Wiltshire Council Planning Consultation Response

LANDSCAPE

Officer name: Mark Goodwin CMLI (Landscape Architect) Landscape & Design Team, Economic Development & Planning, WiltshireCouncil

Date: 27.05.2016

Application No: 15/12351/OUT Proposal: Outline Permission for up to 700 Dwellings, Including 4.5ha Employment Space and Primary School. Up to 10ha New Public Open Space, Landscaping, Stormwater / Drainage Works, Substation and Associated Works. Access Using Parsonage Way, Darcy Close and from Cocklebury Lane (for Cycling and Pedestrian Only). Site Address: Land at Rawlings Farm, Cocklebury Lane, Chippenham, Wiltshire, SN15 3LR Case Officer: Mark Staincliffe

Matters Considered: Landscape and Visual effects and impacts /Landscape Design Issues:

Recommendation: No Comment Support Support subject to conditions (please set out below) x Object (for reasons set out below) No objections

Summary A landscape objection is raised for this application due to the resulting harm generated from locating large scale mixed use urban development uses outside the existing settlement framework boundary on prominent farmland slopes overlooking the expansive River Avon valley floor / floodplain. This proposed development will adversely impact on the existing remote, tranquil, rural qualities of outlying village settlements and their countryside settings.

The proposed new development will breach the heavily wooded disused railway line/cycleway which currently serves as an important and effective urban containment and screening transition with adjoining and exposed countryside along the town’s eastern and northern edges. The retention of existing field boundary hedgerows and proposed new supplementary tree planting within the development proposal is welcomed, but is unlikely to be able to fully mitigate the adverse resulting landscape and visual effects arising from development of this naturein the longer term. This is due to the elevated sloping nature of the site, and the scale, density and form of the proposed urban development parameters in combination with the inadequacy of the proposed structural planting which will permanently weaken the existing wooded character of the town’s current settlement edge. The proposed 2.5 and 3 storey residential dwellings, alongside large care home buildings and the massing of likely employment buildings will be viewed as a new highly visible, uncharacteristic settlement extension and will represent a highly visible change for outlying countryside receptors that currently share inter-visibility with the existing green pastoral farmland slopes within the application site.

During early pre-application meetings, I recommended that if this site were to be included as a strategic development site allocation within the emerging Chippenham Development Plan Document then significant areas of new tree planting would be required along the sites mid slope contourin combination with new filtering tree planting located within the riverside park land along the edge of proposed new built development edge, and some additional strategically placed riparian tree planting along the River Avon. This is still considered necessary to help retain the existing filtering wooded character of the town’s eastern transition with countryside to the east, in order to help break up and filter views of urban development block massing, and to help integrate a more characteristic urban extension on this side of Chippenham over the longer term. I also advised that large buildings such as care homes or employment uses would be difficult to accommodate sympathetically on this sloping site. It is also clear that additional structured planting needs to be provided along the northern boundary of the site to better visually contain the proposed new development from Peckingell, and to strengthen the wooded character of the town’s settlement edge.

The proposed new road bridge crossing the Great Western Railway (15/11886/FUL) to link this site (Strategic Area B) with Parsonage Way Industrial Estate, to the west, requires the removal of some mature trees from along the top of the railway cutting along the upper western edge of the site, and some necessary localised re-profiling of the existing bund that these trees are growing on. These trees currently serve to screen and filter local and wider views from countryside receptors to existing industrial uses and buildings at Parsonage Way Industrial Estate from wider countryside. The removal of this valued screening vegetation and removal of associated bunds will result in the creation of a new viewing corridor into Parsonage Way Industrial Estate for receptors opposite from the east, increasing the visual prominence of the large existing industrial buildings, and highway lighting located within the Parsonage Way Industrial Estate and a weakening of existing urban containment.

The mixed use urban development of this ‘Rawlings Farm’ site (Strategic Area B) in combination with mixed use urban development on land to the north of the cycleway within ‘Land East of Chippenham’ (Strategic Area C) and also the application for a new road bridge crossing the railway (15/11886/FUL) are likely to generate cumulative landscape and visual impacts. The cumulative harm is likely to arise from the increased combined magnitude and scale of urbanising change to the existing rural, tranquil character of the countryside to the east of Chippenham, which will cumulatively undermine the existing tranquil isolated character of the River Avon and Marden floodplain, the setting and character of the outlying village settlement of Tytherton Lucas, rural public rights of way to the east of Chippenham and the characteristic well wooded settlement edge along the town’s eastern settlement edge.

Draft Policy CH2 Clearly requires any new urban development proposal within strategic Area B to include mitigating structural planting, and lower residential development density for the purpose of maintaining an effective wooded filtering and screening transition with countryside. This requirement is necessary to ensure potential urban extensions to the east of the town maintain and strengthen existing character and avoid prominent new urban expansions on visible slopes, which is highlighted as a particular issue for the future expansion of Chippenham in the published local landscape character assessments.

I suggest the currently proposed development parameters including the landscape strategy need to be revised to address landscape concerns highlighted.

Background & Context The proposed development site lie’s in countryside beyond the town’s existing eastern limits of development (settlement boundary). The site is bordered along its eastern edge by the River Avon and along its western edge by the Great Western Railway. The sites southern boundary is largely enclosed by the heavily wooded and now disused local GWR (Chippenham to Calne) Branch line railway, separating the site from the town.

The site comprises approx. 50.75 hectares of sloping pastoral agricultural land (largely Grade 2 in the ALC) located between the active Great Western Railway and the River Avon. The site falls from the railway at approx 65m AOD in the west to the river Avon in the east at approx. 45m AOD and is largely contained within the current landholding associated with Rawlings Green Farm. The site comprises a 2 number of small and medium sized fields enclosed by field hedgerows, with occasional hedgerow trees. In the northern part of the application site a distinctive dry valley is evident, which once contained a small tributary watercourse of the River Avon. This watercourse is believed to have been diverted during the construction of the Railway. A tall thinning hedgerow borders the northern boundary of the site, providing some filtering of the site from Peckingell, which includes grade II listed farm buildings.

The proposed site lies to the east of Parsonage Way Industrial Estate, separated by the busy Great Western Railway line which is located in deep cutting (soon to be electrified) along the sites western boundary. The historic urban core of Chippenham’s town centre lies approx. 1.4km to the south of the site. To the immediate south of the site, Monkton Park housing estate occupies slightly lower land and is separated from the application site by the heavily wooded disused railway line which is now utilised as a cycleway linking Chippenham to Calne. The site is fairly isolated with the only vehicle access currently provided by Cocklebury Lane a narrow Byway (CHIP45) accessed from the north, off Maud Heath’s Causeway (B4069). Access into the site is via a bridge crossing the railway.

