Loxley Construction Ltd
RESIDENTIAL DEVELOPMENT ON THE LAND AT SHAW LANE/ DINTING ROAD, HADFIELD, DERBYSHIRE
Landscape and Visual Impact Assessment
DECEMBER 2012
THE APPLETON GROUP 17 Chorley Old Road Bolton BL1 3AD
Tel: 01204 393006 Fax: 01204 388792 Email: [email protected] Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
FINAL DOCUMENT ISSUE RECORD SHEET
TITLE: Landscape and Visual Impact Assessment
PROJECT: Proposed Residential Development, Shaw Lane/ Dinting Lane, Dinting
JOB NO: 1832
CLIENT: Loxley Construction Ltd
Prepared by: CW Date: 25.09.2011
Checked by: CW Date: 25.09.2011
Approved for distribution by: DA/ JC Date: 21.12.2012
Prepared by: THE APPLETON GROUP DECEMBER 2012 2 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
CONTENTS
1.0 INTRODUCTION
2.0 DEVELOPMENT PROPOSALS
3.0 ASSESSMENT METHODOLOGY
4.0 BASELINE ENVIRONMENT
5.0 IMPACT ASSESSMENT AND EVALUATION
6.0 RESIDUAL IMPACTS SUMMARY AND CONCLUSIONS
APPENDICES
APP.1 PHOTOGRAPHIC SURVEY
APP.2 FIGURE TAG 1 – LOCATION AND CONTEXT FIGURE TAG 2 – SITE CHARACTERISTICS FIGURE TAG 3 – AERIAL PHOTOGRAPH FIGURE TAG 4 – ZONE OF VISUAL INFLUENCE FIGURE TAG 5 – LANDSCAPE MASTERPLAN
Prepared by: THE APPLETON GROUP DECEMBER 2012 3 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
1.0 INTRODUCTION
1.1 The Appleton Group was commissioned by Loxley Construction Ltd in September 2012 to carry out a Landscape and Visual Assessment in respect of the construction of a residential development including amenity open space, and ecological enhancement at the land off Shaw Lane and Dinting Road, Dinting.
1.2 This assessment should be read in conjunction with the following drawing produced by The Appleton Group Indicative masterplan –Included within this report as drawing TAG 5
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2.0 DEVELOPMENT PROPOSALS
2.1 The proposals are shown on the Indicative Landscape Masterplan drawing number TAG 5. The proposals consist of residential development of up to 80 units on 4.7 hectares of land to the north of Dinting Road Glossop. The site is located south of an existing residential development and west of the Hadfield/ Glossop to Manchester Piccadilly railway line. Dwellings would be sited in a linear arrangement along the contours and also within housing mews courts. The properties would be generally of two and half storey construction and built from materials sympathetic to their location. They would be served by distributor roads and access ways. Vehicular access to the site would be from Dinting Road. The proposals include a central area of amenity open space. Land to the north which contains a stream and existing vegetation will be retained and enhanced as an ecological habitat zone, and extensive tree planting would be undertaken on higher ground to the east. An existing public right of way which crosses to site in a north-south direction from Dinting Road to Shaw Lane would be retained on its route within a landscaped corridor. Footpath links would be created from the development areas to this right of way.
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3.0 ASSESSMENT METHODOLOGY
3.1 Potential Impacts 3.1.1 Potential landscape and visual effects of development can include:
the direct loss of the elements of the existing physical landscape and the introduction of new landscape features; changes to the landscape character of the site, its surroundings, and spatial organisation; and changes in respect of visual effects and amenity for visual receptors.
3.2 Sources of Information Desk Top Study 3.2.1 A review of National, Regional and Local Planning policies related to landscape and the environment generally, was undertaken and in addition landscape policies specific to the site and its environs were identified. The history in land use and landscape terms of the site was researched. A search for landscape character assessments on both a regional and local basis was made. High Peak Borough Council was contacted in respect of Tree Preservation Orders and Conservation Area status.
3.2.2 Mapping of both a local and a wider area was obtained in order to evaluate topography, vegetation and land use and to identify public rights of way and potential viewpoints into the site. Aerial photographs were also obtained to supplement the mapping. The land-use both within and adjacent to the site was plotted from Ordnance Survey maps and air photographs.
3.2.3 Reference was made to the following publications and documents: 1) High Peak Saved Local Plan Policies 2) The East Midlands Regional Plan RSS8 (2009) 3) The Landscape Character of Derbyshire
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4) Landscape Character Assessment – Guidance for England and Scotland, published by The Countryside Agency 2002. 5) ‘Guidance for Landscape and Visual Assessment’, second edition, published jointly by The Landscape Institute and The Institute of Environmental Management and Assessment 6) High Peak Borough Council Landscape Character SPD 2006 7) Plans, as previously described, TAG 5 8) Various Ordnance Survey Maps 9) Aerial Photography
Field Study 3.2.4 Field studies were undertaken in late July 2012 to verify and supplement desk top information and a photographic survey of views into the site and its surroundings was undertaken using a digital camera calibrated in accordance with Landscape Institute guidelines to replicate a 50 mm focal length, which is that closest to the human eye. At the time the surveys were carried out trees and hedgerows were in full leaf and thus visual impact might be greater during winter months as most species in the locality are deciduous. Allowance has been made in this assessment for possible seasonal variations.
