PILGRIM’S RETREAT, HOGBARN LANE, HARRIETSHAM, , ME17 1NZ

LANDSCAPE & VISUAL ASSESSMENT PREPARED BY PEGASUS GROUP | SINES PARKS LUXURY LIVING LTD | FEBRUARY 2021 | P18-2071_102A PAGE INTENTIONALLY BLANK CONTENTS

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INTRODUCTION SITE CONTEXT AND DESIGNATIONS AND LANDSCAPE EFFECTS DESCRIPTION POLICY CONTEXT

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VISUAL EFFECTS EFFECTS UPON THE CONCLUSIONS APPENDICES SPECIAL QUALITIES OF THE AONB

NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A4 DOUBLE SIDED

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd.

© Crown copyright and database rights [2020] www.pegasusgroup.co.uk PAGE 4 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 01 INTRODUCTION

INTRODUCTION KEY and planning rationale for the two planning Site Boundary (dashed line denotes 1.1 This Landscape and Visual Assessment has been division between applications) applications. Blueline Boundary - Other land undertaken on behalf of Sines Parks Luxury within the Clients ownership Living Limited and relates to the Site at Pilgrim’s 1.6 The Site boundary of both applications extends Retreat, Hogbarn Lane, Harrietsham, Kent, ME17 to approximately 4.58 hectares, (4.02 and 0.56 1NZ, as illustrated at Figure 1. hectares for each parcel of land respectively). 1.2 The Site Location Plan at Figure 1 shows land 1.7 This Landscape and Visual Assessment (LVA) has which is the subject of this assessment and two been prepared in consideration of the potential for planning applications. landscape or visual effects of the development, 1.3 Both of the planning applications for the site in particular those which could affect the special relate to the area shown in red on Figure 1, this qualities of the Kent Downs Area of Outstanding LVA considers the proposal for the whole site Natural Beauty (AONB). area i.e. that which includes land subject to both 1.8 This LVA considers the site and its surrounding applications, as clearly, they are inter-related context in both landscape and visual terms, to and the intended proposal and end use should assess the potential effects of the proposed be treated as one for the purposes of assessing development upon: Rev Date By Note potential landscape and visual effects. Detail in relation to the specifics of each application • Landscape features; Pilgrim's Retreat, Client: Sines Parks Luxury Living Ltd. REV: - is contained within the respective application DRWG No: P18-2071.104 Approved by: FH • Landscape character; and Drawn by : VR Planning Statements and accompanying Date: 16/11/2020 PLANNING | DESIGN | ENVIRONMENT | ECONOMICS | HERITAGE Scale: 1:10,000@ A3 Copyright Pegasus PlanningFigure Group Ltd. Crown copyright, All rights 1: reserved. EmapsiteSite Licence number 0100031673Location. Ordnance Survey Copyright Licence number Plan 100042093. Promap Licence (notnumber 100020449. reproduced to scale) • Visual amenity. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01132878200 www.pegasusgroup.co.uk information.

1.4 The applications are as follows: 1.9 A Landscape and Visual Assessment (LVA) was homes, car parking and access roadways and is initially undertaken in relation to a wider site area • Application 1: “Section 73A Application located to the southern part of the Existing Site for which an application was made in May 2019 to vary conditions 1, 2 and 4 pursuant to which includes, a park office and clubhouse. (Ref 19/502469/FULL). This assessment has been G77/E/989 (T/APP/C/96/U2235/643714) The clubhouse incorporates a range of leisure prepared through a desk study analysis of the site for the use of the land for use as a caravan facilities, including swimming pool, gym, bar and and its current landscape policy context as well site” restaurant. The park homes are exclusively for the as a site visit undertaken in November 2018 to • Application 2: “Retrospective application for over 50s population. a material change of use of land for use as a gain an appreciation of the landscape and visual caravan site” context of the Site. 1.11 The Applicant has identified the need to retain 217 caravans at Pilgrims Retreat to safeguard the 1.5 The planning applications follow extensive 1.10 The Site forms part of an existing property existing households. planning history and most recently, dialogue with under the clients ownership which is in use as Maidstone Borough Council. A detailed summary a residential park home site and which will be of the relevant planning history of the wider site 1.12 The application sites and the wider site have a referred to as the ‘Existing Site’. The Site subject long history of use as a caravan site, albeit based is provided within the accompanying Planning of this assessment, presently comprises park Statement, which provides the background on temporary seasonal permissions granted

PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT PAGE 5 on appeal in 1952 and 1959. The accompanying 1.15 Several applications to vary planning conditions 1.17 We are aware that some works have been Planning Statement concludes that the site on the 1997 Appeal Permission proceeded to undertaken on Site which relate to the permission benefits from two distinct planning areas for allow: 10 static caravans on the 1997 Enforcement now sought, and which alter the landscape and caravan use across much of the Pilgrims Retreat Permission land; Extensions to the Parks season visual baseline against which an application would caravan site. to all year round and; to allow expansion of the otherwise have been considered. Through the area for the (holiday) caravans and operational use of historic planning information and aerial 1.13 A Planning Permission granted in 1985, on land development to alter levels (app ref. 13/1435). photography, this appraisal considers to the best adjacent to the current applications, provides of our professional judgement, the landscape unrestricted caravan use within the northern part 1.16 Various other permissions have been and visual effects which would occur against of the wider Pilgrims Retreat site, together with subsequently granted including an extension to the former baseline of the implementation of all up to 30 tents for camping purposes. the clubhouse and stationing of a mobile home for works consented to date, and not the condition of residential occupation by a caretaker. 1.14 Enforcement Permissions secured at appeal in 1997 relate to a deemed application for existing development on land within Application 1 for a material change of use of land to use as a caravan site and associated operational development.

Figure 2: Plan referred to within Enforcement Notice of Figure 3: Landscape Proposals relating to MA/96/1132 (not reproduced to scale). G77/E/989 (T/APP/C/96/U2235/643714 (not to scale).

PAGE 6 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT the Site as observed during site work.

1.18 For clarity therefore, the effects will be assessed against a baseline Site condition indicated by the permission granted by permission granted under

an Enforcement Appeal G77/E/989 (T/APP/C/96/ EXISTING DEVELOPMENT U2235/643714 (Figure 2), which relates to the area covered by one of the two current applications.

1.19 The 1997 Enforcement Permission relates to a . apply

deemed application for existing development conditions rights licence

on land within the southern part of the wider OS Standard Pilgrims Retreat site for a material change of use .co.uk 0100031673 number of land to use as a caravan site and associated .pegasuspg www Licence 641717 EmapSite .

operational development (Figure 2). Figure 3 01285 T . use 100020449 such to

shows, for information, the landscape proposals number agreement Licence

express Promap

plan which was prepared in relation to application . Pegasus’ 100042093

MA/96/1132 (allowed under a S78 appeal). Figure following or , number client Licence

4 shows the existing condition and land use within original the Copyright by or , Survey

the areas covered by both planning applications. purpose Ordnance . original its for reserved

Figure 5 shows the proposed development for than rights All . other copyright which permission is sought. Even though there document this Crown of . Ltd any use Group will be an improvement against the current Site for liability Planning no Pegasus

condition (as indicated at Figure 4), all effects are accepts considered to be adverse when set against the Copyright Pegasus baseline consent.

1.20 Following an initial site visit, it was determined

PLANNING | DESIGN | ENVIRONMENT | ECONOMICS | HERITAGE that due to the limited visual envelope of the site, Sines Parks Luxury Living Ltd. an assessment study area of 1.5 km from the site centre was appropriate and proportionate to the development proposals. Visibility of the proposals is however only available within limited sections of Figure 4: Existing Site Plan for the areas covered by both applications. this study area, as discussed in this assessment.

1.21 The assessment has been guided by the Assessment Approach set out at Appendix A.

PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT PAGE 7 EXISTING DEVELOPMENT . apply conditions rights licence OS Standard

.co.uk 0100031673 number .pegasuspg www Licence 641717 EmapSite . 01285 T . use 100020449 such to number agreement Licence

express Promap . Pegasus’ 100042093 following or , number client Licence original the Copyright by or , Survey purpose Ordnance . original its for reserved than rights All . other copyright document this Crown of . Ltd any use Group for liability Planning no Pegasus accepts Copyright Pegasus

PLANNING | DESIGN | ENVIRONMENT | ECONOMICS | HERITAGE Sines Parks Luxury Living Ltd.

Figure 5: Proposed Site Plan for areas covered by both applications.

