Landscape Statement

Prepared by CSA Environmental

on behalf of Hallam Land Management Ltd

Report No: CSA/2874/05

January 2018

Report Prepared Approved Date Comments Reference by by CSA/2874/05 08/02/18 CA CS First Issue CSA/2874/05a 16/02/18 CA CS Second Issue

1.0 INTRODUCTION

Background

1.1 CSA Environmental has been appointed by Hallam Land Management Ltd, to prepare a landscape and visual statement in respect of land to the East of Biggleswade (‘Study Area’). This area is identified in the emerging Central Bedfordshire Local Plan (Pre-submission Version, January 2018), as a potential allocation for a new sustainable village which will provide in the region of 1,500 new homes. In addition, the emerging Plan identifies a large area of land a short distance further east, Land East of Biggleswade (east of the allocated new village, south of Sutton and west of Dutton) as a location for future growth. This statement considers the potential landscape and visual opportunities and constraints to significant development in this location.

1.2 Hallam Land Management Ltd is also promoting land to the north of Biggleswade as a potential location for residential growth within the Local Plan. This statement also provides a brief comparative assessment of the two potential growth options in respect of potential landscape and visual effects, and their relationship to existing settlement within Biggleswade. The location of the potential growth options considered within this report is shown on the Location Plan contained within Appendix A.

1.3 To set the context for the statement an overview is provided on the landscape policy context and published landscape guidance / evidence base documents, which are relevant to this assessment. A brief description of the Site and the surrounding context is also provided and a description of the key views of the Study Area. For the purposes of this statement the Site was visited on the 02nd February 2018 by an experienced and qualified Landscape Architect.

2.0 LANDSCAPE PLANNING CONTEXT

2.1 Central Bedfordshire Council published the Local Plan 2035, Pre- submission version in January 2018. Policy SA4: East of Biggleswade identifies the land to the east of Baden Powel Way as a potential allocation for a mixed use development of up to 1,500 new dwellings and associated uses. The policy states that development will form a ‘well designed sustainable village that will be visibly and physically separate from Biggleswade and will provide a mix of uses necessary to achieve a sustainable and vibrant community’. These include:

 In the region of 1500 homes;

 Delivery of a health and social care hub to serve the needs of the proposed development;

 Provision of new community facilities;

 Provision of new educational facilities; and

 Provision of leisure facilities, including indoor and outdoor sport and leisure facilities, including pavilions and allotments.

2.2 In addition, the policy notes that development will maximise opportunities to create multifunctional green infrastructure, including:

 a parkland corridor to the west of the site to achieve the objectives of the Biggleswade Green Wheel and the provision of public open space as an extension to the Biggleswade Common. This Green Corridor will be of a scale commensurate to the Biggleswade Common with substantial wet woodland planting, rough grassland and scrub, complimentary to Biggleswade Common whilst providing significant mitigation to the inter-visibility between the built development within the allocation site and Biggleswade;

 landscaping and habitat linkages following the northern boundary of the site allocation, extending from the boundary of the site adjoining Biggleswade Common and towards Dunton Fen as well as substantial soft landscaping to be provided along the eastern and southern boundaries of the site to mitigate visual impacts on the landscape and the setting of heritage assets;

2.3 The policy notes that development proposals will provide appropriate measures to protect key features of biodiversity and prevent undue impact on landscape and heritage assets.

2.4 Section 7.9 of the emerging Plan identifies the proposed locations for future growth, including Land East of Biggleswade (east of the allocated new village, south of Sutton and West of Dunton). The broad extent of this area is shown on the map contained within Appendix 7 of the document. The identified locations for future growth are described as areas which may be required to serve development needs in the longer term, beyond the plan period or potentially at an earlier point in time if the wider context changes. It states that these areas have technical capacity to support development but no housing numbers are attributed to them within the Plan period. Paragraph 6.3.7 of the draft document does note that this area has potential capacity to accommodate 5,000 homes in addition to the draft allocation of 1,500. Paragraph 6.3.3 states that wider growth could include up to three additional new villages east of Biggleswade.

2.5 The document goes on to state that there is currently insufficient technical evidence and / or supporting infrastructure to support allocation of these areas. It does however note the potential, based on Central Bedfordshires location within the centre of the Oxford – Cambridge growth corridor, for future strategic infrastructure projects to enable development in these locations.

