Town and Country Planning Act 1990

Appeal by David Wilson Homes North West and A C Surveyors and Valuers Against Non-Determination by Ribble Valley Borough Council of a Planning Application for the Erection of 116 No Two, Three, Four and Five Bedroom Dwellings and 21 No One Bedroom Bungalows Together with Associated Landscaping, Open Space, Drainage Infrastructure, Car Parking and Access Road at Land to South of Mitton Road, Whalley

PUBLIC INQUIRY

TO BE HELD ON 15 - 24 MAY 2013

Site at south of Mitton Road, Whalley

DOE PLANNING INSPECTORATE REFERENCE APP/T2350/A/12/2188887/NWF

LPA PLANNING APPLICATION REFERENCE 3/2012/06337/P NGR SD 372748 436398

PROOF OF EVIDENCE (Volume 1)

of

Mr Aydin Zorlutuna BA(Hons) LA, Dip LA, CMLI

On Behalf of the Local Planning Authority

Hyder Consulting (UK) Ltd 2212959 330 Firecrest Court Centre Park Warrington WA1 1RG United Kingdom

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 1

1 Introduction

Qualifications and Experience

1.1 My name is Aydin Zorlutuna. I hold a BA Degree with Hons in Landscape Architecture. I also hold a post graduate Diploma in Landscape Architecture from the University of Gloucestershire (formerly Cheltenham & Gloucester College of Higher Education (GLOSCAT)).

1.2 I have been a Chartered Member of the Landscape Institute (CMLI) since 1997 and working in professional practice as a landscape architect for twenty years. I have worked in a variety of landscape practices during this time, mostly in the private sector. I have previously been a Director at Camlin Lonsdale Landscape Architects, and have had experience working at Chris Blandford Associates.

1.3 I have been employed by Hyder Consulting UK Ltd for five years and am a Technical Director within the landscape and urban design team, in the Energy and Environment Sector in Hyder’s Warrington office.

1.4 I am an appointed examiner for the Landscape Institute’s Pathway to Chartership (P2C) Professional Chartership attainment protocol. I am also currently a nominated Mentor for two P2C candidates within Hyder’s landscape and urban design team.

1.5 I have experience and knowledge of the Lancashire landscape including an understanding of its visual and sensory, landscape character, cultural and historic aspects having been raised and living in the County. I have project experience in both the design layout of housing proposals and landscape strategies and their association with landscape and visual impact in proximity to historically sensitive areas and existing settlement edges. These include Burnley Weavers’ Triangle Public Realm Strategy, Visioning and landscape planning for the Cuerden Strategic Site ‘mixed use development neighbourhood’ (South Ribble Valley), NW Bicester Eco-Development Green Infrastructure Strategy in support of a Landscape and Visual Impact Assessment, phase 1 of which includes 393 new homes, with the potential for approximately 5,000 new homes and associated infrastructure within the wider masterplan area.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 2

Appointment

1.6 I have been appointed by Ribble Valley Borough Council to prepare a proof of evidence and, if necessary, present as an expert witness in relation to landscape and visual impact of the proposed development.

Scope of Evidence

1.7 My evidence concerns the landscape and visual effects of the proposed Development. In particular, I make reference to my Site Specific Landscape and Townscape Character Areas and their sensitivity to change, as well as important visual receptors including the setting of the Whalley Abbey Scheduled Ancient Monument, the Grade II Listed Whalley Railway viaduct, the A59 rural road to the west of the site and the elevated Nab Wood (‘The Nab’) and its public footpath network.

1.8 My evidence will:

a Explain the methodology used in assessing the effects of the proposals on the landscape and visual amenity; b Review the relevant landscape planning policy context; c Summarise the baseline conditions against which the landscape assessment has been made; d Describe the various aspects of the proposed Development and how it affects the landscape character and on local viewpoints; e Review objections to the proposed development and reviews the applicants Landscape and Visual Impact Assessment, Heritage Statement, and the Design & Access Statement and other related documents submitted by the applicant in support of Planning Application 3/2012/06337/P. The supporting figures are contained in Volume 3 of my evidence.

1.9 My evidence and supporting information is set out in the following volumes:

. Volume 1 – Proof of Evidence

. Volume 2 – Assessment Methodology

. Volume 3 – Figures and Viewpoints

. Volume 4 – Appendices

1.10 The evidence which I have prepared and provide for in this proof of evidence is true, and has been prepared and given in accordance with the guidance of my professional institution, and I confirm that the opinions expressed are my true and professional opinions.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 3

1.11 In addition to this proof of evidence the following has been prepared by others to assess additional matters:

 Proof of Evidence of Mr John William Macholc

 Proof of Evidence of Mr Adrian John Dowd

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 4

2 Methodology

2.1 In this section I summarise the approach and methodology for assessing the landscape and visual effects of the proposed Development.

2.2 The full Assessment Methodology is set out in Volume 2.

Assessment Methodology Summary

2.3 The landscape and visual assessment of the proposed Development covers two distinct but related areas comprising:

2.4 The assessment of the impacts on the landscape. This includes the systematic description and analysis of the features, and the distinct and recognisable patterns which they create, within a particular area in addition to the way these are perceived and experienced; the sensitivity of these features or areas to change; and the changes that may occur as a result of the construction and operation of the proposed Development. This encompasses the description of landform, vegetation cover, settlement, transport patterns and land use as well as any landscape and townscape relevant designations. The assessment has considered other interrelated matters such as cultural and heritage matters, in particular the setting of the Whalley Conservation Area, the Abbey SAM and the Listed Railway viaduct, and the wider landscape setting of the historic townscape and Whalley settlement.

2.5 The assessment of the visual amenity impacts on receptors and their views. This includes the identification of the existing visual amenity receptors and a description of the views that people within the study area experience; analysis of the sensitivity of these receptors to change; and a description of the changes to views that would result from the of the construction and operation of the proposed Development. Views from public open space, public rights of way, transport corridors and residential properties are also assessed.

Study Area

2.6 Defining the study area is based on survey work and desk based study. Visual receptors are identified as a result of having a potential view to the application site and its associated features.

2.7 The first stage is to identify the Theoretical Zone of Visual Influence (TZVI) and assumes a bare earth scene, taking account of landform only. For the purposes of

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 5

TZVI we concur with the appellant’s Landscape and Visual Impact Assessment (LVIA) Plan 1: Topography and First Sieve GIS Visual Analysis as it indicates the theoretical limit to which the proposed Development could be potentially viewed.

2.8 The second stage is to then verify through site visits the distance and proximity to the application site from which potential visual receptors might experience views. For the purposes of defining the study to this effect we concur with the appellant’s LVIA Plan 3: Verified Visual Envelope & Visual Receptors (CD 1) (Note, however, that this agreement does not extend to the verification of a visual envelope, the limit of visual receptors and other content of Plan 3).

Source of Baseline Data

2.9 This proof of evidence is based on a combination of desk studies including internet searches and site surveys within the study area. This existing or baseline assessment establishes the existing situation against which the effects of the proposed Development are assessed.

Desk Study

2.10 An initial desk study was undertaken to review existing mapped, written and internet data.

2.11 The relevant development plans, policies and designations were studied to gain an understanding of the ‘importance,’ ‘value’ and ‘sensitivity’ of designated features attributed to the landscape and visual resource by the national and local government and are identified in Section 3 and section 4.

2.12 Previously published assessments and reports were studied to gain an understanding of the overall character, quality and sensitivity to change of the existing landscape within the study area. These included:

. National Character Areas (NCA 33 and NCA 35) (Natural England) – (See Volume 4: Appendices)

. North West Landscape Character Framework (Natural England, 2009) – (CD 19)

. Joint Lancashire Structure Plan: Landscape & Heritage Supplementary Planning Guidance 2001-2016 (Lancashire County Council, July 2006) – (CD 16)

. The Forest of Bowland Area of Outstanding Natural Beauty: Landscape Character Assessment (Lancashire County Council, September 2009) – (CD 17)

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 6

. Lancashire Historic Town Survey programme : Whalley Historic Town Assessment Report (Lancashire County Council, May 2006) – (CD 18)

. Whalley Conservation Area Appraisal (Ribble Valley Borough Council, Adopted 3/4/2007) – (CD 13)

. Whalley Conservation Area Management Guidance (Ribble Valley Borough Council, 2005) – (CD 14)

. Landscape Institute Advice Note 01/11 Photography and Photomontage in Landscape and Visual Impact Assessment– (See Volume 4: Appendices)

. Scottish Natural Heritage Visual Representation of Windfarms: Good Practice Guidance 2006 – (See Volume 4: Appendices)

. Landscape Character Assessment, Topic Paper 6: Criteria for making judgements on capacity and sensitivity (Natural England & Scottish Natural Heritage) - (See Volume 4: Appendices)

. Strategic Housing Land Availability Assessment (Ribble Valley Borough Council, December 2008) – (CD21)

2.13 Maps were studied to gain an understanding of the landform, location of public rights of way, areas of open access and the extent and type of vegetation and land use. These included:

. Ordnance Survey (OS) Vector map District)

. Ordnance Survey (OS) West Pennine Moors, Blackburn, Darwen and Accrington Ref: 287 scale 1:25,000

. OS Land-Form Panorama (Free map) height data

Site Surveys

2.14 In undertaking this proof of evidence I have made three site visits under various weather conditions and have also taken the photographs shown in Volume 3, Figures and Viewpoints.

2.15 My walkover site survey included walking the public rights of way near to the proposed Development site as well as selected publicly accessible areas within the wider study area, such as public highways, public open spaces, public rights of way and national / regional Trails. This enabled me to gain an understanding of both the existing

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 7

landscape and visual features, including views to and the potential effects of the proposed Development.

2.16 As it is important to the landscape and visual assessment of the site I have also experienced a train journey from Langho Railway Station to Whalley Railway Station as the northbound route provides direct views to the west from the railway viaduct onto and across the application site and study area.

2.17 The proof of evidence follows the guidelines produced by the relevant professional bodies concerned with landscape and visual assessment. This includes the Guidelines for Landscape and Visual Impact Assessment (GLVIA), Second Edition (2), 2002 as published by the Landscape Institute and the Institute of Environmental Management and Assessment (CD 33). Although GLVIA Third Edition was due to be released on 3rd April 2013 the publication date has been deferred and, as such, the proof of evidence follows GLVIA 2 guidelines

2.18 The assessment of landscape and visual effects is based on a selection of viewpoints. These are identified in Table 4-7 Visual Receptors. Their locations are indicated in Volume 3, Figure UA005852-03, Viewpoint Location Plan. In my professional opinion I believe these viewpoints to be representative of the view from public highways, the railway, national trails and the footpath and cycle networks as experienced by walkers and cyclists or those which are experienced by tourists, the community and select residential properties. These viewpoints have been selected to provide a balanced and realistic representation of views experienced from a selection of the above receptors. i.e. they have not been selected to exclusively represent the worst case impression of the proposed development.

2.19 Where appropriate I have selected viewpoints that are also identified in other studies, including reference to the Whalley Conservation Area Appraisal’s Important Views (CD 13), and the appellant’s Landscape and Visual Impact Assessment, July 2012 (CD1). I have however, also used a number of additional viewpoints to support this proof of evidence. The reason for this is that, in my opinion, the appellant’s viewpoints do not adequately cover the typical views experienced from immediately around the application site and the wider landscape from which it can be viewed. For convenience I have included both my own view point location references and the appellant’s viewpoint locations in Volume 3, Figure UA005852-03, Viewpoint Location Plan.

2.20 I also confirm the photography has been carried out following the guidance in the Landscape Institute Advice Note 01/11 and Scottish Natural Heritage Visual

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 8

Representation of Windfarms: Good Practice Guidance 2006 – (Volume 4, Appendices). Therefore I have used a 35mm equivalent focal length digital camera for photography. I have used a representative field of vision for the primary viewpoint image, but note that this is often not how the wider view is perceived or experienced. I have therefore included, where possible, a contextual photograph of the wider panoramic view, though this is not provided at a print size to be used as representing the wider view (with reference to good practice guidance).

Baseline Conditions Assessment

2.21 The assessment of baseline conditions, also known as existing conditions, includes the description and analysis of the sensitivity of:

. Landscape elements

. Landscape character

. Visual amenity receptors and their views.

2.22 The existing context has been assessed as the two distinct but related aspects of Landscape baseline conditions and visual baseline conditions.

Landscape Baseline Conditions

2.23 The existing conditions of the landscape include an assessment of the following:

. Landscape and townscape Designations;

. The application site characteristics and its sensitivity;

. Landscape and townscape character of the wider study area and their sensitivity;

. The value and importance of the application site in relation to its landscape setting and location in relation to the townscape and settlement boundary;

Visual Baseline Conditions

2.24 The existing conditions of visual amenity and visual receptors include an assessment of the following:

. Visual Amenity Receptors and their sensitivity;

. Representative viewpoints to demonstrate the visual amenity, value and sensitivity of the application site;

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 9

. Representative viewpoints to demonstrate wider landscape and townscape character, visual amenity, value and sensitivity.

Landscape Value, Sensitivity and Capacity

2.25 As part of the process about making judgements on landscape sensitivity it is also important to understand landscape capacity. With reference to Topic Paper 6: Techniques and Criteria for Judging Capacity and Sensitivity, Box 1, page 2 (Volume 4, Appendices) "Landscape capacity refers to the degree to which a particular landscape character type or area is able to accommodate change without significant effects on its character, or overall change of landscape character type. Capacity is likely to vary according to the type and nature of change being proposed".

2.26 With reference to Topic Paper 6, page 20 (Volume 4, Appendices) landscape capacity is defined as a function of landscape character sensitivity, visual sensitivity and landscape value.

Public Perception Considerations

2.27 As part of the assessment of value and importance of the application site and the wider landscape and townscape character we have considered both local and regional public perception as recognised through a variety of media. This is an important consideration in understanding the way in which this landscape is valued by people and thereby in assessing the landscape value and sensitivity of the site and its wider landscape character setting. What I have discovered in my research is that the viaduct is emblematic of Whalley village and the wider locality, as illustrated in children’s murals in historic photographs and on the opening credits of the regional BBC One news. Consistently these representations always show the viaduct in open countryside. This is the way in which people identity with the viaduct as a landmark structure and how the viaduct is identified with the village in its landscape setting. This image is a measure of the way in which people associate with and experience Whalley, and is thereby a critical aspect of its sense of place regional importance A selection of these images are included in Volume 3, Figure UA005852-04, Public Perception.

Significance Criteria for Landscape and Visual Effects

2.28 The assessment of effects includes the description and analysis of:

. Landscape & Townscape Sensitivity / Visual Receptor Sensitivity

. The magnitude of change

. The significance of effect

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 10

. The nature of effect.

2.29 The significance and nature of landscape character and visual amenity effects is determined by considering the relationship between the sensitivity of the landscape and visual receptors and the magnitude of change.

2.30 The correlation between the sensitivity of the landscape and visual receptor and the magnitude of change used to determine the significance of effects is outlined in the matrix in Table 2-1. It is noted the matrix is not a ‘prescriptive’ tool and the analysis of potential significant effects must make allowance to exercise professional judgement with justification. For example, a high sensitivity receptor which experiences a low magnitude of change and a medium sensitivity receptor which experiences a medium magnitude of change may result in a different outcome, which is dependent on professional judgement.

Table 2-1 Matrix for Significance of Landscape, Townscape and / or Visual Effect (GLVIA) Magnitude of Change Receptor Sensitivity

Very High High Medium Low

Major Very Large Large Large/ Moderate/Slight Moderate

Moderate Large Large/Moderate Moderate Slight

Minor Moderate Moderate/ Slight Slight Slight/Neutral

Negligible Slight Slight Slight/Neutral Slight/Neutral

No Change Neutral Neutral Neutral Neutral

2.31 A landscape assessment is a qualitative assessment expressed against objective criteria but based upon reasoned professional judgement. In some boxes where there are two significance of effect outcomes (e.g. a high sensitivity receptor undergoing a minor magnitude of change can result in either a Slight or Moderate significance of effect) I have made a judgement on the appropriate significance outcome, based on a transparent and robust appraisal. With reference to the EIA Regulations I would consider a Significant effect to result from one which is Moderate or greater. For convenience potential significant effect outcomes have been shaded grey in table 2.1 above.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 11

2.32 I have also reported the nature of effects in terms of whether they are positive (beneficial), negative (adverse) or no change (neutral), short, medium or long-term, permanent or temporary, or cumulative.

