St Hugh’s Rise, Didcot 10200_R06a_East Hagborne Neighbourhood Plan: Local Green Gaps Review
1.0 Introduction
Scope and Purpose
1.1 This report has been prepared to support representations being made to the East Hagbourne Neighborhood Plan (the NP) on behalf of Persimmon Homes in respect of land situated off St Hugh’s Rise, Didcot (the Site). The report considers matters relating to Green Buffer Zones and Local Green Gaps proposed within the NP and the Supporting Evidence Base. The location of the Site is illustrated on Figure 1 below:
Figure 1: Site Location 1.2 This report supports the proposed development of the Site for up to 50 houses, including open space and landscape buffers. A copy of a sketch masterplan for the development of the site is included at Appendix 1.
1.3 The NP defines four individual Local Green Gaps within the Parish that serve to prevent coalescence of East Hagbourne with Didcot and protect the character and setting of the communities. The location and extent of these is illustrated on the NP Policies Map, an extract of which is included at Figure 2 below:
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Figure 2: East Hagbourne Neighbourhood Plan Policies Map 1.4 As illustrated on the NP polices plan, the site does not lie within a Local Green Gap, being situated adjacent to the edge of Didcot to the north of the ‘Lower End Field’ gap.
1.5 The analysis contained in this report emphasises the limited role that the site plays in the function of the wider Green Buffer Zones around Didcot and reinforces the justification for not including the site within a Local Green Gap, as proposed by the NP.
Referenced Documents 1.6 Reference is made within the report to several key published documents that provide policy and technical background information and form the evidence base to the NP as relates to the designation of Green Buffers and Local Green Gaps within East Hagbourne Parish. These include the following:
• Didcot Garden Town Delivery Plan, October 2017 (the Delivery Plan);
• East Hagbourne Neighbourhood Development Plan 2018 to 2033 - Submission Version, September 2018 (the NP);
• East Hagbourne Village Character Assessment and Landscape Study (2018 Update) Neighbourhood Plan Appendix 2 (the Landscape Study); and
• East Hagbourne Green Buffer Assessment - Neighbourhood Plan Appendix 10 (the Green Buffer Assessment)
2.0 Green Buffers and Local Green Gaps: Planning Context
Green Buffer Zones
Didcot Garden Town Delivery Plan and Masterplan 2.1 The site lies within an area identified by the Delivery Plan as a Green Buffer on the masterplan for Didcot Garden Town. The Delivery Plan has been adopted by South Oxfordshire Council and forms a non-statutory document that is a consideration in planning and development control matters.
2.2 The Delivery Plan sets out the principle of Green Buffer Zones around the town that prevent coalescence between neighbouring villages and protect their character. At Section 8.3,
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‘Landscape priorities, green infrastructure and open space strategy’, the Delivery Plan identifies a number of ‘Key Landscape Priorities’, including to Formalise Green Gaps.
2.3 In recognition of the development pressures on the necklace villages and the need to prevent coalescence with Didcot, the Delivery Plan recommends the provision of larger areas of woodland and realising opportunities for the buffer areas to provide a recreational resource in addition to their agricultural use, incorporating existing public rights of way.
Defining extent of Green Gaps
2.4 The buffers set-out in the Delivery Plan are indicative and need to be verified to provide: “... a greater understanding of heritage assets of each village, extent of conservation areas and mapping the visual envelope of the settlement within the countryside.”
2.5 In relation to Landscape Setting of the necklace villages, the Delivery Plan states on page 257 that when establishing the extent of each green gap:
“.. the objective is to define a clearly defensible boundary to the landscape setting of the village using a baseline study to include the following tasks:
… Use visual assessment to analyse the visual relationship between parcels of land and check for intervening vegetation which may separate landscape compartments from the village. Where landscape compartments are contiguous and have a strong visual connection to the village in question the whole parcel of land should be included in the green buffer.
Topography: where landscape compartments are broken by a change in topography, which limits the visible land only that within the view should be included.”
2.6 Once the above process has been undertaken, the Delivery Plan states that the extent and components of the green buffer should be included in the local neighbourhood plan of each village. An extract of page 257 of the Delivery Plan that sets-out the outline methodology for assessing Green Buffers is included at Appendix 2. Land uses within Village Green Buffers: Woodland Planting
2.7 The Delivery Plan identifies three broad zones around Didcot that relate to the remnant landscape structure. To the east of Didcot, remnant woodland is identified as suitable to increase the landscape structure within Green Buffers.
