PUBLICATION TITLE: Landscape Appraisal for Strategic Development Site Durham

JOB NUMBER: 672

VERSION: V3

DATE ISSUED: 14/02/11

CLIENT: George F. White 8 Front Street Wolsingham County Durham DL13 3AA

Prepared by:

Louise Hudspith / Andy Clarke / David Gray

Approved by:

Ros Southern, Director

This report has been prepared by Southern Green Ltd with reasonable skill, care and diligence, within the terms of the contract with the client George F White Ltd. No part of this document may be reproduced without the prior written approval of the above parties.

1 LANDSCAPE APPRAISAL FOR STRATEGIC DEVELOPMENT SITE

LANDSCAPE & VISUAL ASSESSMENT AT HAG HOUSE FARM, PITY ME

Contents

1.0 Introduction

2.0 Method of Assessment & Assessment Criteria

3.0 Landscape and Visual Context

4.0 Assessment of Residual Effects

5.0 Mitigation Measures

6.0 Conclusions

Appendix A – Viewpoints

Photomontage Sheet 1 - Viewpoints 1, 2 and 3 Photomontage Sheet 2 - Viewpoints 4, 5 and 6 Photomontage Sheet 3 - Viewpoints 7, 8 and 9 Photomontage Sheet 4 - Viewpoints 10,11and12 Photomontage Sheet 5 - Viewpoints 13, 14 and 15 Photomontage Sheet 6 - Viewpoints 16, 17 and 18

Appendix B – Figures

Fig. A – Site Context Plan Fig. B1 – Viewpoint Locations 1 km radius Fig. B2 – Viewpoint Locations and Visual Envelope 5 km radius Fig. C – Existing Site Features Plan Fig. D – Vegetation and Field Boundary Survey Plan Fig. E – Effects on Visual Amenity Plan Fig. F – Mitigation Measures Plan

Appendix C – SITE COMPARISON

Fig. G – Site Comparison Diagram

2 1.0 INTRODUCTION

Purpose of the study

This assessment examines the potential effects of a possible new development on the landscape and visual amenity of an area of farmland at the northern fringe of Durham City.

The proposed site is identified in the document ‘The County Durham Plan: Consultation Report, Durham City Green Belt Assessment, Phase 2’, which is the most recent part of Durham County Council’s assessment of potential development sites within the Green Belt around Durham City. The consultation report was released in December 2010 and provides an analysis of eight potential new development sites, with land at Hag House Farm defined as Sites 2(i) and 2(ii). The sustainability appraisal recommendation is that these sites be taken forward as Priority 1, to be considered for provision of a strategic site in line with housing options in the County Durham Plan Core Strategy.

This assessment is based on a study area within a 5km radius and has been carried out to determine the following:

• the landscape quality of the proposed development site • sensitive viewpoints that may be affected by such a development • possible development cells within the site and how a potential development might be mitigated • a brief overview of the qualities of other proposed development sites in comparison with this one

The report is divided in to the following sections:

Method of assessment and assessment criteria – a brief explanation of how the assessment has been carried out, with reference to standard methodologies;

Landscape and visual context – a description, classification and evaluation of the existing landscape character and an assessment of the baseline visual amenity;

Assessment of residual effects – A broad assessment of the magnitude and significance of the potential residual landscape and visual effects of the potential development;

Landscape character analysis and potential mitigation measures – a review of the proposed development in the context of the landscape character assessment, along with suggested measures by which the effects of development might be mitigated;

Site comparison – a brief comparison of the qualities of this site against other potential housing sites nearby;

Summary and conclusions – a summary of the assessment results and their significance accompanied by a concluding discussion on the acceptability of the proposed building in landscape and visual terms.

3 2.0 METHOD OF ASSESSMENT AND ASSESSMENT CRITERIA

The landscape and visual assessment has involved a desk study, field work, data processing and analysis, and interpretation using professional judgement.

Desk Study

The aim of the desk study is to establish the key landscape features and landscape planning designations affecting the proposed development site and its surrounding landscape (see Fig. A Site Context). The landscape and visual assessment has drawn on information provided in the following:

• The County Durham Plan: Consultation Report, Durham City Green Belt Assessment, Phase 2 (December 2010) • The County Durham Plan (the Local Development Framework for Durham – currently being phased in) • The County Durham Structure Plan (1991-2006 – currently being phased out) • The Durham Landscape Character Maps, County Durham Landscape Character Assessment 2008. • Durham Relief Road Study: Northern Route (Final Version, June 2010)

Baseline Visual Assessment

The aim of the baseline visual assessment is to ensure that an appropriate range of viewpoints is included in the visual assessment. A range of viewpoints was selected by Southern Green in order to reflect views into and out of the site from a variety of receptors (see Fig. B1 Viewpoint Locations (1km) ).

The viewpoints represent views from a range of potential visual receptors which have been classified according to their associated land use, for example the occupants of settlements, footpaths users, roads users etc. Having identified the receptors in the study area it was possible to identify, through a site survey, those likely to be most affected by future development. The initial selection of viewpoints includes a representative range in relation to the following criteria:

Selection of receptors:

• A range of distances of receptor from proposed development to a maximum distance of 5km; and • A range of locations of receptors from proposed development, with the aim of achieving a reasonable distribution from different compass points around the site.

The desk study and baseline assessment therefore provided the basis for subsequent field survey work. It defined the potential zone of theoretical visibility (ZTV) by using “Key Terra Firma” software which generates the extent of visibility of the site from the surrounding areas to a resolution of 30m. This enabled identification of the principal viewpoints and receptors within the 5km radius study area, which were subsequently confirmed during the field survey. (see Fig. B1 Viewpoint Locations (1km) and Fig. B2 Viewpoint Locations (5km) and Visual Envelope)

Field Survey

The baseline visual assessment included field survey work, carried out to verify and refine the viewpoints and receptors identified in the desk study, and to gain a full appreciation of the relationship between the proposed development and the landscape. A series of photographs was taken by Southern Green Ltd in January 2011 from eye level at a range of representative viewpoints, as identified in the baseline visual assessment.

4 The field survey also helped establish the existing condition and quality of the landscape within the study area (see Fig. C Existing Site Features Plan)

Visual Assessment Methodology

The visual assessment considers the site and its surroundings focussing on a maximum radius of 5km from the approximated centre of the proposed development site. It was considered that observers beyond this distance would be unlikely to obtain clear views of the site because of the surrounding built fabric, topography and tree cover within the landscape.

Photography of viewpoints was carried out by Southern Green Ltd and views were assessed from an average height of approximately 1.5m above ground level.

In visual assessment greater weight is given to the visual effects upon public viewpoints than upon private properties. Table 1.1 (below) provides a definition of visual receptor sensitivity.

Table 1.1: Definition of visual receptor sensitivity High Users of outdoor recreation facilities including strategic recreational footpaths, cycle routes or rights of way, whose attention may be focus sed on the landscape; the principal views from residential buildings; beauty spots or picnic areas; important landscape features with physical, cultural or historic attributes. Medium Other footpaths, secondary views from residential buildings; people tr avelling through or past the landscape on roads, train lines or other transport routes. Low People engaged in outdoor sports or recreation (other than the appreciation of the landscape), commercial buildings or commercially engaged pedestrians, whose att ention may be focussed on their work or activity rather than the wider landscape. Negligible Views from industrial areas.

Analysis and reporting

Analysis and reporting of the baseline assessment takes place after completion of the desk and field surveys. The baseline landscape assessment provides a description, classification and evaluation of the landscape of the study area, from which to assess the potential landscape effects of the proposed development.

Assessment of residual effects

A selection of viewpoints was chosen to represent a range of receptors around the study area, as described above. However, because the proposed development is still hypothetical, it was not possible to produce meaningful photomontages to illustrate specific effects. Instead, panoramic photographs have been annotated to show the following:

• the approximate position of future development, based on the site boundary • a commentary on the potential visual effects that future development might have on the landscape from each viewpoint • suggested mitigation measures that might reduce the effects

An assessment of the significance of residual effects was carried out to determine the acceptability of a development in this locality in relation to landscape and visual amenity. The significance of a landscape or visual effect is a function of the sensitivity of the affected landscape or visual receptor, and the magnitude of change that will occur as a result of the proposed development.