Landscape Policy

2.6 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.

2.7 Draft Policy EE5: Landscape Character and Value of the emerging Local Plan states that in order to safeguard the intrinsic character, scenic beauty of the landscape, development proposals will need to have regard for the key characteristics and sensitivities of the site and its setting, as set out in the Bedfordshire Landscape Character Assessment.

Landscape Evidence Base Documents

Site Assessment Technical Document (July 2017)

2.8 This report presents the initial conclusions of the site assessment process which considers sites proposed as part of the Council’s Call for Sites. The land east of Biggleswade, including the majority of the future

growth area, lies within the parcel East of Biggleswade (West of Sunderland Farm), Reference Number NLP433.

2.9 The assessment sheet for NLP433 notes the following points in relation to development in this location:

 Development of the entire area would cause coalescence between Biggleswade and Sutton and be in close proximity to Dunton. However, the site is large enough to provide physical and visual buffers;

 Development will require significant infrastructure to support strategic scale development;

 The presence of electricity pylons and a scheduled monument pose some physical constraints to development;

 The site could be considered a standalone settlement, however if development forms an extension to Biggleswade it is considered that it would cause harm to the character of the settlement, including its pattern, distinctiveness and built and natural form;

 In respect of landscape character, it notes that it has limited scope. It lies within an open, arable landscape with high visibility and any development would need woodland planting in scale with field structure; and

 Potential impacts on the significance of listed buildings and the Sutton Conservation Area and impacts on the Newton Bury Enclosure Scheduled Monument;

 Large sections of the Site lie within Flood Zones 1 and 2.

3.0 STUDY AREA DESCRIPTION, CONTEXT AND VISIBILITY

Study Area Description and Context

3.1 The Study Area encompasses an irregular swathe of arable farmland to the east of Baden Powel Way, Biggleswade. It includes the draft allocation site for a new village and the future growth area, identified as Parcel A and B respectively on the Location Plan in Appendix A. It extends eastwards as far as Sutton Road; northwards to the edge of the historic settlement at Sutton; and southwards as far as Dunton Road.

3.2 The Study Area is characterised by flat, open, low lying farmland with a medium to large field pattern. It is sub-divided by intermittent hedgerows, drainage ditches and occasional pockets of woodland. It contains the farmsteads and agricultural buildings at West Sunderland Farm and Sunderland Hall Farm and a small number of residential properties. Paddocks and horsiculture are evident in proximity to these properties, however the area is predominately in arable use. An overhead powerline crosses the land to the west of West Sunderland Farm in a north – south direction.

3.3 To the west of the site is Baden Powel Way which marks the eastern edge of Biggleswade. This area is experiencing significant growth, with new residential estates and associated infrastructure conspicuous at the edge of the town, to the west of Baden Powel Way. To the east of Baden Powel Way is a tract of open space and wetland, which forms part of the linear green infrastructure network which marks the eastern edge of Biggleswade and connects to Biggleswade Common to the north west of the Site. The Common is an area of grassland and woodland scrub habitat which encloses the northern extents of the town.

3.4 To the north east of the Study Area is the small historic settlement at Sutton, the majority of which is designated as a Conservation Area. A short distance to the south east of the Study Area is the village of Dunton.

3.5 The land within the Study Area is flat and low-lying, however the higher ground associated with the Greensand Ridge is evident to the north. In addition, the landform rises gently to the north east of Sutton and in the vicinity of Dunton to the south east, permitting far reaching views across the low-lying farmland towards the edge of Biggleswade.

3.6 There are a number of public footpaths and bridleways which cross the Study Area and the surrounding farmland, as shown on the OS mapping in Appendix A.

Landscape Character, Quality and Sensitivity

National Landscape Guidance 3.7 The Site and the settlement at Biggleswade lie within the Bedfordshire and Cambridgeshire Claylands (Area 88) National Character Area (‘NCA’). This area is described as a broad, gently undulating, lowland plateau dissected by shallow river valleys. It is predominately an open, arable landscape of planned and regular fields bounded by open ditches and trimmed often species poor hedgerows.

3.8 A short distance to the north of Biggleswade, the rising ground at Sandy Warren lies within the Bedfordshire Greensand Ridge NCA. This area is described as a distinctive ridge with a north-west facing scarp slope formed of the underlying sandstone geology.