2.8 Woodland planting to the eastern town fringes are identified as a landscape priority for the following reasons:
• Amenity benefits, as a recreational resource and visitor destination;
• Providing structure to the agricultural landscape, providing enclosure;
• Wildlife benefits;
• Soil Protection; and
• Reducing flooding
2.9 The Delivery Plan also recognises that the topography and woodland provide screening that provides separation between Didcot and the neighbouring villages.
2.10 An extract of the Proposed Landscape Plan as included in the Delivery Plan document (figure 8.8) is shown below on Figure 3. This shows the proposals for a woodland to the south of the Site that runs along the western edge of the Public Footpath 19724/10. Woodland in this location would combine with the existing topography and reinforce the physical and visual
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separation of the Site from East Hagbourne that lies to the southwest, as well as defining an area to the east of New Road that would provide separation between the settlements and the basis of a Local Green Gap.
Figure 3: Extract of Didcot Garden Town Delivery Plan Figure 8.8 – Proposed Landscape Plan
East Hagbourne Green Buffers 2.11 The NP is supported by the ‘East Hagbourne Green Buffer Assessment’ (Appendix 10 of the NP document) that divides the land around the village into a number of Character Areas which are then assessed in relation to their landscape capacity and recommendations for conservation and management.
2.12 The Green Buffer Assessment defines a number of individual character areas and assesses these for inclusion within a Proposed Green Buffer Zone that extends within and beyond the Hagbourne Parish Boundary to the southeast of Didcot.
2.13 Although the NP does not include policies for the Green Buffer Zone as a whole, it identifies the extent of the zone as defined by the Green Buffer Assessment and identifies Local Green Gaps within it. The extent of the proposed Buffer Zone is illustrated on Figure 4 below, which shows an extract from the NP. The NP identifies the Green Buffer as including the area proposed by the Didcot Garden Town Masterplan, extending further eastwards to the south of Fulscot Manor.
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Figure 4: Extract of NP Figure 4 – Green Buffer Zones around East Hagbourne
Summary of the Contribution of the Site to the Green Buffer and Local Green Gap 2.14 A review and critique of the methodology and findings of the Green Buffer Assessment is included below at Section 3. This demonstrates how the Assessment has identified a larger buffer that extends beyond the visual envelope of East Hagbourne to include land beyond that required to perform the village Green Buffer purpose. Furthermore, the Assessment is inappropriate for use when identifying the suitability of individual parcels of land for development, being a strategic study that provides high-level assessment of large areas.
2.15 The Site at St Hugh’s Rise does not perform the function or share the same characteristics and relationship with the wider landscape and setting of East Hagbourne as the land to the south that is proposed for designation as a Local Green Gap.
2.16 There is also the opportunity for the development of the site to incorporate recreation / amenity functions and woodland planting that tie-in with the recommendations made within the Landscape Study and wider Didcot Green Buffer Zones as identified by the Delivery Plan. These matters are considered in further detail within this report when assessing the role of the site as part of a Green Buffer and its suitability for development.
East Hagbourne Local Green Gaps
Lower End Field Local Green Gap
2.17 As set-out above and illustrated on Figure 2, the NP has identified a Local Green Gap at ‘Lower End Field’ that extends eastwards from New Road to the south of the Site.
When identifying Local Green Gaps, the NP states that:
“… particular consideration has been given to those parts of the Green Buffer Zones lying within East Hagbourne Parish where significant development would be particularly harmful by way of causing coalescence, the loss of key views or damage to areas of special community value” (page 25, first paragraph)
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2.18 As considered further in Section 4 when assessing the suitability of the Site for development and exclusion for the Green Buffer, the proposed Lower End Field Local Green Gap covers an area where development would be intervisible with East Hagbourne as it extends over the rolling landform north of the village.
2.19 The gap also provides physical and visual separation between the settlements to the east of New Road, from where there are views across the open arable fields to the wider landscape and AONB beyond. This is identified within the supporting text to Policy VC1a – Lower End Field Local Green Gap (see below for further analysis).
Proposals within the Local Green Gap
2.20 The NP does not set-out detailed proposals as to how the Local Green Gaps may be managed or enhanced to provide an improved landscape structure and reinforce the character and separation between settlements.
2.21 The Green Buffer Assessment does identify some general Conservation and Management Guidelines for the larger parcel considered which extends to East Hagbourne to the south and eastwards towards Fulcote Manor beyond the Parish boundaries. These include the following:
• Maintain and enhance existing lines of trees to boundaries, planting appropriate species; and
• Trees along east side of New Road especially critical to gap between town and village.
