features or elements.

The proposals:

GRQRWTXLWHÀWWKHODQGIRUP Very minor loss and scale of the landscape/ townscape; or alteration to ZLOOLPSDFWRQFHUWDLQYLHZVLQWR one or more key Description of the Effect and across the area; landscape/townscape FDQQRWEHFRPSOHWHO\PLWLJDWHG characteristics, features for because of the nature of the or elements proposal or the character of the landscape/townscape; DIIHFWDQDUHDRIUHFRJQLVHG Description of the Change predicted of the Change Description landscape/townscape quality.

The proposals:

No loss or alteration FRPSOHPHQWWKHVFDOHODQGIRUPDQG of key landscape/ pattern of the landscape/townscape; LQFRUSRUDWHPHDVXUHVIRUPLWLJDWLRQWR townscape ensure that the scheme will blend in characteristics, well with the surrounding landscape/ features or elements townscape; DYRLGEHLQJYLVXDOO\LQWUXVLYHDQG adversely effecting the landscape/ townscape; PDLQWDLQRULPSURYHH[LVWLQJ landscape/townscape character.

Footnote: (DFKOHYHO RWKHUWKDQQHXWUDO RIFKDQJHLGHQWLÀHGFDQEHHLWKHUUHJDUGHGDV¶EHQHÀFLDO·RU¶DGYHUVH·

Table VE 1 VISUAL SENSITIVITY

High Medium Low

Residential properties with predominantly open views from windows, garden or FXUWLODJH 9LHZV ZLOO QRUPDOO\ EH IURP JURXQG DQG ÀUVW ÁRRUV DQG IURP WZR RU PRUH windows of rooms in use during the day.

Users of Public Rights of Way with predominantly open views in sensitive or unspoilt areas.

3UHGRPLQDQWO\QRQPRWRULVHGXVHUVRIPLQRURUXQFODVVLÀHGURDGVLQWKHFRXQWU\VLGH

Visitors to recognised viewpoints or beauty spots.

Users of outdoor recreational facilities with predominantly open views where the purpose of that recreation is enjoyment of the countryside - e.g. Country Parks, National Trust or other access land etc.

Residential properties with partial views from windows, garden or curtilage. 9LHZVZLOOQRUPDOO\EHIURPÀUVWÁRRUZLQGRZVRQO\RUDQREOLTXHYLHZIURPRQH JURXQGÁRRUZLQGRZRUPD\EHSDUWLDOO\REVFXUHGE\JDUGHQRURWKHULQWHUYHQLQJ vegetation.

Users of Public Rights of Way with restricted views, in less sensitive areas or where WKHUHDUHVLJQLÀFDQWH[LVWLQJLQWUXVLYHIHDWXUHV

Users of outdoor recreational facilities with restricted views or where the purpose RIWKDWUHFUHDWLRQLVLQFLGHQWDOWRWKHYLHZHJVSRUWVÀHOGV

Schools and other institutional buildings, and their outdoor areas.

8VHUVRIPLQRURUXQFODVVLÀHGURDGVLQWKHFRXQWU\VLGHZKHWKHUPRWRULVHGRUQRW Description of the Receptor Description of

People in their place of work.

Users of main roads or passengers in public transport on main routes.

Users of outdoor recreational facilities with restricted views and where the purpose of that recreation is unrelated to the view e.g. go-karting track. Table VE 2 VISUAL MAGNITUDE OF CHANGE Table VE 3 VISUAL EFFECTS

High Medium Low Negligible Neutral Substantial Moderate Slight Negligible Neutral

Dominating changes The proposals would over all or most of the FDXVH VLJQLÀFDQW GDPDJH view(s). (or improvement) to a view from a sensitive receptor, or less damage (or improvement) to a view from a more sensitive receptor, and would be an obvious or dominant element in the view.

Major changes over a large proportion of the view(s). The proposals would cause some damage (or improvement) to a view from a sensitive receptor, or less damage (or improvement) to a view from a more sensitive receptor, and would be a readily discernible element in the view.

Major changes over a small proportion of the The proposals would view(s). cause limited damage (or improvement) to a view from a sensitive receptor, but would still be a noticeable element within the view, or greater damage (or improvement) to a view from a receptor of lower sensitivity. Description of the Effects

Minor changes over a small Description of the Change predicted Description of proportion of the view(s).

The proposals would result in a negligible change to the view but would still be discernible.

