Landscape and Visual Impact Assessment
For
Single Detached Dwelling , Finings Road, Bolter End, Buckinghamshire
Document 756 LVIA
Landscape and Visual Impact Assessment
Introduction
This assessment will not follow in detail the Landscape and Visual Guidelines (3rd Edition) as the content is not relevant in its entirety for a development of this size. It will review the potential impact of the proposed development visually and in terms of the landscape character.
Whilst assessing the landscape and visual impact, the study will not make any assessments on scale, magnitude of effect, reversibility and other factors concerned with the degree of these effects. It will, however, set out the Zone of Visual Influence which indicates the limits of the area over which there is a visual or landscape impact on people, living, working, walking or driving within the local area from the proposed development.
The assessment was undertaken by the applicants who are retired landscape architects, former members of the Landscape Institute and with more than thirty years’ experience of undertaking such assessments.
Methodology
The site was surveyed on the weekend of 10/11th October 2020 in bright, clear conditions. The survey assessed the visibility of the site and the dwelling which might be observable from the road and footpath network and from adjacent dwellings and commercial enterprises. It seeks to assess the landscape character based on the broad characteristics set out in the ‘Wycombe Landscape Character Assessment’ 2011 prepared by Land Use Consultants.
Local Landscape Character
The Wycombe Landscape Character Assessment placed the landscape which surrounds the proposed development into LCA 16.1 Stokenchurch Settled Plateau.
The main Key Characteristics are: “A mosaic of arable fields, rough grazing and pasture are defined by the hedgerows and wooden fencing and interlocked with areas of woodland which create a landscape of both openness and enclosure….” “views are often confined by woodland….”
The Land Use and Settlement Pattern include: “….settlement is often spread linearly along roads, comprising small rural hamlets and isolated properties/farmsteads”
Perceptual / Experiential Landscape include: “The mix of farmland and woodland results in varying degrees of enclosure across the landscape. Dense woodlands and hedgerows provide a sense of seclusion….”
1 Document 756 LVIA - Landscape and Visual Impact Assessment “Views are often changing between large vistas from the edge of an area, and across open fields, to enclosed views within woodland along hedged lanes....” Evaluation The relevant landscape and visual sensitivities include: “The open character contrasted with enclosed and intimate areas (particularly woodland)”
Landscape Guidelines Include “Conserve areas of woodland which provide enclosure in the landscape and form an important landscape pattern and feature….” “Maintain existing green spaces between settlements to avoid coalescence”
The Immediate Landscape Character
The local landscape character is one dominated by trees and deciduous woodland. To the south east of the proposed development lies Finings wood, and to the north east a further un-named woodland. In addition, most of the properties in the immediate vicinity of the proposed development have large mature trees and often tall hedgerows within and around their curtilages.
There are a number of large properties in the locality, particularly on the north side of the B482 Finings Road. On the south side of the B482 is the complex of farm buildings that is Lacey’s Farm. These are a dominant set of buildings clearly visible from the road at its entrance. Beyond the core of woodland, hedges and wooded gardens lies a predominantly arable, low relief agricultural landscape of varied field sizes and shapes truncated to the north by the dominance of the M40.
This is an enclosed landscape with no long-distance views and accords with the enclosed character which partially typifies the “Stokenchurch Settled Plateau” described in the Wycombe landscape Character Assessment. The linearity of the of the settlement of Bolter End observed locally also matches that described characteristic, the only views seen from the settlement being medium distance to the north east of the B482 Finings Road of fields between trees and hedgerows, and glimpsed medium distance views east through roadside hedgerows and trees from Bolter End Lane to the same fields.
There are no long distance views from the locality of the proposed development due to the surrounding woodland and garden trees and hedgerows.
Taken as a whole, the development pattern of Bolter End village is varied and includes regularly aligned rectangular dwelling plots of 20th Century detached, semi and bungalow dwellings on Bolter End Lane and New Road. Building materials are a mix of brick, cream render, red and brown clay and grey slate tiles. On the south eastern side of Bolter End Lane occasional single detached dwellings are set back behind roadside native hedges and trees.
From the crossroads along the south/ south west side of the B482 Finings Road and the short length of Fingest Road to the south, the settlement pattern changes to largely hidden dispersed groups of dwellings accessed by stoned tracks set within loose woodland. At the south eastern end of the village the Bolter End Farm complex of black timber or profiled metal barns with black profiled metal roofs and farm shop are visible from the farm entrance and abut the enclosing hedgerow and
2 Document 756 LVIA - Landscape and Visual Impact Assessment woodland. The adjacent stoned track leads to dwellings partially hidden by trees, hedgerows and rising topography. The settlement pattern again changes along the north/ north eastern side of the B482 Finings Road into two distinct enclosed groups separated by a central more open area with medium distance views through hedgerows and trees to fields beyond.
The group close to the crossroads is one of irregular, closely grouped dwellings of varying age with tall intervening hedges and mature trees, bounded by hedgerows, trees and walls. Dwellings are generally hidden with only glimpses seen from the road. Glimpses show red brick, render, red and brown clay tiles as building materials.