Duration

2.33 I have used the following terminology to describe the duration of the effect:

. Temporary: up to 12 months

. Short-term: 1-5 years

. Medium-term: 6-10 years

. Long-term: over 10 years

. Permanent: over 50 years

Magnitude of Change, Significance and Nature of Effect

2.34 I have considered the magnitude of change and significance and nature of the effects during the Construction phase and the Operational phase for the following receptors:

. The Application Site

. The surrounding Landscape and Townscape Character Areas (with reference to Volume 3, UA005852-02 – Proposed Site Specific Landscape & Townscape Character Areas).

. The Visual Amenity Receptors and Views (with reference to Volume 3, UA005852-03 – Viewpoint Location Plan & Viewpoints).

Cumulative Effects

2.35 With reference to GLVIA (CD 33) page 85, paragraph 7.12 “Cumulative landscape and visual effects result from additional changes to the landscape or visual amenity caused by the proposed development in conjunction with other developments.”

2.36 In preparing this proof of evidence I have looked at other existing and potential capacity for development as part of the baseline and have taken this in to account when making judgements on the landscape capacity and sensitivity of the study area to accommodate change as a result of the proposed Development. (See section 4 and 5). Potential development sites with an existing LPA commitment are identified in Volume 3, UA005852-02 – Proposed Site Specific Landscape & Townscape Character Areas). —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 12

Assessment of Construction

2.37 For the purposes of this assessment I have assumed that the construction of the proposed 137 dwellings would be phased at a rate of approximately 30 dwellings per annum over a period of 4 to 5 years.

Assessment of Mitigation

2.38 I have assessed the landscape mitigation proposals with reference to the appellant’s Landscape and Visual Impact Assessment (CD 1) Plan 6: Landscape Strategy and the Design and Access Statement (CD 1).

Assessment of Enhancement

2.39 For the purposes of this evidence I do not consider that any enhancement to the mitigation proposals will offer any reduction to the permanent operational effect of the proposed development

Assessment of Residual Impacts

2.40 For the purposes of this evidence I consider that the residual effects (i.e. post- mitigation) will be equivalent to the permanent operational effects of the development proposals and therefore have assessed only the latter.

Limitations to Assessment and Assumptions

2.41 Wherever possible the photographs were taken during clear conditions. However, in some instances, due to the variable nature in the weather and the relative remoteness of some viewpoints, there is variation under which the photography has been taken. In addition, as the site surveys have been carried out during winter months, I have had to make assumptions on the potential visual impacts of the proposed Development during the summer months, when the deciduous tree canopies and field hedgerows are in full leaf.

2.42 The full methodology for the assessment of landscape and visual effects anticipated by the proposed development is set out in Volume 2: Assessment Methodology.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 13

3 Landscape Policy Context

3.1 My proof of evidence has been prepared with reference to regulations and polices relevant to landscape, townscape and visual amenity.

European Policy

European Landscape Convention, (ELC) Florence 2000

3.2 The ELC defines landscape as “an area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors”. It stresses the importance of its protection, management and planning as the responsibility of all and not just government.

Local Planning Policy

Ribble Valley District Wide Local Plan (Adopted June 1998) ‘saved policies’ (September 2007)

Policy ENV3: Open Countryside:

3.3 The application site lies within Open Countryside Policy ENV3 which cites the importance of landscape character and features, and includes:

3.4 4.2.13 Although the Bowland area has received national recognition the adjacent area of countryside is also of high quality, in places matching that of the Area of Outstanding Natural Beauty. This policy recognises that the open countryside is all worthy of conservation and enhancement.

3.5 4.2.14 The Council will ensure the protection and enhancement of those areas outside both the AONB and areas immediately adjacent to it.

3.6 Given that a number of proposed housing applications outside the settlement boundary of Whalley village have already been made (see Volume 3, UA005852-02 – Proposed Site Specific Landscape & Townscape Character Areas, TCA-1g), Policy ENV3 has particular relevance to the protection of remaining open countryside and especially in relation to the preservation of countryside as the setting to the Whalley viaduct.

Policy ENV4: Green Belt -

3.7 Within the context of Whalley and within the study area the Nab is designated as Green Belt, a measure of its attributed landscape value and its intervisibility with the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 14

surrounding countryside by way of its elevation from the River Valley floor to over 175m AOD.

Policy ENV12: Ancient Woodland

3.8 Within the study area there are two ancient woodlands, Spring Wood and Sir John’s Wood. Whilst these have no direct relevance to the application site they help to define the characteristics and understanding of the composite landscape character and value of the study area.

Policy ENV13: Landscape Protection

3.9 This policy recognises the importance of the landscape as a key asset and thereby seeks to protect the ‘…important landscape features…which add to the Character of the Borough’.

Policy ENV14: Archaeological and Historic Heritage

3.10 4.6.1 In considering development proposals, the Borough Council will apply a presumption in favour of the preservation of ancient monuments and other nationally important archaeological remains and their settings.

3.11 4.6.2 Archaeological remains cannot be replaced. PPG 16 clearly sets out government guidance on this issue. It stresses that where nationally important archaeological remains, or their settings, whether scheduled or not, are affected by a proposed development there should be a presumption in favour of their physical preservation.

3.12 This policy recognises the importance of the preservation of the setting of an historic heritage or archaeological asset as much as the asset itself. The open countryside landscape is a key setting to Whalley viaduct and to the Abbey grounds and Whalley Conservation Area. The surrounding River Calder Valley floor contains numerous ancient earthworks, adjacent to Ridding Lane, Broad Lane, The Sands and Abbey Fields.

Policy ENV16: Conservation Development Control

3.13 Whalley Conservation Area includes the central length of the viaduct and Cross House on the corner of the application site between Broad Lane and Ridding Lane. As such the application site forms a key part of the setting of the Conservation Area with key views in and out through the arches between east and west. The importance of this

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 15

relationship is clearer still when viewed upon from the Nab. Policy ENV16 recognises the value and contribution of the setting of Conservation Areas as follows:

3.14 The desirability of preserving or enhancing the character or appearance of a conservation area will also be a material consideration in deciding development proposals outside the designated area which would affect its setting or views into or out of the area.

3.15 The Conservation Area recognises the importance of the enclosed pastures either side of the Sands around the northwest Abbey Gatehouse as ‘Significant Open Space’.

Policy G6: Essential Open Space

3.16 Ribble Valley Borough Council Districtwide Local Plan designates the landscape around the Abbey the Gatehouse and the edge of the River Calder as ‘Essential Open Space’.

Policy ENV19: Development of Listed Buildings

3.17 This policy recognises the value of the settings to listed buildings as follows:

3.18 4.7.18 Development proposals on sites within the setting of buildings listed as being of special architectural or historic interest which cause visual harm to the setting of the building will be resisted. In assessing the harm caused by any proposal the following factors will be taken into account:

i) The desirability of preserving the setting of the building

ii) The effect of the proposed development on the character of the listed building

iii) Any effect on the economic viability of the listed building

iv) The contribution which the listed building makes to the townscape or countryside

v) The extent to which the proposed works would bring substantial benefits to the community including economic benefits and enhancement of the environment.

3.19 4.7.19 The setting may be limited to ancillary land, but may often include land some distance away from it. The setting may encompass a number of other properties. The setting of an individual listed building very often owes its character to the harmony produced by a particular grouping of buildings and to the quality of the spaces created between them. While a listed building forms an important visual element in a street, it would be correct to regard any development in the street as being within the setting of —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 16

the building. In some cases, setting can only be defined by a historical assessment of a building's surroundings.

3.20 The application site forms a critical countryside setting to both the Whalley Viaduct (Grade II Listed) building and the Abbey Grounds and northwest Gateway (Grade I Listed), as well as the many Listed Buildings with the Whalley Village Conservation Area.

Policy RT 19: Public Footpaths

3.21 A substantial public footpath network exists within the study area, some of which pass close to the application site. The closest are the public footpath along Ridding Lane on the immediate south perimeter of the site and another along the viaduct past Judge Walmsley Mill. These public footpaths, Ridding Lane in particular, in particular provide a link between Whalley village and the open countryside, an experience which would be compromised by the peri-urban development proposals.

3.22 Development that prejudices footpaths which…provide a link between the towns/villages and attractive open land…will not be permitted.

3.23 The existing footpath network is an important leisure facility for residents of the Borough and visitors alike.

Policy H2: Dwellings in the Open Countryside

3.24 In support of Policy ENV3: Open Countryside, Policy H2 states that:

3.25 5.5.2 The protection of attractive open countryside for its own sake is an important element of both national and county planning policy.

3.26 5.5.3 To achieve this, development in the countryside must be strictly controlled.

National Planning Policy

National Planning Policy Framework

3.27 Para 11. States that, with regard to the presumption in favour of sustainable development, planning permission must be determined in accordance with the development plan. As described above, the application site lies within Open Countryside Policy ENV3 of the Local Plan and provides the setting for the heritage assets of the listed viaduct, Whalley Abbey grounds and the Conservation Area.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 17

3.28 Section 7 Requiring Good Design, Para 65 notes that:

3.29 Local planning authorities should not refuse planning permission for buildings or infrastructure…because of concerns about incompatibility with an existing townscape…unless the concern relates to a designated heritage asset and the impact would cause material harm to the asset or its setting which is not outweighed by the proposal’s economic, social and environmental benefits.

3.30 Section 11 Conserving and enhancing the natural environment Para 109 includes:

3.31 The planning system should contribute to and enhance the natural and local environment by…protecting and enhancing valued landscapes…

3.32 The landscape value of the application site is clear on both a local and regional scale and can be summarised as follows:

. High sensitivity landscape

. Highly visible from many high sensitivity visual receptors including the Nab Green Belt

. Open Countryside policy ENV3

. Inherently open rural river corridor valley floor

. Integral open rural setting to the iconic viaduct, a regional landmark that is synonymous with Whalley’s identity, local distinctiveness and sense of place

. Landscape setting the the Abbey grounds and the Conservation Area

. Rural fringe to Whalley village

3.33 Section 11 Conserving and enhancing the natural environment Para 125 states:

3.34 By encouraging good design, planning policies and decisions, should limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation.

3.35 The development proposals do not present any lighting designs but for purposes of assessment I have assumed that there will be a requirement for street lighting. This, together with light from the proposed dwellings will introduce artificial light in the river corridor landscape that is currently unlit and intrinsically dark.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 18

3.36 Section 12 Conserving and enhancing the historic environment, Para 129 acknowledges the importance of the setting of a heritage asset. Para 132 goes on to state that:

3.37 The more important the asset, the greater the weight should be…attributed to its conservation, where it is considered that significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting.

3.38 NPPF here further reiterates that increasing importance of conservation of heritage assets and settings commensurate with the importance of the asset. This is measured by acknowledging that substantial harm or loss to Grade II listing (viaduct and other nearby buildings) should be exceptional, and substantial harm or loss of designated heritage assets of the highest significance, notably scheduled monuments…should wholly exceptional.

3.39 The application site is located within the heritage setting of the Whalley Abbey SAM, the grade II listed viaduct and the Whalley Conservation Area. The proposed development would constitute substantial harm to the landscape character setting of these heritage assets through the loss of both open countryside and the associated iconic views from the west and the surrounding countryside including from the NAB.

3.40 Para 135 identifies the potential significance of non-designated heritage assets in weighing and determining applications that directly or indirectly affect a non-designated heritage asset. A balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. It is my opinion that although not designated, the application site and associated landscape is an integral part of the heritage assets of the viaduct, Abbey grounds and the Conservation Area, the development of which would directly and indirectly detrimentally affect these assets.

3.41 Para 170 Historic environment. I have undertaken a site specific landscape and townscape character assessment of Whalley and the surrounding environment given the potential for multiple development sites to breach the settlement boundary to determine the landscape sensitivity of the application site and that of others. These landscape and townscape character areas are illustrated in Volume 3, Figure UA005852-02 Proposed Site Specific Landscape & Townscape Character Areas, and sensitivity of each character area is described in the baseline conditions in this evidence, Volume 1, section 4.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 19

Supplementary Planning Guidance

3.42 Supplementary planning guidance relevant to this evidence includes:

. Joint Lancashire Structure Plan: Landscape & Heritage Supplementary Planning Guidance 2001-2016 (July 2006) – (CD 16)

. Forest of Bowland Area of Outstanding Natural Beauty: Landscape Character Assessment (September 2009) – (CD 17)

. Ribble Valley District Wide Local Plan Appendix 2 – The Ribble Valley Landscape Character (June 1998) – (CD 8)

. Whalley Conservation Area Appraisal (2005, adopted 2007) – (CD 13)

. Whalley Conservation Area Management Guidance (2005) – (CD 14)

. Lancashire Historic Town Survey Programme – Whalley: Historic Town Assessment Report (May 2006) – (CD 18)

Public Rights of Way

3.43 There is a considerable public footpath network within the study area. These are illustrated in Volume 3, Figure UA005852-03 Viewpoint Location Plan.

3.44 No public footpaths traverse the application site. However, there is a public footpath that runs along Ridding Lane to the immediate south perimeter of the site, and another that runs along the viaduct past Judge Walmsley Mill and over the metal footbridge across the River Calder to the junction at Broad Lane.

3.45 Other notable public footpaths include those with elevated views to the site from the Nab. Importantly these views will be experienced by locals and tourists alike as the Nab is a local recreational walk. The application is seen from here in full context of the viaduct, Whalley Abbey and grounds, the village, the open countryside setting and the distant long views toward the trough of Bowland.

3.46 The public footpath network across the River Calder valley floor affords many views to the application site, marked by the distinctive viaduct, though the undulating lowland landscape provides sometimes filtered and glimpsed views.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 20

Cycle Routes

3.47 There are two Sustrans recognised regional cycle routes within the study area. These are illustrated in Volume 3, Figure UA005852-03 Viewpoint Location Plan. Routes 90 and 91 are also the Lancashire Cycle Way, with Route 90 running along Mitton Road.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 21

4 Baseline Conditions

4.1 This section provides an outline of the existing conditions for the application site and the wider landscape and visual context, broadly attributed as the Landscape Baseline and Visual Baseline.

Landscape Baseline

4.2 The importance and value of the landscape informs its sensitivity and capacity to change. To assess value an understanding of the existing relevant landscape designations and main landscape elements for the study area and application site, landscape and townscape character assessment, and site specific character areas should be reviewed.

Landscape and Townscape Designations

4.3 The relevant landscape and townscape designations within the study area are summarised in Table 4-1. This is not an exhaustive list and does not cover all the designations which have been covered by others at this inquiry. The list below is limited to those I have made reference to in my proof of evidence.

Table 4-1 Landscape Designations

Designation Comment

Policy ENV14. Whalley Abbey Schedules Ancient Monument (SAM) Scheduled is identified in the Whalley Historic Town Assessment Report by Ancient Lancashire County Council. The SAM designation includes: Monument  Whalley Abbey Remains and Grounds located between The Sands and the banks of the Calder River, 250m to the east of the application site at its closest point.

 The Northwest Gate House – An imposing stone structure located 100m to the east of the application site at its closest point

Whalley Bridge, a post medieval bridge incorporating medieval remains is also Scheduled, located on the south east side of the village, crossing the River Calder.

There are multiple listed buildings and structures within the study Listed

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 22

Designation Comment

Buildings/Struct area, including: ures  Whalley Railway Viaduct (Grade II Listed) – with national importance attributed by its Grading this is the most identifiable landscape feature and holds iconic association with Whalley. The viaduct spans the Calder river valley on 48 brick arches and is located immediately to the east of the application site, parallel to Broad Lane.

 The Northwest Abbey Gate House (Grade I Listed) - (see also Scheduled Ancient Monument)

 Whalley Abbey (Grade I Listed) - (see also Scheduled Ancient Monument)

There are a number of Buildings of Townscape Merit identified in the Building of Whalley Conservation Area Appraisal. These include: Townscape Merit  Cross House – located on the south east corner of the application site, against the junction between Ridding Lane and Broad Lane.