PAGE 8 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT New native woodland mix planting, comprising approximately 4200 proposed plants

Proposed 3m wide access track for foul drainage tank maintenance

Wildflower EXISTING DEVELOPMENT grass edge to woodland planting

Addition of 9 fastigiate trees between plots . apply conditions rights licence

OS INDICATIVE PLANT SCHEDULE

WOODLAND MIX AT 1.5M CENTRES Standard Plant Species % MIX Acer campestre 5 Corylus avellana 5 .co.uk

0100031673 Carpinus betulus 10 Crataegus monogyna 10 Castanea sativa 5 number .pegasuspg Fagus sylvatica 20

www Ilex aquifolium 5 Licence Prunus avium 5

641717 Prunus spinosa 5 Quercus robur 20 EmapSite .

01285 Sambucus nigra 5 T . Sorbus aucuparia 5 use

100020449 Species and composition has been derived from information such

to contained within ecological reports for the site, and largely based on

number NVC W10 woodland type, as contained within the Woodland Management document (https://www.kentdowns.org.uk/landscape- agreement Licence

management/management-publications/ accessed 17.11.20) with the mix adjusted to more accurately reflect species identified in site

express New wildflower grass strip to the assessment and composition reported within the nearby Woodland Promap . TPOs. south-facing slopes - total Woodland areas will be subject to remediation and engineering

Pegasus’ considerations to be undertaken by the project structural engineer to

100042093 proposed wildflower area of facilitate appropriate growing conditions for the long-term success of the woodland. following

or approximately 2800 m2 , number TREE & SHRUB MIX AT 1M CENTRES

client Plant Species % MIX Licence Acer campestre 15

original Carpinus betulus 20

the Crataegus monogyna 20 Copyright

by Prunus insititia 10 or , Prunus spinosa 20 Survey Quercus robur 15 purpose Approximately 11 WOODLAND EDGE MIX AT 1.5M CENTRES Ordnance . Plant Species % MIX original advanced nursery Acer pseudoplatanus its New woodland edge on existing bare earth of 5

for Betula pendula reserved stock trees 5 Castanea sativa 5 than north-facing slopes, comprising approximately rights Corylus avellana 20

All planted within the . other 575 proposed plants Crataegus monogyna 20 new mixed tree Ilex aquifolium 15 Prunus spinosa 20 copyright document and shrub planting Quercus robur 5 this Sambucus nigra 5 Crown of . New mixed tree and shrub Ltd NATIVE ADVANCED NURSERY STOCK TREES

any use planting with wildflower Plant Species Group

for Acer campestre grass edge, comprising Quercus robur

liability Sorbus aucuparia Planning no approximately 1700 FASTIGIATE TREES Pegasus accepts proposed plants Plant Species Amelanchier alnifolia 'Obelisk' Liquidamber styraciflua ‘Slender Silhouette' Copyright Pegasus Prunus serrulata ‘Amanogawa' Sorbus ‘ Autumn Spire’

WILDFLOWER GRASS MARGIN EM3 - Special General Purpose Meadow Mixture by Emorsgate (or similar approved)

PLANNING | DESIGN | ENVIRONMENT | ECONOMICS | HERITAGE Sines Parks Luxury Living Ltd.

Figure 6: Landscape Masterplan showing mitigation for areas covered by both applications.

PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT PAGE 9 02 SITE CONTEXT AND DESCRIPTION

SITE CONTEXT AND DESCRIPTION Site itself. The closest lies at a distance of from the route and from which there is no inter- approximately 120m to the west of the Site at its visibility. 2.1 The Site is located off Hogbarn Lane, nearest point (Ref: KH209A). There are several approximately 2.5km to the south of Harrietsham Public Rights of Way which extend within the which lies approximately 10km east of Maidstone, wider study area and these are set out in further Kent. detail within the visual appraisal section of this 2.2 The Site comprises part of a residential and document. leisure park which includes land which lies to 2.9 The closest long distance footpath is that of the the south of Hogbarn Lane in use as a caravan Pilgrims Way, which follows a route part way site and ancillary buildings which are accessed down the steeply sloping landform which prohibits directly from a single access on Hogbarn Lane. visibility towards the Site located some 1.5km 2.3 Tree Preservation Order (TPO) (No. 10 2003) protects a number of trees and woodland within the wider land and woodland W5 is shown on the TPO plan as covering the Site (Appendix B). As is shown by the planning history, this woodland is no longer present on Site.

2.4 The Site and surrounding study area lies within the Kent Downs Area of Outstanding Natural Beauty (AONB).

2.5 Beyond the Site, there are several residential properties which are located along Hogbarn Lane to both the east and west. Generally, the study area is rural, with occasional properties which include residential houses, small-holdings, farms and small villages.

2.6 To the south, the Site adjoins the northern-most edges of Stedehill Wood.

2.7 The topography of the Site is such that it slopes sharply from the existing edges of the existing development to the north, lying at approximately 180m AOD, to the south east at approximately 161 m AOD.

2.8 There are no Public Rights of Way within the Figure 7: Extract from Kent County Council Public Rights of Way map (accessed 13.11.20) with site located in red.

PAGE 10 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT Magic Map

Legend National Trails () Sites of Special Scientific Interest (England) Listed Buildings (England) 03 DESIGNATIONS AND POLICY CONTEXT I II

II* Ancient Woodland (England) DESIGNATIONS AND POLICY CONTEXT Ancient and Semi-Natural Woodland Ancient Replanted Woodland 3.1 This section highlights those policies and designations of relevance to landscape and visual matters.

3.2 Figures 8 and 9 illustrate relevant designations with geographic constraints.

3.3 The Site is located within the administrative boundaries of Maidstone Borough Council. Magic Map Landscape Designations Legend 3.4 Within the Site itself, as previously identified National Trails (England) Sites of Special Scientific Interest 0 0.25 0.5 (England) withinMagic Section Map 2, a wooded area shown as TPO W5 Magic Map km Magic Map Listed Buildings (England)

is no longer present on Site. I Projection = OSGB36 xmin = 583400 0 0.3 5 0.7 II ymin = 152500

xmax = 593500 km Legend II* ymax = 157800 3.5 The closest Listed Building to the Site is that Legend Legend Map produced by MAGIC on 29 October, 2018. National Trails (England) Ancient Woodland (England) Copyright resides with the data suppliers and the map National Trails (England) National Trails (England)must not be reproduced without their permission. Some Ancient and Semi-Natural which is located at Lenniker Farm (Grade II), Sites of Special Scientific Interest information in MAGIC is a snapshot of the information (c) Crown Copyright and database rights 2018. Ordnance Survey 100022861. Woodland that is being maintained or continually updated by the (England)Sites of Special Scientific Interest Sites of Special Scientificoriginating Interest organisation. Please refer to the metadata for (England) Ancient Replanted Woodland (England) details as information may be illustrative or representative approximately 502 m to the north east of the Site Listed Buildings (England) rather than definitive at this stage. at its closest point. Others slightly further afield ListedI Buildings (England) Listed Buildings (England) III I

within , Dean’s Hill and Harrietsham II*II II Ancient Woodland (England) Manor (Grade II*). AncientII* and Semi-Natural II* FigureAncientWoodland Woodland 8: Extract (England) from Magic Map (www. Ancient Woodland (England) 3.6 The landscape and heritage designations are AncientAncient Replanted and Semi-Natural Woodland Ancient and Semi-Natural natureonthemap.naturalengland.org.uk)Woodland showing Woodland shown at Figure 8. Heritage designations are Ancient Replanted Woodland Ancient Replanted Woodland Figure 9: Extract from the Maidstone Borough Local noted as they play a part in assessing the value of designations and approximate site location outlined in the local landscape and visual receptors, but any red. Plan Policies Map (2017), approximate Site location effects on these heritage assets are beyond the outlined in red. remit of this assessment, other than with respect Maidstone Borough Local Plan Policy to landscape or visual matters. 3.10 The policy wording, as set out within the Local 3.9 Policies that are considered to be of relevance to Plan, is contained in full at Appendix C. 0 0.25 0.5 landscape and visual matters in respect to the 3.7 It is noted that the Site is within the Kent Downs km Site and the development include: Area of Outstanding Natural Beauty (Figure 9). Projection = OSGB36 Kent Downs AONB Management Plan xmin = 583400 0 0.3 5 0.7 ymin = 152500

xmax = 593500 km Policy SP17ymax -= 157800 Countryside; 3.11 The site is located within the Kent Downs Area Map produced by MAGIC on 29 October, 2018. Local Planning Policy Copyright resides with the data suppliers and the map must not be reproduced without their permission. Some of Outstanding Natural Beauty (AONB). The information in MAGIC is a snapshot of the information (c) Crown Copyright and database rights 2018. Ordnance Survey 100022861. 0 0.25 0.5 that is being maintained or continually updated by the DM3 – Naturoriginatingal organisation. Environment; Please refer to the metadata for 3.8 The current development plan kmis the Maidstone details as information may be illustrative or representative landscape of the AONB has therefore been rather than definitive at this stage. Borough Local Plan (Adopted October 2017). Projection = OSGB36 considered as being one of the finest landscapes xmin = 583400 0 DM300.3 5 - Design0.7 Principles in the Countryside; ymin = 152500

