Environmental Statement Volume 2: Part 1 Landscape and Visual Impact Assessment March 2014
Volume 2 of the Environment Statement has been prepared by Gillespies LLP, Montague Evans LLP and DesignHive. It is formed of four parts:
Part One: Landscape and Visual Impact Assessment (LVIA) (This document) (Gillespies LLP)
Part Two: Assessment of the Impact on Heritage Assets (AIHA) (Gillespies LLP and Montague Evans LLP)
Part Three: Figures to Support Landscape and Visual Impact Assessment & Assessment of the Impact on Heritage Assets (Gillespies LLP)
Part Four: Verified Photomontages: Methodology and Supporting Evidence (DesignHive and Gillespies)
CONTENTS
1 Introduction 5
2 Legislation, Policy And Guidance 8
3 Landscape Baseline 13
4 Visual Baseline 30
5 Assessment of Landscape Effects 42
6 Assessment of Visual Effects 56
7 Compliance with Landscape Planning Polices and Strategies 77
8 Summary and Conclusions 81
GLOSSARY AND ABBREVIATIONS
REFERENCES
APPENDICES
LVIA Appendix 1: LVIA Methodology
LVIA Appendix 2: National Character Area: 132 Salisbury Plain and West Wiltshire Downs
LVIA Appendix 3: County Landscape Character Type: Chalk River Valley
LVIA Appendix 4: District Landscape Character Area: A4 Lower Avon Narrow Chalk River Valley LCA
LVIA Appendix 5: Constable and Salisbury: Harnham Water Meadows Trail
LVIA Appendix 6 Minutes of the Meeting of Strategic Planning Committee, Wednesday, 28th September, 2011 with regard to Planning Application S/2011/0207/FUL
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1 Introduction
1.1 The development
1.1.1 In March 2011, Gillespies was instructed by Salisbury Site LLP to prepare a Landscape and Visual Impact Assessment (LVIA) of the Salisbury Gateway Development as part of an Environmental Impact Assessment (EIA) being undertaken for the development. Gillespies was also instructed to prepare landscape and public realm proposals for the development. A planning application (ref S/2012/0873) was submitted in March 2012 which has now been withdrawn.
1.1.2 Salisbury Site LLP decided to revise the proposals for the Salisbury Gateway Development and in 2013 Gillespies was asked to revise the landscape and public realm proposals and to prepare a LVIA to accompany the revised application. This LVIA forms part of the Environmental Statement but is submitted as a separate document and forms Part One of Volume 2 of the ES. The Figures to accompany this assessment form Part Three of Volume 2 and the Verified Photomontages prepared for a selection of the viewpoints form Part Four of Volume 2.
1.1.3 The proposed development is described in the Design and Access Statement and in Chapter 4 of the ES. The development consists of a Sainsbury’s superstore (the store) and Petrol Filling Station (PFS) and Kiosk located on Southampton Road. The store, a bespoke design by LSH Architects, with weathered timber and glazed elevations and a gently curving roof, has been developed specifically for this site. The Southampton Road frontage consists of a wide band of landscaping with some parking located between the landscaped frontage and the store. The remaining parking is located beneath the store. The service yard is to the rear of the store. The Landscape proposals are described in the Landscape Proposals Design Report which includes the Landscape Masterplan (Drwg. OX4600-10_LM01 Rev T) which forms one of the application drawings.
1.1.4 The application site is 9.67 ha although this includes highways land. The built form is confined to the northern and eastern parts of the application site (the site) and within the LVIA this part of the site is described as the development area. The site and the development area are shown on Figure SR PL001 Site Location Plan.
1.1.5 The southern half of the site (4.37 ha) between the developed area and the River Avon incorporates sustainable urban drainage and flood attenuation measures, but is free from built form and is described in the application as the sustainable wetland. The sustainable
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wetland forms part of the River Avon Valley floor and the application includes a timber boardwalk and viewing platform adjacent to the river with managed public access. From the boardwalk and viewing platform there are views along the River Avon Valley towards Salisbury Cathedral to the west and towards Britford Church to the east.
1.1.6 The application also incorporates a flood prevention barrier along the western edge of the Wessex Water treatment plant.
1.1.7 Changes since the previous application include: A reduction in the height to the store;
A reduction in the footprint of the store;
A slight change in the location of the store to increase the distance from the eastern boundary;
Removal of glazing from the southern elevation of the store;
A revised design for the sustainable wetland, inspired by the historic character of the site, that visually echoes the character of the surrounding water meadows;
Prioritising of ecological enhancements;
Mounding with planting introduced on the Southampton Road frontage of the PFS;
Revised highways proposals;
Addition of a flood prevention barrier along the western edge of the Wessex Water treatment plant; and
The combined heat and power plant has been omitted.
1.1.8 A comparison of architectural proposals between Application ref S/2012/0873 and the current proposals can be found in section 4 of the Design and Access statement.
1.2 Landscape and Visual Impact Assessment Methodology
1.2.1 Since the first application there has been a revision of the Guidelines for Landscape and Visual Assessment (GLVIA3) (Ref.i) published by the Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA). Consequently it was decided that the current LVIA should be prepared in accordance with the advice set out in GLVIA 3.
1.2.2 The methodology used by Gillespies is also based on principles regarding landscape character assessment set out in guidance from the Countryside Agency (now Natural
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England) and Scottish Natural Heritage on Landscape Character Assessment: Guidance for England and Scotland (Ref ii).
1.2.3 The methodology used in this LVIA is set out in LVIA Appendix 1.
1.3 Scoping, agreed viewpoints and photomontages
1.3.1 The scope for the LVIA had been agreed with Wiltshire Council for the application ref S/2012/0873. Following that submission Wiltshire Council raised the issue of potential impacts on heritage assets including the Setting of Salisbury and Wilton. These issues have been addressed in a separate assessment, The Assessment of Impacts on Heritage Assets which forms Part Two of this Volume 2 of the ES.
1.3.2 Subsequent to the submission of application ref S/2012/0873 it was agreed with Wiltshire Council that a number of verified views would be produced. The verified views were produced in order to illustrate both the landscape and visual assessment and the assessment of impacts on heritage assets. Some locations were at existing viewpoints assessed in the LVIA, but there were also a number of additional viewpoints.
1.3.3 A scoping report with regard to the current LVIA was sent to the Wiltshire Council in December 2013 (as part of a wider scoping report for the whole ES) and a response received from Wilshire Council in February 2014. Issues raised in the response to the Scoping Report are covered either in this LVIA or in The Assessment of Impacts on Heritage Assets.
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2 Legislation, Policy And Guidance
2.1 Introduction
2.1.1 This section identifies and describes legislation, policy and guidance of relevance to the assessment of potential landscape and visual effects associated with the construction and operation of the proposed development.
2.2 International
2.2.1 The European Landscape Convention (ELC), which was signed by the UK in February 2006 and became binding in 2007, is the first international convention to focus specifically on landscape issues and aims to protect, manage and plan landscapes in Europe.
2.2.2 The ELC defines landscape as: ‘An area, as perceived by people, whose character is the result of the action and interaction of natural and/or human factors.’
2.3 National Legislation, Planning Policy and Guidance
2.3.1 National Planning Policy is set out in National Planning Policy Framework (NPPF), March 2012 (Ref iii). Paragraph 17 of the NPPF includes 12 principles of plan making and decision-taking. These include the principles that planning should: • ‘take account of the different roles and character of different areas, …. recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it.’ • ‘contribute to conserving and enhancing the natural environment and reduce pollution. Allocations of land for development should prefer land of lesser environmental value, where consistent with other policies in this Framework.’
2.3.2 Section 7 of the NPPF outlines the Government’s policy regarding design. It emphasises that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. Paragraph 58 states planning policies and decisions should aim to ensure that developments: will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;
optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other
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public space as part of developments) and support local facilities and transport networks;
respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; and
are visually attractive as a result of good architecture and appropriate landscaping.
2.3.3 Section 11 of the NPPF concerns conserving and enhancing the natural environment. Paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by, amongst others, protecting and enhancing valued landscapes.
2.3.4 Paragraph 113 states that local planning authorities should set criteria based policies against which proposals for any development on or affecting protected wildlife or geodiversity sites or landscape areas will be judged. In addition it states that a distinction should be made between the hierarchy of international, national and locally designated sites, so that protection is commensurate with their status and gives appropriate weight to their importance and the contribution that they make to wider ecological networks.
2.3.5 Paragraph 115 states that great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.
2.3.6 Paragraph 123 states that planning policies and decisions should aim to (inter alia) identify and protect areas of tranquillity which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason.
National Planning Practice Guidance
2.3.7 On 6 March 2014 the Department for Communities and Local Government (DCLG) launched this planning practice guidance web-based resource. The guidance is a material consideration in planning decisions.
2.4 Development Plan
2.4.1 The site is located within Salisbury District and the development is subject to policies within the adopted Salisbury District Local Plan 2011 (Ref iv). The policies in the Salisbury District Local Plan 2011 are part of the development plan for Wiltshire and remain in place until replaced by policies in the Wiltshire Core Strategy, which is timetabled for adoption Spring/Summer 2014.
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2.4.2 The South Wiltshire Core Strategy was adopted 7 February 2012 and covers the area of the former Salisbury District Council. The South Wiltshire Core Strategy is a transitional document, which will also be replaced by the Wiltshire wide Core Strategy when the latter document is adopted.
2.4.3 The Wiltshire and Swindon Structure Plan 2016 was revoked in May 2013 by the Secretary of State, but some policies have been saved until the Wiltshire Core Strategy is in place.
2.5 Regional/County Level
2.5.1 Only one policy from the Wiltshire and Swindon Structure Plan 2016 (adopted April 2006), which has been ‘saved’ until replaced with policies in the Wiltshire Core Strategy, is relevant to the landscape and visual impact assessment of the site. It is cited below and shown on Figure SR PL002 Landscape and Cultural Designations.
2.5.2 Special Landscape Areas Policy C9 ‘Within special landscape areas any proposals for development should have regard to the need to protect landscape character and scenic quality. The areas are:- 1. The majority of Salisbury Plain excluding two areas around Netheravon, Larkhill, Bulford and Amesbury, and Ludgershall and Tidworth 2. Those parts of Salisbury District to the north and east of the Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty, excluding an area around Salisbury and Wilton 3. The Blackmore Vale from Zeals to Sedgehill, and a small area to the east of Shaftesbury 4. The Chapmanslade Greensand Ridge 5. The higher land of the Spye and Bowood parklands 6. The River Frome valley at Vaggs Hill; and 7. The southern fringes of the Cotswolds, not covered by designation as an Area of Outstanding Natural Beauty. '
2.5.3 We have not been able to find any evidence base or criteria on which the designation of the SLA around Salisbury was based. (SLA) as recommended in NPPF paragraph 113.
2.6 Local Policy
2.6.1 The local policies from the Salisbury District Local Plan 2011 which have been ‘saved’ until they are replaced with policies in the Wiltshire Core Strategy and which apply to the site are cited below and shown, where appropriate on Figure SR PL002.
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2.6.2 Policy C7 Landscape Setting of Salisbury and Wilton seeks to prevent detrimental impacts on the visual qualities of the landscape that has been designated as the landscape setting of Salisbury and Wilton. ‘Within the Landscape Setting of Salisbury and Wilton as defined on the Proposals Map, new development will not be permitted during the lifetime of this Plan to ensure there would be no detriment to the visual quality of the landscape and to enable allocated developments to be assimilated.’
2.6.3 The text accompanying the policy elaborates as follows: ‘7.15 The landscape setting designation is not intended to operate in the same way as a statutory green belt since its boundaries will not be permanently fixed, but will be subject to regular review, with possible peripheral amendment in future Local Plans. This exercise will be necessary to facilitate the allocation of development sites, and to take account changes in the landscape resulting from development. In the case of the former, the release of additional development land will need to be weighed carefully against any resulting erosion of the landscape setting.’
2.6.4 The policy text and accompanying text appear to be inconsistent. Whilst the policy text states ‘new development will not be permitted’ the accompanying text facilitates the ‘allocation of development sites’, and ‘changes in the landscape resulting from development’. In particular, the accompanying text sets out that ‘the release of additional development land will need to be weighed carefully against any resulting erosion of the landscape setting’, which is an approach more similar to that of the Framework (see below).
2.6.5 In fact permission for residential development on land within the area designated as the landscape setting of Salisbury and Wilton has recently (25th February 2013) been granted. (S/2011/0207/FUL Rowbarrow Phase 3, Downton Road, Salisbury, SP2 8AS) and is shown on Figure SR PL001. At a committee meeting to discuss the proposals in September 2011 it was resolved to grant planning permission for the following reasons:- The site is not allocated in the current adopted Local plan, and technically forms part of open countryside. The proposal is therefore contrary to current local plan policies C7, & H23. However, the land subject of this application is referred to in the emerging SW Core Strategy as being suitable in principle for residential development, and the provision of additional dwellings, including affordable dwellings, would be in line with future Council planning policy. The proposal would also accord with sustainable housing guidance provided in PPS3, and in line with emerging Central Government planning policy.
Furthermore, the development would have little visual impact on the wider countryside, the design is considered acceptable, and the long term impacts on surrounding residential amenity would be limited. The utilisation of an established road system and junction would limit the impact of the additional dwellings on the highway system. The
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proposal would not have a significant impact on the heritage assets or the ecology of the area, or the protected river system. (See Appendix 6 Minutes of the Meeting of Strategic Planning Committee, Wednesday, 28th September, 2011 with regard to Planning Application S/2011/0207/FUL)
2.6.6 It appears from this decision that on this case Policy C7 was applied with reference to the accompany text rather than the policy text. The particular circumstances of the development were considered and the development was not considered to impair the quality of the landscape or the setting of Salisbury and it was recommended for approval. This approach is consistent with Annex 1 of the NPPF which states that subsequent to March 2013 relevant policies from existing plans should be given due weight according to their degree of consistency with the Framework (paragraph 215, p48). The policy text of Policy C7 and in particular the assumption that all ‘new development will not be permitted’, does appear to be consistent with the Framework which advocates a case-by-case criteria based approach towards assessment, the relevant criteria in this case being whether the development is detrimental to the visual quality of the landscape or result in any erosion of the setting of Salisbury or Wilton. This assessment, together with other sections of the ES, provides the requisite information for this development to be assessed on its own criteria.
2.6.7 Policy C8 Landscape (Trees and Hedging) states that where the Local Planning Authority can influence tree planting proposals it will encourage the planting of indigenous species and states: ‘In order to maintain the quality and variety of the countryside new development which would result in the loss of trees, hedges or other features that contribute to the character of the landscape will only be permitted where provision is made for replacement planting and the creation of new landscape features.’
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3 Landscape Baseline
3.1 Study Area
3.1.1 The wider landscape with the potential to be affected by landscape and visual effects from the proposed development was identified using desk top analysis and set for 3km from the site. This was refined to 2km following fieldwork to determine areas from which the proposed development would be visible. The extent of the study areas is shown on Figures SR PL001 - PL005.
3.2 Designations
3.2.1 The site is not covered by any international or national landscape designations. The Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty (AONB) is located approximately 2.5 km south of the site. It is located outside the LVIA study area. Landform screens views of the site and of development within the site from the AONB.
3.2.2 A Special Landscape Area (SLA) is at its closest located approximately 300m to the north east and 800m to the south of the site and is shown on Figure SR PL002. To the north of the site it is located north of the mainline railway line that runs north of Southampton Road. . There are no published criteria for the definition of the Special Landscape Areas within Wiltshire. Wiltshire Council’s Website notes that much of Wiltshire’s countryside outside the AONBs is designated as SLA (Ref v). From Figure SR PL002 it is evident that in the landscape closest to the site, the SLA is not principally located along the river valley floor but on the rising slopes of the chalk downland.
3.2.3 The site is covered by the local designation the ‘Landscape Setting of Salisbury and Wilton’ (Policy C7) the extent of which is shown on Figure SR PL002.
3.2.4 There are two Conservation Areas (CA) within the study area. The Salisbury City CA and the Britford CA. A description of both CAs and their relationship to the site can be found in The Assessment of Impacts on Heritage Assets.
3.2.5 Longford Castle, which lies to the south east of the site, is on the English Heritage Register of Historic Parks and Gardens (Grade II*). See Figure SR PL002. The pleasure grounds and park were laid out during the mid-late 18th century and improved by Lancelot Brown after 1778. The formal parterre gardens were created in 1832. The gardens were modified during the 1870s. The north-westerly part of the park is laid out as open pasture and is
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enclosed by a mature belt of trees along the north and north-east boundary of the site. The western part of the park, is planted with various large clumps of mature trees.
3.3 Existing National and County Landscape Character Assessments
3.3.1 At the national and regional level, landscape character assessment is defined by the Countryside Agency who divide England into 159 distinct National Character Areas (NCAs). The site is located within NCA 132 – Salisbury Plain and West Wiltshire Downs. Natural England, which now incorporates the Countryside Agency, is currently in the process of updating its NCA profiles but the legacy profiles still provide a good description of the landscape context and the legacy description for NCA 132 is included in Appendix 2 and shown on Figure SR PL003.
3.3.2 The extensive rolling chalk plateau of Salisbury Plain and the West Wiltshire Downs with their large arable fields dominate NCA 132. As the River Avon flows south and east to Salisbury and beyond to Hampshire, it cuts through the chalk to leave steep wooded slopes and escarpments forming the valley sides and a more intricate landscape of smaller fields. The downland is under arable use or sheep grazing and extensive areas are used for military training. The downland also has a prehistoric ritual significance. The valley bottoms contain gravel and alluvium and around Salisbury have been managed as water meadows. Salisbury Cathedral set within the water meadows has attracted artists to Salisbury, notably Constable. Many long views of the cathedral have been retained as development has mainly spread from the riverside within the city centre up the surrounding hillsides.
3.3.3 The site is located within the valley of the River Avon on the valley bottom and on land as it begins to rise up the valley side. The development area is located on the rising land within the site.
3.3.4 At a county level, the Wiltshire Landscape Character Assessment (Ref.vi ) encompasses the City of Salisbury and the surrounding area and places the site within the ‘Chalk River Valley’ landscape character type (LCT) as shown on Figure SR PL003, and in the ‘5B Lower Avon Chalk River Valley’ Landscape Character Area (LCA). The full description of the character type and 5B LCA are included in Appendix 3. The summary description is given below. ‘The Lower Avon Chalk River Valley is wider than the others in the type, containing the confluence of the Rivers Wylye, Nadder, Bourne and Ebble with the Avon. To the south of Salisbury the valley contains a complex system of channels and water meadows largely inaccessible and highly rural and tranquil in feel despite the closeness of Salisbury. Views of the cathedral spire are striking in this rural context and have long been appreciated by artists as in Constable’s famous painting of Salisbury Cathedral from the River. The area
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is pastoral with small fields with lush hedges, mature hedgerow trees as well as riparian vegetation such as willow and alder. Water meadows were typical of the area and East Harnham Meadows SSSI is one of these areas which, despite no longer being in active management as a water meadow, has retained its herb rich grassland. Settlement is in the form of a few villages and farmsteads plus historic houses and parklands such as Longford Castle and Park, and Wilton House. The river winds through Salisbury skirting the historic core of the city as well as more suburban areas on the south banks. More rural village buildings are of red brick combined with flint, and with red tiled roofs or thatch. Major trunk roads follow the sides of the Lower Avon Chalk River Valley but despite their noise and movement this character area retains substantial areas of rural and remote pastoral landscape.’
3.3.5 LCA 5B Lower Avon Chalk River Valley includes the River Avon valley to the west of Salisbury as well as the river valley to the south east. The site is located adjacent to one of the major trunk roads that bring noise and movement to this LCA.
3.4 District Landscape Character Assessments
3.4.1 At a district level the Salisbury District Landscape Character Assessment 2008 (Ref.vii) places the site in the Narrow Chalk River Valley landscape character type (LCT). This LCT includes three sections of chalk river valley to the north of Salisbury as well as the section the south east in which the site is located. (See Figure 4.1 of the Salisbury District Landscape Character Assessment in Appendix 4)
3.4.2 The site is located in A4 Lower Avon Narrow Chalk River Valley Landscape Character Area (Lower Avon NCRV LCA) as shown on Figure SR PL004. This LCA lies entirely to the south east of Salisbury and is generally wider that the areas of Narrow Chalk River Valley LCT to the north of Salisbury. The full description from the Salisbury District Landscape Character Assessment for the Lower Avon NCRV LCA is included in Appendix 4.
3.4.3 The key characteristics identified for the Lower Avon NCRV LCA are: ‘Relatively contained valley, encompassing the confluence of the Wylye, Nadder and Bourne and Ebble within the River Avon;
Narrow meandering river channel, bordered by a wider landscape of navigation channels and numerous ditches adjacent to the Avon;
Frequent copses and belts of mixed woodland along the river corridor, providing an intermediate sense of enclosure;
Generally inaccessible river corridor, despite proximity to Salisbury, culminating in a very strong sense of tranquillity and strongly rural character throughout;
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Striking views towards Salisbury Cathedral’s spire provide recognisable sense of place within this generally flat landscape;
Small-scale patchwork of small pastoral fields, delineated by a network of lush hedgerows, mature hedgerow trees and riverside trees such as willow and alder;
Pockets of herb-rich grassland, which were once managed as water meadows;
Relatively sparse settlement pattern, consisting of scattered farmsteads, small linear hamlets such as Bodenham and Charlton; and nucleated villages such as Downton and Wick;
Settlements generally have a strong vernacular character of red brick and flint buildings, with thatched roofs often as a feature;
Historic halls and manor houses and associated parklands within the valley, including Longford Castle and Wilton House.’
3.4.4 The Lower Avon NCRV LCA extends from Salisbury in the north to Downton in the south, and the northern part of the LCA is influenced by the urban edge of Salisbury although it also contains the striking views towards Salisbury Cathedral spire that provide a recognisable sense of place.
3.4.5 From Figure SR PL004 it is clear that the site is located at the junction of two landscape character types. The Narrow Chalk River Valley LCT lies to the south, south east and south west of the site. To the north and north west of the site is the urban edge of Salisbury. Two other LCTs are located farther to the north and east; Chalk Downland LCT and Forest Heath Mosaic LCT. The Chalk Downland LCT lies to the north of Southampton Road and south west of the A338. The enclosing, steep, often wooded, valley sides rise up to the chalk downlands reaching approximately 160m AOD.
3.4.6 North of Southampton Road is a small area of Lower Avon NCRV LCA which includes: the Petersfinger Park and Ride (P&R);
a small sliver of land between Southampton Road and a retail park which includes a Tesco supermarket, that is located to the north of Southampton Road immediately north of the site.
3.4.7 The Salisbury District Landscape Character Assessment was undertaken in 2008 before the development of the Petersfinger P&R which opened in 2010. The Petersfinger P&R is not representative of the Narrow Chalk River Valley LCT. GLVIA3 (Ref i) recommends that existing landscape character assessments should be reviewed critically as they may be dated (Page 77 Paragraph 5.13). Due to the development of the Petersfinger P&R the
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Lower Avon NCRV LCA should be amended to remove the Petersfinger P&R and to include it within the urban area. The railway line that runs along the northern boundary of the Petersfinger P&R forms an appropriate boundary between the urban area and the Chalk Downland LCT. Appendix 4 includes Figure 4.1 District Landscape Character Types and Areas from the Salisbury District Landscape Character Assessment. This shows that both the site and the Petersfinger P&R are located at the northern end of the Lower Avon NCRV LCA which extends for some distance to the south covering mostly a rural landscape rather than the urban edge.
3.4.8 The Petersfinger P&R, both the site itself and advance signage for it, currently marks the start of the urban area of Salisbury on the northern side of Southampton Road. The landscape treatment to the front of the Petersfinger P&R helps to achieve a positive transition from the rural landscape to the east and the urban landscape to the west. On the southern side of Southampton Road the transition is more abrupt and less successful; the B&Q store marks the start of Salisbury on the southern side of Southampton Road.
3.4.9 The description for the Lower Avon NCRV LCA is appropriate for the landscape to the south, south east and south west of the site where there is generally a flat landscape of channels and ditches surrounding the river within a contained valley. The southern half of the site is representative of this LCA with water channels, mature trees, in particular riverside trees and trees associated with ditches and wet grassland. There are also other mature trees on the eastern and western boundaries.
3.4.10 In contrast the vegetation along the Southampton Road boundary of the site contains a significant amount of dead elm and is in poor condition. The northern part of the site contains made up ground. Local report claims that the area was used for the deposition of soil when the retail park was developed on the opposite side of the road. Whether this is the case on not the northern part of the side is now noticeably higher than the southern part of the site and contains no tree; the first tree of value within the site (rather than on the eastern and western boundaries) is a mature willow that is located about half way between Southampton Road and the River Avon. Areas of bramble extend from the poor quality hedge along the Southampton Road boundary.
3.4.11 The character of the northern half of the site is very influenced by Southampton Road; the traffic on the road which brings a strong sense of movement to the area, is noisy and visually intrusive. Towards the southern half of the site a sense of tranquillity and rural character begin to emerge although this is also affected by the presence of the Wessex Water treatment works to south east. The access road to the treatment works forms the eastern
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boundary of the site. The ‘very strong sense of tranquillity and strongly rural character’ characteristic of the Lower Avon NCRV LCA is not evident at all within the site and there is no sense of remoteness. As noted above this LCA extends for some distance to the south of the site and most of this LCA covers a rural landscape than land on the urban edge. The tranquillity and rural character noted for this LCA is to be found in those parts of the Lower Avon NCRV LCA that are not adjacent to the urban edge of Salisbury.
3.4.12 The village of Britford lies to the south of the site and has a rural character although the eastern parts of the village are influenced by the proximity of the Wessex Water Treatment works which is significantly more visible from the south in Britford than it is from the north along Southampton Road.
3.4.13 In the landscape immediately south of the site the River Avon is formed of several channels. The main channel is identified as the River Avon on the Ordnance Survey (OS) Maps but a second channel runs roughly parallel to the north and this is the channel that forms the southern boundary of the site. A third channel, labelled on the OS maps as Navigation lies further to the south and, as the name suggests, is clearly an artificial channel. Both the northern channel (adjacent to the site boundary) and the main channel are sinuous and natural looking in their forms (See Figure SR PL001). On the western boundary of the site is the River Bourne, a tributary of the Avon that joins the River Avon at the south western corner of the site.
3.4.14 The river channel that forms the southern boundary of the site is inaccessible as is the valley floor south, east and west of the site. Trees along the southern boundary of the site form part of the frequent copses and belts of mixed woodland that create a sense of enclosure within the valley bottom. These trees and woodland limit cross valley views, particularly in summer. Views that are available are principally along the line of the river and water channels although very few of these views are publically accessible.
3.4.15 The site and most of the surrounding land was once managed as water meadow. (See Chapter 15 of the ES, Archaeology) The site has not been managed as water meadow for at least 35 years and no longer retains any of the characteristics of a managed water meadow. Other adjacent land that was once managed as water meadow but is no longer includes: land adjacent to the site to the east (east of the access road to the Wessex Water treatment plant)
the Wessex Water treatment plant itself
the B&Q store and the commercial /retail units to the west of B&Q.
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3.4.16 Land within the Britford SSSI that lies to the south west of the site is still managed as water meadow. There are small scale pastoral fields in the landscape immediately to the south and south west of the site although the site itself is not in pastoral use nor is the land to the immediate east, north of the Wessex Water treatment plant.
3.4.17 The Lower Avon NCRV LCA includes the village of Britford which lies to the south of the site The Britford CA is contiguous with the Salisbury City CA. Britford is a linear village with some properties grouped around Bridge Farm to the west, another small group around Britford Church and further properties on the section of the Lower Road that runs north south. The character and appearance of Britford is considered in more detail in The Assessment of Impacts on Heritage Assets. Britford generally has a pastoral character although this is diminished in places by views of the Wessex Water Treatment Works and by occasional views of buildings and traffic on Southampton Road.
3.4.18 Although the Lower Avon NCRV LCA is relatively sparsely settled the site is adjacent to the urban edge of Salisbury and rather than being characterised by small scale development with a strong vernacular character it is adjacent to development that is large scale and commercial. The large scale commercial development on Southampton Road is utilitarian in style and lacking in examples of high quality commercial development.
3.4.19 Key sensitivities identified in the Salisbury District Landscape Character Assessment for the Lower Avon NCRV LCA include: Small scale patchwork of pastoral fields;
Hedges, woodlands and riverside trees;
Vernacular settlement character including historic halls and manors;
Overall sense of tranquillity; and
Views towards Salisbury Cathedral;
3.4.20 A management Strategy and Objectives are set out in the Salisbury District Landscape Character Assessment for the Lower Avon NCRV LCA as follows: ‘The overall management strategy for the Lower Avon Narrow Chalk River Valley should be to conserve the strong landscape pattern of small-scale fields, mature hedgerows and riverside willows and poplars. In addition, conserve the small-scale historic settlement pattern and predominantly vernacular character of built form. There may be opportunities for reinstatement of water meadows.’