Policy ENV 16 & ENV17 – Whalley Conservation Area and Conservation Expansion, Ribble Valley Borough Council Districtwide Local Plan. Area Whalley Conservation Area borders the east side of the application site. It includes Cross House and its curtilage, part of Broad Lane and Ridding Lane, part of the Whalley Viaduct, the lane from The Sands to Judge Walmsley Mill and the north section from the midpoint of the public footbridge across the River Calder.

The Conservation Area recognises the importance of the enclosed pastures either side of the Sands around the northwest Abbey Gatehouse as ‘Significant Open Space’.

There are also a number of ‘Important Views’ identified within the Conservation Area, including toward the viaduct and its landscape setting from the south and toward the Gatehouse and viaduct from The Sands.

The application site lies within Open Countryside Policy ENV3 which Open cites the importance of landscape character and features, Countryside

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 23

Designation Comment

Given that a number of proposed housing applications outside the settlement boundary of Whalley village are already minded to be resolved in favour of development (see Volume 3, UA005852-02 – Proposed Site Specific Landscape & Townscape Character Areas), Policy ENV3 has particular relevance to the protection of remaining open countryside and especially in relation to the preservation of countryside as the setting to the Whalley viaduct.

Policy ENV4 – Green Belt, Ribble Valley Borough Council Green Belt Districtwide Local Plan. The majority of the Nab is designated Green Belt, the lower slopes of which border the southern edge of Whalley.

Policy ENV12 – Ancient Woodland, Ribble Valley Borough Council Ancient Districtwide Local Plan. The elevated Spring Wood and surrounding Woodland woodland to the east of Whalley is designated Ancient Woodland.

Policy ENV 5 – Open Land, Ribble Valley Borough Council District Open Land wide Local Plan. A small parcel of land between Whalley Road and Whalley Old Road is designated Open Land.

Whalley Historic Town Assessment Report by Lancashire County Open Ground Council, Figure 10 illustrates the Present Historic Townscape Character – HTC Types and Areas. The open countryside between Mitton Road and the River Calder, which includes the application site, is recognised as ‘Open Ground’.

Policy G6 – Essential Open Space, Ribble Valley Borough Council ‘Essential Open Districtwide Local Plan designates the landscape around the Abbey Space’ and and the Gatehouse as Essential Open Space. ‘Significant Open Spaces’ This land is also recognised in Policies ENV 16 & ENV17 – Whalley Conservation Area and Expansion, Ribble Valley Borough Council Districtwide Local Plan. The Conservation Area recognises the importance of the same enclosed pastures either side of the Sands around the northwest Abbey Gatehouse as ‘Significant Open Space’.

Whalley Historic Town Assessment Report by Lancashire County Manorial or Council, Figure 10 illustrates the Present Historic Townscape Ecclesiastical Character – HTC Types and Areas. The stretch of land along the Precinct south edge of Whalley along the River Calder and including the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 24

Designation Comment

Abbey Grounds and the Significant Open Space identified with the Conservation Area Appraisal, is identified as ‘Manorial or Ecclesiastical Precinct’

There are numerous public rights of way within the study area and Public Rights of bordering the application site along Ridding Lane. Way

National Cycle Route (NCR) 90 and NCR 91, Sustrans. NCR 9 on National and road route runs along Mitton Road. This is also the route of the Regional Cycle Lancashire Cycleway Policy T12. Routes

Landscape and Townscape Character Assessment

Study Area

4.4 The study area I have used extends beyond the potential visibility of the application site and considers the wider setting of the settlement at Whalley as indicated in Volume 3, Figure UA005852-02 Proposed Site Specific Landscape & Townscape Character Areas. This is because I consider it is important to understand the context of the application site in relation to other locations around the village where an existing commitment to development is likely to be resolved and, as such, it is important to provide a picture, from a landscape perspective, as to the relative importance and sensitivity of each of these areas in relation to residential development and which are considered as part of the cumulative assessment.

Landscape Character Context

4.5 I have carried out a review of previous national, regional and local landscape characterisation work undertaken by Natural England and Lancashire County Council and which I consider is relevant to the application site. I have summarised this information in Table 4.2 and shown their extents on UA005852-02 Proposed Site Specific Landscape Character Areas, Volume 3 – Figures and Viewpoints. . , and based on my subsequent detailed knowledge of the area obtained during my site surveys, I consider the landscape of the study area which falls within National Character Area 33: Bowland Fringe & Pendle Hill, to be broadly similar to that described under NCA 35 Lancashire Valleys and as such I have used the description of the latter as the basis of the national level characterisation for the study area. I have,

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 25

by way of attaching value to the landscape, also made reference to relevant historic data at the national, regional and local levels.

Table 4-2 National, Regional and Local Landscape Character Summary

Landscape Character Description Assessment National Scale

Source: Natural England – National Character Areas (NCA)

NCA 35: Lancashire This national character area covers most of the study area within Valleys which the site is located.

(See Volume 4, Part of the landscape in the south part of the study area is designated Reference Material in as green belt with some woodland areas designated as semi natural Addition to Core ancient woodland. Documents). The landform, geology and soils of the study area comprises a combination of lowland river valley associated with the lower reaches of the River Calder valley and an upland landscape associated with a prominent gritstone ridge at Mellor Ridge.

The boundary features and patterns within the study area are typically rectilinear pasture field boundaries formed by hedges with scattered hedgerow trees and wooded slopes.

The settlement and development of the study area comprises greenfield land situated immediately adjacent the settlements at Whalley and Billington located at the lowest crossing point of the River Calder. Whalley is described as a large village with no significant industry but has developed primarily as a dormitory to adjacent industrial towns, particularly with the arrival of the railway.

The key historic sites and features of the study area site are the 12th century Whalley Abbey remains, which is designated as a Scheduled Ancient Monument and includes Grade ll* and Grade II listed buildings and the Grade ll listed 48span arch Whalley Viaduct.

The recreation and access of the study area includes public footpaths where users have views to the application site. In many of these views the viaduct is the dominant or prominent feature.

The experiential qualities of the study area are to a certain extent remote from the parts of the NCA with the lowest levels of tranquillity, but it is still affected by the traffic on the A59 and A671 by the settlement pattern and intrusion on the night time landscape.

Regional Scale

Source: Natural England – North West Landscape Character Framework

Ribble Valley Lowlands This regional character area covers the north west half of the study area and comprises a lowland landscape which is strongly associated —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 26

Landscape Character Description Assessment (CD 19) with the more open, floodplain and undulating valley floor which are typical of the lower reaches of the river Calder and as such has similar characteristics typical of the rural landscape of the broader river Ribble valley of which sandstone historic nucleated villages form an important element. Overall this area is relatively tranquil but is locally affected by the A59 corridor with the night time landscape affected by lighting from the settlements.

Lancashire Valleys & This regional character area covers the south east half of the study Pendle Hill area and comprises the broad upland valley of the river Calder and its tributaries and the upland landscape associated with the prominent (CD 19) gritstone ridgeline of Mellor Ridge and Pendle Hill which from the south edge to the River Ribble valley. Although the Calder valley to the south of the study area is densely settled and has a strong industrial heritage the part within the study area is relatively tranquil with some remote parts with little urban night time influence.

Regional Historic Context At a regional level the importance of the historic features and the townscape within the settlement of Whalley is reflected in its (CD 13) designation as a Conservation Area.

Local Scale

Source: Lancashire County Council, Landscape and Heritage Adopted SPG

Joint Lancashire Structure Plan

Landscape Type 5: This local landscape type is typical of the broad main valley of the Undulating Lowland River Ribble valley and covers most of the study area. It comprises a Farmland low lying undulating transitional landscape below 150 m AOD. Land use is predominantly pasture with the fields delineated with field (CD 16) boundaries of hedgerows and hedgerow trees, with its geology comprising boulder clay / glacial till / river alluvium / terrace deposits and its habitats typical of pasture farmland and a main river corridor. This landscape strongly contrasts with the steep slopes and prominent ridgelines of the nearby gritstone outcrops to the south (LCT 7). The historic settlement of Whalley located at the lowest bridging point of the river Calder, with its ruined abbey and railway viaduct, is a picturesque large village. Residential development is a major force for change within this type.

Lancashire County Council’s landscape strategy for this type includes;

Conserve the distinctive rural hedgerow network

Conserve rural built features such as historic villages

Conserve the distinctive setting to rural settlements, in particular development should be sited to retain views to landscape features and landmarks.

Landscape Type LCT 7: This local landscape type is found in the south west part of the study area and is characterised by a distinct ridgeline associated with the —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 27

Landscape Character Description Assessment Farmed Ridges gritstone outcrop which runs along the south side of the river Ribble valley. The landform rises steeply from the lowlands within LCT 5 to (CD 16) 185 m AOD at the Nab, comprising a mix of wooded side slopes and a mosaic pattern of mixed farmland, with extensive northerly views out over the adjacent river Ribble valley.

Lancashire County Council’s landscape strategy for this type includes;

Conserve views out over the surrounding lowlands

Local Historic Context At a local level the townscape of the settlement of Whalley and its rural setting are recognised in the Lancashire Historic Towns Survey (CD 18) Programme, Whalley Historic Town Assessment Report May 2006.

AONB: Forest of Bowland

Source: The Forest of Bowland AONB Landscape Character Assessment – Lancashire County Council

Landscape Character Type H:

Undulating Lowland Farmland with Settlement and Industry

(CD 17)

Landscape Character This landscape character area is described as follows: Area H3: Overall sense of tranquillity within this area is disturbed by the main Barrow and Whalley road and railway corridors that cross the landscape;

At the southern end of the area, the town of Whalley (within its pattern of stone terraced houses) exerts a human influence over the landscape;

In addition to this, the golf course to the north of Whalley, introduces a further human element;

The small linear village of Barrow further contributes to settlement pattern;

To the west, open views across the gently meandering course of the River Ribble contribute to recognisable sense of place, whilst the rising mass of Pendle Hill to the east provides orientation;

To the west of Whalley, the viaduct is a key landscape feature, whilst to the east of the town, the relatively large expanse of woodland within Spring Wood provides a sense of enclosure;

Outside the settlements, a gently undulating patchwork of pastoral

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 28

Landscape Character Description Assessment fields is lined with hedgerows, which provide a sense of enclosure.

Overall landscape character and visual sensitivity is considered to be moderate, acknowledging the rich built heritage within the main towns and villages.

Site Specific Landscape Character

4.6 In order to fully appreciate the grain of the landscape, its elements, characteristics and its value, I have subdivided the landscape around Whalley in to three site specific landscape character areas and three site specific townscape character areas, which have been further subdivided in to sub areas. I describe these site specific character areas and their sub areas in Table 4.3 and indicated their extents in Volume 3, Figure UA005852-02 Proposed Site Specific Landscape & Townscape Character Areas.

4.7 Where a particular sub character area or viewpoint has not been taken forward for assessment, it is because I have considered there to be no discernible impact of the proposed development upon the receptor.

Table 4-3 Site Specific Landscape Character Areas (See Volume 3 – Figures and Viewpoints, Figure UA005852-02 Proposed Site Specific Landscape & Townscape Character Areas)

Site Specific Landscape Description Character Area

LCA-1; National - NCA 35: Lancashire Valleys

River Calder Valley Regional - Ribble Valley Lowlands & Lancashire Valleys and Pendle Hill,

Local - LCT 5: Undulating Lowland Farmland

AONB –LCA H3: Barrow and Whalley

Sub Area LCA-1a: This is a low lying. open and undulating pasture river valley landscape, generally below 40 m AOD. The area has an irregular River Calder Valley Floor field pattern of ancient and modern origin, with the fields delineated by Farmlands hedgerows and fencelines, situated within lower reaches of the Calder

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 29

Site Specific Landscape Description Character Area

Viewpoint VP 2 valley between its confluence with the river Ribble and the A59 bypass. There are important southerly views out to the prominent gritstone ridge within LCA-3a and to the farmed slopes above LCA 3b. The Whalley Viaduct, within the adjacent LCA-1b forms a noticeable landscape element, beyond the A59 bypass at the south edge of the area. The south part of the area is influenced by traffic noise from the A59 bypass with the sewage works and the mobile home park at Hackings Holiday Caravan Park forming visually intrusive features.

Landscape Sensitivity: High

Sub Area LCA-1b: This is a low lying, open and relatively flat pasture river valley landscape between approximately 40 and 45 m AOD. The area has River Calder Valley an irregular field pattern of ancient origin, with the fields delineated Settlement Fringe primarily by well managed hedgerows with hedgerow trees at some Farmlands locations, which straddles the river Calder as it flows between the

Viewpoint VP 1, 3 & 29 settlements of Billington and Whalley. This open river valley landscape forms the immediate setting to the SAM and listed buildings at Whalley Abbey within the adjacent TCA-1a and the grade ll listed Whalley viaduct, which is the dominant landscape element of the character area. This area falls within and also forms the immediate rural setting to the Whalley Conservation Area. There are important southerly views out to the prominent gritstone ridge within LCA-3a and to the farmed slopes above LCA 3b. . The north part of the area is influenced by traffic noise from the elevated A59 bypass and by intermittent industrial noise emanating from the works at Judge Walmsley Mill.

Although this area is located between the built edges of Whalley and Billington, their overall influence is diminished by the powerful presence of the railway viaduct and the mature landscaped grounds of the Abbey remains. Significantly the viaduct pillars and arches rise above ancient enclosed fields associated with the River Calder along much of its span. It is this memorable relationship of the viaduct striding over the landscape that has long since been and remains iconic of Whalley itself as a regional landmark. This strong public

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 30

Site Specific Landscape Description Character Area

perception is evidenced in a multitude of representative images from a school art mural and town plan on Whalley station platform to representation in the April 2013 edition of a popular regional magazine. Whalley viaduct’s countryside setting is also featured alongside other regional landmark buildings and structures in the opening credits of BBC One’s North West Tonight programme. A selection of these is included in Volume 3 Figure UA005852-04 Public Perception.

Landscape Sensitivity: High

Sub Area LCA-1c: This is typical of a broad upland river valley comprising a meandering steep sided gorge with a distinct floodplain as the River Calder cuts River Calder Valley Gorge through the gritstone ridge. The valley sides rise from about 45 m Farmlands AOD to local ridgelines at about 90 m AOD, beyond rising to

Viewpoint VP4 prominent ridgelines over 150 m AOD. The area has an irregular field pattern of ancient and post medieval origin, with the pasture fields within the floodplain delineated by fences and those on the steep side slopes delineated by a combination of stone walls and fences and hedgerows with hedgerow trees. The side slopes also include extensive pockets of woodland. The slopes on the west side of the valley are designated as green belt. There is limited public access within the area, and where there are views they are generally from elevated locations above it looking across to the rising ground of the Mellor and Pendle ridgelines on either side.

Landscape Sensitivity: High (Not taken forward for assessment)

LCA-2: National - NCA 33: Bowland Fringe and Pendle Hill & NCA 35: Lancashire Valleys Ribble Valley Farmlands Regional - Ribble Valley Lowlands

Local - LCT 5: Undulating Lowland Farmland.

AONB – LCA H3: Barrow and Whalley

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 31

Site Specific Landscape Description Character Area

Sub area LCA-2a: The undulating landform of the area is typical of the wider lowland landscape of the river Ribble valley comprising a series of sub valleys Billington and Langho rising from about 45 m to 80 m AOD. The area has an irregular field Fringe Farmland pattern of predominantly ancient origin, of predominantly pasture

Viewpoint VP5 fields delineated by hedgerows and hedgerow trees. This landscape is influenced by the settlements, by linear development along Whalley Road between Langho and Billington and traffic noise from the A59 bypass. Locally to the north of the A59 within the lower lying areas of the Bushburn Brook sub valley the landscape has a greater sense of remoteness. The Mellor ridge and Pendle Hill to the south form prominent visual features in many views out of the area.

Landscape Sensitivity: Medium (Not taken forward for assessment)

Sub area LCA-2b: Again the undulating landform of the area is typical of the wider Calderstones and Barrow lowland landscape of the river Ribble valley comprising a series of sub Fringe Farmland valleys rising from about 50 m to 90 m AOD. The area has an irregular field pattern of ancient and post medieval origin, of

predominantly pasture fields delineated by hedgerows and hedgerow trees. This landscape is influenced by the settlements, by linear development along Whalley Road between Whalley and Barrow and traffic noise from the A59 bypass. The Mellor ridge and Pendle Hill to the south form prominent visual features in many views out of the area.