2.22 Whilst these reflect the aspirations for woodland and tree planting within Green Buffers to the east of Didcot as set-out in the Delivery Plan, they are localised in nature and relate to existing trees and boundaries and do not extend to the opportunities to provide substantial areas of new Woodland to provide landscape structure, enclosure, separation and recreational & biodiversity benefits. East Hagbourne Neighbourhood Plan: Design and Character Policies 2.23 The NP includes a set of ‘Design and Character’ Objectives and Policies. Of these, Objective VC1 and the associated policies are of particular relevance to Local Green Gaps.
Objective VC1
2.24 Objective VC1 is to: “Preserve the independent and rural character of our village as Didcot expands. Conserve and enhance key views both into and out from the built edge and within the built areas.”
2.25 NP Policies that seek to ensure that ObjeciveVC1 is realized include the following that relate to Green Buffers / Green Gaps and visual coalescence:
• Policies Vc1a-d – Preserving the local green gaps which define the distinctive identities of East Hagbourne, Coscote and Didcot;
• Policy VC2 – Conserving and enhancing key views
2.26 These policies and how they relate to the Lower End Field Local Green Gap and Green Buffer to the east of Didcot and the Site are considered below with reference to the NP.
Policies V1a-d 2.27 The supporting text to Policies V1a-d reinforces the role of the Local Green Gaps in preventing coalescence of settlements and to protect the individual characters and settings of the communities.
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2.28 The NP also makes it clear that the policies do not seek to prevent development or open land uses that may otherwise be situated to a countryside location. Such uses may include land for sporting or recreational use, including the planting of amenity woodland, informal public open space and landscape buffers.
2.29 The identification of Local Green Gaps has drawn upon evidence from the Landscape Study and Buffer Assessment, with each gap having its own policy to allow for the special characteristics of each to be addressed.
Policy VC1a – Lower Field Local Green Gap states that: “Any proposals for development within the Lower Field Local Green Gap as shown in Figure 5 should not, either individually or cumulatively, diminish the remaining gap between East Hagbourne and Didcot and should conserve the open and tranquil character of the landscape and it’s views.”
2.30 The supporting text to Policy VC1a identifies the ridge that crosses the area east-west, recognising that in views from footpaths to the south:
“.. the view towards Didcot is across open fields, with existing development screened from view by trees along the northern edge and a low ridge, running broadly northwest to southeast which softens the view towards the adjoining town and mostly conceals house son the lower-lying ground to the north. The East Hagbourne Green Buffer Assessment (Appendix 10) identifies that development on this low ridge would be particularly visually intrusive.”
2.31 The western edge of the gap is identified as separating Didcot and East Hagbourne and providing visual links with the wider landscape. The text recognises that this part of the gap:
“… provides and important green space between Didcot and East Hagbourne, making a clear demarcation between town and village where the agricultural field abuts New Road making a clear gap between the built environment to north and south. Its loss would cause coalescence between town and village.”
2.32 The views across the open fields of the gap from New Road towards the AONBs and wider landscape are also recognised.
2.33 The boundaries of the gap are defined to reflect the above functions and sensitivities and are described in these terms by the NP as set-out below:
• The southern boundary of the Local Green Gap is defined by the view-line from New Road to the AONB, along the line of this low ridge; and
• The northern boundary of the Local Green Gap is defined by the sight-line following the existing development to the north.
Policy VC2 – Conserving and Enhancing Important Views 2.34 The NP identifies key views within the Parish, as identified by the Landscape Study. Policy VC2 states that:
“Views within the village, to and from the village, and of the wider landscape including views towards the Chilterns and North Wessex Downs AONBs, should be protected wherever possible. New development should avoid significant harm to the views listed in table 9 of the Character Assessment and shown in Figure 6 below.”
2.35 The key views are illustrated on Figure 5 below, extracted from the Landscape Study. Those views that are of relevance to the Lower Field Local Green Gap and the situation of the Site to the north of the area are Key Views 10 and 13.
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Figure 5: Extract from East Hagbourne Landscape Study – Key Views 2.36 The description of the key views included in the Landscape Sensitivity Study (Table 9, page 58) includes the following that are of relevance in relation to Key Views 10 and 13:
Key View 10
• Long distance views from New Road and FP197/24 towards the Chilterns and North Wessex Downs AONBs provide a strong sense of the open farmed landscape that still separates East Hagbourne from Didcot;
• Views from the south over fields on a low ridge that soften the view towards the adjoining town.
Key View 13
• Affords views outwards to the fields leading to Fulscot.
3.0 Review of East Hagbourne Green Buffer Assessment
3.1 As set-out in Section 2 of this report, the Didcot Garden Town Delivery Plan identifies land surrounding Didcot as Green Buffer Zones. These areas seek to ensure that the continued growth of the town does not result in coalescence with and impacts upon the character and setting of the necklace villages, including East Hagbourne.