Specific management objectives are to: Conserve open views towards Salisbury Cathedral and other views across and along the valley;
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Conserve the strongly rural character and associated strong sense of tranquillity;
Ensure that potential new development along the valley, particularly at the southern fringes of Salisbury and the village edges, respects the historic settlement scale, pattern and vernacular materials;
Monitor road engineering to safeguard the rural character of road corridors;
Encourage conservation and management of the existing hedgerow network;
Conserve the existing scattered settlement pattern and avoid large developments that would be out of character with the existing layout;
Conserve mature riverside willow and alder as landscape features;
Identify, conserve and consider opportunities for reconnecting and recreating wetland habitats such as wet woodland, fen, marsh and swamp.’
3.4.21 The Salisbury District Landscape Character Assessment makes reference to Constable’s famous painting of Salisbury Cathedral from the river. Although there are striking views of the cathedral spire from within the Lower Avon NCRV LCA we have not been able to identify any famous view of Salisbury Cathedral painted by Constable from a location within the Lower Avon Narrow Chalk River Valley. A leaflet prepared by Salisbury Museum shows the locations from where Constable painted his most famous views of Salisbury Cathedral.; These lie in the river valley to the south and west of the cathedral rather than to the east either in the urban area of Salisbury or the in the Netherhampton Chalk Downland LCA according to the Salisbury District Landscape Character Assessment (See Figure 4.1 District Landscape Character Types and Areas in LVIA Appendix 3)
3.5 The Landscape Setting of Salisbury and Wilton
3.5.1 The site is located within the area designated as ‘The Landscape Setting of Salisbury and Wilton’ under Policy C7 of the Salisbury Local Plan 2011, adjacent to its boundary with Southampton Road and B&Q. Policy C7 forms part of the Rural and Natural Environment Chapter of the Salisbury Local Plan 2011.
3.5.2 The area designated as ‘The Landscape Setting of Salisbury and Wilton’ was informed by a study commissioned in 2008 Salisbury District Council: Settlement Setting Assessments (2008) (Section 3 Salisbury and Wilton) (Salisbury Settlement Setting Assessment). It was undertaken by Chris Blandford Associates (Ref viii). Figures SR PL030-33 have been derived from the Salisbury Settlement Setting Assessment and focus on the landscape to the east of Salisbury surrounding the site.
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3.5.3 Outside of the visually cohesive historic core the Salisbury Settlement Setting Assessment describes the landscape surrounding Salisbury as either distinctive, supportive, connective, weak or ‘outer rural area’ (see Figure SR PL032). Within the vicinity of the site the following assessments were made: Land to the south and west of the site is described as distinctive landscape. (This area lies within either the Salisbury City CA or the Britford CA).
Development along Southampton Road, to the north and south, is described as weak townscape. This is currently the edge of the urban area on this approach to Salisbury.
A large area, to the north, east and south which includes both the site and the Petersfinger P&R is described as supportive landscape.
Land to the south of the A338 is described as connective townscape
3.5.4 The site is on the edge of the area of supportive landscape adjacent to the area of weak townscape on Southampton Road.
3.5.5 The area designated as the ‘Landscape Setting of Salisbury and Wilton’ includes all the areas described as distinctive landscape but not all of the areas described as either supportive or connective. The land immediately north of the site (which includes the Petersfinger P&R) and a much larger area to the north of the railway line and east of Petersfinger are described as supportive landscape in the Salisbury Settlement Setting but are included in designated area. Land to the west of the A338 is described as connective landscape in the Salisbury Settlement Setting Assessment some of this area is included in the ‘Landscape Setting of Salisbury and Wilton’.
3.5.6 Development that has taken place since the Salisbury Settlement Setting was published includes the Petersfinger P&R within the area described as supportive landscape. Rowbarrow Phases 1 & 2 residential developments (See Figure SR PL001) and the Britford P&R are within the area described as connective landscape. Rowbarrow Phases 3, which has been granted planning consent but has not yet been implement is also within the area described as connective landscape and within the locally designated ‘Landscape setting of Salisbury and Wilton.
3.5.7 Policy C7 recognises the importance of the surrounding landscape to the setting of Salisbury and in particular notes the importance of land that forms the skyline. Built development will only be allowed where it does not impair the quality of the landscape. The river valleys and their associated flood meadows are identified as providing extensive views towards the city and the Cathedral and preventing the coalescence of Salisbury with surrounding
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settlements. Development should avoid encroaching on to the chalk slopes which encompass the settlements, and the river valleys should be kept open to maintain their dominance in the settlement character.
3.5.8 Paragraph 7.15 of the Natural Environment Chapter of the Salisbury Local Plan 2011 states that: The landscape setting designation is not intended to operate in the same way as a statutory green belt since its boundaries will not be permanently fixed, but will be subject to regular review, with possible peripheral amendment in future Local Plans. This exercise will be necessary to facilitate the allocation of development sites, and to take account of changes in the landscape resulting from development. In the case of the former, the release of additional development land will need to be weighed carefully against any resulting erosion of the landscape setting.
3.5.9 The Salisbury Settlement Setting Assessment, which informed the local designation, identifies a number of special qualities to be safeguarded (see Figure SR PL035). The site is located within Area 6 East which includes the distinctive landscape of the water meadows as well as the supportive landscape to the east. Area 6 East also includes land to the north of Southampton Road that is not included in the ‘Landscape Setting of Salisbury and Wilton’. Area 6 East is therefore a large area and there is a considerable variation in the importance it has to the setting of Salisbury as it ranges from land that is included within the Salisbury City and Britford CAs to land which is now a Park and Ride.
3.5.10 There are seven bullet point recommendations for Area 6 East. They do not form part of Policy C7. The recommendations are as follows: ‘Conserve and enhance the locally distinctive character inherently associated with the water meadows, which strongly contributes to the setting and special character of Salisbury and its historic cores. Conserve its complexity of channels, hatches, sluices, aqueducts and other water control features on the flood plain (‘ridge and furrow’ appearance)’.
‘Resist any development that detracts from the high level of cultural value, biodiversity and associated quintessential views within this area’.
‘Conserve the historic river valley setting of locally distinctive listed buildings within Salisbury and other memorable landmarks within the landscape setting. Ensure the sense of setting, scale, form and inherent character of such buildings is not lost with the location of new development’.
‘Improve public access to ‘green finger/corridor’ and links to western parts of Area 6. Opportunities for sensitive, high quality, accessible green infrastructure allowing improved access to the countryside for urban populations e.g. extension
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of public footpath / cycle path network and connections to other green fingers/corridors’.
‘Conserve key views over the Avon river valley and water meadows that strongly contribute to memorable and distinctive approaches to and from Salisbury'.
‘Conserve the historic rural setting of the Rectory and locally distinctive listed buildings clustered along Lower Road and Church Road. Ensure the sense of setting, scale, form and inherent character of such buildings is not lost with the location of new development’.
‘Potential to soften visually harsh and abrupt settlement edges in this area through additional tree and shrub planting.’
3.5.11 The Salisbury Settlement Setting Assessment also notes that the landscape within the Avon valley has a role in providing separation between the necklace villages and between those villages and Salisbury.
3.5.12 The southern part of the site which forms part of the river valley floor does make a contribution to the locally distinctive character inherently associated with the water meadows. However, the Assessment of the Impact on Heritage Assets has concluded that the site is not part of any key or quintessential views nor does it play a role in the river valley setting of locally distinctive listed buildings or the rural setting of listed buildings within Britford.
3.6 Site Appraisal
3.6.1 The site is located on Southampton Road. The access road to the Wessex Water treatment works is locate along the eastern boundary with the treatment works itself located to the south east of the site. The southern half of the site is within the valley floor and the southern boundary is formed by one of the channels of the River Avon (See Figure SR PL001). Adjacent to the site Southampton Road turns towards the north and the bend in the road means that the north eastern part of the site is distant from the river valley. At the western end of the site Southampton Road is approximately 120m north of the River Avon. However Southampton Road turns north-east at the Bourne Roundabout (about a third of the way along the site frontage) and at the same time the River Avon turns south-east. Consequently at the eastern end of the site Southampton Road is approximately 450m north of the River Avon.
3.6.2 The development area which is located in the north eastern part of the site is the least connected to the river valley floor both physically and in terms of character. It is roughly triangular and contained on two sides; by Southampton Road and the access road to the Wessex Water treatment works. It is also the highest part of the site, partly due to the
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natural topography of the rising valley side and partly due to previous land raising; the land rises within the site from 41m AOD at the southern boundary close to the channel of the River Avon to 44m AOD at the north eastern corner adjacent to Southampton Road.
3.6.3 The site lies to the south east of the urban area of Salisbury, about 1.5km from the city centre. Its northern boundary on the A36 is dominated by Southampton Road with its associated signage and traffic, and large retail units to the north of the road including Tesco. Petersfinger P&R with 650 car park spaces was opened in June 2010 on the opposite side of Southampton Road to the site. The existing pattern of development along Southampton Road is not representative of the scattered pattern of development elsewhere in the Lower Avon NCRV LCA. To the east of the site is the Wessex Water treatment plant which is accessed from Southampton Road and extends to the edge of the northern channel of the river. (See Figure SR PL001) More large retail units sit to the west of the site with a large B&Q immediately adjacent.
3.6.4 There are water meadows between the channel that forms the southern boundary of the site of the site and the main channel of the River Avon. The village of Britford lies beyond the fields that lie to the south of the main channel. Effectively there are two channels of the river with associated trees between the site and the village of Britford. (The Navigation channel which is located farther south divides the two parts of Britford village. The group of properties around Bridge Farm lie to the west and the remainder of the village lies to the east. The bridge close to Bridge Farm crosses the Navigation channel.)
3.6.5 Views to the spire of Salisbury Cathedral are available from the southern part of the site, across the water meadows that are located between the northern channel and the main channel of the River Avon. Views are often obscured by mature trees along hedgerows and lining ditches although these trees also serve to frame the views when they are available.
3.7 Trees, Vegetation and Watercourses
3.7.1 Viewed from the A36 the dominant feature of the site is the poor boundary hedge, which consists primarily of dead or dying elm regeneration (Ulmus sp.) and elder (Sambucus nigra). The landcover of the majority of the site is neutral grassland and tall ruderal vegetation, with pockets of wet grassland and wet ditches in the south east and centre. There are also areas of scrub, bare ground and scattered trees and hedgerows on the site boundaries. Towards the northern boundary there are areas of made up ground and close to the northern boundary hedge areas of overgrown brambles. There is a stand of Japanese knotweed within the site and Himalayan balsam on the edge of the river.
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3.7.2 Trees are important elements in the landscape character of the site. No trees within the site are subject to Tree Preservation Orders (TPO). The southern boundary of the site forms the Salisbury City CA boundary and trees that are located on this boundary are protected by conservation area restrictions on tree works. An arboricultural survey was carried out by Middlemarch Environmental Ltd in September 2010 and is included in Appendix 7.10 to the ES.
3.7.3 The report identified an English oak, (Quercus robur) on the site’s eastern boundary as being of high quality and value. It is approximately 19.5m high and an important landscape feature. Also along the eastern boundary of the main part of the site there are three other mature trees, two crack willow, (Salix fragilis) and one white willow, (Salix alba). There are also a number of smaller trees. There are 8 large trees and 2 small tree groups adjacent to the river along the site’s southern boundary. The mature trees are all crack willow, which would traditionally have been managed as pollards but they have received no management for some years.
3.7.4 Along the site’s western boundary there are six mature trees and a group of smaller trees. The mature trees are crack willow, one of which is in poor condition and recommended for removal in the arboricultural survey.
3.7.5 Within the site trees are concentrated along two ditch lines, which run from the centre of the site to join the river. At the northern end of the eastern ditch (approximately in the centre of the site) is a large crack willow, of approximately 22m high. It is a dominant feature of the site and is visible from the surrounding landscape. Other trees along this ditch include 4 large trees the most notable of which, a mature crack willow, is adjacent to the river. Along the other ditch there are 3 crack willow and a group of smaller trees.
3.7.6 The mature trees within the site and along its boundaries are important in maintaining the landscape character of the area and in addition they provide visual screening between the sensitive river corridor and the A36. Large mature willow are a characteristic landscape feature of the Avon valley. Several of the trees within the site are recommended for re- pollarding in the survey in order to retain their characteristic form and to maintain their structural integrity.
3.7.7 Watercourses are a key component of the landscape immediately surrounding the site which is bounded to the west by the River Bourne with tree-lined banks and to the south by the northern channel of the River Avon. The watercourses are typical of chalk landscapes and have clear fast flowing water overhung by large trees and bankside vegetation. Within the
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southern part of the site there are three wet ditches with associated vegetation and a fourth within the hedgerow that runs along the site’s eastern boundary.
3.7.8 The southern half of the site, is associated with wet ditches and wet grassland. The ecological assessment of the site (ES Chapter 7) identifies that the greatest ecological interest is along the southern edge, in the south-east corner and along the wet ditches where there are highly complex mosaic vegetation communities.
3.7.9 A narrow strip of land along the western boundary of the Wessex Water Treatment works that is within the land ownership of Wessex Water is included within the applicant site as it is the location for a proposed flood prevention barrier. The strip of land is immediately adjacent to the access road for the Wessex Water Treatment works. Immediately west of this land is an over-mature hedgerow that contains groups of trees, predominantly willow (Salix spp.) and hawthorn (Crataegus monogyny). This hedge line is approximately 6m high with pollarded willows that are between 6 to 10 metres. The overgrown hedge effectively screens much of the Wessex Water Treatment works in views from the west, including views from the A36 Southampton Road.
3.8 Accessibility
3.8.1 There are no Public Rights of Way (PRoW) within the site. The site is, however, easily accessible from Southampton Road both for vehicles uses, pedestrians and cyclists. Pedestrian and cycle access to Salisbury is possible on a designated route beside the busy A36 corridor but Southampton Road is not particularly welcoming to pedestrians and cyclists.
3.8.2 There is no direct public access to the river, either from the site or on either side (east or west) of the site, and no access along either bank of the northern channel of the river. There is private pedestrian access to the southern bank of the main River Avon channel for members of the London Anglers Association. There is no access across the river.
3.8.3 PRoWs around the site were walked during the field assessment, most appeared to be well used and maintained. Approximately 500m to the north of the site is the Clarendon Way Long Distance Walk which links Winchester to Salisbury. It enters the area from the high chalk downlands to the north and stays on the north side of the valley until it reaches the edge of the city. Several local PRoW link into this route. To the south of the site a number of PRoW radiate from Britford. The nearest PRoWs that cross the river are approximately 2km to the south east of the site and 1.2km to the west within Salisbury.
3.8.4 A promoted route, the Avon Valley Path Long Distance Walk, leaves the river edge south east of Nunton, presumably due to lack of public access along the Avon Valley, and from
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there follows generally higher ground to the west of the River Avon before approaching Salisbury from the south west along Harnham Bridge. It forms part of a network of PRoWs on the valley sides to the south of the site.
3.8.5 With regard to the key sensitivies identified for the Lower Avon NCRV LCA (paragraph 3.4.19 above) the site: does not contain a patchwork of pastoral fields;
contains hedges of value along the eastern and western boundaries and riverside trees;
contains no vernacular buildings, is not adjacent to any but is adjacent to large scale retail development;
does not have an overall sense of tranquillity; and
has views towards Salisbury Cathedral that are currently inaccessible to the public.
3.9 Landscape Baseline Summary
3.9.1 The wider landscape is characterised by the following: Junction of several landscape character types including Narrow Chalk River Valley LCT, the urban area of Salisbury and the Chalk Downland LCT;
An area of locally designated as the ‘Landscape Setting of Salisbury and Wilton’;
Salisbury City CA to south and Britford CA to the south east;
Special Landscape Area to the north and south;
Southampton Road which has a busy, disturbed character, heavily used by traffic accessing Salisbury and the retail units and dominated by traffic infrastructure, large retail buildings and associated signage;
Recently opened Petersfinger P&R marks the start of Salisbury and belongs to the urban area rather than the Lower Avon NCRV LCA;
A flat landscape of channels and ditches along the valley floor surrounding the river within a relatively steep sided valley;
Small-scale pastoral fields delineated by hedgerows and mature trees along ditches;
Woodland and mature trees that create a sense of enclosure within the valley with few cross valley views;
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Clear fast flowing water in river channels overhung by mature riverside trees of willow, alder and poplar;
Wet grassland previously water meadows and some existing water meadows;
Long views towards Salisbury Cathedral spire; and
A strong sense of tranquillity near to the river.
3.9.2 The site landscape is characterised by the following : Located at the junction between the Narrow Chalk River Valley LCT and the urban area of Salisbury;
Large retail units to the north and west on Southampton Road, Petersfinger P&R to the north and north east and Wessex Water treatment plant to the east on the valley floor;
Northern part of the site dominated by the busy, disturbed nature of Southampton Road;
Southern part of the site adjacent to channel of the River Avon is more tranquil, allows views along a channel of the river Avon towards Salisbury Cathedral and is adjacent to Salisbury City CA; and
On the edge of an area locally designated for its contribution to the setting of Salisbury.
3.10 Landscape Value
3.10.1 The site is not subject to any national landscape designations but is within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The southern boundary of the site is adjacent to the Salisbury City CA. A Special Landscape Area lies to the north east of the site but is separated from the site by Southampton Road.
3.10.2 The site is covered by a local designation, the ‘Landscape Setting of Salisbury and Wilton’, which increases its value. However, not all of the site makes the same contribution to the designation. The southern part of the site contributes to the character of the wider landscape and Lower Avon NCRV LCA, demonstrating many of its attributes such as the channels and ditches, mature trees and riverside trees and the wet grassland previously water meadows. These attributes, along with the views from the site (not currently accessible) towards the Cathedral spire make a positive contribution to the setting of Salisbury.
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3.10.3 The contribution that the northern half of the site makes to the value of the local landscape and the local landscape designation is more limited as it does not possess the qualities of the landscape to the south and its character is more influenced by its proximity to development and traffic along Southampton Road.
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4 Visual Baseline
4.1 Visual Receptors
4.1.1 Key visual receptors will be Local residents
Customers of the retail units on Southampton Road
Visitors to Salisbury
Workers in the retail units on Southampton Road
4.1.2 The visual assessment looks at identified viewpoints where the proposals may potentially result in some changes to the existing visual amenity. The location of the assessed viewpoints is shown on Figure SR PL005 and the viewpoints themselves are shown on Figures SR PL007 to SR PL026. The viewpoint locations represent the visual influence of the development; that is the extent of the public locations from which the proposed development activities will be visible.
4.1.3 All the viewpoints have been discussed and agreed with Wiltshire Council. Seven locations were agreed with Wiltshire Council for the production of verified wireframes, summer and winter, of the development. Although some of the locations are the same as existing viewpoints they have been shown separately (Figure SR PL006) and numbered as Viewpoints 21-26. The Verified Views are provided in a separate document.
4.1.4 The summer photographs were taken in August 2013. The winter Photographs were taken February and March 2014.
4.1.5 Reference has been made to viewpoints identified in the following documents in relation to the significance of Salisbury Cathedral and its setting: Salisbury District Council: Settlement Setting Assessments (2008) (Section 3 Salisbury and Wilton) (Salisbury Settlement Setting Assessment) Chris Blandford Associates (Ref ix)
Salisbury City Conservation Area Appraisal and Management Plan Consultation Draft (Salisbury City CA Appraisal) (2010) (Ref x) Wiltshire Council in association with Forum Heritage Services and Context 4D
Britford Conservation Area Appraisal and Management Plan Consultation Draft (Britford CA Appraisal) (Ref xi) Wiltshire Council in association with Forum Heritage Services and Context 4D (2010)
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4.2 Overall Assessment of Visual Baseline
4.2.1 The overall visual context for the site is one of contrasts. From viewpoints along and adjacent to Southampton Road the heavily trafficked nature of the road and the unexceptional character of the large scale commercial development dominates. (E.g. Viewpoint 1) From viewpoints to the south, frequent copses and belts of mixed woodland that line the various river channels on the valley floor result in heavily filtered cross valley views. (E.g. Viewpoint 9). From higher up on the valley sides views of the site are heavily filtered by the well-vegetated valley floor. (E.g. Viewpoint 12).
4.2.2 Viewpoints 1-4 are located on or close to the northern site boundary on Southampton Road. Viewpoint 20 is located close to the Petersfinger P&R. They are focused towards the site and Viewpoints 1 & 20 include views of the existing development on Southampton Road. Viewpoints 5 and 6 are located on the approach to Salisbury from the east and they show the existing transition from the rural landscape to the urban edge which is marked by queuing traffic, the Petersfinger P&R and associated signage, the Wessex Water treatment works and view of the Tesco store.
4.2.3 Viewpoints 7- 10, 26 and 27 are mid distance views from the south. Viewpoints 7 & 8 are from the urban edge of Salisbury and 9, 10, 26 and 27 are from the village of Britford. There are no close views from the south as there is no public access to the valley floor immediately south of the site. Vegetation within the valley floor, along both channels of the River Avon and along the various wet ditches that characterise this area limit the cross valley views which even in winter are filtered by vegetation. Viewpoints 7 & 8 are on the boundary of the area locally designated as the ‘Landscape Setting of Salisbury and Wilton’ and Viewpoints 9, 10, 26 and 27 are within it. There are views towards Salisbury Cathedral from this area but they are not in the same direction as views towards the site.
4.2.4 Viewpoints 11-13 and are more distant views from the higher land on the valley sides to the north. Topography and existing vegetation, including that around the Tesco store and within the Petersfinger P&R, both limit views of the site. From the south the trees that line the channels of the River Avon and various wet ditches within the River Valley floor also limit views even in winter. Viewpoints 11 & 12 are within the area locally designated as the ‘Landscape Setting of Salisbury and Wilton’. There are views towards Salisbury Cathedral from these viewpoints but they are not in the same direction as views towards the site.
4.2.5 Viewpoint 14 is a more distant view from the tower of Salisbury Cathedral. It is a panoramic view that includes both the Avon valley floor and 20th century development close to Salisbury and along Southampton Road.
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4.2.6 Viewpoints 15 -18 and Viewpoint 25 and are more distant views towards the site from the south and, except for 17, are located on higher land on the valley side. The trees that line the channels of the River Avon and various wet ditches within the River Valley floor limit views towards the site even in winter. Viewpoints 15-17 are within the local policy area ‘Landscape Setting of Salisbury and Wilton’. There are views towards Salisbury Cathedral from Viewpoints 15 & 16 but they are not in the same direction as views towards the site.
4.2.7 Viewpoint 19 is on the urban edge of Salisbury looking along the Avon Valley floor. Vegetation within the valley floor limits views to the site.
4.2.8 In summary, clear views of the site are only available from the environs of Southampton Road, a heavily trafficked road which is characterised by large scale retail development. From elsewhere the frequent copses and belts of mixed woodland that line the channels of the River Avon and various wet ditches within the River Valley floor limit views towards the site even in winter.
4.2.9 The spire of Salisbury Cathedral has considerable presence in the landscape surrounding the site but it does not appear in most of the viewpoints and is rarely seen in conjunction with the site, Viewpoint 22 being one of the exceptions. A number of the viewpoints are within the local policy area ‘Landscape Setting of Salisbury and Wilton’ and a couple are located close to views that have been identified in important views of Salisbury Cathedral. However the important views of the Cathedral that have been identified are in a different direction to the site. The site does not figure in the visual setting of the cathedral.
4.2.10 A detailed assessment of each viewpoint follows.
4.3 Detailed Assessment: Viewpoint 1-20
4.3.1 Viewpoint 1 – Bourne Way (Figure SR PL007) is located on the footpath running along Bourne Way, near the Tesco car park within a local retail area. The viewpoint is at an elevation of 48.7m AOD and is positioned approximately 150m from the site. This view shows retail buildings, a Tesco petrol station and access roads to the retail park from Southampton Road. These buildings and mature tree and shrub planting along Southampton Road prevent most summer views of the site from this viewpoint. Only the section of hedgerow immediately opposite Bourne Way is visible. In winter there are filtered views towards the site.
4.3.2 Visual receptors are motorists and pedestrians using Southampton Road and the retail park. There is no particular value attached to this view.
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4.3.3 Viewpoint 2 – Southampton Road (A36) roundabout looking south east (Figure SR PL008) is located at Southampton Road (A36) immediately opposite the site looking towards the east. The viewpoint is at an elevation of 45.4m AOD and is positioned approximately 15m from the site. The poor quality of the hedgerow along the northern boundary of the site is evident including a number of dead elm trees. Rough grassland can be seen through the hedge in winter, with more limited glimpses in summer. Beyond the hedge some of the boundary vegetation is visible.
4.3.4 Visual receptors are pedestrians and drivers using Southampton Road. There is no particular value attached to this view.
4.3.5 Viewpoint 3 – Southampton Road (A36) near entrance to B&Q (Figure SR PL009) This viewpoint is located on Southampton Road near the B&Q store looking towards the east. The viewpoint is at an elevation of 49m AOD and is positioned approximately 60m from the site. There are view of the site, in particular vegetation along the site’s northern boundary. Views of the River Bourne adjacent to the western site boundary are possible through a gap in vegetation.
4.3.6 Visual receptors are pedestrians and drivers using Southampton Road. There is no particular value attached to this view.
4.3.7 Viewpoint 4 – Southampton Road (A36) in front of Petersfinger Park and Ride looking south (Figure SR PL010) is located on the boundary of the Petersfinger P&R on Southampton Road. The viewpoint is at an elevation of 44.5m AOD and is positioned approximately 8m from the site. Glimpsed views of the site are available through the hedgerow with large amounts of dead elm on the site’s northern boundary. Visual receptors are motorists, pedestrians and P&R users.
4.3.8 There is no particular value attached to this view.
4.3.9 Viewpoint 5 – Southampton Road (A36) at Willow Cottage (Figure SR PL011) is located on Southampton Road on the approach to Salisbury, near Willow Cottage. The viewpoint is at an elevation of 44.5m AOD and is positioned approximately 120m to the east of the site. The view is dominated by vegetation along Southampton Road. In summer the site is not visible from this viewpoint, however in winter some glimpsed views of the north-eastern section adjacent to Southampton Road are visible.
4.3.10 Visual receptors are drivers approaching Salisbury from the east and occasional pedestrians. There is no particular value attached to this view.
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4.3.11 Viewpoint 6 –Southampton Road (A36) at Petersfinger Farm (Figure SR PL012) is located on the access track to Petersfinger Farm at its junction with Southampton Road. The viewpoint is at an elevation of 48.5m AOD and is positioned approximately 230m east of the site. This viewpoint is illustrative of the approach to Salisbury along the A36 and the P&R sign indicates the proximity of the urban area. The Wessex Water treatment plant, located immediately to the east of the site, is visible in the distance. These elements reduce the rural character of the view and indicate that this is a transitional area between the pastoral fields, hedgerows and trees and the approaching urban edge of Salisbury. Although not visible from this location the long roof lines of the Tesco store are also visible to motorists once they have passed the oak tree to the right of Southampton Road. This viewpoint is on the boundary of the local policy area ‘Landscape Setting of Salisbury and Wilton’ (Salisbury District Local Plan 2011).
4.3.12 This viewpoint is representative of the view experienced by drivers approaching Salisbury from the east; a mix of pastoral elements and indicators that the urban edge of Salisbury is close. There are no views into the site but the hedgerow along the site’s eastern boundary is visible in the distance beyond Willow Cottage.
4.3.13 In the winter the urban edge of Salisbury is more evident, including residential development and the Wessex Water treatment plant but even in winter the trees and hedges, including some mature conifers in the garden of Willow Cottage, continue to filter views.
4.3.14 Verified View 21 is taken from the same location as Viewpoint 6.
4.3.15 Visual receptors are drivers approaching Salisbury from the east and occasional pedestrians. The value placed on this view and other nearby views is increased on account of the location on the boundary of a locally designated area.
4.3.16 Viewpoint 7 – Britford Lane, west (Figure SR PL013) is located on the urban edge of Salisbury, close to residential properties. The viewpoint is on the boundary of the Salisbury City CA. The viewpoint is at an elevation of 46.6m AOD and is positioned approximately 880m from the site. The view is across sports pitches and in summer there are no views of the site due to the trees that line the River Avon channels. Even in winter months views of the site remain filtered by intervening vegetation. The rising valley side is visible in the distance.
4.3.17 Visual receptors are local residents and users of the sports pitches. The value placed on this view and other nearby views is increased on account of the location looking across a Conservation Area and a locally designated area.
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4.3.18 Viewpoint 8 – Britford Lane east (Figure SR PL014) is located on the urban edge of Salisbury, close to residential properties. The viewpoint is on the boundary of the Salisbury City CA. The viewpoint is at an elevation of 43.6m AOD and is positioned approximately 610m from the site. The view shows allotment gardens in the foreground, hedgerow, shrubs and some trees along Britford Lane. In summer there are no views of the site due to the trees that line the River Avon channels. Even in winter months views of the site remain filtered by intervening vegetation although parts of the southern edge of the site are visible close to the adjacent sewage works.
4.3.19 Visual receptors are local residents and users of the allotment gardens. The value placed on this view and other nearby views is increased on account of the location looking across a Conservation Area and in a locally designated area.