A second controlled vehicle access into the site is also possible from Cocklebury Lane from the south, at the end of Eastern Avenue across a stone arched bridge crossing over the disused railway. This former Calne to Chippenham branch line of the Great Western Railway, now forms part of the North Wiltshire Rivers Route / National Cycle Network 403 (Sustrans Route 4) and borders the sites southern boundary. The disused railway/cycleway is in deep cutting along most of its length with the exception of a short section constructed on steep embankment (approx. 10-15metres above the river and floodplain) which elevates the route to cross the River Avon via a cycleway/footbridge (Black Bridge), which also incorporates a purpose built viewing platform for the public to enjoy the views of the River Avon corridor and associated floodplain areas. East of the river, the cycleway continues on embankment to New Leaze Farm access track where the embankment finally runs into adjoining ground levels level with adjoining agricultural land on both sides. Mature trees and woodland extend up these embankment and cutting slopes on both sides of the river on both north and south slopes, which channels views from the bridge and viewing platform along the river and adjacent sections of floodplain meadow. This woodland thins out at Eastern Avenue and Darcy Close at the south western corner of the application site.

Rawlings Green Farm and its (Grade II listed) Farmhouse is a prominent building on the site. Rawlings Farm Cottage, also accessed from the public Byway, and is the only other building within Strategic Area B.

The small rural outlying settlement of Tytherton Lucus and its associated Conservation Area is located approx. 800 metres (east) from the planning application site boundary at its closest point. Upper Peckingell Farm (Grade II listed) lies approximately 100m to the north of the site boundary, with Langley Burrell located on the western side of the railway approximately 600m north of the north west corner of the application site.

This is a settled farmed landscape with scattered farmsteads, listed buildings and small outlying historic villages with a strong use of natural stone contributing to the characteristic rural vernacular. The Rivers, tributary watercourses and associated riparian vegetation, valley slopes, floodplain meadows and the elevated limestone ridge all contribute to the value and quality of the local landscape. The overhead electricity transmission lines and their supporting pylons extend eastwards from Rawlings Farm, across the river towards New Leaze Farm and the cycleway. At New Leaze Farm they abruptly change direction to cross the cycleway in a south-east direction towards Stanley Lane. This urbanising infrastructure is visually prominent and detracts from the quality of the local area.

The existing vehicular access into the site is from Cocklebury Lane, a narrow single width road/track which passes through Parsonage Way Industrial Estate from the north west at Maud Heath’s Causeway (B4069). This farm access road also doubles along much of its length as a Public Right of Way (Byway CHIP45 north of Rawlings Farm Cottage and footpath CHIP44 south of the cottage) providing a southern link to Eastern Avenue and an onward eastern connection onto National Cycleway Route 403/North

3 Wiltshire Rivers Route which runs along the disused railway and provides an important link to the wider rural PRoW network further east towards New Leaze Farm and Stanley. Public footpath CHIP12 provides a link from Cocklebury Road close to Chippenham Railway Station Car Park and runs along the edge of the railway to enter the application site at its south western corner before joining Cocklebury Lane (CHIP45) close to the railway bridge.

Footpath CHIP43 extends from the southern end of CHIP44 close to the bridge crossing the disused railway at the end of Eastern Avenue to join footpath LBUR1 and LBUR3 in a north east direction. These footpaths provide a route from the south west of the site to cross the sites east facing slopes towards Peckingell and Tytherton Lucas. Views from the upper parts of the sloping site offer elevated panoramic rural views eastwards across the expansive River Avon Valley and floodplain below, with the elevated limestone ridge forming the backdrop to the east. The River Marden Valley cuts through the limestone ridge, allowing a distant view towards the North Wessex Downs AONB scarp and the impressive Cherhill Monument, located south east of Calne. Bencroft Hill is a notable natural landform and feature viewed from these footpaths and Maud Heath’s Monument at Wick Hill is a local landmark in this same rural view.

Footpath LBUR5 runs from Maud Heath’s Causeway, south of Kilvert’s Parsonage to enter the site via a farm accommodation bridge (Green Bridge) which crosses the active main line railway close to the northwest corner of the site. The route passes only for a few metres through the site before heading east to join LBUR3 which runs from Peckingell southwards into the site to join LBUR1. Views are elevated, rural and sometimes partially screened and filtered by hedgerows looking across the site at contour. The land form levels out north of Peckingell.

This application site is ‘Greenfield’ land extending east of Chippenham. This land is being considered as a strategic development site option within the emerging ‘Chippenham Site Allocations Development Plan’. The site is included within ‘Strategic Area B’ and has been evaluated for its landscape sensitivity and development capacity within the scope of the ‘Chippenham Landscape Setting Assessment’ prepared by TEP, 2014 (Doc. ref: 4646.006).

The submitted planning application form states that this application seeks outline planning approval for a mixed use urban development comprising:  Up to 700 new residential dwellings;  4.5ha Employment land  A new two form entry primary school;  Up to 10ha New Public Open Space  Associated Landscaping  Storm water /Drainage works  Substation and associated works  New vehicular access using Parsonage Way & Darcy Close  New cycling and pedestrian access from Cocklebury Lane  This application is also directly linked to a separate application for the construction of a new Railway Bridge (Planning application reference 15/1886/FUL) to provide vehicular access into the site from the end of Parsonage Way.

Relevant Policy, Guidance and Legislative requirements National Planning Policy Framework (2012)  Achieving sustainable development (Para.7) Sustainable development includes an ‘Environmental’ role as well as ‘Social’ and ‘Economic’ roles. ‘’contributing to protecting and enhancing our natural, built and historic environment;’’

 Core Planning Principles

4 Para.17. ‘’Take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it;’’

 Section 7. Requiring good design Para.58. ‘’Planning policies and decisions should aim to ensure that developments; o ‘’respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;’’ o ‘’are visually attractive as a result of good architecture and appropriate landscaping.’’

Para.61. ‘’planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.’’

Para.64. ‘’Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.’’

 Section 11: Conserving and enhancing the natural environment;

Wiltshire Core Strategy (2015)  Core Policy 51: Landscape;  Core Policy 52: Green Infrastructure;  Core Policy 57: Ensuring high quality design and place shaping;

North Wiltshire District Local Plan (2011)  (Saved Policy) NE14: Trees Site features and the control of new development.

Wiltshire Council’s Landscape evidence base comprising;  North Wiltshire Landscape Character Assessment – 1:25,000 (2004  Wiltshire Landscape Character Assessment – 1:50,000 (2005) http://www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/landscapeconservation/wilts hireslandscape.htm

 Chippenham Site Allocations (CSA) (emerging) Development Plan Document (DPD) - Evidence Paper 4: Landscape - Comprising; Chippenham Landscape Setting Assessment, supporting Landscape Figures, and Appendices). http://www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/chippenhamsiteallocationspl an/chippenhamplanprogramme.htm

Landscape Character The development site lies within Landscape Type; ‘12: Open Clay Vale’ in Landscape Character Area ‘12B: Avon Open Clay Vale’, within the ‘Wiltshire County Landscape Character Assessment’ (2005), and at the district level within Landscape Type; ‘11: Lowland River Farmland’ in Landscape Character Area ‘11: Avon Valley Lowland’, within the ‘North Wiltshire Landscape Character Assessment’ (2004). Key landscape characteristics of these character areas identified within the Landscape Character Assessments include:

Wiltshire Landscape Character Assessment – Character Area: 12B Avon Open Clay Vale  Level land form with wide open skies and views to ridges and downs.  Pastoral land use with some arable.  Large scale geometric fields with hedgerows or open drainage channels defining boundaries.  Presence of rivers, tributaries, drainage channels and open water bodies.  Watercourses lined with riparian vegetation with prominent lines of Willows (some pollarded).  Floristically rich hay meadows.