3.2 Given the indicative nature of the Green Buffer Zones defined by the Delivery Plan, the plan recommends that local Neighbourhood Plans undertake specific studies of the Green Buffers within their Parishes to define Local Green Buffers that reflect the character of villages and their visual envelope in order to ensure that the buffers respond to local variations.
3.3 As covered in Section 2, the Delivery Plan provides a methodology to be used when defining local Green Buffers. This states that visual assessments should be used to check for intervening vegetation and that buffers be defined by topography and vegetation that provides separation from the villages. Where topography limits the visibility of land, the Delivery Plan methodology states that only the land that is visible should be included in the buffer.
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3.4 The Delivery Plan also states that compartments that are contiguous and have a strong visual connection to the village should be included in the Green Buffer.
3.5 It is therefore clear that those compartments or areas within the indicative Green Buffer Zones that, upon closer examination are found to be physically and / or visually separated from the villages should not be included in the buffers.
3.6 As set-out above, the East Hagbourne NP is supported by the East Hagbourne Green Buffer Assessment that has sought to define and justify Green Buffer boundaries around East Hagbourne. In addition to defining Green Buffers, the assessment also seeks to identify key characteristics, landscape and visual sensitivities and the landscape capacity of local character areas.
3.7 A review of the methodology, findings and recommendations of the Green Buffer Assessment is provided below, with a critique of how these relate to the identification of Local Green Buffers within the NP and the suitability of land at St Hughs Rise (the Site) for residential development.
Methodology
3.8 The Green Buffer Assessment methodology for establishing the extent of Green Buffers around East Hagbourne purports to follow the outline methodology as set-out in the Didcot Garden Town Delivery Plan. This includes undertaking a visual assessment to identify whether areas are separated from the village.
3.9 The NP approach to defining buffer areas, as endorsed by the Delivery Plan and assessing landscape capacity undertaken by the Green Buffer Assessment is outlined below:
Definition of Landscape Character Areas / Buffer Parcels
3.10 The assessment divides the landscape into areas of common landscape character. These cover large areas of land, as illustrated on the extract from the document included below at Figure 6:
Figure 6: Extract from East Hagbourne Green Buffer Assessment – Character Areas
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3.11 The Site and the proposed Lower End Fields Local Green Gap are situated within the wider Character Area 1 ‘Lower End Fields as shown on the plan extract above. This area covers a large area, extending to include land beyond the Parish to the east adjoining Fulscot Manor. This reflects the extent of the indicative buffers as illustrated on the masterplan within the Didcot Garden Town Delivery Plan.
3.12 The purpose of the Green Buffer Assessment is to further refine the Green Buffers to take into account the specific situation of individual villages, their setting and separation from Didcot. Character Area 1 extends to cover an area that is sub-divided by several clearly defined features on the ground that provide separation, including tree belts and hedgerows, as well as the ridgeline that crosses the area providing physical and visual separation between Didcot, the Site and East Hagbourne.
3.13 As set-out in Section 2 considered above, the role of the ridge line in providing physical and visual separation is recognised within the assessment and policy text within the NP when justifying the more limited extent of the Lower End Fields Local Green Gap.
3.14 The methodology set-out in the Delivery Plan clearly states that the purpose of the local assessments of Green Buffers is to sub-divide them to identify areas worthy for protection from inappropriate development as local green gaps to ensure the continued separation and preservation of the setting and character of villages. This includes excluding land that should not be included in green gaps due to being visually and physically separated from villages.
3.15 In the case of Character Area 1, the land to the north of the ridgeline and east of the tree line that runs north-south to the eastern boundary of the Site at St Hughs Rise is separated from the village and wider landscape and should therefore not be considered as part of a Green Buffer.
3.16 This has been acknowledged by the exclusion of land to the north of the ridgeline from within the Low er End Fields Local Green Gap.
Landscape Capacity 3.17 In addition to identifying landscape character areas for assessment against the Green Buffer factors, the Green Buffer Assessment also seeks to establish the landscape capacity of these areas to accommodate residential development.
3.18 The Assessment uses a methodology based upon guidance that was set-out in Topic Paper 6 ‘Techniques and criteria for judging capacity and sensitivity’ that was published in 2003. This includes the use of rigid scoring against criteria for landscape value and landscape sensitivity. There are no established parameters as to how the various ratings of sensitivity and value (ranging from negligible to Major) have been arrived at or what they indicate in relation to development in the landscape.