5 Assessment criteria

The aim of this study is to identify, predict and evaluate potential key effects arising from the proposed development. The nature of landscape and visual assessment requires interpretation by professional judgement. Therefore, in order to provide a level of consistency to the assessment, the prediction of magnitude and assessment of significance of the residual landscape and visual effects have been based on pre-defined criteria.

The magnitude of change arising from proposed development at any particular viewpoint is described as substantial, moderate, slight or negligible based on the interpretation of a combination of largely quantifiable parameters, as follows:

• distance of the viewpoint from the development; • duration of effect; • extent of the development in the view; • angle of view in relation to main receptor activity; • proportion of the field of view occupied by the development; • background to the development; and • extent of other built development visible, particularly vertical elements.

Due to development proposals being hypothetical at this stage, this is very much a theoretical and predictive exercise.

Viewpoint sensitivity is defined as high, medium, low or negligible based on an interpretation of a combination of parameters, as follows:

• Land use at the viewpoint; • Landscape quality at the viewpoint; • Landscape designation; • Frequency of use; and • Quality of the intervening landscape between the viewpoint and the proposed development.

The significance of any identified landscape or visual effect has been assessed in terms of major, moderate , minor or none . These categories have been based on combining the predicted magnitude of change with the viewpoint sensitivity, as indicated in Table 1.2 below.

Table 1.2 Effect on visual amenity

Magnitude of Change Landscape and Visual Sensitivity Substantial Moderate Slight Negligible

High major major/moderate moderate moderate/minor

Medium major/moderate moderate moderate/minor minor

Low moderate moderate/minor minor minor/none

Negligible moderate/minor minor minor/none none

6 3.0 LANDSCAPE AND VISUAL CONTEXT

Site description

The assessment of landscape character and quality has concentrated on the 5km radius study area, centred on the proposed development, with a particular focus paid to receptors within a 1km radius of the centre of the site.

The development site lies on relatively exposed ground at the edge of Pity Me, north of the suburbs of Framwellgate Moor and Newton Hall, and approximately 4km north of Durham City centre.

The site is bounded to the south by Rotary Way, an east-west link road that leads to the Arnison Centre retail park which is situated immediately to the south of the site. The southern boundary also wraps around a cluster of buildings including Hag House Farm and Harvest View, which are located to the north of Rotary Way. The eastern boundary of the site follows Holmhill Lane, a secondary road providing access to nearby Finchale Training College. To the west lies the A167, a major road which runs north-south and which is separated from the site by a strip of scrub land which falls away steeply towards the road. The northern boundary of the site feathers out into more farmland with Nag’s Fold Farm lying approximately 300 metres from the northern site boundary.

A bridleway runs past Hag House Farm, following a course diagonally through the site from the southern boundary to the eastern boundary, eventually meeting Holmhill Lane.

Landscape quality

The land within the site is currently in use as arable farmland, comprising large, undulating fields which are in productive use and well kept. The fields are delineated by a combination of trimmed hedges and more informal hedgerows, mostly comprising hawthorn and containing occasional mature hedgerow trees (see Fig. D Vegetation and Boundary Survey).

The western boundary of the site is fenced with timber post and rail fencing and has been recently planted up with young hedgerow plants. The land beyond this slopes significantly down towards the A167 road corridor and contains open grassland and scrub land with occasional individual mature trees. A belt of mature trees exists along the eastern side of the A167.

Regional context

The landscape around the development site is defined by Durham County Council as having a county character known as ‘Wear Lowlands’, which has the following key characteristics:

• A broad lowland valley incised by the meandering River Wear and its tributaries. • Carboniferous coal measures of sandstones, shales and coal are overlain by thick layers of glacial boulder clays, sands and gravels. • Gently rolling terraces of open arable and mixed farmland with low hedges and few trees or woodlands occupy much of the valley floor. • The River Wear and its tributaries lie in steep sided wooded gorges and denes which open up in places into broad floodplains overlooked by steep bluffs. Ancient oak woods are found in denes and gorges and steep floodplain bluffs. • Parklands and wooded estates surrounding landmark castles and country houses lie along the river corridor. • A settled landscape with the historic city of Durham at its centre and scattered ‘green’ villages with buildings of local sandstone with roofs of red clay pan tile or slate. • Numerous mining or industrial towns and villages of Victorian terraced housing of brick and slate and later estate housing. Large industrial estates fringe the main settlements. • A long-standing communications corridor carrying major roads, railways and power lines.

7 • Large areas of land have been open-cast for coal or reclaimed from former colliery workings and their landscapes lack maturity. • A generally broad scale landscape with panoramic views from higher ground in which Durham Cathedral is a notable landmark. In the incised valley of the River Wear the landscape is more enclosed and the scale more intimate. • A landscape heavily influenced by urban and industrial development with a semi-rural or urban fringe character in places. Elsewhere the landscape has a strongly rural character, often of high scenic value

The landscape around the development site is defined by Durham County Council as having two different broad landscape types. The first one is known as ‘Lowland Valley Terraces’, which has the following key characteristics:

• Broad lowland valley floor. • Carboniferous Coal Measures are masked by thick layers of glacial drift. • Gently rolling topography of boulder clay with areas of more undulating terrain of glacial sands and gravels. • Heavy, seasonally waterlogged clay soils and lighter brown earths and brown sands. • Mixed farmland of improved pastures and arable cropping. • Semi-regular patterns of medium and large scale fields bounded by low hawthorn hedges. • Few trees - thinly scattered hedgerow ash, oak and sycamore. • Isolated fragments of lowland heath and mire. • Sparsely wooded but with some heavily wooded areas of old parkland and estate farmland. • Scattered mining towns and villages connected by busy modern roads. Occasional older ‘green’ villages • Open cast coal sites, clay workings and waste disposal sites locally prominent. • Tracts of immature and relatively featureless reclaimed land. • An important communications corridor with motorways, trunk roads, railway lines and overhead transmission lines. • An open landscape, broad in scale, defined by the Limestone Escarpment to the east and the spurs of the West Durham Coalfield to the west. • A settled landscape with a semi-rural or urban fringe quality in places

The second broad landscape type around the development site is known as ‘Incised Lowland Valley’, which has the following key characteristics:

• Incised valley landscape of gorges, denes, river floodplains and steep bluffs. • Carboniferous rocks are masked by thick deposits of glacial drift. • Sandstones, shales and thin coal seams outcrop very occasionally in gorges. • Meandering rivers with alternating riffles and pools. • Varied soils - alluvial soils, brown sands, and heavy clays. • Mixed farmland - pasture on steeper ground and arable cropping on floodplains. • Semi-regular patterns of old enclosures bounded by hawthorn hedges. • Abundant hedgerow oak, ash, sycamore and beech. • Heavily wooded - ancient oak woods in river gorges, denes and bluffs. • Numerous ornamental parklands and areas of wooded estate farmland. • Occasional older ‘green villages’ of stone and clay pantile. • Landmark buildings including Durham Cathedral and Castle. • Numerous bridges and viaducts from the ancient to the modern. • An enclosed landscape, intimate in scale, with occasional dramatic vistas. • A settled but tranquil rural landscape of great scenic quality and a rich cultural heritage

8 In summary the key site characteristics are:

’Wear Lowlands’ Character Area: • Gently rolling terraces of open arable and mixed farmland with low hedges and few trees or woodlands occupy much of the valley floor. • A generally broad scale landscape with panoramic views from higher ground in which Durham Cathedral is a notable landmark. In the incised valley of the River Wear the landscape is more enclosed and the scale more intimate.

‘Lowland Valley Terraces’ Landscape Type:

• Gently rolling topography of boulder clay with areas of more undulating terrain of glacial sands and gravels. • Mixed farmland of improved pastures and arable cropping. • Semi-regular patterns of medium and large scale fields bounded by low hawthorn hedges. • Few trees - thinly scattered hedgerow ash, oak and sycamore. • An open landscape, broad in scale, defined by the Limestone Escarpment to the east and the spurs of the West Durham Coalfield to the west.

‘Incised Lowland Valley’ Landscape Type • Semi-regular patterns of old enclosures bounded by hawthorn hedges. • Abundant hedgerow oak, ash, sycamore and beech.