No discernable change to the view(s) No change in the view.

Footnote: (DFKOHYHO RWKHUWKDQQHXWUDO RIFKDQJHLGHQWLÀHGFDQEHHLWKHUUHJDUGHGDV¶EHQHÀFLDO·RU¶DGYHUVH· LANDSCAPE/TOWNSCAPE EFFECTS

Direct effects on Quality & Magnitude Effect Year landscape Sensitivity Existing Conditions Impact and Mitigation Effect Year of Change 1 features 15 Trees and Medium The majority of the mature trees The majority of the mature trees are Medium Slight Moderate hedges are contained to the Site to be retained and incorporated adverse beneficial boundaries, although there are within the proposed development. some mature specimens within the The leylandii are to be removed, as garden area. are some trees and shrubs along the Site frontage to create the access. Many new trees and shrubs, as well as a holly hedge and native hedgerows, are proposed as part of the development, and will more than mitigate for the losses. Woodland Very high The woodland within the south of The woodland will be retained as an Low Neutral Neutral the Site is covered by a TPO. area of public open space. Watercourses Low A ditch leads south to north across The proposed ditch is to be rerouted Medium Slight Slight the Site. and incorporated within the adverse adverse sustainable drainage system of the Site. Bungalow and Low/ The house and garden are run- The bungalow and garden will be High Slight Slight garden Medium down. replaced with 5 new bungalows and adverse beneficial 8 new houses, set within green open spaces with new tree planting. Indirect effects on landscape / Magnitude Effect Year Effect Year Existing Conditions Impact and Mitigation townscape of Change 1 15 character Landscape/ House and The house and garden area are Although the character of the Site Medium Slight Slight townscape garden - run-down, with the dilapidated itself will change, there will be no adverse beneficial character of Site Low/ barns and storage buildings further material impact on the landscape Medium. degrading the character of the quality or value of the Site, nor will Woodland Site. The remnant garden areas there be a material effect on the – Medium/ comprise uneven grass, with wider landscape, due to the well High sections of concrete paths evident contained nature of the Site and the within the grass. There are further fact that it lies adjacent to the areas of building material, farm existing and proposed development equipment and fruit cages within at Warfield Park. the east of the Site, with areas of encroaching bramble evident around some of the mature trees. The existing tree belts along the edges of the Site are however in good condition and of moderate landscape quality. The southern part of the Site comprises the woodland area, and is pleasant, with mature pine trees and woodland undergrowth extending beyond the Site to merge with the adjoining woodland areas. Landscape/ Warfield Warfield Park is verdant in The proposed development will Low/ Slight Neutral townscape Park – character, with many trees and reflect the character of the adjoining Negligible adverse character of Medium. shrubs surrounding the mobile Warfield Park, with the bungalows on neighbouring Surrounding homes. While the buildings are of the frontage designed to be of a area landscape no particular architectural merit, similar scale and style to the existing – Medium the verdant character is pleasant, mobile homes nearby. This will ensure to High and the mature trees which occur that the proposed development is not within Warfield Park enhance the discordant with the character of the character of the neighbourhood. residential areas to the west and To the north, east and south, the north. In addition, the retained and paddocks, oak trees and proposed vegetation on the Site woodland are pleasant, and are reflects the existing treed character of assessed as being of medium to Warfield Park, and the proposed high landscape quality and homes will similarly be set within the sensitivity. The character of this wooded surroundings. area is however expected to change significantly as it becomes developed as an extension of Warfield Park, with the open paddocks replaced with new mobile homes.

Wider Medium The Site lies within the Chavey The existing woodland to the east of Negligible Neutral Neutral Landscape Downs Wooded Sands LCA, but it the Site will continue to form a strong Character is very well contained from the separation between the wider landscape due to the dense development at Warfield Park and surrounding woodlands. the houses within Chavey Down further east, and the proposed development will not be visible from Chavey Down. The wider landscape and townscape effects of the proposed development at the Site are thus extremely limited. Landscape Low The Site is not considered to be a The woodland which is of higher Negligible Slight Slight Value valued landscape. There is no landscape value will be retained and beneficial beneficial public access to the Site, and opened up to public access. New views of it are extremely limited. areas of open space will also The Site’s value is assessed as low, enhance the Site’s value. although the woodland in the south is of higher landscape value. Other Effects Cumulative The land to the north of the Site has permission for up to 82 mobile homes, as an extension to Warfield Park. This will change the impacts character of the area, and the proposed development at the Site will thus be seen as a further extension of Warfield Park. The landscape around the Site is characterised by residential properties set within and between areas of woodland. The proposed development at the Site as well as the development to the north of the Site, will reflect this settlement character, with the new homes set amongst the retained trees and woodland, similar to those at Warfield Park.

