Landscape Appraisal Land at Baltilly, Ceres, Fife Job No 0807
For: Savills Date: 08 th March 2013
Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
CONTENTS
1.0 INTRODUCTION
2.0 THE PROPOSED DEVELOPMENT SITE
3.0 LEGISLATION POLICY AND GUIDANCE
4.0 SITE TOPOGRAPHY
5.0 SITE LANDUSE AND INTERNAL CHARACTER
6.0 SITE VISIBILITY PATTERNS
7.0 SUMMARY AND CONCLUSIONS
8.0 SUGGESTED DEVELOPMENT PROPOSALS
APPENDIX 1: TARVIT & CERES SLA DESIGNATION CRITERIA
Brindley Associates Limited 1 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
FIGURES
Figure 1 Location and Extent of the Site
Figure 2 Landscape Designations
Figure 3 Site Landscape and Visual Appraisal
Figure 4 Site Panoramas A & B
Figure 5 Site Panoramas C & D
Figure 6 Site Panoramas E & H
Figure 7 Site Panoramas I & J
Figure 8 Site Photographs
Figure 9 Viewpoint Photograph 1
Figure 10 Viewpoint Photograph 2
Figure 11 Suggested Development Proposals
Figure 12 Suggested Development Proposals in Context
Brindley Associates Limited 2 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
1.0 INTRODUCTION
Brindley Associates Ltd, Landscape Architects and Environmental Planners were commissioned by Savills to carry out a Landscape Appraisal in order to identify landscape and visual constraints and opportunities for a proposed development site located on the western boundary of the village of Ceres in Fife. The site is being promoted as a residential development site.
This report describes the key components, features and characteristics of the site, assesses its relationship with the adjacent agricultural landscapes and the contribution that it makes to the setting and context of Ceres.
The report considers the extent to which an understanding of the existing landscape character and visibility patterns can be used to contribute to an emerging development strategy for appropriate residential development in this location.
This report takes the form of a desk review supported by a site visit by a Chartered Landscape Architect to confirm and develop the findings of the review. The site visit and review were undertaken by Ross Wilkie BSc (Hons) Ecol Dip LRM MLA CMLI in February 2013.
2.0 THE PROPOSED DEVELOPMENT SITE
The proposed development site comprises policy land associated with Baltilly House. The site comprises two paddocks, currently grazed by horses, an area of Juncus dominated grassland which appears to be currently unmanaged and a small area of regenerating scrub woodland and extends in total to approximately 4.3 hectares. It should be noted that the proposed development site does not include the immediate garden grounds associated with Baltilly House. The site also does not include the grounds and paddock associated with Little Baltilly which comprises two parcels of land adjacent to the access drive on the south western boundary of the site.
The proposed development site falls into two discrete areas of different character and visibility; Area A lying to the south east of the secondary access drive to Baltilly House, which extends to approximately 2.0 hectares; and area B, comprising the land to the north west of the access drive. Area B extends to approximately 2.3 hectares. (See Figure 1).
Figure 1: Location and Extent of the Site
Brindley Associates Limited 3 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
3.0 LEGISLATION POLICY AND GUIDANCE
The site and its surroundings are covered by the St Andrews and East Fife Local Plan (Adopted 2012). In summary the information of relevance to this landscape appraisal is as follows:
• The site is currently identified as being within the Tarvit and Ceres Special Landscape Area (SLA); and
• The site is adjacent to the boundary of the Ceres Conservation Area.
Tarvit and Ceres Special Landscape Area
The Tarvit and Ceres SLA extends south from the A914 at Cupar to the B940 at Pitscottie in the west, to Falfield, New Gilston and east to the A916. All countryside surrounding Ceres, including the proposed development site, is included in the SLA, although the urban area of Ceres itself is excluded. Due to existing development on the southern, eastern and northern boundaries of the site this appraisal has concentrated upon possible effects upon those parts of the SLA to the west of Ceres (See Figure 2 and Appendix 1).