5  Settlement pattern varies from large towns and small scattered villages to sparse farmsteads.  Buildings in varied materials of brick, render and stone.  Crossed by major transport corridors, and a network of minor roads linking settlements.  Historic use for transport evident in canals.

North Wiltshire Landscape Character Assessment – Character Area: 11 Avon Valley Lowland  Low-lying river landscape, between 70m and 30m AOD on river terrace and alluvial geology with heavy soils, interspersed with light sands.  Dominant presence of water in the form of ditches, streams and river with related riparian vegetation and structures.  Damp meadow and pasture along watercourses/valley floor.  Rural and isolated feel to more remote parts of the character area.  Intact and predominantly well managed hedgerows frequently with hedgerow trees.  Strong rural sense of place, which begins to break down around Chippenham and communication corridor.  Green Valley floor through Chippenham.  Broad expansive skyline, frequently unbroken by development.  Significance of electricity transmission lines.

The management guideline’s for the Landscape character areas relevant to the development site include:

Wiltshire Landscape Character Assessment – Character Area 12b  Retain and manage the hedgerow network and nurture new hedgerow trees.  Retain and manage hay meadows.  Introduce new tree planting along watercourses using typical riparian species such as alder and willow.  Minimise small scale incremental change such as signage, fencing or improvements to the road network which could change the rural peaceful character of the landscape.  Consider developing guidance for built development to ensure both future construction and changes to existing buildings are designed to integrate with the existing character and structure of settlements.  Consider screening views to intrusive urban edges through planting new woodland.

The overall strategy for the Open Clay Vales Landscape type is to conserve the elements that contribute to the rural, tranquil landscape; the rivers, streams and open water, the meadows and riverside trees, the brick and stone villages and farmsteads and to improve elements in decline such as the hedgerows and hedgerow trees, and the large settlement edges and major transport corridors.

North Wiltshire Landscape Character Assessment – Character Area 11 Para 4.211 The overall objectives for the area are to conserve the rural character, and ensure development of the urban fringe and communication corridors does not compromise the nature of the area. Para 4.212 Individual elements within the landscape which make up the character should be maintained, conserved and when necessary replenished. This should include the retention of the ditch system which runs through the area, maintenance and replacement of hedges. Para 4.213 Conserve and where possible enhance the biodiversity of the watercourse, its environs and adjacent habitats. Para 4.214 Features of historical and archaeological interest relating to man’s use of this wet landscape and early settlement features will also require care and protection. Para 4.215 Minimise the landscape and visual effects of the expansion of Chippenham. 6 Management Strategy Actions for this LCA relevant to the development site include:  Conserve hedgerows and mature trees, including allowing new trees to emerge in existing hedges and discourage field amalgamation.  Consider where development related to Chippenham is most appropriate in terms of landscape and visual effects.  Enhance the sense of place through use of appropriate building materials in respect of new development, extensions or other built features – especially through the use of materials used in vernacular buildings.

In terms of Landscape Sensitivity the LCA states at Para 4.219 ‘’Only small-scale, sensitively designed development, appropriately associated with existing built form, could be successfully accommodated without adverse landscape impacts.’’ and at Para 4.220 ‘’Around Chippenham, the original settlement in the valley bottom has expanded up the valley sides. These areas are exposed to wider views and are sensitive to further development. Care is required in further expansion of the town to minimise the effect on landscape and visual receptors. Development should be carried out in conjunction with the development of a strong landscape structure to repair urban fringe landscapes.’’

Chippenham Landscape Setting Assessment I refer to the findings of the ‘Chippenham Landscape Setting Assessment’ undertaken by TEP Landscape Consultants (December 2014). This strategic study provides useful information on the development site in the context of its wider surroundings and contributes to the landscape evidence base underpinning the Draft Chippenham Site Allocations DPD. It highlights specific landscape and visual sensitivities for Strategic Area B and considers the role and function of land in relation to the setting of the town and its transition with countryside including outlying rural village settlements.

The development site lies within ‘Strategic Area B’. The following paragraphs from the study are relevant to this development site:

Section 4. Analysis of Landscape Sensitivities Key Approach Routes Strategic Area B (Rawlings Farm Site) is relatively isolated and not connected to any main approaches into Chippenham along roads.

Distinctive townscape and landscape Para 4.21 ‘The distinctive historic core is mainly focused along the River Avon and Open spaces including Monkton Park to the east of the historic core. The open space and river valley is characterised by large areas of green space interspersed with groups of trees. Tree cover is concentrated on the southern banks of the river and provides some screening to detracting elements such as supermarkets and modern backs of development to the immediate north of the historic core. The open space is interspersed by trees and longer distance views towards the two churches in Chippenham are possible and form distinctive landmarks on the skyline. The adjacent townscape character on either side of this open space is post war housing with limited local distinctiveness. The development is on higher ground and forms a prominent rising backdrop to the riverside open space.’

Para 4.23 ‘The most distinctive areas of landscape are associated with the River Avon which flows through the centre of Chippenham. The land along the edge of the river to the east of the historic core is characterised by linear open space and frequent groups of woodland and riparian vegetation along the riverside edge. It also includes areas of woodland such as Baydons Wood. The presence of open space, frequent trees, scrub and woodland helps to provide accessible and connected countryside into the centre of Chippenham. Development east of the historic core is typically on the higher ground near to the River Avon and mostly modern which bears little relationship to the distinctive architectural style present within the centre of Chippenham. However from this area there are opportunities to view the prominent

7 churches on the skyline of Chippenham which helps to reinforce the connection of the river and the centre of Chippenham.’

Para 4.25 ‘Other areas of distinctive landscape are visually but not physically connected to the town. These are the northern and western slopes of the limestone ridge that extends round the southern and eastern edges of the town and provides a wooded backdrop. These hills are important in defining the character of views across the town and are therefore considered a crucial part of its setting. Views of the limestone ridge are most notable from the southern edge of Birds Marsh Woodland; the northern edge of Chippenham; from rural roads to the west of Chippenham; from southern approach into Chippenham along Patterdown/Rowden Hill and from some properties on the edge of the town such as Riverside Drive.’