Although the character of the site draws on elements from a mixture two Landscape types, the majority of characteristics found on site apply to ‘The Lowland Valley Terraces’ Landscape Type.

Local context

The landscape within and immediately around the proposed development site is defined by Durham County Council as being quite fragmented between four broad character types. To the east, the character is classified as 'Northern Wear Valley', directly to the west is 'Cong Burn, Southburn & Blackdene', immediately south the broad character is 'Urban', while for the most part the proposed development site is classified as 'Western Valley Terraces'.

The development site lies within two Local Landscape Types known as ‘Terrace farmland: open arable’ to the west and 'Valley farmland: open arable' to the east. The site also forms a a partial plateau common to the character area ‘Plateau farmland: open arable’ which is included in the East Durham Limestone Plateau character Area but has not been designated as such within the Wear Lowlands Character Area of the current County Landscape Character Assessment.

Transport routes

The eastern, southern and western perimeters of the site are bordered by roads. The A167 to the west is a dual carriageway linking North Yorkshire with Newcastle. The route was formerly the A1 and the original Great North Road until the construction of the A1(M) in the 1960s.

Rotary Way acts as a threshold between the built environment of the Arnison Centre, to the south, and the arable farmland to the north of the proposed development site.

Holmhill Lane to the east is a minor road linking Pity Me and Chester-Le-Street. It runs under the adjacent railway and links to a number of nearby farms and to Finchale Training College.

The East Coast Mainline railway line lies approximately 200m to the east of the site with nearby stations in Durham City Centre and Chester-le-Street.

9 Landscape designations

All landscape designations and on around the site are illustrated on the ‘Site Context Plan’ Fig. A. The following statutory designations fall within the study area, or lie within close proximity:

1. Green Belt

The proposed development site at Hag House Farm lies entirely within the area currently defined as Green Belt in the 2004 Durham Local Plan. The City of Durham Local Plan previously drew a tight Green Belt boundary around the City of Durham, but this policy approach is now being reconsidered by Durham County Council.

2. Area of High Landscape Value (AHLV)

The proposed development site lies approximately 300m to the west of an Area of High Landscape Value broadly based along the valley of the River Wear. It contains some of the most significant surviving areas of intact, mature and unspoilt rural landscapes in County Durham.

3. Ancient Woodland

Areas of Ancient and Semi-Natural Woodland are located at Readhouse and Finchale Wood, to the east of the site. The long continuity of semi-natural ancient woods and their undisturbed soils makes them a most valuable natural habitat, and the areas near the site also form part of an important wildlife corridor which stretches down the valley towards the River Wear. Wildlife Corridors provide continuity of habitats which are essential to migration, dispersal and genetic exchange of many plant and animal species, therefore every effort should be made to protect the integrity of these landscape features.

4. Sites of Nature Conservation Importance (SNCIs)

The western edge of the site is bordered by an SNCI with regional geological importance. The site should be safeguarded, therefore development which would be detrimental to its nature conservation would not be acceptable without appropriate mitigation and enhancement. Although the designation does not include any land within the development site boundary, its close proximity would make the area vulnerable to increased public access should a development go ahead on the adjacent site.

5. Scheduled Monuments

The nearest Scheduled Monument site is Finchale Priory located approximately 3km east of the site adjacent to the River Wear. The Priory remains include a Grade I listed building. Surrounding land is mainly farmland with dense tree belts to the north and south along the river corridor which screen views from this location towards the development site.

6. Listed Buildings

Although there are no listing buildings immediately within the site; there are several Grade II listed buildings dating back to the 18th and 19th centuries within a 2km radius of the site. (See Fig. A Site Context Plan). These are:

1a) Viewly Grange Farmhouse and Farmbuilding, Framwellgate Moor, Durham – Grade II Located to the north of the site and partially screened by a strong hawthorn hedge field boundary

1b) Wall Bee Boles and Privy adjoining Viewly Grange on farmhouse, Framwellgate Moor, Durham – Grade II

10 Located to the north of the site and partially screened by a strong hawthorn hedge field boundary

2a) Kimblesworth Grange Farmhouse, Witton Gilbert, Durham – Grade II The farm is partially screened by undulating landform to west of A167 and a dense cluster of trees on the approach to farm from Stank Lane

2b) Cottage & Stable, Kimblesworth Stank Lane, Witton Gilbert, Durham – Grade II This site is visually screened by an extensive tree belt lining the A167

3) Southill Hall, Kimblesworth & Plawsworth, Chester-Le-Street – Grade II Entirely screened from the site by dense woodland to the north of the proposed development site

4) Marquis of Granby Public House, Framwellgate Moor, Durham – Grade II Entirely screened by existing expanse of built form in Pity Me including the Arnison Centre

Numerous listed buildings fall within a 5km radius of the site, but for the purposes of this study most of these have been discounted because they fall within the historic core of Durham City. Due to an expanse of built form, clustered tree cover and a relatively gradual gradient to the south, views towards the World Heritage Site and Durham City Centre are entirely screened from the site.

However, there are some listed buildings of note that fall within a 5km radius:

5) Belmont Viaduct (Grade II) is located to the north-east of the site, approximately 3km away from the site as indicated on Fig A .

6) Finchale Priory (Grade I) as noted above in the Scheduled Monument section

Other notable listed structures which are visible from the site are Lumley Castle in Chester-le- Street, a Grade I Listed building located approximately 10km from the site. On a clear day looking to the north-east of the site it is also possible to see as far as the Grade I Listed Penshaw Monument in Houghton Le Spring, approximately 6km from the site.

11 4.0 ASSESSMENT OF RESIDUAL EFFECTS

Introduction

This section provides an assessment of the landscape and visual effects arising from a proposed development on this site. These effects have been assessed by:

• Analysis of the visibility of a proposed development from various distances within the study area; and • Consideration of the potential landscape and visual effects from key viewpoints beyond the site boundary.

Visual envelope

See Figure B2 ‘Viewpoint Locations (5K) and Visual Envelope’.

Generally the visual envelope of the proposed development is defined as follows:

• To the south by the edge of the settlement of Newton Hall and in particular the retail park at the Arnison Centre • To the west by rising ground which forms the horizon line, and to a lesser extent by the edge of settlements such as Sacriston and Kimblesworth • To the east by the topography, although there are open views across a large expanse of intervening land. This is a mixed landscape, with features such as tree belts, scattered settlements and the A1 motorway falling within the area. • To the north by the topography and intervening landscape features such as tree belts and scattered settlements and farms. There are some distant views to landmarks as far away as Lumley Castle situated east of Chester-le-Street.

Viewpoint analysis

A total of 18 viewpoints were selected including 2 views which were used to describe the context of the site. The viewpoint analysis provides views from and to a variety of receptors around the site including publicly accessible locations, public roads and footpaths, residential areas and community facilities. These views are also from a range of distances and directions, with a selection of additional views taken from locations, to ascertain levels of visibility from the wider area.

The selected viewpoints are listed overleaf in Table 1.4 and their locations are shown on the plan (See Fig B1 Viewpoint Locations Plan). The summary of effects on landscape and visual amenity is listed in Table 1.5.