3.2.5 The entire site was walked to establish land use and landscape characteristics. Footpaths through and adjacent to the site were walked, and also those at longer distance to identify views into, out of and through the site. The local road network was driven and local settlements visited to identify other potential viewpoints, and the character of the adjacent landscape.
3.2.6 Principal representative public vantage points were identified, adjacent land-uses verified, viewpoints towards and into the site recorded (public and potential private) and a zone of visual influence determined. ‘Sensitive’ receptors were identified.
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3.3 Methodology 3.3.1 The assessment was undertaken in accordance with established and accepted methodologies including those within ‘Guidance for Landscape and Visual Assessment’, second edition, published jointly by The Landscape Institute and The Institute of Environmental Management and Assessment (2002). Use was also made of the procedures recommended within ‘Landscape Character Assessment – Guidance for England and Scotland’, published jointly by The Countryside Agency and the Scottish Natural Heritage (2002).
3.3.2 The ‘baseline’ conditions of the site and surrounding area were established by both desk top-top studies and field surveys as described above. This assessment has been based on the baseline conditions at the time the surveys were undertaken, adjusted for any seasonal constraints.
3.3.3 The assessment covers two phases, firstly assessing the effects during construction, which effectively views the development with little or no mitigation due to the transient nature of this phase. Secondly, the effects of the development are assessed after completion and when the new plant is fully operational. This also considers the establishment period often associated with landscape mitigation becoming fully effective. Within each of these phases the potential affect of mitigation has been assessed.
3.3.4 Predictions and assessments of effects were made in the context of the proposed development set out in the illustrative masterplan by The Appleton Group drawing number TAG 5 Indicative Masterplan.
3.3.5 Visual impact analysis was conducted through the assessment of photographic surveys, field study, visibility mapping and establishment of a Zone of Visual Influence of the proposed scheme.
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3.4 Significance of Impacts 3.4.1 The significance of impacts has been determined by both the previous experience of the authors and other examples as set out in ‘The Guidelines for Landscape and Visual Impact Assessment’.
3.4.2 In considering the impact on landscape the degree of change in respect of the loss or impact on natural landscape assets such as trees or hedges, important manmade features such as walls or the modification of existing topography and quality of existing features was assessed. This is known as ‘landscape impact’.
3.4.3 The visual impact of the proposed development on the general public was assessed. Such impacts could be as the result of visual intrusion into an important viewpoint or the direct obstruction of views into the wider landscape. Visual receptors that have a greater awareness of the view, such as walkers and residential occupiers will notice the introduction of new features more than those who are not absorbing it. However it must be remembered in respect of residential occupiers that within planning law there is no right to a view.
3.4.4 The distance of the viewpoint from the proposed site. The greater the distance of the viewpoint from the feature the less detail is observable and it becomes more difficult to distinguish the feature from the background.
3.4.5 The number of potential receptors will increase as the duration of the impact increases.
3.4.6 The scale and degree of the proposed scheme. The greater the proportion of the view that is taken up by the proposed feature the greater the impact.
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3.4.7 The elevation of the proposed feature from the viewpoint. If the proposed feature is viewed against the sky then the impact will be greater than if the feature is viewed against a background.
3.4.8 Finally an assessment of the degree of change to the landscape character of both the site and its wider environment was made (character impacts). Adverse changes in landscape character can occur as the result as the loss of landscape features which are acknowledged components of local distinctiveness, or the construction of new features that do not match those that already exist.
3.4.9 The ability of the landscape character to absorb new features and the scale and degree of the proposed change has also been assessed.
3.4.10 An assessment of the significance of potential impact of the proposed development both with and without mitigation was made using the criteria set out below:
Landscape Impacts Major Adverse: Total loss of key landscape elements/features such as major trees, hedgerows, major changes to landform and topography that cannot be mitigated or which would only be mitigated over a period beyond 10 years. Beneficial: Restoration of degraded or derelict landscapes. Moderate Adverse: Loss or impact on vegetation due to change in appearance or impact on future growth. This may be capable of mitigation over a period of 5 – 10 years. Beneficial: Mitigation and enhancement that may increase the landscape quality or biodiversity of the site or its environs. Minor Adverse: Some loss of vegetation or change to landscape appearance, but not significant in terms of
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the overall adjacent landscape, readily capable of mitigation within a period of 1 – 5 years. Beneficial: Mitigation changes that add to the landscape quality or biodiversity of the site. Negligible Adverse: Changes that would be imperceptible in the wider landscape setting. Beneficial: Mitigation changes that may extend the life span of existing vegetation through positive management. Visual Impacts Major Adverse: Significant alteration in view to the detriment of large numbers of sensitive receptors, not capable of mitigation. Beneficial: Major enhancements to visual quality of the landscape from important view points. Moderate Adverse: Some change in view to receptors, may be capable of mitigation. Beneficial: Improvements to views due to replacement of non-conforming land-uses with more sympathetic or appropriate types of development. Minor Adverse: Minor change in view to small number of receptors, capable of mitigation. Beneficial: improvements to view, possibly by screening existing unsympathetic elements. Negligible Adverse: Change in view not perceivable. Beneficial: Associated landscape treatment adds to existing view.