Supportive townscape and landscape East of Chippenham Para 4.32 ‘The landscape on the eastern edge of Chippenham provides the transition from higher ground to the expansive River Avon floodplain and beyond to Bencroft Hill. Long distance easterly views from public footpaths are possible across this landscape providing a close association with the River Avon and the wooded limestone ridge setting that is frequently glimpsed within and around Chippenham. From this landscape the scale of Chippenham is not often discernible as the edge is characterised by trees along the disused railway (now National Cycle Route 4 and also known as the North Wiltshire Rivers Route) and small groups of rooflines are often only glimpsed within woodland. St Paul’s is a notable feature of the skyline.’

Para 4.33 ‘Further towards Tytherton Lucas there are views back towards St Paul’s Church on the skyline above trees although most of the edge of the town is screened by woodland. This wooded edge is an important feature in helping to retain a strong rural setting and provides a characteristic riparian landscape on the edge of the town.’

Pages 34 and 37 describe the special qualities of Land to the east of Chippenham (Area 3a) as follows: ‘3a) East Chippenham  Strong visual connection between River Avon and limestone Ridge to the south east;  Enclosed character to slopes of floodplain created through mature hedgerows and linear woodland contrasting with open character to the floodplain;  Wooded and rural character to the North Wiltshire Rivers Route a long distance footpath and cycleway;  Long distance views across the River Avon flood plain towards Bencroft Hill (limestone ridge);  Long distance views towards Chippenham characterised by a wooded edge, most of the settlement screened except pockets of housing nestled in trees and occasional industrial building. The spire of St. Paul’s Church is a feature of the skyline;  Wide open views across flat arable farmland with low hedgerows and infrequent hedgerow trees (present close to the River Avon);  Limestone ridge forming a prominent backdrop to views throughout the landscape;  Strong wooded eastern edge to Chippenham;  Countryside has a strong sense of separation from Chippenham through strong wooded edge to the settlement; and  Separation between Chippenham and Tytherton Lucas.’

Section 5 of the TEP study includes the development capacity recommendations for Strategic Area B, presented on A3 pro-forma’s, from which the following have been abstracted:

Strategic Area B description ‘This strategic area includes land to the east of the Great Western Railway which slopes down to the River Avon. This river forms the eastern boundary to the area. The northern boundary is formed by a public right of way along a rural track crossing the railway. The southern boundary is formed by a 8 disused railway which has been converted to the North Wiltshire Rivers Route which is both a long distance footpath and cycleway (National Cycle Route 4). The area forms pastoral land that slopes down to the River Avon and contains isolated farms including Rawlings Farm and a collection of buildings around Peckingell and Upper Peckingell Farm.’

Landscape quality general description ‘Sloping ground falling from the Great Western Railway line to the River Avon. The landscape is characterised by small to medium sized fields bounded by often mature hedgerows and lines of mature trees which provide a degree of enclosure to the landscape. Enclosure is generally provided in northerly and southerly views from the area but long distance easterly views are possible along fields towards the surrounding floodplain of the River Avon. There are a few large farms but little other built development. These farms are often prominent in views from the wider landscape to the east due to their position on higher ground than the adjacent floodplain.

There is a strong rural character with the urban edge of Chippenham generally well screened by trees along the disused railway. Lanes are typically characterised by tall hedgerows which provide a high degree of enclosure often channelling views and restricting them to field access points. Roads are generally scarce with only narrow access tracks crossing the railway between Peckingell and Langley Burrell and a small rural lane accessing Peckingell from Kellaways to the north and from Cocklebury Lane (to Rawlings Farm across railway bridge). Other access to this landscape is restricted to public rights of way. Buildings at Peckingell and Upper Peckingell Farm have distinctive local stone with tile roofs. The farm buildings are also typically constructed from local stone which provides unity to the built form. Rawlings Farm is also distinctive and built of rubble stone with a slate roof. All of these buildings are Grade II listed. There are also six non-designated heritage assets recorded by the Wiltshire Historic Environment Record (HER) within the vicinity of Strategic Area B2.’’

Relationship to Key Approach route The report identifies that this area is relatively isolated and not connected to any main road approaches into Chippenham. The North Wiltshire Rivers Route (Disused GWR branch line from Calne to Chippenham) provides an approach for pedestrians and cyclists to the town from Calne along a south and south east direction. Cocklebury Lane is a narrow lane (Byway CHIP45) linking Maud Heath’s Causeway with Rawlings Farm and Rawlings Farm Cottage from the north-west across the Great Western Railway.

Visual quality general description ‘This strategic area is on sloping ground forming the western edge to the broad River Avon floodplain and as such is prominent in the wider landscape. The area forms a rural edge and tree lined backdrop to westerly views across this landscape. Farms such as Rawlings Farm and Upper Peckingell Farm are visible in the wider landscape highlighting the visual; prominence of this strategic area. These farms are seen on rising slopes with trees along the Great Western Railway forming a wooded backdrop and horizon. Within this landscape views are typically rural and views are focussed towards the River Avon and the wooded hills and limestone ridge around Bencroft Hill and Wick Hill beyond. These are some of the most distinctive views from public rights of way around Chippenham. There is a close association with the River Avon which is also a strong and distinctive feature in the local area. The limestone ridge is important in forming the backdrop to views around the town. This Strategic area is a prominent mature hedge-lined foreground to Chippenham when viewed from surrounding high ground at wick Hill, Bencroft Hill and Derry Hill. The town appears contained behind trees along the River Avon and the Great Western Railway and the North Wiltshire Rivers Route along the disused railway. Industrial development to the north west of the strategic Area (off Parsonage Way) is seen nestled in mature woodland. The Strategic Area is important in providing screening to the northern part of the town. In views from Wick Hill, St Paul’s Church appears prominent on the edge of the town with development in around the church generally screened. The main extent of Chippenham appears to extend to the south of St. Paul’s Church.

9 The main urban area of Chippenham is beyond the disused railway and is on slightly lower ground than the strategic area. This means that the urban edge and roofline of properties are generally not visible from the strategic area. Views are across the roofline of the settlement with the church of St. Paul’s a prominent but distinct feature of the skyline. St Andrew’s Church is obscured by intervening tree planting along the disused railway. The strategic area, farms within it and woodland along the railway are important in defining the setting to Chippenham. Landform and woodland provides screening to much of the settlement edge ensuring it appears as small clusters of rooflines which helps to reinforce rural character of the floodplain landscape to the east.

This area together with the wooded railway line (Great Western) help to provide some screening to development in Chippenham. This is notable from the high ground at Wick Hill and Bencroft Hill and also from Tytherton Lucas to the east where views of the urban edge are typically glimpses of housing nestled in woodland close to the Strategic Area. Housing at Hardens Mead is more prominent as a continuous edge of housing on higher ground.

This strategic area is primarily accessed by single width farm tracks and rural lanes to Rawlings, Peckingell and Upper Peckingell Farms, the public rights of way and the North Wiltshire Rivers Route along the disused railway. Characteristic and distinctive views across the adjacent River Avon floodplain are possible from these public rights of way.’