Landscape Sensitivity: Medium (Not taken forward for assessment)

LCA-3: National - NCA 33: Bowland Fringe and Pendle Hill & NCA 35: Lancashire Valleys Mellor Ridge and Pendle Ridge Farmland Regional - Lancashire Valleys and Pendle Hill.

Local - LCT 5: Undulating Lowland Farmland & LCT 7: Farmed Ridges

AONB – LCA H3: Barrow and Whalley

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 32

Site Specific Landscape Description Character Area

Sub area LCA-3a: This sub area falls entirely within LCT 7 comprising a steep north facing slope, rising from approximately 60 m AOD adjacent to the river The Nab Farmed Slopes Calder to a prominent ridgeline at generally 170 m AOD and to 185 m and Mellor Ridge AOD at the high point of the Nab. This is a mosaic landscape of

Viewpoint VP6 pasture fields and woodland with an irregular field pattern of predominantly ancient origin. The pasture fields are delineated by hedgerows and hedgerow trees of varying levels of management. The area is designated as green belt and the lower slopes in the north part of the area fall within and also forms the immediate rural setting to the Whalley Conservation Area. There is a network of footpaths which cross the area from which there are extensive panoramic northerly views across the lowland of the river Ribble valley to distant moorland ridges within the Forest of Bowland. The railway viaduct at Whalley and the open landscape along the river Calder are prominent foreground elements in these views.

Landscape Sensitivity: High

Sub area LCA-3b: This sub area falls entirely within LCT 5 and comprises the lower slopes of the Pendle gritstone ridge, rising from about 55 m AOD at its Whalley Fringe Farmed edge with the Settlement at Whalley and rising to local high point at Slopes about 140 m AOD within Spring Wood. This is a mosaic landscape of

Viewpoint VP 4 pasture fields and woodland with an irregular field pattern of ancient origin. The pasture fields are delineated by hedgerows and hedgerow trees which are poorly managed. The area is used for recreational purposes with a footpath linking Whalley with the country park at Spring Wood. Within the country park there is a viewpoint (at its high point) with filtered northerly views out across the lowland of the river Ribble valley. The wood is designated as semi natural ancient woodland. The lower pasture slopes are strongly influenced by the built edge of Whalley and by traffic noise from the A671 with the railway viaduct forming a noticeable to perceptible element in views from the higher ground.

Landscape Sensitivity: Medium (Not taken forward for assessment)

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 33

Site Specific Landscape Description Character Area

Sub area LCA-3c: This sub area falls entirely within LCT 5 and comprises the slopes of the Pendle gritstone ridge, rising from about 55 m AOD at its edge Pendle Ridge Farmed with the Settlement at Whalley and rising to local high point at about Slopes 140 m AOD at the edge of the study area. Like LCA 3b this is a

Viewpoint VP 4 mosaic landscape of pasture fields and woodland with an irregular field pattern of ancient origin, but is more open in character as it fringes the upper moorland landscape. The pasture fields are delineated by hedgerows and hedgerow trees which are poorly managed. The area borders Spring Wood and incorporates the golf course. To the southern edge of the study area designated semi natural ancient woodland forms a distinct upper edge to the River Calder Valley Gorge. The pasture slopes are influenced by traffic noise from the A671 with the railway viaduct forming a noticeable to perceptible element in views from the higher ground.

Landscape Sensitivity: High (Not taken forward for assessment)

Sub area LCA-3d: This sub area falls entirely within LCT 5 comprising a steep south facing slope, rising from approximately 45 m AOD adjacent to the river The Nab Farmed Slopes Calder to a prominent ridgeline at generally 170 m AOD and to 185 m and Calder Valley AOD at the high point of the Nab. This sub area also falls entirely within the Lancashire Valleys and Pendle Hill regional landscape character area.

This is a mosaic landscape of pasture fields and woodland with an irregular field pattern of predominantly ancient origin. The pasture fields are delineated by hedgerows and hedgerow trees of varying levels of management. The area is designated as green belt and the lower slopes in the north part of the area fall within and also forms the immediate rural setting to the Whalley Conservation Area. There is a network of footpaths which cross the area from which there are extensive panoramic northerly views across the lowland of the river Ribble valley to distant moorland ridges within the Forest of Bowland. The railway viaduct at Whalley and the open landscape along the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 34

Site Specific Landscape Description Character Area

river Calder are prominent foreground elements in these views.

Landscape Sensitivity: High (Not taken forward for assessment)

Townscape Character Context

4.8 Sources relevant to the townscape character, built form that are contextual to the application site have been reviewed as summarised in table 4-4 below:

Table 4-4 National, Regional and Local Context

Townscape Character Description Assessment

National Scale

Source: Policy ENV14 Schedules Ancient Monuments - Ribble Valley Borough Council Districtwide Local Plan 1998 & Saved Polices 2007 (CD 8)

Whalley Abbey - Whalley Abbey Schedules Ancient Monument (SAM) is identified in Scheduled Ancient the Whalley Historic Town Assessment Report by Lancashire County Monument Council. The SAM designation includes:

Viewpoints VP 12 & 17 Whalley Abbey Remains and Grounds located between The Sands and the banks of the Calder River, 250m to the east of the application site at its closest point.

The Northwest Gate House – An imposing stone structure located 100m to the east of the application site at its closest point

The SAM designation affords national importance to the Abbey Grounds and its predominantly rural setting.

Whalley Viaduct and other The Whalley Viaduct (Grade II Listed) designation affords national Listed Buildings importance to the structure and its setting. The numerous other listed buildings within close proximity along The Sands are indicative of the Viewpoints VP 10, 13 & high quality townscape. 15b

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 35

Townscape Character Description Assessment

Regional Scale

Source: Policies ENV16 & ENV17 Whalley Conservation Area (CA) and Expansion - Ribble Valley Borough Council Districtwide Local Plan 1998 & Saved Polices 2007:

Whalley Conservation Whalley Conservation Area borders the east side of the application Area site. It includes Cross House and its curtilage, part of Broad Lane and Ridding Lane, part of the Whalley Viaduct, the lane from The Sands to Viewpoints VP 1, 11, 12 & Judge Walmsley Mill and the north section from the midpoint of the 17) public footbridge across the River Calder.

The Conservation Area recognises the importance of the enclosed pastures either side of the Sands around the northwest Abbey Gatehouse as ‘Significant Open Space’.

There are also a number of ‘Important Views’ identified within the Conservation Area, including toward the viaduct and its landscape setting from the south and toward the Gatehouse and viaduct from The Sands.

The numerous other listed buildings within the CA and within close proximity along to the application site are indicative of the high quality townscape.

The Conservation Area designation affords regional importance to the much of Whalley and its adjacent open countryside setting within which the application site lies.

Local Scale:

Source: Whalley Historic Town Assessment, Lancashire County Council

Whalley Present Historic Whalley Historic Town Assessment Report by Lancashire County Townscape Character – Council, Figure 10 illustrates the Present Historic Townscape HTC Types and Areas Character – HTC Types and Areas. The open countryside between Mitton Road and the River Calder, which includes the application site,

is recognised within the study survey area as ‘Open Ground (66-69)

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 36

Townscape Character Description Assessment

and described as:

Open ground additional to formal recreation areas and parks can be found throughout the Whalley survey area, and generally comprises small pockets of land within residential areas and small open areas on the edge of the defined survey area. All these areas represent pockets of land that appear to have never been previously developed. However there is one large area of open ground off Broad Lane, (the application site) to the west of the railway and abbey. This area contains archaeological earthworks presumed to be associated with the abbey.

The inclusion of the application site with the study area and its recognition as a large undeveloped open area within the historic townscape affords local importance to this landscape.

Site Specific Townscape Character

4.9 With reference to the Whalley Conservation Area Appraisal (Adopted 2007, CD 13) and the Lancashire Historic Town Survey Programme – Whalley: Historic Town Assessment Report (May 2006, CD 18) I have assessed the townscape character of Whalley as set out in table 4.5 below.

4.10 Where a particular sub character area or viewpoint has not been taken forward for assessment, it is because I have considered there to be no discernible impact of the proposed development upon the receptor.

Table 4.5 Proposed Site Specific Townscape Character Areas

Site Specific Townscape Description Character Area

TCA-1: National: Scheduled Ancient Monuments

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 37

Site Specific Townscape Description Character Area

Whalley Village National: Listed Buildings

Regional: Conservation Area

Local: Historic Townscape Assessment

Sub area TCA-1a: This townscape area forms the historic origins of the village, comprising the remains of the Abbey (SAM), its listed buildings and Whalley Abbey and mature landscape grounds. It is situated on the east bank of the river Grounds Calder on low lying level ground adjacent to LCA-1b, at approximately

Viewpoint VP 11 45 m AOD, at a point where the river emerges from the gorge (LCA 1c) cut out of the gritstone ridge. This townscape area has a strong visual and experiential relationship with the adjacent LCA-1. There are views out from the west edge of the area to the adjacent LCA-1 with rising ground within LCA-3a and the ridgeline at the Nab forming a prominent element in westerly views. The powerful but simple elegant form of Whalley Viaduct with its brick arches rising out of the valley floor, is a dominant element in northerly filtered views from the Abbey Gatehouse on The Sands, with the blind arches focusing attention on a gateway to the rural landscape beyond.

Townscape Sensitivity: Very High

Sub area TCA-1b: This townscape area comprises the commercial post medieval core of the village situated along King Street and Church Lane, the bridge Whalley Historic Core over the river Calder and the cluster of buildings at Whalley Bridge on including Whalley Bridge its west side. There are limited views out of the area to the adjacent countryside with Whalley Viaduct forming a minor element in views between buildings.

Townscape Sensitivity: High (Not taken forward for assessment)

Sub area TCA-1c: This townscape area comprises predominantly 19th century expansion of the village along the Station Road / Mitton Road (B6246), Clitheroe 19th Century Ribbon Road, Wiswell Road and Accrington Road (B6246). This area also Development includes some earlier development such as former farm buildings, alms houses and educational buildings.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 38

Site Specific Townscape Description Character Area

Townscape Sensitivity: Medium

Sub area TCA-1d: This townscape area comprises modern residential and industrial development on the periphery of the village. Modern expansion Townscape Sensitivity: Low (Not taken forward for assessment)

Sub area TCA-1e: This townscape area comprises a core of low density detached housing within a established and mature fringe landscape, Mature Low Density surrounded by middle-class housing and the local college and Fringe Development grounds off Wiswell Lane.

Townscape Sensitivity: Medium (Not taken forward for assessment)

Sub area TCA-1f: This townscape area is predominantly managed open fields with artificially surfaced tennis courts adjacent to and below Whalley Whalley Recreational railway station. It is an important fringe character area to Whalley, Fields where the green open space is crossed by two public rights of way that cross beyond the A59 to the Ribble Valley farmland beyond.

Townscape Sensitivity: Medium

TCA-2: National - NCA 33: Bowland Fringe and Pendle Hill & NCA 35: Lancashire Valleys Billington Regional - Ribble Valley Lowlands & Lancashire Valleys and Pendle Hill

Local - LCT 5: Undulating Lowland Farmland.

AONB – LCA H3: Barrow and Whalley (partially)

TCA-2a: This townscape area comprises predominantly 19th century development along Whalley New Road and Whalley Old Road but 19th Century Ribbon also includes some earlier development such as former farm Development buildings.

Townscape Sensitivity: High (Not taken forward for assessment)

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 39

Site Specific Townscape Description Character Area

TCA-2b: This townscape comprises the pocket of industrial development at Judge Walmsley Mill and the associated cluster of terraced houses 19th century Industrial situated immediately to the north of the Whalley Viaduct.

Townscape Sensitivity: Low (Not taken forward for assessment)

TCA-2c: This townscape area comprises post war and modern residential development along Whalley New Road. Modern expansion Townscape Sensitivity: Low (Not taken forward for assessment)

TCA-3: National - NCA 33: Bowland Fringe and Pendle Hill & NCA 35: Lancashire Valleys Calderstones Regional - Ribble Valley Lowlands

Local - LCT 5: Undulating Lowland Farmland.

AONB – LCA H3: Barrow and Whalley

TCA-3a: Calderstones Hospital is developed on a low lying plateau around 63m AOD to the edge of the River Calder and Ribble Valley floor. Its Calderstones Hospital mature mixed woodland edge and grounds provides dense screening Grounds and that restricts intervisibility and is a characteristic of this townscape sub Development area. A public right of way runs continuously along the southern and western perimeter, beyond the tree cover but within the historic institutional boundary marked by an estate railing. From the southern public right of way views are experienced across LCA 1a character area and the unobtrusive A59 toward the railway viaduct and in part the application site.

Townscape Sensitivity: Low

TCA-3b: This is a suburban post war housing area within the influential character of the Calderstones Hospital grounds. There are glimpsed Nethertown views toward the application site and viaduct from some streets and open views from fringe properties along the southern edge.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 40

Site Specific Townscape Description Character Area

Townscape Sensitivity: Low

The Application Site

4.11 I also consider the application site as an entity in its own right and describe its landscape characteristics, features and context in Table 4.6 below

Table 4.6 Application Site Characteristics

Application Site Description Characteristics

Landscape Elements The application site falls within the north west part of the site specific character area LCA-1b: River Calder Settlement Fringe Farmlands. It Viewpoints VP10, 16, 19 comprises an almost rectilinear parcel of low lying open undeveloped & 26 land situated to the north of the river Calder and which gently rises to the north toward Mitton Road. The site itself comprises two pasture fields delineated mostly by managed boundary hedgerows with scattered mature trees except along the boundary with the elevated A59 Bypass.

Tranquillity and night time Although the application site is located at the settlement edge of Lighting Whalley, the actual influence of the settlement on the application site is relatively low, partly due to the settlement edge being set back beyond the east side of the railway viaduct, with the exception of the bungalows on Abbeys Fields (TCA 1d). The line of residential ribbon development along Mitton Road (TCA-1c) forms the north eastern boundary, but the lasting impression of the application site is the dominating presence of the railway viaduct and its towering brick pillars and vaulting arches rising from the landscape which forms the south eastern setting to the site, allowing glimpses through to the settlement edge beyond. Being elevated, noise from trains passing along the viaduct is only mildly intrusive and periodic. The site is also, to a certain extent, influenced by traffic noise from the A59 bypass as well as intermittent and only mildly intrusive industrial

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 41

Application Site Description Characteristics

noise from the nearby Judge Walmsley Mill (TCA-2b) on the opposite bank of the river Calder. The night time landscape is relatively dark in comparison with the adjacent settlements, although there is some influence from the urban street lighting along Mitton Road and car headlights on the A59 bypass, the latter only emphasised by the lack of road lighting.

Experiential Qualities The overriding influence on the application site is the presence of the railway viaduct with the graceful simple form of its 48 arches growing Viewpoints VP11, VP12 & out of the landscape of the river Calder valley. The purpose built blind 13 arches of the viaduct respectfully focus attention on the gateway to the village beyond (viewed from the west) and in particular the ecclesiastical ruin of the Abbey Gatehouse and the Abbey remains within TCA-1a. The open, undeveloped nature of the application site allows the viaduct to be seen as a simple, elegant and powerful entity stretching across the river Calder valley in views from the A59 bypass. It also enhances the symbolism of the blind arches as the gateway to the abbey and the settlement beyond i.e. the threshold between the built form (TCA-1a) and open countryside (LCA-1b) which is experienced by visitors and local residents using the rural lane between the Abbey Gatehouse and the Viaduct and then on to Ridding Lane and Broad Lane beyond, which border the application site and vice-a-versa. The application site is also a discernible rural element in more distant views from the footpaths on the Nab and forms part the wider open countryside associated with the river Calder valley, linking the landscape sub areas of LCA-1a with LCA-1c.

Public Perception The adjacent railway viaduct is Lancashire’s longest viaduct and is one of Whalley’s defining features. Its iconic image is depicted in (See Figure UA005852 local artwork by school children displayed at Whalley and Langho Public Perception, Volume railway stations, in numerous photographs as well as being one of the 3) opening images to the regional television news. The application site, because of its proximity to the viaduct is often part of these images. Whalley and its viaduct are featured in the April 2013 edition of The Lancashire & North West Magazine, a measure of the perception of the regional significance of the viaduct being synonymous with and

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 42

Application Site Description Characteristics

symbolic of the village.