3.19 Landscape capacity is established using a matrix whereby the score-based findings for value and sensitivity are combined. This results in an overly formulaic approach that does not allow for the individual circumstances and proposed development to be properly taken into account.
3.20 Topic Paper 6 was only ever intended as an overview of what was, at that time, current thinking and, as clarified at paragraph 1.3 of the paper was not intended to provide a definitive method for assessing sensitivity and capacity.
3.21 In the 15 years since the publication of Topic Paper 6, techniques and methods of Landscape and Visual Impact Assessment and assessing landscape sensitivity and capacity. Whilst there is no published guidance, at the present time, Draft Landscape Sensitivity and Capacity Assessment guidance prepared by Natural Resources Wales is being consulted upon. This
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guidance includes the consideration of landscape susceptibility and consideration of thresholds of change and the adaptability of landscape character when assessing capacity.
3.22 This approach reflects that which is set-out within the Guidelines for Landscape and Visual Impact Assessment, third Edition (GLVIA3) published by the Landscape Institute and IEMA, and which forms the current published guidance for LVIA and associated work.
3.23 GLVIA3 emphasises the need for transparent assessments avoiding the rigid use of tables and matrices, favouring a narrative that allows transparency and considers the specific factors that are of relevance to the landscape and proposals being considered.
3.24 Landscape sensitivity is defined as the combination of the value and susceptibility of the landscape.
3.25 GLVIA defines Landscape Value as: The relative value that is attached to different landscapes by society. A landscape may be valued by different stakeholders for a whole variety of reasons.”
3.26 Landscape Susceptibility is defined as: The ability of a defined landscape or visual receptor to accommodate the specific proposed development without undue negative consequences.”
3.27 It is therefore vital that to accurately assess and understand the sensitivity (and therefore capacity) of the landscape, details of the development or change being considered are known. Without being able to understand the nature, scale, location and extent of development and the mitigation and enhancement measures associated with it, it is impossible to make an informed and accurate assessment.
3.28 Notwithstanding the above issues with the methodology employed when considering landscape capacity, the Assessment recognises the generalised and inaccurate nature of the findings which, in part, is due to the scale of the land parcels / areas considered. It is stated on page 7 when setting-out the methodology employed for assessing landscape capacity that:
“Landscape sensitivity and value may not be homogenous across the entire character area and therefore the capacity across a character area may fluctuate marginally.”
3.29 The text then goes on to state that:
“It should be noted that no absolute conclusion should be drawn from the ratings. The influence of individual criteria in a given character area and the context of the wider Landscape Character should also be given due consideration…. Each proposal will need to be considered on its own merits.”
Green Buffer Assessment Findings: Lower End Fields (Character Area 1)
3.30 The findings of the Assessment for Character Area 1 are considered below in relation to Landscape Analysis, Conservation and Management and Landscape Capacity.
Landscape Analysis
3.31 The following key points are identified that are of relevance to the land to the north of the wider character area within which the Site at St Hughs and proposed Local Green Buffer are situated: • A large, open area of flat and gently undulating arable farmland;
• The area is bounded to the north by the town of Dicot, and it forms part of the gap to the village to Fulscot to the east;
• Low ridge running east west through the centre of the area;
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• Well served by public rights of way, along its southern boundary, running north across the centre (formerly Marsh Common) and along part of its northern boundary, also boarded with residential development, mature tees and an area of allotments;
• Views of the urban edge to the north are effectively screened by a thick belt of trees as the landscape falls in level slightly north of the character area;
• The open aspect offers wide open views to the east and south….
• This is a large, open tranquil and highly rural farmed landscape, that provides part of the characteristic setting of the village and, importantly, that separates East Hagbourne from Didcot.
Conservation and Management Guidelines 3.32 The following guidelines are of identified for the wider Character Area: • Maintain tranquil character of landscape;
• Vulnerable to development, structures which would disrupt the rural nature;
• Built development ton low ridge would be especially visually intrusive;
• Gap in residential properties on east side of New Road essential in maintaining gap between town and village;
• Conserve existing views;
• Maintain and enhance existing lines of trees to boundaries, planting appropriate species; and
• Trees along east side of New Road especially critical to gap between town and village.
Landscape Capacity
3.33 The Character Area has been assessed as follows: • Sensitivity – Major
• Value – Substantial
• Capacity – Negligible
3.34 As set-out above, the assessment of large areas against a rigid set of criteria and assessing sensitivity and value using a scoring system does not allow for a transparent, considered assessment that allows a proper understanding of the key sensitivities.
3.35 Furthermore, the broad assessment of landscape capacity does not take into account specific variations, characteristics, features or sensitivities, as it is based solely scoring system and use of a matrix.