12 Table 1.4: Viewpoint analysis table

Viewpoint Viewpoint Distance Receptors number description to centre of site 1 W from Holmhill Lane 550m Road users, farm traffic 2 W from Holmhill Lane 450m Passing vehicles on Holmhill Lane, users of the Finchale College college and users of permissive footpath and bridleway 3 W from Holmhill Lane 650m Residential properties, road users Residential Cluster 4 N from Rotary Way 600m Residential properties, road users, pedestrians walking towards Arnison Centre. 5 N from Arnison 400m Arnison Centre Staff, road users, users of the Centre public bridleway which runs across site 6 NW from Hag House 300m Residents of Hag House Farm buildings and Farm Drive Harvest View, users of public bridleway. 7 E from undulating 250m Not applicable to Landscape and Visual effects farmland within the analysis as view included to show internal site site context and landscape character. 8 NE from rolling 150m Residents of Hag House Farm buildings and farmland near centre Harvest View, users of the public bridleway. of site 9 N from rolling 200m Not applicable to Landscape and Visual effects farmland near centre analysis as view included to show internal site of site context and landscape character. 10 E from farm access to 1.2 km View East from farm access track to Kimbles worth Kibblesworth Grange Grange settlement 11 NE from A167 800m Road users, and users of traffic free cycle route Roundabout adjacent to the road. 12 S from Viewly Grange 750m Residents of Viewly Grange Farm Buildings. Farm 13 E from B6532 2.5km Road users on B6532, residents living on the outskirts of Sacriston. users of the PROW 14 W from Finchale 2.5km Listed building, Weardale Way recreational route Priory 15 SW from edge of 3.5km Edge of settlement, junction of public footpaths Great Lumley and Weardale Way recreational route 16 S from Harbour 1.5km Occupants of the Farm House Farm 17 E from the grounds of 5.5km Occupants and staff of the Hotel and users of Lumley Castle grounds and Listed Building 18 E from edge of 1.5 km Edge of settlement – residents of Kimblesworth Kimblesworth Village

13 Viewpoint 1: View west from Holmhill Lane

Existing View The existing view is of a sloping arable field bounded by a fragmented hedgerow with intermittent lines of existing coniferous and deciduous trees on the immediate horizon. There are glimpsed views of Nag’s Fold Farm to the north among existing hedgerows and lines of trees.

Predicted View There would be views of the development from a distance across open farmland and although the indicative outline would break the skyline, the main development area would be situated at a slightly lower level below the existing horizon. It is anticipated that the proposed built environment would not occupy the entire development zone indicated as open spaces and landscape elements would be integral to such a scheme. This view represents the ‘worst case scenario’ since existing deciduous hedgerows and trees are shown in a dormant state and would produce a more effective screen during the growing season.

Magnitude of change Even without mitigation the proposed development would be only partially visible due to its elevation, position and the distance from the viewpoint however, the effects associated with a change from arable farmland to presumably built development should be considered.

The magnitude of change is therefore considered to be only moderate .

Landscape and visual sensitivity The site is adjacent to land described as between four different character areas. It is essentially arable farmland, comprising large undulating fields, delineated by hedges and mature hedgerow trees. The viewpoint is located at the west side of Holmhill Lane which is not a well used pedestrian route as it does not have a footpath. Vehicle users on Holmhill Lane would be travelling at a speed in excess of 30 miles per hour and would be focussed on driving rather than on occasional glimpsed views of the development between existing trees and gaps in the hedgerow. Therefore it is generally considered to be of a negligible sensitivity to change.

Effect on visual amenity The combination of a moderate magnitude of change with a negligible sensitivity results in an effect that is classified as minor .

Mitigation Notwithstanding the proposed change of land use, the retention and enhancement of existing landscape features through additional planting would be of benefit as part of the proposals in order to retain existing landscape character.

Consideration could be given to strengthen existing hedgerows including additional hedgerow trees. Screen planting should be introduced as it would play an important role in the reduction of the effects of the development in keeping with the four adjacent broad character types. This would further reduce the effect on visual amenity.

14 Viewpoint 2 – View West from Holmhill Lane next to Finchale College

Existing View

The first photograph from this viewpoint south of the existing hedge is of a sloping arable field with mature hedgerow containing large mature trees with mature deciduous trees on the horizon. The second photograph from the same viewpoint is looking to the north and west which shows an open arable field with low, maintained hedgerows with occasional trees along the horizon.

Predicted View

The first image from Viewpoint 2 indicates that the development would appear as a prominent feature through the gap in the existing hedge form the road and also from the Bridleway.

The second image shows the indicative outline of the development as a distant feature on the horizon where the proposed development boundary where the proposed development boundary recedes away from the viewpoint.

However, the view is limited to passers-by on Holmhill Lane, and users of the bridleway only. The development boundary appears to be close to the existing route of the Bridleway and runs parallel with the existing permissive footpath.

Both views are representative of the ‘worst case scenario’ since the survey has been undertaken during winter months and the potential of existing trees for screening purposes is less than during the growing season.

Magnitude of change

In the first image, (south of the existing hedge) the level of change in character would be significant, as the site currently a hedged arable field would be changed to development including associated buildings. Bridleway access could be compromised by the development boundary and needs to be considered in the event of development going ahead.

In the second image shows the development further away from the viewpoint however the level of change in character from arable field to a built development is the same as discussed for the first image.

The magnitude of change is therefore considered to be moderate .

Landscape and visual sensitivity

The existing landscape elements such as hedgerows and trees provide a degree of screening pre- development.

This viewpoint is also located at the west side of Holmhill Lane which is not a well used pedestrian route as it does not have a footpath. Vehicle users on Holmhill Lane would be travelling at a speed in excess of 30 miles per hour and would be focussed on driving rather than on occasional glimpsed views of the development between existing trees and gaps in the hedgerow.

However bridleway and permissive path users would experience the development boundary potentially at close proximity and the existing rural character of the landscape would become urbanised, affecting the setting of this route and the experience of recreational users. Therefore the development would generally be considered to be of a medium sensitivity to change.

15

Effect on visual amenity

The combination of a moderate magnitude of change with a medium sensitivity results in an effect that is classified as moderate. The location of a development here is not anticipated to have a significant effect on landscape character from this viewpoint.

Mitigation

The existing hedgerow could be retained and consideration given to enhance and include additional hedgerow trees. Screen planting within the development boundary, should be introduced to reduce the impact of the development, in keeping with the four adjacent broad character types. This would further reduce the effect on visual amenity. Bridleway access could be compromised by the development boundary and needs to be considered in the event of development going ahead.

16 Viewpoint 3 – View West from Holmhill Lane Residential Cluster

Existing View

The existing view is of the south eastern boundary of the site over partially maintained hedgerows. The arable field slopes gently down to Holmhill Lane and contains an existing hedgerow without trees.

Predicted View

The development would be prominent and the indicative outline shows,with its location on a sloping ridge covering the majority of the view breaking the horizon. The winter view with leafless trees shows more of the anticipated development than during the growing season. While the change in land use would be apparent in part, the landscape character elements on adjacent land remain intact. The mid-ground is not part of the development site, so this provides a ‘breathing space’ between the road and the development edge.

Magnitude of change

It is predicted that the proposed development would be visible from this location on the horizon, depending on the regularity of hedgerow maintenance. The character of the landscape of the site would change from an arable field to a development containing a built environment, which would be a noticeable change. However, the retention of the intervening land as arable farmland reduces the magnitude of change from this viewpoint.

The magnitude of change is therefore considered to be slight .

Landscape and visual sensitivity

The viewpoint is located on the east side of Holmhill Lane adjacent to existing dwellings and would be overlooked by the occupants of the houses here and pedestrians travelling to and from the nearby Training College. However, the view represents that from a small number of residential properties only, and the development boundary is some distance way from these, separated by intervening land and hedgerows. Primarily, the view would be experienced by passing road users.

Therefore this view in the context of the development is generally considered to be of a medium sensitivity to change.

Effect on visual amenity

The combination of a slight magnitude of change with a medium sensitivity results in an effect that is classified as moderate/minor. The siting of a development here is not anticipated to have a significant effect on the wider landscape character.

Mitigation

The boundary of the site is hedgerow which, could be reinforced by the inclusion of hedgerow trees to provide screening. The hedge along the edge of Holmhill Lane which filters views in the foreground could also be enhanced in this way and managed as a vegetative screen.

However it is worth noting that this hedgerow falls outwith the development site, so any planting here would be dependent on the consent of the landowner.

17 Viewpoint 4 – North from Rotary Way

Existing View

The existing view taken from Rotary Way is of an embankment with established structure planting. This embankment stretches along Rotary Way from the main Arnison Centre roundabout to the roundabout which connects to Holmhill Lane.

Predicted View

It is anticipated a development would only be partially visible from this viewpoint on Rotary Way and screened by intervening tree cover.

Magnitude of change

A proposed development would be only partially visible from this location and largely visible as a glimpsed sideways view by passing motorists and pedestrians. The magnitude of change is therefore considered to be only negligible .

Landscape and visual sensitivity

The viewpoint is located on the lower road side of the Rotary Way embankment with landform and trees partially blocking views into the site. The landscape in this location has a high tolerance for change as it has been designed for screening purposes. There is an established belt of deciduous trees which allows only glimpsed views into the site and therefore generally considered to be of a negligible sensitivity to change.