Historic Context The application site forms part of the wider rural setting to the Grade ll listed Whalley Viaduct and the adjacent Grade ll* listed Abbey Viewpoint VP 1, 12 & 13 Gatehouse beyond, it is also part of the experiential quality of the nearby Abbey remains, a designated SAM, which are considered to be of national importance. The application site is also part of the rural setting to the Whalley Conservation Area designation which is considered to be of regional importance. In addition the open and undeveloped nature of the application site itself is recognised as being an important part of the setting to Whalley and is considered to be important at the local level. The association of Whalley Abbey to its open landscape setting of the Calder river plain was synonymous in function as it is now in context, and portrayed in etchings and paintings including J M W Turner.

Landscape Sensitivity It is recognised the application site is to some degree influenced by intrusive elements such as traffic on the A59 bypass, industry at Judge Walmsley Mill and residential ribbon development along Mitton Road. However the effects of these intrusive features can be easily overlooked when the application site is understood in the context of the imposing, powerful Whalley Viaduct, the experiential qualities of the walk from the Abbey Gatehouse to the Viaduct and the transition from a high quality, highly valued and historically rich townscape into open countryside. The application site is also a clearly identifiable part of the rural landscape associated with the river Calder (LCA-1b) linking the wider countryside of LCA-1a and LCA-1c when seen in many rural views from the Nab.

On this basis I would contend that the application site because of its location and proximity to a very high sensitivity townscape (TCA-1a) and its setting to the viaduct has a high sensitivity.

Landscape Value Whilst the application site has no landscape designations it is beset by and associated with conservation, landscape, townscape and culturally historic designations of national and regional importance

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 43

Application Site Description Characteristics

and high value. The previously undeveloped landscape of the application site is the open countryside setting for the SAM, Conservation Area and the viaduct to the east, and is associated by extension to the west with the open countryside of the Ribble Valley lowlands over which the A59 passes. With reference to public perception, above, the regional importance of the viaduct in its current landscape setting is reflected in its inclusion comparable to other regional landmarks such as the Lovell Telescope in Cheshire, Manchester’s Beetham Tower and Coniston Water, BBC One’s North West Tonight regional news opening credits.

On this basis I would contend that the application site is regionally important to the contextual preservation of the Abbey and grounds, the gatehouse, and the iconic viaduct, and significantly contributes to the important rural setting of Whalley, local distinctiveness and sense of place

Visual Amenity

Visual Receptors

4.12 I agree in principle with the visual receptors identified in the appellant's landscape and visual assessment paragraph 3.37 (CD 1) and to which I refer in Table 4-7 below. However, I have also provided additional visual receptors that I consider are important. However I have not included all the visual receptors set out in the appellant’s LVIA (CD 1) and only concentrate on those which I consider are of medium, high or very high sensitivity and potentially could experience significant effects as a result of the proposed development. For ease of references I describe the baseline view for each visual receptor based on its type. I have identified four types which are; Type 1 residential property, Type 2: visitor attractions or routes used by tourists, Type 3; Public Rights of Way and Type 4: other which includes receptor such as the local road network.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 44

Table 4-7 Visual Receptors

Visual Receptor Type Description

Type 1: Residential (Represented by viewpoint references at each location described) properties

B6246, Mitton Road, These properties are located along the south west side of Mitton Whalley (TCA-1c) Road and have a mix of open and filtered south westerly rural views across the river Calder within LCA-1b to a predominantly rural Appellants Receptor Ref 1 backdrop beyond (LCA-2a). These views are framed by the Whalley (Drawing 1490/P03a)) Viaduct, a dominant linear element in the south east part of the view and by the A59 and its associated features which include grassed Viewpoint VP19 earthworks, tree planting and its traffic, and to a lesser extent by its structures, within the north part of the view. The open fields, hedgerows and hedgerow trees within the application site form the foreground elements in the view.

Receptor Sensitivity: High

Cross House (LCA-1b) This property is located at the junction of Ridding Lane and Broad Lane, immediately adjacent and to the north west of the Whalley Appellants Receptor Ref 2 Viaduct and has filtered northerly westerly views across the pasture (Drawing 1490/P03a) fields and vegetation of the application site to the A59 bypass and its associated features which include grassed earthworks, tree planting Viewpoint VP15b and its traffic as it passes between the bridge over B6246, Mitton Road and the River Calder. The open fields, hedgerows and hedgerow trees wihtin the application site form the foreground elements in the view

Receptor Sensitivity: High

The Sands, Whalley These properties are located along the north side of The Sands, (TCA-1a) opposite the Abbey grounds within TCA-1a. and have oblique filtered winter north westerly views to Whalley Viaduct with glimpses through Appellants Ref 3 (Drawing the arches, in the direction of the application site to trees and sky 1490/P03a) beyond

Viewpoint VP11 Receptor Sensitivity: High

Abbey Fields Whalley These properties are located along the west edge of Whalley immediately to the east of Whalley Viaduct and have north westerly

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 45

Visual Receptor Type Description (TCA-1d) views through the arches to Broad Lane, its associated trees and hedgerows with filtered views to the open landscape of the application Appellants Ref 3 (Drawing site and the A59 bypass beyond. 1490/P03a) Receptor Sensitivity: High

Longworth Road; These properties are located along the south west side of Longworth Billington (TCA-2c) Road and have north easterly views across the river Calder within

LCA-1b to the Abbey and grounds within TCA-1a. These views are Appellants Ref 6 (Drawing framed by the Whalley Viaduct, a dominant linear element in the north 1490/P03a) west part of the view. The open landscape within the application site is discernible through the viaduct arches on the north side of the river Calder. Viewpoint VP30 Receptor Sensitivity: High

Whalley New Road, These are a cluster of slightly elevated properties in the vicinity of the Billington (TCA-2b) junction of Longworth Road and Whalley New Road and have a north Appellants Ref 8 (Drawing westerly view across the river Calder within LCA-1b to Whalley 1490/P03a) Viaduct, a prominent linear element in the middle foreground. The open landscape within the application site is discernible through the Viewpoint VP1 viaduct arches on the north side of the river Calder

Receptor Sensitivity: High

Painter Wood (Whalley These are elevated properties located along Painter Wood and have Old Road), Billington a north westerly view along the river Calder within LCA-1a and LCA- (TCA-2b) 1b and the wider Ribble valley. Whalley Viaduct forms a prominent Appellants Ref 9 (Drawing linear element in the middle foreground with the open landscape and 1490/P03a) mature vegetation within the application site discernible over the viaduct on the north side of the river Calder. Viewpoint VP21 Receptor Sensitivity: High

Moor Lane (The Nab), These are elevated isolated rural properties with extensive north including Nab Side Farm westerly views along the river Calder within LCA-1a and LCA-1b and complex, The Barn and the wider Ribble valley. Whalley Viaduct forms a notable linear Wood Nook (LCA-3a) element in the middle distance with the open landscape and mature Appellants Ref 10 vegetation within the application site discernable over the viaduct on

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 46

Visual Receptor Type Description (Drawing 1490/P03a) the north side of the river Calder.

Receptor Sensitivity: High Viewpoint VP6

Type 2: Visitor (Represented by viewpoint references at each location described) Attractions or routes used by tourists

Users on the A59 (L:CA- Tourists travelling both west bound and east bound along the A59 1b) bypass have typically a series of sequential easterly views along the river Calder within LCA-1b. Whalley Viaduct forms a prominent linear Appellants Ref 19 element in the middle foreground set against the prominent ridgeline (Drawing 1490/P03a) of the Nab (LCA-3a) to the south east and the open moorland within the AONB to the north east. The open landscape and mature Viewpoint VP8, VP9 and vegetation within the application site forms a foreground element in VP29 the view on the north side of the river Calder. The village of Whalley is set behind the viaduct and for the most part hidden from view. The view of Whalley viaduct from the A59 westbound bypass is noted in the Lancashire and North West, April 2013 edition (see Figure UA005852-04)

Receptor Sensitivity: Medium

Users on the Railway - Tourists travelling east bound have typically a series of sequential Whalley Viaduct (LCA-1b) elevated views down on to the river Calder valley within LCA-1b with the open landscape and mature vegetation within the application site Appellants Ref 14 forming a foreground element in the view on the north side of the river (Drawing 1490/P03a) Calder. The sequence of views see the application site seen firstly in the context of the roofscape of the Judge Walmsley Mill and adjacent Viewpoints VP7, VP23 to properties within TCA-2a, secondly in the context of the river Calder VP28 and then as the foreground element as the train approaches Whalley Station.

When exiting Whalley station on foot an elevated view is experienced across Mitton Road and Broad Lane to the application site, as well as between the large detached houses along Mitton Road to the site beyond.

Receptor Sensitivity: Medium

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 47

Visual Receptor Type Description Tourists to the Abbey grounds on the elevated walk above The Sands Abbey grounds (TCA-1a) have a series of sequential filtered winter north westerly views Appellants Ref 4 (Drawing between properties located on the north side to Whalley Viaduct with 1490/P03a) glimpses through the arches, in the direction of the application site to trees and sky beyond Viewpoint VP11 Receptor Sensitivity: Very High Visitors on the approach to the south east facing facade of the Abbey Gatehouse, Gatehouse along The Sands have a series of sequential filtered north Ridding Lane / The Sands westerly views to it with Whalley Viaduct forming an imposing (TCA-1a) prominent element beyond. There are glimpses through the arches, Appellants Ref 4 & 21 in the direction of the application site to trees and sky beyond. (Drawing 1490/P03a) Visitors standing at the north west facade of the Gatehouse have Viewpoint VP12 impressive filtered views of the Viaduct which stretches out across the Calder valley with its blind arches becoming a focal element in the view along Ridding Lane. There is a sense of open countryside beyond the viaduct with views through the adjacent open arches, to the open landscape, trees and sky beyond.

Receptor Sensitivity: Very High Visitors walking the short distance along Ridding Lane have a series Whalley Viaduct, Ridding of sequential north westerly views, which eventually reveal the full Lane (LCA-1b) extent of the viaduct as it stretches out across the valley with the blind Appellants Ref 4 & 21 arches acting as a focal element. The sense of open countryside (Drawing 1490/P03a) beyond becomes more prevalent with views through the adjacent open arches to the open landscape of LCA 1b, trees and sky beyond. Viewpoint VP13 Visitors standing at the north west facade of the Viaduct, at the junction with Broad Lane have a sense of being at the edge of the open countryside having filtered westerly views along the river Calder valley within LCA-1b with the A59 bypass and its traffic a notable element in the middle foreground. Cross House forms a foreground element in the view.

Receptor Sensitivity: Very High

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 48

Visual Receptor Type Description

Type 3; Public Rights of (Represented by viewpoint references at each location described) Way

Walkers on footpath along Ridding Lane have a series of sequential Ridding Lane, FP24 (LCA- rural views over lane side hedgerows, with open pasture fields and 1b) associated mature vegetation on either side of the lane and the river Appellants Ref 20 Calder to the south being the foreground elements in the view. (Drawing 1490/P03a) Eastbound walkers have views to the full extent of the viaduct, the dominant element in the view which stretches across the river Calder Viewpoint VP15, VP 15b valley of LCA-1b. The residential properties along Mitton Road to the and VP16 north, to Judge Walmsley Mill to the south and the A59 bypass and its traffic to the north west are also elements in the view.

Receptor Sensitivity: High Walkers on the footpath which crosses the River Calder between Footpath FP43 LCA-1b Broad Lane and Judge Walmsley Mill have a series of sequential rural Appellants Ref 16 northerly views across the river Calder and adjacent pasture field to (Drawing 1490/P03a) the hedgerow and mature trees along Ridding Lane and Cross House with the open fields and mature vegetation of the application site set Viewpoint VP18 against the residential properties along B6246, Mitton Road, beyond. These views along the east side are framed by the viaduct, although the arches also allow views through to the river Calder, the open countryside (LCA-1b) and Abbey grounds (TCA-1a) beyond. The A59 bypass and the traffic on it forms a noticeable element in the north west part of the view, although the countryside beyond it is also visible. Receptor Sensitivity: High Walkers on the footpath between Dale View (TCA-2c) and the A59 Footpath FP40 (LCA-1b) Bypass at the south west edge of LCA-1b have a series of sequential Appellants Ref 16 rural north easterly views across the river Calder valley. The full (Drawing 1490/P03a) extent of Whalley Viaduct is visible and forms the prominent element in the view as it stretches out across the valley. The open countryside Viewpoint VP 3 of the application site forms part of the view with the properties along Mitton Road (TCA-1c) visible beyond.

Receptor Sensitivity: High

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 49

Visual Receptor Type Description Walkers on the footpaths west of Whithams Farm, off Neddys Lane Footpath FP38 (LCA-2a) (TCA-2b) have a series of slightly elevated sequential rural north Appellants Ref 16 easterly views across the river Calder valley. The full extent of (Drawing 1490/P03a) Whalley Viaduct is visible and forms the prominent element in the view as it stretches out across the valley. The open countryside of the Viewpoint VP20 application site forms part of the view with the properties along Mitton Road (TCA-1c) visible beyond.

Receptor Sensitivity: High

Footpaths FP31, FP33 & Walkers on the network of footpaths on the north west facing side FP34 (LCA-3a) slopes of the Nab have a sequential series of filtered, framed and open north westerly panoramic views along the river Calder within Appellants Ref 15 LCA-1a and LCA-1b and the wider Ribble valley. Whalley Viaduct (Drawing 1490/P03a) forms a notable linear element in the middle distance with the open landscape and mature vegetation within the application site Viewpoint VP6 and VP10 discernable above the viaduct on the north side of the river Calder.

Receptor Sensitivity: High

Type 4: Other Visual (Represented by viewpoint references at each location described) Receptors

Broad Lane (LCA-1b) Users on Broad Lane include walkers, cyclists and occasional vehicle travellers (vehicles restricted to access only from Mitton Road). Appellants Ref 20 Although this is not the way marked route in to Whalley from the (Drawing 1490/P03a) railway station (TCA-1c), it does provide an alternative attractive rural connection from it to the Abbey gatehouse and Abbey grounds (TCA- Viewpoint VP22 1a). Users experience a series of sequential southerly rural settlement fringe views over the lane side hedgerow to the open fields within the application site to Ridding Lane and the open countryside beyond. The A59 bypass and the traffic on it form an element in the view beyond the application site. The viaduct along the east side of the Lane is visible through the lane side vegetation with the arches allowing views through to suburban development beyond (TCA-1d)

Receptor Sensitivity: High

B6246, Mitton Road Users on Mitton Road between the railway bridge and the A59 bypass

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 50

Visual Receptor Type Description (TCA-1c) overbridge include cyclists (Lancashire Cycleway / Sustrans Route 90) and vehicle travellers. In the main users experience a series of Appellants Ref 20 sequential suburban views influenced by the adjacent residential (Drawing 1490/P03a) ribbon development facing on to the road. However there are several southerly glimpses where there are breaks in the built form to the Viewpoint VP19 countryside immediately beyond it. These are at the junction with Broad Lane and at the field access immediately adjacent to the A59 overbridge.

Receptor Sensitivity: High (cyclists) Low (motorists)

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 51

5 Landscape and Visual Effects

5.1 In this section I assess the potential effects of the proposed Development on the landscape character of the application site, the wider landscape and visual amenity of the study area and identify the likely construction and operational effects on them.

Construction Effects

5.2 For the purposes of this assessment I have assumed that the construction of the proposed 137 dwellings would be phased at a rate of approximately 30 dwellings per annum over a period of 4 to 5 years. However, in the absence of a phasing plan from the appellant, I have not been able to carry out a detailed assessment of the construction phase as it has not been possible to determine the order or sequence of construction of dwellings against my assumed build programme. Construction traffic, including Heavy Goods Vehicles, movements are also considered.

Assessment of Landscape Effects during Construction

5.3 Construction engineering operations are assumed to include, amongst others, excavation and re-contouring of the site, site accommodation and materials and plant compound, temporary protective fencing, construction noise, construction of foundations, erection of proposed properties, arboricultural and landscape work. I agree with the appellant’s description of typical construction operations, with the exception of the assumed phasing as above. I conclude the significance of the construction impacts and the emerging development would overall be no worse than those described for the operational impacts i have assessed in Tables 5-1 and 5-2.

