Argyll and Bute Landscape Capacity Study Mull Final Report Produced by GILLESPIES on behalf of December 2009 Argyll and Bute Landscape Capacity Study GILLESPIES December 2009 Argyll and Bute Contents Landscape Capacity Study Methodology 2-3 Landscape Character - Mull 4-5 Site Reference Map - Mull 6 Map Key 7 Rural Opportunity Area Assessments, Mull Sites 1-16 9-51 1 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Methodology Purpose *XLGHOLQHVIRU/DQGVFDSHDQG9LVXDO,PSDFW$VVHVVPHQW */9,$ landscape areas and types of Scotland. The Landscape Character Types, The principal objective of this study is to provide a robust set of published by the Landscape Institute and the Institute of for Argyll and Bute, are covered by Environmental Resources documents that will clearly identify the capacity, in landscape terms, for Environmental Assessment, 2nd Edition 2002; 0DQDJHPHQW/DQGVFDSH$VVHVVPHQWRI$UJ\OODQGWKH)LUWKRI&O\GH GHYHORSPHQWZLWKLQWKH5XUDO2SSRUWXQLW\$UHDV 52$V LGHQWLÀHGLQWKH 61+/DQGVFDSH&KDUDFWHU$VVHVVPHQW *XLGDQFHIRU(QJODQGDQG 6FRWWLVK1DWXUDO+HULWDJH5HYLHZ1R Local Plan. Scotland), 2002; 3$1)LWWLQJ1HZ+RXVLQJ'HYHORSPHQWLQWRWKH/DQGVFDSH /DQGVFDSHDVVHVVPHQWLGHQWLÀHVDUHDVZKLFKDUHSDUWLFXODUO\VHQVLWLYHWR The Argyll and Bute Local Plan contains development control change and this understanding can determine which areas have a greater zones which are mapped planning policy designations. One of these 7KH*/9,$UHOLHVRQDQDSSUHFLDWLRQRIWKHH[LVWLQJODQGVFDSHLWV capacity to accommodate change, thereby ensuring that future change can development control zones is the ROA designation which carries a sensitivity to change, a thorough understanding of the development be guided and managed in a positive way. particular policy stance towards development in the Plan. This policy proposals and the magnitude of change that would result from these stance is positive towards many small scale development types, and in changes. In order to set the context for the Rural Opportunity Areas (ROA), a particular, positive towards small scale housing development, with a summary of the key characteristics of the relevant Landscape Character general presumption in favour of up to 5 new houses (subject to design, 7KH61+/DQGVFDSH&KDUDFWHU$VVHVVPHQWGRFXPHQWVVHWRXWWKH Types (LCT’s) will be set out, including any appropriate landscape siting, development pattern etc.). principles and processes of describing the character and characteristics of guidelines. A more detailed description of local landscape characteristics the landscape and the elements and features that make up the landscape. for each individual ROA will follow. Much of Argyll and Bute is covered by National Scenic Areas (NSA) and Areas of Panoramic Quality (APQ - former Regional Scenic Area) 3$1RIIHUVVXJJHVWLRQVWRKHOSSODQQHUVGHYHORSHUVDQGORFDO This information will then enable an assessment to be made of the designations, which are detailed within the Plan. Many of the ROAs are communities achieve residential developments which are in harmony with scenic quality of the ROA, its sensitivity to change and its capacity to located within these NSAs and APQs. their landscape setting. accommodate development. The Plan