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Landscape and Visual Appraisal ASHFORD LOCAL PLAN 2030 EXAMINATION LIBRARY NBD04 Ashford Borough Council LANDSCAPE AND VISUAL APPRAISAL APRIL 2017 Preliminary Landscape and Visual Appraisal for 4 Potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing Land Management Services Ltd April 2017 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 Contents Section 1. Introduction 1 2. Landscape Policy Context 3 3. Landscape Character Context (National and County level) 4. Preliminary Landscape and Visual Assessment Site 1 18 (off Sandyhurst Lane/Westwell Lane) 5. Preliminary Landscape and Visual Assessment Site 2 28 (A20 Hothfield east) 6. Preliminary Landscape and Visual Assessment Site 3 40 (A20 Hothfield west) 7. Preliminary Landscape and Visual Assessment Sites 4 and 5 51 (Maidstone Road, Charing and Pluckley Road, Charing) 8. Review of LVIA by fpcr for proposed development 65 at Pluckley Road, Charing Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 1. Introduction This document has been prepared by Land Management Services Ltd. for Ashford Borough Council, in order to provide a high level assessment of the landscape character and visual amenity context of four potential housing allocation sites along the route of the M20 corridor between Ashford and Charing. This Appraisal also considers a fifth site at Pluckley Road Charing, which is the subject of a planning application for residential development (Ashford Borough Council planning application reference 17/00303/AS). The location of each site is shown in Figure 1. The sites were visited during March 2017. Representative photographs taken during the course of the site visits are included in the individual site assessments (Sections 4 to7 of this report). This Appraisal is set out as follows: Section 2 sets out the principal national and local landscape policy and designations relevant to the M20 corridor. This section is relevant to all 5 sites. Section 3 describes and the national and county landscape character context for the M20 corridor. This section is relevant to all 5 sites Sections 4 to 7 provide site specific landscape and visual appraisals for the individual sites. This section draws on the published Ashford Landscape Character Assessment and the site assessments. Based on the assessment of the anticipated landscape and visual effects, each site is given a rating of red, amber or green: Green: site with limited landscape and/or visual constraints Amber: site with moderate landscape and/or visual constraints Red: site with high landscape and/or visual constraints 1 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 Figure 1: Location Plan– all sites 2 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 2. Landscape Policy Context All sites fall under the jurisdiction of Ashford Borough Council. Landscape policy for the Borough is defined within a number of documents which form the current planning policy framework. The relevant documents are: National Planning Policy Framework 2012 Ashford Borough Council Local Plan 2000 (saved policies) Ashford Borough Council Local Development Framework Core Strategy 2008 Tenterden and Rural Sites DPD (adopted October 2010) None of the sites carries any landscape or wildlife designations. The Kent Downs Area of Outstanding Natural Beauty (AONB) lies within 500m (or less) of all five sites. The relevant policies from the Kent Downs AONB Management Plan 2014-2019 are included below. 2.1 National Planning Policy Framework (NPPF) Relevant clauses from the NPPF include: Core Planning Principles 17. Within the overarching roles that the planning system ought to play, a set of core land-use planning principles should underpin both plan-making and decision-taking. These 12 principles are that planning should: [..] take account 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; 11. Conserving and enhancing the natural environment 109. The planning system should contribute to and enhance the natural and local environment by: protecting and enhancing valued landscapes, geological conservation interests and soils; recognising the wider benefits of ecosystem services; minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s 3 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures; preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate. 115. Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural heritage are important considerations in all these areas, and should be given great weight in National Parks and the Broads. 116. Planning permission should be refused for major developments in these designated areas except in exceptional circumstances and where it can be demonstrated they are in the public interest. Consideration of such applications should include an assessment of: the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy; the cost of, and scope for, developing elsewhere outside the designated area, or meeting the need for it in some other way; and any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated. 2.2 Ashford Borough Local Plan 2000 (saved policies) The Ashford Borough Local Plan 2000 has been largely superseded by adopted documents in the Local Development Framework. However, as at April 2017 a number of saved policies remain in force, including: GP12 To protect the countryside for its own sake, for its landscape and scenic value and for the important wildlife habitats it contains, and to respond to the need for carefully managed change to accommodate demands for agricultural diversification, tourism and public access to the countryside. EN9 Development proposals which would damage significantly buildings, landscape features, or important views, which contribute to the settings and entrances of towns and villages will not be permitted. 4 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 EN10 In new developments proposed on the edge of existing settlements the boundary treatment should respect that which forms the settlement’s established character, providing an appropriate transition to the surrounding countryside. Applications will need to demonstrate how this has been achieved. EN11 Development which would fill in important open gaps between what are two distinct settlements will not be permitted. EN32 Planning permission will not be granted for any development proposals which would damage or result in the loss of important trees or woodlands. 2.3 Ashford Borough Council Local Development Framework Core Strategy 2008 Policy CS1: Guiding Principles, states: Sustainable development and high quality design are at the centre of the Council’s approach to plan making and deciding planning applications. Accordingly, the Council will apply the following key planning objectives: These include: C. Protection for the countryside, landscape and villages from adverse impacts of growth and the promotion of strong rural communities; Paragraph 6.33 refers to the two Areas of Outstanding Natural Beauty (AONBs) in the Borough – the Kent Downs and High Weald, stating that: development located outside an AONB but which would have a significant adverse effect on the setting of the AONB should also be resisted. 5 Landscape and Visual Appraisal for potential Housing Allocation Sites, M20 Corridor and Land off Pluckley Road, Charing April 2017 Policy CS6: Rural Settlement Hierarchy This policy sets out the hierarchy of rural settlements outside the Ashford Growth area which are considered suitable for limited expansion and distribution of housing site allocations. Charing is included as one of a number of settlements classified as Tier 2 (rural services centres), with a proposed housing allocation as follows: Phase 1 (2006 - 2013): 50 Phase 2 (2014 - 2021): 60 Land south of Maidstone Road, at the western edge of Charing and immediately to the east of site 4, formed Phase 1 of this allocation. This policy is developed in the Tenterden and Rural
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