Effect on visual amenity

The combination of a negligible magnitude of change with a negligible sensitivity results in an effect that is classified as none . The location of a development here is not anticipated to have a significant effect on the landscape character.

Mitigation

Consideration could be given to strengthening the existing vegetative screen located along the embankment. This should be done by the identification and planting up of any gaps and management of the existing planting to maximise the screening effect.

18 Viewpoint 5 – North from the Arnison Centre

Existing View

The existing view is of Rotary Way and the embankment to the north which reduces in height adjacent to the existing entrance to the Public Bridleway. There is a deciduous screen of established trees to the left of the view and an established belt of conifers to the right, all located on the road boundary. Views over a large arable field are gained from the start of the Bridleway at the access road to Hag House Farm.

Predicted View

The extent of development shown by the indicative outline would be visually prominent from this location, especially from adjacent footpaths. The indicative line of development would break the horizon for part of the view. The view of development is however partially screened from the road and adjacent footpath by existing planting. The development would be seen to occupy the horizon at close proximity to the road. Passers by along this road should be considered however, the view would be primarily experienced by car users.

Magnitude of change

The proposed development would be, in part, visibly prominent when viewed from this location, however due to the topography of the site and intervening embankments, it is anticipated that only the tops of the houses would be seen, and only through the gap in existing planting.

The magnitude of change is therefore considered to be slight .

Landscape and visual sensitivity

The viewpoint is located adjacent to a retail development and motel to the south with vehicle users travelling at over thirty miles an hour in an east to west/west to east direction. The footpath along Rotary Way is not a well used pedestrian route and the site is screened by the existing embankment and vegetation. This location would be generally considered to be of a low sensitivity to change.

Effect on visual amenity

The combination of a slight magnitude of change with a low sensitivity results in an effect that is classified as minor . The siting of a development here is not anticipated to have a significant effect on landscape character.

Mitigation

Whilst the anticipated development would be in part prominent, existing tree cover along northern edge of Rotary Way demonstrates that additional screen planting belts here could be effective in mitigating the development from this road. Additional screen planting would be required to assimilate the development with the nearby Bridleway. The massing design should be considered in relation to position of open space in order to reduce impact on the horizon. Bridleway users would experience a degree of change and the treatment of the route should be carefully considered in future design.

19 Viewpoint 6 – View Looking North West from Hag House Farm Drive

Existing View

The existing view is of an open arable field extending beyond and over the A167 road corridor (which is at a lower level) to rising farmland on the horizon between Sacriston and Kimblesworth. At close proximity there are individual trees and hedgerows with hedgerows and clumps of trees in the distance.

Predicted View

This view would be substantially occupied by the proposed development as shown by the indicative outline which would break the horizon. This would obscure the view of the immediate and surrounding landscape character. However a development in this location would be likely to incorporate open spaces and landscape structure including screen planting which will help to reduce the visual effects from this viewpoint.

Magnitude of change

A proposed development would be highly visible from this location and the views from this point would be completely changed in terms of the landscape character, obscuring what are currently open views across farmland.

The magnitude of change is therefore considered to be substantial .

Landscape and visual sensitivity

There are open views to the surrounding countryside across undulating arable fields which would be occupied by development including built structures thus creating an enclosed landscape and breaking the skyline above the horizon. The landscape is therefore less able to tolerate change. The viewpoint is located within close proximity of the indicative development, and would be experienced by bridleway users and residents of Hag House Farm. This combination is considered to have a high sensitivity to change.

Effect on visual amenity

The combination of a substantial magnitude of change with a high sensitivity results in an effect that is classified as major .

Mitigation

Consideration should be given to screen planting inside (and out side the site boundary where permissible), such as the establishment of a new hedgerow between the development and the bridleway and enhancement of the existing planting belts alongside Rotary Way. Where permissible the density of development and opportunities to incorporate open spaces, individual trees and screen planting should be considered to enable the landscape to tolerate the changes discussed.

Viewpoint 7 – View East from undulating farmland within the site

(Photo included for context only)

20 Viewpoint 8 – View Looking North East from rolling farmland near centre of site

Existing View

This view is representative of the wide, panoramic views that are experienced when passing through the site along the line of the bridleway (see also viewpoints 7 and 9), which allow views to distant landmarks such as Lumley Castle and Penshaw Monument. In spite of this, it is not possible to see Durham City or the World Heritage Site.

The existing view is to the north and east from the bridleway situated very close to the site boundary. The view shows a rolling landscape of large open arable fields with remnants of hedgerow along field boundaries and elevated horizon. Adjacent settlements are not apparent in this view. Two mature broadleaf trees are prominent in the centre off the mid ground.

Predicted View

The development boundary would be situated very close to the existing bridleway which would, unless diverted, inevitably follow a route through the development area. The open landscape character would be obscured and altered in accordance with the proposed built environment and associated green infrastructure.

Magnitude of change The development would significantly change the landscape character at this point and the bridleway could be compromised. A proposed development would be highly visible from this location.

The magnitude of change is therefore considered to be substantial.

Landscape and visual sensitivity

This area of the site could be potentially be viewed from a great distance from the rooms within the upper floors of Lumley Castle and from Penshaw monument, since both listed structures can be seen from the site. The views would however be glimpsed and the site would represent only a small component of the distant landscape.

There are views to existing mature trees and countryside beyond the site across undulating arable fields which would be occupied by development including built structures thus creating an enclosed landscape, which would break the majority of the skyline in the view above the horizon. The landscape is therefore less able to tolerate change. The viewpoint is located close to the edge of the development and the view is likely to be restricted to Bridleway users and residents of Hag House Farm who would be highly sensitive to change. There is considered to be high sensitivity to change.

Effect on visual amenity

The combination of a substantial magnitude of change with a high sensitivity results in an effect that is classified as major.

Mitigation

Consideration should be given to assimilate the bridleway with the development by provision of screening and adequate open space. The views from Hag House Farm and the bridleway outside the site could be visually enhanced by the establishment of screening in keeping with the character areas surrounding the site. Views from a greater distance for example from Lumley Castle could be reduced by appropriate screening and green infrastructure within and on the development boundary, in particular along the spine of the hill where otherwise any built development might be particularly visible.

As with Viewpoint No. 6 the analysis has raised the southern edge of the development as a significantly sensitive zone which would require careful consideration of the location, density

21 and inclusion of sufficient green infrastructure by design should the development be allowed to commence.

Viewpoint 9 - North from rolling farmland near the centre of site

(Photo included for context only)

22 Viewpoint 10 – View East from farm access track to Kimblesworth Grange settlement

Existing View

The view is from a private track which is used for farm vehicles to access fields. It is not a public right of way. The view shows part of the western edge southern area of the site and a glimpsed view of buildings around Rotary Way. The site appears as a small horizontal open field with individual trees and hedgerows but is mainly screened by a clump of trees in the foreground. The nearby Kimblesworth Grange settlement appears to be shielded from views into the site by a copse to the east of Kimblesworth Grange Farm (Grade II Listed Building), which is shown on the far right hand side of this view.

Predicted View

The development would occupy the open fields of the small amount of the development area in view. There would be a significant change in landscape character of the land within the site boundary from an open expanse to a more enclosed and intimate landscape, which would contain built form, screening, tree belts and landscape treatment depending on the type of development proposed. This is however a distant view of the site which would form only a small part of the overall panorama.

Magnitude of change

As outlined there would be a significant change in landscape character in the context of the land within the site from an undulating arable field to development which could potentially include buildings and landscape treatment.

The magnitude of change is therefore considered to be slight.

Landscape and visual sensitivity

The viewpoint is located not in an area currently designated for public access and receptors, if any , would be confined to the occupants of individual dwellings located in Kimblesworth Grange Farm at a distance from the site on the west side of the A167. The presence of the existing copse and other tree belts combined with the majority of dwellings in the settlement being aligned in an north to south direction suggests that the landscape, to a degree contains immediate views of the development from Kimblesworth Grange.

It is therefore generally considered to be of a low sensitivity to change.

Effect on visual amenity

The combination of a slight magnitude of change with a low sensitivity results in an effect that is classified as minor.