xmax = 593500 km ymax = 157800 Map produced by MAGIC on 29 October, 2018. Copyright resides with the data suppliers and the map 0 0.25 0.5 must not be reproduced without their permission. Some 0 0.25 0.5 information in MAGIC is a snapshot of the information (c) Crown Copyright and database rights 2018. Ordnance Survey 100022861. that is being maintained or continually updated by the km km originating organisation. Please refer to the metadata for details as information may be illustrative or representative rather than definitive at this stage. Projection = OSGB36 Projection = OSGB36 xmin = 583400 PILGRIM’S RETREAT, HARRIETSHAM, KENTxmin = 583400 - LANDSCAPE & VISUAL ASSESSMENT PAGE 11 0 0.3 5 0.7 0 0.3 5 0.7 ymin = 152500 ymin = 152500

xmax = 593500 km xmax = 593500 km ymax = 157800 ymax = 157800 Map produced by MAGIC on 29 October, 2018. Map produced by MAGIC on 29 October, 2018. Copyright resides with the data suppliers and the map Copyright resides with the data suppliers and the map must not be reproduced without their permission. Some must not be reproduced without their permission. Some information in MAGIC is a snapshot of the information information in MAGIC is a snapshot of the information (c) Crown Copyright and database rights 2018. Ordnance Survey 100022861. (c) Crown Copyright and database rights 2018. Ordnance Survey 100022861. that is being maintained or continually updated by the that is being maintained or continually updated by the originating organisation. Please refer to the metadata for originating organisation. Please refer to the metadata for details as information may be illustrative or representative details as information may be illustrative or representative rather than definitive at this stage. rather than definitive at this stage. 03 DESIGNATIONS AND POLICY CONTEXT

in the country. • SD8: Proposals which negatively impact on Summary the distinctive landform, landscape character, 3.12 Designated in July 1968, the Kent Downs AONB special characteristics and qualities, the 3.18 The proposed development is located within a extends some 878 square km. setting and views to and from the AONB will nationally designated landscape, the Kent Downs be opposed unless they can be satisfactorily AONB, an area of value for its landscape, scenic 3.13 AONB Management Plans are statutory mitigated; and conservation importance. documents that guide local authorities in the • LLC1: The protection, conservation and 3.19 The Site is not covered by any other designations. fulfilment of their duty to ‘have regard to the enhancement of special characteristics purpose of conserving and enhancing the natural and qualities, natural beauty and landscape 3.20 The following sections will consider the effects beauty of the AONB’. character of the Kent Downs AONB will be of the proposed development upon landscape supported and pursued; 3.14 The Kent Downs AONB Management Plan (2014 - and visual elements which relate to the policies • WT7: Activities and developments causing identified above and in doing so, demonstrate that 2019), sets out aims and subsequently policies for damage to woodlands, such as disease, the proposals accord with policy which is in place the management of the AONB and the Council’s illegal and harmful recreation, an expanding functions in relation to it. The policies set out are deer population, poorly managed use for to preserve landscape and visual environment, a material consideration in planning matters. game rearing and development associated including those relating to the special qualities with wood lotting, will be addressed and features of the AONB. 3.15 The Management Plan sets out aims and policies by appropriate means. Inappropriate which relate to respective special characteristics developments subject to planning control and qualities of the landscape, as follows: will be opposed, other available regulatory mechanisms supported, and positive, Special characteristics and qualities strategic management interventions pursued; • Dramatic landform and views; • AEU14: Proposals which detract from the • Biodiversity-rich habitats; amenity and enjoyment of users of the Public • Farmed landscape; Rights of Way network will be resisted. • Woodland and trees; • A rich legacy of historic and cultural 3.17 All policies, of pertinence to this appraisal, are heritage; contained in full at Appendices C and D. The • Geology and natural resources. following sections of this appraisal, set out matters pertinent to these policies in order Quality of life characteristics and qualities that any effects identified can be weighted • Vibrant communities; appropriately within the planning balance. • Development pressures; • Access, enjoyment and understanding.

3.16 The policies considered pertinent to landscape and visual considerations of the Site and the proposed development are as follows:

PAGE 12 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 04 LANDSCAPE EFFECTS

INTRODUCTION adverse unless stated otherwise, even though 4.10 This change would be apparent in its transition 4.1 The assessment of effects does not consider there will be an improvement against the current from naturalistic topography which reflects the effect of construction operations, as the Site condition (as indicated at Figure 4). that of the wider valley landscape, to one which works have been substantially completed and is engineered to achieve appropriate plateaus the application is being made in retrospect. It LANDSCAPE FEATURES enabling the placement of caravans and vehicle is acknowledged however, that there will be and pedestrian movement. In addition, at the 4.5 The assessment of landscape effects deals with some activity associated with the removal southern and eastern Site edges, This change the changes to the landscape as a resource. of park homes, areas of hardstanding and is considered as being apparent, although the Different combinations of the physical, natural internal roadways and works associated with overall nature of the levels of the Site remain and cultural components (including aesthetic, the implementation of proposed woodland and those which drop from the existing development perceptual and experiential aspects) of the other planting within the site. In considering the to the north to the south east, this change is landscape and their spatial distribution create the baseline against which the proposed development considered as being moderate to major. distinctive character of landscapes in different is being assessed, it is not anticipated that places. Effects are considered in relation to both construction effects would be any greater than the Vegetation landscape features and landscape character, effects associated with the proposed development landform and topography. 4.11 The Site has permission for use as caravan site. itself. The proposed development is for the retention of 84 residential park homes and is reflective of 4.2 As previously set out, planning consent is sought Topography the adjacent land use to the north. The proposed for: 4.6 The development proposals relate to the area of development would extend the presence of park land which extends to the south of the area of • Application 1: Section 73A Application homes into this southern part of the Site. There to vary conditions 1, 2 and 4 pursuant to existing development. Land within the Site drops are differences between touring caravans and G77/E/989 (T/APP/C/96/U2235/643714) for steeply to the south and east. park homes of scale and permanence (although the use of the land for use as a caravan site; park homes can also be relocated), the principal 4.7 Works to terrace the land within the Site have and of providing space in which people reside, be it been undertaken. However, the area of coppice to temporarily or more permanently is established • Application 2: Retrospective application for the east of the Site, has been subject to clearance a material change of use of land for use as a and will be increased within the Site into areas operations, levelling to facilitate additional leisure caravan site. previously vegetated. caravans.

4.12 The extent of vegetation within the Site at the time 4.8 The principle of operational development had of the enforcement permission has been since 4.3 The effects are assessed against the baseline been established on site within the enforcement removed. The Site included a Tree Preservation of the enforcement permission G77/E/989 (T/ permission. APP/C/96/U2235/643714) for a material change of Order and the proposed development includes the use of land to use as a caravan site and associated 4.9 The proposed development, as indicated at Figure partial reinstatement of the woodland within the operational development (on land identified in 5, seeks permission for the extension of terraced eastern parts of the Site, in as far as reasonably Figure 2). areas eastwards and southwards into the area practicable, aiming to reinstate the previous Site previously noted as being coppice woodland condition, whilst facilitating the retention of 84 4.4 All of the effects of the proposed development and changes in level at the Site’s southern and caravans. considered subsequently are considered to be eastern edge adjoining the existing woodland.

PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT PAGE 13 04 LANDSCAPE EFFECTS

4.13 The part of the land where the development woodlands. Historic mapping does not include proposals affect vegetation, is that which has these areas as being woodland. This supports a previously been referred to as the coppice and conclusion that woodland present within the Site which has been subject to clearance, as depicted as being young in relation to wider woodland. at Figure 4. In order to as fully as possible While the area of vegetation would have been consider the nature of vegetation which had been of ecological and biodiversity value, this formed present in this location, we refer to descriptions a small part of a wider woodland asset which within previous planning submissions and remains. appeals which relate to the Site, as well as aerial photography and a review of the existing 4.17 Figure 10 shows young trees which are located to landscape which remains within the locality the northern edges of Stedehill Wood and which beyond the Site boundary. may provide an indication of the scale and nature of the areas of vegetation which had been present 4.14 Within the enforcement Appeal Decision dated within the Site. 26 June 1997, the Planning Inspector refers to the land within the southern areas of the Site (to 4.18 Upon this basis, it is considered that whilst the which that appeal related), as being ‘covered in a proposed development (and works already carried fairly dense hawthorn thicket some 4 to 5 metres out), has resulted in the loss of a landscape high’ p.5 (Appendix E). It is however, noted that attribute which is of some local value, it is not one the Tree Preservation Order No. 10 of 2003, which might be considered historic, (through the indicates the area (Woodland W5), as containing former quarry workings located here in the 1960s) thorn (as noted above), ash, oak, sycamore, sweet and certainly not that of an ancient woodland, Figure 10: Young trees located at the northern edges of chestnut and cherry. which would be attributed the greatest value. Its Stedehill Wood, adjacent to the Site. loss represents a modest part of wider woodland 4.15 Prior to their removal, the areas of vegetation areas (some of which are the ownership of Sines indicated at Figure 6, provides little mitigation at would have provided a connection between areas Parks Luxury Living Ltd). The sensitivity of the implementation, however as planting establishes, of more mature woodland to the north and south. former coppice/vegetation on Site is assessed to will reduce the magnitude of change to low within Indeed, the wider existing woodlands are included be medium. the Site and very low within the wider context, within the Local Plan, as Ancient Woodland (see reducing residual effects to moderate and minor Figures 8 and 9). However, review of historic 4.19 The loss, in retrospect, is considered to be a high respectively. mapping for the area shows that the Site has magnitude of change within the Site itself against been subject to former quarrying, as has an area the enforcement permission, resulting in a major Land Use, Buildings and Infrastructure of land to the north of Stedehill Wood, to which effect and a low magnitude of change within 4.21 No existing buildings would require removal or several woodland tracks connect. the context of the vegetation of the local area, resulting in a moderate effect. alteration as a result of the proposals. 4.16 Historic aerial photography shows that from 4.22 The development extends the areas of the 1960s, the area has been subject to natural 4.20 The proposed development includes the partial infrastructure and park homes present within the colonisation and regeneration which may likely reinstatement of the coppice woodland (extending existing development to the north further south have originated from the adjacent, more mature, to approximately 1 ha) and proposed additional planting within the western part of the Site, as and east into vegetated areas and including an