3.36 The assessment does not take into account individual sites or parcels within the large character area which may be able to accommodate development of a particular type. The assessment has been made without any clear parameters regarding the susceptibility of the landscape to accommodate a specific development or change and therefore is both misleading as to the capacity of the landscape.
3.37 In order to understand the capacity of the landscape, it is necessary to have a clear indication of the propose change being considered, including the nature, scale, character and form of
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development and mitigation measures as well as those features and sensitivities that may be affected and how this may affect capacity.
3.38 In summary, the document does not provide a thorough, robust or transparent assessment of landscape sensitivity, value or capacity and is of limited use when identifying land which may be suitable to accommodate development.
3.39 The limitations of the Assessment are recognised within the methodology section, where it is recognised that smaller developments in areas assessed as being of high value and sensitivity may still be acceptable, stating on page 6, fourth paragraph that areas assessed as being of major or substantial sensitivity or value:
“… indicates that development would have significant detrimental effect on the character of the landscape. Development in these character areas should only be on a very small scale and proposals would need to demonstrate no adverse impacts on the setting to settlement or the wider landscape.”
4.0 Contribution of land at St Hughs Rise to Green Buffers and Local Green Gaps
4.1 The potential for the Site to accommodate residential development and associated structural landscape planting is considered in below in relation to the function of the Green Buffer as part of the wider landscape functions of the Didcot Garden Town masterplan and in ensuring the protection of the identity of East Hagbourne and integrity of Local Green Gaps.
4.2 This section should be read alongside the following plan and photsheets that are included at the rear of this report:
• Local Green Gap Analysis (drawing 10200/P17); and
• Representative Key Views 1 - 4 (drawing 10200/P18)
4.3 The representative key views reflect the Key Views identified within the East Hagbourne Landscape Study and which are included in NP policies for protection and enhancement. They have been used to demonstrate the physical and visual containment of the Site in these views, and the limited contribution the land makes to the role of the Green Buffer.
Proposed Development 4.4 Persimmon Homes have prepared an illustrative Sketch Masterplan that sets-out how a scheme of up to 50 residential dwellings could be provided on the Site, whilst providing a substantial buffer to the southern boundary to provide a characteristic wooded feature in the local landscape that will provide physical and visual separation from the wider open arable fieldscape to the south and a soft transition to the residential edge.
4.5 The masterplan also includes a buffer and set-back from the existing tree belt that runs along the eastern site boundary and extends southwards, separating the site from the wider landscape to the east. The buffer allows for the planting-up of an understorey and new trees to provide an increase in vegetative cover and improve the age structure of the existing tree stock.
4.6 The planting of new woodland and tree belts reflects the guidance and landscape priorities for the Green Buffer to the east of Didcot set out in the Delivery Plan, including for amenity, recreation and biodiversity as well as providing characteristic landscape features and a robust boundary to the Green Buffer.
4.7 An extract of the masterplan is shown below at Figure 7 below. For reference, a full-sized A3 copy is included at Appendix 1.
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Figure 7: Extract of Indicative Sketch Masterplan
Impact of Development on the Green Buffer and Local Green Gap 4.8 The Site at St Hugh’s Rise does not perform the function or share the same characteristics and relationship with the wider landscape and setting of East Hagbourne as the land to the south that is proposed for designation as a Local Green Gap.
4.9 This is acknowledged by the NP, and as illustrated on the Local Green Gap Analysis plan at the rear of this report, the Site lies entirely outside the land proposed as a Local Green Gap at Lower End Field. Development of the Site would not extend beyond the existing edge of Didcot. As illustrated on the plan, which includes an inset of the sketch masterplan, the development of the Site offers opportunities for the establishment of a tree belt / woodland that extends the existing line of trees that define the edge of the town and define the northern boundary of the Local Green Gap.
4.10 Representative Viewpoint 1 (NP Key View 10) shows a view from New Road looking eastwards across the Local Green Gap. This clearly illustrates how the Site is contained within the line of existing trees. Development would not impact upon either the extent of the open gap that provides physical and visual separation between the settlements nor interrupt the wider distant views across the wider landscape towards the AONBs.
4.11 As recognised in the NP, the land north of the ridgeline that crosses the Lower End Field Local Green Gap is physically and visually separated from East Hagbourne and the land to the immediate north of the village. Representative Viewpoint 3 (NP Key View 10) shows how the Site is situated below the ridgeline and is hidden in views from the Public Footpath to the south. The planting of a tree belt and provision of a substantial buffer to the southern boundary of the Site would soften the built edge, reflecting the existing settlement edge and continuing the wooded skyline on the horizon. There would be no impact on the openness of the Green Gap and perceived separation between settlements.