Informed by the local character assessments and Chippenham Landscape Setting Assessment, landscape sensitivities and qualities to be safeguarded for ‘Strategic Area B’ include;  Network of mature hedgerows and linear woodland on sloping ground;  Distinctive easterly views from public rights of way across the River Avon to the limestone ridge of Bencroft Hill and Wick Hill beyond;  Well vegetated and ‘soft’ urban edge of Chippenham with views restricted to small glimpses of a wooded edge;  Narrow rural character to lanes with tall mature hedgerows and trees flanking the roads;  Wooded railway line providing a wooded horizon in westerly views;  Remote and rural character to the landscape to the east around the River Avon floodplain;  Remote and rural character to Peckingell and Upper Peckingell Farm;  Distinctive built form and rural setting around Rawlings Farm and Peckingell and Upper Peckingell Farm; and  Remote and rural character of Tytherton Lucas.

Strategic Site Assessment Framework ‘Encroachment of development This Strategic Area is generally flat with long views possible across the landscape. It is also visually prominent from the limestone ridge at Wick Hill, Bencroft Hill and Derry Hill. There are existing views towards Chippenham from Tytherton Lucas, however at present these are glimpsed and generally the village feels rural and remote. Development in this strategic area has the potential to reduce separation between Tytherton Lucas and Chippenham which would reduce its remote and tranquil character. In addition development would be visually prominent from surrounding high ground and could make this edge of Chippenham considerably more notable in the surrounding countryside. Development would require extensive advanced landscape structure to reduce adverse landscape and visual effects on the surrounding landscape.’

‘Impacts on heritage assets Role and function of landscape The landscape of strategic Area B functions as agricultural land within the parish of Langley Burrell and is associated with the medieval and post medieval settlement of Langley Burrell. It became separated from the parish when the railway was built in the mid-19th Century, although connectivity is maintained by the footpaths and bridges over the railway, including grade II Green Bridge. 10 Special qualities to be safeguarded Rawlings Farmhouse and Upper Peckingell Farmhouse have 17th Century origins; Lower Peckingell Farmhouse has 15th Century origins. The land that surrounds these grade II listed buildings provides their setting and contributes to the significance of the assets.’

‘Development Capacity This is a visually prominent landscape on higher ground than the adjacent River Avon floodplain. It currently retains a rural character and is important in providing a rural setting to Chippenham. Most of the edge of Chippenham is not visible in the wider landscape or restricted to a small group of rooflines nestled within trees. This helps to reinforce the rural and remote character of this countryside and effective settlement edge. The land is higher than the adjacent urban edge which is set slightly lower beyond the disused railway.’ The employment area off Parsonage Way is generally not apparent or limited to glimpses of the very top of buildings behind woodland and from further afield appears set in mature woodland. These views are generally only possible close to the Great Western Railway. Development in this Strategic Area would be prominent from the wider area and given the sloping landform difficult to screen or fully mitigate. Rooflines would remain visible and would increase the urban influences on the wider landscape and considerably extend the perceived edge of Chippenham reducing separation between the town and rural outlying villages. Published landscape character assessments note that traditionally development in Chippenham occurred on lower ground. Where more recent expansion has taken place on higher ground it is more visible and therefore future expansion should aim to reduce effects on landscape and visual receptors. The Strategic Area is important foreground and provides wooded containment to the town. Development on this strategic area would be prominent and would increase landscape and visual effects, which is contrary to published landscape character assessments.’

Given the landscape sensitivities and qualities to be safeguarded; ‘The area south of Peckingell Farm is marginally less sensitive being located to the edge of Chippenham and has been ascribed a moderate-low development capacity.

The area of land around Peckingell Farm is more remote from Chippenham and given its visual prominence and the importance of maintaining separation between Chippenham and Tytherton Lucas and the wider rural area, this area of land has been ascribed a low development capacity. However a field to the north of Peckingell Farm has been ascribed a moderate-low development capacity as it is less visually prominent due to screening by a line of mature trees along the eastern and southern boundaries. The field is also on level ground making it less prominent.’

‘Scope for mitigation  Conserve and augment the existing woodland and hedgerows;  Conserve the rural narrow enclosed character of the existing rural lanes;  Retain the existing distinctive and extensive easterly views from public rights of way across the River Avon towards the limestone ridge at Bencroft Hill and Wick Hill;  Ensure that the edge of Chippenham remains screened and where visible appears as small scale clusters of development; and Conserve the setting of listed buildings at Peckingell and Upper Peckingell Farm and Rawlings Farm.

Para 6.20 includes specific recommendations for the mitigation of the proposed development in Strategic Area B as follows:  Retain and reinforce planting along the edges of Chippenham (and along the North Wiltshire Rivers Route) to filter and reduce views of the urban edge from the wider countryside, especially views from public rights of way close to Tytherton Lucas to help maintain the rural and remote character of this village;  Extend and manage linear woodlands along the edge of the River Avon to help with screening, filtering and backgrounding of views towards existing (Chippenham) and proposed development; 11  Create a bold landscape structure by reinforcing existing field boundaries with new hedgerow and tree planting and where possible creation of copses and linear woodlands. Development to be inserted within the bold landscape structure;  Seek opportunities to reinforce the riparian character along the River Avon and small tributaries flowing through the strategic area including retention/creation and future management of waterside meadows, pollarding willow trees, new areas of tree planting and multifunctional green links to new SUDs areas;  Development to be aligned to the grain of topography and existing contours through careful location of buildings and infrastructure avoiding unnecessary cut and fill earthwork operations;  Maintain the network of PRoW, set within green corridors through the landscape to preserve the existing good links from Chippenham to the river and countryside to the east and to help integrate proposed development within the landscape;  Conserve and enhance the setting to the listed buildings at Rawlings Farm and Upper Peckingell Farm; and;  Large buildings and employment uses are not considered to be an appropriate form of development on such visually sensitive sloping are, or where they could obstruct or dominate river corridor views. Only very small scale employment use is likely to be successfully accommodated within this area.’

Para 6.34 ‘The potential link road would be routed across the River Avon from Area B to the west of New Leaze Farm to reduce the risk of visual exposure north of the North Wiltshire Rivers Route in Area C. The link road would then follow the approximate route of the large overhead power line and the road would then link with the A4 at the roundabout near Jay’s Farm.’

Para 6.35 ‘In terms of mitigating the road, the approach should follow that of the existing varied landscape treatment to the edge of the A4 Pewsham Way. This involves incorporating areas of open space adjacent to the road and to provide a varied backdrop ranging from a woodland belt, copses, hedgerows with trees and some isolated tree groupings. This offers a more naturalistic approach, with a variety of screened and filtered views towards any development, rather than complete screening with a solid linear mass of new planting.’

Landscape Officer Comments and Observations I confirm I have visited the site, including the surrounding area to consider the potential landscape and visual effects likely to result from introducing large scale mixed use urban development on landscape character, landscape features and representative visual receptors, and to review the findings of the Landscape and Visual Chapter of the Environmental Statement (ES) submitted with this application.