Central Bedfordshire Landscape Character Assessment (January 2015, amended February 2016) 3.9 Central Bedfordshire Landscape Character Assessment has been prepared by Land Use Consultants on behalf of Central Bedfordshire Council. The land to the east of Biggleswade lies within two Landscape Character Areas (‘LCA’), with the land closest to the settlement located in the Lower Ivel Clay Valley, LCA 4B; and the land further east in the Dunton Clay Vale, LCA 5G.

3.10 The key characteristics of Lower Ivel Clay Valley LCA include the following:

 Mixed land use of arable and improved pasture with some withy beds and rough grazing close to the River Ivel;

 Large and medium scale geometric fields are bounded by ditches and hedgerows, with the latter often in poor condition or lost;

 Shelterbelts of conifers and poplar are visually prominent in the flat landscape, plus occasional mature willows;

 Horse pastures are a frequent feature with boundary fences and shelters;

 Network of minor rural roads with small scale bridges over the Ivel contrast with busy trunk road of the A1;

 The Greensand Ridge to the east forms a wooded backdrop to the northern section of the valley; and

 A disturbed and fragmented area with the presence of the major road corridor of the A1, large settlements and the mix of land uses giving an urban fringe character.

3.11 The key characteristics of Lower Ivel Clay Valley LCA include the following:

 An undulating ‘vale’ extending into Cambridgeshire with an elevated ridge rising to about 45m AOD and broad valleys. This is not technically a vale and forms a transition between the Clay Valley (4) and Clay Plateau (1) landscape types.

 Strong ridge of land between the Ivel and upper reaches of the Cam containing the settlements of Edworth, Millow, Dunton and Eyeworth.

 Some expansive views across the vale but generally views are more enclosed than other vale areas due to undulating landform. Long range views from higher points across Cambridgeshire.

 Land use predominantly defined by intensive arable (cereal) cropping contained within medium to large fields. Orchards were formerly common, although are now lost.

 Field boundaries are largely characterised by short flailed, gappy hedges. Old hedgerow lines are marked in places by surviving hedgerow trees.

 Essentially an open arable landscape with limited woodland cover. Occasional mature hedgerow trees and roadside oaks on wide grass verges are a distinctive feature.

 Tributary streams and drainage channels run through the landscape. These are largely imperceptible but are picked out by vegetation aligning the corridors or white railings along the roadside. The brook, ford and bridge at Sutton village are distinctive features.

 Minor ‘parkland’ landscapes associated with the area to the south around Edworth plus Sutton Park (now part of a golf course to the north).

 Absence of main roads with minor rural roads and secondary

routes traversing the landscape and connecting the villages.

 A series of small settlements at Edworth, Millow, Dunton, Eyeworth, Sutton and Wrestlingworth - generally loosely linear in form with varied settlement character.

3.12 The report provides a series of guidelines for new developments in respect of both LCA. The following points are of particular relevance:

 Conserve the rural settings of the market towns of Biggleswade and Sandy and enhance the settlement edge for instance by woodland, hedgerow and hedgerow tree planting to screen large scale development at Biggleswade in views over the open farmland to the east;

 Retain and conserve the settlement pattern of small villages avoiding merging these through linear development along roads;

 Conserve the character of secondary roads, limiting urbanising influences e.g. kerbing and widening and ensure that traffic management measures are sympathetic to those sections of the area with a rural character; and

 Consider the potential effect of any expansion of development east of Biggleswade on the character of this area. Thickening of the hedgerow network and promotion of a new generation of mature hedgerow trees to filter views is a key opportunity.

Statutory and Non-Statutory Designations 3.13 The Study Area is not covered by any statutory or non-statutory designations for landscape character or quality.

3.14 Sunderland Hall Farm which lies within the Future growth area is Grade II Listed. There are several listed buildings within the Conservation Area at Sutton and the Grade II* Listed Church of St Mary lies within the settlement at Dunton. In addition, there are a number of Scheduled Monuments located within close proximity to the Study Area. For details please refer to the Magic Map Extract and Heritage Plan contained within Appendix D.

Landscape Quality, Sensitivity and Value 3.15 The Study Area comprises, open arable farmland which extends in depth from the eastern edge of Biggleswade. Given its open character and low lying disposition there are extensive views available across this area to the edge of Biggleswade and to the wider

countryside. Overall it is considered to be of medium landscape quality, sensitivity and value in accordance with the criteria set out in the methodology contained within Appendix F.

