Land off Wokingham Road, Sandhurst

Landscape and Visual Appraisal

Prepared by: The Environmental Dimension Partnership Ltd

On behalf of: Bloor Homes

April 2021 Report Reference edp6773_r006b Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

Contents

Executive Summary

Section 1 Introduction, Purpose and Methodology ...... 1

Section 2 The Site ...... 5

Section 3 Findings of EDP Data Trawl ...... 7

Section 4 Existing (Baseline) Conditions: Landscape Character ...... 13

Section 5 Existing (Baseline) Conditions: Visual Amenity ...... 19

Section 6 The Proposed Development and Mitigation ...... 23

Section 7 Summary of Effects ...... 27

Section 8 Summary and Conclusions ...... 31

Appendices

Appendix EDP 1 Illustrative Masterplan (P20-3243_03 REV.A 01/02/21)

Appendix EDP 2 Methodology: Tables Defining the Thresholds and Definitions of Terminology used in this Appraisal

Appendix EDP 3 Extract from Bracknell Forest Landscape Character Assessment

Appendix EDP 4 Photoviewpoints (edp6773_d009a 01 April 2021 JTF/WG)

Plans

Plan EDP 1 Site Location and Boundaries (edp6773_d014 30 March 2021 OW/WG)

Plan EDP 2 Topography Plan (edp6773_d017a 01 April 2021 OW/WG)

Plan EDP 3 Landscape Planning Context (edp6773_d015a 01 April 2021 OW/WG)

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Plan EDP 4 Visual Assessment (edp6773_d016a 01 April 2021 OW/WG)

Plan EDP 5 Illustrative Landscape Strategy and SANGs Layout (edp6773_d010a 01 April 2021 RB/WG)

This version is intended for electronic viewing only Report Ref: edp6773_r006 Author Formatted Peer Review Proofed by/Date r001_DRAFT OW LL WG - r001a OW - - CL 310321 r001b - - - FJ 230421

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Executive Summary

S1 This Landscape and Visual Appraisal (LVA) has been prepared by The Environmental Dimension Partnership Ltd (EDP), on behalf of Bloor Homes, to inform planning proposals for residential development, on land off Wokingham Road, Sandhurst.

S2 The site comprises two parcels of land dissected by a mature tree belt and stream. Each parcel of land is separated into multiple fields used for grazing horses, along with a small storage yard and storage buildings to the south-west.

S3 The site is not constrained by any nationally designated landscapes.

S4 Published landscape character assessments provide a helpful contextual understanding of the defining characteristics of the wider landscape. However, clearly the site is influenced in perceptual terms to some degree by the presence of existing development, notably residential dwellings in the surrounding area, and the containment of the site afforded by existing vegetation.

S5 EDP’s appraisal has found that there would be a very limited visual effect upon users of the Public Right of Way (PRoW) within the wider LVA study area due to the following factors. Firstly, the extensive screening provided by mature vegetation, both along field boundaries and woodland blocks within the wider landscape, which serve to greatly restrict intervisibility between the site and surrounding PRoW receptors. Secondly, there is already a degree of urban influence within the local context. Adverse visual effects on residential receptors are mainly limited to proximal dwellings adjacent to the site.

S6 This report finds that the development proposed within the site relates well to the existing settlement from a landscape character and visual amenity perspective, such that the proposed development represents a logical area for growth that can be readily assimilated and integrated into this part of the adjacent development context. Whilst the proposed development would yield change and have an adverse effect on the landscape character of the site, this appraisal finds those effects to be very localised in nature (focused predominantly upon the site itself) with the proposed scheme demonstrating sensitive design principles which address concerns as practicably as possible.

S7 Accordingly, whilst the proposed development would certainly yield change and have an adverse effect on the landscape character of the site itself, this appraisal finds no reason why the effects to landscape character are unacceptable in the wider context.

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Section 1 Introduction, Purpose and Methodology

Introduction

1.1 The Environmental Dimension Partnership Ltd (EDP) has been commissioned by Bloor Homes (‘the applicant’) to undertake a Landscape and Visual Appraisal (LVA) of proposals for residential development upon land off Wokingham Road, Sandhurst (‘the site’). The site falls within Bracknell Forest Local Planning Authority (LPA) area, extends to 13.6 hectares (ha), and is briefly described in Section 2 of this LVA. Full site details are given in the Design and Access Statement (DAS) accompanying the planning application.

1.2 EDP is an independent environmental planning consultancy with offices in Cirencester, Cheltenham and Cardiff. The practice provides advice to private and public sector clients throughout the UK in the fields of landscape, ecology, archaeology, cultural heritage, arboriculture, rights of way and masterplanning. Details of the practice can be obtained at our website (www.edp-uk.co.uk). EDP is a Registered Practice of the Landscape Institute1 specialising in the assessment of the effects of proposed development on the landscape.

1.3 This LVA forms part of a suite of documents accompanying the planning application for the proposed development summarised in Section 6 of this LVA. The proposals are illustrated on the Detailed Masterplan at Appendix EDP 1.

1.4 Proposals for the site comprise the erection of up to 150 dwellings, creation of new access off Wokingham Road, Sandhurst, and provision of public open space, landscaping, suitable alternative natural greenspace (SANG) and related infrastructure, and a new 20 space car park (all matters reserved except for details of access).

1.5 It represents a revised version of a previous application (Ref: 19/00286/OUT) which was refused by Bracknell Forest Council on 18 September 2019 for nine reasons.

1.6 Reason for Refusal (RfR) 1 of the outline planning application: the LPA identifies an unacceptable level of harm to the countryside and settlement setting. There is a degree of conflation of heritage and landscape matters in relation to views of the church tower outlined in RfR 10.

1.7 Hence, this report has been drafted to better understand the baseline conditions, and to summarise the inputs to the masterplan in support of the planning application, which have sought to respond to the previous RfRs. Furthermore, a landscape strategy will be produced to address the requirement for SANGs and matters within RfR3.

1 LI Practice Number 1010

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Purpose and Structure of this LVA

1.8 The purpose of this LVA is to identify the baseline conditions of the site and surrounding area and to determine those landscape and visual characteristics that might inform the design of the development proposals, including recommendations for mitigation. It then provides an assessment of the landscape and visual effects predicted to arise from development on the site with reference to the baseline analysis.

1.9 In undertaking the assessment described in this LVA, EDP has:

• Undertaken a thorough data trawl of relevant designations and background documents, described in Section 3;

• Assessed the existing (baseline) condition and character of the site and its setting, described in Section 4;

• Assessed the existing visual (baseline) context, especially any key views to and from the site (Section 5). The establishment of baseline landscape and visual conditions, when evaluated against the proposed development, allow the identification and evaluation of landscape effects later in the LVA at Section 7;

• Described the landscape aspects of the proposed development that may influence any landscape or visual effects (Section 6);

• In Section 7, assessed the landscape and visual effects in accordance with the approach described below;

• Reached overall conclusions in Section 8; and

• Provided an analysis of the likely landscape and visual effects of the proposed scheme, which is determined by combining the magnitude of the predicted change with the assessed sensitivity of the identified receptors. The nature of any predicted effects is also identified (i.e. positive/negative, permanent/reversible).

Methodology Adopted for the Assessment

1.10 The proposed development assessed by this LVA is not subject to an Environmental Impact Assessment (EIA). This LVA has, therefore, been undertaken in accordance with the principles embodied in ‘Guidelines for Landscape and Visual Impact Assessment - Third Edition (LI/IEMA, 2013)’ (GLVIA3) and other best practice guidance insofar as it is relevant to non-EIA schemes.

1.11 Familiarisation: EDP’s study has included reviews of aerial photographs, web searches, LPA publications and landscape character assessments. EDP has also obtained, where possible, information about relevant landscape and other designations such as Areas of Outstanding Natural Beauty (AONBs), conservation areas and gardens and parks listed on

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Historic England’s ‘Register of Historic Parks and Gardens of Special Historic Interest in England’ (RPG).

1.12 Field Assessment: EDP has undertaken a comprehensive field assessment of local site circumstances, including a photographic survey of the character and fabric of the site and its surroundings, using photography from a number of representative viewpoints. The field assessment was undertaken by a Chartered Landscape Architect in November 2020, in clear weather conditions.

1.13 Design Inputs: EDP’s field assessment has informed a process whereby the development proposals have been refined to avoid, minimise or compensate for landscape effects. Such measures are summarised in Section 6.

1.14 Assessment Methodology: Predicted effects on the landscape resource arising from the proposed development (as detailed in Section 7 of this LVA) have been determined in accordance with the principles embedded within published best practice guidance insofar as the assessment adopts the following well-established, structured approach:

• Likely effects on landscape character and visual amenity are dealt with separately;

• The assessment of likely effects is reached using a structured methodology for defining sensitivity, magnitude and significance which is contained as Appendix EDP 2. This framework is combined with professional judgement. Professional judgement is an important part of the assessment process; it is neither ‘pro’ nor ‘anti’ development but acknowledges that development may result in beneficial change as well as landscape harm;

• As advised in GLVIA3, the appraisal takes into account the effects of any proposed mitigation; and

• Typically, a 15-year time horizon is used as the basis for conclusions about the residual levels of effect. Fifteen years is a well-established and accepted compromise between assessing the shorter-term effects (which may often be rather ‘raw’ before any proposed mitigation has had time to take effect) and an excessively long time period.

Study Area

1.15 To establish the baseline and potential limit of material effects, the study area has been considered at two geographical scales:

• First, a broad ‘study area’ was adopted, based mainly on desk-based study, this broad study area allowed the geographical scope of the assessment to be defined based on the extent of views to/from the site, extent of landscape effects and the site’s environmental planning context; and

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• Second, following initial analysis and subsequent fieldwork, the broad study area was refined down to the land that is most likely to experience landscape effects. The extent of this detailed study area is 1km from the site boundary, although occasional reference may be made to features beyond this area where appropriate. This detailed study area is illustrated on Plan EDP 1.