Character Impacts Major Adverse: Total change of character impacting on a landscape of designated quality. Beneficial: Substantial benefits accruing as the result of mitigation and enhancement.
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Moderate Adverse: Change in character on a scale that would be obviously discordant with the surrounding landscape. Beneficial: Improvements to character due to mitigation and enhancement, removal of existing discordant elements. Minor Adverse: Some change in character but capable of being absorbed into the local landscape. Beneficial: Positive improvements to character as the result of mitigation. Negligible Adverse: Change in character that would not be perceivable. Beneficial: Some improvement to character as the result, for example of small scale mitigation works.
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4.0 BASELINE ENVIRONMENT
4.1 Location and Context 4.1.1 The location and context of the site are shown on Figure TAG 1. The site is located at a distance of 1.0 kilometres to the south of the centre of Hadfield and 1.8 kilometres to the North West of Glossop, and consists of agricultural land used for grazing at approximately 153 metres above sea level.
4.1.2 Vehicular access to the site is currently gained from Dinting Road where a public footpath also enters. The footpath follows a clearly defined track adjacent to the field boundary (of post and wire fence) separating the site into to field units and transverses the site north/south. The two field units are 2.53ha and 1.76 ha totalling to an area of 4.29ha.
4.2 Site Description: The Physical Characteristics of the Site 4.2.1 The topography and detailed characteristics of the site are indicated on Figure TAG 2. An aerial photograph of the site forms Figure TAG 3. A photographic survey forms Appendix 1. The site can be described in a series of distinct zones as follows:
4.2.2 Land to the North and North Western Boundary The northern boundary of the site is formed by the former farm house known as Shaw Farm to the north east and the line of Shaw Lane further west. Shaw Lane is at a lower level for a part of its length and separated from the proposed development area by a stream course and valley with existing trees and other vegetation. The physical boundary consists of post and wire fencing where present. A short western boundary is formed by the residential property 132 Dinting Road. To the north/ northwest the site lies adjacent to an area of fairly recent and older housing which forms the outer limits of Hadfield.
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4.2.3 The Southern Boundary The southern boundary is formed by Dinting Road. To the western end of this boundary the development site lies at a higher level above the road. There is no pavement to the south boundary which is marked by a post and wire fence along the line of a former dry stone wall. Further south west is Dinting railway station and directly south of the site is the car parking area that services this station. Beyond Dinting Rd the land falls towards the valley bottom and the A57 Manchester – Glossop trunk road. Land immediately adjacent to Dinting Rd is agricultural grazing land but the land in the bottom of the valley is predominantly industrial. There is a significant degree of woodland tree cover on the mid valley slopes and valley bottom.
4.2.4 The Eastern Boundary The eastern boundary follows the line of the railway cutting and is of post and wire fencing. A line of trees and shrubs follow this boundary within the railway cartilage. Beyond this is the currently working Mouselow Quarry, extracting shale for brick work; this quarry is not visible from the site. Beyond this there is an open break of farmland which together with the quarry extends in total to a minimum of 800m before reaching the north westerly limits of Glossop. The open land to the east boundary is defined as Green Belt.
4.3 Landscape Designations and Policies 4.3.1 National Policy No national designations applied to the site itself; however the Peak District National Park is situated approximately 2.0 kilometres to the east and a schedule monument is situated 2.0 kilometres to the west of the site.
4.3.2 Regional Policy The East Midlands Regional Plan, (RSS8) which replaced the Regional Spatial Strategy contains various landscape/environmental policies.
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Policy 30 states that: ‘Regional Priorities for Managing and Increasing Woodland Cover’ Local Authorities, statutory environmental bodies and developers should work with the voluntary sector; landowners and local communities to deliver a significant increase in woodland cover in the East Midlands in ways that respect local landscape character and support the implementation of the regional Plan. New cover should make uses of species resistant to climate change and complement national and regional woodland strategies, including, for example, the forestry commission’s Woodfuel Strategy for England. Any impact on local landscape character should be carefully considered. ’
Policy 31 states that: ‘Priorities for the Management and Enhancement of the Region’s Landscape ‘The Region’s natural and heritage landscapes should be protected and enhanced by: • the promotion of the highest level of protection for the nationally designated landscapes of the Peak District National Park…’ • ‘the establishment of criteria- based policies in the LDF to ensure the development proposals respect intrinsic landscape character in rural and urban fringe areas..’ • ‘the identification in the LDF of landscape and biodiversity protection and enhancement objectives through the integration of Landscape Character Assessments with historic and ecological assessments…’
4.3.3 Local Planning Policies High Peak’s Local Plan was adopted in March 2005, the three year period for this local plan expired March 2008. An application was made to save selected Local Plan Policies beyond this 3 year period. The Secretary of State’s direction for this came into effect on the 31st March 2008. Saved Local Plan Policies are now read alongside the Regional
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Plan and DPDs as they are produced. Relevant landscape policies from the Local Plan are set out below.