Visual Overview

3.16 The following section briefly describes the key views across the Study Area. At the time of the Site visit deciduous vegetation was out of leaf and the Study Area was at its most visible in views from the surrounding area. Given the Site’s low-lying and relatively open character expansive views across this area are available from the surrounding highway network and public rights of way. Photographs illustrating some of the key views are contained in Appendix C and the photo- locations are shown on the plans in Appendices A and B.

3.17 There are far reaching views across the Study Area to the wider countryside from Baden Powel Way and from the housing area to the west (Photograph 01).

3.18 There are expansive views across the wider countryside from the network of footpaths which cross the Site (Photographs 02 and 03). In views west from these footpaths housing at the edge of Biggleswade is conspicuous, although its prominence declines east of Sunderland Hall Farm. There are also views available of housing and the church spire in Sutton, and the tower at the Church of St Mary’s in Dunton is also a visible landmark.

3.19 There are views available from the farm buildings and properties located within the Site.

3.20 There are expansive views towards the Study Area from sections of Dunton Lane / Biggleswade Road west of Dunton (Photograph 04).

3.21 There are views from Sutton Lane across the Study Area to housing at the edge of Biggleswade (Photograph 05). There are far reaching views available from a high point on the unnamed road to the east of Sutton (Photograph 06). In these views, housing in Biggleswade and within Sutton is discernible at the periphery of the Study Area.

3.22 There are views towards Biggleswade from the footpaths south of Sutton (Photograph 07). There are also views from Biggleswade Road on the approach into the town (Photograph 08).

4.0 SUITABILITY TO ACCOMMODATE STRATEGIC GROWTH

4.1 The land to the east of Biggleswade is identified as a strategic allocation to accommodate a new village of up to 1,500 new dwellings and additional land identified for future growth. The following section considers the landscape and visual opportunities and constraints to significant growth in this direction against a series of landscape and visual criteria. In addition, it provides a brief comparison between the draft proposals for growth to the east of Biggleswade and the potential for further expansion to the north of the settlement.

4.2 The draft allocation (Parcel A on the Site Location Plan) is identified as a potential new village for 1,500 dwellings. The remainder of the Study Area (Parcel B) is identified as a future location for growth with potential capacity for 5,000 new homes within up to three new settlements.

Capacity of the Draft Allocation to deliver 1,500 dwellings

4.3 An initial appraisal of the draft allocation’s capacity to accommodate the required housing numbers has been undertaken. As noted in the Council’s Site Assessment Technical Document, parts of the Draft Allocation lie within Flood Zones 1 and 2 and the site is crossed by overhead powerlines.

4.4 The plan in Appendix E shows the potential development area achievable on this site. Primarily owing to the flood risk, development would be located to the east of the overhead powerline. In additional, any development proposals would need to accommodate the existing footpath network. As a result, approximately 40 percent, or 43 hectares of the proposed allocation is suitable for development. A theoretical yield of between 1,300 and 1,500 dwellings is therefore achievable at a medium density of between 30 and 35 dwellings / hectare. Development proposals may be further constrained by the requirement to achieve a robust landscape boundary alongside the northern, eastern and southern parcel boundaries. The draft allocation of 1,500 dwellings therefore could be optimistic.

Relationship to Existing Settlement Pattern

4.5 Parcel A lies in close proximity to the existing urban edge of Biggleswade which is currently defined by the route of Baden Powel Way. Significant development has been undertaken to the west of the highway as part of the planned growth which was identified in Saved

Policy H08 of the Mid Bedfordshire Local Plan 2005. Despite experiencing a high level of growth in recent years, particularly on the eastern edge of the town, the settlement has retained a relatively compact form, contained by the route of the A1 to the west and south, with Baden Powel Way providing a robust boundary between the edge of the town and the wider countryside to the east.

4.6 The draft allocation would introduce built development into the open countryside to the east of Baden Powel Way. Draft Policy SA4 envisions the proposals as providing a new village; however given its proximity to existing housing in Biggleswade, and the inter-visibility with the edge of the town, it is difficult to appreciate how any meaningful separation will be achieved. It is more likely therefore that the proposed village will be perceived as a suburb of Biggleswade, or as an extension of the existing urban area.