was subject to Public Local Inquiry and one of the issues ROA Assessment Scenic Quality LGHQWLÀHGZDVWKDWRISRWHQWLDOFRQÁLFWEHWZHHQ52$GHVLJQDWLRQ The format for assessing each ROA has involved the following: Scenic Quality relates to the intrinsic aesthetic appeal demonstrated by a and NSA or APQ designation. The Council has taken the view that character area, zone, feature or component within the landscape, WKLVSRWHQWLDOFRQÁLFWVKRXOGEHDGGUHVVHGWKURXJKWKHSURGXFWLRQRI $GHVNEDVHGVWXG\WRUHYLHZVWDWXWRU\ODQGVFDSHGHVLJQDWLRQVDQG including the importance of any views experienced from and looking back landscape capacity studies (such as this) that look closely at how new sites of historical importance; at the ROA. developments could be assimilated into such valued landscapes. $UHYLHZRIWKH$UJ\OODQG%XWH/RFDO3ODQWRXQGHUVWDQGWKH context within which the ROA’s have been designated; An established form of categorisation ranks Scenic Quality between These Landscape capacity studies have been undertaken by appropriately 5HYLHZRIWKH61+ODQGVFDSHW\SHVDVGHÀQHGLQWKH$UJ\OODQG ([FHSWLRQDODQG'DPDJHG+RZHYHUDVZHDUHFRQVLGHULQJODQGVFDSHV TXDOLÀHGFRQVXOWDQWVDQGFRYHUDOORIWKH52$VORFDWHGZLWKLQ16$VDQG )LUWKRI&O\GH/DQGVFDSH&KDUDFWHU$VVHVVPHQW 6FRWWLVK1DWXUDO that have already been considered to have particularly outstanding APQs located in Argyll and Bute (with the exception of Jura and part of +HULWDJH5HYLHZ1R(QYLURQPHQWDO5HVRXUFHV0DQDJHPHQW qualities, this assessment has compared areas relative to each other and the Mull NSA as studies in these areas have already been completed). 1996); ranked the Scenic Quality of the ROA’s as follows: 6LWHDSSUDLVDOLGHQWLI\LQJNH\ODQGVFDSHIHDWXUHVFKDUDFWHULVWLFVDQG This document is consistent with all current national and local planning views to and from each ROA; +LJK policy and will help support, and be consistent with, the Corporate 'HÀQLQJWKHRSSRUWXQLWLHVDQGFRQVWUDLQWVRIHDFK52$E\ 6WURQJODQGVFDSHVWUXFWXUHZLWKDWWUDFWLYHFKDUDFWHULVWLFVSDWWHUQ Strategy and the Development Plan for Argyll and Bute (ie. both Structure analysing and, where applicable, providing recommendations for and a balanced combination of landform and land cover; and Local Plan) in meeting their aims of strengthening the economy; VSHFLÀFORFDWLRQVIRUGHYHORSPHQWDQG 0DQ\GLVWLQFWIHDWXUHVZRUWK\RIFRQVHUYDWLRQ creating sustainable and vibrant communities in the area; and protecting ,GHQWLI\LQJORFDWLRQVZKHUHGHYHORSPHQWZRXOGQRWEHDGYLVDEOH 9DULHW\DQGVHTXHQFHRIGUDPDWLFSDQRUDPLFDQGIUDPHGYLHZV and enhancing the environment. due to potential adverse effects on the landscape quality, character, 1RRUPLQLPDOGHYHORSPHQWGLVFUHHWO\DFFRPPRGDWHG setting, and/or views due to inappropriate scale of development, This study is one in a series of documents which will provide the Council visual prominence, additional development resulting in over Medium DQGWKHSXEOLFZLWKDFOHDUO\GHÀQHGVHWRIJXLGHOLQHVIRUGHYHORSPHQW development or insertion of development in currently *RRGODQGVFDSHVWUXFWXUHZLWKSOHDVLQJFKDUDFWHULVWLFVSDWWHUQ within these areas. undeveloped areas. balanced combination of landform and land cover; 'LVWLQFWIHDWXUHVZRUWK\RIFRQVHUYDWLRQ Methodology Landscape Character Assessment 