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Section 2 The Site

2.1 Plan EDP 1 illustrates the location of the site’s boundaries and the study area for the LVA. The site covers c.13.6ha and is located on the north-western edge of Sandhurst, the town centre of which lies c.850m to the south-east. The built-up edge of the village adjoins the site on the north- eastern boundary.

2.2 It currently comprises two parcels of land dissected by a mature tree belt and stream. Each parcel of land is separated into multiple fields used for grazing horses, along with a small storage yard and storage buildings to the south-west.

2.3 The site is bound by the Wokingham Road and residential properties beyond to the north-east, by a single residential property, further grazed fields and mature trees to the south-east, by Lower Church Road to the south, by Lower Sandhurst Road to the west and further grazed land, the horse yard and farm buildings to the north and north-west.

2.4 There are several PRoWs within the local context of the site, connecting Sandhurst and the surrounding settlements to the wider landscape. Promoted routes ‘Three Castles Path’ and ‘Blackwater Valley Path’ are situated to the north-west and south of the site.

2.5 The site topography and the local context is illustrated on Plan EDP 2. Topographically the site is situated on a south-west facing slope of the valley of the Blackwater, where it is dissected by a valley running north-east – south-west.

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Section 3 Findings of EDP Data Trawl

3.1 The findings of EDP’s data trawl of relevant environmental and planning designations are illustrated on Plan EDP 3. In summary:

• Ambarrow Court Local Nature Reserves lies to the north-east of the site;

• Wellington College Bog Site of Special Scientific Interest (SSSI) is located approximately 750m to the north-east of the site boundary with Sandhurst to Owlsmoor Bogs and Heaths SSSI a further 380m distant which is also part of the Thames Basin Health Special Protection Area (SPA);

• To the north of the site is Coalpit Copse replanted ancient woodland such as; Stoke Park Farm, Upper Barn Copse, Hill Copse, Park Hill Woods and Tippers Copse. Many of which are also local wildlife sites;

• There are a number of listed buildings within the site’s immediate context although these are mostly within the settlements of Yateley and Sandhurst;

• Yateley Common Country Park is located approximately 2km to the south;

• The site is not crossed by a single PRoW, however footpath (PRoW) FP11 which is commensurate with The Three Castles Path Long Distance Footpath which runs from Winchester Great Hall to Windsor Castle via Odinham Castle is located to the north-west;

• The site has adjacency with a number of individual and group tree preservation orders (TPOs), these are primarily focused in and around Ambarrow Farm; and

• The site is identified on the Bracknell Forest Proposals Map 2008 (Figure EDP 3.1) as being entirely within an Area of Special Landscape Importance (ASLI) (EN10i), Wildlife Heritage Site (EN4) and the Blackwater Valley (R10).

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Figure EDP 3.1: Adopted Local Plan Exert.

3.2 Furthermore, consultation with Natural England’s Priority Habitat Inventory (PHI) identifies no records within the site.

Interim Conclusions

3.3 The site does not fall within or contain a national landscape designation. However, the site does lie entirely within the Blackwater Valley Area of Special Landscape Importance (Policy EN10i). Collectively, the area surrounding the site contains a plethora of nationally and locally designated ecological and heritage assets. The site has a limited network of PRoWs.

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Local Policy

3.4 Local landscape policy of relevance to the site is contained within Bracknell Forest Development Plan (comprised of the Core Strategy, 2008, Site Allocations Plan 2013 and saved policies of the Bracknell Forest Borough Local Plan 2002), the following saved policies are relevant to landscape matters:

• CS9: Development on Land Outside Settlements:

“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

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

ii. maintain the Green Belt boundary within Bracknell Forest and protect the Green Belt from inappropriate development..”

• EN4: Local Nature Reserves, Wildlife Heritage Sites and Regionally Important Geological Sites:

“planning permission will not be granted on or near local nature reserves, wildlife heritage sites or regionally important geological/geomorphological sites unless the proposed development will not affect the wildlife and habitats for which the site was designated or the special character of the site. development proposals on these sites must include conservation or enhancement schemes which, where appropriate, will set out the provision for, and management of, public access to and within them.”

• R10: Blackwater Valley:

“within the defined blackwater valley area, outdoor recreational development will be permitted provided that:

(i) it would not detract from its rural and undeveloped character; and

(ii) it is not for intrusive recreational development involving motorised craft or substantial building(s).”

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• EN10i: Areas of Landscape Importance:

“planning permission will not be granted for development which would harm the open, rural or undeveloped character, the special landscape qualities or the function, of the following areas:

(i) defined areas of special landscape importance:

(a) the blackwater valley

(b) windsor great park; and

The Borough Council will seek to protect the ASLIs from development which would detract from their rural character and special landscape qualities, including where relevant, land outside the defined areas.”

3.5 The specific wording of the policy relevant to the site is as follows:

“The Blackwater Valley is an extensive open area important for its landscape and as an important recreational resource. A study was published in 1976 which provided a detailed assessment of the landscape and character of the area. Much of the area has been worked for gravel. The lakes that have been formed as part of a restoration scheme are separated by narrow strips of land and bounded by perimeter hedgerows. The remaining area comprises farmland and meadow land which are bounded by trees which can restrict views across the lakes. Notwithstanding the artificial nature of the lakes, the area exhibits a rural setting for the surrounding housing. The area itself has considerable potential both as a landscape feature and as a recreational resource.”

3.6 Additionally, Bracknell Forest has prepared a number of background and supplementary planning documents relating to landscape matters as part of the emerging local plan. These include:

• CLP.Ev.5a - Bracknell Forest Landscape Character Assessment (2015) (Appendix EDP 3); and

• CLP.Ev.5b - Bracknell Forest Landscape Recommendations Report (2015).

3.7 The Bracknell Forest Landscape Character Assessment has been undertaken by Land Use Constraints on behalf of Bracknell Forest Council to review and update the council’s landscape evidence base as part of the emerging plan. The review identifies the site as being entirely within the Crowthorne/Sandhurst Heathland Mosaic Landscape Character Area (LCA) (B1). A review of the site’s representativeness is undertaken below in section 3.

3.8 The Bracknell Forest Landscape Recommendations Report makes recommendations in relation to landscape designations, gaps and green belt villages. The assessment

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identifies the site as being within the Blackwater River Valley ASLI and furthermore proposes the southern portion of the site as a potential gap (Figure EDP 3.2).

Figure EDP 3.2: Potential Gaps.

Findings of EDP Data Trawl

Landscape-related Designations and Other Considerations

3.9 Landscape-related designations and policy considerations within 1km of the site are shown on Plan EDP 3:

• The site does not fall within any nationally designated landscapes.

Heritage Matters

3.10 Heritage assets can influence the visual character of the landscape and enrich its historic value. This LVA addresses heritage assets only insofar as they are components of the wider contemporary landscape – not in terms of their significance and value as heritage assets. A separate Heritage Assessment, prepared by EDP (report reference edp6773_r003), considers the significance of designated and non-designated heritage assets on the site and within the study area.

Ecology Matters

3.11 A separate Ecology Assessment, prepared by EDP (report reference edp6773_r002), considers the ecological assets on the site and within the study area.

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Arboricultural Matters

3.12 A separate Arboricultural Addendum Statement, prepared by EDP (report reference edp6773_r001), considers the arboricultural assets on the site and within the study area.

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Section 4 Existing (Baseline) Conditions: Landscape Character

4.1 This section provides an assessment of the ‘baseline’ (existing) conditions in respect of the character of the site and its landscape context. It summarises any relevant published landscape assessments that contribute to a better understanding of the landscape context. Such assessments provide a helpful understanding of the landscape context, but rarely deliver sufficiently site-specific or up-to-date information to draw robust conclusions about the significance of any change proposed by the development. Accordingly, EDP has undertaken its own assessment of the site itself which is included in this section.

National Character Assessment

4.2 At a National level, the site falls within Natural England’s National Character Area (NCA) No 129 ‘Thames Basin Heaths:

“The Thames Basin Heaths National Character Area (NCA) stretches westwards from Weybridge in Surrey to the countryside around Newbury in Berkshire…..20th-century development has given rise to large conurbations including Camberley and the ‘new town’ of Bracknell. Among these conurbations, gardens amount to a significant area of greenspace, with rhododendron being a particular feature, and a major road network incorporates the M25 and M3.”

4.3 The key characteristics of this NCA, of relevance to the site and surrounding area, are:

• “High woodland cover, offering an array of colour in the autumn. Conifers and large plantations on former heathland are dominant features in the east, while the west is scattered with small, semi-natural woodlands on ancient sites;

• Beyond the large areas of heathland and woodland, there is a patchwork of small to medium-sized fields with woods. The legacy of historic hunting forests includes veteran trees, ancient woods, ancient hedgerows and parklands. Historic meadows remain as fragments along watercourses; and

• 20th-century conurbations, including Camberley, sprawl along the Blackwater Valley, with associated roads (including the M3) dissecting heathland and woodland into blocks.”

4.4 Given the size of the site and scale of likely effects, while such descriptions at the national level provide a broad understanding that informs this study, the description of landscape character undertaken at the sub-regional level is considered more relevant in establishing the landscape resource baseline. Of much greater use are the more localised, district and county-specific assessments described below.

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Local Landscape Character Assessments

Bracknell Forest Landscape Character Assessment (2015)

4.5 The site falls entirely within LCA B1 ‘Crowthorne/Sandhurst Heathland Mosaic’.

4.6 The key characteristics of LCA B1 relevant to the site and its context are:

• “Suburban settlement and other influences around its edges is often visible; a harsh interface between natural and urban environments; and

• Large areas of woodland interspersed with open heath, giving a sense of enclosure in parts, contrasting with a sense of openness in heaths and fields.”