4.7 Similarly, future growth of the scale anticipated will be difficult to separate from the built up area of Biggleswade, resulting in several communities separated by relatively narrow green infrastructure corridors. In addition, the open nature of the surrounding countryside means that there are few natural features on the ground to provide robust boundaries to the proposed growth areas, and containment of these new settlements will largely be dependent on the establishment of significant new areas of landscape infrastructure. If not properly planned this could lead to the perception of poorly integrated, sprawl at the eastern edge of Biggleswade.

Separation and Settlement Character

4.8 The proposed allocation and the identified area for future growth would introduce a significant quantum of built development into the open countryside which separates Biggleswade from the neighbouring settlements at Sutton and Dunton. The proposals anticipate a series of linked villages, however given the open characteristics of this landscape, growth of this scale would be readily appreciable from vantage points within the surrounding area.

4.9 Sutton, is a small historic settlement which has grown in a linear fashion along the route of the High Street and Church Road. The church spire at All Saint’s Church and the properties in the village are visible from vantage points within the surrounding area. The surrounding countryside which adjoins the village plays a role in the rural setting of the village. Dunton lacks the historic character of Sutton, nevertheless the surrounding countryside provides an important buffer between the built up edge of Biggleswade and the village.

4.10 The proposed draft allocation of 1,500 new dwellings represents a significant extension of the built up edge of Biggleswade into the existing gap between the town and the outlying villages. The new housing will be visible from the edge of Sutton and from the surrounding highway network and there will be a visual as well as physical diminution in the existing sense of separation.

4.11 The location of an additional 5,000 new dwellings and associated infrastructure within the surrounding countryside to the east of the allocation will significantly alter the character of the intervening landscape, the relationship and separation between the edge of Biggleswade and the outlying settlements, and their rural setting.

4.12 In addition, development of this scale will impact on views from the surrounding rural road network, including Sutton Lane and Dunton Lane / Biggleswade Road. Significant development in this area and an increase in the highway infrastructure to support development is likely to have an urbanising effect on the character of these essentially rural roads, and the transition between the surrounding settlements.

Potential Landscape and Visual Effects

4.13 The landscape of the Study Area comprises low-lying, open arable farmland. To the west, it is affected by its proximity to the edge of Biggleswade, however it becomes increasingly rural in character to the east of Sunderland Hall Farm. In terms of landscape character it is relatively ordinary farmland, however its open character means that there are expansive views across this area from the surrounding countryside and public highways.

4.14 Significant growth will result in the sub-urbanisation of an extensive tract of farmland to the east of Biggleswade. As described in the preceding section, it will be highly visible from a number of vantage points on the surrounding road network and from the higher ground to the east of Sutton. Many of these views are far reaching, extending across much of the Study Area. Accordingly, on a number of occasions development within this area will be perceived in the foreground of housing at the edge of Biggleswade, and will read as part of a wider expansion at the edge of the town.

Comparison of Strategic Development Options

4.15 Hallam Land Management Ltd are promoting land to the north of Biggleswade as a strategic option for growth. Part of this site has been identified as a draft allocation for approximately 401 dwellings, with the remainder identified as lying within an area covered by a draft

Important Countryside Gap policy. The countryside gap policy in this location is aimed at preventing coalescence between Biggleswade and Sandy which lies approximately 3km to the north, separated by the elevated Greensand Ridge at Sandy Warren. Separate representations have been prepared to demonstrate that designation of an Important Countryside Gap north of Biggleswade is inappropriate.

4.16 CSA Environmental have previously undertaken a landscape and visual assessment of the land to the north of Biggleswade, which has informed the current masterplan proposals for a new development of approximately 1,000 dwellings, associated infrastructure and open space.

4.17 In respect of expansion to the north of Biggleswade the following points are relevant to this comparison.

 The proposals will effect an area of farmland of low environmental quality at the urban fringe;

 Development is well related to the current settlement at the northern edge of Biggleswade and forms a logical extension to the built up area of the town;

 Unrestricted expansion of Biggleswade to the north is contained by Biggleswade Common to the north and east and by the railway line to the west;

 The proposals maintain a buffer of agricultural land between the development site and the Common to the north;

 There are limited opportunities to view the Site outside of its immediate context; and

 The proposed development site is visually and physically separated from the settlement at Sandy, and development would result in a minor reduction in the gap between the settlements.

