Glossop Dinting Road Design + Access Statement ]
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[ GLOSSOP DINTING ROAD DESIGN + ACCESS STATEMENT ] Landscape Appraisal LOCATION The proposed development site lies to the southern side of Dinting Road, the road connecting Glossop with Brookfield and Hadfield, roughly 1,000m north west of Glossop town centre. It is roughly rectangular in shape and currently rough pasture. A small ‘square’ of land, understood to be owned by Derbyshire County Council, lies at the south-eastern corner, adjoining the neighbouring St. Luke’s C of E primary school. BOUNDARIES The northern boundary is formed by Dinting Road, which is lined with a hedge made up predominantly of hawthorn and regrowth young ash trees. The southern boundary is formed by the railway line connecting Glossop to Dinting and beyond to the west. This line carries passenger traffic. The rail line lies at grade as it passes the site, except at the western end where it enters a cutting. LEVELS The site slopes steeply down from Dinting Road, from roughly 176m AOD in the north west corner to around 160mAOD at the rail line in the south eastern corner. CONTEXT Beyond the western end of the site a narrow lane serves a number of cottages including Fingal Cottage, Ferncliffe and Overdale. A bridge crosses the rail line towards the western extremity of the site. At the eastern end of the site lies the housing area of Birchside Avenue. This comprises two storey mainly detached houses of 1970s vintage. South of this lies the ‘square’ of land adjacent to the school. The land to the west and north of the site is, like the site itself, predominantly open. This is also the case to the south-west. North of Dinting Road the land is grazed farmland. To the west and south- west some scrub encroachment is evident. To the south beyond the rail line and continuing east towards the centre of Glossop lies a large industrial area accessed off Surrey Street. MANAGEMENT AND FEATURES Currently the site does not appear to be managed by grazing or mowing and considerable scrub growth and even tree succession is apparent, especially towards the eastern end and the south western side adjacent to the rail line. A low, largely derelict dry stone wall runs across the centre of the site. ACCESS AND USE The whole of the site area is accessible to the public (although it is not access land) by means of the public footpath that crosses it diagonally, connecting Dinting Road with the industrial area and the residential areas of Spire Hollin via St. Luke’s school. Most of the footpaths in the area appear very well used and are clearly signposted. LANDSCAPE CHARACTER At a national level, the site lies within National Character Area (NCA) 54: Manchester Pennine Fringe, and in close proximity to NCA 51: Dark Peak. NCA 54 owes much of its character to its proximity to the adjacent Pennine moors and the deeply incised, steep valleys that characterise the transition from moorland to urban area. Elevated vantage points provide extensive views across these valleys towards the numerous urban developments, which make up almost half of this NCA, giving the area a distinct urban fringe character. Woodland cover and field boundaries are distinctive characteristic of this area with a wide range of woodland types concentrated along river valleys, as well as some newer community woodlands in the urban areas. Dry 'gritstone' walls area characteristic at higher elevations and hedgerows at lower elevations. LOCAL LANDSCAPE CHARACTER Taking a more detailed look at landscape character, the site is identified by Derbyshire County Council's 'The Landscape Character of Derbyshire (Fourth Edition, 2014)' document as lying within the Dark Peak's ‘Settled Valley Pastures’ Landscape Character Type (LCT). This LCT is described as 'a well settled landscape taking advantage of the natural shelter offered by the lower valley sides...with a dense network of lanes connecting the villages with the dispersed farmsteads, with main roads and railway lines hugging the lower slopes.' LANDSCAPE IMPACT ASSESSMENT In 2014, a Landscape Impact Assessment (LIA) was conducted on behalf of High Peak Borough Council as part of their updated Local Plan to 'inform the selection of sites for allocation in the Local Plan and provide support for other policies and proposals which protect landscape character or manage change in the landscape.' (Page 1, LIA). As part of the assessment the Dinting Road site (including the small ‘squar of land to the south eastern corner) was identified as parcel G19, a preferred option site. The LIA described the site as: 'Sloping, semi-enclosed, semi-improved grassland [with] long distance views from the National Park with medium visual prominence. The LIA notes that ‘the impact on the setting of the National Park is limited due to the proximity and location of the surrounding development. It