4.7 The assessment identifies the following valued features and characteristics relevant to the site:

• ”Intricate mosaic of heathland, woodland and grasslands which provide a sense of naturalness, provide visual diversity (a variety of colours and textures and changing seasonal interest), and a setting for recreation and enjoyment of the landscape. The areas of heathland and woodland have a particularly strong sense of place, scenic beauty and are important habitats;

• The woodland and trees including mature trees and ancient broadleaf woodland which provide a sense of place, a sense of history and an important environment for flora and fauna. Woodland and trees also help to filter views to the surrounding settlements from within the area. Stands of scots pine atop hill…provide characteristic landmark features in views. Ancient woodland is a relatively rare feature in the context of the UK;

• Historic pastoral fields divided by hedgerows with hedgerow trees which provide a cultural record of the past and provide a rural setting to the settlements. Hedgerow trees add to the wooded character of the landscape;

• Views from open elevated ridges….The northern slopes of the Blackwater Valley have relatively high scenic qualities as a result of the wooded slopes which provide an attractive wooded setting to the River Blackwater and lakes; and

• The rural character of the landscape which provides physical and visual separation and a ‘gap’ function between Sandhurst and Crowthorne. Woodland cover enhances the sense of separation and helps to screen the substantial developments (Wellington College and Broadmoor Hospital) which would otherwise be visible.”

4.8 The document proposes the following strategy which is of relevance to the site:

• “Protect historic fields that provide a rural setting to the settlements and the River Blackwater;

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• Protect areas of woodland that provide visual screening function to existing urban edges. Protect the rural character and woodland cover where it contributes to a sense of physical and visual separation or ‘gap’ between the settlements of Crowthorne and Sandhurst;

• Manage neglected hedgerows, or restore lost hedgerows, particularly where horse paddocks bound by fencing have altered the historic boundary patterns;

• As appropriate, aim to locate new woodlands, hedgerows and hedgerow trees to reflect historic distribution patterns;

• Consider the potential impacts of any potential new development and plan to minimise these and enhance sense of place through careful design;

• Plan for the future replacement of trees, woodland and hedges to maintain a healthy stock of these features; and

• Take opportunities to plan for the improved integration of existing urban edges through planting.”

EDP Site Assessment

4.9 While the above published assessments provide a helpful contextual appreciation of the wider landscape, none provide a sufficiently site-specific assessment to allow a reliable assessment to be made of the effects of the proposed development on the landscape. In particular, published assessments tend to miss more localised influences on the landscape such as the effect of traffic or existing development on tranquillity and visual character, especially in close proximity to settlements. This requires an appropriately detailed assessment of the site itself and its immediate surroundings, building upon that already provided within Section 2, which EDP has undertaken and is described below.

4.10 A site visit took place in November 2020 in clear weather conditions. The visit was complemented by a review of aerial photography, mapping and field assessments from publicly accessible locations (e.g. from local roads and PRoWs).

4.11 It is recognised that the site is in agricultural use, which is in contrast with the adjoining residential land use. The site is generally well-contained by vegetative boundaries.

4.12 Being under agriculture, it is recognised that the most notable and distinctive attributes of the site are its undeveloped agricultural/urban fringe character, treed hedgerow boundaries, its relative visual containment (to many aspects) and its spatial proximity to the existing development within Sandhurst.

4.13 Spatially, the site sits adjacent to the western extent of Sandhurst, bounded by recent (last 50 years) residential development at Maybrick Close, Wokingham Road, Church

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Road and Ambarrow Crescent. The site is contained on all sides by roads (Ambarrow Lane, Wokingham Road, High Street, Lower Church Road and Lower Sandhurst Road).

4.14 The site lies between approximately 56-75m above Ordnance Datum (aOD) (comparable with that of the surrounding settlement) and is gently undulating forming localised ridges, with land rising from the west to east. A localised valley is accentuated by woodland and streams.

4.15 Although the character of the site and its immediate surroundings are generally consistent with published assessments, outlined above. With reference to the criteria that indicate value as defined within Box 5.1 of GLVIA3, examination of the site’s characteristics with reference to the local context, has found:

• Landscape quality (condition and intactness) – The vegetation on the site boundaries (and adjacent) comprises mature well-treed features, across the site subdivision is mostly horse paddock fencing. The stream from Perry’s bridge which transects the site is well lined with mature vegetation and trees. The published landscape character assessment identifies the site within a Heathland Mosaic however, the site itself is identified as semi-improved and improved grassland;

• Scenic quality including views out – Across much of the site there are limited views out, primarily due to the mature hedgerows and trees which surround the site and its undulating topography. From local high points, there are opportunities of medium and long distance views containing residential development set within a strong framework of woodland;

• Rarity of features defined in the landscape such as landform – The site has no features of rarity in this regard;

• Representativeness of particular landscape features – The site land use, as an area of horse pasture, and the surrounding boundaries are not consistent with the characteristic landscape features across the wider LCA (being blocks of woodland and heathland) and the site cannot truly be considered particularly representative;

• Conservation interests (such as condition of trees and habitats; historical) – With reference to the published landscape character assessment the site does not fall within a historic or wildlife designation. Review on the authorities online GIS resource has identified that there are a number of trees and tree groups surrounding the site which are subject to TPOs, however, it does not indicate any within the site itself;

• Recreation value/access – The site is private and is afforded no PRoWs or access land that cross or are adjacent to the site; and

• Perceptual aspects including consideration of site setting – Much of the site is well enclosed from publicly accessible locations, but is perceived evidently as an area of pasture in close proximity (and where glimpsed views are available from the Blackwater Valley). The residential development adjacent to the east and north

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exerts a suburban influence over the site, particularly with the presence of the Wokingham Road adjacent to the site boundary and use of horse paddocks across the site. The frequency over overhead power cables also exert an influence over the site.

4.16 Having considered the site in accordance with GLVIA 3 Box 5.1, there is no reason to conclude that the site has any elevated landscape value or importance above the rest of the LCA, in fact it seems fairly unrepresentative. There is no evidence to suggest that the local community place special weight on the site, meaning overall the site is considered to be of no more than local value.

Overall Sensitivity of the Site Character

4.17 The susceptibility of the landscape resource is defined as the ability of the receptor (whether the overall character, individual fabric elements or perceptual aspects) to accommodate the proposed development without undue consequences for the maintenance of the baseline situation. On the basis of the above consideration of susceptibility factors, the overall susceptibility of the landscape character is deemed to be medium.

4.18 The site contains no features that are noteworthy of protection. Furthermore, development would afford the opportunity for additional green infrastructure. The site is well-contained by built form and vegetation. Additionally, due to the influence of the adjoining residential units it could be said that the site more closely ‘belongs’ to the settlement than the wider rural context. As such the site is deemed to be of medium value, which when combined with the medium susceptibility of the site, results in a worst case medium sensitivity to proposed development. However the adjacent residential development does serve to reduce the site sensitivity in places where closer to built form.

Overall Sensitivity of the LCA B1 ‘Crowthorne/Sandhurst Heathland Mosaic

4.19 The published Landscape Character Assessment identifies this LCA as having an objective to protect the valued attributes. As stated previously, the LCA does contain some higher quality landscape features. However, none of these are present within the site. The overall sensitivity of the LCA at this location is judged to be medium.

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Section 5 Existing (Baseline) Conditions: Visual Amenity

Introduction

5.1 Visual amenity (as opposed to ‘visual character’ described in the previous section) is not about the visual appearance of the site, but has to do with the number, distribution and character of views towards, from or within the site. An analysis of visual amenity allows conclusions to be reached about who may experience visual change, from where and to what degree those views will be affected by the proposed development.

5.2 This section describes the existing views; changes to views wrought by the proposed development are analysed in Section 6. An analysis of existing views and the ‘receptors’ likely to experience visual change is conducted in three steps described in turn below:

Step One: Defining Zones of Theoretical and Primary Visibility

5.3 The starting point for an assessment of visual amenity is a computer-generated ‘zone of theoretical visibility’ (ZTV). The ZTV is derived using digital landform height data only and therefore it does not account for the screening effects of intervening buildings, structures or vegetation, but it does give a prediction of the areas that, theoretically, may be able to experience visual change; it thus provides the basis for more detailed field assessment.

5.4 The ZTV is then refined by walking and driving local roads, rights of way and other publicly accessible viewpoints to arrive at a more accurate, ‘field-tested’ zone of primary visibility (ZPV). The ZPV is where views of the proposed development would normally be close-ranging and open, whether in the public or private domain, on foot, cycling or in a vehicle. In this instance, the field assessment was undertaken by a Chartered Landscape Architect in March 2021 in clear weather conditions and therefore this accurately predicts the extent of summertime views of the proposed development.

5.5 Beyond the ZPV lies a zone of visibility that is less open, being either partly-screened or filtered. Views from within this zone would include the proposal – it may not be immediately noticeable, but once recognised would be a perceptible addition to the view.

5.6 Plan EDP 4 illustrates the findings of the visual appraisal and extent of the ZPV. The ZTV is not illustrated.

Step Two: Defining Receptor Groups

5.7 Within the ZPV and wider area, the people (‘receptors’) likely to experience visual change can be considered as falling into a number of discernible groups.

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Rights of Way Users

5.8 The site is visible in very limited proximities and visual contexts.

5.9 Views are mostly limited to those from adjoining residential dwellings off Sandhurst Road, Lower Church Road and Mill Lane. Furthermore, there are very limited opportunities for views from the PRoW network to the south and north-west (Three Castles Path), where there are views, these are heavily filtered by vegetation. Although in a predominantly rural location, the context to this view is urbanised by existing residential development off Wokingham and Lower Church Road when walking eastwards towards the site.

5.10 It is considered that, due to the focus on the surrounding landscape and interest in the local area, users of local PRoW throughout the study area - although with some de-sensitisation where views are possible of existing built form, large man-made features, or busy/major transport corridors - are considered to be high sensitivity receptors.

Road Users and Roadside Pedestrians

5.11 Given the enclosed nature of the site, there are very few views of the site from roads within the study area. These are limited to within the immediate context of the site of Wokingham Road, Lower Church Road and Mill Lane as discussed above. These views are direct and short distance in nature, however this is not surprising given that the roads abuts the site boundary.