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4.12 Finally, Representative Viewpoint 4 (NP Key View 13) demonstrates how the existing line of trees to the east of the Site and crossing the proposed Green Buffer area to the south provides a robust boundary, physically and visually separating the Site and adjacent land from the wider landscape to the east. The setting back of development from this tree belt and strengthening with understorey planting and new trees will ensure the longevity and integrity of the tree line as a robust boundary. The trees also provide a logical boundary to the Green Buffer and Local Green Gap in this location.
4.13 The above analysis supported by the Local Green Gap Analysis plan and Representative Views clearly demonstrate how the Site does not contribute to the Green Buffer of Local Green Gap and can be developed to provide substantial new tree buffer planting that will strengthen the Green Buffer boundaries , reflecting the existing settlement edge and meeting landscape priorities for Green Buffer Zones identified in the Didcot Garden Town Delivery Plan.
5.0 Summary and Conclusions
5.1 This section summarises the analysis provided in Sections 1-3 and Section 4 that sets-out how development of the Site at St Hughs Rise could be accommodated without impacting on the function of the Green Buffer or Local Green Gap NP Designation, whilst offering to provide mitigation and enhancements in line with the aspirations for the wider Green Buffer Areas and Didcot Garden Town Masterplan and the Delivery Plan landscape priorities.
Local Green Gaps Summary
Didcot Green Buffer Zones 5.2 As set-out within this report, the Didcot Garden Town Delivery Plan has identified serval areas around the town as proposed Green Buffer Zones. Land to the east of Didcot, which includes the East Hagbourne NP Area, has been identified within the Delivery Plan as being suitable to incorporate areas of woodland to provide separation and containment whilst also offering opportunities for recreation, amenity and biodiversity.
Local Green Gaps 5.3 The Green Buffer Zones identified by the Delivery Plan are indicative and are required to be further refined through more detailed local assessment as part of Neighbourhood Plans when identifying Local Green Gaps that will serve to prevent the coalescence of Didcot with surrounding necklace villages and preserve the setting and character of the settlements.
5.4 The Delivery Plan provides a methodology for the definition of Local Green Gaps, which includes the definition of land by robust boundaries to ensure that areas that are physically and visually separated from the villages by vegetation and / or topography are excluded from the Green Buffers.
East Hagbourne Neighbourhood Plan - Lower End Field Local Green Gap 5.5 The East Hagbourne Neighbourhood Plan identifies the Lower End Field Local Green Gap (Policy VC1a) that is defined by a low ridgeline and viewline that extend eastwards from New Road and lies to the south of the Site at St Hugh’s Rise.
5.6 The justification for the Local Green Gap includes the separation from the village of East Hagbourne by the ridgeline and retention of open fields and views to the east of New Road across the Green Gap that separate the settlements and maintain wider views across the landscape to the AONBs beyond.
Green Buffer Assessment – Identifying Green Gaps and Development Sites 5.7 The East Hagbourne Green Buffer Assessment has undertaken a broad appraisal of the landscape character of the area and defined landscape character types that extend beyond the Parish Boundary.
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5.8 Character Area 1 ‘Lower End Fields’ extends to cover an area that reflects the Didcot Garden Town indicative Green Buffer Zone east of New Road and south of the Site.
5.9 Despite being undertaken to define the local Green Buffer, the assessment does not make any recommendations for the refinement of the buffer area to reflect those areas that are separated from the village. The Buffer Assessment has therefore failed to identify suitable areas for identification as Local Green Gaps.
5.10 Furthermore, the assessment of landscape sensitivity, value and capacity is undertaken using out-of-date methodologies, is too generalised and does not relate to specific proposals. It is therefore of little or no use when seeking to establish whether individual areas are less sensitive and have capacity to accommodate development.
5.11 However, the assessment does recognise that even areas identified a being of Substantial and Major landscape sensitivity and value may be able to accommodate smaller developments. This emphasises the limited use of the Assessment when defining Green Gaps and suitable site for accommodating development on the edge of Didcot.
Opportunities for Development of land at St Hughs Rise 5.12 The review and critique of the methodology and findings of the Green Buffer Assessment (Section 3) has demonstrated how the Green Buffer Assessment has identified a larger buffer that extends beyond the visual envelope of East Hagbourne to include land beyond that required to perform the village Green Buffer purpose. Furthermore, the Assessment is inappropriate for use when identifying the suitability of individual parcels of land for development, being a strategic study that provides high-level assessment of large areas.