Assessment of Visual Effects during Construction

5.4 I agree with the description of the construction activity set out in the appellant's Landscape and Visual Impact Assessment, paragraph 4.25 (CD 1) and for the purposes of this assessment I have assumed the construction impacts would last no longer than 5 years and therefore consider them to be of a temporary negative nature. I conclude the significance of the construction impacts and the emerging development would overall be no worse than those described for the operational impacts i have assessed in Table 5-3.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 52

Landscape Strategy and Mitigation

5.5 I have assessed the landscape mitigation proposals with reference to the appellant’s Landscape and Visual Impact Assessment (CD 1) Plan 6: Landscape Strategy and the Design and Access Statement (CD 1).

5.6 The landscape mitigation for the proposed Development is described in the LVIA Chapter 4, Section 4.18 (CD 1), with the landscape strategy set out in the Design and Access Statement, Chapter 8 (CD1).

5.7 I note that the landscape strategy, Design and Access Statement page 23, asserts that the Calder River corridor is relatively narrow and that the key views are to the central section of the viaduct. This strategy also suggests that separation between the proposed development of the application site and the nearby Nethertown is achieved by the A59. I contest this analysis for reasons described in this proof of evidence.

5.8 The landscape mitigation proposals preserve the majority of the existing hedgerow and all of the scattered hedgerow trees, and introduces additional standard tree planting to the existing hedgerow along Ridding Lane. In addition the landscape mitigation proposes a new native hedge to the whole southern and western perimeter of the development that is to be kept trimmed, to help promote open views. The south west corner of the application site is the lowest lying within the indicative flood zone and is therefore proposed as riverside meadow. It is noted that a proposed foul water pumping station and a LEAP will be located within this area.5.8 I have no specific criticism of the landscape mitigation proposals but they do not materially mitigate the change to the pasture landscape and open rural fringe character of the site and the setting of the historic assets of the viaduct, Abbey grounds and the Conservation Area.

Assessment of Enhancement

5.9 For the purposes of this evidence I do not consider that any enhancement to the mitigation proposals will offer any reduction to the permanent operational effect of the proposed development

Assessment of Residual Impacts

5.10 For the purposes of this evidence I consider that the residual effects (i.e. post- mitigation) will be equivalent to the permanent operational effects of the development proposals and therefore have assessed only the latter.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 53

Operational Effects

5.11 Operational Effects on the Character and Elements of the Application Site – post Year 5

5.12 With reference to the appellant’s Design and Access Statement my assessment is based on the visualisations of the proposals within the site context and against the Whalley viaduct.

5.13 I have assessed the potential operational effects of the proposed Development on the application site in Tables 5-1, 5-2 and 5-3 set out below. I have assumed that the operational effects will be permanent and my assessment allows for the maturing of proposed tree planting mitigation.

Operational Effects on the Characteristics of the Application Site

5.14 I have assessed the potential operational effects of the proposed Development on the application site in Table 5-1

Table 5-1: Operational Effects on the Character and Elements of the Application Site Application Site Description of Impact Characteristics

Landscape The proposed development of137 dwellings will substantially Elements alter the landscape character of the application site within LCA- 1b River Calder Valley Settlement Fringe Farmlands to a peri-

urban townscape character.

I would consider the proposed development would erode the influence of the adjacent viaduct as a landmark feature and would significantly conflict with its iconic form, particularly as the section of viaduct to the east of the river Calder is lower than the section to the west. I consider the impacts on the viaduct would be two fold. Firstly the proposed row of three storey houses along Broad Lane would conceal a number of its elegant arches. Secondly, the proposed development in conjunction with the Judge Walmsley Mill would significantly reduce the visible section of the viaduct as an iconic rural feature spanning the river calder valley.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 54

Application Site Description of Impact Characteristics

The proposed development would also alter the subtle and inherent characteristic landform associated with the edge of the River Calder valley floor.

I would therefore conclude the development would result in substantial alteration on the site's landscape elements. creating a large adverse effect.

Tranquillity and Development within a previously undeveloped rural settlement night time fringe landscape. As the open space of the application site Lighting forms a key setting to the viaduct, the development will substantially affect the tranquillity of this setting.

I have assumed that the proposed development will inevitably introduce lighting to a previously unlit landscape and so cause an adverse effect not least by introducing an immitigable extension to Whalley village.

Experiential Development within a previously undeveloped rural settlement Qualities fringe landscape. As the open space of the application site forms a key setting to the viaduct, the development will

substantially affect the experience of this environment.

I consider the application site is a key part of the sequential experience of the relationship between Whalley’s townscape and its surrounding landscape. The experience of the viaduct is as a visually and physically permeable outlying threshold between the town and the countryside. In addition my experience from the east bound train journey across the viaduct, where the historic core and the modern expansion of the village is seen to the southt which contrast with the more limited ribbon settlement along Mitton Road and the countryside to the north, which includes the application site..

I conclude the proposed development would have a significant adverse effect on this relationship and these experiential qualities.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 55

Application Site Description of Impact Characteristics

Public I consider the proposed development and increased traffic Perception movement will substantially alter the setting of Whalley village, the viaduct and the Abbey grounds and gatehouse. This setting,

especially that of the viaduct striding over the landscape of the River Calder Valley, is represented in a variety of media as the most memorably striking and unique depiction of Whalley. As such, the development proposals, especially the 3 storey houses, would begin to conceal and interrupt visually permeable viaduct arches from views through. In addition the uncluttered proportions and impression of the viaduct rising out of the open landscape would become adulterated, especially when viewed in context of the cumulative effect that Judge Walmsley Mill already adversely affects the rhythym and visual permeability of the arches.

I conclude the proposed development will significantly affect public perception of one of Whalley’s most important and regionally identifiable assets.

Historic Development within an open landscape that contributes to the Context setting of the viaduct, the Whalley Abbey and gatehouse SAMs, the adjacent Conservation Area and the historically undeveloped

River Calder Valley floor.

I conclude the proposed development would have substantial impact on this historic context.

Landscape I consider the proposed development within this high sensitivity Sensitivity landscape would result in substantial adverse impact.

Landscape Although this is a landscape which is not designated and as Value such could be considered locally important, However with reference to the described public perception above, I would consider this landscape makes an important contribution to the countryside fringe setting of the village, the designated Conservation Area, the Abbey and associated features and the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 56

Application Site Description of Impact Characteristics

viaduct. As such I would attach a regional importance to the landscape of the application site . Consequently I would conclude the proposed development would significantly erode the landscape value of the river Calder valley as part of the rural setting to both nationally and regionally recognised designations.

5.15 With reference to Table 4-3 I consider the application site to have an overall high sensitivity to the development proposals. With reference to Table 2-5 Magnitude of Change on the Application Site (Volume 2 Assessment Methodology), I would conclude that the development would overall result in a major magnitude of change on the application site’s characteristics, and in particular its landscape elements, experiential qualities, public perception, historic context and landscape value, and with reference to Table 2-1 would have a Large significance of effect of an adverse and permanent nature.

Operational Effects on the wider Landscape Character

5.16 I have assessed the potential construction effects of the proposed Development on each of the Site Specific Landscape and Townscape character areas taken forward for assessment from the baseline landscape conditions in Table 5-2.

Table 5.2: Operational Effects on the wider Landscape Character Site Specific Description of Impact Magnitude Significance Landscape of Change of Effect and Townscape (see Table (see Table 2- Character 2-6) 4)

LCA-1a River Slight of an . Being adjacent to landscape Minor Calder Valley adverse and Valley Floor character area LCA-1b within permanent Farmlands which the application site lies to the nature

Sensitivity: east, this landscape is High characterised by open and undulating river valley pasture. Although the elevated A59 runs between these sub-character areas, both are recognised as the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 57

Site Specific Description of Impact Magnitude Significance Landscape of Change of Effect and Townscape (see Table (see Table 2- Character 2-6) 4)

River Calder Valley at site specific level. Whalley viaduct is a noticeable landscape element within the adjacent LCA-1b. . The development proposals on application site will have an impact on the broadly shared landscape character and quality and views to the viaduct experienced from here, but will be somewhat mitigated by the elevated A59 rural road and associated vegetation.

Large of an . By virtue of its scale including the 3 Major adverse and LCA-1b River storey properties closest to the permanent Calder Valley viaduct, the development would nature Settlement Fringe result in intrusive elements having Farmlands a detrimental impact on this

Sensitivity: landscape character which High includes the setting and relationship with the iconic viaduct. The surrounding settlement influences are varied in character, the most notable being TCA-1c ribbon development along Mitton Road comprised largely of detached houses on spacious plots along the south side with views across the application site and through the arches of the viaduct.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 58

Site Specific Description of Impact Magnitude Significance Landscape of Change of Effect and Townscape (see Table (see Table 2- Character 2-6) 4)

Minor Slight of an LCA-3a The . The Nab is the locally prominent adverse and Nab Farmed edge to the gritstone Mellor Ridge. permanent Slopes and LCA-3c recognises the key nature Mellor Ridge relationship between this character area and its setting adjacent to Sensitivity: Whalley village and the High surrounding countryside. Importantly this is a popular recreation and tourist spot to experience elevated views down over the village and especially the viaduct. This view in particular clarifies the predominantly landscape setting of the viaduct and the Abbey gatehouse. In the same view the appreciation of the application site within River Calder Valley is affirmed and the relationship of this landscape character as it meets the base of the Nab affects the experience of the landscape within LCA-3a. This is a landscape of high sensitivity and whilst the proposed development on the application site and LCA-1b will affect visual amenity receptors in the main a part of the sensitivity of the landscape of the Nab is a consequence of its relationship with the River Calder Valley landscape. .

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 59

Site Specific Description of Impact Magnitude Significance Landscape of Change of Effect and Townscape (see Table (see Table 2- Character 2-6) 4)

Large of an TCA-1a . The operational effects of the Moderate adverse and Whalley proposed 137 dwellings would permanent Abbey and result in intrusive elements having nature Grounds a moderate influence on the abbey grounds SAM and townscape Sensitivity: Very High setting. Views of the development would be glimpsed through the railway arches which are currently experienced as framed views through to open countryside and sky.. This would create a significant adverse impact on this culturally and historically important heritage asset, being of national, county and regional importance.

th Moderate Moderate of TCA-1c 19 . The operational effects of the an adverse Century proposed 137 dwellings would and Ribbon result in an intrusive element permanent nature Development having a having a major local influence on the character of Mitton Sensitivity: Medium Road and Whalley Railway Station but moderate within the overall townscape character area.. Locally the townscape character would detrimentally change from ribbon development along Mitton Road to TCA-1d modern expansion and consequently introduce the coalescing of Whalley Village with Nethertown (and Billington), which is highly detrimental to the landscape and townscape character and its relationship to the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 60

Site Specific Description of Impact Magnitude Significance Landscape of Change of Effect and Townscape (see Table (see Table 2- Character 2-6) 4)

viaduct. Furthermore at present the elevated views from Whalley Railway Station across Mitton Road through the gap at Broad Lane and the generously spaced detached houses are to the river valley pastures beyond which reinforces the ribbon development character of Mitton Road. The proposed development, including the erection of the 3 storey houses in particular here would result in an adverse effect to the experience of arrival at Whalley station and erode Whalley’s sense of place and association as a rural village.

Operational Effects on Visual Amenity Receptors

5.17 I have undertaken in Table 5-3 an assessment of the potential operational effects on the visual receptors identified in my Baseline Conditions in Table 4-7. I agree with the description of the permanent features of the proposed development as set out in the appellants Landscape and Visual Impact Assessment, paragraph 4.26 (CD 1) and have also taken in to consideration the establishment of the proposed tree and hedgerow planting indicated on the appellants drawing NW-09-06D (CD 1). For comparison purposes the assessment of effects on visual receptors undertaken by the applicant are summarised in the Landscape and Visual Impact Assessment, in the Table below paragraph 4.59 (CD 1).

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 61

Table 5.3: Operational Effects on Visual Amenity Receptors

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

Type 1: Residential properties

B6246, Mitton The filtered and open rural High Major Large Road, Whalley views across the open fields negative adverse (TCA-1c) within the application site to and the river Calder. The view permanent Appellants would become typically Receptor Ref 1 urban in nature with the new (Drawing built form of the proposed 1490/P03a)) development and its associated open space Viewpoint VP19 being the main influences. The view of the viaduct in its present rural setting, stretching out across the river Calder valley would also be lost, being replaced with glimpses to it in gaps between the built form of the proposed development.

Cross House The filtered north westerly High Moderate Large (LCA-1b) rural view across the open negative adverse pasture fields within and Appellants application site to the A59 permanent Receptor Ref 2 Bypass would be (Drawing permanently lost. The view 1490/P03a) would become typically urban in nature with the new Viewpoint VP15b built form of the development and associated open space being the main influences.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 62

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

The Sands, I anticipate the glimpses of High Winter, Slight Whalley (TCA-1a) sky through the viaduct Negligible adverse arches would be negative Appellants Ref 3 permanently lost and and (Drawing replaced by glimpses of the permanent 1490/P03a) built form of the built development through the Viewpoint VP11 tree canopies in winter.

Abbey Fields The rural view through the High Moderate Moderate Whalley (TCA-1d) viaduct arches to the trees negative adverse along Broad Lane and the and Appellants Ref 3 open fields of the permanent (Drawing application site would be 1490/P03a) permanently lost. The view would become typically

suburban in nature with the new built form of the proposed development and its associated open space being the main influences.

Longworth Road; The predominantly rural High Minor Slight Billington (TCA-2c) settlement fringe view negative adverse

across the adjacent pasture and Appellants Ref 6 fields to the river Calder and permanent (Drawing the Abbey grounds (TCA- 1490/P03a) 1a) beyond, would be affected by glimpses of the proposed development Viewpoint VP30 through the viaduct arches to the north of the river, The loss of features associated with the open countryside and their replacement with

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 63

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

perceptible features typically urban in nature would diminish the continuity of the rural landscape beneath the viaduct

Whalley New The predominantly rural High Minor Slight Road, Billington settlement fringe view negative adverse (TCA-2b) across the adjacent pasture and Appellants Ref 8 fields to the river Calder and permanent (Drawing the Abbey grounds (TCA- 1490/P03a) 1a) beyond, would be affected by glimpses of the Viewpoint VP1 proposed development through the viaduct arches to the north of the river, The loss of features associated with the open countryside and their replacement with perceptible features typically urban in nature would diminish the continuity of the rural landscape beneath the viaduct

Painter Wood The predominantly rural High Moderate Moderate (Whalley Old settlement fringe views negative adverse Road), Billington along the lower reaches of and (TCA-2b) the river Calder and the permanent Appellants Ref 9 wider Ribble valley would (Drawing be affected by the loss of 1490/P03a) rural features above the viaduct which acts as the Viewpoint VP21

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 64

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

main foreground element in the view, These features would be replaced with perceptible features typically urban in nature and would diminish the continuity of the rural landscape beyond the viaduct

Moor Lane (The The predominantly rural High Moderate Moderate Nab), including settlement fringe view negative adverse Nab Side Farm across along the lower and complex, The Barn reaches of the river Calder permanent and Wood Nook and the wider Ribble valley (LCA-3a) would be affected by the Appellants Ref 10 loss of rural features above (Drawing the viaduct which acts as a 1490/P03a) prominent landmark feature in the middle part of the Viewpoint VP6 view, These features would be replaced with clearly perceptible features which are typically urban in nature and as such would diminish the continuity of the rural landscape beyond the viaduct and reinforce the coalescence of the built form with the uban development to the north west of Whalley at Nethertown..

Type 2: Visitor Attractions or

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 65

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

routes used by tourists

Users on the A59 The series of sequential Medium Major Moderate (L:CA-1b) easterly open rural negative adverse settlement fringe views and Appellants Ref 19 along the river Calder within permanent (Drawing LCA-1b would be affected 1490/P03a) by the loss of rural features in the central part of the Viewpoint VP8, view beyond the river VP9 and VP29 Calder and in the foreground to the viaduct. These rural features would be replaced with the typically urban built form of the proposed development and diminish the importance of the viaduct as a landmark feature in these views, with much of the imposing structure becoming hidden behind the built form of the proposed development.