Mitigation

Consideration should be given to complementing the composition of trees, hedgerows outside the site to screen the boundaries to the development and ensure that the internal landscape structure assimilates with the character of the wider area.

23 Viewpoint 11 – View Looking North East from A167 Roundabout

Existing View

The existing view is of the road corridor, cycleway, tree belt, scrubland and grassland to the east which rises up to the western boundary of the site. The land between the road and the site is of an urban fringe character.

Predicted View

The development would be situated just behind the existing horizon and it is likely that due to the level changes a hedgerow along the brow of the hill following the site boundary would screen the development from this viewpoint. The existing belt of deciduous trees would provide screening from road and cycleway users.

Magnitude of change

A proposed development could be visible from this location only if built immediately adjacent to the site boundary which is not likely to be the case. Without mitigation a development could break the skyline. In relation to the site a degree of change in landscape character from open field to developed infrastructure would take place but would not be apparent to receptors.

The magnitude of change is therefore considered to be only slight .

Landscape and visual sensitivity

At this point occasional pedestrians, cyclists, and regular vehicle users are likely to experience the view. The majority of car drivers would experience a fleeting view of a development site, in the absence of any mitigation. The viewpoint is located at a significantly lower elevation that the site with a small amount of existing screening provided by trees and fragmented hedgerows and would therefore be generally considered to be of a negligible sensitivity to change.

Effect on visual amenity

The combination of a slight magnitude of change with a negligible sensitivity results in an effect that is classified as minor/none .

Mitigation

Consideration should be given to providing a substantial screen of vegetation along the western boundary of the site and ensure the development zone is not close to the site boundary. The siting of a development here is not anticipated to have a significant effect on the landscape character.

24 Viewpoint 12 – View Looking South from Viewly Grange Farm

Existing View

The existing view is southwards from a small section of the driveway of the listed Viewly Grange farm over an existing hedgerow with a mature hedgerow tree. The landform gently slopes from west to east and from south to north and consists of a large expanse of arable land with a belt of mature trees on the horizon and to the east along Holmhill Lane. The rear of a nearby private dwelling is also visible from this point.

Predicted View

The development would be situated beyond the horizon and its location is not predicted to be visible from this point although it may be the case that a glimpsed or partial view would be visible from the upper floors of Viewly Grange Farm.

Magnitude of change

The view shows a tract of land between the development boundary and the residents of the farm. It is anticipated that a development would be accompanied by appropriate landscape treatment within its boundaries, similar to the surrounding landscape. The development would be also a considerable distance form the receptors associated with this viewpoint and is not likely to be visible.

The magnitude of change is therefore considered to be negligible.

Landscape and visual sensitivity

The viewpoint is located along a driveway to a private dwelling and is representative of views that could be experienced from the adjacent listed residential property. Views are open and uninterrupted although the view to the development site would be at a distance due to intervening arable land in the foreground. It would be therefore generally considered to be a low sensitivity to change.

Effect on visual amenity

The combination of a negligible magnitude of change with a low sensitivity results in an effect that is classified as minor/none

Mitigation

Consideration should be given to ensuring that the development includes green open spaces and suitable screen planting in keeping with the character of the surrounding area. Attention should also be given to strengthen existing boundaries by gapping up hedgerows and planting hedgerow trees. Screen planting along the northern edge of the development site could be very effective in reducing or even eliminating views to new housing.

25 Viewpoint 13 – View Looking North & East from the B6532 Sacriston to Durham Road

Existing View

The existing view shows the site as a green plateau situated to the left of the Frankland Prison complex. From this distance the site appears as a horizontal green strip surrounded by established trees and hedgerows. The adjacent land which slopes down to the A167 can also be seen.

Predicted View

Development within the site boundaries is likely to be apparent when viewed from this angle and elevation. In terms of the wider view the site would be less significant than the existing expanse of the prison complex and New College buildings to the south. A change of landscape character would be brought about by development but only for a small section of this wide view.

Magnitude of change

A proposed development would be visible from this location. As the site occupies only a relatively small proportion of this view, the magnitude of change is therefore considered to be only negligible.

Landscape and visual sensitivity

The viewpoint is located on a road where vehicles would be travelling in excess of 30 Miles an hour and be focussed on the road and other road users/oncoming traffic and the adjacent and intervening land comprise a very mixed texture of urban, suburban and rural components. A public right of way crosses the road at this point so the view would be experienced by some recreational users. There would be therefore generally considered to be of a negligible sensitivity to change.

Effect on visual amenity

The combination of a negligible magnitude of change with a negligible sensitivity results in an effect that is classified as none .

Mitigation

Consideration could be given to the provision of screen planting on boundaries and within the areas of the development to break up the overall mass and presence of the built environment. The siting of a development here is not anticipated to have a significant effect on the landscape character.

Viewpoint 14 – Looking West from Finchale Priory

(Photo included for context only)

The site cannot be seen from the environs of Finchale Priory due to changes in elevation. See Fig B2 Zone of Theoretical Visual Influence.

26 Viewpoint 15 – Looking South West from the edge of Great Lumley

Existing View

The existing view shows part of the site only as horizontal strip of green land sloping down from west to east surrounded by the wooded banks of the River Wear in the foreground and tree and hedge lined field boundaries.

Predicted View

A development in this location would result in changing the existing view to a series of smaller spaces as opposed to the existing large but contained open space. There would be a definite change in landscape character of the land within the site but due to the large amount of surrounding woodland in the view there would not be a significant change in character of the wider area surrounding the site.

Magnitude of change

A proposed development would be in part visible from this location but would only occupy a small section of the available panorama.

The magnitude of change is therefore considered to be slight .

Landscape and visual sensitivity

The viewpoint is located along a track on the edge of Great Lumley. Receptors will be confined to pedestrians, equestrians and cyclists, relatively low in number and some of the residents living on the edge of the village. This represents a high number of very sensitive receptors. In this view the landscape is sufficiently wooded to have a natural capacity to contain a development when viewed from a distance. As the site has highly sensitive receptors but contributes to only a small proportion of the existing view and can be contained by the surrounding wooded landscape it would therefore be generally considered to be of a low sensitivity to change.

Effect on visual amenity

The combination of a slight magnitude of change with a low sensitivity results in an effect that is classified as minor .

Mitigation

Consideration should be given to inclusion of strong green elements such as trees in open spaces inside the development to provide a balance with built environment proposals.

27 Viewpoint 16 – View Looking South from driveway to Harbour House Farm

Existing View

The view from this point, just south of a Scheduled Ancient Monument consists of a slightly sloping ploughed field contained by hedgerow trees and hedgerows. Beyond the field boundary the land slopes upwards towards Holmhill Lane which is lined with trees. a glimpsed view of the upper part of the Northumbrian Water building can be seen on the horizon behind a screen of existing mature trees.

Predicted View

The view beyond the field in the foreground is substantially screened by roadside mature trees, stands of trees and hedgerows which would reveal only a glimpsed view of a small upper part of the development site which would break the horizon at a height below that of the existing Northumbrian Water building.

The development zone would be very slightly apparent in this view and in common with other views in this study the existing deciduous trees would provide a greater screening effect in the spring, autumn and summer months.

Magnitude of change

From this viewpoint the amount of change in landscape character would occupy a small section of the view.

The magnitude of change is therefore considered to be negligible .

Landscape and visual sensitivity

While the landscape in the view has a high capacity to contain development due to the level of exiting tree cover, the viewpoint is located on a small section of driveway to a private dwelling. The site would not be visible form the dwelling due to screening rfom existing belts of trees.

It would therefore be generally considered to be of a low sensitivity to change.

Effect on visual amenity

The combination of a negligible magnitude of change with a low sensitivity results in an effect that is classified as minor/none.

Mitigation

Consideration could be given to ensuring that the development includes green open spaces and suitable screen planting in keeping with the character of the surrounding area.

Viewpoint 17 – Looking South and West from Lumley Castle

Existing View

While specific elevated viewpoints could enable views to the area around the site, generally views to the site from the grounds of Lumley Castle will be viewed from a considerable distance and limited by screening from existing mature trees in the castle grounds and on the adjacent golf course.