Landscape and Visual Impact A Landscape and Visual Impact Assessment (LVIA) has been prepared by ‘Barton Willmore’ (December 2015) ES, Volume II, Appendix 4.10. The predicted Landscape and Visual effects are included at ES, Volume I, Chapter 4 of the submitted Environmental Statement (ES). The LVIA considers and assesses the development proposals contained within the Illustrative Masterplan prepared by Barton Willmore (Dwg. No. 9405/Rev E & Appendix 1.6 of the ES). The ES makes clear at Section 1, Paragraph 1.1.6 that this Illustrative Masterplan incorporates the Parameter Plans, access plans, building heights plan and other master planning outputs and further clarifies that the ‘Parameter Plan’ (Volume II, Appendix 1.2 of the ES, Dwg. No. 9600/Rev G, now understood to be revised to Rev H) is the only layout which is considered to be binding on any subsequent ‘Reserved Matters’ applications.

An assessment of predicted landscape effects (Landscape Character & Landscape Features) and predicted visual effects (visual amenity) likely to result from implementing the development proposals are included within the ES Volume I, Section 4.4 (pages 78 – 86) and summarised within the ‘Landscape Effects Table’ (ES Volume II, Appendix 4.7) and within the ‘Visual Effects Table’, (ES Volume II, Appendix 4.8). Potential ‘cumulative’ landscape and visual effects are considered at Section 4.6 (pages 90-91). 12 Landscape Impacts The LVIA includes assessment of predicted landscape effects ‘During Construction (temporary)’, ‘At Completion year 1’ and ‘Residual at year 15’ for landscape character and for landscape features as follows;

Landscape Character For National Character Area (NCA) 117-Avon Vales, the report assesses low and very low adverse change effects which are likely to generate a Neutral Significant Effect during construction, at year 1, and at year 15. This is due to the small scale of the site area in context with the very large size of the national character area.

For the Wiltshire County Landscape Character Area 12b-Avon Open Clay Vale (1:50,000) the report assesses low and very low adverse change effects, which is considered likely to generate a Minor Adverse Significant Effect during construction, reducing to a Neutral Significant Effect at year 1 and at year 15.

For the North Wiltshire Landscape Character Area 11-Avon Valley Lowland (1:25,000) the report assesses low and very low adverse change effects, which is considered likely to generate a Minor Adverse Significant Effect during construction, reducing to a Neutral Significant Effect at year 1 and year 15.

For the Chippenham Landscape Setting Assessment - Strategic Area B (site and localised 1:10,000 context), the report assesses a medium adverse effect during construction, low beneficial effect at year 1 and a medium beneficial effect at year 15, which are considered likely to generate a Moderate Adverse Significant Effect during construction, changing to a Minor Beneficial Significant Effect at completion, and 15 yrs following completion.

I am unable to agree with the findings of the (LVIA) assessment relating to the predicted effects for Landscape Character at the County, District or Site levels. This is due to specific landscape issues highlighted within these published landscape character assessments and the identified sensitivities highlighted within the Chippenham Landscape Setting Assessment relating to the future urban expansion of Chippenham. These highlighted issues and sensitivities are not judged to have been fully considered within the assessment. They highlight the need to minimise any resulting adverse landscape and visual effects connected with the future urban expansion of Chippenham. The Character Assessments point to the need to avoid continued uncharacteristic modern urban expansion up exposed valley slopes and the need to repair and improve existing harsh urban settlement edges and transport corridors with substantial new areas of planting.

Planned settlement expansion within this strategic area must deliver sympathetic transitions with adjoining countryside to the east and north to conserve the valued rural sense of place and tranquillity, connected with the expansive floodplain of the River Avon and River Marden, and protect the rural separation and tranquil isolated characteristic outlying hinterland village settlements located to the north and east of the site. The Mitigation/Notes within the Landscape Tables and text within the LVIA recognise the importance of providing mitigating strategic planting to filter and screen new development in order to sustain the town’s characteristic wooded eastern settlement edge. However, the proposed form and amount of new structural planting, and the scale, density and height of new built development is highly unlikely to achieve the soft well vegetated urban edge with small groups or small clusters of rooflines which are often only glimpsed within woodland offering the limited public views considered to be characteristic and necessary to successfully integrate new urban development at this site. Extensive new landscape structure planting is identified to be necessary within Draft Policy CH2 in order to halt the identified further breakdown of transitions between town and countryside around Chippenham, resulting from the introduction of new urban development and transport corridors in exposed locations at the edge of the town. In this respect the proposed landscape structure planting included in the submitted Parameter Plans and Illustrative Masterplan is not considered to be robust or bold enough to

13 successfully integrate this proposed new urban expansion on these exposed east facing pastoral farmland slopes. This, in combination with the current urban design parameters proposing 2.5 storey and 3 storey development on the upper and middle east facing slopes and the proposed breach of woodland (tree belt) along the top of the railway cutting to enable the rail bridge crossing into strategic area B from Parsonage Way, leads me to conclude that the predicted ‘Neutral’ and ‘Minor Beneficial’ residual effects for local Landscape character will not be achieved. The currently proposed development will be at odds with local landscape character assessment guidelines, generating landscape harm, contrary to CP51 and Draft Policy CH2 requirements.

Landscape Features – The LVIA considers Tree Belts; Hedgerows and Hedgerow Trees; Agricultural fields; River Avon Slopes to be characteristic landscape features within the site. For ‘Tree Belt’ the report assesses low adverse change effects during construction, low beneficial effects at year 1 and medium beneficial effects at year 15, which is considered likely to generate a Minor Adverse Significant Effect during construction, reducing to a Minor Beneficial Significant Effect at year 15. For a longer term residual neutral effect to result for this receptor, the new rail bridge requires some structural planting along the northern edge of the new access road as it turns into strategic area B to help visually close off the new axial view into Parsonage Way Industrial Estate created by the removal of trees to enable the new vehicular access into the site. Some additional structural tree belt planting is also required along the northern edge of the site to maintain and supplement the existing tall hedge / tree belt to better contain new development, maintain rural separation and settings to listed buildings at Peckingell.

Further structural tree planting is required along the mid slope contour of the site. However, I acknowledge that some strategic gaps in structural planting would be beneficial to maintain some eastern views from elevated open spaces and existing public rights of way, towards the floodplain and limestone ridge over and through corresponding gaps in development to support positive place making objectives within new development. Some strong groups of new tree planting are also required along the lower eastern edge of development to help filter the urban edge from lower levels and from southern and northern approaches along the riverside and from within the new country park / Riverside park land. These structural planting requirements need to be represented within the proposed Parameter Plans to ensure this essential mitigation is provided within any subsequent reserved matters applications.

