LANDSCAPE AND VISUAL IMPACT ASSESSMENT
of
PROPOSED HOUSING DEVELOPMENT (PART OF THE EASTERN OSWESTRY SUSTAINABLE URBAN EXTENSION)
at
MIDDLETON ROAD, OSWESTRY, SHROPSHIRE.
for
Fletcher Homes (Shropshire Ltd)
Version Two June 2021
Design with Nature Ltd, Sunningdale, Sambrook, Newport, Shropshire, TF10 8AP Telephone: (01952) 551307 www.designwithnature.org.uk LVIA Design with Nature Ltd
CONTENTS
1. INTRODUCTION ...... 3
1.1. The Commission ...... 3 1.2. Organisation of the report ...... 3 1.3. The site and its context……………………………………………………………………....4
2. LANDSCAPE AND VISUAL IMPACT METHODOLOGY ...... 6
2.1. Introduction ...... 6 2.2. Impact assessment methodology ...... 7 2.3. Landscape effects ...... 8 2.4. Visual effects……………………………………………………………………………….....9 2.5. Significance of landpscape and visual effects…………………………………………...10 2.6. Mitigation……………………………………………………………………………………..11
3. BASELINE LANDSCAPE CONTEXT ...... 12
3.1. Environmental planning context ...... 12 3.2. Landscape character……………………………………………………………………….13 3.3. Local patterns of topography and vegetation…………………………………………….15 3.4. Landscape, heritage and ecological designations………………………………………15 3.5. Description of local landscape context……………………………………………………16 3.6. Description of the site……………………………………………………………………....18 3.7. Ecological and arboricultural status of the site…………………………………………..21
4. BASELINE VISUAL CONTEXT ...... 22
4.1. Background ...... 22 4.2. Selection of viewpoints ...... 22 4.3. Existing visual context of site………………………………………………………………22 4.4. Selected viewpoints…………………………………………………………………………25 4.5. Landscape and visual sensitivity ...... 31
5. PROPOSED DEVELOPMENT ...... 32
6. LANDSCAPE EFFECTS ...... 35
7. VISUAL EFFECTS ...... 37
7.1. Introduction ...... 37 7.2. Proposed views……………………………………………………………………………..37
8. PROPOSED MITIGATION ...... 40
9. SUMMARY ...... 41
10. REFERENCES ...... 42
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1. INTRODUCTION
1.1. The Commission
Design with Nature Ltd was instructed by Les Stephan Planning Ltd on behalf of Mosaic Estates to undertake a Landscape and Visual Impact Assessment (LVIA) in relation to a planning application for the proposed development of up to 150 houses that forms part of the Eastern Oswestry Sustainable Urban Extension at Middleton Road, Oswestry, Shropshire. The original version of this report was undertaken by Mark Stefan (CMLI) in December 2017.
This updated version of the report (Version Two, June 2021) has been instructed by FHSL to reflect the impact of the proposed scheme now that a more detailed layout has been made available for the Reserved Matters Application. As part of the re- assessment each of the views contained in figures 3-11 have been revisited along with viewpoints 1-4. Additional views have been included in the report to cover potential development impacts on the public right of way 0307/68/4, refer to figures 5a, 5b and 11a.
1.2. Organisation of the report
The principal aim of the LVIA was to consider the predicted landscape and visual impact of the proposed development on the site and its surroundings in order to provide a sound basis to accurately assess the landscape and visual effects associated with this development. It reviews the landscape character context for the area, describes the site and its immediate context, outlines the development proposals and identifies the potential effects upon landscape character and visual amenity. The LVIA is organised into the following sections:
• Methodology: an outline of method of assessment with reference to established guidance; • Baseline conditions: a review of the relevant landscape character assessments and identification of the key landscape features and characteristics, visual context and landscape and visual sensitivity; • Proposed development: a description of the aspects of the proposed development which have the potential to cause landscape/visual effects; • Assessment of landscape effects: an assessment of the significance of effects
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arising from the proposed development on landscape features, characteristics and designated areas within the study area; • Assessment of visual effects: an assessment of the significance of effects arising from the proposed development on the visual amenity and representative receptors and viewpoints within the study area; • Mitigation: measures which have been incorporated into both the development as a whole and the current landscape design proposals to mitigate these effects; • Description of residual landscape and visual effects; a discussion of those effects likely to be reduced over time as a consequence of proposed tree planting or other factors; • Summary: a summary of the assessment results and concluding discussion on the acceptability of the proposed development in terms of landscape and visual effects.