Lighting The Site is currently in residential use and the house and garden have external lighting typically associated with residential properties. The woodland to the south and east is unlit. Warfield Park’s streets are unlit, although the homes are lit. The proposal is for low density residential development with associated lighting. The development is not anticipated to give rise to any abnormal night time effects and will result in a small increase in background lighting levels which will be seen in the context of existing lighting within the neighbouring residential area.

Construction There will be temporary landscape and visual effects arising from the construction phase of the scheme. These will include, amongst Phase other things, stock piling of materials, temporary hoardings/fencing and vehicle and plant movements, both on Site and on the surrounding road network. It is not anticipated that the scheme will give rise to any abnormal landscape or visual effects above those that would be expected from a development of this nature. It is anticipated that the extent and timing of these effects will be controlled through a Construction Management Plan.

VISUAL EFFECTS Magnitude of Visual Effect Visual Effect Viewpoint Sensitivity Existing Conditions Proposals and mitigation Change Year 1 Year 15 View from Long Medium There are views of the Site from The four bungalows within the Medium Moderate Slight adverse Hill Drive and the north from Long Hill Drive, north of the Site will be visible adverse as the future homes however, the existing frontage from along Long Hill Drive and vegetation to the north vegetation prevent the from the new mobile homes matures (Photograph majority of the views into the opposite the Site (once 20) Site. The existing bungalow is developed). The proposed partly visible along the existing bungalows will be seen over driveway and the access gate the existing and proposed in the far east. Views from frontage vegetation, and as further north, from within the the new tree planting matures, land which will form an the views of the bungalows will extension of Warfield Park, will become heavily filtered. The similarly be of the Site’s bungalows will be seen within frontage vegetation, with the context of the existing partial views available of the mobile homes which occur to existing bungalow. the west, as well as the new mobile homes on the consented site to the north of the Application Site, and as the bungalows have been designed to reflect the size and style of the mobile homes, the proposed development will not appear discordant within these views. Views of the two storey homes behind the bungalows will be limited to those available along the access road. Where the new homes are visible along the access road, they will be seen in filtered views through the proposed trees, and will only be visible in glimpsed views from along the road. Views from the Medium Views from the west are limited There will be partial, heavily Negligible Negligible Negligible west and to heavily filtered views from filtered views from within the Longcroft (as within the grounds of the garden at Longcroft to the seen in adjoining property, with views west. The new buildings will be Photograph 7, from beyond the property seen in heavily filtered views 15, 16, 17 and prevented by the intervening through the existing vegetation 19) vegetation. within and around the Site, however, the proposed planting along the western Site boundary will further reduce the possibility for views. Views from the Medium Views from the south are There will be partial, heavily Low Negligible Negligible south and the limited to heavily filtered views filtered views from the house to house at Birch from top floor windows of the the south of the Site at Birch Lane adjoining property at Birch Lane. The new buildings will be Lane, although these views are seen in heavily filtered views limited to the woodland within through the existing vegetation the south of the Site, with this within and around the Site. woodland preventing views of the northern, garden area of the Site. Near distance Medium Views from the east are In views from the east along Negligible Negligible Negligible views from the prevented by the dense Long Hill Drive when east woodland area to the east of approaching the Site, the (Photographs 2 the Site. In views from along existing and proposed frontage and 21) Long Hill Drive to the east, the vegetation will be visible, with frontage vegetation and the proposed bungalows only intervening woodland prevent becoming evident from within views of the interior of the Site. the close vicinity of the Site, from where they will be heavily filtered by the proposed tree planting. From further away from the Site along the road, the frontage vegetation will be visible, but the dense intervening vegetation along the south of the road will screen the new development in these views. Views from Medium Views from along Long Hill The new homes will be Neutral Neutral Neutral Long Hill Road Road and the houses along screened by the existing and the houses the west of the road, are woodland. along it prevented by the intervening (Photographs woodland. 1,22 and 23) Seasonal Variation The above assessment is based upon an appraisal of winter views. As the majority of surrounding vegetation is evergreen, the changes in views due to the seasons will be limited.