4.3.20 Viewpoint 9 – PRoW west of Bridge Farm, Britford (Figure SR PL015) this viewpoint is located on a PRoW west of Bridge Farm at an elevation of 45m AOD and approximately 450m from the site. It is located on the boundary of the Britford CA. A viewpoint close to this location is identified in the Britford CA Appraisal as being a ‘distant glimpsed view of the cathedral spire’ and in the Salisbury City CA Appraisal as being a ‘strategic view of the cathedral’. Such views are in a different direction to views of the site and there are no views of the cathedral from this viewpoint. The view in the direction of the site is across a pastoral field in the foreground, with trees that line the River Avon channels in the middle distance. A line of poplars that line the private access road to ‘the anglers’ bridge’ is evident to the right. Views of the site are generally prevented by the trees that line the River Avon channels, although winter views will be more open.
4.3.21 Visual receptors are users of the PRoW. The value placed on this view and other nearby views is greater because it is looking across a Conservation Area and is within a locally designated area.
4.3.22 Viewpoint 10 – Lower Road, Britford, opposite Moat House (Figure SR PL016) is located near the Moat House, a Grade II Listed Building at the Lower Road. It is within the Britford CA and is a viewpoint identified in Salisbury Settlement Setting Assessment. Views of the cathedral are in a different direction to views of the site. The viewpoint is at an elevation of 43.6m AOD and is positioned approximately 450m from the site. The view is rural in nature, with agricultural fields visible in the foreground and riparian vegetation creating a soft edge and providing some screening to the nearby Wessex Water treatment plant. (The Wessex Water Treatment works in more intrusive in other views along this road.) There are filtered views of southern parts of the site in winter through trees that line the River Avon channels.
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4.3.23 Verified View 27 is located just to the east of Viewpoint 10 as requested by Wiltshire Council.
4.3.24 Visual receptors are local residents and walkers. The value placed on this view and other nearby views is greater on account of the location within a Conservation Area and within a locally designated area.
4.3.25 Viewpoint 11 – Queen Manor Road Bridleway (Figure SR PL017) is located on Queen Manor Road bridleway, which is part of Clarendon Way Long Distance Walk. It is within the local policy area ‘Landscape Setting of Salisbury and Wilton’ The viewpoint is at an elevation of 70m AOD and is positioned approximately 620m north of the site. The view is experienced by walkers and riders. Views out from the route are generally limited by vegetation and landform and Viewpoint 11 is through a gap in the hedgerow. There are no ground level views of the site due to the intervening vegetation. The Tesco store tower to the north of the site is partially visible in the middle of the view. (The Tesco store is approximately 450m from this viewpoint.)
4.3.26 Visual receptors are walkers and riders along the bridleway. The value placed on this view and other nearby views is greater on account of the location within a locally designated area and on a promoted Long Distance Walk.
4.3.27 Viewpoint 12 – Borroughs Hill PRoW (Figure SR PL018) is located on a PRoW on Borroughs Hill located north of the site. The viewpoint is at an elevation of 73.7m AOD and is positioned approximately 1150m north of the site. It is within the local policy area ‘Landscape Setting of Salisbury and Wilton’. Walkers experience this view through a gap in the hedgerow, most views out from the path are prevented by vegetation, particularly in summer months. Salisbury District Hospital on the opposite side of the valley is clearly visible, as is housing on the edge of Salisbury. Views into the site are prevented by intervening vegetation. The Tesco store tower, which is located to the north of the site, is just visible in the middle of the view. The Tesco store is approximately 1000m from this viewpoint.
4.3.28 Visual receptors are walkers using the PRoW. The value placed on this view and other nearby views is increased on account of the location within a locally designated area.
4.3.29 Viewpoint 13 –PRoW Clarendon Estate – Viewpoint (Figure SR PL019) is located at a formal viewpoint with a picnic table adjacent to the promoted Clarendon Way leading to Clarendon Palace, a Scheduled Monument. The viewpoint is at an elevation of 91.2m AOD and is positioned approximately 1770m north-east of the site. Views of the site are blocked by intervening landform and woodland. Salisbury Cathedral is a distinctive landmark in the distance and punctuates the skyline. Views from the adjacent PRoW and promoted
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Clarendon Way are also screened by landform as the route is situated in a hollow amongst the surrounding hills.
4.3.30 Visual receptors are walkers and visitors to the formal viewpoint. The value placed on this view is increased on account of the location close to a promoted Long Distance Walk.
4.3.31 Viewpoint 14 – Salisbury Cathedral (Figure SR PL020) is located on the eastern viewing terrace of the Salisbury Cathedral tower, a Grade 1 Listed Building, within the Salisbury City CA (just below the spire). The viewpoint is positioned at an elevation of approximately 100m AOD and approximately 1300m west of the site. This viewpoint gives clear views over of the eastern side of Salisbury. Close to the cathedral is the eastern edge of the Cathedral Close but beyond that is a broad band of 20th Century development in particular the Friary, a development of low rise apartment blocks. Beyond that are the mature trees within Churchill Gardens. There is a wide view down the River Avon valley. On the north side of the valley the larger scale 20th century townscape character of Southampton Road is evident. This larger scale townscape begins at Churchill Way and include commercial / retail and large scale educational development. Within the modern development pale roofs and flat roofs in particular have a greater prominence and the lack of significant vegetation separating many of the commercial buildings is evident. The whole view is contained by the well wooded chalk ridge in the distance.
4.3.32 The view to the east is in marked contrast to the views from the tower to the south and west in particular across the Cathedral Close and the Harnham water meadows. These views allow an appreciation of the historic city. Views to the north include views towards Old Sarum (the original site for Salisbury) but also a considerable amount of 20th Century development.
4.3.33 Access to the viewing terrace is restricted to visitors on paid guided Cathedral Tower tours. Last year 11,500 visitors paid to climb the tower. Considerable value is attached to this view due to its location, on Salisbury Cathedral tower, a Grade I Listed Building.
4.3.34 Viewpoint 15 – Odstock Road (Figure SR PL021) is to the south of the site and is located on Odstock Road. The viewpoint is at an elevation of 85.6m AOD and is positioned approximately 1,400m south-west of the site. Salisbury Cathedral has a strong presence on this road in views to the north, north west. The site is located in a different direction, to the north east beyond new housing (Rowbarrow Phase 1&2). A strong line of trees adjacent to the A338 prevents views of the lower parts of the valley. Some development along the northern side of the A36 can be seen in the distance. Due to the density of the intervening vegetation the site will not be visible from this viewpoint even during winter.
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4.3.35 Visual receptors are motorists and pedestrians. The value placed on this view and other nearby views is increased on account of the location within a locally designated area. The Cathedral is discussed in the accompanying Assessment of Impacts on heritage Assets.
4.3.36 Viewpoint 16 – Downton Road (Figure SR PL022) is located on a footpath along Downton Road, and is identified as an ‘approach view’ in the Salisbury CA Appraisal. Salisbury Cathedral has a strong presence on this road in views to the north, north west. The site is located in a different direction. The viewpoint is at an elevation of 53.3m AOD and is positioned approximately 840m south-west of the site. Clear views of the site are prevented by intervening vegetation. Glimpsed views of parts of the site are possible, particularly in winter. The Tesco store tower, which is located to the north of the site, is visible amongst the trees beyond the site location. The edge of Britford is visible to the east.
4.3.37 Verified View 25 is located just to the west of Viewpoint 16 as requested by Wilshire Council.
4.3.38 Visual receptors are pedestrians and motorists. The value placed on this view is greater on account of the location within a locally designated area.
4.3.39 Viewpoint 17 – Bridleway to Britford Trout Farm (Figure SR PL023) is located on a bridleway to Britford Trout Farm within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint is at an elevation of 35.2m AOD and is positioned approximately 1000m south-east of the site. Views of the site are prevented by vegetation within the River Avon floodplain and around the sewage works.
4.3.40 Visual receptors are the walkers, and riders on the bridleway and track to Britford Trout Farm. The value placed on this view and other nearby views is greater on account of the location within a locally designated area.
4.3.41 Viewpoint 18 – Salisbury District Hospital public car park (Figure SR PL024) is located at the highest point within the Salisbury District Hospital public car park. The viewpoint is at an elevation of 81.2m AOD and is positioned approximately 1680m south of the site. The car park and hospital buildings dominate the view. The intervening vegetation prevents ground level views of the site. The Tesco store tower, which is located to the north of the site, is visible. The view is also representative of views from surrounding PRoW on the valley sides.
4.3.42 Visual receptors are staff and visitors to the hospital, on foot and driving in the car park. There is no particular value attached to this view.
4.3.43 Viewpoint 19 - Churchill Gardens (Figure SR PL025) is located within the Churchill Gardens public park on the south-eastern edge of Salisbury, within Salisbury City CA, and within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint is at
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an elevation of approximately 45m AOD and is positioned approximately 500m west of the site. There are views out in the direction of the site from the eastern edge of the park. The view down the valley floor contains significant numbers of large trees and bankside vegetation, which screen clear views of the site, even in winter. This view is on the edge of Churchill Gardens and is not representative of the outlook from the majority of the park which does not have any views towards the site.
4.3.44 Verified Viewpoint23 is in the same location as Viewpoint 19.
4.3.45 Visual receptors are visitor to the park. The value placed on this view and other nearby views is increased on account of the location within a Conservation Area, within a locally designated area and within a public park.
4.3.46 Viewpoint 20– Milford Mill Road (Figure SR PL026) is located on the footpath to the south of the railway bridge over Milford Mill Road. The viewpoint is at an elevation of 48m AOD and is positioned approximately 240m north of the site. The view is down Milford Mill Road towards the site, with the Tesco supermarket to the west, behind the vegetation on the right of the photograph, and Petersfinger P&R to the left. The P&R building with its partially green roof is an example of a large scale building that is sympathetic to its location. Salisbury District Hospital is dominant on the horizon. There are filtered views through the band of mature vegetation along the northern side of Southampton Road of traffic using Southampton Road. The site, the river and residential properties located close to the ‘anglers bridge’. In summer these views are obscured by the vegetation.
4.3.47 Visual receptors are motorists and pedestrians using Milford Mill Road. There is no particular value attached to this view.
4.4 Detailed Assessment: Verified Views 21-27
4.4.1 The verified views are presented in a separate document. For each of the verified views a photograph of the existing view both in summer and winter is included.
4.4.2 Verified Viewpoint 21 - A36 Southampton Road at Petersfinger Farm. This is the same as Viewpoint 6 which has been described above.
4.4.3 Verified Viewpoint 22 - A36 Southampton Road on approach to Bourne Roundabout. This is the first location on Southampton Road close to the site from which there is a view of Salisbury Cathedral spire. The site is located to the left of the road, beyond the hedge which includes a number of dead elms which are more evident in the winter view. The existing retail outlets are located to the right. Currently clutter associated with the roundabout and
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with the electricity pylons prevent any clear views of the spire. Mature trees are evident along the north side of Southampton Road.
4.4.4 Visual receptors are motorists and users of the retail outlets. There is no particular value attached to this view.
4.4.5 Verified Viewpoint 23 - Churchill Gardens. This is the same location as Viewpoint 19 which has been described above.
4.4.6 Verified Viewpoint 24 – The Sluice House. This viewpoint was included at the request of Wiltshire Council in order to assist in the assessment of effects on the setting of heritage assets. As there is no public access to this viewpoint it is not including in the LVIA assessment. This asset is discussed in the Assessment of the Impact on Heritage Assets
4.4.7 Verified Viewpoint 25 - Downton Road. This viewpoint is located slightly to the west of Viewpoint 16 at the request of Wilshire Council. It is located where a PRoW joins Downton Road from the south west. The PRoW does not continue to the north east of Downton Road. Viewpoint 24 shows a very similar view to Viewpoint 16 except that the edge of Britford is less visible due to intervening trees. It is illustrative of the effect of trees along the River Avon channels in preventing views of the river valley floor although there are views of the rising valley side to the north. There are clear views of Salisbury Cathedral from this location but they are in a different direction. In winter the successive tree lines within the valley floor and the coniferous trees within the tree line closest to the viewpoints continue to prevent views of the valley floor.
4.4.8 Visual receptors are pedestrians and motorists. The value placed on this view is increased on account of the location within a locally designated area.
4.4.9 Viewpoint 26 – Lower Road, Britford (west). The location of this viewpoint was agreed with Wiltshire Council. It is located between Viewpoints 9 and 10 and is intended to show the maximum likely visibility from Britford. Views to the cathedral from this location are obscured by the line of poplars along the track to the ‘anglers’ bridge’. Views towards the site are across pasture fields with lines of trees along the River Avon channels preventing views of most of the site during the summer. In winter views of the Wessex Water Treatment Plant are more evident and some of the development on Southampton Road is visible although it is at a distance.
4.4.10 Visual receptors are local residents and walkers. The value placed on this view is increased on account of the location within a conservation area and within a locally designated area
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4.4.11 Viewpoint 27 – Lower Road, Britford (East). As requested by Wilshire Council a viewpoint close to The Rectory, Britford was chosen. East of this location vegetation and buildings prevent any views from public locations towards the site. Viewpoint 27 is across a pasture field in the foreground to the first line of trees along the south bank of the southernmost channel of the River Avon. Structures within the Wessex Water treatment plant are visible between the trees. In summer the trees and buildings within the Wessex Water treatment plant prevent any views beyond. In winter the buildings within the Wessex Water treatment plant are more evident but even in winter the tree lines prevent clear cross valley views.
4.4.12 Visual receptors are local residents and walkers. The value placed on this view is increased on account of the location within a conservation area and within a locally designated area.
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5 Assessment of Landscape Effects
5.1 Introduction
5.1.1 This section assesses the potential effects on landscape elements and character, which will result from the proposed development. The first step in assessing the landscape effects is to determine the sensitivity of the landscape receptors (on the site and in the wider landscape) to the proposed development.
5.1.2 Landscape sensitivity is derived from combining judgements about the susceptibility of the landscape to change arising from the specific proposals, with judgements about the value attached to the landscape. The baseline description has identified that the landscape around the site, is locally designated as the ‘Landscape Setting of Salisbury and Wilton’, but is not a nationally designated landscape.
5.1.3 The susceptibility of the landscape to change is defined as the ability of the landscape receptor (whether it be the overall character or quality/condition of a particular landscape type or area, or an individual element and/or feature, or a particular aesthetic and perceptual aspect) to accommodate the proposed development without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies.
5.2 Susceptibility to change
5.2.1 The susceptibility of the landscape to the proposed change is determined by considering the key changes that are likely to take place and how they will affect the key characteristics/ elements within the existing landscape.
5.2.2 The key characteristics of the wider landscape are listed in paragraph 3.9.1 above but are repeated here for ease of reference:
5.2.3 The wider landscape is characterised by the following: Junction of several landscape character types including Narrow Chalk River Valley LCT, the urban area of Salisbury and the Chalk Downland LCT;
An area of locally designated as the ‘Landscape Setting of Salisbury and Wilton’;
Salisbury City CA to south and Britford CA to the south east;
Special Landscape Area to the north and south;
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Southampton Road which has a busy, disturbed character, heavily used by traffic accessing Salisbury and the retail units and dominated by traffic infrastructure, large retail buildings and associated signage;
Recently opened Petersfinger P&R marks the start of Salisbury and belongs to the urban area rather than the Narrow Chalk River Valley LCT;
A flat landscape of channels and ditches along the valley floor surrounding the river within a relatively steep sided valley;
Small-scale pastoral fields delineated by hedgerows and mature trees along ditches;
Woodland and mature trees that create sense of enclosure within the valley with few cross valley views;
Clear fast flowing water in river channels overhung by mature riverside trees of willow, alder and poplar;
Wet grassland previously water meadows and some existing water meadows;
Long views towards Salisbury Cathedral spire; and
A strong sense of tranquillity near to the river.
5.2.4 The key characteristics of the site are listed in paragraph 3.9.2 above but are repeated here for ease of reference: Located at the junction between the Narrow Chalk River Valley LCT and the urban area of Salisbury;
Large retail units to the north and west on Southampton Road, Petersfinger P&R to the north and north east and Wessex Water treatment plant to the east on the valley floor;
Northern part of the site dominated by the busy, disturbed nature of Southampton Road;
Southern part of the site adjacent to channel of the River Avon is more tranquil, allows views along a channel of the river Avon towards Salisbury Cathedral and is adjacent to Salisbury City CA; and
On the edge of an area locally designated for its contribution to the setting of Salisbury adjacent to an area assessed as ‘weak townscape’.
5.2.5 The key components of the proposed development are:- A bespoke Sainsbury’s superstore that has been developed to be responsive to the setting in terms of its location on the highest most contained part of the site, its materials and form;
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Weathered timber and glazing to the Southampton Road frontage (northern elevation) where the store responds to the highway providing an active frontage;
Weathered timber with no glazing which is planted with landscape screens to the southern elevation where the location of the service area allows a reduction in height, scale, movement and potential light sources;
Predominantly weathered timber elevations for eastern and western elevations;
Gentle continuous curve of the roof profile designed to reflect the curve of the surrounding hills;
Articulated facades and roof profile reduce both actual and apparent scale of the building;
Wide landscape frontage to Southampton Road creates a high quality landscape and public realm setting to the proposed development which positively addresses the road, creating a strong and positive approach to Salisbury;
More than 50% of the car parking (330 of the 620 spaces) located beneath the store reduces the percentage of the site required for development and the visual impact of parking;
A strongly planted structure on the wider site supports the concept of a building which emerges from the landscape;
New tree planting on the site includes amenity trees along Southampton Road and within the car park (E.g. cherry, pear, hazel and whitebeam) and native tree planting around the development area and within the sustainable wetland (e.g. field maple, silver birch, aspen). A line of willow trees reflecting the alignment of the new wet ditches is proposed across the sustainable wetland area;
Sustainable wetland and enhanced ecological area to the south of the site;
Design for the sustainable wetland inspired by the historic character of the site and visually echoing the character of the surrounding water meadows;
Managed public access across the sustainable wetland on a boardwalk;
Managed public access to a viewing platform on the river edge;
Access to the site from the Bourne Way roundabout and direct left turn access from Southampton Road;
PFS and Kiosk located to the west of the Bourne Way roundabout with roof profiles to echo that of the main store; and
Earth mounding with planting along the Southampton Road frontage to PFS.
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5.2.6 Construction effects are the temporary effects that occur as a result of construction activities. Effects that are related to the after use of the site, such as the removal of vegetation, are considered as operational effects even though they may occur during the construction period. The potential landscape effects from construction activities have been identified as:- Site clearance for building works and earthworks to create sustainable wetland ;
Construction traffic movement to, from and on the site.
5.2.7 The potential landscape effects from operational activities have been identified as:- Loss of landscape features and vegetation on the site;
Changes to the existing topography through placement of the buildings and car park in the landform, creating earth mounds along the frontage and creation of sustainable wetland;
Changes to the existing wet ditches and water channels through creation of sustainable wetland area;
Effects on the existing landscape character from the introduction of the store, car park and PFS;
Effects on the existing landscape character from the proposed landscaping, earth mounding and creation of the sustainable wetland area.
5.2.8 In line with the guidance in the 3rd Edition GLVIA an overview of the potential landscape effects has be undertaken in order to determine the sensitivity of the landscape. This overview is provided below. This is followed by a detailed assessment of the effects on landscape elements and character.
5.3 Overview of landscape effects
5.3.1 The key landscape features of value within the site are the mature trees and wet/marginal vegetation associated with the ditches on site. This on-site vegetation contributes to the character of the wider landscape and to the Lower Avon NCRV LCA, demonstrating many of its attributes such as the channels and ditches, mature trees and riverside trees and the wet grassland with views towards the cathedral spire. There is some sense of tranquillity near to the river. All of these landscape features will be retained.
5.3.2 The proposals have been designed to retain all the mature trees within and along the boundaries of the site. The valued mosaic habitats along the southern edge, south-east corner and along the old drainage ditches of the site will also be retained and the enhanced through habitat creation. Management of existing vegetation, new ditches, areas of open
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water and appropriate planting (including species rich wet grassland, marginal, reeds, alders and willows) within the sustainable wetland will enhance the landscape value of this part of the site. There will be views across the sustainable wetland from a footpath/cycle path to the south of the store and managed public access to the river edge which is currently inaccessible.
5.3.3 The key change on the site will be as a result of the introduction of new buildings into the northern part of the site. The northern edge of the site is located next to the busy retail development along Southampton Road. The A36 dual carriageway, which is the main approach route into Salisbury from the west, becomes the single carriageway Southampton Road as it reaches the edge of settlement to the east of Petersfinger Farm. The road has traffic moving or queuing along it as well as local traffic accessing the retail units and the Petersfinger P&R along Southampton Road. The Petersfinger P&R and a retail park that includes a Tesco store lies to the north of the site and the Wessex Water treatment plant is close to the south-eastern boundary of the site. The northern part of the site is heavily influenced by Southampton Road.
5.3.4 The introduction of built development where currently there is none will change the existing landscape character. However the overall susceptibility of the northern part of the site to the proposed development is reduced due to its location adjacent to Southampton Road as described above, its containment and the orientation of Southampton Road which allows it to be tucked into the north eastern part of the site. As a consequence the adjacent townscape/landscape character of the new development will be neither incongruous nor isolated. The development will result in an extension of the urban area.
5.3.5 The high quality of the designs for both the building and the surrounding landscape will create a positive transition from the rural landscape to the east to the urban edge of Salisbury. Currently this transition is generally poor on account of poor quality built development and associated landscaping. It is described as ‘weak’ townscape in the Salisbury Settlement Setting Assessment. The Petersfinger P&R to the north of Southampton Road, which was built subsequent to the Salisbury Settlement Setting Assessment is an example of a more successful transition between the rural and urban landscapes. The roof design of the store, starting low on the rural edge and gently rising towards the urban edge assists in creating a positive transition. Similarly the use of weathered timber reflects the adjacent rural landscape and marks the store out as a building of high design quality.
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5.3.6 Overall it is considered that the site has a low/medium susceptibility to the proposed change because : The site clearance and earthworks are temporary. The A36 Southampton Road is already subject to a significant level of traffic with vehicles accessing retail developments lining the road and the Tesco supermarket and park and ride opposite the site.
Due to the existing traffic levels temporary construction activities from vehicle movements associated with site clearance will not have a significant impact on the existing local landscape character and are not considered further.
All mature vegetation of value such as the mature trees along the site boundaries will be retained.
The introduction of the store, car park and PFS will result in the loss of undeveloped land but no landscape elements of value will be lost; the hedge along the northern boundary is in poor condition.
The bespoke design of the building and the extensive landscape proposals which will improve the overall character and quality of Southampton Road.
Some wet grassland and emergent/marginal vegetation will be lost during construction of the sustainable wetland although measure will be taken to limit the disturbance. Wet grassland and emergent/marginal vegetation will be replaced and other appropriate habitats enhanced through the creation of the sustainable wetland at the operational stage. (See Chapter 7 Ecology)
Changes to the existing topography will be limited.
Effects on the wider landscape, due to visual changes resulting from the introduction of built elements, would be reduced on account of the location of the built development in the north eastern corner of the site, the design and materials employed in the southern elevation of the store (weathered timber and no glazing) and the substantial landscape screens proposed to the south.
5.4 Sensitivity
5.4.1 The landscape of the site is valued locally since it is within the local policy area ‘Landscape Setting of Salisbury and Wilton’, but it is not nationally designated. The site has been assessed as having a low/medium susceptibility to the proposed development. Due to the local value placed on the landscape the overall sensitivity of the site to the proposed development is considered to be medium.
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5.5 Detailed Assessment of Landscape Effects: Vegetation
5.5.1 As requested by Wilshire Council the detailed assessment of landscape effects has considered the effects of the development of the landscape proposals over the 15 years following the implementation of the proposals.
5.5.2 As described above the landscape elements of value within and adjacent to the site include existing mature trees and vegetation including the oak tree on the eastern boundary; tree lines on the eastern, western and southern boundaries; ditches and tree lines within site including mature crack willow and the wet ditches; emergent/marginal/swamp vegetation and grassland/marginal vegetation in the centre of the site. All mature vegetation of value will be retained through the careful siting and design of proposals. Hedges and neutral grassland within the site that will be lost to the development are of limited value. The boundary hedge to the A36 is of poor quality with significant amounts of dead elm. No other boundary vegetation will be lost.
5.5.3 There will be some immediate loss of wet emergent/marginal vegetation during the construction of the sustainable wetland but this will be easily replaced by fast growing vegetation in the sustainable drainage/ wetland area (See Chapter 7 Ecology). The proposed management of this area will enhance its ecological value and the contribution that it makes to the character of the Avon valley floor. Invasive species on the site (Japanese knotweed and Himalayan balsam) will be removed.
5.5.4 At operational year 0 the new landscape proposals will significantly increase the number of trees within the site. Vegetation associated with the wetland habitat will be incorporated across the southern half of the site, increasing the presence of standing water with emergent plants. A swale drainage pattern will be introduced throughout the parking areas. The planting proposals will be immature but will have the potential for enhancing the landscape quality of Southampton Road.
5.5.5 By operational year 5 the vegetation associated with the sustainable wetland, including the line of willows, will be well established. The willows will echo the existing lines of trees within the river valley floor. From operational year 5 onwards the sustainable wetland will enhance the local landscape character.
5.5.6 By operational year 5 new tree planting around the western and southern sides of the development area and the line of willows proposed across the sustainable wetland area will be established. Trees along the Southampton Road frontage will be planted as extra heavy standards or larger and at operational year 5 these will have made significant growth.
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Planting along Southampton Road will have a very significant presence and at 5 years the change to Southampton Road will be well established and the site frontage will present an example of a high quality commercial landscape.
5.5.7 At operational year 10 the proposed planting within and adjacent to the sustainable wetland area will have a significant presence in the wider landscape beyond the site boundary, particularly within the Avon valley floor. The structural shrub and ornamental planting to the Southampton Road frontage will have reached early maturity and will be managed to maintain dense cover. Trees will be semi-mature with significantly enlarged expanded canopies. The site will mark a high quality transition from the rural area to the east to Salisbury.
5.5.8 At operational year 15 the site will be entirely integrated. The Southampton Road frontage will consist of a high quality landscape appropriate to the commercial use. It will be of a much higher quality and different character to most of the existing site frontages along Southampton Road.
5.6 Detailed Assessment of Landscape Effects: Wetland
5.6.1 The proposal will retain all the existing water channels and create new linear channels as part of the sustainable wetland. Although restoration to water meadow is not feasible, an objective of the design of the sustainable wetland was to reflect the adjacent water meadow character. The new system of linear ditches and channels is designed to reflect the character of the existing ditches present in the historic water meadows to the south and east. As a consequence it will strengthen and enhance the landscape character of the River Avon valley although the sustainable wetland will not function as a water meadow.
5.6.2 The layout of the sustainable wetland has been significantly revised since the previous application in response to feedback from consultees. The proposed layout has been derived from the linear water channels that can be seen on the late 19th Century OS maps of the site. (See Chapter 15 Archaeology) The design of the sustainable wetland echoes the historic landscape character of the site and reflects the existing landscape pattern of the adjacent water meadows.
5.6.3 At operational year 0 stage the new drainage channels will be in place and wet grassland/marginal vegetation will have begun to re-establish across the site although the channels will still be evident as newly created. By operational year 5 the drainage channels and associated vegetation will be well established. There will be an enhancement of wetland habitats on the sites that will satisfy the final objective of the specific management objectives
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for the Lower Avon NCRV LCA and thereby result in an enhancement of the local landscape character.
5.7 Detailed Assessment of Landscape Effects: Landscape Character
5.7.1 Development on the northern portion of the site will result in a loss of the existing landscape character. The site will be removed from the Lower Avon NCRV LCA and will become part of Salisbury’s urban fabric. In the same way that the Petersfinger P&R is now part of the urban area rather than part of the Lower Avon NCRV LCA. The remainder of the site will remain within the existing LCA and habitat enhancement and management of existing mature trees will enhance the local landscape character. The configuration of the site, the bend in the Southampton Road northwards, away from the river, enables the proposed store to be tucked into the north eastern corner of the site at some distance, both physically and in character terms from the river valley.
5.7.2 At operational year 0 there will be a loss of the existing character and the proposed landscape frontage to Southampton Road will not yet have established. More than half of the car parking for the development will be contained underneath the building which will minimise the land take required and reduce the impact of car parking on Southampton Road.
5.7.3 By operational year 5 the store will be an established part of the urban fabric of Salisbury. The proposed retail use will be appropriate to existing uses along Southampton Road and the high quality of the building and the landscape design will create a gateway development on the approach to Salisbury. The development will achieve a successful transition between the rural landscape to the east and the urban landscape to the west; currently the B&Q store that marks the start of Salisbury on the southern side of Southampton Road creates an unattractive transition and no positive sense of arrival.