Residential Dwellings/Groups

5.12 Not unsurprisingly considering the proximity of the settlement edge to the site, development would be visible from several private residential receptors along Wokingham Road and Maybrick Close.

5.13 Views from private residential properties, although likely to be of high to very high sensitivity to changes in the view, are not protected by national planning guidance or local planning policy. Accordingly, changes to the character, ‘quality’ and nature of private views are not a material planning consideration in the determination of a planning application. However, they remain relevant to this review of the predicted extent and nature of visual change, so are reviewed briefly below.

5.14 It is noteworthy that the residential receptors detailed above only have the ‘potential’ for intervisibility and in reality the well vegetated field boundaries within the site and adjacent field could mean that the actual number of dwellings that experience views of the site is reduced, the further away the receptor is situated.

5.15 Residents within the wider study area often become less susceptible to the proposed development due to their views being contained to the ‘settlement setting’ and immediate surrounding fields and vegetation. The sensitivity of residential receptors is dependent, to some extent, on the room(s), and the activities of people in those rooms, from which the site is visible. Residents with visibility from rooms normally occupied in waking hours would generally have a very high sensitivity, with a lower sensitivity from bedrooms and

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rooms from which there may be no expected view, for example bathrooms. In some instances, the purpose of rooms with potential views towards the site cannot be ascertained from public vantage points, thus in those circumstances a cautionary approach is adopted where the receptor is accorded a very high sensitivity.

Step Three: Defining Representative Viewpoints

5.16 Within the ZPV, there are clearly many individual points at which views towards the site are gained. EDP has selected a number of viewpoints that are considered representative of the nature of the views from each of the receptor groups. The selection of the representative viewpoints is based on the principle that the assessment needs to test the ‘worst case’ scenario, and in selecting these viewpoints, EDP has sought to include a range of viewpoints from all points of the compass, north, south, east and west.

5.17 The representation of views is supported by sixteen photoviewpoints (PVPs). Their location is illustrated on Plan EDP 4. Photographs from the selected viewpoints are contained in Appendix EDP 4. The purpose of these viewpoints is to aid assessment of a visual receptor(s). These viewpoints are not assessed separately.

Table EDP 5.1: Summary of Representative Photoviewpoints. PVP. Location Grid Distance and Reason(s) for Selection No. Reference Direction of View and Sensitivity of Receptor 1 View from the Church 482563, 70m; Visitors to the Church and of St Michael 161883. North Graveyard (medium) 2 View from Blackwater 482458, 20m; North Road users (low) Valley Promoted 161893 Roadside pedestrians (low) Route to the North of Church Farm 3 View from Blackwater 482375, Adjacent to site Road users (low) Valley Promoted 161943 boundary; North Users of Blackwater Valley Route adjacent to Path Promoted Route (High) site boundary 4 View from Blackwater 482271, Adjacent to site Road users (low) Valley Promoted 161996 boundary; North Users of Blackwater Valley Route adjacent to Path Promoted Route (High) site boundary 5 View from Blackwater 482150, Adjacent to site Road users (low) Valley Promoted 162068. boundary; North Users of Blackwater Valley Route at the Junction Path Promoted Route (High) with Mill Lane 6 View from FP19 482057, 200m; PRoW users (high) (Three Castles 162315 North Promoted Route) at Horseshoe Lake 7 View from FP11 482072, 230m; PRoW users (high) (Three Castles 162351 South-east Promoted Route) to the East of Ambarrow Farm

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PVP. Location Grid Distance and Reason(s) for Selection No. Reference Direction of View and Sensitivity of Receptor 8 View from FP11 482086, 200m; PRoW users (high) (Three Castles 162428 South-east Promoted Route) to the East of Ambarrow Farm 9 View from FP11 482103, 345m; PRoW users (high) (Three Castles 162483 South Promoted Route) to the East of Ambarrow Farm 10 View from FP10 482321, Adjacent to the PRoW users (high) (Three Castles 162666 site; Promoted Route) to South the west of Ambarrow Wood 11 View from 482490, Adjacent to the Road users (low) Wokingham Road 162347 site; (A321) at Perrys West Bridge 12 View from Maybrook 482554, 345m; Road users (low) Close 162286 South Residential Receptors (very high) 13 View from edge of 481828, 570m; Road users (low) Yately 161627 East 14 View from 482651, 570m; Road users (low) Wokingham Road 162178 East (A321) at the junction with Church Road 15 View from Mill Lane 482072, 20m; Road users (low) 162022 West 16 View from Lower 481649, 100m Road users (low) Sandhurst Road 162597 East

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Section 6 The Proposed Development and Mitigation

6.1 Having defined the baseline conditions in the previous two sections, this report now reviews the proposed development and (in the next section) undertakes an assessment of the likely effects in landscape terms.

The Proposed Development

6.2 The proposed development is illustrated in Appendix EDP 1. The proposals seek planning permission of up to 150 dwellings, creation of new access off Wokingham Road, Sandhurst, and provision of public open space, landscaping, SANG and related infrastructure, and a new 20 space car park (all matters reserved except for details of access).

Review of Published Landscape Guidelines

6.3 As stated above in Section 4, a number of landscape guidelines are set out within the local landscape character assessment. These relate to the retention and strengthening of the landscape fabric and habitats where they have been lost and encouraging the restoration and creation of new planting of shrubs and trees of indigenous species. The Illustrative Landscape Strategy (included at Plan EDP 5) demonstrates that these published landscape guidelines can be addressed and have subsequently informed the layout and design rationale within both the Masterplan and Landscape Strategy and SANGs design.

Overall Landscape Strategy

6.4 The masterplan for the site has evolved over time with inputs from the EDP landscape, heritage, ecology and arboricultural consultant team. Consistent with the landscape-led approach, EDP’s landscape team has provided continuous feedback from the early stages of this LVA process, recommending masterplan responses to avoid or minimise potential landscape and visual effects, considering the more detailed findings of our field assessments, and considering previous reasons for refusal. This process encourages mitigation through design, or primary mitigation. Some of the suggested masterplan responses are discussed below and referred to in the landscape and visual assessment in Section 7.

6.5 The Landscape Strategy shows how this site could come forward for development whilst predominantly retaining the key landscape fabric elements and providing mitigation to potential effects on the landscape character and the visual amenity of nearby receptors.

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6.6 The Landscape Strategy outlines the approach to proposed landscape mitigation within the site and includes design measures driven by the need to mitigate effects on both visual amenity and landscape character. The key elements of the designed and embedded mitigation are detailed below.

6.7 Masterplanning of the site has remained sensitive to local short distance views of the site through backing proposed dwellings onto existing residential properties. This would allow for both the retention of, and provision of additional tree and hedgerow buffers, which over time would serve to soften potential views of the proposed development from nearby PRoW and residential properties.

6.8 The key elements of the design evolution and embedded mitigation, in response to the decision notice and feedback from officers during the previous application process can be summarised as follows:

• The retention of existing tree stock to soften potential views of the proposed development from nearby PRoW and on the settlement approach to Sandhurst, whilst also retaining an element of green infrastructure within the settlement edge;

• Increase in proposed quantum of habitat enhancement and creation, including native hedgerow and additional tree planting along the site’s development extent boundary to provide new landscape boundaries to development. This would minimise and soften views of the proposals from the surrounding context and reinforce the landscape fabric within those site areas in the long term;

• The reduction in the quantum and overall extent of development, which reduces the perception of massing at nearby receptors and also allows for an area of undeveloped land adjacent to the Church of St Michaels;

• The introduction of play space adjacent to Ryeland’s to provide an offset and remove development from the site’s highest point; and

• The landscape planting palette of the scheme would include native plant and tree species of local provenance, reflecting species that are already present within the local landscape to reinforce the existing landscape character and provide benefits to biodiversity and to accord with the published landscape character assessment.

Construction Mitigation

6.9 It is assumed that the construction of the proposed development would be phased with implementation timescales to be agreed before Reserved Matters Approval.

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6.10 The details of construction methods, timing and phasing are not known at this stage, and therefore this appraisal has assumed a reasonable worst-case scenario. The following measures should be implemented and adhered to during the temporary construction phase:

• An approved Arboricultural Method Statement (AMS) incorporating best practice guidance set out in British Standard 5837: 2012 Trees in Relation to Design, Demolition and Construction should be adopted, which would ensure retained trees and other vegetation are not adversely affected during the construction process;

• Visual screening, such as hoardings, should be adopted around sections of the site boundary to protect more sensitive visual receptors in close proximity, including residential receptors, who have the greatest potential to be affected by the project; and

• Construction works that create dust would be kept to a minimum within proximity of residential receptors and receptors in close proximity to the site, particularly the eastern and southern boundaries.

6.11 Existing residents who live adjacent to the site would be more sensitive to construction lighting. Mitigation measures for construction lighting are likely to include directional fittings and restricted hours of operation and would be outlined within the Lighting Strategy for the project.

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Section 7 Summary of Effects

Introduction

7.1 In this section, the predicted effects on landscape character and visual amenity are summarised. The assessment uses the thresholds for magnitude, sensitivity and significance defined at Appendix EDP 2 as a guide, but moderated where appropriate with professional judgement. Professional judgement is an important part of the assessment process; it is neither ‘pro’ nor ‘anti’ development but acknowledges that development may result in beneficial change as well as landscape harm. The assessment also takes account of the likely effectiveness of any proposed mitigation.

Predicted Effects upon the Landscape Resource

7.2 Effects on the landscape resource considers two levels of assessment:

1. Effects on the landscape character of the site itself, meaning the direct effects on the different facets that combine to give it its character; and

2. Effects on the local context, meaning the effects (both direct and indirect) on the defined landscape character areas that surround the site.

7.3 It is a consequence of the nature of the development proposed that effects on the site would change it completely when compared to the surrounding character area. The changes predicted to occur on the elements that form the character of the site are described below and evaluated overall.