4.18 Expansion to the north of Biggleswade therefore represents an opportunity for a sustainable extension which is well related to the existing pattern of settlement in Biggleswade. Given the potential landscape and visual constraints to expansion to the east of Biggleswade, it is considered that North Biggleswade offers a viable option for delivering additional housing to assist meeting the required housing numbers within Central Bedfordshire.

5.0 CONCLUSION

5.1 The Study Area encompasses an irregular swathe of arable farmland to the east of Baden Powel Way, Biggleswade. This area is identified in the emerging Central Bedfordshire Local Plan (Pre-submission Version, January 2018), as a potential allocation for a new sustainable village which will provide in the region of 1,500 new homes. In addition, the emerging Plan identifies a large area of land a short distance further east, Land East of Biggleswade (east of the allocated new village, south of Sutton and west of Dutton) as a location for future growth.

5.2 The Study Area is not covered by any statutory or non-statutory designations for landscape character or quality. The landscape of the Study Area comprises low lying, open arable farmland. In terms of landscape character it is relatively ordinary farmland, however its open character means that there are expansive views across this area from the surrounding countryside and public highways.

5.3 An initial assessment of the capacity of the draft allocation to accommodate development identified that it is constrained by areas of flood risk and the overhead powerlines. The approximate capacity of the land parcel is considered to be between 1,300 and 1,500 dwellings at a medium density of between 30-35 dwelling / hectare.

5.4 This statement identified that there are a number of potential landscape and visual constraints to expansion to the east of Biggleswade. These include the following:

 Relationship to the existing settlement pattern on the edge of Biggleswade;

 Intrusion into open and visually sensitive countryside;

 Expansive views from neighbouring highways and rights of way;

 Impact on the separation and rural setting of the neighbouring settlements at Sutton and Dunton; and

 Urbansing effect on neighbouring rural highway network.

5.5 Hallam Land Management Ltd are promoting land to the north of Biggleswade as a strategic housing location. CSA have previously provided landscape and visual advice which has informed the masterplan proposals for a strategic development of approximately 1,000 dwellings. The initial survey work identified that development in this location would be well related to existing settlement in

Biggleswade; it would impact on an area of farmland of low environmental quality; and is visually contained in views outside of its immediate context.

5.6 Given the potential landscape and visual constraints to expansion to the east of Biggleswade, it is considered that North Biggleswade offers a viable option for delivering an increased quantum of development to assist meeting the required housing numbers within Central Bedfordshire.

Appendix A

Site Location Plan

A B

Consented Development Under Construction Land Subject of Full Planning Application for Draft Allocation Identified Area for Future Growth Additional land north of Biggleswade being promoted by Hallam Land Manage Ltd up to 221 Units

Dixies Barns, High Street, Project Land East of Biggleswade Date January 2018 Drawing No. CSA/2874/112 Ashwell, Hertfordshire SG7 5NT Drawing Title Site Location Plan Scale @ A4 NTS A t 01462 743647 Rev e [email protected] w csaenvironmental.co.uk Client Hallam Land Management Ltd Drawn JH Checked CA

Aerial Photograph

2 3 1

Proposed Allocation Identified Area for Future Growth

Drawing No. Rev Project Land East of Biggleswade Dixies Barns, High Street, CSA/2874/118 - Ashwell, Hertfordshire SG7 5NT Drawing Aerial Photograph Scale @ A4 Drawn t 01462 743647 Title NTS JH e [email protected] Date Checked w csaenvironmental.co.uk Client Hallam Land Management Ltd February 2018 CA

Photosheets

Photograph 01

Photograph 02

Dixies Barns, High Street, Project Land East of Biggleswade Drawing No. CSA/2874/119 Rev - Ashwell, Hertfordshire SG7 5NT Drawing Title Date t 01462 743647 Photosheets February 2018 e [email protected] w csaenvironmental.co.uk Client Hallam Land Management Ltd Drawn BRY Checked CA

Photograph 04

Photograph 06

Photograph 08

MAGIC Map Extract and Heritage Plan

Site Boundary

Ancient Woodland

Replanted Ancient Woodland

Scheduled Monument

* Sandy Warren (SSSI) * John O’Gaunt’s Hill Site of Special Scientific Interest (SSSI)