Users on the The series of sequential Medium Major Moderate Railway - Whalley north westerly open rural negative adverse Viaduct (LCA-1b) settlement fringe views and across the river Calder permanent Appellants Ref 14 within LCA-1b would be (Drawing affected by the loss of rural 1490/P03a) features in the centre foreground of the view. The Viewpoints VP7, rural elements would be VP23 to VP28 replaced with the urban built form of the proposed development introducing a

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 66

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

typically suburban experience from the train as it approaches Whalley Station and by doing so would diminish the perception of the settlement as a village. Furthermore at present the elevated views from Whalley Railway Station across Mitton Road through the gap at Broad Lane and the generously spaced detached houses are to the river valley pastures beyond which reinforces the ribbon development character of Mitton Road. This view would be significantly affected by the proposed development, as can be seen with reference to the appellant’s Photomontage 1 from their Viewpoint 3, LVIA (CD 1).

I anticipate the glimpses of Very High Negligible Slight Abbey grounds sky through the viaduct negative adverse (TCA-1a) arches would be and Appellants Ref 4 permanently lost and permanent (Drawing replaced by glimpses to the 1490/P03a) urban built form of the proposed development Viewpoint VP11 beyond the viaduct, I anticipate the glimpses of Very High Minor Moderate Abbey Gatehouse, sky and vegetation through negative adverse Ridding Lane / The the viaduct arches would be and

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 67

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

Sands (TCA-1a) permanently lost and permanent replaced by glimpses of the Appellants Ref 4 & suburban built form of the 21 (Drawing proposed development and 1490/P03a) by doing so would diminish the perception of the open Viewpoint VP12 countryside beyond the viaduct. I anticipate the glimpses of Very High Moderate Large Whalley Viaduct, sky and vegetation through negative adverse Ridding Lane the viaduct arches would be and (LCA-1b) permanently lost and permanent

Appellants Ref 4 & replaced by glimpses of the 21 (Drawing suburban built form of the 1490/P03a) proposed development and by doing so would diminish Viewpoint VP13 the perception and the experience of arriving at the open countryside beyond the viaduct.

Type 3: Public Rights of Way

The series of sequential High Major Large Ridding Lane, northerly rural settlement negative adverse FP24 (LCA-1b) fringe views from the lane and

Appellants Ref 20 would be affected by the permanent (Drawing loss of rural features in the 1490/P03a) centre foreground of the view. Although the Viewpoint VP15, southerly views to the river VP 15b and VP16 would remain unaffected, the change in the northerly view would become typically urban in nature with the new built form of the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 68

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

development and associated open space being the main influence. As a consequence the importance of the viaduct as a landmark feature in these views would be diminished with much of the imposing structure becoming hidden behind the built form of the proposed development. The series of sequential High Moderate Large Footpath FP43 northerly rural settlement negative adverse LCA-1b fringe views from the and

Appellants Ref 16 footpath would be affected permanent (Drawing by the loss of rural features 1490/P03a) in the centre part of the view. The change would Viewpoint VP18 become typically urban in nature with the new built form of the development and associated open space being a competing influence. The series of sequential High Moderate Moderate Footpath FP40 northerly rural settlement negative adverse (LCA-1b) fringe views from the and

Appellants Ref 16 footpath would be affected permanent (Drawing by the loss of rural features 1490/P03a) in the centre of the view. The change would become Viewpoint VP 3 more urban in nature with the new built form of the development and associated open space being a competing

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 69

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

influence. As a consequence the importance of the viaduct as a landmark feature in these views would be diminished with much of the north part of the structure becoming hidden behind the built form of the proposed development. The series of sequential High Minor Moderate Footpath FP38 northerly rural settlement negative adverse (LCA-2a) fringe views from the and Appellants Ref 16 footpath would be affected permanent (Drawing by the loss of rural features 1490/P03a) in the centre middle distance of the view. The Viewpoint VP20 change would result in an incremental encroachment in the influence of suburban elements with the new built form of the development and associated open space being one of a number of competing influences. As a consequence the importance of the viaduct as a landmark feature in these views would be diminished with much of the north part of the structure becoming hidden behind the built form of the proposed development.

Footpaths FP31, The series of sequential High Moderate Moderate FP33 & FP34 typically rural northerly negative

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 70

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

(LCA-3a) panoramic views from the and adverse network of footpaths on the permanent Appellants Ref 15 slopes beneath the Nab (Drawing across the lower reaches of 1490/P03a) the river Calder and the wider Ribble valley would Viewpoint VP6 and be affected by the loss of VP10 rural features above the viaduct, which acts as a landmark feature in the middle part of the view. These features would be replaced with clearly perceptible features which are typically urban in nature and as such would diminish the continuity of the rural landscape beyond the viaduct and reinforce the coalescence of the built form with the urban development to the north west at Nethertown.

Type 4: Other Visual Receptors

Broad Lane (LCA- The series of sequential High Major Large 1b) southerly rural settlement negative adverse fringe views from the lane and Appellants Ref 20 would be affected by the permanent (Drawing loss of rural features in the 1490/P03a) foreground part of the view. The change would be Viewpoint VP22 confined to a typically confined urban view with the new built form of the

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 71

Visual Description Receptor Magnitude Significance Receptor Type Sensitivity and Nature of Effect of Change

development and associated open space being the main influence. Overall this would diminish the perception of the settlement as a village.

B6246, Mitton The rural settlement fringe High* Moderate Moderate* Road (TCA-1c) glimpses to the countryside negative adverse Low** beyond the ribbon and Appellants Ref 20 development along the permanent (Drawing south side of Mitton Road 1490/P03a) would be affected by the loss of rural features in the Viewpoint VP19 foreground. The change would reinforce the suburban nature of the location, and diminish the perception of the settlement as a village.

Note that the receptor sensitivity for cyclists using the Sustrans Regional Route 90 / Lancashire Cycle Way is High* and for motorists is Low**



5.18 With reference to Table 5-3 I conclude that the proposed development would result in significant harm to views from a number of urban and rural visual receptors in the vicinity of the proposed development and from further afield within the open countryside of LCA-3 to the south east of the application site and which is also countryside designated green belt.

5.19 The proposed development would;

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 72

. affect views experienced by visitors to the village and in particular those who choose to explore the wider rural environs providing the setting to the abbey, the abbey gatehouse within TCA 1a and Whalley Viaduct within LCA-1b

. affect views experienced by tourists on the A59 bypass and in particular how the proposed development would impinge on the iconic landmark feature of the viaduct as a distinct rural element in these views

. affect views experienced by tourists using the railway and in particular result in potentially changing their perception of whalley as a village settlement

. affect views experienced by walkers on the footpath network within the river Calder valley (LCA-1b) in close proximity to the application site and the more distant elevated slopes of the Nab (LCA-3a) and in particular how the proposed development would impinge on the iconic landmark feature of the viaduct as a distinct rural element in these views

. affect views from residential properties in the immediate vicinity of the application site.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 73

6 Overview of Responses and Appraisal of the Applicants Landscape and Visual Assessment

Overview of Responses

6.1 I have summarised the responses submitted by local residents in Table 6-1. This summary includes only the relevant parts of the response relating to landscape and visual amenity.

Table 6-1: Summary of Responses Relating to Landscape & Visual Amenity Responder Objection Response and Reasons

D.R. . Impact on the Environment Hounslow . Emphasis on Whalley as a historic rural village 11B Green Park . Broad Lane is a very narrow country lane without footpaths and Whalley could be dangerous for the many people who use it for a 14-01-2013 pleasant country walk . Strongly objects to the development. Slight of an adverse and permanent nature

Mr Leach . The most important reason for objection is the loss of green 15 Brookes Lane open space around the village…which is rapidly being Whalley destroyed. 18-01-2013 .

. The importance of open fields and woods is paramount to the mental health of the areas inhabitants and wildlife

Mr M G Diack . Objection to Wilson Homes statement that the application site 34 Mitton fields are no longer in agricultural use and have not been for Road many years Whalley . 05-03-2013 . Responder has evidence that these pastures have been continually worked and continue to be

Mr . This is greenfield land with an outstandingly beautiful back- Czapowski 15 Mitton —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 74

Responder Objection Response and Reasons

Road drop of the famous viaduct with Whalley Nab in the distance Whalley . This view is photographed regularly by professional photographers and tourists. This outlook is used on the village’s postcards, calendar.

Mr Rudd . The site is of strategic Heritage importance given its location to 9 Mitton Road Whalley Whalley Abbey, Gatehouse and railway viaduct which are all listed.

. The development of this site with housing will be a detrimental visual and heritage impact on the listed buildings and structure.

. Objection to the appellant’s LVIA Section 5, Summary and Conclusions which the responder regards as clearly misleading.

. Virtually all the site will be lost to development

. The application site is bounded by open space

. This locally valued landscape is a key part of the character of Whalley village and provides countryside and riverside walks immediately to the urban area.

. To say the development results in largely negligible residual effects is simply incorrect.

. Objection to the appellant’s conclusion that the development will present only a minor adverse effect from residential views on Mitton Road

. The impact of such a large housing development on this greenfield site impacts on the heritage and character of Whalley village particularly to the west side of the viaduct where the housing on Mitton Road is linear affording open countryside down to the river

. The responder also considers that there are other sites in Whalley with less impact on the heritage and countryside of the village.

. Of particular concern is the view from the A59, a key vantage point of the viaduct which has unimpeded views from

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 75

Responder Objection Response and Reasons

developments.

. Allowing this planning application would remove the last opportunity from the A59 to view the viaduct without any impeding development

. In addition the view from the Nab would also be compromised by the development, as evidenced in the appellant’s LVIA Photomontage 5 Viewpoint 16.

. Finally the responder has grave concerns that this and other large developments will have an adverse impact, the scale of which is likely to change the whole character of the village.

Appraisal of the Applicants Landscape and Visual Impact Assessment (LVIA)

6.2 I have set out below a summary of my appraisal of the appellant’s LVIA (CD 1).

Section 1

6.3 In the LVIA paragraph 1.12 the appellant refers to distinct site specific landscape character areas. I would agree with this approach as it is clearly important to understand how the important cultural and historic assets of the village influence the local character of its landscape and townscape and that this influence varies significantly from one part of the study area to the next. However with reference to the LVIA paragraph 4.8, the appellant in the Table has identified only a limited number of character areas, which I do not believe fully address the influences of these important assets and as such the appellant has understated the sensitivity of the application site and the landscape character of the river Calder valley

6.4 In the LVIA paragraph 1.25 the appellant describes the significance criteria where moderate adverse impact would cause substantial permanent loss or alteration to one or more key elements of the landscape. I consider that any reference to ‘substantial permanent loss or alteration’ should be attributed to a High adverse effect, not moderate.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 76

6.5 In the methodology the appellant makes no reference to the criteria used for magnitude of change. This omission may have also led to the confusion in the variation in the terms used by the appellant for magnitude of change in the LVIA Section 4, paragraphs 4.34 and 4.59., accompanying tables.

Section 3

6.6 In the LVIA paragraph 3.10 the appellant refers to Forest of Bowland AONB Landscape Character Assessment. In paragraph 3.12 the appellant goes on to describe the sensitivities and capacities for change and makes reference to moderate sensitivity for the character area witijn which the application site falls. However I would consider this stated sensitivity must be understood in the context of the AONB and the relationship of the application site with it and should not be considered to be an automatic presumption that this landscape has a moderate sensitivity.

6.7 In the LVIA paragraph 3.19 the appellant significantly understates the impact of the viaduct to the application site as describing it as ‘beyond’ the trimmed hedgerow on Broad Lane. In paragraph 3.26 the appellant describes the east edge of the site (Broad Lane) being surrounded by the mixed built form of Whalley town. In the same paragraph the appellant makes reference to the abbey and abbey gatehouse being severed from it by the viaduct, I consider this description submitted by the appellant overstates the effects of the settlement of Whalley on the application site and understates the influence of the more important historical assets of the village on it. In addition, I consider the appellant by overstating the effect of the viaduct as largely severing the presence of the Abbey grounds and associated north west gateway. of which the application site is a part, incorrectly implies that the viaduct is perceived as a linking device between Billington and Whalley

6.8 In the LVIA paragraph 3.27 the appellant describes five site specific character areas. I would consider that four of these five are not by definition true character areas and are more akin to character types or landscape elements. For example the appellant identifies LCA 3, and refers to this being the A59 and the railway. In my opinion this is incorrect as i would consider these to be linear landscape elements within a character area rather than as a character area in their own right..

6.9 In the LVIA paragraph 3.39 I consider the appellant has inappropriately and selectively assumed that the overall character of the site accords with Lancashire County Council’s SPD ‘Landscape Character Type H, taken from the AONB Assessment. This is inappropriate as this describes the generic landscape character type instead of a

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 77

more suitable site specific character area. I would also consider the appellant lends inappropriate weight to the presence of what they describe as urban elements including the ‘presence of the busy A59’ (which as a rural road has no lighting and is recessive in the river valley landscape), ‘residential dwellings on Mitton Road (generously spaced ribbon development only) and the Judge Walmsley Mill complex. The existing detrimental impact of the latter on the viaduct and its landscape setting is already plain to see with further cumulative impact that would be caused by the proposed development.

6.10 In the LVIA paragraph 3.42 the appellant identifies several locations on the Nab from where there are panoramic views out. I would consider this description understates the actual situation as it does not refer to the sequential views which are experienced from this area.

Section 4

Landscape Character

6.11 In the LVIA paragraph 4.3 the appellant reasserts a moderate sensitivity for the rural landscape of the river Calder valley. I consider this sensitivity has been incorrectly scored as a result of the way the appellant has based this on an automatic presumption based on Lancashire County Council’s SPD (CD 17). This is then further exasperated by the fact the appellant overstates the influences of the existing settlement pattern on the application site, whilst at the same time understating the influences of the nationally important historical assets and their relationship with its landscape character, including the grade ll listed landmark feature of the viaduct.

6.12 In the LVIA paragraph 4.5 the appellant makes reference to the character of the Whalley Consevation Area (a regional designation) as a single entity. I contend this understates the national importance of the designated SAM and listed buildings of the abbey, its mature grounds and setting as well as as the nationally designated listed viaduct which is distinct from other parts of the Conservation Area.

6.13 In the LVIA paragraph 4.6 the appellant refers to the A59 bypass as an urban feature. I consider this overstates the influences of the road on the landscape character of the application site and as such I would contend the A59 bypass is a rural road.

6.14 In the LVIA paragraph 4.8, the appellantin the following table states the sensitivity of LCA 2 settlement as minor (and of local value) and the Whalley Conservation Area as high (and of national value). I consider that the sensitivity attached to this townscape

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 78

type and designationis not suitably detailed for what is a very complex historic townscape located on the interface between a number of broader landscape character areas. In my view, I consider the appellant has exclusively attributed a high sensitivity to the designations of Whalley Conservation Area and also to the Green Belt. I would contend these are not specific character areas in their own right and as such I consider the appellants approach belies the complexity of the value and sensitivity attached to the application site as open countryside, the setting of Whalley viaduct and the village’s other heritage assets.

Visual; Receptors

6.15 In the LVIA paragraph 4.9 the appellant identifies a very high sensitivity for users of the important heritage assets of the Whalley Conservation Area (a regional designations)and therefore by doing so recognises the importance of the national designated SAM of the Abbey, its listed buildings, and the adjacent viaduct. However this contrast with the appellant’s opinion these nationally important features and their setting in theor own right are of lower sensitivity in comparison to the users of them i.e. high as opposed to very high. I would contend the appellant has understated the townscape sensitivity associated with the nationally important Abbey and its grounds, which I would consider to have a very high sensitivity.

6.16 In the LVIA paragraph 4.12 the appellant identifies the users on Mitton Road and Broad Lane are minor sensitivity receptors. I would consider this is incorrect as Mitton Road is part of the Sustrans Regional Cycle Route network (high sensitivity) and pedestrians and cyclists also use Broad Lane (high sensitivity), which has restricted vehicle access at Mitton Road.

6.17 In the LVIA paragraph 4.15 the appellant In the following Table identifies tourist locations as being moderate sensitivity receptors. I would contend that this is incorrect and that tourists should be afforded at least a high sensitivity scroe or even a very high sensitivity sore depending on the type of attraction being visited..