1.3. The Site and its Context
1.3.1. The proposed development site is located to the East of Oswestry, at south-western corner of the intersection between the A5 and Middleton Road. It is bordered to the north and east by Middleton Road, and the A5 respectively. Open arable land lies to the south with residential area forming the eastern edge of Oswestry located immediately to the west.
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Figure 1 – Site Location Plan
1.3.2. In spatial terms the site itself comprises pasture land divided into three fields by two existing mature hedgerows running north to south, and covers a total extent of 4.75 hectares. The site broadly slopes north-west to south-east from 110 to 103 metres above sea level.
1.3.3. It is enclosed to the east by the existing tree planting screen situated on the western boundary of the A5 and to the north by existing vegetation and residential properties along Middleton Road. The western boundary is enclosed by the existing trees and vegetation associated with a large detached property, Oakfield. To the south, the site has a more open aspect, with views across arable land down to the Shrewsbury Road, Maesbury Road Industrial Estate and distant hills beyond.
1.3.4. The rural areas to the south and east consist of a gently undulating mixed farming landscape comprising of small, medium and large fields divided by managed hedgerows with scattered mature trees, largely associated with field boundaries.
1.3.5. The site context is discussed in more detail in section 3.5.
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2. LANDSCAPE AND VISUAL IMPACT METHODOLOGY
2.1. Introduction
2.1.1. A Landscape and Visual Impact Assessment of the proposed development has been conducted in line with the 3rd edition “Guidelines for Landscape and Visual Impact Assessment” (GLVIA) published by the Landscape Institute and the Institute of Environmental Management and Assessment 2013, and “Landscape Character Assessment. Guidance for England and Scotland” (LCA) published by the Countryside Agency and Scottish National Heritage 2002. These documents do not provide a prescriptive approach to assessment but identify principles and recognised good practice.
2.1.2. The GLVIA states “Landscape and Visual Impact Assessment (LVIA) is a tool used to identify and assess the significance of and the effects of change resulting from development on both the landscape as an environmental resource in its own right and on people’s views and visual amenity’’
2.1.3. The GLVIA also states; “Professional judgement is a very important part of LVIA. While there is some scope for quantitative measurement of some relatively objective matters, for example the number of trees lost to construction of a new mine, much of the assessment must rely on qualitative judgments, for example about what effect the introduction of a new development or land use change may have on visual amenity, or about the significance of change in the character of the landscape and whether it is positive or negative”
2.1.4. Landscape effects derive from changes in the physical landscape, which may give rise to changes in its character and how this is experienced. This may in turn affect the perceived value ascribed to the landscape. The description and analysis of effects on a landscape resource relies on the adoption of certain basic principles about the positive (or beneficial) and negative (or adverse) effects of change in the landscape.
2.1.5. Visual effects relate to the changes that arise in the composition of available views as a result of changes to the landscape, to people’s responses to the changes, and to the overall effects with respect to visual amenity, whether adverse or beneficial.
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2.2. Impact assessment methodology
2.2.1. Following the desk based research with regard to planning background and landscape character (see section 3 below), the assessment stage includes the systematic identification of potential impacts, prediction of their magnitude and assessment of their significance.
2.2.2. In the context of landscape and visual assessment, the following terms are used:
Landscape character: The distinct and recognisable pattern of elements that occurs consistently in a particular type of landscape, and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, land use and human settlement. It creates the particular sense of place of different areas of the landscape.
Sensitivity or capacity of the landscape resource: The degree to which a particular landscape type or area can accommodate change arising from a particular development, without detrimental effects on its character, will vary with:- • existing land use; • the pattern and scale of the landscape; • visual enclosure / openness of views, and distribution of visual receptors; • the scope for mitigation, which would be in character with the existing landscape;
Variations of these characteristics within the local landscape and within the site need to be identified.
Scale or magnitude of landscape effects: There is no standard methodology for the quantification of the magnitude of effects. However, it is generally based on the scale or degree of change to the landscape resource, the nature of the effect and its duration.