4.3.4 Policy 5/GD6 states that: Planning Permission will be granted for development provided that: • where appropriate, it will contain a high standard of hard and/or soft landscape treatment in keeping with the character of the area, including the integration of existing features and the use of native species suitable to the location. • conditions will be imposed, and/or planning obligations sought, to ensure that appropriate steps are taken to maintain and manage landscaping features.
4.3.5 Policy 9/ OC1 states that: The Countryside will cover all land beyond the Built-Up Area Boundaries defined on the proposals map, including the Green Belt and Special Landscape Area. Within the Countryside, Planning Permission will be granted for development which is an integral part of the rural economy and which can only be carried out in the Countryside provided that individually or cumulatively: • the development will not detract from an area where the open character of the countryside is particularly vulnerable because of its prominence or the existence of a narrow gap between settlements; and • the development will not generate significant numbers of people or traffic to the detriment of residential amenity, highway safety, landscape or air quality or otherwise have an unacceptable urbanising influence; and • the development will not have a significant adverse impact on the character and distinctiveness of the countryside.
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Policies relating to specific categories of development acceptable in the Countryside can be found under individual topic headings elsewhere in the plan.
4.3.5 Policy 12/OC4 states that: Planning Permission will be granted for development considered appropriate in the Countryside • provided that its design is appropriate to the character of the landscape. • Appropriate design of development shall accord with the characteristics of the type of landscape • within which it is located including having regard to and conserving: • the landform and natural patterns of drainage; • the pattern and composition of trees and woodland; • the type and distribution of wildlife habitats; • the pattern and composition of field boundaries; • the pattern and distribution of settlements and roads; • the scale, layout, design and detailing of vernacular buildings and other traditional man made features.
Existing features which are important to the local landscape character, shall be retained, incorporated into the development and protected during construction work.
4.3.6 Policy 16/OC10 states that: Planning Permission will be granted for development, provided that: • it will not result in the loss of, or materially injure the health of, a woodland (in whole or in part) or other significant individual, group or area of trees, unless required in the interests of safety, good tree management or a wider scheme of conservation and enhancement; or exceptionally, where loss or injury is accepted, adequate replacement planting, in terms of numbers, species, planting density and location, will be provided as part of the development.
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Conditions will be imposed, and/or planning obligations sought, to ensure adequate protection and management of individual, groups and areas of trees and woodlands which are important for landscape, amenity, recreation or nature conservation reasons.
4.3.7 Emerging Policies/Planning Proposals High Peak Borough Council have recently published a consultation document that includes a proposal which, if adopted, would include the site within a Strategic Gap between Hadfield and Glossop. The value of the site in those terms is assessed later in this report. However, it should be noted that no weight in planning terms can be attached to the document and furthermore, in considering the same issue at a Public Inquiry in 1992, the Inspector made it clear that the site had no such function.
4.3.8 Tree Preservation Orders It was confirmed by High Peak Borough Council on the 9th October 2012 that there are no Tree Preservation Orders (TPO’s) on or adjacent to the site.
The proposed scheme retains the maximum number of existing trees possible. Provisions would be put in place during construction to safeguard those trees to be retained where necessary, this would include adherence to BS: 5837: 2005 (Trees in Relation to Construction) throughout the construction phase and the future management of the trees. The proposals also include areas of substantial tree planting (Drawing number TAG 5 Landscape Masterplan).
The felling of trees that equates to a volume of timber 5 m3 or more, including site clearance, within one calendar month requires a felling licence from The Forestry Commission, under the Forestry Act 1967 (as amended). However, there are instances that are exempt from this
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licence requirement, these include a planning permission being granted on the land or the felling of trees that are dangerous or causing nuisance.
The mitigation proposals put forward as part of this assessment include an Indicative Landscape Masterplan (TAG 5) that takes account of the items listed above.
4.4 Landscape Character Assessment 4.4.1 The following text sets out the baseline information available in respect of Landscape Character Assessments undertaken by various bodies and the authors’ commentary on the baseline situation of the site. Assessment and analysis of the potential Landscape Character impacts are contained within subsequent sections of this report.
4.4.2 Regional Assessment – Landscape Character Areas The ‘Character of England’ is a nation wide assessment of landscape character prepared by the then Countryside Commission in 1998. The proposed site falls within the National Landscape Character Area 54, Manchester Pennine Fringe. The broad description within the National Assessment states that:
• ‘Transitional zone between wild open moorlands and densely populated urban areas with an abrupt boundary where the town stops and the countryside starts. • 18th and 19th century stone and brick-built industrial buildings including mill lodges and reservoirs originating from the woollen and cotton industry, along the valley bottoms provide important heritage features. • Broadly similar elevational range of 100 – 300 metres largely comprising ridges and steep sided valleys with fast flowing rivers.