For ‘Hedgerow and Hedgerow/field trees’ the report assesses medium adverse change effects during construction, low adverse effects at year 1 and low beneficial effects at year 15, which is considered likely to generate a Moderate Adverse Significant Effect during construction, reducing to a Minor Beneficial Significant Effect at year 15. I accept this judgement with appropriate tree and hedgerow protection measures in place to safeguard these important landscape features and with appropriate supplementary hedgerow and hedgerow tree planting where opportunities exist. However this approach needs to be properly represented within the development parameters.

For ‘Agricultural fields’ the report assesses medium adverse change effects during construction, low adverse effects at year 1 and year 15, which is considered likely to generate a Moderate Adverse Significant Effect during construction, reducing to a Minor Adverse Significant Effect at year 15. It is not unreasonable to consider the permanent loss of agricultural grade 2 land and the permanent cessation of associated farming uses to be replaced with urban development and associated supporting urban and suburban infrastructure to represent a Major or Moderate Adverse change effect. This is not an unexpected effect for this receptor following the permanent loss of farmland to new urban and recreational land uses, given the nature, permanence and prominence of these change effects.

For ‘River Avon Slopes’ the report assesses Low adverse change effects during construction reducing to Low beneficial effects at year 1 and year 15, which is considered likely to generate a Minor Adverse Significant Effect during construction, reducing to Minor Beneficial Significant Effect at year 1, and reducing to Moderate Beneficial Significant Effect at year 15. I’m not sure if this assessed receptor could actually be described as ‘River Avon Slopes’ as the area identified as area B within ‘Figure 12 :

14 Site Landscape Features and Components’ appears to include only the lower parts of the slopes with greater associations with floodplain and immediate river corridor rather than the defining River Avon Slopes. From reading the mitigation / notes within the Landscape Table, the commentary seems to largely relate to watercourses, marginal vegetation and river banks rather than the sloping valley side pasture etc.

The east facing river slopes, overlooking the wide expansive River Avon and River Marden floodplain are largely laid to pasture and are a prominent local feature of the landscape viewed from the floodplain and also from further distances at Wick Hill and Bencroft Hill to the east and edge of settlement at Tytherton Lucas. The introduction of urban development onto these exposed slopes has the potential to result in major or moderate adverse change effects for this receptor due to the magnitude of change and the visual prominence and sensitivity of the receptor identified in local landscape character assessments and the TEP study. The south west corner of the site slopes down from Cocklebury Lane towards the active railway line. The resulting urbanising change effects on these south-west facing slopes are considered to be less sensitive to change due to stronger existing urban influences between these slopes and the electricity substation, railway and town. The introduction of urban development onto these south west facing slopes are likely to generate less harmful change effects to landscape character, and easier to mitigate through new structure planting than the east facing slopes.

It can be reasonably expected that the introduction of new urban development at this prominent Greenfield location, up to 3 storeys in height, including some larger massing of employment buildings, will generate permanent Major or Moderate Adverse Significant Effects for local Landscape Character, and also for some landscape features within the site. My judgement is based on the anticipated resulting magnitude of change effects which are likely to arise from the introduction of the proposed scale, form and height of new urban development proposed onto the sensitive visually exposed east facing pastoral slopes, overlooking the wide expansive River Avon and River Marden Floodplain, opposite the elevated limestone ridge.

Visual Impacts I note at Section ‘6 Visual Appraisal’ of the Rawlings Green LVIA (appendix 4.10, Volume II of the ES), paragraph 6.3.8 ‘’The rail bridge is expected to be in place prior to construction of the proposed development and is therefore considered as part of the baseline conditions.’’ I disagree with this baseline assumption. The separate planning application for the rail bridge (15/11886/FUL) is directly linked to this application. The only reason for constructing this new rail bridge is to provide access into Strategic Area B for the purpose of facilitating the mixed use development subject of this application (15/12351/OUT). The resulting landscape and visual effects predicted to arise from tree removals and the removal of existing earth bunds at the top of the railway cutting will remove established valued screening and open up a new viewing corridor into Parsonage Way Industrial Estate from countryside to the east. This effect should be acknowledged as a direct result of this development proposal, assessed within the scope of this LVIA and ES. Specific mitigation measures need to be included within the parameter plans for this application accordingly (within strategic area B).

The visual appraisal establishes a 15km radius ‘Predicted Zone of Theoretical Visibility (Figure 13, ES Appendix 10.4) and assesses the anticipated visual change effects ‘During Construction (temporary), at ‘Completion Year 1 (with mitigation based on Parameter Plans)’, and ‘Residual Year 15’ for a series of representative public viewpoints illustrated with 16 no. Representative Viewpoint Photographs, and a Viewpoint Location Plan (Figure 14), Section 6, ES Appendix 10.4). The viewpoints represent views experienced by various receptors (people) at varying distances from the site which help to illustrate the potential resulting visual effects for public visual amenity including;  Cyclists and pedestrians using the North Wiltshire River Route and National Cycle Route 403;  Users of PRoW in the local and wider area;  Users of Parsonage Way;  Residents, pedestrians and road users at Chippenham’s settlement edge immediately to the south of the site 15  Residents, pedestrians and road users at areas of high ground east of the site including Bencroft Hill and Wick Hill.  Visitors to places of interest such as the Church of St Nicholas, Maud Heath’s Causeway and Monument, and Cherhill Monument.

A summary of the visual appraisal is provided at paragraph 6.4.1 (Volume II, ES Appendix 4.10) ‘’The visual appraisal has been undertaken through a combination of desk based study with the generation of a Zone of Theoretical Visibility (ZTV) and extensive field work. The ZTV and visual appraisal demonstrate that in relation to near and mid-distance receptors the Site is predominantly contained and enclosed due to a combination of : flat landform; surrounding housing, roads, railway line and associated mature vegetation; and hedgerow vegetation. In relation to long distance views, there are wide ranging panoramic views in which Chippenham and the Site sits below the skyline.’’ And paragraph 6.4.2 ‘’The landscape surrounding the northeast edge of Chippenham, has a predominantly rural character with small, scattered settlements and individual dwellings. The landscape is gently undulating with vegetation preventing extensive views. Around Chippenham , the original settlement in the valley bottom has expanded up the valley sides exposing these areas within wider views. Receptors of these views are predominantly users of the extensive network of PRoW which link Chippenham to the wider rural landscape and surrounding small settlements.

The assessment of visual effects concludes that resulting effects on views are mainly adverse and not significant. The report does not assess any Major Adverse Significant Effects for any visual receptors.