The proposed development site lies on the valley floor and the key defining characteristics of the Tarvit and Ceres SLA are considered to be:
• The SLA is defined as the valley of the Ceres and Craigrothie Burns and the rolling hills which contain them;
• Arable fields, enclosed by a mix of stone walls and hedge, cover much of the valley and lower hill slopes; and
• Tightly clustered, historic villages of Ceres and Craigrothies sit within the valley.
A full description of the SLA characteristics is provided in Appendix 1. The proposed site lies within the area defined as being within the SLA however is not considered to be typical of the wider SLA inasmuch as it is:
• Enclosed by existing settlement at Newtown on its northern boundary;
• Partially enclosed by settlement along the B939 to the south;
• Entirely enclosed to the east by existing settlement within Ceres;
• Is partially enclosed to the south west by the shelterbelt and ornamental planting associated with Little Baltilly House;
• Is adjacent to urban fringe elements including ornamental gardens, ponds, tennis courts, several infill residential properties including Hadron House; and
• Is managed for urban fringe ‘horsiculture’ which is somewhat at odds with the intensive arable farmland character of the valley floor components of the SLA.
Ceres Conservation Area
The Ceres Conservation Area covers much of Ceres including residential areas at The Loch, Croftdyke, much of Mainstreet, Castlegate and Anstruther Road. The proposed development site lies outwith the Conservation Area but is near to its boundary where the designation encompasses The Loch and Croftdyke. (See Figure 2).
It is considered that appropriately designed development would have a negligible effect upon the characteristics of the Conservation Area as the boundary tree belt/avenue along the B939 would provide screening, visual integration and visual continuity in the vicinity of The Loch and existing woodland will provide screening to much of the village. It is
Brindley Associates Limited 4 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
considered that retained mature woodland and parkland vegetation will screen the development from any further parts of the Conservation Area.
4.0 SITE TOPOGRAPHY
The site occupies a position on the Craigrothie valley floor, with the northern boundary being formed by the canalised Craigrothie Burn. The site lies between 70m and 80m AOD with Baltilly House located on the highest land. The site rises gradually from low-lying flat land adjacent to the burn via a sharp level change between the northern and southern parts of Area B. The southern part of Area B and all of Area A are relatively flat and fall gently towards the B939 on the southern boundary.
To the west of the site the land remains relatively flat comprising the Craigrothie Burn valley floor although to the north and south landform rises up the valley sides towards hills of up to 150 - 210m AOD.
To the east of the site the landform is low lying valley floor at the confluence of the Craigrothie and Ceres Burns but is dominated by the built form of Ceres.
5.0 SITE LANDUSE AND INTERNAL CHARACTER (see Figure 3)
The site currently consists of the land associated with Baltilly House and comprises two main areas of pasture, an area of scrub woodland and one area of grassland adjacent to Craigrothie Burn. Site boundaries are complex and varied, comprising low stone walls to the southern and western boundaries, post & wire fencing, chestnut pale fencing and mature beech hedgerows on the eastern boundary and the Craigrothie Burn channel on the northern boundary.
The southern boundary wall is reinforced by shelterbelt/avenue planting along the B939 with the south western boundary reinforced by the shelterbelt associated with Little Baltilly.
The south eastern boundary is reinforced by ornamental woodland and parkland associated with the front elevation of Baltilly House and the eastern boundary near North Croftdyke is reinforced by mature broadleaved trees associated with the Ceres Burn.
Recent residential development overlooking the Craigrothie Burn at Newtown is prominent on the northern boundary.
6.0 SITE VISIBILITY PATTERNS (see Figure 3)
The site visibility patterns are best discussed with reference to the areas A and B as defined in Figure 1. Visibility within the site is illustrated on a series of Site Analysis Panoramas taken from within the site or its immediate boundaries (Figures 4A to 4H). Visibility of the site from outwith its boundaries are illustrated on two viewpoints (Figures 7A &7B). Both of the offsite viewpoints are located to the west of the site in order to present visibility from those parts of the SLA considered most likely to experience views to the site.