is suggested that ‘Vegetation on the periphery and in the east of the site should be retained and strengthened in order to reduce visual prominence.' Views Views fall into broadly two categories. The combination of relatively elevated position above the valley floor, steeply sloping ground and lack of surrounding visual obstructions give very good views into the site from across the valley to the south and south-east. Proximal views are available from the housing to east and west and local footpaths. Beyond this though, the thick hedge along Dinting Road and topography greatly restrict views from the north. Uninterrupted views are available from a number of points to the south of Glossop, including from several locations within the Peak District National Park boundary. These are illustrated in Viewpoints 1 to 4 below. Viewpoint 1 shows the first available view towards the site on the A57 Snake Pass road crossing the Kinder Scout to Bleaklow moorland is some 3km from the site near Hurst Reservoir at an elevation of around 260mAOD. This is typical of views in the area, much of which is open access land although there are few public footpaths or well-used tracks. The exception is Doctor’s Gate, some around 800m to the north. The intervening feature of Shire Hill obscures views to the north from the area of Lordship Hill and Shelf Moor. Viewpoint 2 shows the situation from the other major road approaching Glossop within the National Park from Hayfield. The viewpoint is north of The Grouse pub on Chunal Moor and views from this area, all of which is access land, up to Mill Hill would be similar. The site again lies beyond the industrial buildings of Surrey Street and is readily identifiable using the Ferro Alloys chimney as a ‘marker’. The site is distant (some 3.4km away). Viewpoint 3 shows a typical view from the well-used network of footpaths around Brownhill Farm at around 240mAOD. Paths descend from the hill into the eastern side of Glossop. These lie just outside the National Park Boundary, although those possible from the area of Hurstnook Farm on Derbyshire Level to the east are similar and this area does lie within the National Park boundary. Viewpoint 4 lies within the Peak District National Park at Coombes Edge, where Monk’s Road crests the ridge. The area has numerous public footpaths and open access land to an elevation of almost 400mAOD. The numerous paths are evidently very popular with walkers and include the Cown Edge Way long distance footpath, which connects with the Pennine Bridleway further south. The elevation offers clear, uninterrupted views across the Glossop valley into the site and beyond. The view is reasonably typical of that from other publicly accessible points nearby including Whiteley Nab and Slack Edge. Viewpoint 5 shows the situation from the open land (chiefly sports pitches) and rights of way connecting Spring Street and Pike’s Lane. The pitches are at roughly 150mAOD, so the site lies some 10-25m above it. The telecommunications tower on Mouselow , to the north of the site and at 260mAOD is clearly identifiable. Viewpoint 6 is reasonably typical of several locations in the area of St Mary’s Road. The houses on Ashes Lane to the north west of the site are clearly identifiable. The viewpoint shows how visibility from public areas is greatly restricted to roads aligned towards the site. The influence of street trees is apparent in reducing visibility quickly away from the roads. More local views are available from housing areas, in particular the Simmondley and Whitfield areas. Because of the presence of the buildings themselves, clear uninterrupted views are not generally available. Viewpoint 7 shows the view experienced by residents of neighbouring houses on Birchside Avenue. The open nature of the site is apparent, as the degree of enclosure provided by vegetation along the northern and western sides. The industrial units of Surrey Street form a dominant feature in the middle distance. Uninterrupted views are available to the hills to the south. Viewpoint 8 shows how views into the site from the school and paths to the south-east are restricted greatly by existing vegetation. Viewpoint 9. Along Dinting Road views into the site, which are oblique to the direction of travel, are greatly restricted by the hedging at the boundary. A very small gap allows the public footpath into the site. Viewpoint 10 shows the situation from within the site, on the footpath looking east shows the clear views across into the valley and hills beyond. The industrial area, with the exception of the Alloys chimney, is visible with some concealment by boundary vegetation. Viewpoint 11 demonstrates how the neighbouring housing is inter-visible from the site, and also how degree of visibility reduces to the north-east, with first intervening buildings and then the slope of the hillside concealing the site to views.