5.13 As detailed above at Section 4, the Site at St Hugh’s Rise does not perform the function or share the same characteristics and relationship with the wider landscape and setting of East Hagbourne as the land to the south that is proposed for designation as a Local Green Gap.
5.14 The proposed sketch masterplan for the development of circa 50 dwellings on the Site demonstrates how development could be incorporated to respond positively to the landscape and Green Buffer context, providing a strong boundary to the Local Green Buffer that extends the existing tree belts and wooded edge to Didcot. There is also the opportunity for the development of the site to incorporate recreation / amenity functions and woodland planting that tie-in with the recommendations made within the Landscape Study and wider Didcot Green Buffer Zones as identified by the Delivery Plan.
10200_R06a_ 21 December 2018_RH_MM 16
Appendix
Appendix 1: Sketch Masterplan
Appendix 2: Extract from the Didcot Garden Town Delivery Plan, October 2017 – The Landscape Setting, page 257
10200_R06a_ 21 December 2018_RH_MM
Plans
Local Green Gap Analysis (drawing 10200/P17)
Representative Key Views 1 - 4 (drawing 10200/P18)
10200_R06a_ 21 December 2018_RH_MM Sketch Masterplan prepared by Persimmon (see Appendix 1)
Landscape buffer providing separation from open fields 10 to the south Existing tree belt providing containment of the site 1 10
65 10
2
60
10
3
4 13
13
Site Boundary
Local Green Gap: Lower End Field (East Hagbourne Neighbourhood Development Plan) Project St Hughs Rise, Didcot 13 Key Views (East Hagbourne Neighbourhood Development Plan) Drawing Title Local Green Gap Analysis
Public Footpaths Scale Not to Scale Drawing No. 10200/P17 Date December 2018 60 5m Contours Checked KL/RH Viewpoints
Unit 430 Scott House, The Custard Factory, Birmingham, B9 4DT Tyler Grange LLP T: 0121 773 0770 E: [email protected] W: www.tylergrange.co.uk © Crown copyright, All rights reserved 2018. Licence number 0100031673 Representative Key Views 1 and 2
New Road
Tree belt obscuring the Heavily filtered views towards AONB built form at Didcot
Approximate location and extent of site
Representative Key View 1: Facing north east from New Road The viewpoint illustrates a gap in roadside fencing and residential development which affords a rare site facing view towards the settlement edge of Didcot. Longer distance views into theAONB are curtailed by intervening vegetation, namely the belt of field boundary hedgerow trees which aligns the eastern site boundary. Inter-visibility is afforded with built form at the edge of Didcot, reaffirming the urban context and reducing the perception of a physical gap between East Hagbourne and Didcot.
Representative Key View 2: Facing south from footpath 197/24/10 The view provides a panorama across open arable fields to the south of the site, large in scale and largely devoid of tree cover away from the settlement edges.The views across the wider landscape beyond East Hagbourne are restricted by the layering of vegetation with the topographical arrangement restricting intervisibility between the site and the wider East Hagbourne townscape. Glimpsed views of properties along New Road are afforded to the south west (far right of the view) which reduces the semblance of there being a continued settlement gap in the vicinity of the site.
Representative Key Views 1 and 2 Drawing Title Unit 430 Scott House, Custard Factory, Birmingham, B9 4DT T: 0121 773 0770 E: [email protected] W: www.tylergrange.co.uk St Hughs Rise, Didcot Project
December 2018 10200/P18 Drawing No. Representative Key Views 3 and 4
Built form at New Road Power station towers at Didcot
Approximate location and extent of site (screened by topography)
Representative Key View 3: Facing north from Bridleway 197/17/10 Site facing views from the bridleway towards the existing settlement edge of Didcot north of the site are curtailed by intervening topography, but the availability of glimpsed views to the upper reaches of trees and roofscape creates a wooded skyline. Built form in East Hagbourne and Didcot is visible in the view but the site is obscured by topography.
Current gap between the site and AONB boundary. The gap will not be reduced following development on-site as built form will remain to the west of the tree belt shown in view Approximate location and extent of site (screened by tree belt)
Representative Key View 4: Facing north west from Bridleway 197/17/10 The landscape in the view is predominantly rural in character, with an arrangement of large scale arable fields and hedgerow tree belts, where views towards the site become increasingly obscured by intervening vegetation and topography.
Representative Key Views 3 and 4 Drawing Title Unit 430 Scott House, Custard Factory, Birmingham, B9 4DT T: 0121 773 0770 E: [email protected] W: www.tylergrange.co.uk St Hughs Rise, Didcot Project
December 2018 10200/P18 Drawing No.