2 1 2 Conservation Area * Sutton Packhorse Bridge 1. Biggleswade Conservation Area 2. Sutton Conservation Area

II* X Grade Listed Buildings within 1.5km 1. 4 Church of St Mary

X Grade II Listed Buildings within 1.5km 2. Sunderland Hall 3. Millow Bury, 12 and 14 and Millow Hill Farmhouse 2 1km 2km 4. Turnpike Farmhouse

X X Grade II Listed Buildings outside of Sutton Conservation Area

1. 29-35, High Street 2. 37, High Street 1 * Newton Bury moated site

3 * Stratton Park moated enclosure and associated manorial earthworks

Proposed Allocation Identified Area for Future Growth

Dixies Barns, High Street, Project Land East of Biggleswade Date February 2018 Drawing No. CSA/2874/115 Ashwell, Hertfordshire SG7 5NT Drawing Title MAGIC Map Extract & Heritage Plan Scale @ A4 NTS - t 01462 743647 Rev e [email protected] w csaenvironmental.co.uk Client Hallam Land Management Ltd Drawn JH Checked CA

Appendix E

Potential Development Area Plan

Appendix F

Methodology

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:-

 ‘Guidelines for Landscape & Visual Impact Assessment’, produced jointly by the Institute of Environmental Assessment and the Landscape Institute (GLVIA 3rd edition 2013); and  ‘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:-  No view - no views of the development;  Glimpse - a fleeting or distant view of the development, often in the context of wider views of the landscape;  Partial - a clear view of part of the development only;  Filtered - views to the development which are partially screened, usually by intervening vegetation - the degree of filtering may change with the seasons;  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 significant loss of valuable features or elements, resulting in a significant loss of character and quality. Development of the type proposed 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 elements, resulting in a significant loss of character and quality. Development 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 character and quality. Development of the type proposed 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 designation for landscape / townscape quality. Sensitivity: A landscape/townscape with good ability to accommodate change. Change would not lead to a significant loss of features or elements, and there would be no significant loss of character or quality. Development 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 access, no designations or recognised cultural significance.

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:

• out of scale or at odds with the landscape; • are visually intrusive and will adversely impact on the Minor loss of or landscape/townscape;

alteration to one or • not possible to fully mitigate; • will have an adverse impact 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:

• do not quite fit the landform Very minor loss and scale of the landscape/ townscape; or alteration to • will impact on certain views into one or more key Description of the Effect and across the area; landscape/townscape • cannot be completely mitigated characteristics, features for because of the nature of the or elements proposal or the character of the landscape/townscape; • affect an area of recognised Description of the Change predicted landscape/townscape quality.

The proposals:

No loss or alteration • complement the scale, landform and of key landscape/ pattern of the landscape/townscape; • incorporate measures for mitigation to townscape ensure that the scheme will blend in characteristics, well with the surrounding landscape/ features or elements townscape; • avoid being visually intrusive and adversely effecting the landscape/ townscape; • maintain or improve existing landscape/townscape character.

Footnote: 1. Each level (other than neutral) of change identified can be either regarded as ‘beneficial’ or ‘adverse’.

Table VE 1 VISUAL SENSITIVITY

High Medium Low

Residential properties with predominantly open views from windows, garden or curtilage. Views will normally be from ground and first floors and from two or more windows of rooms in use during the day.

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

Predominantly non-motorised users of minor or unclassified roads in the countryside.

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. Views will normally be from first floor windows only, or an oblique view from one ground floor window, or may be partially obscured by garden or other intervening vegetation.

Users of Public Rights of Way with restricted views, in less sensitive areas or where there are significant existing intrusive features.

Users of outdoor recreational facilities with restricted views or where the purpose of that recreation is incidental to the view e.g. sports fields.

Schools and other institutional buildings, and their outdoor areas.

Users of minor or unclassified roads in the countryside, whether motorised or not. Description of the Receptor

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 cause significant damage 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 receptor of medium sensitivity, but would still be a noticeable element within the view, or greater damage (or improvement) to a view from a receptor of low Description of the Effects sensitivity.

Minor changes over a small Description of the Change predicted 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: 1. Each level (other than neutral) of change identified can be either regarded as ‘beneficial’ or ‘adverse’.