The central open area has three single dwellings of varying age loosely connected to the two groups but more visible and facing the road from the ends of stoned tracks over the wide grass verge. Boundaries are fences, hedges, small trees and brick walls. Building materials are brick, render, clay tiles and grey slate. Two very visible brick dwellings close to the road have modern versions of decorative flint panels and low brick walled boundaries to the road and footpath.
The group of dwellings closest to the woodland blocks between Bolter End and Lane End are set back from the road by a 4-5m grass verge backed by a 1.8m timber fence. Just as the group beside the crossroads, this forms a close and irregular mix of dwellings, mature trees and tall hedgerows bounded by hedgerows, trees and brick walls. Dwellings are red brick, render, red and brown clay and grey slate tiles and are generally hidden behind tall hedgerows with mainly roofs visible from the B482 Finings Road. Access to the dwellings is from a stoned track leading from the B482 Finings Road which leads to a farm stable complex, Here, just as the Bolter End Farm complex across the road, are black timber stables and barns at the end of the track. The proposed development is part of this group of dwellings.
Photo 1 Storm House and Cottage Photo 2 Moorside and Benwell House
Photo 3 Bolter End Farm
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Scheduled Monuments, Sites of Historical, Archaeological, Architectural Importance
There are no archaeological sites, ancient earthworks, historic buildings or landscapes within close proximity to the proposed development.
The nearest SSSI is Bolter End Sand Pit, a geological SSSI some 210m to the south east of the proposed development site.
There are two Grade II listed buildings within 100m of the proposed development site: The Finings – 50m north east Little Finings – 90m north east
There is no visual connection between the proposed development site and dwelling and the two listed buildings, and thus there is no visual impact on their setting.
The Development Proposal and Character of the Proposed Development Site
The development proposal is for a simple rectangular pitched roofed single storey contemporary dwelling of 15m x 8.3m (including a single story flat/green roofed rectangular porch). It is proposed to be timber clad in vertical timber cedar or larch lats, with a raised seam medium grey metal roof.
A separate pitched roofed garage of 5m x 5m is proposed to match the construction of the dwelling. The dwelling is to be located on the southern boundary of the site approximately 12-14m from the northern kerb of the B482 Finings Road; 30m from the neighbouring dwelling Moorside to the west and 50m to Finings Cottage to the north east.
The site is bounded on the southern boundary by a 1.8m close board timber fence and a mix of deciduous and evergreen large shrubs and occasional trees. The eastern boundary is a 3-3.5m high beech hedge, the western boundary comprises a wire fence and line of trees and overgrown shrubs and the northern boundary is presently undefined being part of The Finings’ garden.
Photo 4 View internally of the southern boundary Photo 5 View internally of the eastern boundary
4 Document 756 LVIA - Landscape and Visual Impact Assessment When standing within the proposed development plot there are no extensive views from a 1.8m eye-line to the south and east and only views of the remaining kitchen garden of The Finings and the gable of Moorside which is substantially obscured by a line of trees on the proposed western boundary.
It is clear from this visual analysis that the site is very enclosed by the existing boundary vegetation. The ridge height of the proposed dwelling will be approximately 6m. The surrounding trees, hedges and shrubs forming the site boundaries range from 3-3.5m on the east, 4-11m on the southern boundary, and 7-16m on the western boundary. Existing trees in the garden beyond the proposed northern boundary range in height from 5- 14m
Visual Impact
The assessment of the visual impact of the proposed dwelling was undertaken from the road network, footpath network and from nearby dwellings and Lacey’s Farm.
The landscape within which the proposed development site is located is very enclosed, as has been described previously, and is so enclosed that there is a very limited potential Zone of Visual Impact, nevertheless this has been mapped.
The Footpath Network
There are only four public footpaths within 100m distance of the proposed development site. There are no views from these footpaths to the development site or the proposed dwelling due to the completely obscuring effect of intervening woodlands and treed hedgerows and garden curtilages. Even where the footpath which skirts Lacey’s Farm joins the B482 Finings Road, the view into the site is almost wholly obscured in the summer months by the trees and shrubs on the southern boundary within the site. From here it would be possible to see the roof of the proposed dwelling during the winter months albeit obscured by the tree branches. However, the mid grey colour of the roofing material will have a neutral visual impact in relation to the general winter hues of the surrounding landscape.
Photo 6 View adjacent to Storm House and Storm Cottage
Similarly, views from the stoned track off the B482 Finings Road to the proposed site and the group of dwellings leading to the Farm and stable will be obscured by intervening hedgerows and trees bounding the site.
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The Road Network
The only road from which the proposed development site can be viewed is the B482 Finings Road. No other road in the local vicinity affords any view of either the proposed site or dwelling. When travelling south east along the B482 Finings Road towards Lane End no view is possible until adjacent to Benwell House and Moorside some 60m from the site’s western boundary.