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• Stock rearing and rough grazing on improved grassland between urban areas. • Field boundaries include dry ‘gritstone’ walls at higher elevations and hedgerows at lower elevations with prominence of holly along valley bottom. • Countryside with an unkempt appearance due to heavy recreational demands and diversification of farming into uses such as haulage and riding schools. • Mineral extraction related to the quarrying of local sandstones creates prominent scars on the landscape. • High trans- Pennine communication routes, especially railways and canals, form important part of the cultural landscape. • Woodland cover is sparse overall with concentrated pockets confined to narrow, steep sided river valleys. • Overspill housing estates including high rise blocks form unsympathetic elements in the landscape. • Elevated vantage points providing extensive views across adjacent Manchester conurbation.
4.4.3 County Assessment Derbyshire County Council published the third edition of The Landscape Character of Derbyshire in 2007 highlighting the different landscape types in various parts of the county. The document identified 9 distinctive character areas together with strategies for conserving and enhancing their distinctive landscapes. Within the study the assessment site is located within the Dark Peak Character Area. The landscape type is identified as Settled Valley Pastures and is described as follows:
‘A settled, pastoral farming landscape on gently sloping lower valley sides dissected by stream valleys. Dense watercourse trees, scattered boundary trees and tree groups around settlement contribute to a strongly wooded character.’
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4.4.4 Local Assessment – Landscape Character In 2006 High Peak Borough council adopted a Landscape Character Supplementary Planning Document to provide guidance for the design of new development and alterations to existing developments. The study adopts the same character areas identified in the County study. The general description is as follows:
‘The underlying geology is gritstone and shale. There are scattered farmsteads outside the compact settlements. This is a pastoral landscape with permanent improved pasture which gives way higher up the slopes to poorer grazing where the ecological value is greater. The landscape has a strong network of winding lanes and roads and railways along the lower slopes above the floodplain. This is a well wooded landscape with wooded cloughs around tributary valleys and hedgerows with some hedgerow trees which define irregular fields. Amenity tree groups are associated with settlements and there is woodland along the roads and railway lines. As the field boundaries, the woodland often has irregular outlines.’
4.4.5 The Key Landscape Characteristics to consider identified within the study are as follows: • Moderate to steep lower valley slopes dissected by steam valleys • Poorly draining soils, carboniferous shale and sandstone • Wooded character associated with tree belts along streams and cloughs, scattered hedgerow trees and tree groups around settlement and farmsteads • Localised bracken in some road verges and rushes associated with damp hollows • Small, irregular fields enclosed by mixed species hedgrows and occasional dry stone walls
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• Settled landscape of small nucleated settlements and scattered stone farmsteads with stone slate roofs • Stone terraces on lower slopes associated with historic mills • Network of winding lanes with irregular verges, sometimes sunken on steeper slopes • Pastoral farming with extensive improved pasture • Enclosed landscape with views filtered by trees • Roofs are generally dark slate or stone tiles.
4.4.6 Site Character Assessment The site is located in open land adjacent to an existing settlement. Nevertheless the site is currently a vacant field that is annually cropped by a local farmer for silage. The character of the site is open land, visually influenced by adjacent dwellings and could be described as ‘urban fringe’.
4.5 Visual Amenity 4.5.1 Topography and Existing Screening Features The highest point of the site lies adjacent to the railway line (itself in cutting) to the north east boundary at the 170 metre contour. The lands slopes generally south west from that point, but much of the change of level is taken up within a distance of approximately 50 metres from the other railway cutting. The main body of the site proposed for development lies to the west of that change of level and is fairly flat with an average cross-fall of 1 in 15 with the lowest point to the extreme southwest corner at an approximate level of 141 metres. Much of the site is vegetated with permanent pasture in the form of acid grassland. The grassland is typical of lower Pennine pasture. It is not particularly species rich and includes perennial Rye grass which suggests that it has been reseeded as an agricultural lay in the past and is of low agricultural value.
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4.5.2 Access and Potential Visual Receptors The site is surrounded by a network of roads and the railway line. A public footpath crosses through the middle of the site. Very few residential properties overlook the site other than those which are directly to the north on Shaw Lane. There will be views of the site mainly from Dinting Road which runs parallel to the south boundary. The locations of all the above are shown on Figure TAG 1.
4.5.3 Visual Envelope Based on field analysis and with reference to existing screening, including built structures and vegetation identified from mapping and air photography a predicted zone of visual influence (ZVI) of the scheme has been prepared. The ZVI is shown on Figure TAG 4. The ZVI is indicative of the part of the landscape from which views of the proposed development might be gained. It does not imply that views would be possible from all points within the area delineated nor does it indicate that all the development might be seen or that the development would be highly perceivable. The delineation of the Visual Envelope acts as a basis for undertaking the field study and photographic survey when the location of viewpoints and sensitive receptors are clarified. Photograph viewpoints are shown on Figures TAG 1.