5.7.4 By operational year 5 the screening of the service area by the landscape screens and the extensive native tree and shrub structure planting around the southern and eastern sides of the developed area will have begun to establish and to provide a substantial buffer to the undeveloped sustainable wetland to the south. The weathered timber elevation and changes to the design since the last application which have reduced the height of the building and removed the glazing that was present on the southern elevation will help to limit the impact of the southern elevation on the character of the landscape to the south. By operational year 10 the extensive native tree and shrub structure planting will be well established and the existing landscape character strengthened.
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5.7.5 The proposed flood alleviation bund for the Wessex Water treatment plant is isolated from the rest of the site. The bund will run north-south along the western edge of the access road to the treatment plant and will consist of an earth bank with a puddled clay core interspersed at points with concrete or engineering brick flood walls and three raised access ramps. The existing trees and scrub are sited to the west of the proposed bund and will be retained and so retain the visual screening they provide. The bund will be only 30cm in height and will have no impact on the landscape character.
5.7.6 Although there will be a loss the existing landscape character within the development area, development it will be confined to the area close to and influenced by Southampton Road and the retail units of B&Q and the retail park to the north, an area which currently does not make a positive contribution to the landscape character area. The development will be appropriate to the adjacent land use associated with the road but present a much higher quality architectural design with integrated landscaping. The open nature of the southern part of the site, which does make a positive contribution to the existing valued characteristics in landscape, will be retained and the existing landscape character will be enhanced through the creation of the sustainable wetland area.
5.8 Overall Conclusion on Landscape Character Effects
5.8.1 At operational year 0 the developed part of the site will no longer belong to the Lower Avon NCRV LCA but will become part of the urban fabric of Salisbury. Although the section of site that makes the most significant contribution to Lower Avon NCRV LCA will not suffer any loss of landscape character, there will be a medium magnitude of change on the Lower Avon NCRV LCA and at operational year 0 the overall effect will be moderate adverse.
5.8.2 By operational year 5 the presence of the store on Southampton Road will be established. With the establishment of the planting to the Southampton Road frontage, there will be a significantly improved transition from the rural landscape to the east and the urban fabric of Salisbury. The sustainable wetland will have established and the character of the valley floor will be enhanced. Overall there will be a neutral effect as the proposal will be appropriate to the scale, and pattern of Southampton Road, landscape proposals both for the Southampton Road frontage and within the sustainable wetland will enable the scheme to be appropriately incorporated into the surrounding landscape and there will be no adverse impact on the current level of tranquillity.
5.8.3 By operational year 10 the structural shrub and structure planting to the Southampton Road frontage will have reached early maturity and the proposed planting within and adjacent to the sustainable wetland area will have a significant presence in the wider landscape. The
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changes to the site will result in enhancement to the Lower Avon NCRV LCA and to the urban area of Salisbury. The overall effect for both will be minor/moderate beneficial.
5.9 Effects on Designated Landscapes
5.9.1 The site is located on the edge of the locally designated ‘Landscape Setting of Salisbury and Wilton’. Although there will be a loss of undeveloped land it will be the land adjacent to Southampton Road, contained by Southampton Road and the access road to the Wessex Water treatment plant, which currently forms the boundary of the designated area. Due to the location of the site on Southampton Road and the location of the development within the site, there will be a negligible impact on the quality of the local landscape and there will be no impact on the setting of Salisbury.
5.9.2 Once the landscape proposals have established (from year 5 onwards) the land to the south within the river valley floor will be enhanced through the creation of new water channels and habitat creation and the transition between the supportive rural landscape and the edge of the urban area will be improved as the site will replace the existing weak townscape approach to Salisbury. The overall effect for will be minor beneficial
5.9.3 There will be no effect on existing key views towards the city and the Cathedral across the site as none are available. New views across the water meadows towards the Cathedral will be opened up for managed public access.
5.9.4 There will be no effect on the coalescence of Salisbury with the surrounding settlements.
5.9.5 Once the development has established it will enhance the visual qualities of Southampton Road and provide a very well planted and well-designed settlement edge.
5.9.6 The recommendations with the Salisbury Settlement Setting Assessment for Area 6 East do not form part of Policy C7. However the impact of the proposals on each of the recommendations is considered in the following paragraphs.
5.9.7 ‘Conserve and enhance the locally distinctive character inherently associated with the water meadows, which strongly contributes to the setting and special character of Salisbury and its historic cores. Conserve its complexity of channels, hatches, sluices, aqueducts and other water control features on the flood plain (‘ridge and furrow’ appearance)’. There will be no loss of water meadow or any of the water control features associated with them. Water features and channels will be created within the site and wetland habitats will be enhanced. The proposed sustainable wetland will reflect the character of the adjacent water meadow
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and the locally distinctive landscape character associated with the water meadows will be enhanced.
5.9.8 ‘Resist any development that detracts from the high level of cultural value, biodiversity and associated quintessential views within this area’. The Assessment of Impacts on Heritage Assets concludes that the proposals do not detract from any of the key views of Salisbury or the Cathedral (that is, views contributing materially to their significance) from within this area. Development on the site will not harm the contribution that the site makes to the cultural value of this area, because the land closest to the River Avon which does make a contribution to the cultural value of the area will be enhanced. Managed public access to the viewing platform will open up a new view across the water meadows.
5.9.9 ‘Conserve the historic river valley setting of locally distinctive listed buildings within Salisbury and other memorable landmarks within the landscape setting. Ensure the sense of setting, scale, form and inherent character of such buildings is not lost with the location of new development’. The Assessment of Impacts on Heritage Assets concludes that there will be no harmful impact on the river valley setting of any listed building. An opportunity to appreciate Salisbury Cathedral in its historic river valley setting from the east and Britford Church from the west will be created.
5.9.10 ‘Improve public access to ‘green finger/corridor’ and links to western parts of Area 6. Opportunities for sensitive, high quality, accessible green infrastructure allowing improved access to the countryside for urban populations e.g. extension of public footpath / cycle path network and connections to other green fingers/corridors’. The proposals will provide a footpath/ cycle path that overlooks the ‘green finger/corridor’ of the River Avon valley and create managed public access to the centre of the green corridor where views both along up river to the west, towards Salisbury and the Cathedral, and down river towards Britford can be appreciated.
5.9.11 ‘Conserve key views over the Avon river valley and water meadows that strongly contribute to memorable and distinctive approaches to and from Salisbury'. The Assessment of Impacts on Heritage Assets has identified that the proposal will not harm any of the key views that contribute to the memorable and distinctive approach to Salisbury.
5.9.12 ‘Conserve the historic rural setting of the Rectory and locally distinctive listed buildings clustered along Lower Road and Church Road. Ensure the sense of setting, scale, form and inherent character of such buildings is not lost with the location of new development’. The Assessment of Impacts on Heritage Assets has concluded that the setting of all listed buildings within Britford will be preserved.
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5.9.13 ‘Potential to soften visually harsh and abrupt settlement edges in this area through additional tree and shrub planting.’ The landscape proposals will create a positive transition from the rural landscape to the urban edge of Salisbury and an appropriately planted edge to the settlement.
5.9.14 The SLA is located to the north and south of the site and does not include land along the river valley bottom. The site is not located within the SLA and the visual assessment (see Section 6 below) indicates that effects on visual amenity from the SLA will be negligible. There will be no impacts on the landscape character or scenic quality of the SLA.
5.9.15 The Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty (the AONB) is located approximately 2.5 km south of the site. It is located outside the LVIA study area. There will be no views of development within the site from the AONB and no impact on the special qualities or natural beauty of the AONB.
5.9.16 Extensive woodland belts along the northern boundaries of the registered park at Longford Castle mean that there will be no view so the development from Longford Castle and therefore no impact on the registered park.
5.10 Summary of Landscape Effects
5.10.1 Table 1 below sets out the overall significance of landscape effects on each of the landscape receptors identified. It is based on a consideration of the value, susceptibly and sensitivity of landscape receptors and the magnitude of change. As recommended by the 3rd Edition GLVIA the Table below is intended as a summary of the conclusions reached in the text above and should be read alongside the text.
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Table 1: Significance of Landscape Effects
Magnitude of of Magnitude Change Significance of Significance Effects Landscape Landscape Receptor Value Susceptibility Sensitivity
A4 Lower Avon Narrow Chalk River Valley LCA
Contains Local Low/ Medium Medium Medium Moderate Operational Year 0 Designation adverse
Contains Local Low/ Medium Medium Neutral Operational Year 5 Landscape
Contains Local Low/ Medium Medium Low Minor Operational Year Designation /moderate 10-15 beneficial
Landscape Setting of Salisbury and Wilton
Local Low/medium Medium Negligible Negligible Operational Year 0 Designation
Local Low/ medium Medium Low Minor Operational Year 5- Designation beneficial 15
Special Landscape Area
Local Low/ Medium Medium None None Operational Year 0 Landscape Designation
Cranborne Chase and West Wiltshire Downs AONB
National No No sensitivity None None Landscape susceptibility to this Operational Year 0 Designation to this development development
Longford Castle Registered Historic Park
On EH Register No No sensitivity None None of Historic susceptibility to this Operational Year 0 Parks and to this development Gardens development
As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text.
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6 Assessment of Visual Effects
6.1 Introduction
6.1.1 This section assesses the potential effects on visual receptors as a result of the proposed development. The first step in assessing the significance of visual effects is to determine the sensitivity of the visual receptors to the proposed development. The sensitivity of visual receptors is based on the judgements regarding the susceptibility of the visual receptors to change and the value placed on the existing view.
6.1.2 The visual assessment looks at identified viewpoints where the proposals may potentially result in some changes to the existing visual amenity. The location of the assessed viewpoints is shown on Figure SR PL005 and the viewpoints themselves are shown on Figures SR PL008 to SR PL026. The viewpoint locations represent the extent of the visual influence of the development; that is the extent of the public locations from which the proposed development activities will be visible.
6.1.3 Seven location viewpoints were also agreed with Wiltshire Council for the production of verified wireframes of the development in both summer and winter. Although some of the locations are the same as existing viewpoints they have been shown separately (Figure SR PL006) and numbered as Verified Viewpoints 21-26. They are also presented in a separate document.
6.1.4 The key components of the proposed development are identified in paragraph 5.2.5 above.
6.1.5 The potential visual effects resulting from construction activities are:- Site clearance for building works and earthworks to create flood attenuation areas.
Construction traffic movement to, from and within the proposed site.
Views of cranes on site and during construction of the buildings.
Lighting during site operating hours in the winter.
6.1.6 The potential visual effects resulting from operational activities are:- Loss of landscape features and vegetation.
Views of new built development on the site – the store, PFS, parking, lighting and signage.
Views of changes to A36 and roundabout.
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Views of traffic accessing and moving around the site.
6.2 Overview of Visual Assessment
6.2.1 The site clearance and earthworks are temporary. The A36 Southampton Road is already subject to a significant level of traffic with vehicles accessing retail developments lining the road and the Tesco supermarket and Petersfinger P&R opposite the site. Views of cranes and construction vehicles on site will be temporary. Temporary construction activities will therefore have no impact on the existing visual amenity except in the view from Salisbury Cathedral tower (Viewpoint 14) from where cranes and flood attenuation works within the valley floor will have a temporary adverse effect.
6.2.2 As requested by Wilshire Council the assessment of landscape effects has considered the effects of the development of the landscape proposals over the 15 years following the implementation of the proposals. A full breakdown is provided in Table 2. The text only refers to those years where mitigation measures and the establishment of the landscape proposals will result in a change. Where there is a difference in the assessment between effects in the summer and winter it has also been noted.
6.2.3 Viewpoints 2-4, and Viewpoint 22 are located on or close to the northern site boundary on Southampton Road and there will be some noticeable changes from these viewpoints as the new store will be visible within its new landscape setting. Visual receptors for these viewpoints are motorists on the busy A36 Southampton Road and visitors to the existing retail parks and the Petersfinger P&R who have low sensitivity to the proposed changes. Due to the noticeable change there will be an initial adverse impact for some visual receptors ranging from minor to moderate adverse. However for most visual receptors, who will be motorists on Southampton Road or customers using the retail park, the change will be negligible as the development will not be incongruous in the existing context of Southampton Road and the effect on the visual amenity of those receptors will be negligible.
6.2.4 Once the commercial use of the site has become established the bespoke nature of the building and the high quality landscape and public realm setting to the proposed development will create an attractive frontage to Southampton Road. By year 5 as the proposed landscaping, in particular the tree planting, along the Southampton Road frontage has developed, the site will make a positive contribution to the visual amenity of Southampton Road.
6.2.5 Viewpoints 5 and 6 are located on the approach to Salisbury from the east and they show the existing transition from the rural landscape to the urban edge. The proposals will result
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in the transition from rural to urban occurring at about the same point on Southampton Road to the north (Petersfinger P&R) and to the south, currently the transition is more gradual to the south. Initially this will result in a minor adverse impact. However, as a result of the high quality of the building and the landscape proposals, the transition provided by the development will be a very marked improvement on the current transition to the south which is provided by the B&Q store. Particular aspects of the proposals such as the gently curving roof will assist in the transition. As the timber sections of the elevations weather and as the landscape proposals become established the site will make a positive contribution to the approach to Salisbury from the east.
6.2.6 From the urban edge of Salisbury to the south (Viewpoints 7 & 8) the development will be mostly screened by intervening tree lines within the valley floor. As a result of the predominantly weathered timber finish of the western and southern elevations, the curved roof and the distance from the development, the impact will be negligible.
6.2.7 From Britford, which also lies to the south there will be some glimpsed views of the top of the southern elevation, particularly in winter when the intervening lies of trees will be less effective as screening. (Viewpoints 9, 10, 26 and 27) The lack of glazing on the southern elevation and the landscape screens will help to blend the store into the landscape but there will initially be some adverse effects ranging from moderate to minor depending on the degree of screening by trees and by the Wessex Water treatment plant. By operational year 10, when the landscape screens and the tree belt to the south of the store have established and the timber façade has weathered the impact will have reduced to negligible.
6.2.8 From more distant viewpoints to the south (Viewpoints 15-18) there will initially be some minor adverse impacts however by operational year 10 when the landscape proposals will have established the effect to the south will be negligible. The establishment of tree planting proposals on the site will contribute to the existing well-wooded character of the landscape. There will be a negligible impact on the wider landscape to the north (Viewpoints 11, 12 and 20) from operational year 0 due to lack of views and the well vegetated character of the river valley where glimpsed views are available.
6.2.9 From the west there will be only two opportunities to see the development, from the edge of Churchill Gardens and from the tower of Salisbury Cathedral (Viewpoints 14 and 19). From the tower the development will be seen in the context of existing commercial development on Southampton Road. This will result in initial adverse impacts but once the landscape proposals have established the effect will be negligible. From Churchill Gardens there be glimpsed views only in winter and from operational year 5 the effect will be negligible.
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6.2.10 The store will not be visible in any existing valued views towards Salisbury Cathedral. The redesign of the Bourne Way roundabout has the potential to improve an existing view of the cathedral spire. (Viewpoint 22)
6.2.11 In summary noticeable visual changes will be restricted to Southampton Road where the proposals will be appropriate to the commercial character of the road. The high quality of the store and the landscape proposals will, once established, make a positive contribution to the visual amenity of Southampton Road.
6.2.12 A detailed assessment from each viewpoint is provided below. The susceptibility and sensitivity of potential receptors at each of the identified viewpoints is considered followed by a description of the changes to visual amenity and an assessment of effects. It is followed by Table 2 which summarises the conclusions on visual effects.
6.3 Viewpoint Assessment: Viewpoints 1-20
6.3.1 Viewpoint 1 – Bourne Way (Figure SR PL007).
6.3.2 Viewpoint 1 is 150m from the northern edge of the site. The receptors for this viewpoint are motorists and pedestrians on Southampton Road. The susceptibility of the receptors is considered to be low since they are travellers on roads or pedestrians using the retail park engaged in shopping. The viewpoint sensitivity is considered to be low.
6.3.3 At operational year 0 partial views of the roundabout, car park, access road to the development and the roof of the PFS will be possible, although screened in part by the landscaped and mounded area along Southampton Road and around the back of the PFS. Views will be transient as people are visiting the retail park to shop. The magnitude of change for this viewpoint is considered to be negligible because the existing visual context is retail /commercial. The proposed development will be appropriate to the context and will be of a higher quality than existing development. This will be evident immediately and as the planting establishes this will be strengthened.
6.3.4 Viewpoint 2 – Southampton Road (A36) roundabout looking south east (Figure SR PL008)
6.3.5 The receptors for this viewpoint are pedestrians and motorists, particularly drivers approaching Salisbury from the east along the A36. The susceptibility of the potential receptors is considered to be low since they are travellers on roads or pedestrians using the retail park engaged in shopping. The viewpoint sensitivity is considered to be low.
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6.3.6 Viewpoint 2 is 15m from the site. At operational year 0 there will be views of the landscaped and mounded edge to Southampton Road and partial views of the car park beyond. Full views of the building will be possible above the landscape and mounding along the road. Views will be transient as drivers will be travelling along the A36 or pedestrians visiting the retail park. The magnitude of change is considered to be high for some visual receptors as the proposed development will be visible above the landscaped edge. Due to the noticeable change that will have occurred it is likely that for some visual receptors the overall effect will be considered moderate adverse. However due to the high quality of the building design and the landscape and public realm proposals, and the appropriateness of the location the magnitude of change for most visual receptors, who will be motorists on Southampton Road or customers using the retail park, will be negligible and the effect on the visual amenity of those receptors will be negligible.
6.3.7 By year 5, when the landscape proposals will be established, the site will be making a positive contribution to the visual amenity of Southampton Road.
6.3.8 Viewpoint 3 – Southampton Road (A36) near entrance to B&Q (Figure SR PL009)
6.3.9 Viewpoint 3 is located 60m from the site. The receptors for this viewpoint are mainly motorists along the A36 and some pedestrians. The susceptibility of the receptors is considered to be low since they are drivers or customers using the retail park. The viewpoint sensitivity is considered to be low.
6.3.10 The pedestrian footpath into the sustainable wetland area will be visible on the northern edge of the site. The earth mounding and landscaped area around Southampton Road and around the back of the PFS will be visible at operational year 0. Partial views of the roof of the PFS will be possible. The roundabout and access road into the proposed development will be seen in the distance and the corner of the store beyond. The magnitude of change for this viewpoint is considered to be medium as the PFS will mainly be screened by the landscaped mound and store is seen obliquely at a distance of 60m. The overall effect on visual receptors will be minor adverse.
6.3.11 By year 5 the site will make a positive contribution to the visual amenity of Southampton Road.
6.3.12 Viewpoint 4 –Southampton Road (A36) in front of Petersfinger Park and Ride looking south west (Figure SR PL0010)
6.3.13 Viewpoint 4 is 8m from the site near the Petersfinger Park & Ride on Southampton Road. The receptors for this viewpoint are motorists, pedestrians and P&R users. The susceptibility
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of the receptors is considered to be low as they are travellers on roads or pedestrians using the retail park or the P&R. The viewpoint sensitivity is considered to be low.
6.3.14 At operational year 0 there will be direct full views of the in-only access road which will be opposite the viewpoint. The landscaped and mounded area along Southampton Road will partially screen some views of the car park, but above this full and close views of the front face of the store will be possible. Views will be transient as people are travelling on Southampton Road or using the retail park or P&R. The magnitude of change is considered to be high for some visual receptors due to the noticeable change that will have occurred. For these visual receptors the overall effect will be moderate adverse. However due to the high quality of the building design and the landscape and public realm proposals, and the appropriateness of the location the magnitude of change for most visual receptors, who will be motorists on Southampton Road or customers using the retail park, will be negligible and the effect on the visual amenity of those receptors will be negligible.
6.3.15 By year 5, when the landscape proposals will be established, the site will be making a positive contribution to the visual amenity of Southampton Road.
6.3.16 Viewpoint 5 –Southampton Road (A36) at Willow Cottage (Figure SR PL011)
6.3.17 Viewpoint 5 is located on Southampton Road near Willow Cottage, 120m to the east of the site. The receptors for this viewpoint are pedestrians and drivers approaching Salisbury from the east. The susceptibility of the receptors is considered to be low since they are travellers on a busy main road. The viewpoint sensitivity is considered to be low.
6.3.18 The existing hedge, retained mature trees and new hedge and native structure planting running along the full length of the eastern boundary of the proposed development will be visible from this viewpoint at operational year 0. Combined with earth mounding and landscaping along Southampton Road, views into the car park should be limited, but there will be partial views of the north eastern corner of the store above. These views will be transient as people will be travelling along Southampton Road. The magnitude of change is considered to be medium as the proposed development is at a distance of 120m and the view is oblique. The overall effect on visual receptors will be minor adverse.
6.3.19 By year 5 the site will make a positive contribution to the visual amenity of Southampton Road.
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6.3.20 Viewpoint 6 – A36 Southampton Road at Petersfinger Farm (Figure SR PL012)
6.3.21 Viewpoint 6 is located on the access track to Petersfinger Farm at its junction with Southampton Road, approximately 230m from the site. It is also the same location as Verified Viewpoint 21. The receptors for this viewpoint are drivers approaching Salisbury from the east. The susceptibility of the receptors is considered to be low since they are travellers on roads. It is on the edge of the local policy area ‘Landscape Setting of Salisbury and Wilton’ however the P&R sign to the left and views of Tesco to the right reduce the potential value of this viewpoints and sensitivity is considered to be medium/low.
6.3.22 At operational year 0, existing hedgerows that are located between this viewpoint and the site, including the hedge and retained mature tree along the eastern site boundary will screen most views of the building particularly in summer months. There will be some views of a part of the curved roof which will be visible to the left of the mature trees in the garden Willow Cottage which will indicate that development is present. These will be transient views as people are travelling along a busy road. In winter there will be some increased visibility but the trees in Willow Cottage garden are coniferous and the layers of trees /hedgerows between this viewpoint and the site will continue to filter views. The magnitude of change for this viewpoint at year 0 is considered to be low in summer and medium in winter. The overall effect on visual receptors will be minor adverse in summer and moderate /minor adverse in winter.
6.3.23 By year 10 the planting along the eastern boundary of the site, between the store and the existing hedgerow will have reached a height where it will provide further screening for this view and by operational year 10 the effect on visual amenity during both the summer and winter will be negligible.
6.3.24 Viewpoint 7 – Britford Lane west (Figure SR PL013)
6.3.25 Viewpoint 7 and is 880m from the site, on the western part of Britford Lane, near the frontages of residential properties. The receptors for this viewpoint are local residents, walkers and users of the sports pitches. The susceptibility of the receptors is considered to be high. This viewpoint is on the edge of the Salisbury City CA and on the edge of the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be high.
6.3.26 The proposed development will be mostly screened by intervening vegetation in the summer at operational year 0, although there may be distant glimpsed views of the upper parts of the proposed store will be about 1000m away. In winter views will be marginally greater although
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there are several lines of trees within the valley floor so even in winter the screening will be substantial. The magnitude of change for this viewpoint is considered to be negligible due to the distance from the site, the intervening vegetation and the fact that any views will be seen against the backdrop of hills in the distance. The overall effect on visual receptors will be negligible.
6.3.27 Viewpoint 8 – Britford Lane east (Figure SR PL014)
6.3.28 Viewpoint 8 is 610m from the site, on the eastern part of Britford Lane, near the frontages of residential properties. The receptors for this viewpoint are residents of properties on Britford Lane, walkers and users of the allotment gardens. The susceptibility of the receptors is considered to be high. This viewpoint is on the edge of the Salisbury City CA and on the edge of local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be high.
6.3.29 At operational year 0, the proposed development will be screened by intervening vegetation in the summer, with the potential for glimpsed views of the upper parts of the proposed store and service yard in winter. Seen against the backdrop of hills, the magnitude of change for this viewpoint is considered to be negligible due to the distance from the site and the intervening vegetation. The overall effect on visual receptors will be negligible.
6.3.30 Viewpoint 9 – PRoW west of Bridge Farm (Figure SR PL015)
6.3.31 Viewpoint 9 is located 450m from the site on a PRoW west of Bridge Farm, on the boundary of the Britford CA and the local policy area ‘Landscape Setting of Salisbury and Wilton’. The receptors for this viewpoint are users of the PRoW. The susceptibility of the receptors is considered to be high since they are pedestrians using the PRoW. The viewpoint sensitivity is considered to be high.
6.3.32 At operational year 0, glimpsed views of the upper parts of the store, of the landscape screens around the service yard and of the access ramp may be possible, although intervening vegetation will prevent most views, particularly in summer. Views will be transient as people are walking along the PRoW. The closest part of the site is 450m distant but the closest part of the store will be approximately 650m distant. The timber of the southern elevation, the lack of glazing and the colour of the roof will all limit the visual impact of the glimpsed views of the store. The magnitude of change for this viewpoint is considered to be low due to the distance, the screening by intervening vegetation and the appearance of the southern elevation. The effect on visual receptors will be moderate adverse.
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6.3.33 By operational year 10 the timber elevation will have weathered, the landscape screens will have established, as will the willow and poplar trees within the sustainable wetland. Tree planning around the southern and western edges of the development will also have established. The new trees within the site will complement and reinforce the existing layers of trees and other vegetation between the viewpoint and the buildings. By operational year 10 the magnitude of change will be negligible and the effect on visual receptors will be negligible.
6.3.34 Viewpoint 10 – Lower Road Britford, opposite Moat House (Figure SR PL016)
6.3.35 Viewpoint 10 is located 450m from the site, near the Moat House, a Grade II Listed Building on the Lower Road through Britford. The receptors for this viewpoint are local residents, walkers and drivers and the residents of Moat House. The susceptibility of the receptors is considered to be high. This viewpoint is within the Britford CA, and is within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be high.
6.3.36 At operational year 0 there may be glimpsed views of the upper parts of the store and screens around the service yard in winter. In summer intervening vegetation prevents direct views. Any views of the store will be seen in the context of closer views of the Wessex Water Treatment Works. Views will be transient for people who are travelling or walking along the road, but stationary for the residents of the Moat House. The closest part of the site is 450m distant but the closest part of the store will be approximately 600m distant The timber of the southern elevation, the lack of glazing and the colour of the roof and the presence of the Wessex Water treatment plant will all limit the visual impact of the glimpsed views of the store. The magnitude of change for this viewpoint is considered to be negligible/low due to the distance, the screening by intervening vegetation and the appearance of the southern elevation. The overall effect on visual receptors will be minor adverse.
6.3.37 By operational year 5 the timber elevation will have begun to weather, the landscape screens will have begun to establish, as will the willow and poplar trees within the sustainable wetland. Tree planting around the southern and western edges of the development will also have begun to establish. The new trees within the site will complement and reinforce the existing layers of trees and other vegetation between the viewpoint and the buildings. By operational year 5 the magnitude of change will be negligible and the effect on visual receptors will be negligible.
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6.3.38 Viewpoint 11 – Queen Manor Road bridleway (Figure SR PL017)
6.3.39 Viewpoint 11 is located 620m north of the site on Queen Manor Road bridleway, which is part of the Clarendon Way Long Distance Walk, which is a promoted route. The receptors for this viewpoint are walkers and riders. The susceptibility of the receptors is considered to be high since they are travellers using the bridleway. It is on a Long Distance Walk and within the Local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be high.
6.3.40 At operational year 0, glimpsed views of the upper parts of the development may be visible. Ground level views of the site are prevented by the intervening vegetation throughout the year. Views will be transient as people are walking or riding along the bridleway. The magnitude of change for this viewpoint is considered to be negligible due to the distance from the site, intervening vegetation and the fact that this is a very occasional view available only through a gap in the hedgerow. The overall effect on visual receptors will be negligible.
6.3.41 Viewpoint 12 – Borroughs Hill PRoW (Figure SR PL018)
6.3.42 Viewpoint 12 is located 1100m north of the site on a PRoW on Borroughs Hill. The receptors at this viewpoint are walkers. The susceptibility of the receptors considered to be high since they are walkers using the PRoW. It is within the Local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be high.
6.3.43 Glimpsed, transient views of the upper parts of the proposed development will be possible in operational year 0, but views of the ground level will be prevented by intervening vegetation. The magnitude of change for this viewpoint is considered to be negligible due to the distance from the site and intervening vegetation. The overall effect on visual receptors will be negligible.
6.3.44 Viewpoint 13 –PRoW Clarendon Estate Viewpoint (Figure SR PL019)
6.3.45 Viewpoint 13 is 1770m north-east of the site located at a formal viewing point with a picnic table adjacent to the Clarendon Way Long Distance Walk leading to Clarendon Palace, a Scheduled Ancient Monument. The receptors for this viewpoint are walkers and visitors to the formal viewpoint. The susceptibility of the receptors is considered to be high since they are walkers using the formal viewpoint or picnic area. The viewpoint sensitivity is considered to be high.
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6.3.46 There will be no views of the development due to intervening landform and woodland. Views from the adjacent Clarendon Way are also screened by landform. No further assessment of magnitude of change or significance of effects had therefore been made.