7.4 Development of the site would have no material effect on existing landscape fabric of significant value, with impacts being restricted to the loss of a small area of pasture land and horse grazing paddocks. In contrast to the low level of harm to fabric, development could allow for new hedgerows and complementary areas of standard/specimen trees around the site’s periphery. The proposals provide a new and valuable pedestrian link to Sandhurst and an extensive area of recreationally attractive natural green space which connects the existing assets at Horseshoe Lake and Ambarrow.

7.5 Notwithstanding the loss of openness on the site and change to the visual character, the proposals are sympathetic with the existing landscape fabric surrounding the site and more broadly, Sandhurst. Collectively, these existing and new features will provide a cohesive and varied structure of fabric that significantly screens and filters views of the settlement area with consequential benefits for the character of the adjoining townscape and landscape.

7.6 Whilst the site would be changed from greenfield to become part of the built up area of Sandhurst, it is envisaged that the proposals would then adopt similar characteristics to

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existing built form within the site’s immediate context, taking into account careful street alignment and the proposed access points within the masterplan off Wokingham Road.

7.7 As previously stated, the boundary vegetation along all of the site’s boundaries will be retained with the exception of short sections to facilitate access. All boundaries will benefit from additional boundary planting, to help preserve and reinforce the existing green infrastructure and landscape fabric within the site and its immediate context where possible.

7.8 With regard to the sensory and perceptual aspects of the site, it is assessed that at Year 1, the magnitude of change to the character of the site would be very high. When combined with a medium sensitivity, this yields a potential major/moderate adverse effect due primarily to the change of use across the site. Through the maturation of the landscape proposals, the magnitude of change at Year 15 is likely to reduce to high, as it is deemed that the proposals would become integrated with existing development as an extension of Sandhurst, and become ‘the norm’ for the local community. This yields a moderate adverse effect on this aspect of landscape character in the long term.

Local Landscape Character

7.9 The site falls within LCA B1 ‘Crowthorne/Sandhurst Heathland Mosaic’. Effects on the wider landscape character, beyond the detailed study area would diminish with distance, and this, together with the very limited geographical extent site visibility, the location of the site adjacent to existing residential development within Sandhurst, and the scale of the proposals, means that it is highly unlikely that effects on wider non-host LCAs would be apparent or considered a material consideration.

7.10 The area immediately surrounding the site would be subject to the greatest change, however this is predicted to diminish with distance. The overall sensitivity of the host LCA at this location examined in the baseline was judged to be medium, as outlined in Section 4.

7.11 The effects upon the host LCA is tempered by the existing development of Sandhurst. The scale of the proposed development is very small in comparison to the wider area of the overall LCA, resulting in the site having a reduced influence on the overall character of the LCA. This, combined with the limited visibility towards the site from the surrounding landscape context, results in a very low magnitude of change upon the host LCA. When combined with its medium sensitivity, this gives rise to a worst-case minor/negligible adverse level of effect at both Years 1 and 15.

Predicted Effects on Visual Amenity

Receptors Using Public Rights of Way

7.12 Visual effects relate to changes that arise in the composition of available views as a result of changes to the landscape, to people’s responses to the changes and to the overall effects with respect to visual amenity. Effects upon these receptors are derived

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through the changes to the views experienced and through this, the change to the overall visual amenity of the study area as brought about by the proposed development. A summary and discussion of the effects on visual amenity has been provided below.

7.13 There would be a very limited visual effect upon users of the PRoW within the wider LVA study area due to the following factors. Firstly, the screening provided by mature vegetation along field boundaries, which serve to greatly restrict intervisibility between the site and surrounding PRoW receptors. Secondly, there is already a degree of urban influence within the local context to the north and east of the site, primarily from the perceptual presence of existing residential development within Sandhurst. As such, the ZPV is very limited and contained to just beyond the site boundary.

7.14 Views for PRoW users to of FP11 (Three Castles Promoted Route) would have short distance filtered views of the site. Given the presence of both mature vegetation and landform, views of the proposed development would be limited. The worst case scenario at Year 1 would be a medium magnitude of change, resulting in a moderate adverse level of effect. At Year 15, after the landscape strategy proposals have matured, the magnitude of change would reduce to low, resulting in a moderate/minor adverse effect on PRoW users of FP11. The effect on other PRoW users would much lower.

Road Users Including Roadside Pedestrians

7.15 Views from local roads are limited due to a combination of existing built form and mature landscape features. As such, views from roads are frequently contained to the immediate setting along Wokingham Road, Lower Church Road and Mill Lane. Given that the site is set back from Lower Church Road and Mill Lane there are only limited views of the development from these locations. The proposed access to the development off Wokingham Road would be where effects are experienced the most, however this is not suprising given the site lies adjacent to the cul-de-sac within the settlement edge of Sandhurst.

7.16 As such, at Year 1, the mangitude of change would be very high resulting in a moderate effect in the short term. At Year 15, once the proposed landscape strategy has substantially matured, the magnitude of change would reduce to high. Therefore, it is deemed that there would be a worst case moderate/minor adverse long term effect on road users and roadside pedestrians along Wokingham Road. This level of effect will be limited to the short section of the road, beyond Perry Bridge at the end of the cul-de-sac adjacent to the northern site boundary with the level of effect reducing rapidly with distance from the site.

Residential Dwellings/Groups

7.17 Views of the proposed development would be partially mitigated through mitigation planting, as outlined in the Landscape Strategy at Plan EDP 5. Notwithstanding careful site design and the consideration of residential views, some groups of residential receptors would experience views towards the site from within the curtilages of their properties, despite careful masterplanning and the proposed retained and proposed mitigation planting illustrated within Plan EDP 5.

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7.18 The baseline identified residential dwellings at Maybrick Close and Wokingham Road that have the potential to experience effects.

7.19 It is acknowledged that these residential receptors are situated within close proximity to other residential built form. These dwellings would have existing views of nearby residential development, given their location, and therefore would be accustomed to views of some residential development and other associated infrastructure which would not necessarily be deemed as uncharacteristic of the built up area. As such, any potential visual effects upon these residential receptors are deemed to be neutral in nature. The predicted effect on each group is outlined below and represents the worst-case scenario.

7.20 Not unsurprisingly considering the proximity of the settlement edge to the site, development would be visible from several private residential receptors. The assessment of development visibility from such locations is not a measure of acceptability in landscape terms. Furthermore, the development proposals have responded appropriately by providing soft, landscaped edges to the development.

7.21 The magnitude of change in view from a select number of dwellings adjacent to the site along Wokingham Road and Maybrick Close represents the worst case scenario. Given their proximity to site, the magnitude of change in views from the rear of their properties at Year 1 would be very high, resulting in a substantial neutral effect. As the proposed landscape strategy matures in the long term, views of the proposed development would be softened and reduce the magnitude of change to medium at Year 15, resulting in a major/moderate neutral long term effect on dwellings in very close proximity to the site, adjacent to the northern site boundary.

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Section 8 Summary and Conclusions

8.1 EDP is an independent environmental consultancy and Registered Practice of the Landscape Institute specialising in the assessment of developments at all scales across the UK.

8.2 This report has summarised the findings of a comprehensive landscape data trawl and field appraisal undertaken by EDP’s landscape team (Sections 2, 3, 4 and 5). In Section 6, the proposed development is described with any proposed mitigation. Section 7 undertakes an assessment of the likely landscape effects having regard to the above and based on a combination of the thresholds set out in Appendix EDP 2 coupled with professional judgement.

8.3 Effects on visual receptors would be mitigated through the implementation of measures set out within the landscape strategy which, when coupled with the existing mature landscape features within the local landscape, would serve to further restrict intervisibility between the site and its immediate context. The predicted ZPV is very well contained, extending less than 100m from the site boundary.

8.4 There is some intervisibility experienced by receptor groups in close proximity to the site, primarily by residential receptors directly adjacent. However, the landscape strategy would serve to reduce the magnitude of resulting effects of development over time so that the proposals would be well integrated within the immediate urbanised landscape. It is acknowledged that there would be a major/moderate effect initially reducing to a moderate effect in the longer term on visual amenity for a select number of residential receptors within the site’s immediate context, however this effect would be considered neutral in nature and is not a reflection of the quality of the proposed masterplan or its landscape strategy, but rather a reflection of the very high sensitivity and close proximity of these residential dwellings to the site boundaries. In many instances, the site’s proximity to existing development serves to reduce the level of effects on many other receptors including the visual amenity of PRoW users and effects on the landscape character of both the site and host LCAs.

8.5 There would be a worst-case long term moderate/minor adverse long term effect on road users and roadside pedestrians along Wokingham Road. This level of effect will be limited to the short section of the road at the end of the cul-de-sac of Maybrick Close adjacent to the northern site boundary with the level of effect reducing rapidly with distance from the site.

8.6 At Year 15, after the landscape strategy proposals have matured, the magnitude of change would reduce to low, resulting in a moderate/minor adverse effect on PRoW users of FP11. The effect on other PRoW users would much lower.

8.7 The loss of a discrete area of horse grazing and pasture to allow for housing would create a localised adverse effect upon the overall character of the site itself. Through the

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maturation of the landscape proposals, the magnitude of change at Year 15 is likely to reduce to high, as it is deemed that the proposals would become integrated with existing development as an extension of Sandhurst, and become ‘the norm’ for the local community. This yields a moderate adverse effect on this aspect of landscape character in the long term.

8.8 The scale of the proposed development is very small in comparison to the wider area of the overall host LCAs which results in the site having a reduced influence on their overall character. This, together with the secured long term regular management of the fabric of the site, combined with the limited visibility towards the site from the surrounding landscape context, gives rise to a worst-case minor/negligible level of effect on the host LCAs.