Views of the Site 4.5.4 Views from the North Views into the site are possible from Shaw Lane and the private properties that front on to Shaw Lane. These views are partially obscured due to the mature vegetation that has established along this boundary (Photograph 1). A network of public footpaths exists to the North East of the site on the higher ground above the quarry. Although in places the site was once visible from number of locations on these paths the growth in vegetation has now screened the proposed
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development site (Photograph 2). Nevertheless if for any reason in the future the planting were to be cut back and views were opened out, the site would be seen in the context of the quarry to the foreground and the extensive industrial development in the Valley beyond the site.
4.5.5 Views from the East Views from the east are completely obscured due to the woodland belt that has developed along the boundary between the proposed development site and the railway line (Photograph 3).
4.5.6 Views from the South Close range views into the site are possible along Dinting Road which runs parallel to the southern boundary of the site (Photograph 4). The site from this boundary is viewed within the context of housing to the north of the site. It is also possible to view the site from the public footpath that runs north to south through the centre of the site (Photograph 5).
4.5.7 Views from the West Views from the west at the junction of Shaw Lane and Dinting Road are completely obscured. Existing houses and mature vegetation screen the site from view. Further west towards the residential area of Gamesley the site was once visible from the public footpaths, however the growth in vegetation has now screened the proposed development site (Photograph 6).
4.6 Baseline Projection 4.6.1 If the proposed scheme was not to go ahead and the status quo was to be maintained then it is anticipated that the land would remain as is. This relies on continual agricultural use, however, and potentially the land could become derelict or neglected. In that scenario it is unlikely that any environmental works would be undertaken such as the planting, and enhanced biodiversity envisaged by the current proposals.
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5.0 IMPACT ASSESSMENT AND EVALUATION
5.1 Construction Phase Phasing 5.1.1 It is uncertain at this stage as for how long the construction phase will last, but it is envisaged that the construction of the proposals would be broadly in the following sequence:
5.1.2 Firstly protection measures will be put in place for the vegetation to be retained, where necessary, prior to the commencement of any on site operations.
5.1.3 The new access road would be constructed utilising excavation material from the proposed new building to make up levels between the site and the main road access point. Once completed the construction of the built structures and hard standings of the new buildings will commence.
5.1.4 Where appropriate, structure planting will be undertaken prior to the commencement of building operations on site especially along the frontage to Dinting Road and the area of Ecological Enhancement. Mitigation planting for the loss of the trees to form the site access will be undertaken in advance of the commencement of any works, on the land to the east.
Predicted Impacts An assessment of the potential impacts of the construction phase have been based on the proposals put forward in the Masterplan and the mitigation proposals contained within the scheme as shown on The Appleton Group drawing number TAG 5, Landscape masterplan.
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5.1.5 It is important to note that some of the predicted impacts during this phase would be temporary in nature. The predicted impacts are as follows:
Landscape Effects Removal of Existing Trees 5.1.6 The development will not involve the removal of any trees. There should be no impact on trees to the northern and eastern boundaries of the site; these areas of woodland will be enhanced as part of the proposals. It is also essential to exclude development work involving grading from within the root protection zone for the trees.
5.1.7 The total loss of the landscape resource prior to mitigation would be a negligible impact in terms of the direct loss of a landscape element.
Visual Impacts 5.1.8 Visual amenity of users of footpaths through the site Users of footpaths are considered to be sensitive receptors (Photograph 5). The proposals include the removal of trees, modifying land levels and constructing new properties. These operations would result in a moderate adverse impact on close distance views from the public footpath that crosses the site. The impact will reduce with distance. Proposed vegetation with hedgerow trees will be planted adjacent to the site footpath, forming a narrow belt of woodland, in advance of works commencing. This will reduce the visual impact of the remainder of the construction operations in close up views to minor adverse, though it will not be possible to effectively screen the few longer distance views from higher ground. All the views possible will in any event be gained in the context of the housing to the north. There will be opportunities to mitigate the visual impact of the properties by the choice of material and the suitability to the character of this area, which will have an immediate effect on completion of construction prior to any screen planting becoming established. The degree of retention of existing trees on site is important in assessing the extent of visual
Prepared by: THE APPLETON GROUP DECEMBER 2012 26 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
impact, since some of these trees perform a screening function along the east boundary and to the west.
5.1.9 Visual Amenity of users of Dinting Road to the south Views into the site are possible from Dinting Road particularly to the east on the higher ground (Photograph 4). It will not be possible to totally screen these views, but they will be at considerable distance between Dinting Road and new housing this will give opportunities for mitigation through tree planting. During construction of the new access has the potential to open up views into the site from the Dinting Road. These views would be mainly experienced by motorists travelling at speed and would be limited in duration. The visual impact of the construction phase which involves the felling of trees and modification of levels at the site entrance would be moderately adverse, however, though it would be short lived in duration until the tree planting has been established and this will reduce the impact to minor adverse.