PAGE 14 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT National Character 119. Area profile: Supporting documents

Key facts Landscape Analysis Introduction & Summary Description Opportunities and data change

Summary

The North Downs National Character Area (NCA) forms a chain of chalk hills The coast is of international significance with an SAC designation due to the extending from the Hog’s Back in Surrey and ending dramatically at the presence of rare maritime cliff communities found within the cliff face and internationally renowned White Cliffs of Dover. The settlement pattern is on cliff-tops. Two stretches of the coast are recognised as Heritage Coast: characterised by traditional small, nucleated villages, scattered farms and South Foreland and Dover to Folkestone. An outstanding range of historical large houses with timber framing, flint walls and Wealden brick detailing. and geological features are found along the coast, including Dover Castle Twisting sunken lanes, often aligned along ancient drove roads, cut across the and the White Cliffs with their strong cultural associations. Other historical scarp and are a feature of much of the dip slope. The Kent Downs and Surrey features, including numerous Scheduled Ancient Monuments and buildings Hills Areas of Outstanding Natural Beauty designations are testament to the dating from the medieval period, are scattered throughout. scenic qualities and natural beauty of the area.

National Character Area 119 112 Inner London 113 North Downs North Kent Agriculture is an important component of the landscape, with variations Plain Note: In most instances, the NCA boundary is not 114 precisely mapped and should be considered as a zone of transition between NCAs. Thames Basin in soils supporting mixed farming practices where arable, livestock and Lowlands 129 horticulture have co-existed for centuries. The woodlands, many of which Thames Basin Heaths Kent are ancient, are a prominent feature of the landscape, yet their ecological Downs value has suffered in recent years due to a reduction in active management, 120 Surrey 121 Mapping © copyright Lovell Johns Limited. 05 LANDSCAPE EFFECTS Low Weald Contains Ordnance Survey data Wealden Hills © Crown copyright and database right 2010. particularly of mixed coppice, since the 1990s. Two Special Areas of Greensand Natural England OS licence number 100022021

Eastern Thames Marshes

Western Thames Marshes

Conservation (SAC) are designated for their rare woodland compositions. Western Thames Marshes Medway Marshes

Hoo Peninsula North Sheppey Dartford and area formerly referred to as coppice woodland. Gravesend Fringes Dartford and Gravesend Fringes Dartford and Swanley Gravesend Fringes Fringe Darenth Downs North Sheppey Swale Darenth Downs Shorne Medway Marshes Marshes 81 Southfleet Arable Lands Swale Marshes Lower Chalk grassland is particularly notable, with seven SAC designated for chalk Darent Cobham: Thanet Medway Valley West Kent Downs Swanley Marshes This is an increase of an existing land use and Fringe Medway Marshes Greater Thames Swale Marshes Swanley Fringe Thanet The Eastern East Kent Horticultural Belt Luddesdown: Scarp: Fruit Belt West Kent Downs Medway Estuary Ash Downs Eastern Medway Swale Valley Eastern Swale Marshes North Darent: Nashenden Valley: Marshes Lower Capstone Darent Valley Mid Kent Downs Downs built form (park homes) into an area not subject to Kent Downs - The Blean East Kent Medway, Kent Downs Horticultural Belt Western & - Medway, The Wantsum and Lower Stour Marshes grassland interest including outstanding assemblages of rare orchids. The Western & Kingdown: Eastern Scarp 113 Eastern West Kent Downs The Western Scarp: Scarp The Stour Knockholt Chatham Outskirts: Mid Kent Downs Valley Downs Medway Eastern Fruit Belt The Stour North Kent Vale West Valley Knockholt: Vale: Darent Valley Wrotham Heath Kemsing Vale Wrotham Heath-Ryarsh Gap such permission in the enforcement permission. -Ryarsh Gap Medway - Kent Downs Kemsing Vale East Kent Horticultural Belt North Kent Fruit Belt Greensand Fruit Belt Hollingbourne Vale : Mid Kent Downs Faversham Fruit Belt: Plain West Darent: - Malling North Kent Fruit Belt West Darent Valley Mid Kent Downs Mereworth North Kent Fruit Belt Greensand Ridge Woodlands chalk downland habitats support rare species, including the late spider - Plaxtol Greensand The Stour Valley East Kent Arable Belt Ightham Greensand: Ridge - Plaxtol Sevenoaks Ridge Medway Westerham Greensand: Greensand Fruit Belt Valley Upper Greensand Fruit Belt Leeds- 120 Sevenoaks Ridge - Wateringbury - Maidstone Farmlands Hollingbourne Eastern Low Weald: The Low Weald Challock: Mid Kent Downs Greensand Ridge Vale West Chilham: Valeside Farms - Plaxtol Stour Valley and Parklands Hollingbourne Vale East Wealden Plateau Farmlands Kent Western Low Weald: Hildenborough- Greensand Ridge 4.23 The magnitude of change associated with the The Low Weald - Maidstone East Kent Arable Belt Leigh Farmlands

Low Weald Fruit Belt Valeside Farms and Parklands orchid – wholly restricted to Kent – and the black-veined moth and straw to Petham: East Kent Downs Greensand Wye: Downs Pluckley Mixed Farmlands Western Wooded Farmlands Hollingbourne Stour Valley Hildenborough- Greensand Fruit Belt Vale - Egerton Leigh Farmlands Medway Valley Hothfield Heathy The Stour Farmlands - Stour Gap Elham: East Kent Downs Eden South Foreland Medway Valley Valley - Pasturelands change in land use from the 25 consented touring Low Weald Fruit Belt The Stour - Stour Valley Beult Valley Low Weald Fruit Belt Biddenden- Hampton: Pembury: Upper High Halden Stour Valley Central High Weald Stour Valley Kent Water: Teise Wooded Farmlands Upper Medway Penshurst: Valley Brabourne Central High Weald Vale belle moth which are currently found only within the North Downs. Staplehurst-Headcorn Brabourne Lees Alkham: East Kent Downs caravans to that now proposed is assessed to be Pasturelands Mixed Farmlands Kent Fruit Belt: Mersham Kentish High Weald Bayham: Farmlands Stowting: Postling Vale Central High Weald Bethersden Farmlands Sissinghurst Wooded Farmlands Folkestone Outskirts: NCA 119 boundary Sellindge Plateau Postling Vale Biddenden-High Halden Wooded Farmlands Upper Stour Valley Farmlands

Saltwood: Postling Vale medium, considering the presence of existing Other NCA boundary Aldington Ridge 121 Aldington: Lympne Old Romney Shoreline Wooded Farmlands Hythe Escarpment: Lympne Bewl and Bedgebury: Cranbrook: Kentish High Weald Kentish High Weald Romney Romney Marsh: Lympne Area outside NCA 119 Marsh Low Weald Settlements