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Sensitivity of visual receptors: The sensitivity of visual receptors and views will be dependent on:
• the location and context of the viewpoints; • the expectations and occupation or activity of the receptor;
Scale or magnitude of visual effects: In the evaluation of the effects on views and the visual amenity of the identified receptors, the magnitude or scale of visual change is described by reference to:
• the scale of change in the view with respect to the loss or addition of features in the view and changes in its composition including the proportion of the view occupied by the proposed development; • the degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements and characteristics in terms of form, scale and mass, line, height, colour and texture; • the duration and nature of the effect, whether temporary or permanent, intermittent or continuous, etc; • the angle of view in relation to the main activity of the receptor; • the distance of the viewpoint from the proposed development; • the extent of the area over which the changes would be visible.
2.3. Landscape effects
2.3.1. For this assessment the following criteria applies:
Landscape sensitivity or capacity
High Landscape areas with particularly distinctive or positive characters or with valued landscape features. The areas may be sensitive to relatively small changes
Medium Landscape areas with reasonably positive character, but with evidence of alteration or degradation of the character or features. Potentially tolerant of some change
Low Landscape areas with a weak character or relatively few features of value, potentially tolerant of significant change
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Magnitude of Landscape Change
High adverse Total loss of, or major alteration to the key characteristics or features of the landscape area
Medium adverse Partial loss of or alteration to the key characteristics or features of the landscape area
Low adverse Minor loss of, or alteration to the key characteristics or features of the landscape area
No change Very minor loss or change to the landscape characteristics or features of the area, compensated by landscape improvements or enhancements
Low beneficial Minor improvements to the key characteristics or features that outweigh any adverse landscape effects of the proposal. Removal of minor incongruous features
Medium Notable improvements to the key landscape characteristics or beneficial features, or improvements resulting from removal of inappropriate land uses or features
High beneficial Major landscape implements, through the creation of a new landscape structure, or the removal of large scale inappropriate features
2.3.2. Overall landscape impact is determined by combining the sensitivity of the landscape resource with the magnitude of landscape change. Professional judgement i s used to determine the overall significance of impact based on these two elements.
2.3.3. Overall significance is classified as Substantial, Moderate, Slight or Negligible and the effects can be adverse or beneficial.
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2.4. Visual Effects
2.4.1. For this assessment the following criteria applies:
Visual Sensitivity
High Occupiers of residential properties with views affected by the development. Users of outdoor recreational facilities including rights of way where interest may be focused on the landscape
Medium Users of outdoor recreational facilities where the view is less important to the activities (e.g. sports pitches). People at places of work
Low People travelling through the area in cars or on trains, or people at places of work with limited views potentially affected by the development (e.g. Industrial sites)
Visual Magnitude of Change
High Where the scheme would cause a significant deterioration in the Adverse view
Medium Where the scheme would cause a noticeable deterioration in the Adverse view
Low Where the scheme would cause a minor deterioration in the Adverse view
No Change Where the scheme overall would not form a noticeable deterioration or improvement in the view
Low Where the scheme would cause a minor improvement in the Beneficial view
Medium Where the scheme would cause a noticeable improvement in the Beneficial view
High Where the scheme would cause a significant improvement in the Beneficial view
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2.4.2. Overall visual impact is determined by combining the sensitivity of the receptor with the magnitude of visual change. Professional judgement is used to determine the overall significance of impact based on these two elements.
2.4.3. Overall significance is classified as Substantial, Moderate, Slight or Negligible and the effects can be adverse or beneficial.
2.5. Significance of landscape and visual effects
2.5.1. The visual sensitivity and magnitude of change discussed above are then combined in order to produce a level of impact as indicated in the table below. The darkly shaded portion of the table highlights those effects considered to be significant in the context of this particular development.
MAGNITUDE High Medium Low No Change High Substantial Substantial to Moderate to Negligible beneficial or Moderate Slight effect adverse effect beneficial or beneficial or adverse effect adverse effect Medium Substantial to Moderate Slight Negligible Moderate beneficial or beneficial or effect beneficial or adverse effect adverse effect adverse effect
SENSITIVITY Low Moderate to Slight Slight Negligible Slight beneficial or beneficial or effect beneficial or adverse effect adverse effect adverse effect or Negligible effect
2.5.2. In determining which effects are significant the following factors have been taken into consideration: • the location of the site on the eastern edge of Oswestry; • absence of any statutory or non-statutory landscape designations; • absence of public rights of way within the site or immediately adjacent to the site boundaries; • proposals for the development of agricultural land to the south of the site.
More information about these aspects and characteristics is provided below.
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2.6. Mitigation
2.6.1. The purpose of mitigation is to avoid, reduce and where possible remedy significant adverse effects on the environment arising from the proposed development.