Photo 7 View driving west from Lane End Photo 8 View driving east near Moorside
When travelling northwest on the B482 Finings Road from Lane End no views of the proposed site are possible until just emerging from Finings Wood which spans the road at this location, some 57m to the site boundary. This gives a maximum distance of 150m, when travelling in either direction, which allows drivers a view of the southern boundary of the site and potential view of the proposed dwelling roof. This means that any driver travelling in either direction on the B482 Finings Road at 40 mph will have a 5 second experiential view of the proposed development site which is largely obscured by boundary trees and other vegetation.
Local dwellings and Bolter End Farm
There are only six domestic dwellings that conceivably have a view of the proposed development site and dwelling:
Moorside and Benwell House west of the site Finings Cottage east of the site Storm Cottage, Storm House and Bracken Cottage House to the south west of the site
None of these dwellings have a direct view from habitable rooms toward the proposed development site due to their orientation. The exception to this is Finings Cottage which is clearly oriented towards the development site. However, there are two 3-4m beech hedges intervening and effectively creating a visual screen other than, potentially, from the upper windows (unverified by observation).
Moorside has a window in its eastern elevation, but again, any view from this window is substantially obscured by intervening trees including a large conifer.
6 Document 756 LVIA - Landscape and Visual Impact Assessment Lacey’s Farm is a busy dairy enterprise and also a popular farm shop. Clearly, it has a regular flow of visitors. There will be views of the proposed development site and the proposed dwelling for shoppers leaving the complex. However, the view will only be of a proportion of the roof of the proposed dwelling, which even then will be obscured by the existing vegetation on the southern boundary. In addition, drivers will be concentrating on safely joining the B482 Finings Road rather than the view in front of them.
Photo 9 View from Lacey’s farm shop entrance.
Pedestrians, particularly when walking along the tarmac footway north from Lane End, will gain a view of the eastern gable of the proposed dwelling, albeit obscured by the existing boundary vegetation and this will be most apparent in the winter months. However, the mid grey roofing material and natural timber cladding will moderate the visual impact in relation to the natural hues of the surrounding landscape.
The Zone of Visual Influence
The Zone of Visual Influence, the area within any visual on landscape impact can be discerned, is delineated by a boundary formed of a combination of woodland, buildings, road and footpath orientation which collectively prevent views of the proposed development from more remote locations and which limit the influence the proposed development may have on the surrounding landscape character. It is set out in Figure 1 in the appendix of this document and, as can be clearly seen, is very limited and very local to the proposed development. At its greatest extent, it lies only 90m north, 100m west, 45m south and 160m east of the proposed development.
Mitigation
Despite it being clear that the development site and the proposed dwelling will have a very insignificant visual or landscape impact, mitigating planting is proposed. This planting is not just intended to add to the visual screening of the existing boundary vegetation but also to ensure continuity of the screen in the long term and to increase the ecological diversity over and above that which exists at present.
To achieve this objective, additional native tree planting is proposed on the southern, eastern and northern boundaries. The trees will be native species suited to the location and to the locality generally. In addition, a native hedgerow will be planted on the northern boundary and the western boundary.
7 Document 756 LVIA - Landscape and Visual Impact Assessment These mitigation proposals are set out on the Landscape Proposals Plan Drawing No. 756 LP 1
Summary
The “Wycombe Landscape Character Assessment” 2011 describes one of the characteristics of the Stokenchurch Settled Plateau as including areas of enclosure. This characteristic is particularly true of the landscape surrounding the proposed development site. There are no long distance views into or out of the area around the proposed development site. It is very visually enclosed.
The “Landscape Character Assessment” also cites the linearity of settlements within this same character area. This is a clear characteristic of Bolter End village which spreads along the road, Bolter End Lane, from Wheeler End by the M40 overpass and turning along the B482, Finings Road, towards Lane End. There is no further coalescence as a result of this development proposal with Lane End which is physical and visually separated from the southern end of Bolter End by Finings Wood.
In the vicinity of the proposed development site, properties are variably and irregularly spaced and benefit from mature trees and hedges within and along their boundaries. The built landscape local to the proposed development is dominated by the large scale buildings and dark coloured massed barns of Lacey’s Farm which are necessarily uncompromising, because of the nature of the enterprise, and clearly visible at the entrance to the complex from the B482
The location of a relatively modest, simple eco-dwelling within this settlement pattern would not create a negative impact on the local landscape character, the site being in the visual shadow from distant views due to the topography and intervening vegetation and existing built form.
Furthermore, the proposed dwelling would not visually negatively impact on the immediate locality due to the confined nature of the site being bounded by existing trees and vegetation. Any modification to the site boundary for site access purposes can be successfully mitigated by additional screen planting as illustrated in the landscape proposals drawing.
In addition, the neutral, mid-grey colour of the proposed roofing material and the natural colour of the proposed timber cladding will allow the building to blend into its surrounding landscape both in the short and long term allowing the contemporary architecture to avoid conflict with other architecture in the immediate locality.
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Appendix
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