6.3.47 Viewpoint 14 – Salisbury Cathedral (Figure SR PL020)
6.3.48 Viewpoint 14 is located 1300m west of the site on the eastern viewing terrace of the Salisbury Cathedral tower, a Grade 1 Listed Building, within the Salisbury City CA (just below the spire). ). The impact of the development on heritage significance of the Cathedral is assessed in the heritage chapter of the ES. Here we are just concerned with the impact on visitors to this viewpoint, which is well visited. The receptors for this viewpoint are visitors to the tower taking part in guided Cathedral Tower tours. The susceptibility of the receptors is considered to be high. It is within the Salisbury City CA, on Salisbury Cathedral tower and the viewpoint sensitivity is considered to be high.
6.3.49 This viewpoint gives clear views over of the eastern side of Salisbury, including the site. From this viewpoint, there will be temporary impacts on views from the tower during the construction of the flood attenuation areas. There will be some clearance of existing vegetation and movement of construction vehicles on the valley floor visible from the tower. The magnitude of change for this viewpoint is considered to be low. The overall effect on visual receptors will be moderate adverse but temporary during the construction phase.
6.3.50 At operational year 0 the store, PFS and kiosk will be visible from this viewpoint but they will appear as a continuation of the 20th century development that characterises the view from the tower. The curved shape of the roof of the store will limit the extent of roof that will be visible. The colour of the roof will also help it to fade into the background. The existing large willow will help to anchor the building within the landscape and the landscape proposals include some semi mature trees within the screen planting to the west of the store which will consolidate the screening and soften views of the proposed development.
6.3.51 The magnitude of change for this viewpoint is generally considered to be negligible as the buildings will be seen in the context of other development on Southampton Road and the valley floor will remain free from development. The impact will be negligible. However it will take a year of two for sustainable wetland to establish and during that time the disturbance within the valley floor may be noticeable and the magnitude of change may be a low/negligible resulting in a minor adverse effect. By operational year 2 the planting in the sustainable wetland will be established and there will be no discernible difference from other parts of the valley floor.
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6.3.52 Viewpoint 15 – Odstock Road (Figure SR PL021)
Viewpoint 15 is located 1.400m south-west of the site on Odstock Road. The receptors for this viewpoint are motorists or pedestrians. The susceptibility of the receptors is considered to be low since they are travellers on roads. It is within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be medium.
6.3.53 At operational year 0, the intervening vegetation along the A338 will screen all but the upper parts of the proposed store, particularly in the summer. The visual impact of new residential development close to this viewpoint is much more noticeable and the magnitude of change for this viewpoint is considered to be negligible due to the distance and other more dominant features in the view. The effect on visual receptors will be negligible.
6.3.54 By operational year 10, planting around the proposed development will be established and will further screen views. The magnitude of change is considered to be negligible and the effect on visual receptors will be negligible.
6.3.55 Viewpoint 16 – Downton Road (Figure SR PL022)
6.3.56 Viewpoint 16 is located 840m south-west of the site on a footpath along Downton Road. The receptors for this viewpoint are motorists and pedestrians on Downton Road. The susceptibility of the receptors is considered to be low since they are travellers on roads. The viewpoint is within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be medium.
6.3.57 Clear views of the site will be prevented by intervening vegetation, but at operational year 0 there will be transient glimpsed views of parts of the proposed development such as the screens around the service yard and back of the building, particularly in winter. The magnitude of change is considered low due to the distance from the site, the timber façade of the southern elevation and intervening vegetation. The overall effect on visual receptors will be minor adverse.
6.3.58 By operational year 5 the timber elevation will have begun to weather, the landscape screens will have begun to establish, as will the willow and poplar trees within the sustainable wetland. Tree planting around the southern and western edges of the development will also have begun to establish. By operational year 5 the magnitude of change will be negligible and the effect on visual receptors will be negligible.
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6.3.59 Viewpoint 17 – Bridleway to Britford Trout Farm (Figure SR PL023)
6.3.60 Viewpoint 17 is located 1000m south-east of the site on a bridleway to Britford Trout Farm within the local policy area ‘Landscape Setting of Salisbury and Wilton’. The receptors for this viewpoint are walkers and riders on the bridleway to Britford Trout Farm. The susceptibility of the receptors is considered to be high since they are users of the bridleway. The viewpoint susceptibility is considered to be high.
6.3.61 At operational year 0, there may be glimpse views of the upper parts of the proposed store, which will be more than 1100m distant, but most views will be prevented by intervening vegetation within the River Avon floodplain and around the sewage works. The magnitude of change for this viewpoint is considered to be negligible and the overall effect on visual receptors will be negligible.
6.3.62 Viewpoint 18 – Salisbury District Hospital public car park (Figure SR PL024)
6.3.63 Viewpoint 18 is located approximately 1680m south of the site within the Salisbury District Hospital public car park. The receptors for this viewpoint are staff and visitors to the hospital, on foot and driving in the car park. The susceptibility of the receptors is considered to be low since they are visitors or working at the hospital. It is not within the Local policy area ‘Landscape Setting of Salisbury and Wilton’. The viewpoint sensitivity is considered to be low.
6.3.64 At operational year 0, the intervening vegetation will prevent ground level views of the proposed development, particularly in the summer months. The upper parts of the store will be visible, but set against the backdrop of the hills on the valley side. The magnitude of change for this viewpoint is considered to be negligible due to the distance from the viewpoint and the intervening vegetation. The overall effect on visual receptors will be negligible.
6.3.65 Viewpoint 19 - Churchill Gardens (Figure SR PL025)
6.3.66 Viewpoint 19 is located 500m west of the site, within the Churchill Gardens public park on the south-eastern edge of Salisbury. It is within Salisbury City CA and the local policy area ‘Landscape Setting of Salisbury and Wilton’. The receptors for this viewpoint are park users. The susceptibility of the receptors is considered to be high. However the viewpoint is at the very edge of the park off a footpath so users would have to intentionally go to that point to experience the view. Elsewhere views towards the site are more restricted by trees along the edge of the Park. The viewpoint sensitivity is considered to be high.
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6.3.67 In summer intervening vegetation will screen the development and the magnitude of change will be negligible with a negligible effect on visual amenity. In winter there may be glimpsed, filtered views through the intervening vegetation. During the winter the magnitude of change for this viewpoint is considered to be negligible/low as any glimpsed views of the proposed store will be seen in the context of the existing retail/commercial units to the south of Southampton Road which are significantly closer. The overall effect on visual receptors will be minor adverse in the winter. Viewpoint 19, being on the very edge of the park is not representative of views generally from within Churchill Gardens.
6.3.68 The vegetation within the car park and the sustainable wetland to the south-west will have matured by operational year 5 when the magnitude of change will be negligible in both summer and winter and the effect will be negligible.
6.3.69 Viewpoint 20– Milford Mill Road (Figure SR PL026)
6.3.70 This viewpoint is 240m from the application site on the footpath south of the railway bridge over Millford Mill Road. The receptors for this viewpoint are motorists and pedestrians. The susceptibility of the receptors is considered to be low as they are travellers on roads or pedestrians using the retail park or the Petersfinger P&R. The viewpoint sensitivity is considered to be low.
6.3.71 At operational year 0 in the winter there will be filtered views of the store through the vegetation on the north side of Southampton Road. Views will be transient as people are travelling on Milford Mill Road or using the retail park or P&R. In summer this mature vegetation will obscure most views. The magnitude of change for this viewpoint is considered to be medium in winter as although the views will be filtered by existing vegetation existing filtered views of the river valley will be lost. The effect on visual receptors during the winter will be minor adverse and negligible during the summer.
6.3.72 Once the commercial use of the site has become established the bespoke nature of the building and the high quality landscape and public realm setting to the proposed development will create an attractive frontage to Southampton Road which will not be inappropriate in the context of the Petersfinger P&R building and the adjacent retail park. By year 5 as the proposed landscaping has developed the effect on visual receptors will be negligible.
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6.4 Viewpoint Assessment: Verified Viewpoints 21-27
6.4.1 Verified Viewpoint 21 - Southampton Road (A36) at Petersfinger Farm
6.4.2 This is the same as Viewpoint 6 which has been described above.
6.4.3 Verified Viewpoint 22 - Southampton Road (A36) on approach to Bourne Roundabout
6.4.4 This viewpoint is from Southampton Road. The susceptibility of existing receptors is considered to be low as they are motorists on the A36 or pedestrians using the retail park or the Petersfinger P&R. The viewpoint sensitivity is considered to be low. Visual receptors will be motorists and pedestrians visiting the store.
6.4.5 This is the first location on Southampton Road close to the site from which there is a view of Salisbury Cathedral spire. The development will be clearly visible to the left and this will result in a noticeable change to the view. At the same time the visual clutter on the Bourne roundabout will have been rationalised allowing clearer views towards the cathedral spire. At operational year 0 the effect on the visual amenity will be negligible.
6.4.6 By year 5 as the proposed landscaping has developed the effect on visual receptors will be minor beneficial on account of the improvement in views towards the cathedral spire.
6.4.7 Verified Viewpoint 23 - Churchill Gardens
6.4.8 This is the same location as Viewpoint 19 which has been described above.
6.4.9 Verified Viewpoint 24 – The Sluice House
6.4.10 This viewpoint was included at the request of Wiltshire Council in order to assist in the assessment of effects on the setting of heritage assets. As there is no public access to this viewpoint it is not including in the LVIA assessment.
6.4.11 Verified Viewpoint 25 - Downton Road
6.4.12 This viewpoint is located slightly to the west of Viewpoint 16 at the request of Wilshire Council. The visual effects on this view are the same as for Viewpoint 16
6.4.13 Viewpoint 26 – Lower Road, Britford
6.4.14 As agreed with Wiltshire Council this viewpoint is located between viewpoints 9 and 10 and is intended to show the maximum likely visibility from Britford. At operational year 0 there may be glimpsed views of parts of the roof of the store between intervening vegetation but due to the distance and the colour of the roof it will not be noticeable. The closest part of the site is 450m distant but the closest part of the store will be approximately 600m distant. Parts
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of the PFS will be visible but it will replace existing glimpsed views of development on Southampton Road, so will not be noticeable. The viewpoint sensitivity is considered to be high but the magnitude of change in summer is considered to be negligible and the effect on visual receptors during the summer will be negligible.
6.4.15 In the winter at operational year 0 there will be filtered views of the southern elevation of the store. These will replace existing filtered views of buildings on Southampton Road. Buildings within the Wessex Water treatment plant will be seen to the front of the store. The landscape screens to the south of the store, the timber of the southern elevation, the lack of glazing, the colour of the roof and the presence of the Wessex Water treatment plant will all limit the visual impact of the glimpsed views of the store. The magnitude of change in winter for this viewpoint is considered to be low due to the distance, the screening by intervening vegetation and the appearance of the southern elevation. In winter the effect on visual receptors will be moderate/minor adverse. In summer intervening vegetation within the valley floor will screen view, there will be a negligible magnitude of change and the overall effect will be negligible.
6.4.16 By operational year 5 the timber elevation will have begun to weather, the landscape screens will have begun to establish, as will the willow and poplar trees within the sustainable wetland. Tree planting around the southern and western edges of the development will also have begun to establish. The new trees within the site will complement and reinforce the existing layers of trees and other vegetation between the viewpoint and the buildings. By operational year 5 the magnitude of change will be negligible in summer and winter and the effect on visual receptors will be negligible.
6.4.17 Viewpoint 27 – Church Lane, Britford
6.4.18 As requested by Wilshire Council a viewpoint close to The Rectory, Britford was chosen. In summer trees within the river valley and the Wessex Water treatment plant will prevent most views. A small part of the top of the store and the roof will be visible behind the Wessex Water treatment plant but it will be seen against the trees beyond on the north side of Southampton Road and will not be distinguishable from the Wessex Water treatment plant. The viewpoint sensitivity is considered to be high but in summer the effect on visual receptors will be negligible
6.4.19 In winter buildings within the Wessex Water Treatment plant and trees within the river valley will continue to screen most views of the store and due to the design features of the southern elevation of the store, the lack of glazing and the colour of the roof and the presence of the Wessex Water treatment plant will all limit the visual impact of the glimpsed views of the
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store so that even in winter the magnitude of change will be negligible and the effect on visual amenity in winter will also be will be negligible.
6.4.20 Summary of Visual Effects
6.4.21 Table 2 below sets out the overall significance of visual effects for each of the viewpoints identified. It is based on a consideration of the value, susceptibly and sensitivity of visual receptors and the magnitude of change. As recommended by the 3rd Edition GLVIA the Table below is intended as a summary of the conclusions reached in the text above and should be read alongside the text.
Table 2: Significance of Visual Effects
Viewpoint Special value Susceptibility Sensitivity Magnitude of Significance of attached to view (Nature of Change Effects Visual Receptors)
Viewpoint 1: Bourne Way Operational No special value Low Low Negligible Negligible Year 0-15
Viewpoint 2: Southampton Road (A36) roundabout looking south east Moderate High adverse (some visual (some visual Operational receptors ) Low Low receptors) Year 0 No special value Negligible Negligible (Some visual (Some visual receptors) receptors) Operational Positive contribution to the visual amenity of Southampton Road* Year 5-15
Viewpoint 3: Southampton Road (A36) near entrance to B&Q Operational Low Low Medium Minor adverse Year 0 No special value Operational Positive contribution to the visual amenity of Southampton Road* Year 5-15
Viewpoint 4: Southampton Road (A36) in front of Petersfinger Park and Ride looking south west Moderate High adverse (some visual (some visual Operational receptors ) Low Low receptors) Year 0 No special value Negligible Negligible (Some visual (Some visual receptors) receptors) Operational Positive contribution to the visual amenity of Southampton Road* Year 5-15 As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text. *To be read alongside description of changes to visual amenity on Southampton Road
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Viewpoint Special value Susceptibility Sensitivity Magnitude of Significance of attached to view (Nature of Change Effects Visual Receptors)
Viewpoint 5: Southampton Road (A36) at Willow Cottage Operational Low Low Medium Minor adverse Year 0 No special value Operational Positive contribution to the visual amenity of Southampton Road* Year 5-15
Viewpoint 6:Southampton Road (A36) at Petersfinger Farm Moderate/ minor Medium Operational Medium/ adverse (winter) Low (winter) Low Year 0 Low Minor adverse (summer) (summer) No special value Minor adverse Operational Medium/ Low Low (summer and Year 5 Low winter) Operational Medium/ Low Negligible Negligible Year 10-15 Low * Refer to text in Section 6.4 above
Viewpoint 7: Britford Lane west On edge of Conservation Area and local policy Operational area ‘Landscape High High Negligible Negligible Year 0-15 Setting of Salisbury and Wilton’
Viewpoint 8: Britford Lane east On edge of Conservation Area and local policy Operational area ‘Landscape High High Negligible Negligible Year 0-15 Setting of Salisbury and Wilton’
Viewpoint 9: PRoW west of Bridge Farm Operational On edge of Moderate High High Low Year 0 Conservation Area adverse Operational and within local High High Low Minor adverse Year 5 policy area ‘Landscape Setting Operational of Salisbury and High High Negligible Negligible Year 10-15 Wilton’
As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text. *To be read alongside description of changes to visual amenity on Southampton Road
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Viewpoint Special value Susceptibility Sensitivity Magnitude of Significance of attached to view (Nature of Change Effects Visual Receptors)
Viewpoint 10: Lower Road Britford, opposite Moat House Operational Conservation Area Low/ High High Minor adverse Year 0 and within local Negligible policy area ‘Landscape Setting Operational of Salisbury and High High Negligible Negligible Year 5-15 Wilton’
Viewpoint 11: Queen Manor Road bridleway Long Distance Walk and within Operational local policy area High High Negligible Negligible Year 0-15 ‘Landscape Setting of Salisbury and Wilton’
Viewpoint 12: Borroughs Hill PRoW Operational No special value High High Negligible Negligible Year 0-15
Viewpoint 13: PRoW, Clarendon Estate - Viewpoint Near Long Operational Distance Walk High High N/A N/A Year 0-15
Viewpoint 14: Salisbury Cathedral Moderate Construction High High Low Conservation Area adverse Operational Grade I Listed Low/ High High Minor adverse Year 0-2* Building Negligible Operational High High Negligible Negligible Year 2-15*
Viewpoint 15: Odstock Road Operational Within local policy Low Medium Negligible Negligible Year 0-5 area ‘Landscape Operational Setting of Salisbury Low Medium Negligible Negligible Year 10-15 and Wilton’
Viewpoint 16: Downton Road Operational Within local policy Low Medium Low Minor adverse Year 0 area ‘Landscape Operational Setting of Salisbury Low Medium Negligible Negligible Year 5-15 and Wilton’ As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text. *To be read alongside paragraph 3.3.51 above3
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Viewpoint Special value Susceptibility Sensitivity Magnitude of Significance of attached to view (Nature of Change Effects Visual Receptors)
Viewpoint 17: Bridleway to Britford Trout Farm Within local policy Operational area ‘Landscape High High Negligible Negligible Year 0-15 Setting of Salisbury and Wilton’
Viewpoint 18: Salisbury District Hospital public car park Operational No special value Low Low Negligible Negligible Year 0-15
Viewpoint 19: Churchill Gardens Conservation Area Negligible Minor adverse and within local /Low Operational (winter) policy area High High (winter) Year 0 Negligible ‘Landscape Setting Negligible (summer) of Salisbury and (summer) Operational Wilton’ High High Negligible Negligible Year 5-15
Viewpoint 20: Milford Hill Road Minor adverse Operational No special value (winter) Low Low Medium Year 0 Negligible (summer) Operational Low Low Low Negligible Year 5-15
VERIFIED VIEWS
Verified Viewpoint 21: Southampton Road (A36) at Petersfinger Farm
This is the same as Viewpoint 6 which has been assessed above
Verified Viewpoint 22: Southampton Road (A36) on approach to Bourne Roundabout Operational No special value Low Low Medium Negligible Year 0 Operational Positive contribution to the visual amenity of Southampton Road*
Year 5-15
Verified Viewpoint 23: Churchill Gardens
This is the same location as Viewpoint 19 which has been assessed above
Verified Viewpoint 24: The Sluice House
This view is not included in the LVIA assessment as there is no public access
As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text
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Viewpoint Special value Susceptibility Sensitivity Magnitude of Significance of attached to view (Nature of Change Effects Visual Receptors)
Verified Viewpoint 25: Downton Road
This viewpoint is located slightly to the west of Viewpoint 16. The visual effects are the same and have been assessed above
Verified Viewpoint 26: Lower Road, Britford Conservation Area Low Moderate/minor Operational and within local (winter) adverse (winter) High High Year 0 policy area Negligible Negligible ‘Landscape Setting (summer) (summer) of Salisbury and Operational Wilton’ High High Negligible Negligible Year 5-15
Verified Viewpoint 27: Church Lane, Britford Conservation Area and within local Operational policy area High High Negligible Negligible Year 0-15 ‘Landscape Setting of Salisbury and Wilton’
As recommended by the 3rd Edition GLVIA this Table is intended as a summary of the conclusions reached in the text above and should be read alongside the text.
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7 Compliance with Landscape Planning Polices and Strategies
7.1 National Planning Policy
7.1.1 The bespoke high quality design of the built design and the landscape design will ensure that the development establishes a strong sense of place creating an attractive and comfortable environment of Southampton Road for people to work in and visit. The design of the sustainable wetland responds to the local character and history and reflects the identity of the surrounding water meadows. The development as a whole will be visually attractive as a result of the architecture and the landscape.
7.1.2 The proposals are not located within nor will they affect any nationally designate landscapes. Structure plan Policy C9 and local plan Policy C7 need to be considered in the context of the NPPF.
7.2 County Policy
7.2.1 The proposals will be consistent with Wiltshire and Swindon Structure Plan 2016 saved Policy C9 Special Landscape Areas as there will be no harm to the landscape character and scenic quality of the SLA.
7.3 Local Plan Policies
7.3.1 The site is located on the edge of the locally designated ‘Landscape Setting of Salisbury and Wilton’. (Salisbury District Local Plan 2011 saved policy C7). The object of Policy C7 is to ensure that there is no detrimental impact on the visual qualities of the area identified as the ‘Landscape Setting of Salisbury and Wilton’. Although there will be a loss of undeveloped land it is the land that is making no significant contribution to the setting of Salisbury as it is on the higher ground, tucked into the bend in the Southampton Road, furthest away from the river, and with the least connection, both physically and in character terms, with the river valley. It is also the part of the site most subject to urbanising influences, and accordingly from operational year 0 there will be a negligible effect on the quality of the landscape setting of Salisbury.
7.3.2 Once the landscape proposals have established (from year 5 onwards) the land to the south within the river valley floor will be enhanced through the creation of new water channels and habitat creation and the transition between the supportive rural landscape and the edge of the urban area will be improved as the site will replace the existing weak townscape approach to Salisbury with a high quality development.
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7.3.3 The proposals will be consistent with the objectives of Policy C7 because: the quality of the landscape will not be impaired;
there will be no impact on the coalescence of Salisbury and the surrounding settlements; and
there will be no impact on any identified views towards the Cathedral.
7.3.4 The recent consent for residential development within the policy area for Policy C7 illustrates that development with the policy area may be consider appropriate if: the design is considered acceptable;
there would be no visual impact on the wider countryside; and
no significant impact on heritage assets.
7.3.5 The bespoke, high quality design of the store and the landscape proposals are central to the current development. This assessment concludes that there would be no significant impact on the visual amenity of the wider countryside. The Assessment of Impacts on Heritage Assets concludes that there will be no adverse impacts on heritage assets.
7.3.6 The proposals will be consistent with Salisbury District Local Plan 2011 saved Policy C8 Landscape as there will be no loss of trees, hedges or other features that contribute to the character of the landscape. The proposals include extensive tree planting within the site that will make a positive contribution to the character of Southampton Road and to the character of the Avon River Valley. A large percentage of these will be indigenous species, entirely so within the sustainable wetland.
7.4 Local Strategies
7.4.1 The proposals will support the recommendations for Area 6 East with the Salisbury Settlement Setting Assessment which includes the area locally designated as the ‘Landscape Setting of Salisbury and Wilton’. The sustainable wetland will enhance the locally distinctive landscape character associated with the water meadows and open up access and view across the River Avon valley and along the river, including views across the water meadows to Salisbury and Cathedral and down the river to Britford church. No existing important views will be harm and there will be no harm to the setting of any listed buildings. The proposals will create an appropriately planted edge to the settlement.
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7.4.2 The site sits in the ‘Narrow Chalk River Valley’ character type and ‘A4 Lower Avon Narrow Chalk River Valley’ landscape character area. The proposed development will have the following effect on the achievement the Management Strategy and Objectives for this LCA as follows:- The open views towards Salisbury Cathedral are conserved with the proposed development creating new views for managed public access across the wetland area and from the viewing platform on the edge of the River Avon towards the cathedral;
The rural character and sense of tranquillity of the northern part of the site has already been lost due to the urbanising influences of Southampton Road;
The proposal will remove the developed part of the site from this LCA. The scale and pattern of development adjacent to the northern and western boundaries of the site do not reflect the historic settlement scale elsewhere in this LCA;
Southampton Road adjacent to the site does not have a rural character. The proposals for the adjacent section of Southampton Road will improve the existing quality of the road and improve the transition from the LCA to the urban area.
The hedge lost on Southampton Road is of poor quality. Hedgerows on other boundaries will be retained and managed and a new hedgerow planted to the south of the development area.
The existing pattern of development along Southampton Road is not representative of the scattered pattern of development elsewhere in this LCA. The proposed development will not be out of character with adjacent development;
Riverside willow and alder will be conserved and pollarded and more planted;
Existing wetland habitat will be conserved and additional wetland habitat will be created on the land closest to the River Avon.
7.4.3 Overall there will be no conflict with the management objectives for this LCA, in particular the objective to conserve and recreate wetland habitats will be achieved within the sustainable wetland. The development will result in the loss of a small part of this LCA which will become part of the urban fabric of Salisbury but there will be no loss of landscape character within the remaining LCA.
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7.5 Conclusion
7.5.1 The proposals are consistent with the objectives set out within the NPPF for high quality design that contributes positively to making places better for people. The proposals are also consistent with the objectives of local plan policy C7 as there will be no harm to the quality of the landscape surrounding Salisbury. The sustainable wetland will help to enhance the quality of the southern part of the site and to achieve local landscape character objectives to conserve and recreate wetland habitats.
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8 Summary and Conclusions
8.1.1 The site is located in the Lower Avon Narrow Chalk River Valley LCA close to the junction with the urban area of Salisbury. The long northern frontage of the site faces Southampton Road which has a busy, disturbed character and is heavily used by traffic accessing Salisbury and the retail units along Southampton Road. An Access road for the Wessex Water treatment plant forms the eastern boundary. The southern boundary borders a channel of the River Avon and has a more tranquil character. The eastern boundary is formed by the River Bourne beyond which is located a B&Q store.
8.1.2 The key landscape features of value within the site are the mature trees and wet/marginal vegetation associated with the ditches on the southern half of the site. This on-site vegetation contributes to the character of the Lower Avon Narrow Chalk River Valley LCA. The northern half of the site is more heavily influenced by Southampton Road and the adjacent urban edge of Salisbury. The development area is located in the north eastern part of the site where a bend in the Southampton Road northwards, away from the river, and localised land raising creates and area that is more contained. It is also separated both physically and in character terms from the river valley. The site is not subject to any national landscape designations but is within the local policy area ‘Landscape Setting of Salisbury and Wilton’.
8.1.3 The overall visual context for the site is one of contrasts. From viewpoints along and adjacent to Southampton Road the heavily trafficked nature of the road and the poor or indifferent character of the large scale commercial development dominates. From viewpoints to the south, frequent copses and belts of mixed woodland that line the various river channels on the valley floor result in heavily filtered cross valley views, even in winter. From higher up on the valley sides, views of the site are heavily filtered even in winter by the well- vegetated valley floor.
8.1.4 The site has been assessed as having a low/medium susceptibility to the proposed development. Due to the local value placed on the landscape the overall sensitivity of the site to the proposed development is considered to be medium
8.1.5 All of the landscape features of value within the site will be retained, although there will be a loss of undeveloped land. The development area will no longer belong to the Lower Avon NCRV LCA but will become part of the urban fabric of Salisbury. This has been assessed as having an initial moderate adverse impact on the Lower Avon Narrow Chalk River Valley LCA. However the proposed retail use will be appropriate to existing uses along
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Southampton Road and by operational year 5 the high quality of the building and of the landscape and public realm setting will create a gateway development at the entrance to Salisbury and significantly improve the transition from the rural landscape in the east to the urban fabric of Salisbury. The proposals will be appropriate to the scale and pattern of Southampton Road and the high quality design will contribute positively to making Southampton Road better for those people who use it. There will be no adverse impact on the current level of tranquillity.
8.1.6 Management of existing vegetation, new ditches, areas of open water and appropriate planting (including species rich wet grassland, marginal, reeds, alders and willows) within the sustainable wetland will enhance the landscape value of the southern half of the site and will result in an overall minor beneficial effect on the Lower Avon Narrow Chalk River Valley LCA. There will be views across to the river and managed public access to the currently inaccessible river edge. The design for the sustainable wetland has been inspired by the historic character of the site and it will visually reflect the character of the surrounding water meadows.
8.1.7 Once the landscape proposals have established (from year 5 onwards) the land to the south within the river valley floor will be enhanced through the creation of new water channels and habitat creation and the transition between the supportive rural landscape and the edge of the urban area will be improved as the site will replace the existing weak townscape approach to Salisbury with a high quality development.
8.1.8 The proposals will be consistent with the objectives of Policy C7, the ‘Landscape setting of Salisbury and Wilton’ because: the quality of the landscape will not be impaired;
there will be no impact on the coalescence of Salisbury and the surrounding settlements; and
there will be no impact on any identified views towards the Cathedral.
8.1.9 Changes to the visual environment on Southampton Road have been assessed as initially moderate or minor adverse for some receptors, due to the noticeable change that will occur, even though most of the people who will see that change will be motorists using the busy A36 Southampton Road and customers of the existing retail parks and the Petersfinger P&R. Once the commercial use of the site has become established the bespoke nature of the building and the high quality landscape and public realm setting to the proposed development will create an attractive frontage to Southampton Road. From year 5 onwards, as the proposed landscaping, in particular the tree planting, along the Southampton Road
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frontage develops the site will make a positive contribution to the visual amenity of Southampton Road.
8.1.10 The high quality of the proposals will improve the transition from the rural landscape to the urban landscape. The current transition is weak, in particular the B&Q store which currently marks the transition to the south of Southampton Road. Particular aspects of the proposals such as the gently curving roof will assist in the transition. As the timber sections of the elevations weather and as the landscape proposals become established the site will make a positive contribution to the approach to Salisbury from the east. The high quality of the design will provide a more suitable gateway to the city of Salisbury.
8.1.11 From Britford to the south the frequent copses and belts of mixed woodland which limit cross valley views will screen most views of the development particularly in summer. The lack of glazing on the southern elevation and the planted landscape screens will help blend the store into the landscape. Initially there will be some moderate to minor adverse visual impacts in winter. As the tree screening proposals to the south of the store become established and the timber façade weathers any remaining glimpsed views of the development will not be noticeable. By operational year 5 most visual impacts will be negligible and by operation year 10 all visual impacts will be negligible.