8.9 Overall this report finds that the development proposed within the site relates well to the existing settlement from a landscape character and visual amenity perspective, such that the proposed development represents a logical area for growth that can be readily assimilated and integrated into this part of the adjacent development context. Whilst the proposed development would yield change and have an adverse effect on the landscape character of the site, this appraisal finds those effects to be very localised in nature (focused predominantly upon the site itself) with the proposed revised scheme demonstrating sensitive design principles in direct response to the matters raised in the RfRs and more detailed comments from officers, the revised proposals address concerns as practicably as possible.

8.10 As such, this site for residential development should be considered an acceptable extension to the existing settlement of Sandhurst, which would not cause wide-ranging adverse effects upon its surrounding landscape or visual context. But would provide an extensive additional area of biodiversity gain and attractive recreational access.

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Appendix EDP 1 Illustrative Masterplan (P20-3243_03 REV.A 01/02/21)

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Appendix EDP 2 Methodology: Tables Defining the Thresholds and Definitions of Terminology used in this Appraisal

A2.1 Landscape and Visual Assessments are separate, though linked procedures. Landscape effects derive from changes in the physical landscape fabric which may give rise to changes in its character and how this is experienced. Visual effects relate to changes that arise in the composition of available views as a result of changes to the perception of the landscape, to people’s responses to the changes and to the overall effects with respect to visual amenity.

Table EDP A2.1: Defining the sensitivity of the landscape baseline. EDP Assessment Terminology and Definitions Landscape Baseline - Overall Sensitivity Very High Value: Nationally/internationally designated/valued countryside and landscape features; strong/distinctive landscape characteristics; absence of landscape detractors. Susceptibility: Strong/distinctive landscape elements/aesthetic/perceptual aspects; absence of landscape detractors; landscape receptors in excellent condition. Landscapes with clear and widely recognised cultural value. Landscapes with a high level of tranquillity. High Value: Locally designated/valued countryside (e.g. Areas of High Landscape Value, Regional Scenic Areas) and landscape features; many distinctive landscape characteristics; very few landscape detractors. Susceptibility: Many distinctive landscape elements/aesthetic/perceptual aspects; very few landscape detractors; landscape receptors in good condition. The landscape has a low capacity for change as a result of potential changes to defining character. Medium Value: Undesignated countryside and landscape features; some distinctive landscape characteristics; few landscape detractors. Susceptibility: Some distinctive landscape elements/aesthetic/perceptual aspects; few landscape detractors; landscape receptors in fair condition. Landscape is able to accommodate some change as a result. Low Value: Undesignated countryside and landscape features; few distinctive landscape characteristics; presence of landscape detractors. Susceptibility: Few distinctive landscape elements/aesthetic/perceptual aspects; presence of landscape detractors; landscape receptors in poor condition. Landscape is able to accommodate large amounts of change without changing these characteristics fundamentally. Very Low Value: Undesignated countryside and landscape features; absence of distinctive landscape characteristics; despoiled/degraded by the presence of many landscape detractors. Susceptibility: Absence of distinctive landscape elements/aesthetic/perceptual aspects; presence of many landscape detractors; landscape receptors in very poor condition. As such landscape is able to accommodate considerable change.

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Table EDP A2.2: Defining the sensitivity of the visual baseline. Visual Baseline - Overall Sensitivity Very High Value/Susceptibility: View is: designed/has intentional association with surroundings; recorded in published material; from a publicly accessible heritage asset/designated/promoted viewpoint; nationally/internationally designated right of way; protected/recognised in planning policy designation. Examples: May include views from residential properties; National Trails; promoted holiday road routes; designated countryside/landscape features with public access; visitors to heritage assets of national importance; Open Access Land. High Value/Susceptibility: View of clear value but may not be formally recognised e.g. framed view of scenic value or destination/summit views; inferred that it may have value for local residents; locally promoted route or PRoW. Examples: May include from recreational locations where there is some appreciation of the visual context/landscape e.g. golf, fishing; themed rights of way with a local association; National Trust land; panoramic viewpoints marked on OS maps; road routes promoted in tourist guides and/or for their scenic value. Medium Value/Susceptibility: View is not widely promoted or recorded in published sources; may be typical of those experienced by an identified receptor; minor road routes through rural/scenic areas. Examples: May include people engaged in outdoor sport not especially influenced by an appreciation of the wider landscape e.g. pitch sports; views from minor road routes passing through rural or scenic areas. Low Value/Susceptibility: View of clearly lesser value than similar views from nearby visual receptors that may be more accessible. Examples: May include major road routes; rail routes; receptor is at a place of work but visual surroundings have limited relevance. Very Low Value/Susceptibility: View may be affected by many landscape detractors and unlikely to be valued. Examples: May include people at their place of work, indoor recreational or leisure facilities or other locations where views of the wider landscape have little of no importance.

Magnitude of Change

A2.2 The magnitude of any landscape or visual change is determined through a range of considerations particular to each receptor. The three attributes considered in defining the magnitude are:

• Scale of Change;

• Geographical Extent; and

• Duration and reversibility/Proportion.

A2.3 Table 2.3 below provides an indication of the criteria by which the geographical extent of the area will be affected within this assessment.

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Table 2.3: Geographical Extent Criteria. Landscape Receptors Visual Receptor Criteria Large scale effects influencing several Direct views at close range with changes over a wide landscape types or character areas. horizontal and vertical extent. Effects at the scale of the landscape Direct or oblique views at close range with changes type or character areas within which the over a notable horizontal and/or vertical extent. proposal lies. Effects within the immediate landscape Direct or oblique views at medium range with a setting of the site. moderate horizontal and/or vertical extent of the view affected. Effects at the site level (within the Oblique views at medium or long range with a small development site itself). horizontal/vertical extent of the view affected. Effects only experienced on parts of the Long range views with a negligible part of the view site at a very localised level. affected.

A2.4 The third, and final, factor, in determining the predicted magnitude of change is duration and reversibility. Duration and reversibility are separate but linked considerations. Duration is judged according to the defined terms set out below, whereas reversibility is a judgement about the prospects and practicality of the particular effect being reversed in, for example, a generation. The categories used in this assessment are set out in Table EDP A2.4 below.

Table EDP A2.4: Factors influencing judgements on magnitude of change. Duration Reversibility Long Term (20+ years) Permanent with unlikely restoration to original state e.g. major road corridor, power station, urban extension, hydrocarbons. Medium to long term (10 to 20 years) Permanent with possible conversion to original state e.g. agricultural buildings, retail units. Medium term (5 to 10 years) Partially reversible to a different state e.g. mineral workings. Short term (1 – 5 years) Reversible after decommissioning to a similar original state e.g. renewable energy development. Temporary (less than 12 months) Quickly reversible e.g. temporary structures.

Table EDP A2.5: Defining the magnitude of change to the landscape and visual baseline. Magnitude of Change (Considers Scale of Proposal/Geographical Extent/Duration and Reversibility/Proportion) Very High Landscape: Total loss/major alteration to key receptors/characteristics of the baseline; addition of elements that strongly conflict or integrate with the baseline. Visual: Substantial change to the baseline, forming a new, defining focus and having a defining influence on the view. High Landscape: Notable loss/alteration/addition to one or more key receptors/- characteristics of the baseline; or addition of prominent conflicting elements. Visual: Additions are clearly noticeable and part of the view would be fundamentally altered.

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Magnitude of Change Medium Landscape: Partial loss/alteration to one or more key receptors/characteristics; addition of elements that are evident but do not necessarily conflict with the key characteristics of the existing landscape. Visual: The proposed development will form a new and recognisable element within the view which is likely to be recognised by the receptor. Low Landscape: Minor loss or alteration to one or more key landscape receptors/- characteristics; additional elements may not be uncharacteristic within existing landscape. Visual: Proposed development will form a minor constituent of the view being partially visible or at sufficient distance to be a small component. Very Low Landscape: Barely discernible loss or alteration to key components; addition of elements not uncharacteristic within the existing landscape. Visual: Proposed development will form a barely noticeable component of the view, and the view whilst slightly altered would be similar to the baseline. Imperceptible In some circumstances, changes at representative viewpoints or receptors will be lower than ‘Very Low’ and changes will be described as ‘Imperceptible’. This will lead to negligible effects.

Predicted Effects

A2.5 In order to consider the likely level of any effect, the sensitivity of each receptor is combined with the predicted magnitude of change to determine the level of effect, with reference also made to the geographical extent, duration and reversibility of the effect within the assessment. Having taken such a wide range of factors into account when assessing sensitivity and magnitude at each receptor, the level of effect can be derived by combining the sensitivity and magnitude in accordance with the matrix in Table EDP A2.6.

Table EDP A2.6: Determining the predicted levels of effects to the landscape and visual baseline. Overall Magnitude of Change Overall Sensitivity Very High High Medium Low Very Low Very High Substantial Major Major/- Moderate Moderate/ Moderate Minor High Major Major/ Moderate Moderate/ Minor Moderate Minor Medium Major/ Moderate Moderate/- Minor Minor/ Moderate Minor Negligible Low Moderate Moderate/ Minor Minor/ Negligible Minor Negligible Very Low Moderate/ Minor Minor/- Negligible Negligible/ Minor Negligible None

Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

Table EDP A2.7: Definition of effects. Definition of Effects Substantial Effects that are in complete variance to the baseline landscape resource or visual amenity. Major or Effects that result in noticeable alterations to much (Major effect) or some Major/Moderate (Moderate/Major effect) of the key characteristics of the landscape resource or aspects of visual amenity. Moderate Effects that result in noticeable alterations to a few of the key characteristics of the baseline landscape resource or aspects of visual amenity. Minor or Effects that result in slight alterations to some (Minor effect) or a few Minor/Negligible (Minor/Negligible) of the key characteristics of the landscape resource or aspects of visual amenity. Negligible or Effects that result in barely perceptible alterations to a few (Negligible Negligible/None effect) or some (Negligible/None effect) of the key characteristics of the landscape resource or aspects of visual amenity. None No detectable alteration to the key characteristics of the landscape resource or aspects of visual amenity.