5.1.10 Visual amenity of users of Shaw lane to the North and properties along Shaw Lane Generally the site is well screened by existing topography and vegetation from other directions than the north, but there will be views possible into the site mainly from upper floors of the properties fronting on to Shaw Lane during the construction phase (Photograph 1). We would assess the likely impact, as it can be only partly mitigated as moderate adverse however, though it would be short lived in duration. It would be possible to mitigate any ground floor views by positioning top soil mounds along the north boundary as temporary screens, and by phasing construction to build out the properties closest to the boundary at an early stage in the construction programme.
5.1.11 Long distance views from the footpath to the east The site is well screened from the railway line and the network of footpaths on the east side of the site (Photograph 3). The topography
Prepared by: THE APPLETON GROUP DECEMBER 2012 27 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
of the land and the vegetation that has established along this boundary mean that the impact of construction is negligible.
5.1.12 Long distance views from the west Due to the vegetation that has established along the public footpath to the north east of Gamesley views of the limited are limited to none, and so the visual impact during construction is negligible (Photograph 6).
5.1.13 Character Impacts The character of surrounding land is described within the Landscape Character Supplementary Planning Document as an urban rural edge. The proposed temporary change of character due to the construction phase would be of a scale that would be discordant with the surrounding landscape, and without mitigation is evaluated as moderate adverse. The proposed development lies adjacent to an existing residential area to the north and industrial uses to the south these elements already have an urbanising impact on the adjacent landscape. There is a relatively new car park located direct adjacent to the site that services the train station, this contributes to the urbanisation of the area. Whereas a new development in isolation might be considered to be unacceptable in landscape character terms this will be an extension to an existing residential area and one that creates opportunities to enhance the ecology and biodiversity of the landscape in the vicinity of the site.
Mitigation Measures 5.1.14 The construction phase would bring about changes to the landscape and visual amenity. Whilst some of these are inevitable and of a temporary nature it is beneficial to mitigate them where appropriate. Proposed mitigation would include the following:
5.1.15 The phasing of onsite operations should be such that proposed screening features, such as mounds and planting should be undertaken at the earliest practicable opportunity.
Prepared by: THE APPLETON GROUP DECEMBER 2012 28 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
5.1.16 The sensitive location of storage areas and the utilisation of existing screening afforded by vegetation can mitigate any potential adverse effects of the storage of materials, plant and machinery and the temporary siting of excavated material if required. The detailed design of areas of ecological enhancement in particular should be reviewed in the context of the need to retain as much on-site vegetation as possible.
5.1.17 Appropriate protection and management of existing vegetation to be retained will be undertaken in line with recognised best practice.
5.2 Completion Phase (including night-time impacts where appropriate) Predicted Impacts 5.2.1 For the purpose of this assessment the completion phase is classed as the period when the new dwellings and all associated landscaping and works have been completed (Based upon the Indicative Landscape Masterplan, TAG 5). Predicted impacts are likely to be more long term in this phase. The following assessments are based on the consideration of the proposals as a whole, including the new access, the internal road system, the dwellings, amenity open space, the movement of vehicles within the site, and any possible night time impacts of lighting.
5.2.2 Visual Amenity of Users of Footpaths through the site Without mitigation the visual impact of the proposals on the public footpath that crosses the site (Photograph 5) would be moderate adverse, though the development would be seen in the context of the existing private properties to the north. Mitigation measures are therefore required. The inclusion of a new hedgerow and hedgerow trees together with a narrow belt of woodland adjacent to either side of the footpath and a public open space to the centre of the site would give screening of the site that would become effective within a five to 7
Prepared by: THE APPLETON GROUP DECEMBER 2012 29 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
year period and reduce perception of the proposed development. The impact following mitigation (after a 5 to 7 year period of establishment) would be minor adverse. Additional planting within the site would further aid screening of much of the proposals from these close distance viewpoints. It is envisaged that it would assimilate views all year round after a 15 year period.
5.2.4 Visual Amenity of users of Dinting Road to the south Due to the open nature of views from Dinting Road to the south it will be difficult to totally screen the new residential development (Photograph 4). It can be mitigated, however, by setting back the development from Dinting Road and planting between the road and the frontages to the new properties. Therefore the potential impact on visual amenity on views from this viewpoint is evaluated as minor adverse.
5.2.5 Visual amenity of users of Shaw lane to the North and properties along Shaw Lane There will be a loss of a view across open land to local residents fronting Shaw Lane (Photograph 1) particularly during winter months when the existing trees have no leaves. There is, however, no right to a view in English Planning law and the test to be applied in terms of impact would be whether the nature of the proposed use and its construction would be of such nature to cause an unacceptable loss of amenity. In this case the proposed land use will be similar, i.e. residential, and the separation distances of the existing from the proposed new properties would be the normal standard. No new properties would be higher than 2.5 storeys and the visual appearance of the new dwellings can be subject to planning condition and in keeping with the local character. Together with the mitigation proposals which are to enhance the area of the stream running along the north boundary of the site, in our view the impact would be negligible.
Prepared by: THE APPLETON GROUP DECEMBER 2012 30 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
5.2.6 Long distance views from the footpath to the east The visual impact of the proposals on the footpath that are to the east of the site would be negligible as existing vegetation and the topography of the land mean the site is not visible, and it is proposed to further plant along this boundary (Photograph 2 & 3). Any views of the development that did occur to the east would be seen in the context of the existing residential properties.