However the report does assess that Moderate Adverse Significant Effects will arise during ‘construction’ (temporary effects) for visual receptors from;  Viewpoint 01 - North Wiltshire Rivers Route/National Cycle Route 403 (near view, looking north).  Viewpoint 2 – Darcy Close (near distance view, looking north east).  Viewpoint 05 – Parsonage Way (near distance view, looking east).  Viewpoint 06 – Footpath (LBUR3), Upper Peckingell (near distance view, looking south)  Viewpoint 07 – Church of St. Nicholas, Tytherton Lucas (medium distance view, looking west)  Viewpoint 08 – Footpath (BREM39), Tytherton Lucas (medium distance view, looking west)  Viewpoint 12 – Stanley Lane, Bencroft Hill (long distance view, looking west)  Viewpoint 14 – Wick Hill, Bremhill Wick (long distance view, looking west)

And also at ‘Completion’ Year 1 for visual receptors from;  Viewpoint 01 - North Wiltshire Rivers Route/National Cycle Route 403 (near view, looking north).  Viewpoint 05 – Parsonage Way (near view, looking east).  Viewpoint 06 – Footpath LBUR3, Upper Peckingell (near view, looking south)  Viewpoint 08 – Footpath (BREM39), Tytherton Lucas (medium view, looking west)  Viewpoint 12 – Stanley Lane, Bencroft Hill (long distance view, looking west)  Viewpoint 14 – Wick Hill, Bremhill Wick (long distance view, looking west)

The report predicts that all of these Moderate Adverse Significant Effects will reduce to Minor Adverse Significant Effects at year 15 except Viewpoint 07 which is predicted to reduce to a Neutral Significant Effect at year 15.

The most obvious and direct visual change effects will result for people using the existing rural footpath network passing through the site. Views from within the site from existing public footpaths looking east (No representative LVIA Viewpoints included within the report) that currently experience elevated long distance rural views across existing farmland and hedgerows, over the River Avon and Marden floodplain areas, and towards the wooded limestone ridge forming the eastern backdrop to views, will notice an obvious change to views experienced from within a new urban setting with views blocked, channelled and viewed over and between new urban development, similar to views currently

16 experienced towards countryside at The Tynings, Monkton Park. These visual change effects are considered to be permanent and Major or Moderate Adverse and are unable to be mitigated.

Existing viewpoint 4, looking east towards the site from Parsonage Way (Viewpoint 4) is considered less sensitive to urban change given the industrial context these views are experienced from. However, for eastern receptors looking west towards Parsonage Way the removal of mature trees from the top of the railway cutting to facilitate the proposed new bridge across the railway will increase the visual exposure to this existing urban employment area. The resulting effects are considered adverse and should be mitigated. Mitigation should be provided through replacement structure planting along the northern edge of the new road entering the site to close this new visual break in vegetation over the longer term for eastern countryside receptors.

Visual receptors looking back at the site from longer distances from the elevated viewpoints along the limestone ridge, represented by Viewpoints 12, 13, 14 & 15 are likely to view the development proposal as a prominent new urban extension, with the highway lighting clearly evident alongside the proposed 2.5 and 3 storey urban built form including some large building massing in some of the more visually sensitive parts of the site from opposite eastern viewpoints. Increasing the structural planting along the sites mid slope contour is considered necessary to better integrate the proposed urban settlement extension over the longer term.

The LVIA does not include an assessment of potential cumulative landscape and visual effects likely to be generated with other planning applications for large scale mixed use urban development currently in planning as required by GLVIA 3 or the EA Regulations. Of particular relevance will be the assessment for potential cumulative landscape and visual effects with other large scale mixed use urban development proposed in Strategic Area C, relating to the character and visual impacts generated to the eastern settlement edge (issue highlighted in Local Landscape Character Assessments), and potential cumulative landscape impacts generated in combination with Strategic Area C (Chippenham Riverside - Planning Application ref: 15/12363/OUT) and Strategic Area E (Rowden Park - Planning Application ref: 14/12118/OUT) relating to the proposed change of use and management of other large areas of existing riverside meadow pasture following cessation of farming operations, resulting in a change from existing farmland grazing use/s and management to new public amenity recreational use/s and management within the same local landscape character area.

Conclusion The amount of proposed residential development within the application exceeds the requirement identified or envisaged within the emerging Chippenham Site Allocations Development Plan Document (DPD) for ‘Strategic area B’. While the retention and strengthening of the majority of existing hedgerows within the site is welcomed, the landscape strategy and development parameters fall short of the bold new landscape structure considered necessary to maintain a characteristic well wooded eastern settlement edge.

It is clear from my own site observations that land to the north of the disused railway/ cycle track sloping east towards the River Avon is visually exposed within the landscape. The well wooded embankment and cutting slopes of the disused railway and the woodland belt growing along the top of the active GWR railway line provide important landscape structure which helps to contain the urban influences of the existing town from extending across the River Avon Floodplain and outlying isolated rural settlements north and east.

Major urban development within this strategic area will breach this existing urban containment currently provided by this woodland for near and middle distance receptors, and adversely affect the character of the existing eastern settlement transition with countryside, hence the policy requirement (CH2) for a strong new landscape structure to mitigate this urban extension onto these exposed farmland slopes. Planned development in this strategic area must maintain and enhance the town’s characteristic wooded transition to countryside along its eastern edge. 17 The current outline illustrative Masterplan along with its associated development parameters do not represent a sensitive solution for the introduction of a major new mixed use urban extension within Strategic Area B. I find the illustrative proposals and development parameters to pay only minor reference and limited regard to the site specific sensitivities and main landscape and visual issues highlighted within the local landscape character assessments and the TEP Study, and they do not satisfy the identified landscape requirements of the emerging Chippenham site allocations DPD - Policy CH2.

The introduction of urban development encroaching into the River Avon’s east facing valley side, in combination with the potential mixed use urban development of Strategic Area C on the opposite side of the River Avon (In particular, New Leaze Farm land holding, north of the cycleway) is likely to generate permanent adverse cumulative landscape and visual effects for numerous receptors. This has the potential to cumulatively undermine the existing wider panoramic wooded setting of this eastern side of the town. Existing levels of tranquillity will be disturbed and reduced and harmful urban influences will encroach into countryside, overlooking the wide flood plain of the River Avon, extending into the River Marden Valley and towards Tytherton Lucas Conservation Area, and Upper Peckingell Farm. The greatest landscape and visual effects will result from the introduction of the scale and form of urban development currently being promoted across the eastern slopes within the site without adequate landscape structure to contain and filter resulting effects.

Within the riverside park areas there is potential for a change of landscape character to result from the existing pastoral farmland character to something quite different, if or when the existing grazing /management regime of this floodplain land associated with Rawlings Farm ceases or changes. If the LPA is minded to grant outline planning consent for this development, I highlight that until a Management Plan is submitted to the LPA for the proposed ‘Riverside Park’ land, the resulting landscape effects of taking this large area of land out of agricultural use remains uncertain. I suggest there is also a degree of uncertainty about the long-term economic viability of maintaining such a large area of open space in perpetuity.

This outline development proposal does not demonstrate that appropriate or sensitive urban development parameters, or mitigating landscape design measures could appropriately or successfully assimilate new development of this proposed nature into the receiving landscape without generating permanent harm to landscape character and visual amenity. Much of this harm could be better mitigated by the inclusion of an improved landscape framework and by reducing the height of proposed urban development parameters without subsequently increasing the scale of built massing throughout the site.

END

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