Shirley Romney Marsh Area of Outstanding Moor Settlements comparable land use, with an overall effect of Romney Marsh Settlements Romney Marsh Mixed Farmlands Bodiam: Oxney: Lower Rother Valley Natural Beauty Lower Rother Valley The North Downs are cut by the valleys of the Stour, Medway, Darent, Wey Highknock Channel High and Dowels moderate. 0 10km Brookland Farms The Romney Weald Coast and Mole with their associated wetland habitats. The chalk aquifer of the Walland Marsh Farmlands Figure 11: Extract of the North Downs NCA (Site Dungeness Shingle Water Features and Drainage Kent Character Area Map North Downs is important for supplying water within Kent and to London. 0 5 10 20 Kilometres location indicatedClick with map red to dot) enlarge; click again to reduce. 4.24 We are not aware of watercourses within, or in proximity to the site which would be affected by site are contained within Appendix F. the proposed development, however we direct the Figure 12: Extract of the Kent County Character Area 4.28 This national level assessment gives a broad reader to the separate drainage report. 3 Map (Site location indicated with red dot) impression of a region and provides a useful contextual overview of the character of the wider • Chalk ridge with wide arable fields contained by LANDSCAPE CHARACTER landscape, however, to remain proportionate dense belts of woodland. Views across Swale 4.25 This section provides an overview of the landscape to the small scale of the site in relation to the estuary; character of the site and its local surroundings. It NCA, focus is placed upon the county and local also provides an indication of the sensitivity of the landscape character. • Small sunken lanes, scattered villages; landscape character of the site to the proposed • Historic parkland, hops and orchards. development and the resulting effects which Local Landscape Character would arise from the development proposals. 4.29 The Landscape Assessment of Kent (LAK) 4.32 The description of this district character area (Jacobs Babtie for County Council, October 2004), describes a landscape which is coherent, sparsely National Level Landscape Character identifies the Site as falling within the broad Kent settled and with arable farmland and woodland 4.26 At a national level, the (former) Countryside Downs ‘Bicknor: Mid Kent Downs’ Character Area which is characteristic of the underlying chalk Commission and English Nature classified (Figure 12). and clay sub-soils. It notes that where built England into 159 broadly homogenous Landscape development occurs, it has a moderate impact Character Areas, providing a picture of differences 4.30 The characterisation and evaluation of these upon the area. in landscape character at the national scale. The character types provide a useful context and are 4.33 The Landscape Analysis, as set out within the site and the surrounding local landscape falls included within Appendix G. CAR, concludes that the condition of the character within National Character Area 119 (NCA119) – 4.31 The characteristic features set out within the area is moderate. ‘North Downs’, as shown in Figure 11. Character Area Report (CAR) for Bicknor: Mid 4.34 The Landscape Analysis as set out within the CAR, 4.27 The key characteristics of NCA119 pertinent to the Kent Downs are listed as follows: concludes that the sensitivity of the character

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area is low. 4.37 The Maidstone Landscape Character Assessment ridges; (MLCA)(Jacobs for Maidstone Borough Council, 4.35 In identifying Landscape Actions, the Landscape March 2012, amended July 2013), identifies the • The dip slope valleys tend to feel enclosed, both Assessment within the CAR, identifies the Site as falling within the ‘Dry Valleys and Downs’ due to the nature of the topography, as well as the role of dense woodland belts in reinforcing Borough Wide Landscape Character Type (LCT). enclosure of the many mature woodlands within landform pattern and large-scale enclosure and These LCTs are subdivided into Landscape the valleys or on the ridges; summarises actions that ‘Create and Reinforce’. Character Areas (LCAs), within which the Site and In particular, it identifies that broadleaf woodland • The lanes are generally lined by hedges which add surrounding landscape to its north and east, lies to the feeling of enclosure; should be reinforced in areas of open ridge tops within LCA7: , Frinstead and and edges of settlements. Downs and Dry Valleys (Figure 13). • On the ridges, there are slightly more open views 4.36 Overall, the published Landscape Assessment across the arable fields, but due to the many 4.38 The characterisation and evaluation of this LCA is hedgerows and surrounding trees, these views of Kent highlights that much of the local area included at Appendix H. lies within a landscape that is of moderate are generally not very long; condition and low sensitivity. Despite this, the 4.39 The landscape description for this LCA includes 4.40 In describing the sensitivity of the landscape, the area description describes that over time, the the following which, through our own field work, MLCA identifies a moderate sense of place and degraded and challenging soils of this area, have are considered as being pertinent to the Site and identifies a range of very distinct to distinctive become ‘one of the most beautiful features of the study area: features of woodlands, network of hedgerows, AONB’. • Characteristic chalk dip slope valley landscape; winding lanes and traditional buildings as being very distinct features and the chalk grasslands 02.551.25 • KilometresThe network of hedgerows within the area is pasture, arable fields, parkland trees and 1 3 generally good, both along lanes and field to field, scattered settlements as being distinct. The 1 2 9 5 6 though the hedges are sometimes a little scrubby local undulations often curtail visibility and the 12 13 6 4 combination of landform and tree cover are 7 in places; 18 48 26 14 18 identified as allowing moderate visibility within 55 8 19 25 56 10 • Significant dark and dense woodland tracts are 20 54 this LCA. 21 7 24 15 52 30 49 found within the area, particularly on the steeper 27 11 23 16 22 32 slopes. The majority of woodlands are designated 4.41 The Summary of Analysis concludes that the 28 50 17 36 31 37 34 ancient woodland, which include both unmanaged condition of the character area is Very Good. 29 35 33 51 38 53 coppice stools as well as many areas of managed 41 42 coppice; 4.42 The Summary of Analysis concludes that the 39 40 58 sensitivity of the character area is Moderate. 43 57 44 • Because the settlements are generally very small

This map is based upon Ordnance 4.43 The local character context of the site accords 47 Survey material with thethe permission landscape retains a remote character; of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery with the description of the Landscape Assessment 45 46 Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil of Kent, however it is of note that the MLCA is proceedings.• 100019238.The 2011 area is largely accessible with many public

53. Medway Valley 8. Ringlestone Downs 19. Heath Arable Land 30. Langley Heath Undulating Farmlands 42. Mixed Farmlands Legend Figure 13: Extract of Figure 12 of the Maidstone 43. Headcorn Pasturelands a slightly more localised scale of assessment 20. Oaken Wood 31. Kingswood Plateau footpaths and bridleways crisscrossing the area, Maidstone Borough Boundary Chalk Scarp Landscapes 54. Mote Park 9. Boxley Scarp 21. Valley Side 32. Broomfield Undulating Farmlands 44. Staplehurst Low Weald District/Borough Boundaries 55. Vinters Park 10. Thurnham, Hollingbourne and Harrietsham Scarp 22. Nettlestead Wooded Farmlands 33. Lenham Heathy Farmlands 45. Sherenden Wooded Hills 56. Fauchon's Valley Detailed Study Area in(locally addition known as to the narrow winding lanes which which arrives at higher condition and sensitivity 46. Knoxbridge Arable Lowlands Landscape11. CharacterLenham Scarp Assessment23. Nettlestead Valley Side showingGreensand Ridge Borough Banky Meadow) Urban Area Gault Clay Vale 24. Orchards (locally 34. Linton Greensand Ridge 47. Waterman Quarter Low Weald 57. Teise Valley 12. Sandling Vale known as Medway Valley Orchards) Dry Valleys and Downs 35. Sutton Valence Greensand Ridge Valleys 58. Beult Valley 25. Oakwood Park make their way along the valley bottoms or upper than that of the LAK. The overarching guidelines 13. Boxley Vale 48. Medway Valley Allington 1. and Downs 26. Invicta Park Low Weald Wide LCAs 14.(Site Thurnham Vale location indicated with red dot) 49. Leeds Castle Parklands 2. Westfield Sole Downs 36. Nettlestead Woodlands 27. Farleigh Greensand Fruit Belt 15. Eyhorne Vale 50. Harrietsham Vale 37. Farmlands 3. Bredhurst Dry Valleys 28. Coxheath Plateau 16. Harrietsham to Lenham Vale 51. Chilston Parklands 4. Friningham Downs 38. Yalding Farmlands 29. to Plateau 17. East Lenham Vale 52. Medway Valley - Maidstone to Wateringbury 5. Dry Valleys 39. Low Weald Greensand Orchards and Figure 12 Borough Wide 6. Bicknor and Hazel Street Orchards Mixed Farmlands 40 40. Beltringe Grasslands 7. Wormshill, Frinstead and Otterden Downs and Dry Valleys 18. Barming Greensand Fruit Belt 41. Linton Park and Farmlands Landscape Character Areas PAGE 16 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 04 LANDSCAPE EFFECTS

