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Appendix 1A , Item 18 SEPTEMBER 2015 1 WEST BERKSHIRE COUNCIL PLANNING APPLICATION NO. 15/01974 LAND AT PANGBOURNE COLLEGE, PANGBOURNE DEVELOPMENT OF NEW FLOODLIGHTING SYSTEM TO THE EXISTING ASTRO HOCKEY PITCH A. Introduction The proposals were reviewed and a site visit was undertaken in September 2015. The site lies within the North Wessex Downs AONB and the setting of the Chiltern AONB. The application is not accompanied by a daytime or night-time LVIA . B. Submissions RLF Design and Access Statement June 2015 Dwgs: Layout Plan and Site Plan C. Site description The site is an existing hockey pitch surrounded by chain link fencing within the centre of the school grounds, just north of the complex of buildings. To the south lies a mix of 2 to three storey buildings set within mown grass with individual mature trees. To the west lies dense mature woodland, separated from the site by a pavilion on a grassed terrace. To the north the site is bounded by a mature high hedge beyond which lie several mature trees within the college grounds. To the east lie two tennis courts, open grassland and the driveway to the school. Beyond this is further tree cover and woodland which contain the site to the east, except for a gap in the cover which allows long views to the Chiltern Hills. The school buildings, tennis courts, driveways and parking influence the character of the site and its setting. The current level of existing lighting to the built form and surrounding area is not known but this will help determine the amount of additional lighting as a result of the floodlights, and whether the existing lighting mitigates the impact from the floodlights. D. Landscape context and character KIRKHAM LANDSCAPE PLANNING LTD 194/15 WEST BERKSHIRE COUNCIL 18 SEPTEMBER 2015 2 North Wessex Downs Landscape Character Assessment 2002 The site lies within LCA 2B: Ashampstead Downs. The key characteristics of relevance are: Elevated plateau; Extensive interconnected woodlands; Large scale open arable summits [around the college grounds]; Intimate winding network of minor roads, rural lanes and tracks lined by dense hedgerows and woodland edges; Enclosed views; Intimate scale. Key issues are the localised visual intrusions on open summits and skylines which may be intrusive in views from the sunken lanes; and loss of tranquillity. The Management Plan 2014-2019 states that : New uses or new developments that individually or cumulatively result in a material increase in lighting, noise and or activity into the countryside are likely to be opposed. AONB policy: Avoid and reduce light pollution, including control of lighting schemes or other developments that threaten the integrity of dark night skies within the North Wessex Downs. Newbury District-wide Landscape Character Assessment 1993 The site lies within LCT4: Eastern Chalklands – Wooded which reflects the above assessment. Berkshire Landscape Character Assessment 2003 The site lies within LCAF3: Ashampstead Wooded Downland which largely reflects the AONB assessment. The guidance particularly refers to the need to have particular regard to the protection of the wooded skylines and the quiet rural character of the roads and lanes. E. Views of the site The principal views of the site are from the college itself and a footpath that goes through the college grounds which will have open views of the floodlights. Views from the surrounding roads and footpaths are limited due to the landform and dense tree cover. It was not possible to be sure whether, where the college and its grounds are visible for a short distance along Pangbourne Hill, Tidmarsh Lane and Bere Court Road, the floodlights will be visible from the North Wessex Downs AONB. When standing next to the site on higher ground there are long views, through a gap in the KIRKHAM LANDSCAPE PLANNING LTD 194/15 WEST BERKSHIRE COUNCIL 18 SEPTEMBER 2015 3 tree cover, to a long stretch of the Chilterns AONB. It is possible that the floodlights will be visible from the escarpment. In the above cases the views are of the site in the context of the school, particularly from the footpath through the grounds. F. Key Landscape Issues Impact of the lighting on the skyline and tranquillity of both the North Wessex Downs and Chilterns AONB. Impact of the columns on the skyline. G. Relevant Policy National: Paragraphs 7, 17, 63, 64, 109 to 129 West Berkshire Core Strategy CS19; ADPP5 H. Assessment of the Scheme H1 Description of proposals The proposal is for 8no. 15 to 16m high floodlights to the perimeter of an existing hockey pitch. The Design and Access Statement includes data in support of an assessment in accordance with the Institute of Lighting Engineers on light pollution. This document requires lighting within rural areas of an AONB to meet zone level E1, the highest standard of pollution control. The DAS states that the proposed lighting will meet this requirement. H2 Direct Impacts on the site The floodlights would not change the character of the site itself and there would no change to the boundary treatment or surrounding tree cover. H3 Visual impacts It is difficult to ascertain the exact impact of the lighting. The Design and Access Statement confirms that the proposed lighting scheme will meet the requisite light pollution standards of zone E1. However it is possible that, in this elevated location, the band of lit area between the light fittings and the ground may still be visible. The lighting columns would not be visible above the wooded skyline and it is not expected that in the day time the proposals would have an adverse visual impact on either AONB. KIRKHAM LANDSCAPE PLANNING LTD 194/15 WEST BERKSHIRE COUNCIL 18 SEPTEMBER 2015 4 H4 Indirect Impacts on the wider landscape The proposed floodlights could potentially result in harm to the landscape character and special qualities of tranquillity and unbroken dark wooded skylines found in both the North Wessex Downs AONB and views from the Chiltern Hills AONB. I. Conclusion Light pollution is a key issue in AONBs. Notwithstanding the efforts identified in the Design and Access Statement to minimise the environmental impacts of the flood lights, it may still be possible to see light below the lamp fittings against a dark wooded skyline, resulting in visual intrusion and an adverse landscape impact on the AONBs. As no landscape and visual night–time assessment has been carried out, it is not possible to say with confidence that there will not be an adverse impact at night on the tranquillity of the Chilterns escarpment or from Pangbourne Hill, Tidmarsh Lane and Bere Court Road in the North Wessex Downs AONB. It is recommended that a night-time LVIA study is undertaken to assess the additional night- time impact on views from the Chiltern escarpment and Pangbourne Hill, Tidmarsh Lane and Bere Court Road at viewpoints to be agreed. This would be best informed by a computer generated ZTV of the floodlights which takes into account the screening benefits of the main woodland blocks and built form as well as the landform. Ideally, as the greatest impact will be in winter when the lights are on the most and there is no leaf cover, the LVIA should be undertaken this winter, after leaf fall. KIRKHAM LANDSCAPE PLANNING LTD 194/15 WEST BERKSHIRE COUNCIL.
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