A2.6 Effects can be adverse (negative), beneficial (positive) or neutral. The landscape effects will be considered against the landscape baseline, which includes published landscape strategies or policies if they exist. Changes involving the addition of large scale man-made objects are typically considered to be adverse, unless otherwise stated, as they are not usually actively promoted as part of published landscape strategies.

A2.7 Visual effects are more subjective as peoples’ perception of development varies through the spectrum of negative, neutral and positive attitudes. In the assessment of visual effects the assessor will exercise objective professional judgement in assessing the level of effects and, unless otherwise stated, will assume that all effects are adverse, thus representing the worst case scenario. Effects can be moderated by maturation of landscape strategies.

A2.8 The timescale of each effect is also important and effects are generally assessed at time stamps in the whole development life cycle: temporary (at a mid-point in construction), short-term (completion at year 1), medium-term (typically 15 years), medium- to long-term (15+ years). In some cases, the operational phase of a scheme could be considered ‘temporary’.

Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

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Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

Appendix EDP 3 Extract from Landscape Character Assessment

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Landscape Character Area B1: Crowthorne/ Sandhurst Heathland Mosaic

Map 1: Location of Landscape Character Area B1

30 Image 1. Typical landscape of woodland and heath at Wildmoor Heath Nature Reserve to the north of Sandhurst, looking east from grid reference: 484488 162817.

Location 6.3 This character area comprises a wedge of land between the urban areas of Crowthorne to the north and Sandhurst to the south. It is defined by the edges of the surrounding urban areas to the north and south, the valley landscape of the Blackwater River Valley to the south-west and the edge of the Bracknell Forest to the east. The area continues across the borough boundary into the Forested and Settled Sands landscape type in Wokingham to the west.

Key Characteristics Large areas of woodland interspersed with open heath, giving a sense of enclosure in parts, contrasting with a sense of openness in heaths and fields.

Long views from low ridges towards the forested ridges of Hampshire to the south and views associated with designed landscapes (such as the view along the tree-lined Wellington College avenue) and views featuring focal features such Broadmoor Hospital and stands of scots pine (see Image 3). A low settlement density. Suburban settlement and other influences around its edges is often visible; a harsh interface between natural and urban environments. Many well-used recreation spots, valued by the local community, due to its proximity to urban settlements. 19th century institutional buildings set within private grounds are glimpsed landmarks, including Broadmoor Hospital and Wellington College46. Localised areas of relative wildness within ancient woodlands and areas of heath provide a sense of natural history and tranquillity.

46 See Map 1

31 Description of character

Overview 6.4 This is an area characterised by a combination of its natural history and the suburban influence from the more recent expansion of adjacent settlements. Large blocks of mature woodland provide enclosure and a sense of height and scale. The large scale is reinforced by the presence of a number of grand private institutions – such as Wellington College, Eagle House School and Broadmoor Hospital (which lies just outside the character area) – set in designed grounds. The area is an important recreation resource for the adjacent settlements of Crowthorne and Sandhurst, and includes publicly accessible Nature Reserves including Edgbarrow Hill and Heath (see Map 5). The physical landscape

6.5 This area has an intricate pattern of land use comprising mixed woodland, lowland heathland, fields of pasture, semi-improved acid grassland and amenity grassland - a reflection of the underlying agriculturally poor, acidic sandy soils. Woodland provides a sense of enclosure with contrasting open areas of heath and fields. Ancient woodland and remnant heathland provide a sense of history, for example Edgbarrow Woods, around Sandhurst Lodge and at Wildmoor Heath. Localised areas of relative wildness provide a sense of tranquillity in close proximity to urban areas. 6.6 Landform is undulating, with low hills and ridges forming local focal points and providing views across the landscape. Stands of scots pine topping the small dome-shaped hills are particularly distinctive. Views from open elevated ridges (including towards the low, forested ridges in Hampshire to the south and the Blackwater Valley) provide a sense of open space and enable appreciation of the landscape.

Natural character

6.7 Dry and wet heathland, acidic wetlands lakes and ponds are important habitats of international importance. The area contains the Wildmoor Heath SSSI and Thames Basin Heath SPA. Cultural character

6.8 There is little settlement within the character area itself, although suburban settlement wraps tightly around its edges. Small groups of modern housing estates such as School Hill to the south of Broadmoor Hospital, Wellington College and at the outskirts of Sandhurst. The remaining pattern of settlement is of individual farmsteads and occasional historic manor houses such as Sandhurst Lodge. Despite the lack of settlement within the area itself, the housing estates at its edges introduce suburban features and lighting that reduce the naturalistic qualities associated with the woodland and heathland. Woodland forms an important function in screening views of these features, though lines of pylons and the railway line form prominent features that break through woodland.

6.9 The area contains many well-used recreation spots due to its location between, and proximity to, urban settlements. Open access land includes the wooded Ambarrow Hill and Wildmoor Heath Nature Reserve. There are many public footpaths including a network of wide footpaths on former rides – such as the Three Castles Path long distance route. Some open areas of heathland are managed as local wildlife sites, with boardwalks and interpretation boards. 6.10 Distinctive 19th century institutional buildings set within landscaped parks form landmarks, including the listed Broadmoor Hospital set within a Grade II Registered Park and Garden47, and Wellington College. Wellington College was built as a charitable educational institution, designed by John Shaw in the 18th century French Renaissance style, of red and purple brick. Its site was chosen because the land was cheap; the site was described at the time as a “bleak, inhospitable-looking moor48”, although since then the site has been developed into picturesque parkland grounds. Wellington College has had many famous pupils,

47 = Broadmoor Hospital, Crowthorne, Heritage at Risk Register 48 The Times, 31st January 1859, from Wellington College website http://www.wellingtoncollege.org.uk

32 including the author George Orwell, the actor Sir Christopher Lee and the architect Sir Nicholas Grimshaw. 6.11 Broadmoor Hospital was designed by Joshua Jebb as a state asylum 49for the criminally insane in the mid 19 century, with later additions in late 19th century and early 20th century. The hospital included extensive formal terraces and a large kitchen garden, surrounded by high walls, beyond which lay designed farmland. Broadmoor Hospital was given a countryside location so that residents could benefit from the uplifting surroundings. The hospital forms a prominent feature in the landscape due to the building’s scale and its elevated position within the landscape. 6.12 At the time of writing the site is undergoing extensive development, due to be completed in 2017. The old building is to be converted in to a hotel with the extensive gardens being developed for housing. A new modern and secure building is being constructed to house the patients.50 6.13 The area also has cultural associations with the historic Royal Forest of Windsor created in the 11th century by William the Conqueror, which once covered the whole area.

Evaluation

Landscape quality/condition 6.14 Many of the areas inside the protected Nature Reserves appear well maintained, with provision of car parks, well surfaced walkways and signage. Other parts of the character area appear more poorly managed, with some parts becoming derelict, such as around Broadmoor Farm, where there is lack of maintenance and rubbish dumping. In other areas, footpaths are sometimes unsurfaced and post and wire fences poorly maintained. There is encroachment of scrub onto the heathland in some areas outside the nature reserves, which gives an unmanaged impression. Hedgerow loss is evidence in agricultural areas, although the area adjacent to the Blackwater Valley is more intact.

Valued features and characteristics

Distinctive historical buildings – especially Broadmoor and Wellington College, set within landscaped grounds which provide focal points and aesthetic appeal. The 19th century institutions also provide important cultural associations: Broadmoor Hospital was the first criminal lunatic asylum in England. The design of the building and the landscape reflected the thinking of restorative treatment of mental health at the time. Intricate mosaic of heathland, woodland and grasslands which provide a sense of naturalness, provide visual diversity (a variety of colours and textures and changing seasonal interest), and a setting for recreation and enjoyment of the landscape. The areas of heathland and woodland have a particularly strong sense of place, scenic beauty and are important habitats. The woodland and trees including mature trees and ancient broadleaf woodland which provide a sense of place, a sense of history and an important environment for flora and fauna. Woodland and trees also help to filter views to the surrounding settlements from within the area. Stands of scots pine atop hills (see Image 3) provide characteristic landmark features in views. Ancient woodland is a relatively rare feature in the context of the UK. Remnant heathland, including associated bog habitats, which provide an environment for flora and fauna as well as a sense of history, opportunities for recreation and aesthetic enjoyment of the landscape. Heathland is a relatively rare feature in the context of the UK. Historic pastoral fields divided by hedgerows with hedgerow trees which provide a cultural record of the past and provide a rural setting to the settlements. Hedgerow trees add to the wooded character of the landscape.

49 49 Broodmoor Hospital List entry 1001401 English Heritage (now Historic England) http://risk.historicengland.org.uk/register.aspx?id=26107&rt=4&pn=1&st=a&ctype=all&crit>= Broadmoor Hospital, Crowthorne, Heritage at Risk Register 50 Planning application details are available on the Bracknell Forest Council Planning Portal, Application No. 11/00743/FUL

33 Localised areas of relative wildness with a sense of tranquillity, removed from roads and the visual influence of settlement, which provide an environment for flora and fauna as well as an escape from the settled parts of the borough. Views from open elevated ridges (such as those ridges in the south towards the low, forested ridges in Hampshire) which provide a sense of open space and enable appreciation of the landscape. The northern slopes of the Blackwater Valley have relatively high scenic qualities as a result of the wooded slopes which provide an attractive wooded setting to the River Blackwater and lakes. Designed views associated with designed landscapes (such as the view along the tree-lined Wellington College avenue from the settlement to the west of the college) which provide a sense of history and aesthetic appeal. Areas for recreation including the network of public footpaths such as Three Castles Path and areas with open access including the wooded Ambarrow Hill and Wildmoor Heath Nature Reserve, which provide an important recreational resource for the local communities of Crowthorne and Sandhurst. The rural character of the landscape which provides physical and visual separation and a ‘gap’ function between Sandhurst and Crowthorne. Woodland cover enhances the sense of separation and helps to screen the substantial developments (Wellington College and Broadmoor Hospital) which would otherwise be visible.