Area A is enclosed by woodland and tree avenues and generally south facing, it is partly screened from the adjacent B939 to the south by an existing mature mixed species shelterbelt/avenue (See Site Panorama A on Figure 4 and Photograph G on Figure 8), through which filtered visibility to and from the site is available during winter months, although it is considered that there would be effectively no close visibility available through these trees during summer months. (See Site Panorama B on Figure 4 and Site Panorama C on Figure 5).
Brindley Associates Limited 5 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
To the east the site contains some mixed species amenity woodland backed by mature woodland along the Ceres Burn. (See Site Panorama D on Figure 5 and Site Photograph E on Figure 8).
To the north the site is contained by remnant ornamental ‘parkland’ type planting associated with the front elevation of Baltilly House (See Site Photograph C on Figure 8).
The immediate western boundary of the site is open to a small paddock in the ownership of Little Baltilly and is visible from it (See Site Panorama D on Figure 5). However in wider views from the west the site is visually contained by the coniferous shelterbelt and ornamental planting associated with Little Baltilly House and is not considered to be significantly visible from points west of the existing access to Baltilly on the B939 (See Site Panorama E on Figure 6 and Viewpoint Photograph 1 on Figure 9).
Area B is contained on its northern boundary by visually prominent existing development at Newtown (See Site Panorama F on Figure 6). There is visibility to and from this residential development from Area B.
The eastern boundary of Area B is defined by poplar planting and a chestnut pale fence which separates the site from an adjacent private garden area. It is also partially formed by a tall (3m plus) and mature beech hedgerow which separates the site from the private gardens associated with Baltilly House. There is some visibility of the lower part of the site through the fence; however the hedgerow associated with Baltilly House screens visibility through this boundary (See Site Panorama G on Figure 7).
The southern boundary of Site B comprises the access avenue to Baltilly House and is relatively open. There is visibility to and from Site B from within the general area owned by Baltilly House; however the boundary shelterbelt/avenue adjacent to the B939 and the coniferous shelterbelt associated with Little Baltilly screen visibility of this area in views from the south and south west. (See Site Panorama H on Figure 7)
The eastern boundary comprises in the main a low stone wall approximately 1m in height. Whilst an attractive features, the wall does not provide screening and there are views to and from the site from the farmland to the west. Site B is seen in these views in the context of the existing residential development at Ceres and is generally framed by existing residential properties at Newtown to the north and Little Baltilly to the south (See Site Analysis Panorama H and Viewpoint Photograph 2 on Figure 10).
7.0 SUMMARY AND CONCLUSIONS
In summary it is considered that the site at Baltilly House has the potential to offer appropriate scale residential development opportunities for Ceres.
It is considered that Area A is currently well contained by existing shelterbelts and landform. Visibility of this area is considered to be limited to receptors on its immediate boundaries. Effects upon the SLA are considered to be restricted entirely to the development footprint and negligible in the wider context of the SLA. It is not considered that development of this area would materially affect the character of the adjacent conservation area.
Area B is well contained on three boundaries however it is visually open to the west. It is considered that residential development in Area B would be visible in some views from the west. This is not considered to be unacceptable as the site is seen at all times in these views in the context of the existing development at Ceres and is framed to both sides by existing residential areas. It is not considered that development in Area B would significantly expand the presence of the settlement in these views or affect the broader character of the SLA, however it is considered that appropriate structure planting on the western boundary of this area would allow new residential development to integrate well into Ceres as seen from the west.
Brindley Associates Limited 6 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
8.0 SUGGESTED DEVELOPMENT PROPOSALS
The following suggested development proposals are based upon the landscape analysis, an understanding of the SLA, the Conservation Area and recommendations as to a suitable form of development for the proposed site.