8.1.12 From more distant viewpoints the well vegetated valley floor will limit views of the development even in winter. As the landscape proposals within the site become established they will screen any glimpsed views of the buildings and contribute to the existing well- wooded character of the landscape. From the west there will be very limited views of the development which will be seen in the context of existing commercial development on Southampton Road. The impact on visual amenity from the wider landscape will be negligible.
8.1.13 The store will not be visible in any existing valued views towards Salisbury Cathedral. The managed public access to the river’s edge will open up a new view to the Cathedral and to the church at Britford. The redesign of the Bourne Way roundabout has the potential to improve an existing view of the cathedral spire.
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8.1.14 In summary the development will bring about some noticeable changes to Southampton Road and will result in a loss of undeveloped land. However the proposals are appropriately located next to the urban edge of Salisbury and on a busy road they are also appropriately located within the site on the higher ground tucked into the north east corner. Due to the high quality of the building, landscape and urban realm proposals the development will make a positive contribution to the character of Southampton Road and will result in a successful transition between the rural landscape and the urban edge of Salisbury.
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GLOSSARY AND ABBREVIATIONS
AONB Area of Outstanding Natural Beauty
Cumulative Cumulative effects are the summation and or additional effects that result from changes caused by effects a development in conjunction with other past, present, or reasonably foreseeable actions.
EIA Environmental Impact Assessment
ES Environmental Statement
GLVIA Guidelines for Landscape and Visual Impact Assessment, Third Edition, published jointly by the Landscape Institute and Institute of Environmental Management and Assessment, 2013.
HLC* Historic characterisation is the identification and interpretation of the historic dimension of the present-day landscape or townscape within a given area. HLC is the term used in England and Wales, HLA is the term used in Scotland.
Indirect effects* Effects that result indirectly from the proposed project as a consequence of the direct effects, often occurring away from the site, or as a result of a sequence of interrelationships or a complex pathway. They may be separated by distance or in time from the source of the effects.
Key Landscape* Those combinations of elements which are particularly important to the current character of the Characteristics landscape and help to give an area its particularly distinctive sense of place.
Landscape A distinct and recognisable pattern of elements that occurs consistently in a particular type of character* landscape and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, landuse and human settlement. It creates the particular sense of place of different areas of the landscape.
Landscape Areas protected by law or through planning policies for reason of their landscape qualities e.g. designations National Parks, AONB and Local Landscape Designations.
Landscape Effects on the landscape as a resource in its own right. Change in the elements, characteristics, effects character, and qualities of the landscape as a result of development.
Landscape A component part of the landscape, such as trees, hedges, buildings and ponds. elements
Landscape Prominent eye-catching elements, e.g. tree clumps, wooded hill tops, and church towers/spires. features
Landscape Based on judgements about the physical state of the landscape, and about its intactness, from quality (or visual, functional, and ecological perspectives. It also reflects the state of repair of individual condition)* features and elements which make up the character in any one place.
Landscape Term used to describe the aesthetic or perceptual and intangible characteristics of the landscape qualities such as scenic quality, tranquillity, sense of wildness or remoteness. Cultural and artistic references may also be described here.
Landscape The combination of elements that contribute to landscape context, character, and value. resource
Landscape value* The relative value that is attached to different landscapes by society. A landscape may be valued by different stakeholders for a wide variety of reasons.
LCA Landscape Character Area – single unique areas that are the discrete geographical areas of a particular landscape type.
LCT Landscape Character Type – distinct types of landscape that are relatively homogeneous in character. They are generic in nature may occur in different areas in different parts of the country.
LVIA Landscape and Visual Impact Assessment.
Magnitude* A term that combines judgements about the size and scale of the effect. The extent of the area over which is occurs, whether it is reversible or irreversible and whether it is short or long term in duration.
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Mitigation Measures including any process, activity, or design to avoid, reduce, remedy or compensate for adverse environmental impact or effects of a development.
NCA National Character Areas. Landscape character areas as defined for the whole of England.
Photomontage* A visualisation which superimposes an image of a proposed development upon a photograph or series of photographs.
Receptor Physical or perceptual landscape resource, special interest, viewer group or individuals that may be affected by a proposal.
Residual effects Potential environmental effects, remaining after mitigation.
Residential Visual A collective term describing the views and general amenity of a residential property, relating to the Amenity* garden area and main drive, views to and from the house and the relationship of the outdoor garden space to the house.
Scale Indicators* Landscape elements and features of a known or recognisable scale such as houses, trees and vehicles that may be compared to other objects where the scale of height is less familiar, to indicate their true scale.
Sense of Place The essential character and spirit of an area: genius loci literally means ‘spirit of the place’. (genius loci)*
Sensitivity* A term applied to specific receptors, combining judgements of the susceptibility of the receptor to the specific type of change or development proposed and the value related to that receptor.
Susceptibility The ability of a defined landscape or visual receptor to accommodate the specific proposed development without undue negative consequences.
Temporary or Effects may be considered as temporary (limited duration and reversible) or permanent permanent effects (irreversible). Some development may also be reversible.
Tranquillity* A state of calm and quietude associated with peace, considered to be a significant asset of landscape.
Type or Nature of Whether an effect is direct or indirect, temporary or permanent, positive (beneficial), neutral or Effect negative (adverse) or cumulative.
Visual amenity* The overall pleasantness of the views people enjoy of their surroundings which provide an attractive visual setting or backdrop for the enjoyment of activities of the people living, working and recreating, visiting or travelling through an area.
Visual effect* Effects on specific views and on the general visual amenity experienced by people.
Visualisation* A computer stimulation, photomontage, or other technique illustrating the predicted appearance of a development.
ZTV –* Zone of Theoretical Visibility. A map, usually digitally produced, showing areas of land within which a development is theoretically visible.
Note: Descriptions marked with an asterisk are identical to those provided in the Third Edition Guidelines for Landscape and Visual Impact Assessment glossary or text.
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REFERENCES
i Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA) (2013) Guidelines for Landscape and Visual Assessment 3rd Edition ii Countryside Agency (now Natural England) and Scottish Natural Heritage (2002) Landscape Character Assessment : Guidance for England and Scotland iii National Planning Policy Framework March 2012 iv Salisbury District Council (2011) Salisbury District Local Plan adopted 2011 v http://www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/landscapeconservation /wiltshiresspeciallandscapeareas.htm vi Wiltshire County Council, Land Use Consultants (December 2005) Wiltshire Landscape Character Assessment vii Salisbury District Council, Chris Blandford Associates(February 2008) Salisbury District Landscape Character Assessment viii Chris Blandford Associates (2008) Salisbury District Council: Settlement Setting Assessments (Section 3 Salisbury and Wilton) ix Chris Blandford Associates (2008) Salisbury District Council: Settlement Setting Assessments (Section 3 Salisbury and Wilton) x Wiltshire Council in association with Forum Heritage Services and Context 4D Salisbury City Conservation Area Appraisal and Management Plan Consultation Draft (2010) xi Wiltshire Council in association with Forum Heritage Services and Context 4D Britford Conservation Area Appraisal and Management Plan Consultation Draft (2010)
Appendices to Landscape and Visual Impact Assessment
March 2014 GILLESPIES
APPENDICES
LVIA Appendix 1: LVIA Methodology
LVIA Appendix 2: National Character Area: 132 Salisbury Plain and West Wiltshire Downs
LVIA Appendix 3: County Landscape Character Type: Chalk River Valley
LVIA Appendix 4: District Landscape Character Area: A4 Lower Avon Narrow Chalk River Valley LCA
LVIA Appendix 5: Constable and Salisbury: Harnham Water Meadows Trail
LVIA Appendix 6: Minutes of the Meeting of Strategic Planning Committee, Wednesday, 28th September, 2011 with regard to Planning Application S/2011/0207/FUL
APPENDIX 1
Landscape and Visual Impact Assessment Methodology
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Introduction
1. The Methodology used by Gillespies in the preparation of a LVIA is based on principles set out by the Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA) in the Guidelines for Landscape and Visual Assessment (GLVIA3) (Ref.i) and guidance from the Countryside Agency (now Natural England) and Scottish Natural Heritage on Landscape Character Assessment : Guidance for England and Scotland (Ref ii).
2. A review of aspects of national and local planning guidance and policy relevant to the landscape and visual amenity effects of the proposed development is included in the LVIA
3. A study area is identified which includes the site of the proposed development (the site) and the wider landscape around it which the proposed development may influence in a significant manner (the wider landscape).
4. The baseline landscape and visual conditions are identified against which the changes made by the proposed development are assessed. Landscape and visual baselines and effects are identified separately although there will be a degree of overlap between the two in almost all cases.
Landscape Baseline
5. The landscape baseline describes the wider landscape “its constituent elements, its character and the way this varies spatially, its geographic extent, its history (which may require its own specialist study), its condition, the way the landscape is experienced, and the value attached to it”. GLVIA3 Page 32, paragraph 3.15.
6. The landscape baseline is established through desk study and field work. It includes a consideration of the key characteristics of the wider landscape with reference to published landscape character assessments at a national, regional and local level where available. Elements and features within the site and the wider landscape are identified. A number of landscape receptors are identified, these may include but are not restricted to: Landscape character areas;
Designated landscapes; and
Individual elements or features.
Appendix 1 Page 1
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
7. The baseline description includes establishing the value of the site and the wider landscape. “This means the relative value that is attached to different landscapes by society, bearing in mind that a landscape may be valued by different stakeholders for a whole variety of reasons. Considering value at the baseline stage will inform later judgements about the significance of effects……. A review of existing landscape designations is usually the starting point in understanding landscape value, but the value attached to undesignated landscapes also needs to be carefully considered.” GLVIA3 Page 80, paragraph 5.19.
8. The value of the site and the wider landscape are described but not necessarily assessed on a high medium low scale.
Assessment of the Significance of Landscape Effects
9. The first step in assessing the significance of the landscape effects is to determine the sensitivity of the landscape receptors (on the site and in the wider landscape) to the proposed development. This differs from methodologies based on the 2nd Edition GLVIA where sensitivity was assessed as part of the baseline.
10. Landscape sensitivity is derived from ‘combining judgements about its susceptibility to change
arising from the specific proposals with judgements about the value attached to the receptors.’ GLVIA3 P158 Glossary The value attached to receptors is determined as part of the baseline but the susceptibility to change is defined as ‘the ability of the landscape receptor (whether it be the overall character or quality/condition of a particular landscape type or area, or an individual element and/or feature, or a particular aesthetic and perceptual aspect) to accommodate the proposed development without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies.” GLVIA3 Page 88, paragraph 5.40.
11. The assessment of landscape susceptibility is tailored to the individual project. Determining the susceptibility of the landscape receptor requires: Identifying the key components of the landscape that are likely to be affected by the scheme; and
Identifying the various aspects of the proposed development, at all stages, that are likely to have an effect on those key components.
12. The susceptibility of the site and the wider landscape to change is assessed as high, medium or low.
Appendix 1 Page 2
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
13. The sensitivity of landscape receptors is based on the judgements regarding the susceptibility of the landscape receptor to change and the value placed on the landscape. The sensitivity of landscape receptors is assessed as high, medium or low.
14. The nature of landscape effects are categorised as beneficial, adverse or neutral. GLIVA 3 sets out the criteria which should be used in reaching a professional judgement on the nature of the effects. These include but are not necessarily restricted to ”the degree to which the proposal fits with existing character;
the contribution to the landscape that the development may make in its own right, usually by virtue of good design, even if it is in contrast to existing character.” GLVIA 3 Page 88 Paragraph 5.37.
15. Each identified effect on landscape receptors is assessed ‘in terms of its size or scale, the geographical extent of the area influenced, and its duration and reversibility”. GLVIA 3 Page 90. Paragraph 5.48. This assessment informs judgements regarding the magnitude of change which is described as high, medium or low based on the criteria set out on Pages 90 – 91 of GLVIA 3.
16. To determine the overall significance of landscape effects the separate judgements about the sensitivity of the landscape receptors and the magnitude of the landscape effects are combined to allow a final judgement to be made about whether the effect is significant.
17. Gillespies methodology does not use matrices to determine the significance of the effect but adopts the ‘Overall Profile’ approach, where “all the judgements against the individual criteria can be arranged in a table to provide an overall profile of each identified effect.” GLVIA 3 Page 92, paragraph 5.55. The distribution of assessments for each criterion is reviewed in order to make an informed professional judgment of the overall significance of each effect.
18. For each landscape receptor a narrative description, which explains the rationale for the conclusion reached regarding the significance of the effects, is provided in the main text. This is summarised in a table which sets out the overall profile for each assessment. Table 1 below provides an example from the current assessment.
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LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Table 1: Significance of Landscape Effects
Value Susceptibilit Sensitivity Magnitude Significance y of Change of Effects Landscape Receptor (e.g landscape character area)
A4 Lower Avon Narrow Chalk River Valley LCA
Operational Year 0 Contains Low/ Medium Medium Moderate Local Medium adverse Designation Operational Year 5 Contains Low/ Medium Neutral Local Medium Landscape Operational Year Contains Low/ Medium Low Minor 10-15 Local Medium beneficial Designation
19. The scale applied to the significance of effects varies depending on the location, the landscape and the type of proposal. However the extremes of significance can be defined as: “major loss or irreversible negative effects, over an extensive area, on elements and/or aesthetic and perceptual aspects that are key to the character of nationally valued landscapes are likely to be of the greatest significance;
reversible negative effects of short duration, over a restricted area, on elements and/or aesthetic and perceptual aspects that contribute to but are not key characteristics of the character of landscapes of community value are likely to be of the least significance and may, depending on the circumstances, be judged as not significant;” GLVIA 3 Page.92, paragraph 5.56.
20. Table 3 sets out indicative criteria that used to judge the significance of the effects. . Effects that are considered to fall between categories may be classed as major/moderate or moderate/minor. Major and moderate major effects are considered to be significant in EIA terms. A large number of moderate effects could also be considered as significant.
21. Depending on the nature of the proposals the assessment may consider the effects at year 1 and in subsequent years when, for example, planting may have become established.
22. Landscape mitigation is often an integral part of the scheme design, developed as part of an iterative assessment/design process. Where additional mitigation is proposed the ability of the mitigation to
Appendix 1 Page 4
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
reduce or compensate for identified adverse effects is considered separately. Significant landscape effects remaining after proposed mitigation are summarised as the final step.
Table 3: Significance Criteria for Landscape Effects
Significance Criteria
The Proposals would do one or more of the following: be at considerable variance with the landform, scale and pattern of the landscape
result in a total loss or major alteration to key attributes and their setting
disrupt a finely balanced or intact landscape
be visually intrusive and disrupt valued views of the area
cause a major reduction in the current level of tranquillity
introduce dominant incongruous elements into the landscape
be incapable of adequate mitigation
be in serious conflict with local policy or with local guidelines, where they exist, for the landscape character area Major adverse effect Major adverse
The Proposals would do one or more of the following: be out of scale with the landscape, or at odds with the local pattern and landform
result in a partial loss of key attributes, or reduce or remove their setting
be visually intrusive and adversely affect views into and across the area
cause a noticeable reduction in the current level of tranquillity
introduce prominent new elements that are not entirely characteristic
be incapable of full mitigation
be in conflict with local guidelines, where they exist, for the landscape character area Moderate adverse effect effect adverse Moderate
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LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Significance Criteria
The Proposals would do one or more of the following:
not quite fit the landform and scale of the landscape
result in a minor loss of key/characteristic elements or features or their setting reduced
although not very visually intrusive, would adversely affect certain views into and
across the area
cause a minor reduction in the current level of tranquillity
introduce noticeable new elements that are not entirely characteristic
not fulfil local guidelines, where they exist, for the landscape character area
. Minor adverse effect Minor adverse The Proposals would do one or more of the following:
complement the scale, landform and pattern of the landscape
incorporate measures for mitigation to ensure that the scheme will be appropriately incorporated with surrounding landscape
avoid being visually intrusive
have no adverse effect on the current level of tranquillity of the landscape
maintain existing landscape character
a neutral effect can also be the result of the removal of incongruous or intrusive elements and the introduction of new elements Neutral effect The Proposals would do one or more of the following:
fit well with the scale, landform and pattern of the landscape
incorporate measures for mitigation to ensure they will blend in well with surrounding landscape
enable some sense of place and scale to be restored through well-designed planting and mitigation measures
make a minor improvement to the contribution that the Site makes to the local existing landscape character
be in line with local guidelines, where they exist, for the landscape character area
make a small contribution towards local guidelines, where they exist, for the landscape character area Minor beneficial effect Minor beneficial
Appendix 1 Page 6
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Significance Criteria
The Proposals would provide an opportunity to enhance the landscape because they do one or more of the following:
fit very well with the scale, landform and pattern of the landscape
have the potential, through mitigation, to enable the restoration of
key/characteristic features, partially lost or diminished
make a noticeable improvement to the contribution that the Site makes to the local landscape character through well-designed planting and mitigation measures
enable some sense of quality to be restored or enhanced through beneficial landscape proposals and sensitive design
support objectives in local guidelines, where they exist, for the landscape character area Moderate beneficial effect beneficial Moderate
The Proposals would do one or more of the following: mitigate substantially an existing significant adverse effect
fulfil objectives in local guidelines, where they exist, for the landscape character area
make a major improvement in the contribution that the landscape makes to the local landscape character by restoring the integrity of a damaged landscape Major beneficial Major beneficial effect
Appendix 1 Page 7
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Visual Baseline
23. The visual baseline establishes the area in which the proposed development may be visible “the different groups of people who may experience views of the development, the places where they will be affected and the nature of views and visual amenity at those points.” GLVIA3 Page 32, paragraph 3.15.
24. For major developments areas from which the proposed development may be seen are digitally mapped to produce a ‘bare earth’ Zone of Theoretical Visibility (ZTV), based on observer eye height of 1.5 to 1.7 metres above ground level. This is then refined through fieldwork. For small schemes desk top analysis and fieldwork is used to identify public locations from which the proposed development would result in visual changes.
25. Public viewpoints, transport routes, places of work and private viewpoints are identified and selected from the ZTV (if used) and the fieldwork. Viewpoints can be representative, specific or illustrative. Representative viewpoints may be agreed in advance with the appropriate Planning Authority.
26. Visual receptors are identified for the locations, including the selected viewpoints, where there may be visual changes. Visual receptors include people who live in the area, people who work there, people who are passing through on road or other transport, people who are visiting promoted landscapes or attractions and people engaged in recreation of different types.
27. The visual baseline provides information on: Type and relative numbers of people (visual receptors) likely to be affected;
Location, nature and characteristics of the viewpoints;
Location, nature and characteristics of the existing views; this will included elements such as landform or vegetation which influence the views; and
The value attached to particular views.
28. The value attached to views is described but is not assessed on a high medium low scale. The value of a view depends on: “recognition of the value attached to particular views, for example in relation to heritage assets, or through planning designations;
Indicators of the value attached by visitors, for example through appearances in guidebooks or on tourist maps, provision of facilities for their enjoyment…and references to them in literature or art…..” Page 114. Para 6.37.
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LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
Assessment of Visual Effects
29. The first step in assessing the significance of visual effects is to determine the sensitivity of the visual receptors to the proposed development. This differs from methodologies based on the 2nd Edition GLVIA where sensitivity was assessed as part of the baseline.
30. Visual receptors are people and their sensitivity “should be assessed in terms of both their susceptibility to change in views and visual amenity and also the value attached to particular views”. Page 113, paragraph 6.31. The value attached to particular views is identified as part of the visual baseline whilst the susceptibility of the visual receptor to the proposed change is a function of : “the occupation or activity of people experiencing the view at particular locations; and
the extent to which their attention or interest may therefore be focused on the views and the visual amenity they experience at particular locations.” GLVIA 3 Page 113, paragraph 6.33.
31. Those visual receptors most likely to be more susceptible to change include: Residents at home;
People engaged in outdoor recreation whose interest is likely to be focused on the landscape;
Visitors to identified viewing places or heritage assets where the surrounding landscape makes an important contribution to the experience; and
Communities where views contribute to the landscape setting.
32. Travellers on transport routes have moderate susceptibility to change and people in outdoor sport or recreation which does not involve an appreciation of the landscape or at their place of work are considered to have less susceptibility to change. The susceptibility to change of visual receptors is assessed as high, medium or low.
33. The sensitivity of visual receptors is based on the judgements regarding the susceptibility of the visual receptors to change and the value placed on the existing view. The sensitivity of visual receptors is assessed as high, medium or low.
Appendix 1 Page 9
LVIA Appendix 1
Methodology for Landscape and Visual Impact Assessment (LVIA)
34. As for landscape effects, each of the visual effects is assessed in terms of its size or scale, the geographical extent of the area influenced, its duration and whether it is reversible. The likely changes in views from identified viewpoints are systematically identified and include a consideration of the following factors : Nature of view (full, partial or glimpse);
Portion of development visible (full, most, small, part or none);
Distance of viewpoint from development;
Whether the view is stationary or transient;
Nature of changes; and
Seasonal differences.
35. The assessment described above informs judgements regarding the magnitude of change which is described as high, medium or low based on the criteria set out on Pages 115 of GLVIA 3. A judgement is also made as to whether the changes are beneficial, adverse or neutral.
36. For each viewpoint a narrative description, which explains the rationale for the conclusions reached regarding the significance of the effects on the visual receptors, is provided in the main text. This is summarised in a table which sets out the overall profile for each assessment. Table 1 below provides an example from the current assessment.
Table 2: Significance of Visual Effects
Viewpoint Special value Susceptibility Sensitivity Magnitude Significanc attached to view (Nature of Visual of Change e of Effects Receptors)
Viewpoint 10: Lower Road Moat House Operationa Conservation Area High High Low/ Minor l Year 0 and within local policy Negligible adverse Operationa area ‘Landscape High High Negligible Negligible l Year 5-15 Setting of Salisbury and Wilton’
37.
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38. The scale applied to the significance of effects, varies depending on the location, the visual receptors and type of proposal, but generally: “Effects on people who are particularly sensitive to changes in views and visual amenity are more likely to be significant.
Effects on people at recognised and important viewpoints or from recognised scenic routes are more likely to be significant.
Large-scale changes which introduce new, non-characteristic or discordant or intrusive elements into the view are more likely to be significant than small changes or changes involving features already present within the view”. GLVIA Page.116, paragraph 6.44.
39. Significance criteria for effects on visual amenity Major adverse effect: Where the Proposals would cause a major deterioration to the existing visual amenity.
Moderate adverse effect: Where the Proposals would cause a noticeable deterioration to the existing visual amenity.
Minor adverse effect: Where the Proposals would cause a minor deterioration to the existing visual amenity.
Neutral: Where there are noticeable changes but no deterioration or improvement to the existing visual amenity.
Negligible: Where changes are visible but they are not readily discernible, often because they are distant views.
Minor beneficial effect: Where the Proposals would cause a minor improvement to the existing visual amenity.
Moderate beneficial effect: Where the Proposals would cause a noticeable improvement to the existing visual amenity.
Major beneficial effect: Where the Proposals would cause a major improvement to the existing visual amenity.
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GLOSSARY AND ABBREVIATIONS
AONB Area of Outstanding Natural Beauty
Cumulative Cumulative effects are the summation and or additional effects that result from changes effects caused by a development in conjunction with other past, present, or reasonably foreseeable actions.
EIA Environmental Impact Assessment
ES Environmental Statement
GLVIA Guidelines for Landscape and Visual Impact Assessment, Third Edition, published jointly by the Landscape Institute and Institute of Environmental Management and Assessment, 2013.
HLC* Historic characterisation is the identification and interpretation of the historic dimension of the present-day landscape or townscape within a given area. HLC is the term used in England and Wales, HLA is the term used in Scotland.
Indirect effects* Effects that result indirectly from the proposed project as a consequence of the direct effects, often occurring away from the site, or as a result of a sequence of interrelationships or a complex pathway. They may be separated by distance or in time from the source of the effects.
Key Landscape* Those combinations of elements which are particularly important to the current character of Characteristics the landscape and help to give an area its particularly distinctive sense of place.
Landscape A distinct and recognisable pattern of elements that occurs consistently in a particular type of character* landscape and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, landuse and human settlement. It creates the particular sense of place of different areas of the landscape.
Landscape Areas protected by law or through planning policies for reason of their landscape qualities designations e.g. National Parks, AONB and Local Landscape Designations.
Landscape Effects on the landscape as a resource in its own right. Change in the elements, effects characteristics, character, and qualities of the landscape as a result of development.
Landscape A component part of the landscape, such as trees, hedges, buildings and ponds. elements
Landscape Prominent eye-catching elements, e.g. tree clumps, wooded hill tops, and church features towers/spires.
Landscape Based on judgements about the physical state of the landscape, and about its intactness, quality (or from visual, functional, and ecological perspectives. It also reflects the state of repair of condition)* individual features and elements which make up the character in any one place.
Landscape Term used to describe the aesthetic or perceptual and intangible characteristics of the qualities landscape such as scenic quality, tranquillity, sense of wildness or remoteness. Cultural and artistic references may also be described here.
Landscape The combination of elements that contribute to landscape context, character, and value. resource
Landscape The relative value that is attached to different landscapes by society. A landscape may be value* valued by different stakeholders for a wide variety of reasons.
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LCA Landscape Character Area – single unique areas that are the discrete geographical areas of a particular landscape type.
LCT Landscape Character Type – distinct types of landscape that are relatively homogeneous in character. They are generic in nature may occur in different areas in different parts of the country.
LVIA Landscape and Visual Impact Assessment.
Magnitude* A term that combines judgements about the size and scale of the effect. The extent of the area over which is occurs, whether it is reversible or irreversible and whether it is short or long term in duration.
Mitigation Measures including any process, activity, or design to avoid, reduce, remedy or compensate for adverse environmental impact or effects of a development.
NCA National Character Areas. Landscape character areas as defined for the whole of England.
Photomontage* A visualisation which superimposes an image of a proposed development upon a photograph or series of photographs.
Receptor Physical or perceptual landscape resource, special interest, viewer group or individuals that may be affected by a proposal.
Residual effects Potential environmental effects, remaining after mitigation.
Residential A collective term describing the views and general amenity of a residential property, relating Visual Amenity* to the garden area and main drive, views to and from the house and the relationship of the outdoor garden space to the house.
Scale Indicators* Landscape elements and features of a known or recognisable scale such as houses, trees and vehicles that may be compared to other objects where the scale of height is less familiar, to indicate their true scale.
Sense of Place The essential character and spirit of an area: genius loci literally means ‘spirit of the place’. (genius loci)*
Sensitivity* A term applied to specific receptors, combining judgements of the susceptibility of the receptor to the specific type of change or development proposed and the value related to that receptor.
Susceptibility The ability of a defined landscape or visual receptor to accommodate the specific proposed development without undue negative consequences.
Temporary or Effects may be considered as temporary (limited duration and reversible) or permanent permanent (irreversible). Some development may also be reversible. effects
Tranquillity* A state of calm and quietude associated with peace, considered to be a significant asset of landscape.
Type or Nature Whether an effect is direct or indirect, temporary or permanent, positive (beneficial), neutral of Effect or negative (adverse) or cumulative.
Visual amenity* The overall pleasantness of the views people enjoy of their surroundings which provide an attractive visual setting or backdrop for the enjoyment of activities of the people living, working and recreating, visiting or travelling through an area.
Visual effect* Effects on specific views and on the general visual amenity experienced by people.
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Methodology for Landscape and Visual Impact Assessment (LVIA)
Visualisation* A computer stimulation, photomontage, or other technique illustrating the predicted appearance of a development.
ZTV –* Zone of Theoretical Visibility. A map, usually digitally produced, showing areas of land within which a development is theoretically visible.
Note: Descriptions marked with an asterisk are identical to those provided in the Third Edition Guidelines for Landscape and Visual Impact Assessment glossary or text
.
Appendix 1 Page 14
Landscape and Visual Appraisal / Impact Assessment Project Name
REFERENCES
i Landscape Institute (LI) and Institute of Environmental Management Assessment (IEMA) (2013) Guidelines for Landscape and Visual Assessment ii Countryside Agency (now Natural England) and Scottish Natural Heritage (2002) Landscape Character Assessment : Guidance for England and Scotland
Appendix 1 Page 15
APPENDIX 2
National Character Area: 132 – Salisbury Plain and West Wiltshire Downs
Character Area Salisbury Plain and 132 West Wiltshire Downs
Key Characteristics punctuated only by small hilltop woodlands of beech and conifer. There are also areas of pasture with very few hedges ● Extensive open, rolling Chalk plateau dominated by and low post and wire fences which maintain the feeling of large arable fields. openness. It is an upland grazing country, with spacious far horizons. The long and round barrows and dykes, ● Scattered copses and shelterbelts. commonly sited prominently on the low ridges, give a very ● Woodland confined mainly to valleys and steep slopes. special sense of an ancient landscape which is nowhere greater than in the views of Stonehenge across the open ● Unimproved chalk grassland of high nature- downs. Indeed, the Plain is of international significance, not conservation value. just for the immediate World Heritage Site and Stonehenge, ● River valleys with common settlements and narrow but for its other extensive ‘ritual’ landscapes and evidence floodplains, dominated by former floated flood of prehistoric activity. The sense of historical continuity is meadows and meandering rivers. perhaps greatest when looking at the banks, trackways and strips of scrub and woodland which mark present-day parish ● Steep scarps with unimproved grassland and boundaries. These extend up from the valleys onto the open woodland. downland and mark Saxon estate boundaries and Bronze Age ● Abundant older buildings of cob, thatch, brick, land divisions. Apart from the intensive farming, the main Chilmark Stone, flint and clunch. modern influence on this landscape is military activity in the form of buildings, airfields, waymarking for tanks, the ● Outstanding prehistoric ritual landscape with vehicles themselves and their tracks. widespread earthworks and monuments prominent in an open landscape, especially Stonehenge.