28 Viewpoint 18 – Looking East from the edge of Kimblesworth

Existing View

The existing view shows uninterrupted views to the northern area and edge of the proposed site across the Kimblesworth Cricket Ground. The site appears as a thin horizontal green green strip on the immediate horizon with Pittington Hill in the background. Glimpsed views of hedges and individual trees on the site are apparent.

Predicted View

A development would occupy a small section of this view within the site area. Open green fields on the horizon would be changed to a landscape typical of a development potentially containing built forms and associated landscape. The entire proposed development site would not be fully visible from this location.

Magnitude of change

The landscape within the site would be changed should the site be developed. A proposed development, particularly the edge, would be in part visible from this location but would only occupy a small section of the available panorama.

The magnitude of change is therefore considered to be negligible.

Landscape and visual sensitivity

The viewpoint is located on the edge of the Kimblesworth Cricket Ground and while the majority of surrounding dwellings are screened by garden hedges and the concrete and chainlink fence of the Cricket Ground, the area of the site visible in the view could be seen from the upper windows of properties on the east side of Kibblesworth. Whilst residents could be highly sensitive to views out from dwellings, the first floor rooms are mainly bedrooms in this housing type and therefore not occupied during daytime in comparison to ground floor rooms. There are also belts of mature trees and individual trees on the east side of Kibblesworth which would screen views from dwellings.

There is therefore a medium sensitivity to change.

Effect on visual amenity

The combination of a negligible magnitude of change with a medium sensitivity results in an effect that is classified as moderate/minor .

Mitigation

Consideration should be given to inclusion of strong green elements such as trees in open spaces inside the development to provide a balance with built environment proposals. It is important in this view to ensure that edge planting for a development would provide a suitable screen to assimilate the development with the surrounding landscape.

29 Table 1.5: Summary of effect on landscape and visual amenity

Nr Viewpoint Distance Magnitude of Landscape Effects on visual to site change sensitivity amenity 1 W from Holmhill Lane 550m Moderate Negligible Minor

2 W from Holmhill Lane 450m Moderate Medium Moderate Finchale College 3 W from Holmhill Lane 650m Slight |Medium Moderate/Minor Residential Cluster 4 N from Rotary Way 600m Negligible Negligible None

5 N from Arnison Centre 400m Slight Low Minor

6 NW from Hag House 300m Substantial High Major Farm Drive 8 NE from rolling 150m Sunstantial High Major farmland near centre of site 10 E from access road to 1.2Km Slight Low Minor Kimblesworth Grange 11 NE from A167 800m Slight Negligible Minor/None Roundabout 12 S from Viewly Grange 750m Negligible Low Minor/None Farm 13 E from B6532 2.5km Negligible Negligible None

14 W from Finchale Priory 2.5km NA NA NA

15 SW from edge of Great 3.5km Slight Low Minor Lumley 16 S from Harbour House 1.5km Negligible Low Minor/None Farm 17 E from grounds of 5.5km NA NA NA Lumley Castle 18 E from edge of 1.5Km Negligible Medium Moderate/Minor Kimblesworth

30 5.0 LANDSCAPE CHARACTER APPRAISAL AND POTENTIAL MITIGATION MEASURES

Avoidance

Removal of existing vegetation could successfully be avoided if this site is deemed to be suitable for development. The retention of existing landscape features would help to retain the wider landscape character and reduce the resulting landscape and visual effects of any form of proposed development. This would include established mature perimeter trees around the site such as those along Holmhill Lane. The individual mature trees central to the site should also be retained within any proposed development. Existing hedgerows should be retained where possible as valuable screens and as a biodiversity resource. The hedgerows running north-south through the centre of the site and along the western boundary to the north would be retained as shown on Fig D Vegetation and Field Boundary Survey Plan. The tree belts and other scattered verge trees around the perimeter of the site also help soften some views and these should be retained.

The location, scale and massing of a proposed built environment should consider retention of the existing vegetation discussed. It is important to avoid a continuous solid mass of development on the horizon by using open spaces to break up the development and create or enhance wildlife corridors. There is a natural hollow which contains a small water body (shown on Fig C Existing Site Features Plan) situated to the east of Hag House Farm and Harvest View. Further ecological survey would help determine the importance of this feature and whether it should be protected from development.

Any development should be sympathetic to the existing landscape infrastructure and needs to build upon existing biodiversity resources and links. A set back zone from the edge of the boundary to the actual site ownership boundary would avoid certain negative landscape effects and ensure that there would be sufficient space to establish viable vegetative screening. This would also avoid the location of buildings on the edges of a development site.

See Fig F ‘Effects on Visual Amenity Plan.

Compensation and enhancement

See Fig G ‘Proposed Mitigation Measures’ .

The discussion of relevant viewpoints addresses mitigation in the context of each location. In summary there would be areas of the site where the effects of site development on landscape character would result in a permanent change. There is an opportunity to accept that whilst in some areas of the site there would be a substantial change in character there is an opportunity to create a development which assimilates with the landscape types within the Wear Lowlands Character Area. In harmony with the characteristics of this character area, existing hedgerows should be retained wherever possible and enhanced with supplementary plants of the same species and further managed as traditional hedgerows - see Fig F Mitigation Measures plan. Trees such as Ash, Oak and Sycamore should be planted as individual specimens within the existing hedgerows. Individual stand alone trees such as Ash, Oak and Sycamore should be incorporated within the design layout. The strengthening of existing landscape resources would enhanced the biodiversity capacity of the locality.

Additionally due to the requirement for screening and further biodiversity opportunities the design masterplan should incorporate peripheral screening including trees such as Ash Oak and Sycamore with coniferous species such as Scots Pine, also found in the locality. Tree planting belts should also be used to link to existing belts of trees as a means of visually dividing the site into pockets of development in keeping with the scale of the surrounding landscape with green wedges of vegetation to break up the views into the site as discussed in this report and to ensure the survival of the existing Public Right of Way through the site. Proposals should also consider opportunities for new public rights of way to connect to and

31 from the development however it is important that the existing Site of Nature Conservation is protected against encroachment by the public due top the increased proximity of housing on the site.

In summary mitigation measures could include enhancement of existing hedgerows and hedgerow trees, planting of new hedgerows, individual trees in proposed green spaces and the inclusion of clumps of trees to connect the development with the surrounding landscape and create a balanced green infrastructure.

The Commission for Architecture and the Built Environment 1 Kemble Street, London WC2B 4AN offer information on the development process and more specifically advice on the creation of masterplans for developments such as Devising and Delivering masterplanning at the neighbourhood level and for Design Guidance for Masterplannning – www.cabe.org.uk .

Planning Guidance is currently being included in the Local Development Framework for Durham County and the County Council’s Consultation Report, Durham City Green Belt Assessment Phase 2 which recommends the following in relation to sustainability, ecology and landscape:

Recommendations for Mitigation in the consultation document include:

• new native woodland planting or heathland creation along the steep slopes of the local geological site adjacent to the A167 to restore its character.

• restoration of hedgerows on adjacent areas of open farmland.

• There is an insufficient supply of allotments and of parks and gardens in the vicinity at present and this should be taken into account when planning new open space on this site .

• It would be appropriate to ensure that at least some retail and community facilities are provided on site; because the site is large, residents in its northern half would be outside walking distance from the Arnison Centre, even as the crow flies.

• Ensure good masterplanning of the site to include a significant amount of structural landscaping and open space (including parks/ gardens and children’s play areas). Potential losses of landscape features, green infrastructure, and potentially habitats could also be compensated for either in structural landscaping or in off-site planting in adjacent sites.

• Ensure there is a full excavation of potential archaeological/ historic environment assets and features, followed by recording and publication of results, at developer’s expense as elsewhere.

• An appropriate level of ecological assessment would be necessary prior to masterplanning to establish the importance of habitats and species on the site and inform the incorporation of green infrastructure on the site. Trees and hedgerows on site should be retained wherever possible.

The implementation of mitigation would further reduce the landscape and visual effects for a development scenario as discussed in Table 5.1 Summary of Effect on Landscape and Visual Amenity.

32 6.0 SUMMARY & CONCLUSIONS

Summary and conclusions – a summary of the assessment results and the acceptability of the proposed building in landscape and visual terms.