2.6.2. Mitigation is thus not solely concerned with ‘damage limitation’ but may also consider measures that could compensate for unavoidable residual effects.
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3. BASELINE LANDSCAPE CONTEXT
3.1. Environmental planning context
3.1.2. Strategic Planning guidance applicable to the site is the Shropshire Local Development Framework: Adopted Core Strategy (March 2011). The Core Strategy Development Plan Document (DPD) contained within this sets out the development proposals for Shropshire up to 2026.
Core Strategy
3.1.3 The development is within the North West Spatial Zone of the Core Strategy document. The site is located on the northern edge of an area to the east of Oswestry designated by Policy CS3 as a sustainable urban extension (see Figure 2 below).
CS3 - Oswestry “will provide a focus for major development. To accommodate growth land allocations will include a comprehensively planned, integrated and sustainable urban extension to the south east of Oswestry, on land between Shrewsbury Road, Middleton Road and the A5/A483 Oswestry bypass”
“This strategic location will accommodate a mix of new housing (750+dwellings), employment land (4-6 hectare Business Park), a local centre, a network of open space and green infrastructure, and a new link Road between Shrewsbury Road and Middleton Road, together with sustainable transport improvements”
3.1.4. Policy CS17: Environmental Networks in the Shropshire Core Strategy is relevant. Under this policy a proposed development must: • Protect and enhance the diversity, high quality and local character of Shropshire’s natural (built and historic) environment • Not adversely affect the visual, ecological, heritage or recreational values and functions of environmental assets, their immediate surroundings or their connecting corridors. • Not create barriers or sever links between dependant sites.
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Figure 2 – Sustainable Urban Extension covered by Policy CS3
3.2. Landscape Character
3.2.1. A definition of landscape character is provided by Natural England:
3.2.2. “Put simply, landscape character is what makes an area unique”. It is "a distinct, recognisable and consistent pattern of elements, be it natural (soil, landform) and/or human (for example, settlement and development) in the landscape that makes one landscape different from another, rather than better or worse”.
3.2.3. Landscape character is important, because we can only make informed and responsible decisions on the management and planning of sustainable future landscapes if we pay proper regard to their existing character.
3.2.4. By understanding how places differ we can also ensure that future development is well situated, sensitive to its location, and contributes to environmental, social and economic objectives.”
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National Landscape Character Area
3.2.5. The site is situated within the Shropshire, Cheshire-Staffordshire plain National Character Area (NCA No.61). Only a few of the listed key characteristics (extracted from guidance published by Natural England) are relevant to this site. These are summarised as follows:
• Extensive, gently undulating plain, dominated by thick glacial till from the late Pleistocene Period, producing productive, clay soils and exemplifying characteristic glacial landforms. • Few woodlands. Locally extensive tracts of coniferous woodland and locally distinctive orchards scattered throughout. • Strong field patterns with generally well-maintained boundaries, predominantly hedgerows, with dense, mature hedgerow trees. Dairy farming dominates on the plain, with patches of mixed farming and arable in the north.
3.2.6. The gently undulating topography of the area together with mixed use arable type with strong field boundaries and patterns and few woodland trees accord with the broad characteristics outlined above but most of the others are too specific in nature to be applicable to the proposed development site.
3.2.7. In broad landscape terms Oswestry is situated on the border between the lowlands of north-west Shropshire and the foothills of the Berwyns in Wales (see section 3.3.1).
Landscape Character Types
3.2.8. The Shropshire Landscape Typology produced by Shropshire County Council in 2006 divides the county into a number of different landscape character types. Roughly two thirds of the site falls within Principal Settled Farmland while the remaining eastern third is designated as Settled Pastoral Farmland.
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The key characteristics of the two types are defined as follows:
• Principal Settled Farmlands: Mixed farming land use and varied pattern of sub- regular, hedged fields • Settled Pastoral Farmlands: Small to medium scale landscapes with an irregular field pattern. Heavy poorly drained soils and pastoral land use.
3.2.9. Of relevance to the immediate landscape context of this site is the fact that both of the above landscape types lack significant woodlands with tree cover comprising of scattered hedgerow and field trees (mainly ash and oak) as referenced in section 1.3.4.
3.2.10. The site is bordered by the Urban landscape type to the north and Settled Pastoral Farmland to the South. It is worth noting that since the types were defined in 2006, the area to the west of the site is now what would be recognised as Urban type.