● Military structures, airfields, tracks and signs.
Landscape Character
Salisbury Plain and the West Wiltshire Downs are bounded by the chalk downland of the Hampshire Downs and the Berkshire and Marlborough Downs on the northern and eastern sides and by the Dorset Downs and Cranborne Chase in the south west. On the southern margin, where they abut the heaths and woodlands of the New Forest, and in the west and north west, where they abut the greensands, clays and limestone of the Blackmoor Vale,
Vale of Wardour, and the Avon vales, the predominance of AGENCY JIM HALLETT/COUNTRYSIDE chalk landscapes is broken. Within this large and varied Chert, flint, render and thatch cottages are characteristic, as in the area, the dominant and unifying features are the rolling Salisbury Avon valley here at Fittleton. chalklands, the steep escarpments and the attractive To the south and west of the Plain, the West Wiltshire sheltered and populous valleys of chalk rivers flowing Downs are gently domed, broad hills separated by shallow, southwards and eastwards to Salisbury. dry valleys. Only in the extreme west have they been Much of Salisbury Plain is a vast, rolling landscape of eroded by the headwaters of the Wylye to form dramatic seemingly endless arable fields and unimproved grassland hills and deep chalk combes. Arable cultivation dominates,
Appendix 2 Page 1 8282 10km 116 level in feet level height above sea- height above 0-200' 600-800' 200-400' 400-600' 800-1000' Area 132 boundary Area Adjacent Area A Road B Road and station Railway County boundary District boundary 0
128
3 River Test River 4 3 5
Kent’s Oak Kent’s A27 130 Newtown West Tytherley Quarley
District Palestine A343 Ludgershall Test Valley Test West Dean HAMPSHIRE
Collingbourne Ducis A338
Collingbourne Kingston A3026 131 Over Wallop Over Whiteparish South Tidworth Shipton Belinger Cholderton A338 Farley A346 Newton To ny Pitton Middle Winterslow West Grimstead 2
North A36
Idmiston Everleigh Bourne River
Tidworth A303 Morgans Vale 2 Winterbourne Gunner
Bulford Camp
A30
River Avon River A338
A3028 Allington
Boscombe
A342 Alderbury Amesbury A338
Figheldean Durrington Bulford Fittleton A345 SALISBURY Enford Downton Great Durnford
Upavon A345
River Avon River Old Sarum A354 116
Larkhill A360
Wilsford A344 1 A36
A342 Winterbourne Stoke Stapleford Berwick St James Shrewton WILTSHIRE 134 Wilton South Kennet District Orcheston Newton
Wedhampton Tilshead A30 Steeple Langford Barford St Martin Market Lavington District A360 Salisbury
West Lavington West River Wylye Chitterne ST 0 SU Teffont Magna PLAIN St Peter Codford Imber
Stockton A303
SALISBURY A36 Chillmark Knook Edington Heytesbury District West Wiltshire West Bishop Bratton Fonthill Corton 133 117 Hindon
9 A350 Chicklade Westbury
A350 WARMINSTER Kingston Deverill
A36 Maiden Bradley Hill 806' 8 White Sheet Character Area Area Character 132 Downs Wiltshire West Plain and Salisbury
Appendix 2 Page 2 83 with copses around farms and barns. Ridgeways, field Physical Influences systems and hillforts emphasise the prehistoric significance of this part of the area. The Chalk margins to the Plain in the north and west are dominated by a near-continuous scarp. There is, for Cutting through these spacious rolling landscapes with their instance, a steep scarp along the northern boundary long views and broad sweeps of arable farmland are the overlooking the Vale of Pewsey and along the western edge more intimate landscapes of the Wylye, Avon and Bourne overlooking the Upper Greensand. During the Quaternary, Valleys. The river Wylye has cut a fairly straight course, Clay-with-flints deposits were laid down over at least part forming a valley with gentle northern slopes and small, dry, of the Chalk and these high-level deposits survive today, side valleys but with more convoluted southern slopes. At generally supporting woodland, in contrast to the thin, dry the edge of the floodplain, low hillocks are the sites of soils of the Chalk. Scattered across the Plain and Downs are compact villages, clustered around spired limestone Sarsen stones – weather-worn blocks of grey sandstone churches. There is a great variety of materials in the older (‘greywethers’) derived from the former cover of Tertiary buildings but a particular characteristic is the use of deposits. Chilmark Stone and a chequered pattern of clunch and napped flint. Unimproved chalk grassland and woodland is The rivers, forming the principal valleys of the Wylye, Till found on the steeper slopes and there are abundant willows and Avon, flow south and south-eastwards to form the and alders along the water courses. The low ridges of the Hampshire Avon. The valley bottoms are lined with gravel abandoned floated flood meadows are characteristic of all and alluvium. Most of Salisbury Plain is, however, without the valleys, including the Avon, which is narrower and more surface water. densely populated. Here, there are common settlements and a strong influence of modern development around the small Historical and Cultural Influences towns of Durrington, Amesbury and along the A303. The Plain and Downs are one of the major lowland prehistoric landscapes in England. By Neolithic times, there was extensive occupation and it seems likely that much of the original covering of vegetation had been cleared. The Neolithic culture was centred on the causeway camps of Whitesheet Hill and Robin Hood’s Ball but long barrows are also conspicuous features. By about 2200 BC, a complex of features had developed in the Stonehenge area and much of the land had been exploited for pasture and cropping for a long time. There were ritual complexes at Durrington and Stonehenge, the latter serving as the symbolic focus of the great ridgetop barrow cemeteries of the second millennium. As the Bronze Age progressed, the J. AGENCY HESELDEN/COUNTRYSIDE Stonehenge, on Salisbury Plain, is the best known of the ancient landscape was divided up by boundaries which formed the monuments for which the area is famous. basis of later territorial units, and from about 600 BC, The valleys lead to Salisbury, dominated by its cathedral major hillforts were built either on new sites like spire, where 20th century settlement has spread from the Scratchbury and Battlesbury or as enlargements of Bronze old riverside city centre up the surrounding hillsides and Age enclosures. towards Wilton. A pleasantly remote area of meadows Roman roads are conspicuous features of the landscape, along the river Avon provides a fine setting for the ancient possibly serving a town near Old Sarum, but villa sites are core of Salisbury. This character continues along the river sparse and it may be that part at least of the area may have Nadder to Wilton, which is dominated by the grand been a grain-producing imperial estate. Certainly, the mansion of Wilton House and the surrounding parkland. Anglo-Saxon placenames indicate an ancient, substantially There are well-timbered historic parks like Boyton and cleared, landscape. The earliest Anglo-Saxon incomers, Wilbury in similar valley-side settings. perhaps in the 6th century, occupied the most favourable In contrast to the densely-settled character of the valleys and valley sites and, by the middle Saxon period, most the remote and austere landscape of the downland and Plain, settlement was concentrated within the valleys, a process the Chalk scarps are abrupt and dramatic. This is particularly that accelerated as the Middle Ages progressed. Planned the case, for instance, with the scarp overlooking the Vale of villages, surrounded by strip fields, were laid out in the Pewsey with its patches of unimproved grassland and clusters river valleys and much of the downland was given over to of woodland above closely-spaced scarp-foot villages. sheepwalks, a pattern which remained until the present
84 Appendix 2 Page 3 century. The later medieval prosperity of the area, largely oldest cottages are in cob with thatch roofs, but brick and tile from the wool and cloth trade, is most obviously reflected became common in the villages in the 19th century and are in the 13th and 14th century grandeur of Salisbury also the dominant materials of the small towns. In some Cathedral but also in its parish churches. places, flint has been used in combination with brick edging and banding. Locally, a procellanous chalk from the base of During the post-medieval period, the system of floated the Upper Chalk has been used for houses and farm buildings. flood meadows was developed, and the earthworks of the In the south, the greenish, grey-brown Chilmark Stone has now abandoned meadows are amongst the most been used, while the Wylye Valley has distinctive buildings in characteristic features of the area. Very large estates were a chequered pattern of napped flint and clunch. Amidst this formed and large country houses were built, notably those great variety, the churches are usually imposing buildings in clustered around Salisbury, Wilton, Longford, Standlynch grey limestone. Wide boundary walls of cob or brick and flint and Clarendon. However, in general, the period up to the with tile or even thatch coping are a typical feature around present century was one of out migration and decline: parks, farmsteads and larger houses. Although many villages throughout the 19th century, Wiltshire was one of the are compact, they are sometimes rather strung out along the poorest counties in England. Much of the landscape was valleys and some have stone-lined streams flowing through dominated by open sheepwalks. Whitlock writes of his them. father in the 1880s taking the sheep on the 15-mile journey from Tilshead to Pitton – ‘he walked them over the downs There are scattered farmsteads on the more sheltered sites for the whole distance, never encountering a face, never on the downs and between the villages along the valleys, using a hard road ... and always treading the soft, springy with large isolated barns on the open downland. virgin turf’. There has been extensive 20th century development around the edges of many villages. Salisbury has a fine riverside and water meadow setting to the old centre but 20th century development has spread up the hillsides towards Old Sarum and Westwood. Fortunately, the long views of the Cathedral’s magnificent spire have been unaffected by post- war changes. Military housing at Tidworth, Larkhill, Durrington and Amesbury has a considerable impact on the landscape although Amesbury itself is an attractive riverside settlement. Military buildings can be intrusive, particularly on the open Plain, where they are usually the only structures of any kind and the military settlements can JIM HALLETT/COUNTRYSIDE AGENCY JIM HALLETT/COUNTRYSIDE hardly be expected to lie as inconspicuously in the The large patchwork of rectangular fields from the chalk scarp. landscape as the older villages. In the 20th century, the two major trends have been the The principal roads connect the valley settlements, and only expansion of the Ministry of Defence training areas and a few roads and unenclosed trackways rise over the open agricultural change. Military camps were established at downland. However, the A303 and some north-south roads Tidworth, Larkhill and Bulford and have become substantial lie on ridges for considerable sections and can be prominent settlements: airfields are also conspicuous. Sheep farming in the open landscape. has disappeared over most of the area in the post-war period, replaced by the large, commonly hedgeless, fields Land Cover of arable farms. The deeply rural qualities of much of the landscape are Flat chalk downland on the plain has been saved from the celebrated in the novels of A G Street, in the writing of W plough by military use and now contains one of the largest H Hudson, and in Hardy’s novels, whilst Salisbury’s fine remaining areas of calcareous grassland in north-west setting has attracted many artists, most notably Constable. Europe. The surrounding cereal cultivation within very large fields with few, if any, hedges dominates much of the Building and Settlement Plain and Downs. In some areas, and particularly on the high Plain, the only other land-cover is shelterbelts, small The pre-20th century settlement pattern was one of nucleated plantations of beech or conifers and occasional patches of villages lying on the edges of the valley floodplains and at the scrub. Only a small proportion of the formerly vast foot of the scarps. In this area of strong landlordship, groups sheepwalk survives, but it nevertheless comprises of estate cottages in uniform style are quite frequent. The substantial areas of high nature-conservation value. Appendix 2 Page 4 85 the scarp slopes and along the valleys, they have more historic significance and there has been some neglect, mismanagement and removal.
● Arable farming and pressures for development are a potential threat to archaeological features that do not One of several have statutory protection. ‘White Horses’ of the chalk downs seen from across Shaping the Future productive arable land. ● The targeted use of a number of management initiatives offers the chance to create grassland of nature- conservation interest.
● Many of the villages still retain their historic pattern and are still dominated by older buildings in very localised JIM HALLETT/COUNTRYSIDE AGENCY JIM HALLETT/COUNTRYSIDE materials like Chilmark Stone and clunch. Such villages Below the high downland and plain, the landform becomes would benefit from local design initiatives. more intricate. There is more common woodland and a ● The area contains some of the country’s outstanding predominance of pasture within small to medium-size prehistoric monuments. There is scope for their fields, particularly in the Hampshire section of the area. continued management in conjunction with landscape Along the valleys, tree cover increases around the villages and nature-conservation objectives and increased public and alongside streams and rivers. Here too, the land is education and interpretation. mainly pasture but arable extends down the valleys on the more gentle gradients. ● The chalk grasslands and valley bottom wetlands, particularly the flood meadows, are an important Woodland is common along the scarp above the Wylye characteristic of the area. Valley, along the Great Ridge and on the steepest parts of the northern scarp. In these areas, as the landform becomes Selected References more irregular, arable landcover changes to pasture and small irregular fields with patches of scrub on the steepest places. Whitlock, R (1955), Salisbury Plain. Robert Hale, London. A final land cover element is landscape parks, which are Countryside Commission (1995), The Cranborne Chase and generally well-maintained and some of which, like Wilton, West Wiltshire Downs Landscape, Countryside Commission, are extensive. Cheltenham, CCP 465. Countryside Commission (1994), The New Map of England: The Changing Countryside A Celebration of the South Western Landscape, Countryside ● There are several trunk roads across the Plain and the A303 Commission, Cheltenham, CCP 444. runs directly past Stonehenge. There are strong pressures to upgrade the road to dual carriageway at this point and Glossary other road improvements could have significant impacts. clunch: type of soft limestone ● The impact of the army on the Ministry of Defence lands has continued for decades and the damage caused by tanks to the Ancient Monuments has been severe. This is apparently now under control. It could decline with the reduction in the defence programme although there could be an increase in activity if troops are brought back to bases in the area. The MOD has been planting trees on the plateau which are at odds with its otherwise open character.
● The general decline in grazing is damaging the remaining areas of unimproved grassland and there is some scrub encroachment.
● Hedgerows, which are only a recent feature of the AGENCY JIM HALLETT/COUNTRYSIDE downland in many places, have largely disappeared. On Cattle grazing in smaller fields divided by small areas of broadleaved woodland in the valley. 86 Appendix 2 Page 5
APPENDIX 3
County Landscape Character Type: Chalk River Valley from: Wiltshire Landscape Character Assessment Wiltshire County Council, Land Use Consultants (December 2005)
December 2005
Wiltshire Landscape Character Assessmen t
FINAL REPORTR
PPrrepared on behalf ofo Wi ltshirtshiree CounoC unt y C ouncil BByy Land Use Consultants
ISBN 0-86080-508-50-86080-508-
Appendix 3 Page 1 LANDSCAPE TYPE 5: CHALK RIVER VALLEY
Appendix 3 Page 2 5: CHALK RIVER VALLEY
12A
11B 8A
8A 11A
9A 16A 9A 4A 12B 1B 9A 10A 5A 7C 1A 2A
10B 15A
11C 2B
3B 6A 3A 7A 5D 5E 2E 6B 5C 2E 3C 7A 7B 7B 14A 13A 2F yright, LUC Licence No ALD852368 ALD852368 No Licence LUC yright, 6C 5F 7B 5B 2C 2D
14B
LANDSCAPE CHARACTER AREAS 5A Kennet Chalk River Valley 5B Lower Avon Chalk River Valley 5C Bourne Chalk River Valley 5D Upper Avon Chalk River Valley 5E Wylye Chalk River Valley 5F Ebble Chalk River Valley Urban Area Reproduced from Ordnance Survey information with the permission of The Controller of Her Majesty's Stationery Office, CrownCop Office, Stationery of Her Majesty's The Controller of the permission with information Ordnance from Survey Reproduced
Appendix 3 Page 3 TYPE 5: CHALK RIVER VALLEYS
DESCRIPTION
Location and boundaries The Chalk River Valleys Landscape Type encompasses the narrow river valleys cutting through the Chalk uplands of the county. Area 5A: Kennet Chalk River Valley cuts across the mass of chalk downs to the north east of Wiltshire, while area 5B: Lower Avon Chalk River Valley is located to the south centring on Salisbury and areas 5C: Bourne Chalk River Valley, 5D: Upper Avon Chalk River Valley and 5E: Wylye Chalk River Valley radiate out over Salisbury Plain. Boundaries are based on topography with the valleys defined as the floodplain and immediate valley sides. The boundaries usually follow a physical feature, often a road that runs along the first contour above winter flooding level. Area 5A lies within the North Wessex Downs AONB and areas 5E and 5F are largely within the Cranborne Chase AONB.
Key characteristics • Strongly enclosed valleys with an intimate scale contrasting with the surrounding open upland landscape.
• Level, often narrow valley floors with relatively steep sides.
• Pastoral land use along the valley floor with small scale fields contrasts with arable farmland on the valley sides with medium to large geometric fields.
• Hedgerows and hedgerow trees add to the lush and enclosed feel of the valleys.
• Riparian woodlands, lines of poplar along ditches and willow pollards.
• Diverse mosaic of land cover and habitats includes meadows, fen and wet woodland on valley floor.
• Clear fast flowing chalk rivers and streams a key habitat.
• Valleys contain a concentration of settlement in contrast to the adjacent unsettled downs.
• Many long established villages, sited along the spring line and built of a rich variety of vernacular materials.
• Isolated Neolithic long barrow burial monuments, Bronze Age round barrows and water meadow channels on the valley floor contribute to the visible archaeology.
• Valley used as transport corridors with major roads and railway lines along valley sides.
• Rural landscape sometimes interrupted by the large volume of traffic.
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Appendix 3 Page 4 Physical influences The rivers are all cut into the solid geology generally of the Upper Chalk at an elevation varying from 40m to 100m AOD. The Chalk has been overlain by Alluvium immediately along the river courses and River Terrace Deposits at the valley sides. The latter have created brown calcareous loamy/clayey soils which are well drained and suited to arable farming while the Alluvium has formed ground water gleys which are susceptible to water logging and riverine flooding and so used for pasture.
Biodiversity The spring fed streams and rivers, which incise the chalk upland are rich in plant and animal communities, deriving, in part, from the high-quality of the base-rich water which is naturally clear and fast flowing. The rivers irrigate the valley floodplains to create a rich mosaic of associated wetland habitats including water meadows, damp pasture, wet woodland and fens. The high ecological importance of the Chalk River Valley Landscape Type is reflected in the number of SSSI within the Type. Notable amongst these are Lower Woodford Water Meadows SSSI and Britford Water Meadows SSSI which are the last two actively managed water meadows in Wiltshire and retain the grassland communities typical of this type of management. Land formerly managed as water meadows and retaining significant ecological value include Chilton Foliat Water Meadows SSSI and East Harnham Water Meadows SSSI. Substantial proportions of the River Kennet, River Avon System and River Till SSSIs lie within the type and the international significance of the River Avon and River Kennet and Lambourn Floodplain are indicated by their designation as SACs. The River Avon has over 180 species of aquatic plant recorded plus one of the most diverse fish faunas in Britain and part of its upper reaches is also a County Wildlife Site. Other County Wildlife Sites include Chilton Foliat Wet Meadows, former water meadows alongside the River Kennet, west of the SSSI of the same name. The site consists of wet neutral meadows, ditches and streams with fen vegetation and plant species including early and March orchids and marsh valerian. It is important for breeding waders such as woodcock, and for Cetti’s warbler, grasshopper warblers and for nightingales. Another water meadow County Wildlife Site is Winterbourne Earls Meadow, large disused water meadows dominated by tall herbs, but with a species-rich flora and historical records of native crayfish. Also Langford Lakes, former gravel pits with breeding waterfowl including gadwall and great crested grebe, visiting bittern and osprey and also otters and water voles. Historic environment River valleys have long been a focus for occupation, partly because of the range of resources they supply (for example, fish, fowl, rich alluvial deposits, and characteristic fast-flowing clear streams) and this is reflected in the range of archaeological sites and artefacts from the prehistoric period onwards. Historically, settlement was concentrated in the river valleys, close to the water supply is, as reflected in the numerous manors and villages, many of which are recorded in the Domesday Survey of 1086. There are many well-preserved deserted or shrunken Medieval villages along these river valleys often surviving as complex earthworks adjacent to the
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Appendix 3 Page 5 current settlements. Water meadows of 17th century origin are often a strong feature of the flood plains, particularly in the Avon south of Salisbury. The structure of the land also defines communication patterns. The river valleys form important routes, particularly those of the Rivers Kennet, Wylye and Avon.
Settlement and built character The river valleys contain a concentration of settlement, following a very distinctive pattern. Both nucleated and linear villages occur at regular intervals along the valley sides, at a height just above the winter flood level. The settlements include tiny hamlets clustered around a church, many small villages, a few small towns such as Marlborough and Amesbury and the major settlements of Warminster and Salisbury. The latter has a major influence on the type as, apart from the Kennet, all the Chalk River Valleys converge at Salisbury. Views of the cathedral are characteristic of area 5B: Lower Avon Chalk River Valley in particular. Building materials show a rich vernacular tradition with frequent red brick, sometimes combined in intricate chequerboard patterns with flint, chalk, render plus timber frame and weatherboard and thatch or clay tile roofs.
CHARACTER AREAS
5A: Kennet Chalk River Valley The Kennet Valley Chalk River Valley has relatively steep sides and a narrow valley floor, providing a strong sense of enclosure. Alluvium and gravel deposits line the valley floor which is dominated by pasture while the valley sides are generally under arable cultivation. The valley has a varied and attractive landscape with tracts of lush floodplain pasture, marsh and reedbeds, lines of willow pollards and poplars plus hedgerows enclosing the fields and stands of regenerating alder, birch and oak along the river banks. It is well wooded, with sinuous belts of woodland lining the valley sides and some larger broadleaved woodland blocks on the valley floor particularly in the east. Further diversity is provided by the historic parklands, which include Ramsbury Manor and Chilton Foliat. The River Kennet is an important chalk river habitat and designated as a SSSI. The rich biodiversity of the floodplain is reflected in its status (with the floodplain of the River Lambourn) as an SAC. Providing a main east-west communications corridor, the route of the A4 road follows the valley west of Marlborough. Elsewhere minor roads follow the lower valley sides. Settlements, from manor houses and hamlets to the market town of Marlborough include those of Saxon and Medieval origins. Building materials generally reflect the local geology, with brick/flint and clay tile dominating east of Marlborough, and sarsen stone and brick dominating to the west. Mills and churches are distinctive built features within the valley. In the upper reaches of the river, archaeological monuments associated with Avebury World Heritage Site (WHS), including The Sanctuary stone circle, are a prominent feature.
5B: Lower Avon Chalk River Valley The Lower Avon Chalk River Valley is wider than the others in the type, containing the confluence of the Rivers Wylye, Nadder, Bourne and Ebble with the Avon. To the south of Salisbury the valley contains a complex system of channels and water meadows largely
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Appendix 3 Page 6 inaccessible and highly rural and tranquil in feel despite the closeness of Salisbury. Views of the cathedral spire are striking in this rural context and have long been appreciated by artists as in Constable’s famous painting of Salisbury Cathedral from the River. The area is pastoral with small fields with lush hedges, mature hedgerow trees as well riparian vegetation such as willow and alder. Water meadows were typical of the area and East Harnham Pastures SSSI is one of these areas which, despite no longer being in active management as a water meadow, has retained its herb rich grassland. Settlement is in the form of a few villages and farmsteads plus historic houses and parklands such as Longford Castle and Park, and Wilton House. The river winds through Salisbury skirting the historic core of the city as well as more suburban areas on the south banks. More rural village buildings are of red brick combined with flint, and with red tiled roofs or thatch. Major trunk roads follow the sides of the Lower Avon Chalk River Valley but despite their noise and movement this character area retains substantial areas of rural and remote pastoral landscape.
5C: Bourne Chalk River Valley The Bourne Chalk River Valley runs southwards from Cholderton to Salisbury where the Bourne joins the Avon. It divides two High Chalk Plain areas and especially to the north, has shallower sides and is less enclosed than the other Chalk River Valleys. The river corridor is characterised by lines of willows and the presence of water meadows, for instance at Porton Meadows SSSI. The shallow valley sides to the north of the area support arable and are less distinct from the surrounding chalk upland. The area is settled to the south in particular with Porton and the Winterbournes tending to merge along the roadways. To the south the presence of the northern fringes of Salisbury is felt in settlement on either side of the valley which has a more suburban style.
5D: Upper Avon Chalk River Valley The Upper Avon Chalk River Valley runs southwards between two High Chalk Plain areas and is a narrow strongly contained valley particularly to the north and south. The middle section is wider and more level and contains the settlements of Durrington and Amesbury. The sheltered and enclosed valley with its intricate pattern of small pastoral fields, woodlands and scattered villages contrasts strongly with the open, simple landscape of the downs. The area has a rich ecology with the River Avon (SAC), wet woodlands, commercial poplar plantations, hanging valley side woodlands linked by full hedgerows and hedgerow trees, plus meadows including outstanding example of actively managed water meadow system at Lower Woodford Water Meadows SSSI. There is a long history of settlement in the Upper Avon Chalk River Valley from the Long Barrow at Bulford, tumuli elsewhere, the Fort and Abbey at Amesbury, and Manor houses at Great Durnford and Little Durnford. The A345 trunk road runs along to northern section of the area and it is crossed at Amesbury by the A303, while minor roads follow valley sides to south. Despite the busy roads and settlement the Upper Avon Chalk River Valley remains predominantly a highly rural landscape.
5E: Wylye Chalk River Valley The Wylye Chalk River Valley runs eastwards from Warminster to Wilton and is a deep valley enclosed by steep chalk slopes. The valley floor is a rural landscape where sheep and cattle graze the floodplain within small irregular fields bound by intermittent hedgerows, while the lower valley sides support the cultivation of arable crops or improved pasture in larger more geometric fields. Tree cover includes small beech plantations and lines of willows and
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Appendix 3 Page 7 poplars which follow field boundaries together with the past and present courses of the Wylye and its tributaries. The valley provides a corridor for movement with the Salisbury- Warminster railway line and A36 trunk road running along the gravel terraces either side of the floodplain. The A303 trunk road also crosses the valley on a viaduct. Attractive linear or nucleated villages are scattered along these east-west routes, their chequerboard buildings of stone and knapped flint a distinctive feature. The long history of human occupation of the valley is made evident by the survival of Neolithic long barrows on the valley floor, as well as a number of Bronze Age round barrows, the Norman motte and bailey earthworks at Sherrington and the pattern of medieval settlements along the valley, largely surviving today. Post-medieval agricultural improvements included the creation of water meadows, the channels of which are still visible components of the valley landscape, and watercress beds. Despite the relatively large-scale landform of the valley, this is an intimate landscape with a semi-enclosed character. Although characterised by busy transport corridors, both along and across the valley, the floodplain retains a peaceful quality.
5F: Ebble Chalk River Valley The Ebble Chalk River Valley encompasses the narrow floodplain and lower valley sides of the River Ebble as it flows eastwards to join the River Avon near Nunton. The shallow slopes along much of the Ebble valley mean that there is a predominance of arable agriculture, comprising large fields on the lower valley sides and this has diluted the visual distinction between the previously pastoral character of the floodplain and the arable downland valley sides. The valley supports a range of associated riverine habitats and is of significant ecological interest. This includes small areas of rough pasture that are now largely limited to small grazing pockets. Field boundaries are varied – comprising post and wire fencing in places, native hedgerows and a scattering of hedgerow trees. Small woodland belts and scattered trees are a feature of the valley bottom, for example the willows and poplars that line the narrow floodplain and are conspicuous along the course of the river. Settlement within the Ebble River Valley predominantly comprises linear villages and hamlets such as Combe Bissett, Stratford Tony and Bishopstone which occur regularly along the course of the river. Brick and flint are common building materials within the settlements whilst thatch and slate are characteristic roofing materials. New development is occurring within the villages and settlement edges are often defined by concrete roadside kerbs – changing the rural character. As well as this chain of small medieval settlements along the river, historic components of the landscape are water meadows and cress beds.
EVALUATION
Positive landscape features of significance • Intimate, small scale rural landscape.
• Chalk rivers and streams with their characteristically clear, fast-flowing waters.
• Seasonal flood meadows, grazed pastures, marsh and damp woodlands of high ecological value.
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Appendix 3 Page 8 • Distinctive features relating to past management of the flood plain such as water meadows, watercress beds and remnants of mill systems including leats and pools.
• Distinctive pattern of settlement of small villages of rich and varied vernacular materials.
Forces for change • Nutrient pollution from riverside arable land plus road and urban run off affecting the high water quality of the streams and rivers.
• Intensification in farming leading to drainage and improvement of permanent pasture and water meadows on the floodplain and loss of riparian vegetation.
• Potential changes in farming practices - including loss of livestock with some remaining valley pastures and meadows no longer being grazed with consequential scrub encroachment.