It is considered that development in Area A will currently be able to be contained within an existing framework of mature and maturing landscape structure provided by existing boundary and onsite vegetation as discussed in the above text. Development in this area will be able to deliver:
• Small scale and organic expansion of Ceres;
• Development which relates well to the existing settlement edges;
• Limited visibility of new residential areas;
• Pedestrian linkage to wider Ceres;
• Negligible landscape and visual effects upon the wider SLA; and
• Negligible effects upon the character of the Conservation Area.
In consultation with the landowner an indicative residential development layout has been provided as an example of how appropriate residential development with appropriate landscape structure and linkages can be accommodated on this part of the site with minimal effects upon the wider character and setting of Ceres as discussed above (See Figure 11 & Figure 12). The proposed development also allows for the:
• Reinforcement and management of the existing boundary planting to the B939, ensuring it’s long term continuity;
• Creation of new areas of locally appropriate structural woodland to frame and screen the development further;
• Reinforcement of the proposed development plots western boundary, to ensure privacy for the paddock associated with Little Baltilly;
• Standing off from the setting of Baltilly House and relates to the existing residential developments within Ceres; and
• Access to be from within the existing 30mph area of Ceres, allowing easy pedestrian linkage with the wider settlement.
It is considered that development of Area B can be accommodated with minimal effect upon the SLA outwith its immediate footprint due to the existing pattern of residential developments framing the site and the containment of the area within a defensible boundary. It is however advised that appropriate advanced structure planting on the western boundary of Area B would allow the integration of development into the townscape as seen from the west, should this be done it is not considered that development in Area B would result in adverse effects upon the character and function of the SLA or upon visual amenity of receptors on approaches from the west. Development of Area B would have no effect upon the Conservation Area.
Brindley Associates Limited 7 08 th March 2013 Land at Baltilly, Ceres, Fife Landscape Appraisal Savills Job No 0807
Appendix 1:
Tarvit & Ceres SLA designation criteria, excerpt from Fife Local Landscape Designation Review Final Main Report Prepared for Fife Council by Land Use Consultants in association with Carol Anderson and the Small Town and Rural Development Group
March 2009
Designation statement:
This area comprises the valley of the Ceres and Craigrothie Burns and the softly rolling hills which contain it. The hills form an extensive band located on the southern edge of the Howe of Fife where they form a distinctive steep-sided scarp rising from the gently undulating settled farmland around Cupar. Hill slopes are cut by narrow valleys, many of these forming deeply incised densely wooded dens, for example Glassy How, Craighall and Teasses Dens.
Arable fields, enclosed by a mix of stone walls and hedge, cover much of the valley and lower hill slopes with more mixed farmland occurring on steeper ground. There is little woodland cover within the valley floor although distinctive mixed shelter woodlands are associated with the Hill of Tarvit and Teasses policies and these, together with tree avenues, parkland and stone boundary walls of a number of estates and the densely wooded dens, make a significant contribution to the diversity of this area. The woodlands of Hill of Tarvit have a particularly distinctive spiral pattern, accentuating the rounded form of small hills. More extensive coniferous plantations occur in the Falfield area.
The tightly clustered, historic villages of Ceres and Craigrothies sit within a valley surrounded by hills. Farms and large houses, including the mansion house of Hill of Tarvit and Scotstarvit Tower, are located on the high ridges or south-facing hill slopes. The pronounced hills, distinct pattern of policy woodlands, wooded dens and rich rolling farmland produce a scenically diverse and balanced landscape which is further enhanced by occasional landmark historic buildings.
Forces for change:
Changes to farming practices, windfarm development and possible pressure for settlement expansion.
Management recommendations:
Woodland management conserve the distinctive pattern of policy woodlands and densely wooded dens. A restoration programme should be adopted for the management and renovation of hedgerows and stone walls. The diversity of arable farmland within valleys should be enhanced by planting riparian woodlands and establishing small woodlands and hedgerows. It is important to conserve the historic integrity and scale of the settlements of Ceres and Craigrothie which make a strong contribution to the rural character of this landscape. Hill top masts should be avoided as should built development which would adversely affect the distinctive pattern of woodlands and the scale of the landscape.
Brindley Associates Limited 8 08 th March 2013