9DULHW\DQGVHTXHQFHRISDQRUDPLFDQGIUDPHGYLHZV To ensure a consistent and robust approach to the collation and To assist with the understanding of the capacity of the landscape 0LQLPDOGHYHORSPHQWZKLFKGRHVQRWGHWUDFWIURPWKHRYHUDOO presentation of the study, the methodology of assessing and recording to accommodate development it is essential to understand the composition or views. the landscape qualities, sensitivities and capacity to accommodate characteristics and qualities of the landscape. Low development has been based upon the accepted industry standards for /LPLWHGSDWWHUQVFRORXUIHDWXUHVDQGFRPELQDWLRQVRIODQGIRUP landscape character assessment and has been prepared with reference to 6FRWWLVK1DWXUDO+HULWDJHLQFRQMXQFWLRQZLWKSDUWQHU&RXQFLOV 6RPHIHDWXUHVZRUWK\RIFRQVHUYDWLRQ the following documents: XQGHUWRRNLQWKHODWH·VDGHWDLOHGUHYLHZDQGFODVVLÀFDWLRQRIYDULRXV *HQHUDOO\VHOIFRQWDLQHGRUOLPLWHGYLHZV GILLESPIES December 2009 2 Argyll and Bute Methodology Landscape Capacity Study 'HYHORSPHQWIRUPVDVLJQLÀFDQWSDUWRIWKHRYHUDOO *RRG&DSDFLW\WR$FFRPPRGDWH'HYHORSPHQW In addition, the following issues also need to be considered: composition or view. New development would not: 9LHZVEDFNWRGHYHORSPHQWIURPVXUURXQGLQJDUHDV GHWUDFWIURPWKHRYHUDOOH[LVWLQJODQGVFDSHTXDOLW\IHDWXUHV 6HSDUDWLRQRIGHYHORSHGDUHDV Determining Sensitivity of the Landscape and $YRLGLQJDSHUFHLYHGFRDOHVFHQFHEHWZHHQODUJHUVHWWOHG The assessment considers the sensitivity of the environment that characteristics of the ROA; areas; could be affected, the scenic quality and value and the ability of DGYHUVHO\DIIHFWWKHVHWWLQJRIKLVWRULFRUGLVWLQFWLYHIHD- 5HWDLQLQJ¶ZLOGHU·XQVHWWOHGDUHDVEHWZHHQDUHDVRI the landscape to accommodate change. tures; development. FRPSURPLVHH[LVWLQJYLHZVRUEHKLJKO\YLVLEOHZLWKLQDQ Sensitivity to Change important view; Findings Sensitivity to change considers the extent to which the land- DIIHFWWKHVHQVHRISODFHDQGFRXOGEHDSSURSULDWHO\LQWH- The assessment results will report on the ability, or otherwise, scape can accommodate and tolerate the type of proposed grated with existing landscape features; of each ROA to accommodate development. change. Although all the ROA’s are either within an Area of FDXVHDSHUFHSWLRQRIFRDOHVFHQFHEHWZHHQH[LVWLQJVHWWOH- Panoramic Quality or National Scenic Area, there are still differ- ments. Each ROA has been assessed in detail and areas with potential ing qualities within these areas and differing WRDFFRPRGDWHGHYHORSPHQWKDYHEHHQLGHQWLÀHGLQRUDQJHDQG capacities to tolerate change. Sensitivity has therefore been New development could: DUHDVZLWKOLPLWHGRUQRSRWHQWLDOKDYHEHHQLGHQWLÀHGLQUHG UDQNHGDV+LJK0HGLXPRU/RZ EHVHWVXFFHVVIXOO\LQWRWKHODQGVFDSHE\XWLOLVLQJH[LVWLQJ landscape form or features; The supporting rationale for identifying these areas is given in +LJK6HQVLWLYLW\ LQLWVHOISURYLGHDSRVLWLYHIHDWXUHRUDIRFXV the description of each ROA. ZKHUHWKHODQGVFDSHZRXOGEHVXVFHSWLEOHWRUHODWLYHO\ small Limited or No Capacity to Accommodate Development The report should be used as part of as series of tools to guide changes by development; New development would: $UJ\OODQG%XWH&RXQFLOLQFRQVLGHULQJVSHFLÀFDSSOLFDWLRQVDQG ZKHUHWKHUHDUHOLWWOHRUQRODQGVFDSHIHDWXUHVZLWKZKLFK