• Wet woodland is now mostly restricted to a narrow line of willow and alder along the immediate river banks.
• The presence of major transport corridors particularly the trunk roads has brought pressures for development and associated amenity planting and signage.
• Modern residential developments in more open locations, some close to the floodplain, have weakened the pattern of tight knit villages in the past.
• Changes in agriculture leading to lack of maintenance of traditional valley features including watercress beds and historic features - water meadow systems, mills and leats.
• Loss of hedgerows boundaries and particularly mature hedgerow trees, plus poor management of remaining hedgerows.
• Increased traffic on the road network, plus improvements to the lanes including kerbing, widening, signing and new river crossings which, in places create a more ‘urban’ character.
• Development pressures, particularly for new housing which will affect the character of the existing small settlements - villages may appear to coalesce along the valley side roads.
• Development pressure may also affect the rivers through increased extraction causing lower flows.
• Increasing road use which will further diminish the rural tranquillity of the valley landscape.
Condition The overall condition of the Chalk River Valley Landscape Type is good with its chalk rivers of high water quality and rich biodiversity, its largely intact hedgerow network, riparian woodland and compact well kept villages. However there are some elements of declining condition: some hedgerows in poor condition and the loss of traditional land management
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Appendix 3 Page 9 methods such as water meadows has lead to decline in ecological value of the wet grasslands.
Strength of character The Chalk River Valley Landscape Type has a strong character with its generally narrow, steep sided landform, small scale rural settled and tranquil landscape of pastoral fields bounded by hedgerows, villages built of local vernacular materials and in traditional patterns and outstanding ecological interest in its water courses and meadows. The visual and historic relationship between the river valleys and the city of Salisbury further enriches the Type. Detracting from the rural, peaceful small scale landscape are the busy trunk roads and some suburban edges of larger settlements.
Inherent landscape sensitivities • Small scale enclosed landscape.
• High water quality and outstanding ecological richness of the chalk rivers.
• Remnants of water meadows including a few in active management plus other historic floodplain feature such as mills and leats and watercress beds.
• Rich floodplain landscape of small scale grazed pastures, riparian vegetation and damp woodlands.
• Small distinctive villages and manors built of rich variety of local materials.
• Peaceful rural landscape away from the major roadways.
• Valley crests are visually sensitive.
STRATEGY The strategy for the Chalk River Valley Landscape Type is to conserve the tranquil, intimate and rural character of the landscape. This will include maintenance of key features including permanent pasture, wet grassland and riparian woodlands and historic features associated with the mills and water meadows, historic parklands and vernacular villages. There are opportunities for restoration of waterside pastures, replanting and management of hedgerows and limited native tree planting/regeneration.
Broad management objectives • Consider opportunities for re-planting hedgerows and hedgerow trees where these have been lost. In particular, the comparatively dense structure of willows, poplars and other moisture loving trees should be retained along field boundaries and the course of the river.
• Identify, conserve and restore remnant water meadow systems that are an important historic landscape feature - and consider opportunities for reinstatement of traditional management techniques.
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Appendix 3 Page 10 • Identify, conserve and consider opportunities for reconnecting and recreating wetland habitats such as wet woodland, fen, marsh and swamp.
• Resist excessive signage associated with new development along the trunk roads and maintain a sense of landscape scale when planning new road junctions - junctions that are too large will disrupt visual unity along the valleys.
• Monitor road engineering to safeguard the rural character of the lanes.
• Conserve the pattern of tight knit villages, maintaining the physical and visual gap between them.
• 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.
THE LANDSCAPE CHARACTER CONTEXT The character of the Wiltshire landscape has already been investigated in a number of studies as detailed in Appendices 1 and 2. The Chalk River Valley Landscape Type is covered in the landscape character assessments for Kennet District, the North Wessex Downs AONB and Cranborne Chase AONB. Area 5A: Kennet Chalk River Valley is covered in the Kennet District and North Wessex Downs AONB assessments as the Kennet Valley character area. Boundaries vary from these assessments in that the valley of the River Og is included as far north at Ogbourne St George in this county assessment to ensure consistency in boundary treatment through the county. Area 5B: Lower Avon Chalk River Valley and 5C: Bourne Chalk River Valley are not included in an existing assessment. Parts of areas 5D: Upper Avon Chalk River Valley are covered in the Salisbury Plain Training Area Landscape Character Assessment under the River Valley Farmlands and Enclosed Downlands landscape types and a number of character areas. Areas 5F: Ebble Chalk River Valley and 5E: Wylye Chalk River Valley are covered in the Cranborne Chase Landscape Character Assessment under the Chalk River Valley landscape type and Ebble Chalk River Valley and Wylye Chalk River Valley character areas. The boundaries of the valleys in the Cranborne Chase assessment take in the valley sides up to the skyline however in this county assessment the boundaries of all the valleys in this type encompass just the valley floor and the immediate valley sides hence varying from the Cranborne Chase boundaries. This is consistent for all the Chalk Valleys.
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Appendix 3 Page 11
APPENDIX 4
District Landscape Character Area: A4 Lower Avon Narrow Chalk River Valley LCA from: Salisbury District Landscape Character Assessment Salisbury District Council, Chris Blandford Associates (February 2008)
Salisbury District Council
SALISBURY DISTRICT LANDSCAPE CHARACTER ASSESSMENT
District-Wide Assessment
February 2008
CHRIS BLANDFORD ASSOCIATES
Environment Landscape Planning
Appendix 4 Page 1 KEY A Narrow Chalk River Valley
A1 Till Narrow Chalk River Valley A2 Upper Avon Narrow Chalk River Valley A3 Bourne Narrow Chalk River Valley A4 Lower Avon Narrow Chalk River Valley
B Broad Chalk River Valley Slopes
B1 Wylye Broad Chalk River Valley Slopes B2 Ebble Broad Chalk River Valley Slopes
C Broad Chalk River Valley Floor
DurringtonA2 C1 Wylye Broad Chalk River Valley Floor A2 C2 Ebble Broad Chalk River Valley Floor
D2 Bulford D Chalk Downland A2 Amesbury D1 West Wiltshire Downs Chalk Downland D2 Tilshead Chalk Downland D3 D4 H1 D3 Larkhill Chalk Downland D4 Boscombe Down Chalk Downland A1 D5 Porton Down Chalk Downland B1 D6 Downton Chalk Downland C1 A3 D7 Cranborne Chase Chalk Downland G1 B1 D8 Netherhampton Chalk Downland D5 E Chalk Escarpments E1 H1 D1 E1 West Wiltshire Chalk Escarpments D1 E2 Fovant and Chalke Chalk Escarpments Mere Wilton H2 F Forest Heath Mosaic H2 Tisbury F1 Farley Forest Heath Mosaic Salisbury F1 F2 Landford Forest Heath Mosaic D8 G Greensand Terrace
I1 Alderbury G1 Kilmington Greensand Terrace B2 E2 G2 Fovant Greensand Terrace C2 F1 H2 G2 A4 H Greensand Hills D6 H1 Longleat to Stourhead Greensand Hills G2 H2 Donhead, Fovant and Fonthill Greensand Downton F2 Hills E2 D7 I Rolling Clay Vale A4 I1 Vale of Wardour Rolling Clay Vale
Urban
Study Area Boundary
New Forest National Park within Salisbury District
024Km This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Salisbury District Council OS Licence No. 100033329.
S:\Projects\11106001 Salisbury LCA\GIS\Projects\11106001_LCA_FIGS\11106001_4-1_District-LCA-LCT.mxd FIGURE 4.1 CHRIS BLANDFORD ASSOCIATES SALISBURY DISTRICT LANDSCAPE CHARACTER ASSESSMENT DISTRICT LANDSCAPE CHARACTER www.cba.uk.net Appendix 4 Page 2 FEBRUARY 2008 TYPES AND AREAS 44
A4: LOWER AVON NARROW CHALK RIVER VALLEY
Location and Boundaries
The Lower Avon Narrow Chalk River Valley flows southwards from Salisbury towards Downton and is situated within the south of Salisbury District. The valley runs through adjacent Chalk Downland landscape to the east and west and also borders adjacent Forest Heath Mosaic (Landscape Character Type F) to the east. This valley also merges with the Broad Chalk River Valley Landscape Character Type (B) to the west.
Key Characteristics
Relatively contained valley, encompassing the confluence of the Wylye, Nadder and Bourne and Ebble within the River Avon; Narrow meandering river channel, bordered by a wider landscape of navigation channels and numerous ditches adjacent to the Avon; Frequent copses and belts of mixed woodland along the river corridor, providing an intermediate sense of enclosure; Generally inaccessible river corridor, despite proximity to Salisbury, culminating in a very strong sense of tranquillity and strongly rural character throughout; Striking views towards Salisbury cathedral’s spire provide recognisable sense of place within this generally flat landscape; Small-scale patchwork of small pastoral fields, delineated by a network of lush hedgerows, mature hedgerow trees and riverside trees such as willow and alder; Pockets of herb-rich grassland, which were once managed as water meadows; Relatively sparse settlement pattern, consisting of scattered farmsteads, small linear hamlets such as Bodenham and Charlton; and nucleated villages such as Downton and Wick; Settlements generally have a strong vernacular character of red brick and flint buildings, with thatched roods often as a feature; Historic halls and manor houses and associated parklands within the valley, including Longford Castle and Wilton House;
Summary of Visual Character
This narrow chalk river valley is wider than the Till, Bourne and Upper Avon valleys to the north of Salisbury because it encompasses the confluence of these river channels, which have merged to become the River Avon. Consequently, the gently meandering river corridor and numerous adjacent ditches and navigation channels dominate this landscape character area. Sense of openness varies throughout this predominantly flat landscape. In places, dramatic views towards Salisbury Cathedral (as celebrated within Constable’s famous painting of Salisbury Cathedral from the river) can be gained. From other locations, copses and linear belts of woodland limit views across and along the valley. Sense of tranquillity throughout the valley is strong, despite proximity to Salisbury to the north and The A338 and Witherington road corridors. A small-scale patchwork of pastoral fields, delineated by a rich network of lush hedgerows, line the river, which is generally inaccessible other than at Downton and Salisbury. Settlement pattern is sparse, consisting of a pattern of small farmsteads dotted within the valley, small linear hamlets and the larger nucleated villages of Wick and Downton to the south. Buildings exhibit many vernacular details and typical materials include red brick, thatch and flint. Historic halls and manor houses also provide recognisable landscape features, often with associated designed parklands.
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Location and boundaries of A4 Lower Avon Narrow Chalk River Valley landscape character area
Frequent copses of mixed woodland along the river corridor provide an intermediate sense of enclosure
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Human Influences
Historic Environment
The rich pastures in the Wylye Valley would have attracted many small homesteads probably since the Early Neolithic period circa 4000BC. Bronze Age (3000 – 3500BC) fortifications which are further developed in the Iron Age are evident in the Valley. Occupation has continued throughout history although the most prominent remnants are those from the medieval period onwards; Longford Castle, a Grade II* Registered Park and Garden 16th century park landscaped in 18th century, with 19th formal gardens is a surviving example of the concerns, within the feudal system of land-tenure, that manorial estates had access to the full range of economic resources, from the pastures along the river and open fields around the valley sides to the common grazing land on the downs.
Field Patterns and Boundaries
In the medieval period the valley side would have been the focus of open field cultivation, between the valley floor meadows and the upland grazing, as a component of sheep-and corn agriculture. This system of mixed farming affected the arrangement of later enclosed fields, the layout tracks, droves and hollow-ways which survive to the present being influenced largely by the movement of livestock to and from the downs. Agricultural innovations in the post-medieval and modern periods saw the inclosure of the open fields adjacent to the villages. The large scale fields are the result of the recent amalgamation of earlier straight-sided fields characteristic of late 18th/ early 19th century Parliamentary inclosure.
Historic Development of Settlement
Settlement is concentrated on the River and elsewhere within this landscape character area settlement is notably absent. Evidence of rural diversification is present where converted farm buildings are being let for business; Red brick is a common building material especially in Downton and Bodenham, although flint and timber-framing with brick noggin is also visible in some structures; Due to there ‘special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’, three towns or villages within this character area are designated as Conservation Areas: Salisbury, Bodenham and Downton
Biodiversity
The spring fed streams and river in this area are rich in plant and animal communities, deriving, in part, from the high-quality of the base-rich water which is naturally clear and fast flowing. The river irrigates the valley floodplains to create a rich mosaic of associated wetland habitats including water meadows, damp pasture, wet woodland and fens.
The Lower Avon is part of the River Avon System SSSI, which is of national and international significance for rare/vulnerable species – populations of Atlantic salmon, bullhead and brook and sea lamprey – and for its habitat value for flowing water vegetation and Desmoulin’s whorl snail.
EVALUATION
Current Condition
Landscape within the Lower Avon Narrow Chalk River Valley is considered to be in generally good condition. An intact network of hedgerows delineated fields; and well maintained vernacular building
11106001R LCA_EC_02-08 Appendix 4 Page 5 47 materials are evident throughout much of the area. There is, however, evidence of loss of historic water meadows, which are currently managed as herb-rich grassland.
Inherent Landscape Sensitivities
Landscape Character Sensitivity
Inherent landscape sensitivities within this area include the small-scale patchwork of pastoral fields, delineated by a network of lush hedgerows, pockets of herb-rich grassland (once managed as water meadows), frequent copses and belts of mixed woodland and riverside trees such as willow and alder. In addition, a strong vernacular settlement character and historic halls and manors, contribute sensitive cultural elements to overall character. The river corridor is generally inaccessible, and overall sense of tranquillity is therefore strong. As a result of the combination of above elements, this landscape character area is considered to have high landscape character sensitivity overall.
Visual Sensitivity
From several locations within this character area, striking, open views towards Salisbury cathedral’s spire can be gained. Open views north-south along the river corridor are also a feature of the visual character. In places, however, riverside trees and vegetation limit cross valley views. Related to this, sense of enclosure varies throughout the area. The visual sensitivity of views to the spire is considered to be high, whilst overall visual sensitivity is considered to be moderate to high.
Key Landscape Changes
Potential pressure for expansion of small hamlets and villages and the southern edges of Salisbury resulting in changing settlement pattern and character; Potential loss of mature hedgerow field boundaries and woodland belts and copses; Nutrient pollution from farmland adjacent to riverside, in addition to road and urban run-off affecting the high water quality within the River Avon; Agricultural intensification, leading to gradual drainage and improvement of herb-rich grassland and loss of willow and alder along the river corridor; Increased traffic pressure on roads running adjacent to valley, resulting in potential widening, new crossing points and erosion of sense of tranquillity and strong rural character; New development, which may block views to Salisbury Cathedral’s spire.
Management Strategy and Objectives
The overall management strategy for the Lower Avon Narrow Chalk River Valley should be to conserve the strong landscape pattern of small-scale fields, mature hedgerows and riverside willows and poplars. In addition, conserve the small-scale historic settlement pattern and predominantly vernacular character of built form. There may be opportunities for reinstatement of water meadows.
Specific management objectives are to:
Conserve open views towards Salisbury Cathedral and other views across and along the valley; Conserve the strongly rural character and associated strong sense of tranquillity; Ensure that potential new development along the valley, particularly at the southern fringes of Salisbury and the village edges, respects the historic settlement scale, pattern and vernacular materials; Monitor road engineering to safeguard the rural character of road corridors; Encourage conservation and management of the existing hedgerow network; Conserve the existing scattered settlement pattern and avoid large developments that would be out of character with the existing layout;
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Conserve mature riverside willow and alder as landscape features; Identify, conserve and consider opportunities for reconnecting and recreating wetland habitats such as wet woodland, fen, marsh and swamp.
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APPENDIX 5
Constable and Salisbury: Harnham Water Meadows Trail
Appendix 5 Page 1 Appendix 5 Page 2
APPENDIX 6
Minutes of the Meeting of Strategic Planning Committee, Wednesday, 28th September, 2011 with regard to Planning Application S/2011/0207/FUL
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Home S/2011/0207/FUL - Rowbarrow Phase 3, Downton Road, Salisbury, SP2 8AS - Council and democracy Erection of 68 Houses and Associated Works for Persimmon Homes (South Councillors, committees and meetings Coast) Your Councillors Meeting of Strategic Planning Committee, Wednesday, 28th September, 2011 11.30 am (Item 39.) Co-opted Members A report by the Case Officer is attached. Meetings Committee structure Minutes:
Constitution The following people spoke against the proposal: Decisions by Cabinet Members Petitions Mrs Astrid Haydon, a local resident Mr Mark Mullin, Treasurer of Osmond Fields & Rowbarrow Residents’ Association Forward plans Mr Tony Cannings, a local resident Councillors' Briefing Notes
Town & Parish Council Information The following people spoke in favour of the proposal: Town & Parish Council Resources Outside Bodies The Revd. David Scrace, Vicar of Harnham
How to complain about a Council member The Committee received a presentation by the Case Officer which set out the main issues in respect of the application. He introduced the report which recommended that the planning application be approved subject to Keep informed a Section 106 Agreement being entered into with respect to the provision of certain mitigation measures and to Your MEPs conditions. He also reported the receipt of two further letters of objection. Your MPs The Case Officer explained the relevance of the recent Hampton Park appeal decision which related to an application for 500 dwellings at Bishopdown. At its meeting on 16 February 2011, this Committee had refused A to Z planning permission, contrary to officer advice, based on the presumption that until the Core Strategy had been My area adopted, the development of the site would be contrary to current adopted Local Plan polices. This scheme Find my nearest had very recently been the subject of a major Public Inquiry appeal and the Secretary of State had in the last Moving house few days had issued his decision to allow the appeal. Advice for parents A site visit had taken place earlier that morning in respect of the application at Rowbarrow now under Older people consideration, which had been attended by Cllr Mark Connolly, Cllr Christine Crisp, Cllr Andrew Davis, Cllr Peter Visitors to Wiltshire Fuller, Cllr Charles Howard, Cllr Julian Johnson, Cllr Francis Morland, Cllr Stephen Petty, Cllr Leo Randall, Cllr Tony Trotman, Cllr Ian West and Cllr Fred Westmoreland.
Contact details Members of the Committee then had the opportunity to ask technical questions after which the Committee received statements from members of the public as detailed above, expressing their views regarding the Contact Wiltshire Council planning application.
Write to us or call us Members then heard the views of Cllr Brian Dalton, the local member who, whilst welcoming in general terms Democratic Services the provision of additional housing, did not consider that the site was suitable for the proposed level of Wiltshire Council development. He was disappointed that there had not been an overall development plan in this area which had County Hall resulted in the granting of a number of planning permissions over several years without the provision of Trowbridge Wiltshire improved infrastructure usually provided under a Section 106 legal Agreement with large scale developments. BA14 8JN Members of the Committee then considered the application and the following points were made during the [email protected] debate:- Fax: 01225 713099
· There was a need to protect what was left of the gap between Salisbury and Britford.
· Most of the objections received appeared to be about the loss of a green field site. These sites should be protected and priority should be given to development taking place on brown field sites wherever possible.
Appendix 6 Page 1
· Proposed access arrangements for works vehicles to the site did not appear to be completely satisfactory and it was suggested that the applicant explore the possibility of using an access from the adjoining dairy.
· The possibility be explored of securing a proportion of the affordable homes for local people (should planning permission be granted).
After further discussion,
Resolved:
To grant planning permission for the following reasons:-
The site is not allocated in the current adopted Local plan, and technically forms part of open countryside. The proposal is therefore contrary to current local plan policies C7, & H23. However, the land subject of this application is referred to in the emerging SW Core Strategy as being suitable in principle for residential development, and the provision of additional dwellings, including affordable dwellings, would be in line with future Council planning policy. The proposal would also accord with sustainable housing guidance provided in PPS3, and in line with emerging Central Government planning policy.
Furthermore, the development would have little visual impact on the wider countryside, the design is considered acceptable, and the long term impacts on surrounding residential amenity would be limited. The utilisation of an established road system and junction would limit the impact of the additional dwellings on the highway system. The proposal would not have a significant impact on the heritage assets or the ecology of the area, or the protected river system.
Subject to:-
(a) A Section 106 Legal Agreement being entered into with respect to the provision of the following mitigation measures:-
· PROVISION OF 40 PERCENT AFFORDABLE HOUSING, TO INCLUDE SOME HOMES FOR LOCAL PEOPLE WHERE APPLICABLE UNDER COUNCIL POLICY
· PROVISION OF ON SITE OPEN SPACE · FINANCIAL CONTRIBUTIONS TOWARDS PROVISION AND MAINTENANCE OF ON AND OFF SITE PUBLIC OPEN SPACE · CONTRIBUTIONS TOWARDS OFF SITE EDUCATIONAL FACILTIES · FINANCIAL CONTRIBUTION TOWARDS THE PROVISION OF OFF SITE COMMUNITY CENTRE/COMMUNITY FACILITIES · FINANCIAL CONTRIBUTION TOWARDS OFF SITE HIGHWAY FACILITIES/INFRASTRUCTURE – BUS LANE · FINANCIAL CONTRIBUTION TOWARDS THE PROVISION OF HOUSEHOLD WASTE RECYCLING FACILITIES FOR EACH DWELLING · PROVISION OF AND FINANCIAL CONTRIBUTION TOWARDS THE MAINTENANCE SCHEDULE FOR LANDSCAPE BUFFER ALONG SOUTHERN BOUNDARY · PROVISION OF, AND PROTECTION AND ENHANCEMENT OF EXISTING TREES BELT AND LINEAR PARK
(b) The following conditions:-
01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
Appendix 6 Page 2 02 The development hereby approved shall be carried out in accordance with the plans, sections and elevations submitted on 7th February 2011 (as listed on Tetlow King plans list issue sheet dated 2nd February 2011), and the submitted Site Waste Management Plan, the Bat Survey Report dated September 2010, the submitted lighting details, the Arboricultural Implications Assessment by ACD dated 28th January 2011, the Flood Risk Assessment/Surface Water Drainage Proposals, and the Construction Environmental Management Plan dated January 2011, unless otherwise agreed in writing by the Local Planning Authority.
REASON: For the avoidance of doubt, and in order to limit the impact of the development on surrounding amenities, and surrounding environment, and protected species, including the SAC/SSSI.
Policy G2 G3 & C12 – impacts on general amenities and environment
03 Prior to first occupation of the dwellings hereby approved, a scheme for the protection of the occupiers of those dwellings located adjacent to the south eastern boundary of the site from noise generated by the adjacent commercial dairy operation shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed scheme.
REASON: In order to limit the impact of noise from the adjacent commercial dairy on future occupiers of the scheme.
Policy G2
04 Before development commences, exact manufacturers details of the materials to be used in the development shall be submitted to and agreed in writing by the Local Planning Authority. Unless otherwise agreed in writing with the Local Planning Authority, the palette of materials and colours used in the development shall accord with those shown in the design and access statement. Development shall be carried out in accordance with the agreed scheme. This condition relates to all dwellings and also the garages, walls, railings and hardstanding areas.
REASON: In order to ensure that the scheme is constructed in accordance with the aims of the development brief and the design and access statement and that the scheme is visually similar to the existing housing estate currently being constructed.
Policy G2
05 The garages hereby permitted shall not be converted to habitable accommodation.
REASON: In order to retain sufficient parking space on the proposal site in the interests of the wider highway network
Policy G2
06 Before occupation of any dwelling, the associated car parking serving that dwelling, including any visitor spaces, shall have been constructed, provided and made available for parking purposes for occupiers of that dwelling.
REASON: In order to retain sufficient parking space on the proposal site in the interests of the wider highway network
Policy G2
07 No development shall commence until: a)A written programme of phased archaeological investigation and mitigation, which should include on site work and off site work, including the analysis, publishing and archiving of the results, has been submitted to and approved in writing by the Local planning Authority; and b)The approved programme of archaeological work has been carried out in accordance with the approved details.
REASON: To enable the recording of any matters of archaeological interest.
Appendix 6 Page 3
Policy CN20 -23
08 Before works commence on site, the locations and designs of ecology enhancements detailed in the Ecology Assessment (ACD October 2010) will be supplied for approval by the Local Planning Authority . The works will be undertaken in accordance with the approved locations and designs.
REASON: In order to ensure that the ecological enhancements and mitigation measures are delivered.
Policy C12 & PPS9
09 Prior to any development commencing the trees adjacent to the development, namely the tree belt adjacent Downton Road and the trees adjacent to the right of way along the south eastern boundary of the site, shall be protected in accordance with a scheme to be submitted to and agreed in writing by the Local Planning Authority. The agreed protection measures shall remain in place until the development has been completed.
REASON: In order to ensure that existing trees are protected during construction works.
Policy G2
10 Development shall be conducted in accordance with the approved Flood risk Assessment (ref: MJA Consulting - AMc/4260 Rev B, dated November 2008) and shall not begin until a surface water drainage schemefor the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed, and is to include details of how the scheme shall be maintained and managed after completion.
REASON: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity where practical, and to ensure future maintenance of the surface water drainage system.
Policy G2 & G4, PPS25
11. No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details.
REASON : In the interests of sustainable development and prudent use of natural resources.
Policy G1 & G2
12 Before occupation of any of the dwellings, a scheme for the timing of planting of the all the proposed tree and shrub planting within the red line of the application site shall be submitted to and approved in writing by the Local Planning Authority. Planting shall be carried out in accordance with the agreed scheme, and in accordance with the Landscape Specification and Landscape Management and Maintenance Plan by ACD dated January 2011.
REASON: In order to enhance the visual appearance of the area in the longer term, and to enhance the ecology of the area.
Policy G2
13. Traffic related to the construction works shall only access the development site between the hours of 0800hrs to 1800hrs on Mondays to Fridays, and between 0800hrs to 1300hrs on Saturdays. Construction works on site shall take only between 0730hrs and 1830hrs Mondays to Fridays and between 0730hrs and 1300hrs on Saturdays. No working or associated traffic on Sundays or public holidays. A scheme to limit the impact of construction works and construction traffic on existing residential properties, including routes of construction traffic, location of works compound, and mitigation measures to reduce the impact on noise, fumes, dust, lighting and vibration, shall be submitted to and approved by the Local Planning Authority prior to any such works commencing,
Appendix 6 Page 4 including the clearance of the site. Construction works shall be carried out in strict accordance with the agreed scheme.
REASON: In order limit the impact of construction/development on residential amenities
Policy G2 – Amenities
14. The roads, including footpaths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footway and carriageway to at least binder course (also referred to as base course) level between the dwelling and existing public highway.
REASON: In the interest of highways safety and general residential amenities
POLICY G2 – Amenities and highway system
15. No development shall commence on site until cross sections through the site showing details of existing and proposed gradients/finished floor levels of the development, including also proposed estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture, including the timetable for provision of such works, have been submitted to and approved by the Local Planning Authority. The development shall not be first brought into use until the dwellings, estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.
REASON: To ensure that the development and roads are laid out and constructed in a satisfactory manner in the interest of general amenity and highway safety.
INFORMATIVE: -
1.Pollution
Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes.
PollutionPreventionGuidelines, canbefoundat: http://www.environment-agency.gov.uk/business/topics/pollution/39083.aspx.
SustainableConstruction
Sustainable design and construction should be implemented across the proposed development. This is important in limiting the effects of and adapting to climate change.
The Code for Sustainable Homes should be complied with, achieving the highest level possible. For details on compliance with the Code the applicant is advised to visit: http://www.communities.gov.uk/publications/planningandbuilding/codesustainabilitystandards.
SiteWasteManagementPlan In England, it is a legal requirement to have a site waste management plan (SWMP) for all new construction projects worth more than £300,000.The level of detail that your SWMP should contain depends on the estimated build cost, excluding VAT. You must still comply with the duty of care for waste. Because you will need to record all waste movements in one document, having a SWMP will help you to ensure you comply with the duty of care. Further information can be found at http://www.netregs-swmp.co.uk Appendix 6 Page 5
The development should include water efficient systems and fittings. These should include dual-flush toilets, water butts, water-saving taps, showers and baths, and appliances with the highest water efficiency rating (as a minimum). Greywater recycling and rainwater harvesting should be considered.
Any submitted scheme should include detailed information (capacities, consumption rates etc) on proposed water saving measures. Please do not include manufacturer’s specifications. Applicants are advised to refer to the following for further guidance http://www.environment-agency.gov.uk/homeandleisure/drought/31755.aspx http://www.savewatersavemoney.co.uk/
2.The archaeological work should be conducted by a professional archaeological contractor in accordance with a Written Scheme of Investigation and mitigation agreed by this office. There will be financial implications for the applicant.
3. Construction access – The developer should be aware that there is considerable local concern regards the possible impact of the construction works on the general amenity of existing residents. Notwithstanding the requirements of condition 13 above, the Council urges the developer to take every necessary precaution to limit and restrict such impacts, and to liaise with local residents regards such works. Any alternative access route for construction traffic should be explored, although any such alternative solution may need additional consents.
Supporting documents:
Item No 06 - S.2011.0207.FUL - Rowbarrow Phase 3, Downton Road, Salisbury, item 39. PDF 183 KB
rowbarrow, item 39. PDF 458 KB
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