within the MLCA for the Wormshill, Frinstead which lies to the south of Hogbarn Lane in use as that the Site has an existing permission which and Otterden Downs and Dry Valleys is one of a caravan site and ancillary buildings which are incorporates touring caravans within its western ‘Conserve and Reinforce’, rather than ‘Create accessed directly from a single access on Hogbarn parts and which is associated with adjacent and Reinforce’ concluded within the LAK. Lane. The remaining areas of the Site, as per development of a similar nature located to the the enforcement permission, would have been north. 4.44 Of pertinence to the Site, within the Summary retained as existing vegetation. of Actions within the MLCA, we note that the 4.53 From the enforcement permission landscape following: 4.48 Beyond the Site, there are several residential baseline, the proposal increases the number of properties which are located along Hogbarn Lane caravans to be accommodated within the Site and • Conserve and reinforce the large tracts of to both the east and west. Generally, the study for these to be static park homes. The proposed woodland, especially where ancient woodland is area is rural, with occasional properties which development increases the placement of these present; include residential houses, small-holdings, farms park homes (and associated infrastructure) within and small villages. an area which has previously been naturalistic • Reinforce the management of historical coppice, vegetation to the south and east of the Site. by encouraging management of areas of 4.49 To the south, the Site adjoins the northern-most unmanaged coppice stools. edges of Stedehill Wood which includes areas of 4.54 What is meant by the value of the landscape Ancient Woodland. in a Landscape and Visual Assessment is the 4.45 Notwithstanding the above, the LCA reiterates relative value that is attached to the landscape the location of this LCA within the Kent Downs 4.50 In Landscape and Visual Assessment, sensitivity by society as a whole, bearing in mind that AONB and the function of the Management Plan is assessed through a consideration of both different stakeholders may have differing values in guiding the conservation, management and the susceptibility to a development of the regarding any given landscape. Consideration enhancement of the landscape within the AONB. type proposed and the value attached to the of whether there are any formal landscape landscape. In the case of the potential for effects 4.46 A review of historic planning submissions, designations covering a landscape is one element on landscape character, susceptibility means the photography and mapping shows the progressive of considering the value, but also relevant is the ability to accommodate the proposed development development has occurred within the wider condition of the landscape, its rarity in the local without undue consequences for the existing area to the north of the Site. The proposed area, the recreational value it provides, and any characteristics of the Site. development continues this development pattern ecological or heritage importance the landscape may hold. These are considered alongside its within the relative confines of the land associated 4.51 The condition of the Site at the time of perceptual qualities (such as tranquillity) and with the existing development. undertaking fieldwork, was one of a caravan any associations which may be held with the park incorporating predominantly caravans. The landscape, such as if it has been highlighted in Existing Landscape Character of the Site and its former sloping landscape of the Site, having been Sensitivity to Development art, music or poetry. subject to terracing, has affected the previously 4.47 The Site, based upon the baseline of the undeveloped areas of naturalistic topography and 4.55 As earlier set out, the Site is located within the enforcement permission, comprises land which an area, to the south east, which we understand to Kent Downs AONB, a designation that recognises has been terraced to facilitate access and have been woodland coppice. a specific landscape or scenic importance of the positioning of up to 25 touring caravans within its wider area within which the Site forms a very 4.52 The susceptibility of the landscape character western area and which forms part of the wider small part. residential and holiday park which includes land of the Site to the development proposed, is considered to be medium to low, on the basis 4.56 There are no Listed Buildings associated with

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the Site or located at such a distance that the and the formation of terraces to replace the discussed, although it is acknowledged that proposed development might be considered to be sloping part of the Site. However, this would be there would be some activity associated with of such scale or proximity that impacts upon them located within an existing caravan park context the removal of hardstandings and park homes could arise. It is further demonstrated within the and the removed coppice planting to the east of within the eastern parts of the Site and the visual effects section of this appraisal, that the the Site is proposed to be reinstated as part of this implementation of new woodland planting. development is physically and visually contained proposal. through screening provided by local topography 4.63 From the very localised landscape, there is and wooded areas. We are not aware of ecological 4.59 The ensconced nature of the site amongst existing anticipated to be a low to medium magnitude interests (other than associated within the AONB) residences, limit the extent to which the proposed of change to the landscape character. In directly associated with the Site. The site is not development would exert an influence over local combination with the medium sensitivity of the accessible for recreation, or traversed by any landscape character. landscape, this would give rise to a moderate Public Rights of Way, and is of a nature which effect on the local landscape character when set 4.60 Due to the screening afforded by the valley is not rare in the local landscape. On balance against the enforcement permission baseline. landscape and woodland, there are few locations therefore, it is judged that the landscape value of from which any change to landscape character the Site is medium. Landscape Mitigation could be perceived. Where apparent, the proposal 4.64 Landscape mitigation proposals within the 4.57 Overall, as land which incorporates an relates to land uses which exist to the north of Landscape Masterplan (Figure 6), are integral to existing caravan site, but with an area which, the Site and form part of the existing baseline the proposed development. Considerations have we anticipate, has been allowed to naturally character. been made to the existing landscape context and regenerate into a coppice/young woodland. 4.61 Where discernible, the proposed development by the recommendations set out within the ecological Bearing in mind the wider AONB designation, virtue of the removal of an area of undeveloped and arboricultural information which exists for the character of the Site (as of a enforcement land (coppice), terracing and location of park the Site. permission baseline), is considered to be of homes, would represent a low-medium change in medium sensitivity to the proposed development, the landscape, however would not be so apparent 4.65 Proposals incorporate new native planting which accords with that stated within the that there would result a notable change in the in response to the local landscape character Maidstone LCA due to the localised influence of perceptual qualities of local landscape character. and nuances of the Site and the development the existing adjacent land uses. Similarly, for the Public Right of Way network, proposals. views of the development would be available from 4.66 Proposals incorporate new woodland planting to Effects on Landscape Character limited parts of PROW KH209A. Considering the east of the site, to restate as far as reasonably 4.58 There will be an inevitable, localised effect on the this, the development proposal would reinforce practicable, that which has previously been landscape character of the Site as a consequence the existing adjacent land use to the north and cleared. Additional native tree and shrub planting of the introduction of park homes which extend which may appear somewhat changed within the is proposed to the western boundary. within a wider area than the areas for touring landscape by virtue of changes to the number, caravans of the enforcement permission and scale and permanence of the proposed park 4.67 The Landscape Masterplan includes plant species subsequent permissions. The principal effect homes and the increase in the extent of this that are reflective of those noted within the upon character from the enforcement permission existing land use. Maidstone LCA and also responsive to the existing landscape baseline, is that of the removal of species and recommendations made within the 4.62 Due to the retrospective nature of the application, coppice to the south and eastern part of the Site ecological and arboricultural information which construction period effects are not explicitly exists for the Site and wider area.

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INTRODUCTION 5.6 Potential visual receptors and the anticipated orientation of the house is north-west to south effects of the proposed development against the east. Principal views are anticipated to extend 5.1 An assessment of visual effects considers enforcement permission baseline are discussed from the rear of the property to the south-east, the potential for changes in views and visual in turn below. Locations from which photography across the valley landform towards the young amenity. The aim is to establish the area in which was obtained are shown at Figure 14. woodland to the north of Stedehill Wood. the development may be visible, the different groups of people who may experience views of 5.7 As set out in relation to landscape effects, due 5.12 The historic use of the Site as a caravan park, in the development, the places where they will to the retrospective nature of the application, particular the areas within the flatter, northern be affected, and the nature of the views and construction period visual effects are not explicitly parts of the Pilgrim’s Retreat site, are likely to visual amenity (meaning the overall quality and discussed. have comprised part of views from the curtilage pleasantness to a view). of this property. The local topography, which from 5.8 For the purpose of this appraisal, all effects are Hogbarn Lane, is initially gently sloping, steepens Zone of Theoretical Visibility (ZTV) treated as long term and permanent. at the southern-most part of this property 5.2 The principal areas of visibility have been derived and whereby changes occurring beyond the Views from Residential Properties from a computer generated ZTV and field work approximate 185m AOD contour, are hidden within which found that opportunities for visibility of 5.9 For the purpose of this appraisal, it is assumed the steeper valley side. Similarly, the removal the Site from the surrounding areas are very as a worst-case, that all nearby caravans are of vegetation, alterations to ground levels and limited. Figure 14 shows the study area with the residential. the increase in park homes (from the 25 touring computer-generated ZTV. caravans consented) within this southern part of 5.10 Of the properties located within the area the Site, would be obscured by the drop in level, 5.3 The greatest visual changes brought about by the immediately surrounding the site, there are a existing vegetation or existing park homes within proposed development would be that associated number of residential properties which lie within closer proximity to the property. with the extension of park homes into areas the ZTV. However, many of these properties previously consented for up to 25 touring caravans are generally set within mature landscape or 5.13 The anticipated change to receptors at this and the associated removal of vegetation in these of such orientation that principal views don’t property as a result of the proposed development areas. extend towards the Site. It is also of note that is considered as being very low. most of these properties are located to the 5.14 Residents are identified as being highly sensitive 5.4 The extent to which changes within the Site are northern side of Hogbarn Lane and beyond to change. The combination of high sensitivity and discernible are limited to the north, east and south existing development. For these reasons and as very low magnitude of change, is anticipated to east by the subtleties in topography and existing supported by site photography at Locations 6, 7 result in an overall effect of minor/no effect. woodland. As such the areas from which visibility and 8 (refer to Photo Location Plan and Appendix exists are generally limited to those to the west I: Photographic Record), the properties north of 5.15 Broomfield is located to the north west of the Site and which include neighbouring properties (and Hogbarn Lane are not considered to experience and has a shared boundary with the Pilgrim’s their surrounding external areas), nearby Public a discernible visual effect as a result of the Retreat property, approximately 155m from Right of Way routes which lie to the south of the proposed development. the Site. Aerial photography indicates that the Site and local roads to the south. orientation of the house is north-west to south 5.11 Uplands is located to the north of the Site and its east. Principal views are anticipated to extend 5.5 General observations regarding the visibility of the southern boundaries lie within approximately 50m from the rear of the property to the south-east, site based on field survey work are set out below. of the Site. Aerial photography indicates that the

PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT PAGE 19 Figure 14: Photograph Location Plan with Zone of Theoretical Visibility (Not to Scale)

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however it is noted that outbuildings are located magnitude of change, is anticipated to result in discernible change to views. in proximity to the property and which would an overall effect of minor/no effect. be anticipated to curtail ground floor views. In 5.20 Stonecroft is located slightly south and west of Views from the Local Highway Network proximity to the property, mature trees flank the Broomfield, also to the south of Hogbarn Lane 5.27 Receptors along roadways within the study area boundary with Pilgrims Retreat, further offering and to the west of the site. This property does some high level filtration of views into the western are considered to be of worst-case high sensitivity not share any boundaries with the Site and the in consideration for the recreational uses of the part of the Site where the roofs of park homes are dwelling itself is approximately 140m from the likely to form part of the existing view. routes and the likelihood that routes are driven for Site at its nearest point. the enjoyment of the landscape. 5.16 The effect of the local topography, as set out in 5.21 The grounds of the property extend principally 5.28 During site work, local roads were driven or relation to the property at Uplands, also makes to the south west and within which there is a the lower parts of the Site disappear from walked. The anticipated visual effects for users moderate extent of trees and the grounds are of the road network within the study area, is view, notwithstanding the presence of existing defined by dense hedgerow planting (Figure 15). elements, as described, which further filter views. very limited. Photographs at Locations 8 and 10 illustrate the nature of views towards the Site 5.22 Photograph Locations 4, 5 and 6 (Appendix I) from the local road network. These illustrate 5.17 The removal of vegetation, alterations to ground illustrate the relationship between the property the often enclosed nature of the lanes within the levels and the introduction of caravans within and the Site. this southern and eastern part of the Site, would study area and a strong presence of hedgerows be obscured by the drop in level and existing 5.23 It is possible that oblique views from upper and tree belts which filter or screen views towards screening elements. storey windows extend across the Site towards the Site. the rising landform of Stedehill Wood beyond. As 5.29 Photograph location 10 (Appendix I) shows 5.18 The anticipated change to receptors at this such, the removal of former coppice woodland visibility of the Site available through a gateway at property as a result of the proposed development and extension of park homes could be perceived. the location of the junction between Hogbarn Lane is considered as being very low. However, these would be set on ground which and Burchells Wood Road. This view is therefore slopes away from the receptor, and set beyond 5.19 The combination of high sensitivity and very low fleeting in its availability as road users pass this existing parts of the Pilgrim’s Retreat site point before continuing along Hogbarn Lane, or previously developed and within which park turning into Burchells Wood Road and indeed, homes are visible in closer proximity to the it should also be noted that the ZTV indicates a property. potential break in visibility in this location. 5.24 The anticipated change to receptors at this 5.30 The roads within the study area, although often property as a result of the proposed development at the national speed limit, are narrow, requiring is considered as being very low. vehicles to pull in, or pass slowly. There is also 5.25 The combination of high sensitivity and very low an awareness for these country lanes to be used magnitude of change, is anticipated to result in for recreational uses such as horse riding, cycling an overall effect of minor/no effect. and walking, the former of which would facilitate views above some hedgerows. Figure 15: View from the PROW towards the southern 5.26 Beyond those properties described above, it is considered that the distance between the site 5.31 Views of the Site from Hogbarn Lane, approaching elevation of Stonecroft. and receptors, is such that there would arise no the Site from the north are afforded such a

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degree of screening that no change would be within the AONB and study area, users of PROW south), subtleties in local topography place an discernible. Upon approach to the Site from the are considered to be of high sensitivity to change. emphasis upon views in the direction of travel south, existing park homes within the sloping Site (Location 6). The western boundary hedgerow are discernible through occasional gateways, or 5.38 In undertaking site work, the extent to which the of the Site appears above the landform, above above hedgerows. However views for motorists Site is visible from the Right of Way network, is which rooftops of park homes within the existing are frequently screened and extend along the lane very limited. development of Pilgrim’s Retreat (beyond the itself with little opportunity for visibility of the Site northern Site boundary) and those which are 5.39 Photograph Locations 3 to 7, 9, 12 and 13 are or elements within it. present within the Site, are visible. located on public footpaths within the study area. 5.32 Views towards the Site from Burchells Wood Road With the exception of the route closest to the 5.44 The discreet nature of the Site, and the nature are oblique. For motorists, views are limited to Site, it is considered that the Site, nor changes of local topography and existing screening, glimpses through field gateways. proposed within it, would be discernible from the is considered to be effective in obscuring the Right of Way Network. changes proposed. Where views into the Site are 5.33 Where visibility is available, it is the more elevated most available, the extent to which changes within 5.40 PROW KH209A is the closest to the Site, which is parts of the Site and the upper terraces which are the Site would be appreciated, is considered as passes at a distance of approximately 120m at its most visible. Visibility of the most southern and being minor. eastern parts of the Site are filtered by vegetation closest point. and the lower topography relative to the road 5.45 The combination of high sensitivity and low 5.41 This footpath is approximately 650m in length, network, obscures development occurring within magnitude of change is anticipated to result in a connecting Burchells Wood Road in the south with it. minor adverse affect. Hogbarn Lane to the south west of the property 5.34 The extent to which changes brought about by the at Stonecroft. The route traverses the dry valley 5.46 PROW KH209A forms part of a wider network proposed development would be discernible from starting at an elevation of approximately 190m of routes, of which some visibility of the Site is the road network, is considered as being very low. AOD, dropping to a level between 175m and available from footpath KH286, where it is located 180m and then rising to 185m AOD to the west of at the edge of an open field. However, the effects 5.35 The combination of high sensitivity and very low Stonecroft. Photography at Locations 4, 5 and 6 appraised for receptors using footpath KH209A magnitude of change, is anticipated to result in an show the transition across the landscape along are deemed to be representative of the worst- overall effect of minor/no effect. this route and illustrate views available towards case. the Site. 5.36 Beyond the roads discussed above, it is considered that the distance between the Site 5.42 When approaching the Site from the south, Mitigation and users of the wider road network, is such that Stedehill Wood offers effective screening of 5.47 Whilst the degree of change and overall assessed there would arise no discernible change to views much of the southern and eastern parts of the effects are limited and localised, it is noted from wider routes and this is supported by the Site (Location 4). As footpath users move north, that the proposed mitigation as depicted on the constrained extent of the ZTV. the route drops in elevation which accentuates Landscape Masterplan at Figure 6, will re- screening by vegetation located along the dry introduce areas of native tree and shrub and Views from the Public Rights of Way (PROW) valley and which demarcates several field planting within western parts of the Site and Network boundaries (Location 5). woodland planting to the east, in areas previously referred to as coppice woodland. 5.37 Considering a relatively high concentration of 5.43 From the northerly parts of the route (travelling recreational activities and tourism which exists

PAGE 22 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 5.48 Although the assessment is being made in retrospect, against a baseline which is no longer present on Site, it is considered that over time some of the screening benefits which would have been provided by vegetation now removed, will be restored and visibility of the proposed development will become filtered within views from the few locations from where it will be visible.

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PAGE 24 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 06 EFFECTS UPON THE SPECIAL QUALITIES OF THE KENT DOWNS AONB

6.1 The vision for the Kent Downs AONB in 2034, as Table 1: Landscape and visual qualities and characteristics of the Kent Downs AONB set out within the Management Plan 2014 - 2019 (Second Revision April 2014) is: LANDFORM AND APPRAISAL COMMENTARY LANDSCAPE • The qualities and distinctive features of the CHARACTER Kent Downs AONB, the dramatic south- facing scarp, secluded dry valleys, network The Chalk Ridge The Site, due to it’s small scale when of tiny lanes, isolated farmsteads, churches set against the vast expanse of this and oasts, orchards, dramatic cliffs, the underlying chalk geology, would have ancient woodlands and delicate chalk no effect upon the perception of this grassland along with the ancient, remote and characteristic of the AONB. tranquil qualities, are valued, secured and The White Cliffs No effect - The Site is not in proximity strengthened. Heritage Coasts to the area of the AONB which relates 6.2 For aspects of the AONB which relate to to the heritage coast. landscape and visual matters, we set out at Table The Greensand No effect - The Site is at such a 1, the qualities and characteristics of the Kent Ridge and Lympne distance, atop the chalk ridge, that its Downs AONB, as set out within the Management escarpment development would not directly affect this characteristic of the AONB. Plan. Alongside each, a brief summary appraisal is provided identifying the extent to which the The river valleys No effect - The Site is at such a quality or characteristic would be affected by distance, atop the chalk ridge, that its development would not directly affect the proposed development and in order that any this characteristic of the AONB. effects identified can be weighted appropriately Scalloped and hidden within the planning balance. The Site, set within the landscape dry valleys near the head of a dry valley, is part of an intimate and often enclosed landscape.