5.2.7 Long distance views from the west The visual impact of the proposals on the footpath that are to the east of the site would be negligible as existing vegetation and the topography of the land mean the site is not visible (Photograph 6), and it is proposed to further plant along the south boundary. Any views of the development that did occur to the west/south west would be seen in the context of the existing residential properties.
Local Landscape Character 5.2.8 The proposal would include the siting of several new residential buildings with a network of roads and footpaths. The immediate character of this area will obviously change from an open landscape to residential land use, but the site is visually influenced by the existing housing, and its change in character with appropriate screening would not adversely impact on the character of the wider open countryside.
5.2.9 Role of the site as part of a Strategic Gap The Local Planning Authority has recently published a consultation document showing the site as part of a Strategic Gap with the aim of providing separation between Hadfield and Glossop. In our opinion this is inappropriate for the following reasons:
A) The area in question has no intrinsic landscape value that merits its designation– it is strongly influenced by urban features including residential and industrial development, the railway and its ancillary features including an unscreened parking area.
Prepared by: THE APPLETON GROUP DECEMBER 2012 31 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
B) Other than one footpath route it has limited public access and no recreational value. There are, in any event many recreational opportunities within the National Park which is situated in close proximity. C) The proposed gap is not continuous as it is broken by the residential development to the north of Shaw Lane. An extensive area of Green Belt which provides a defensible open gap between the two settlements already exists to provide an appropriate separation function. D) High quality development, wildlife links and continuous tree cover can be maintained through the area by the development control process should any development be brought forward. E) The creation of ‘second tier’ landscape designations devalues the protection and conservation of important landscapes. It becomes ‘Green Belt by default’ but the process of monitoring and controlling development within the designated area is problematic. F) The protection from development of non- statutory landscape designations within or between conurbations puts greater pressure on the retention of open land on the periphery, potentially leading to urban sprawl. G) Development that is well designed, and at an appropriate density that allows for high quality landscape can be assimilated into the landscape. Planning policies supporting such an approach already exist. The creation of ‘no go’ areas as proposed downplays the need for good design elsewhere.
Mitigation Measures Landscape Proposals 5.2.10 The completion phase would bring about changes to landscape and visual amenity. Mitigation has been designed into the scheme and is described in paragraph 5.2.2 and 5.2.8 above. They include substantial areas of tree planting, enhancement of existing natural features, the provision of internal public open space and the set back of
Prepared by: THE APPLETON GROUP DECEMBER 2012 32 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
development from Dinting Road. The proposals should also be read in conjunction with the Landscape Masterplan TAG 5.
5.2.11 Proposed planting would use native species of local provenance with management and maintenance to be undertaken to ensure that future viability and quality is retained. Appropriate maintenance of the planting would take place to ensure that the planting retains its screening and assimilation value; with appropriate ground preparation and maintenance of planting. In the authors’ experience this is achievable. The long term maintenance of the planting could be subject to a planning condition.
5.2.12 Any effects of proposed lighting could be minimised by sensitive location of external lighting and the use of low glare lighting design within the detail design. The proposed planting would also aid in the reduced perception of any light glare.
Prepared by: THE APPLETON GROUP DECEMBER 2012 33 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
6.0 RESIDUAL IMPACTS, SUMMARY AND CONCLUSIONS
6.1 Residual Impacts 6.1.1 An assessment of the impacts after the mitigation where applicable has been included in the previous sections, with any changes in significance described and stated.
6.1.2 A summary of the residual significance of the impacts is contained in the table below.
CONSTRUCTION PHASE COMPLETION PHASE Impact Significance Impact Significance Loss of Minor Adverse vegetation Visual amenity of Moderate Visual amenity of Minor Adverse users of footpath Adverse users of footpath through the site through the site Visual amenity of Moderate Visual amenity of Minor Adverse users of Shaw Adverse users of Shaw lane lane to the North to the North and and properties properties along along Shaw Lane Shaw Lane Visual Amenity of Moderate Visual Amenity of Negligible users of Dinting Adverse users of Dinting Road to the south Road to the south Long distance Negligible Long distance Negligible views from the views from the footpath to the footpath to the east east Long Distance Negligible Long Distance Negligible views from the views from the west west Local Landscape Moderate Local Landscape No Adverse Character Adverse Character Impact
6.2 Conclusions 6.2.1 In conclusion it is assessed that the development as proposed subject to the mitigation as set out in this document and on The Appleton Group drawing number TAG 5 would result in there not being any overall, significant, adverse impact in landscape and visual amenity terms.
Prepared by: THE APPLETON GROUP DECEMBER 2012 34 Land off Shaw Lane, Dinting Road, Glossop Landscape and Visual Impact Assessment
APPENDIX 1
Prepared by: THE APPLETON GROUP DECEMBER 2012 35 KEY
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APPENDIX 2
Prepared by: THE APPLETON GROUP DECEMBER 2012 36 Site
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