Landscape and Visual Effects

The landscape and visual assessment of the proposed new development site north of Hag House Farm, Pity Me, has established that the development would bring about levels of landscape and visual change which would be:

• minor/moderate along Holmhill Lane, • none along the embanked and planted areas of Rotary Way • minor from the Arnison Centre opposite Rotary Way embankment. • major from Hag House Farm and the Public Bridleway • minor/none in respect of views from the A167 roundabout including views along the embanked Rotary Way • none from the B6532 Sacriston to Durham Road • minor from private tracks next to Kimblesworth Grange • moderate/minor from the edge of Kimblesworth • minor from the edge of Great Lumley

The levels of effect are shown on Fig E Effects on Visual Amenity Plan.

Whilst levels of change would be substantial around Hag House Farm, suggested mitigation and design measures could provide positive landscape improvements which would help to offset the change in character. The magnitude of change experienced from other viewpoints would be negligible to moderate as it is inevitable that any development would be apparent as a change from open arable land.

Landscape sensitivity ratings indicate that from a landscape and visual perspective the sensitivity of the site ranges from negligible to high . This is due the close proximity of receptors to the development near to Hag House Farm and the public bridleway whereby the capacity of the existing open landscape to tolerate development is significantly reduced. The site has an exceptional biodiversity resource which in the event of development being permitted would be subjected to stringent surveys to safeguard protected habitats. This would also affect the order and timing of any permitted works as well as the design layout proposal. Other surveys such as ground stability, flood risk, historic conservation and sustainability should also be used to influence the design of the development in addition to the usual planning requirements.

Conclusion

Site 2 Hag House Farm North of the Arnison Centre and Newton Hall

Within the 5km radius study area, major landscape and visual effects are limited to views from close proximity to the development with minor to moderate effects from the more open landscape to the north-east and to the west, where the land rises to afford elevated but distant views of the development site.

However, taking into consideration all the viewpoints considered in this study, it is predicted that the overall impact of the development on landscape character here would be mainly moderate/minor with the exception of the land close to Hag House Farm and the Public Bridleway deemed to have a major effect for a small number of receptors. As mentioned previously effect ratings could be further reduced by the introduction of appropriate mitigation which would establish a sustainable green infrastructure. From many of the viewpoints it is anticipated that good green infrastructure could significantly reduce the effect of the development, with views to any new built structures able to be completely screened from several of the viewpoints.

33 Recommendation

In the absence of a specific development layout the analysis assumes a low rise development scenario with appropriate mitigation.

Therefore, based on the findings of this report, it would be prudent to recommend Site 2 North of the Arnison Centre and Newton Hall as a preferred site for a proposed development.

34 APPENDIX A

PHOTO VIEWPOINTS

35 APPENDIX B

FIGURES

Fig. A – Site Context Plan

Fig. B1 – Viewpoint Locations 1 km radius

Fig. B2 – Viewpoint Locations and Visual Envelope 5 km radius

Fig. C – Existing Site Features Plan

Fig. D – Vegetation and Field Boundary Survey Plan

Fig. E – Effects on Visual Amenity Plan

Fig. F – Mitigation Measures Plan

Fig. G – Site Comparison Diagram

36 APPENDIX C

SITE COMPARISON

Site Location and Description

The potential of several sites for development in the Green Belt around Durham City have been discussed in the Durham County Plan – Consultation Report Durham City Green Belt Assessment Phase 2 and the summary below draws on this information in addition to the appraisal of the Hag House Farm site.

Priority 1 Development Sites include:

Site 1 Sniperley Site 2(i) and (ii) North of Arnison Centre and Newton Hall (discussed in detail in this report) Site 6 South of Sherburn Road

See Fig. G – Site Comparison Diagram

Comparisons between Site 1 Sniperley and Site 2 (Hag House Farm) North of Arnison Centre and Newton Hall

• As identified in this report, the development of Site 1 Sniperley and Site 2 North of Arnison Centre and Newton Hall would (for both sites) bring about a fundamental change in character of the currently rural landscape with a significant loss of open space and Greenfield land/green belt.

• Both sites would require significant structure planting to mitigate the loss of Greenfield land, habitats and landscape character, however development of the Sniperley site would additionally involve the potential loss of landscape assets such as significant hedges, hedgerow trees and field ponds. This is less so with Site 2 as the existing landscape assets can be generally retained.

• Part of the Sniperley Site also falls within and Area of High Landscape Value which is not the case for Site 2 North of Arnison Centre and Newton Hall.

• The Sniperley Site has a greater number of Public Rights of way throughout in comparison to the one bridleway and permissive path on Site 2.

• Many trees and a long strip of woodland at Sniperley Hall and Sniperley Farm are covered by a Tree Protection Order (TPO). Conversely there are not any tree preservation orders covering Site 2, North of Arnison Centre and Newton Hall.

• Development of the Sniperley site could contribute to the coalescence of Durham City with Sacriston. There are no coalescence issues associated with Site 2.

• Whilst the site is partially screened by vegetation along the A167 road corridor, the site is open to views from the B6532. The whole site is visible from Findon Hill north and Potterhouse Lane. There is not a scenario with Site 2 the entire site can be seen from a single location. . • In the event of a development proposal being accepted there would be a ten year establishment period for trees and hedgerows which would render the built environment open to views from the locations discussed and also from the upper floors of dwellings on the Framwellgate Moor and Pity Me side of the A167. Site 2 is not overlooked by a housing estate as such within a 500m from the site.

• The playing pitches currently used by New College Durham are located in one of the most suitable locations for built development on the Sniperley Site. The loss of facilities would

37 be hard to mitigate elsewhere in the locality. Development of the Arnison Centre Site 2 would not involve the loss of existing playing fields.

• In favour of Site No.2 (Hag House Farm) North of the Arnison Centre and Newton Hall, this report indicates that the landscape context of Site No. 2, with appropriate design and mitigation, has the capacity to absorb anticipated levels of development more effectively than the Sniperley Site, with the added benefit that it is possible to develop almost the entire Site 2 area, excluding existing boundaries and landscape features.

Comparisons between Site 6 Sherburn Road and Site 2 (Hag House Farm) North of Arnison Centre and Newton Hall

• As identified in this report, the development of Site 6 Sherburn Road and Site 2 North of Arnison Centre and Newton Hall would (for both sites) bring about a fundamental change in character of the currently rural landscape with a significant loss of open space and Greenfield land/green belt.

• Both Site 2 North of Arnison Centre and Site 6 Sherburn Road are comparable in terms of their existing condition and landscape quality, both being generally free of environmental constraints and both currently used for intensive arable farming.

• On the Sherburn Rd Site there is a general lack of ecological and landscape features and a lack of connectivity between existing features. This compared to the situation in Site 2 where there is a partial existing infrastructure of hedgerows and tree belts suggests that Site 2 would more readily absorb development and require less mitigation.

• Site 2 North of the Arnison Centre and Newton Hall lies above the A 167 north south route and is potentially only partly visible. Site 6 Sherburn Road is located below the A1 embankment and development on the site may be difficult to screen from the A1 where it travels on an elevated embankment.

• Site 6 is situated adjacent to a Public Right of Way – Bent House Lane which leads to a Grade II listed building and listed historic park/garden, with such assets in close proximity to the site they may be adversely affected by the site’s development via footfall and vandalism. Conversely the development Site 2 North of Arnison Centre and Newton Hall would not have an effect on listed properties in the surrounding area.

• There is a group of trees around the south-western boundary to the Site 6 around Bent House Farm which should be safeguarded in the event of development going ahead. As discussed above there are not any TPO’s applying to Site 2 North of the Arnison Centre and Newton Hall.

• A development on Site 6 would require large scale structural landscape treatment to reduce visibility of built elements and reinforce the rural character of Old Durham Beck situated south of the site. This could inevitably limit the amount of developable land for the built environment and would be more significant when compared to Site 2 North of the Arnison Centre and Newton Hall. The establishment time for such large scale structure planting, in excess of ten years should be considered.

• In favour of Site No.2 (Hag House Farm) North of the Arnison Centre and Newton Hall, this report indicates that the landscape context of Site No. 2, with appropriate design and mitigation, has the capacity to absorb anticipated levels of development more effectively than the Site 6 Sherburn Road.

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