Section 4.6 - 4.10 sets out the likely composition/nature and extent of changes to the local topography of the dry valley landscape brought about by the proposal.

The changes identified are considered as being moderate to major due to the re-grading to accommodate park homes within the site, however the proposed development does not alter the overall form of the wider valley topography.

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Expansive open No effect - The Site, located within Traditional orchards The TPOs recording trees now plateaux the more southern reaches of the felled within the Site do not note any LCA7: Wormshill, Frinstead and orchards. Otterden Downs and Dry Valleys, Designated nature shares none of the characteristics of The Site, nor the landscape in the open plateaux of the AONB and conservation sites proximity to it, its not a designated is considered as being of such small nature conservation site. scale that its influence remains highly FARMED LANDSCAPE NOT INCLUDED AS THE SITE IS NOT A localised. FARMED LANDSCAPE BIODIVERSITY PLEASE REFER TO ECOLOGICAL WOODLAND AND INFORMATION WHICH EXISTS FOR TREES THE SITE 12,129ha of the Kent Section 4.11 - 4.19 sets out the likely Unimproved chalk Our understanding of the Site is that it Downs is ancient composition/nature and extent of the downland has not/does not comprise this habitat vegetation which has been removed. type. woodland. Ancient woodland and Ancient woodland is not affected by No ancient woodland has been, or chalk cliffs, foreshore the development. is proposed to be affected by the development. and seabed platform The Site is not located in proximity to The Kent Downs The extent to which woodland has the coast. AONB is one of been removed, represents a very Chalk streams We are not aware of a chalk stream in Britain’s most small part of the wider woodland proximity to the site which would be asset of the AONB. Whilst this wooded landscapes, represents an attribute of some value affected by its development (please with woodland refer to the drainage report). (subject to a TPO), No. 10 of 2003, covering 23% of the indicates the area (Woodland W5), Acid grassland and Our understanding of the Site is that it AONB. containing thorn, ash, oak, sycamore, heaths has not/does not comprise this habitat sweet chestnut and cherry, a scheme type. for mitigation has been prepared to provide a degree of replacement Species-rich hedgerows The Site incorporates some existing planting, and to make additional and road verges hedgerows, particularly along enhancements to the western its western boundary. These are and southern Site boundaries. retained and mitigation proposes the Approximately 1ha of the former incorporation of new hedgerow trees coppice area to the east of the Site to reflect local character. will be reinstated and management Farmland habitats The Site is not a farmed landscape. operations put in place. Wood pasture and The Site and it’s surrounding area parkland is not comprised of wood pasture or parkland landscape.

PAGE 26 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT HISTORIC AND THERE ARE NO LANDSCAPE OR CULTURAL HERITAGE VISUAL EFFECTS IDENTIFIED UPON ANY HERITAGE DESIGNATIONS HERITAGE COAST THE SITE IS NOT IN PROXIMITY TO THE AREA OF THE AONB WHICH AONB, it is clear that the development, by virtue RELATES TO THE HERITAGE COAST of its comparable small scale, or geographical separation, has no more than a highly localised 6.3 Policies set out within the AONB Management nature of the Site. effect upon any of the characteristics of the Plan, of pertinence to landscape and visual AONB. Those effects relate to the alterations of matters, are set out within Section 3.0. 6.6 As set out within the preceding visual effects the ground levels within the Site and the loss of section, these locations have been visited and the existing vegetation within the Site. A mitigation 6.4 In terms of the special qualities of the landscape conclusions upon effects recorded as being so proposal has been prepared to offer means to which relate to landscape effects, as set out indistinct that changes to views are considered to redress these changes. within the Kent Downs AONB Management be at worst-case, minor. Plan, the proposed development would have a 6.10 Against the Secondary purposes of the AONB minor impact upon land within the Site which 6.7 There would be anticipated slight increase designation, those which relate to quality of life is proposed to accommodate park homes and in lighting as a result of the 84no. additional components, the development has a minor effect approximately 1ha of woodland is proposed to park homes and their residential use could be upon the visual amenity of the public footpath partially reinstate that previously removed within anticipated as increasing slightly the year-round which is closest proximity to it. The extent to the eastern part of the Site. Those elements, effect of lighting within the Site. However, within which the proposal brings about a change to features, qualities or experiences of the proposed the context of effect upon the dark skies of people’s access, enjoyment and understanding of development, by virtue of the existing function of the AONB, the introduction of sources of light the landscape of the AONB, is very minor. the wider Pilgrim’s Retreat site to the north and associated with the proposed development are to which the proposed development would be an localised and these are not considered to give rise extension would constitute a minor impact upon to a marked change from the existing baseline the surrounding natural environment and indeed, which includes use of much of the Site for those qualities and characteristics of the AONB. caravans (residential and holiday).

6.5 In terms of the special qualities of the landscape 6.8 Good practice with regards to the type and which relate to visual effects, as set out within specification of lighting should be incorporated. the Kent Downs AONB Management Plan, the This may include the provision of low-level bollard proposed development would not adversely lighting replacing lamp standards. impact those elements, features, qualities or 6.9 Overall, when considering the scale of many experiences of them by virtue of the relative of the key qualities and characteristics of the small scale, adjacent context and highly screened

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PAGE 28 - PILGRIM’S RETREAT, HARRIETSHAM, KENT - LANDSCAPE & VISUAL ASSESSMENT 07 CONCLUSIONS

LANDSCAPE EFFECTS VISUAL EFFECTS locations where views are available towards the 7.1 It is acknowledged that vegetation which we 7.5 The ZTV depicts a visual envelope as being very Site, the proposed development would be largely understand to have been contained within the constrained. Principal visibility exists from a indeterminable and of no consequence to the key Site would have provided a degree of continuum Right of Way to the south and west (KH209A), features and qualities of wider views. of vegetation located along the dry valley which glimpsed views along Burchells Wood Road and 7.12 Overall, the visual influence of the proposed forms the Site boundary. Its removal and from neighbouring residents (approximately 140m development is very constrained. Where effects replacement with level areas of hard standing to the west). are anticipated, these are at such a degree that to support caravans, is therefore considered as development should not be precluded on grounds being a major effect upon this landscape element. 7.6 The extent to which existing park homes in the south-eastern part of the Site are discernible of unacceptable harm to visual amenity. 7.2 Generally, although the overall Site topography from surrounding areas, is negligible. This remains that which drops from the north to also indicates that the coppice woodland which MITIGATION the south east, the engineering which has previously occupied part of the Site would not 7.13 It is recommended that new native tree and shrub been undertaken to achieve additional areas have formed a distinctly visible element from the planting is located within the south-western-most of flat terrace, beyond those consented by the surrounding areas. enforcement permission within the area which parts of the Site. In addition to this approximately was previously referred to as the coppice, is 7.7 Vegetation which may have been located along 1ha of the former coppice woodland would be considered as being a moderate effect upon this the south-eastern boundary, we anticipate to reinstated to the east of the Site. landscape element. have been young woodland. Any loss of young woodland edge would be largely inapparent, given EFFECTS UPON THE KENT DOWNS AONB 7.3 There will be a very localised effect on the that it would have formed a small part of a wider, landscape character of the Site as a consequence more mature woodland area. 7.14 By virtue of its relative small scale, adjacent of the introduction of an increase in the number existing developed park context, and visual of park homes against the baseline of the 7.8 An increase in park homes within the Site would disassociation with much of the local area, it is not enforcement permission. However, these are set be apparent, all-be-it from limited locations. considered that the changes brought about by the within the context of an existing wider site to the development are so great that they bring about 7.9 Visibility from residential properties tends to north and so should not be considered unusual more than a very minor impact upon very few be from upper storey windows or secondary within the landscape. elements or special features or qualities of the windows, from which existing park homes --north AONB (or experiences of them). 7.4 Considering the existing character of the Site and of the Site already form a part of the view, or the local surroundings, there is not considered to where the view may be oblique and forming a be any greater than a minor adverse effect upon small part of a wider and more distant view. landscape character. The proposed development 7.10 It is not considered that the proposed would not appear incongruous within the local development would give rise to changes to views landscape context which already comprises that would materially affect the existing nature deemed consent for caravan use across the wider of the view to such an extent that would warrant site. refusal on these grounds.

7.11 The proposal relates to the immediate context within which it is located and from the very few

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