Forces for Change 6.15 Forces for change that have, and will, affect the landscapes across the borough are identified in Section 3 of this report. 6.16 In this landscape character area, agricultural land and built development/ infrastructure has previously encroached into areas of heathland and woodland resulting in loss of habitat (e.g. loss of part of the Edgbarrow Woods Local Nature Reserve due to construction of a golf course at Wellington College), increased suburbanisation (e.g. around Wellington College) and change to views (e.g. blocking of views of Broadmoor from the A3095). 6.17 There are a number of local wildlife sites, listed buildings and TPOs that provide some protection to individual features. Nevertheless, the landscape could be vulnerable to the following forces for change:

Continued pressure to enlarge and extend areas of development, particularly at the edges of Crowthorne and Sandhurst and associated with the institutional buildings, such as Wellington College. Pressure for farm diversification and changes in land use of the pastoral fields, including possible change in boundaries, for example the pasture land to the south of Broadmoor Hospital. Pressure for renewable energy installations as a consequence of response to climate change. Effects upon tree health or species composition of woodlands and heathlands as a consequence of climate change. Changes in management that could result in changes to the heathland habitats, such as encroachment of scrub. Spread of sycamore, rhododendron and other invasive/exotic species into native deciduous woodland. Drainage schemes associated with development affecting wetland habitats. Effects on tree health as a consequence of adverse pathogens. Visitor pressure leading to erosion and impact on tranquillity. Forest fires could destroy areas of the forest and endanger rare species of bird, such as the Dartford Warbler.

34 Infrastructure such as concrete pipes affecting water quality and adversely affecting SSSIs.

Landscape Strategy 6.18 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:

Protect mosaics of wet and dry heathland and acid grassland particularly from development, changes in land use and encroachment by secondary woodland and scrub. Avoid further fragmentation. Protect ancient woodlands, historic wooded boundaries, mature trees and other wooded features. Protect pockets of tranquillity and dark skies which provide an escape from the settled parts of the borough.

Protect Protect historic fields that provide a rural setting to the settlements and the River Blackwater. Protect notable views from visual intrusion of future development, particularly where these feature historic buildings, are designed views, or reveal a largely undeveloped landscape. Protect areas of woodland that provide visual screening function to existing urban edges. Protect the rural character and woodland cover where it contributes to a sense of physical and visual separation or ‘gap’ between the settlements of Crowthorne and Sandhurst.

Manage the heathland and woodland habitats to ensure their survival. Manage neglected hedgerows, or restore lost hedgerows, particularly where horse paddocks bound by fencing have altered the historic Manage boundary patterns. Balance the need for recreation and enjoyment of the landscape with the conservation of habitats for flora and fauna. Manage change arising from new development, farm diversification or renewable energy to ensure it can be accommodated without detriment to the valued attributes and sense of place.

Where appropriate consider the restoration of historic extents of open heathland through clearance of encroaching scrub and felling of redundant plantations where this does not result in overtly adverse visual impacts. Plan for continued positive conservation management of the valuable semi-natural habitats, balancing this with provision of recreation and enjoyment of the landscape. Plan As appropriate, aim to locate new woodlands, hedgerows and hedgerow trees to reflect historic distribution patterns – particularly where this strengthens the sense of history around historic hunting forests and parklands. Consider the potential impacts of any potential new development and plan to minimise these and enhance sense of place through careful design (including siting, scale and materials – and sensitive lighting

35 to retain dark skies at night). Plan for the future replacement of trees, woodland and hedges to maintain a healthy stock of these features. Take opportunities to plan for the improved integration of existing urban edges through planting.

36 Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

Appendix EDP 4 Photoviewpoints (edp6773_d009a 01 April 2021 JTF/WG)

Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

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Photoviewpoint EDP 1: View from the Church of St Michael

To be viewed at comfortable arm’s length

Grid Coordinates: 482563, 161883 Horizontal Field of View: 90° Direction of View: 320° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:02 Height of Camera: 1.6m Distance: 110m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 67m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 1 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 2: View from Blackwater Valley Promoted Route to the North of Church Farm

To be viewed at comfortable arm’s length

Grid Coordinates: 482458, 161893 Horizontal Field of View: 90° Direction of View: 0° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:05 Height of Camera: 1.6m Distance: 50m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 60m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 2 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 3: View from Blackwater Valley Promoted Route adjacent to site boundary

To be viewed at comfortable arm’s length

Grid Coordinates: 482375, 161943 Horizontal Field of View: 90° Direction of View: 0° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:06 Height of Camera: 1.6m Distance: 10m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 60m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 3 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 4: View from Blackwater Valley Promoted Route adjacent to site boundary

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Grid Coordinates: 482271, 161996 Horizontal Field of View: 90° Direction of View: 30° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:10 Height of Camera: 1.6m Distance: 10m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 60m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 4 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 5: View from Blackwater Valley Promoted Route at the Junciton with Mill Lane

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Grid Coordinates: 482150, 162068 Horizontal Field of View: 90° Direction of View: 55° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:12 Height of Camera: 1.6m Distance: 0m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 55m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 5 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 6: View from FP19 (Three Castles Promoted Route) at Horseshoe Lake

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Grid Coordinates: 482057, 162315 Horizontal Field of View: 90° Direction of View: 90° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:19 Height of Camera: 1.6m Distance: 130m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 58m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 6 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 7: View from FP11 (Three Castles Promoted Route) to the East of Ambarrow Farm

To be viewed at comfortable arm’s length

Grid Coordinates: 482072, 162351 Horizontal Field of View: 90° Direction of View: 130° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:20 Height of Camera: 1.6m Distance: 140m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 60m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 7 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 8: View from FP11 (Three Castles Promoted Route) to the East of Ambarrow Farm

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Grid Coordinates: 482086, 162428 Horizontal Field of View: 90° Direction of View: 120° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:23 Height of Camera: 1.6m Distance: 175m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 60m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 8 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 9: View from FP11 (Three Castles Promoted Route) to the East of Ambarrow Farm

To be viewed at comfortable arm’s length

Grid Coordinates: 482103, 162483 Horizontal Field of View: 90° Direction of View: 140° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:25 Height of Camera: 1.6m Distance: 200m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 62m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 9 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 10: View from FP10 (Three Castles Promoted Route) to the west of Ambarrow Wood

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Grid Coordinates: 482321, 162666 Horizontal Field of View: 39.6° Direction of View: 180° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:31 Height of Camera: 1.6m Distance: 345m drawing number edp6773_d009 www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Planar Make, Model, Sensor: Canon 5D MK2, FFS aOD: 77m checked WG Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 10 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 11: View from Wokingham Road (A321) at Perrys Bridge

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Grid Coordinates: 482490, 162347 Horizontal Field of View: 90° Direction of View: 180° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:40 Height of Camera: 1.6m Distance: 0m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 61m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 11 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 12: View from Maybrook Close

To be viewed at comfortable arm’s length

Grid Coordinates: 482554, 162286 Horizontal Field of View: 90° Direction of View: 230° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:42 Height of Camera: 1.6m Distance: 0m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 63m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 12 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 13: View from edge of Yately

To be viewed at comfortable arm’s length

Grid Coordinates: 481828, 161627 Horizontal Field of View: 39.6° Direction of View: 45° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 02/03/2021 @ 14:15 Height of Camera: 1.6m Distance: 570m drawing number edp6773_d009 www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Planar Make, Model, Sensor: Canon 5D, FFS aOD: 55m checked WG Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 13 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 14: View from Wokingham Road (A321) at the junction with Church Road

To be viewed at comfortable arm’s length

Grid Coordinates: 482651, 162178 Horizontal Field of View: 90° Direction of View: 240° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 13/11/2020 @ 12:48 Height of Camera: 1.6m Distance: 20m drawing number edp6773_d009a www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Cylindrical Make, Model, Sensor: Canon 5D MK2, FFS aOD: 71m checked WG Visualisation Type: 1 Enlargement Factor: 96% @ A1 width Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 14 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 15: View from Mill Lane

To be viewed at comfortable arm’s length

Grid Coordinates: 482072, 162022 Horizontal Field of View: 39.6° Direction of View: 70° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 02/03/2021 @ 14:18 Height of Camera: 1.6m Distance: 100m drawing number edp6773_d009 www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Planar Make, Model, Sensor: Canon 5D, FFS aOD: 56m checked WG Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 15 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Photoviewpoint EDP 16: View from Lower Sandhurst Road

To be viewed at comfortable arm’s length

Grid Coordinates: 481649, 162597 Horizontal Field of View: 39.6° Direction of View: 120° date 01 APRIL 2021 client Bloor Homes Registered office: 01285 740427 Date and Time: 02/03/2021 @ 14:21 Height of Camera: 1.6m Distance: 620m drawing number edp6773_d009 www.edp-uk.co.uk drawn by JTF project title Land off Wokingham Road, Sandhurst [email protected] Projection: Planar Make, Model, Sensor: Canon 5D, FFS aOD: 61m checked WG Visualisation Type: 1 Enlargement Factor: 100% @ A3 Focal Length: 50mm QA GY drawing title Photoviewpoint EDP 16 © The Environmental Dimension Partnership Ltd This sheet has been exported at low quality. High resolution copies are also available upon request Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

Plans

Plan EDP 1 Site Location and Boundaries (edp6773_d014 30 March 2021 OW/WG)

Plan EDP 2 Topography Plan (edp6773_d017a 01 April 2021 OW/WG)

Plan EDP 3 Landscape Planning Context (edp6773_d015a 01 April 2021 OW/WG)

Plan EDP 4 Visual Assessment (edp6773_d016a 01 April 2021 OW/WG)

Plan EDP 5 Illustrative Landscape Strategy and SANGs Layout (edp6773_d010a 01 April 2021 RB/WG)

Land off Wokingham Road, Sandhurst Landscape and Visual Appraisal edp6773_r006b

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