6.18 In the LVIA paragraph 4.18 the appellant refers to the landscape strategy Plan 6 (1490/P06a) but fails here to make reference to the additional landscape strategy plan and mitigation plan in the Design and Access Statement. Plan 6 refers to the creation of a narrow peripheral margin to the proposed development as the Retention of the Open Character of the River Calder Plain. I consider this is an incorrect statement as the proposed development would inherently adversely affect the open landscape character and views of the viaduct and arches.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 79

6.19 In the LVIA paragraph 4.23 the appellant suggests the assessment work indicates that the extent of the proposed development should consider the establishment of an approximate building line between Mitton Road and the limits of Judge Walmsley Mill complex and Billington beyond. There is no explanation to this conclusion, though I note that, with reference to the Design and Access Statement the figure on page 29 illustrates a number of development constraints (line of flood plain) and ancillary requirements such as balancing facility, pumping station and LEAP all within the narrow peripheral strip referred to in Paragraph 4.18 as the Retention of the Open Character of the River Calder

6.20 In the LVIA paragraph 4.29 the appellant makes reference to impacts on the Whalley Conservation Area as a single entity. As such I consider the appellant has does not fully considered the effects on the distinct character of the abbey, its mature grounds and associated features as a clearly identifiable separate entity in its own right.

6.21 In the LVIA paragraph 4.31 I consider the appellant overstates the influence of the built from on the character of the application site and understates the importance of the viaduct as an iconic rural landmark feature and how the proposed development would conceal much of the structure

6.22 I note the appellant in Section 4 of the LVIA has fails to provide a description of the impacts on the character of LCA -3 perhaps in recognition that it is not a character area, but a feature of the landscape. However in the Table after Paragraph 4.34 the appellant states there would be a negligible impact on LCA-3 i.e. a landscape which includes the Whalley Viaduct, a nationally designated structure which is also regionally important iconic land mark. In my opinion the appellants LVIA fails to take account of the impacts on the setting of the viaduct as a rural feature.

6.23 In the LVIA paragraph 4.37 the appellant suggests there will be a direct view from Mitton Road to the central section of the arches. With reference to the appellant’s landscape strategy Plan 6 (1490/P06a), I would contend the proposed layout would make a direct view impossible.

6.24 In the LVIA paragraph 4.39 the appellant suggests the proposed development retains the visual character of Broad Lane. With reference to Volume 3, Viewpoint 22 I would consider this is a rural lane with views across the landscape of LCA-1b. I would therefore contend the proposed development would result in a significant change in the visual amenity of it becoming intrinsically urban in character. .

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 80

6.25 With reference to Table 6-2 I have summarised the findings of the appellants effects on visual receptors against those identified in my proof of evidence.

Table 6-2

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change

Type 1: Residential properties B6246, High High Moderate High Major Large Mitton Road, adverse negative adverse Whalley and (TCA-1c) permanent

Appellants Receptor Ref 1 (Drawing 1490/P03a))

Viewpoint VP19 Cross House High Moderate Minor High Moderate Large (LCA-1b) adverse negative adverse and Appellants permanent Receptor Ref 2 (Drawing 1490/P03a)

Viewpoint VP15b The Sands, Very High* Minor Minor High Winter, Slight Whalley adverse Negligible adverse *Within (TCA-1a) negative Whalley and Conservati permanent Appellants on Area Ref 3 (Drawing Noted also 1490/P03a) as High

Viewpoint VP11 Abbey Fields High Minor Minor High Moderate Moderate Whalley adverse negative adverse (TCA-1d) and

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 81

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change

Appellants permanent Ref 3 (Drawing 1490/P03a)

No viewpoint Longworth Moderate Minor / No Negligible High Minor Slight Road; Change negative adverse Billington and (TCA-2c) permanent

Appellants Ref 6 (Drawing 1490/P03a)

Viewpoint VP29 Whalley New High Minor / Minor High Minor Slight Road, Moderate adverse negative adverse Billington and (TCA-2b) permanent Appellants Ref 8 (Drawing 1490/P03a)

Viewpoint VP1 Painter High Minor / Minor High Moderate Moderate Wood Moderate adverse negative adverse (Whalley Old and Road), permanent Billington (TCA-2b) Appellants Ref 9 (Drawing 1490/P03a)

Viewpoint VP21 Moor Lane High Moderate Minor High Moderate Moderate (The Nab), adverse negative adverse including and —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 82

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change

Nab Side permanent Farm complex, The Barn and Wood Nook (LCA- 3a) Appellants Ref 10 (Drawing 1490/P03a)

Viewpoint VP6 Type 2: Visitor Attractions or routes used by tourists Users on the Moderate Minor / Negligible Medium Major Moderate A59 (L:CA- No to Minor negative adverse 1b) Change adverse and permanent Appellants Ref 19 (Drawing 1490/P03a)

Viewpoint VP8 and VP9 Users on the Not Not Not Medium Major Moderate Railway - Assessed Assessed Assessed negative adverse Whalley and Viaduct permanent (LCA-1b)

Appellants Ref 14 (Drawing 1490/P03a)

Viewpoints VP7, VP23 —Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 83

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change to VP28 Very High* Minor Moderate Very High Negligible Slight Abbey adverse negative adverse grounds **Within and (TCA-1a) Whalley permanent Conservati Appellants on Area Ref 4 (Drawing 1490/P03a)

Viewpoint VP11 Very High* Minor Moderate Very High Minor Moderate Abbey adverse negative adverse Gatehouse, *Within and Ridding Lane Whalley permanent / The Sands Conservati (TCA-1a) on Area

Appellants Ref 4 & 21 (Drawing 1490/P03a)

Viewpoint VP12 Very High* Minor Moderate Very High Moderate Large Whalley adverse negative adverse Viaduct, *Within and Ridding Lane Whalley permanent (LCA-1b) Conservati on Area Appellants Ref 4 & 21 (Drawing 1490/P03a)

Viewpoint VP13 Type 3; Public Rights of Way High Moderate / Minor High Major Large Ridding High adverse negative adverse Lane, FP24 Minor* and

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 84

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change

(LCA-1b) *Assessed High / permanent for car Minor Appellants users Ref 20 (Drawing 1490/P03a)

Viewpoint VP15, VP 15b and VP16 High Moderate / Minor High Moderate Large Footpath High adverse negative adverse FP43 LCA- and 1b permanent Appellants Ref 16 (Drawing 1490/P03a)

Viewpoint VP18 High Moderate / Minor High Moderate Moderate Footpath High adverse negative adverse FP40 (LCA- and 1b) permanent Appellants Ref 16 (Drawing 1490/P03a)

Viewpoint VP 3 High Moderate / Minor High Minor Moderate Footpath High adverse negative adverse FP38 (LCA- and 2a) permanent Appellants Ref 16 (Drawing 1490/P03a)

Viewpoint VP20

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 85

Appellants Assessment Hyder Consulting Assessment

(see table in paragraph LVIA 4.59) (see Table 5-3) (CD) Visual Receptor Magnitude Significance Receptor Magnitude Significance of Receptor Type Sensitivity and Nature of Effect Sensitivity and Nature Effect of Change of Change

Footpaths High Moderate Minor High Moderate Moderate FP31, FP33 negative adverse & FP34 and (LCA-3a) permanent

Appellants Ref 15 (Drawing 1490/P03a)

Viewpoint VP6 and VP10 Type 4: Other Visual Receptors Minor* Broad Lane High / Minor High Major Large (LCA-1b) *Assessed Minor adverse negative adverse for car and Appellants users only permanent Ref 20 (Drawing 1490/P03a)

Viewpoint VP22 Minor* B6246, High / Minor High Moderate Moderate Mitton Road *Assessed Minor adverse negative adverse (TCA-1c) for car and users only permanent Appellants Ref 20 (Drawing 1490/P03a)

Viewpoint VP19

6.26 With reference to Table 6-2 I consider the appellant has understated the effects of the proposed development on the visual amenity of the study area. In particular I would consider this includes the effects stated on the rural residential property at Cross House (LCA-1b), on residential properties at the west edge of Abbey Fields (TCA-1d),

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 86

along Painters Wood (TCA-2a) and rural properties within LCA-3a). I would consider the appellant fails to take account of the effects on users of the railway and the views and experience of visitors at the unique gateway to the townscape of TCA-1a at the viaduct on Ridding Lane (LCA-1b). I would consider the appellant has understated the effects of the proposed development on the views and experience of users of the footpath network within the river Calder valley, including footpaths FP24, FP43, FP40, on users within the rural slopes of the Nab within LCA-3a, including Footpaths FP31, FP33 & FP34, and on pedestrians and cyclists on Broad Lane (LCA-1b) and Mitton Road (TCA-1c)

Appraisal of the Appellant’s Design & Access Statement

6.27 I have assessed the landscape mitigation proposals with reference to the appellant’s Landscape and Visual Impact Assessment (CD 1) Plan 6: Landscape Strategy and the Design and Access Statement (CD 1) Chapter 8 and 10.

6.28 I note that the landscape strategy, Design and Access Statement page 23, asserts that the Calder River corridor is relatively narrow. This is incorrect as the landscape character area of the River Calder valley includes the application site and land to the west of Judge Walmsley Mill and beyond the A59 as it stretches out toward the River Ribble Valley.

6.29 The same diagram on page 23 is also annotated to maintain key views of the central viaduct. This is not how the viaduct is experienced against its landscape setting or how it is most commonly viewed from many surrounding receptors. By suggesting that key views are to the central section only belies the marvel of the viaduct as the longest and largest in Lancashire. It is the entire span of the viaduct across the open landscape of the valley floor that commands its iconic status.

6.30 The same diagram on page 23 suggests that separation between the proposed development of the application site and the nearby Nethertown is achieved by the A59. I contest this analysis for reasons described in this proof of evidence, and in my conclusions. In short the experience travelling west from Whalley along Station Road is that the village boundary is located around the station underpass, beyond which Mitton Road is perceived as mature ribbon development at the rural fringe, through which glimpsed views are afford south across the river valley between the generously spaced properties. The A59 is a rural road which, although recedes into the wider landscape, is a narrow north / south corridor. The short distance from the proposed development on the application site and Nethertown to the west would result in a

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 87

coalescence of these two peri-urban developments to the detriment of Whalley village and its open countryside, rural settlement character.

6.31 The landscape mitigation proposals do not, and cannot, materially mitigate the change to the pasture landscape and open rural fringe character of the site and the setting of the historic assets of the viaduct, Abbey grounds and the Conservation Area.

—Public Inquiry in relation to Planning Application 3/2012/06337/P – Land South of Mitton Road, Whalley – Hyder Consulting (UK) Limited-2212959 Page 88

7 Summary and Conclusions

7.1 NPPF acknowledges the importance of the preservation of the setting of heritage assets. The application site is located within the heritage setting of the Whalley Abbey SAM, the grade II listed viaduct and the Whalley Conservation Area. The proposed development would constitute substantial harm to the landscape character setting of these heritage assets through the loss of both open countryside and the associated iconic views from the west and the surrounding countryside including from the NAB.

7.2 The application site lies within Ribble Valley Borough Council’s Open Countryside policy ENV3, a recognition of the value of the rural setting of the village. Given that a number of proposed housing applications outside the settlement boundary of Whalley village are already minded to be resolved in favour of development, Policy ENV3 has particular relevance to the protection of remaining open countryside and especially in relation to the preservation of countryside as the setting to the Whalley viaduct.

7.3 The baseline conditions demonstrate that the application site positively contributes to the landscape character of the River Calder valley floor. It is valued locally for its open countryside setting to Whalley and regionally for its landscape setting to the viaduct, Abbey and Whalley’s other heritage assests. The landscape value of the application site is clear on both a local and regional scale and can be summarised as follows:

. High sensitivity landscape, the highest comparable to the surrounding landscape character areas assessed.

. Historic enclosure and previously undeveloped land

. Highly visible from many high sensitivity visual receptors including the Nab Green Belt

. Open Countryside policy ENV3

. Inherently open rural river corridor valley floor

. Integral open rural setting to the iconic viaduct, a regional landmark that is synonymous with Whalley’s identity, local distinctiveness and sense of place

. Landscape setting to the Abbey grounds and the Conservation Area heritage assets

. Rural fringe to Whalley village

7.4 The landscape impact of the development to the application site characteristics is demonstrably significantly adverse and of a permanent nature.

c:\users\aza00339\desktop\az\work\projects\ua005852_mitton road appeal site, whalley\landscape poe\az_landscape_volume1- Page 89 ua005852_mitton road whalley-poe-20130417_ final.docx

7.5 The assessment of effects of the development on the wider landscape character areas vary in significance, but for the immediate landscape character area River Calder valley LCA-1b the impact would be significantly adverse of a permanent nature. In addition the immediate townscape character area TCA-1a of the Abbey grounds SAM would be also be significantly and adversely affected, not least as a consequence of the adverse impact on the sequential experience from townscape to landscape when walking from the village centre along the Sands, past the Abbey grounds, through the gatehouse and to open countryside which begins from east of viaduct and continues through the arches to the open river valley to west.

7.6 With reference to Table 5-3 I conclude that the proposed development would result in significant harm to views from a number of urban and rural visual receptors in the vicinity of the proposed development and from further afield within the open countryside of LCA-3 to the south east of the application site and which is also countryside designated green belt.

7.7 The proposed development would;

. affect views experienced by visitors to the village and in particular those who choose to explore the wider rural environs providing the setting to the abbey, the abbey gatehouse within TCA 1a and Whalley Viaduct within LCA-1b

. affect views experienced by tourists on the A59 bypass and in particular how the proposed development would impinge on the iconic landmark feature of the viaduct as a distinct rural element in these views

. affect views experienced by tourists using the railway and in particular result in potentially changing their perception of whalley as a village settlement

. affect views experienced by walkers on the footpath network within the river Calder valley (LCA-1b) in close proximity to the application site and the more distant elevated slopes of the Nab (LCA-3a) and in particular how the proposed development would impinge on the iconic landmark feature of the viaduct as a distinct rural element in these views

. affect views from residential properties in the immediate vicinity of the application site.

. It is assumed that the proposed development will inevitably introduce lighting to a previously unlit landscape and so cause an adverse effect not least by introducing an immitigable extension to Whalley village. c:\users\aza00339\desktop\az\work\projects\ua005852_mitton road appeal site, whalley\landscape poe\az_landscape_volume1- Page 90 ua005852_mitton road whalley-poe-20130417_ final.docx

7.8 There are a number of objectors that have responded with strong oppose to the proposed development for reasons relating to the loss of the open countryside and landscape setting to the viaduct.

7.9 The conclusions set out in the appellant’s Landscape and Visual Impact Assessment (CD 1) are not consistent with their significance criteria and I contest a number of their assessment of effects on application site, the landscape and townscape setting and character and the visual amenity and receptors.

7.10 The railway viaduct is Lancashire’s longest and largest viaduct and is one of Whalley’s defining features and a remarkable feat of engineering with a rich history. Significantly the viaduct pillars and 48 arches rise above ancient enclosed fields associated with the River Calder across which it spans for over 600m. It is this memorable relationship of the viaduct striding over the countryside that has long since been and remains iconic of Whalley itself as a regional landmark. This is the way in which people identity with the viaduct as a landmark structure and how the viaduct is identified with the village in its landscape setting. It is most commonly depicted in this way and this relationship of the viaduct and the landscape is a measure of the way in which people associate with and experience Whalley, and is thereby a critical aspect of its sense of place and regional importance. This is the most memorably striking and unique depiction of Whalley, evidenced by it featuring alongside comparable regional landmark buildings and structures such as the Lovell Telescope in Cheshire, Manchester’s Beetham Tower, in the opening credits of BBC One’s North West Tonight programme. On this basis I would conclude that the application site is regionally important to the contextual preservation of the Abbey and grounds, the gatehouse, and the iconic viaduct, and significantly contributes to the important rural setting of Whalley, local distinctiveness and sense of place.

7.11 The proposed development will result in a new peri-urban townscape that is incongruous with this location, the local landscape and townscape character and the precious countryside setting of the Whalley viaduct, the Abbey SAM, and the Conservation Area as key local, regional and national heritage assets.

7.12 There are existing development pressures to breach the settlement boundary of Whalley village on less sensitive sites that are not located within the setting of comparably important heritage assets as that of the application site.

c:\users\aza00339\desktop\az\work\projects\ua005852_mitton road appeal site, whalley\landscape poe\az_landscape_volume1- Page 91 ua005852_mitton road whalley-poe-20130417_ final.docx