3.3. Local patterns of topography and vegetation
3.3.1. The topography in the immediate vicinity comprises of gentle undulations varying in height between approximately 100 and 112 metres above sea level. The land to the north, occupied by the residential estates of eastern Oswestry, is relatively flat. This is also true as you move west towards Oswestry town centre, but beyond that the topography rises significantly up to 300m at Offa's Dyke located approximately 5 km from the proposed development site.
3.3.2. The land falls away very gently eastwards towards Middleton hamlet and on to the Montgomery canal as it does to the south towards the Maesbury Road Industrial Estate and beyond towards the River Morda.
3.4. Landscape, heritage and ecological designations
3.4.1. There are no statutory landscape designations affecting the proposed development site.
3.4.2. There is one listed building, the Grade 2 Lys House, within 300m west of the site which is totally enveloped by a new housing development and hence has no visual connectivity with this site.
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3.4.3. Approximately 900m to the west of the site there are two Scheduled Ancient Monuments with both comprising of separate sections of Wat’s Dyke. These sites will be entirely unaffected by the proposed development.
3.4.4. Within 1km of the site there is a local Nature Reserve (LNR), Shelf Bank which would be unaffected by the proposed development.
3.5. Description of the local landscape context
3.5.1. The documents and landscape character elements discussed above provide some useful information about the general site context and overall character of the immediate countryside. However the proposed development site is influenced by a range of factors that have an impact on its immediate character. This can be referred to as the Local Landscape Context.
3.5.2. Over the last twenty years or so it is evident that the area immediately surrounding the site has been subject to some significant changes including the construction of the Oswestry by-pass (and associated service area at the A5 / A483 junction) and the building of a small residential estate on former farmland, to the south-west of Oakfield.
3.5.3. Besides the belt of broadleaved woodland associated with the A5 (on the site’s eastern boundary) there are two others areas of visually prominent vegetation: • Small triangular woodland dominated by some mature Scots pine (see section 3.7.1) just to the west of the south-western section of the site boundary. This is visible from a number of different vantage points, including Middleton Lane and Middleton Road (see Figure 4) and is included in Shropshire Council’s designated Environmental Network. • Block of remnant oak dominated woodland situated on higher ground at 110m AOD close to the north-western boundary (see Figure 3).
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Figure 3: Existing block of mature oak woodland adjoining Middleton Road
Figure 4: View south through an existing hedgerow gap on Middleton Road
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3.6. Description of the site
3.6.1. The site itself consists of 3 fields of semi-improved grassland divided by generally intensively managed hawthorn hedges in varying states of integrity. The largest two fields (referred to as 1 and 2 respectively below) are roughly rectangular in shape while the one on the eastern boundary (field 3) is limited in extent as the majority of its area was included in the land-take for the Oswestry By-pass constructed in the 1990’s (when a new hedgerow was planted on the eastern boundary).
3.6.2. In field 1 the ground slopes from 110m AOD close to the north-west corner of the site (on the boundary with Oakfield) to 104m AOD in its south-eastern corner while the northern parts of fields 2 and 3 descend from 109m to 104 AOD. The southerly portions of fields 2 and 3 are broadly flat at around 103m above sea level.
Figure 5: Length of mature hedgerow separating fields 1 and 2
3.6.3. Two sections of both of hedgerows running north-south from the Southern boundary are untrimmed and contiguous in nature (see Figure 5). They constitute the only really visually significant vegetation within the proposed development site itself. There is one small dilapidated agricultural outbuilding located towards the centre of the site, along the line of the hedgerow separating fields 1 and 2.
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3.6.4. The proposed development site has well defined boundaries on all sides. The western boundary comprises of a garden boundary of a large detached property, Oakfield. It consists of close board fence panelling, post and rail fencing and sections of formal and informal hedging. The northern boundary is divided into two. The western most section runs adjacent to Middleton Road and is delineated by a trimmed hawthorn hedge. The eastern half is delineated both by the garden boundary of a detached property, Greenacres (sections of low concrete walling, close-board fencing and trimmed conifers) and a predominately hawthorn hedgerow forming the boundary with an access track which separates the site from the small block of oak woodland referred to in section 3.5.2. The eastern boundary is delineated by a hedgerow / timber post and rail fence, beyond which lies the established screen planting associated with Oswestry Bypass: oak, field maple, birch and ash. Both the eastern boundary hedgerow and the screen planting belt forms part of Shropshire Council’s designated Environmental Network referred to in section 3.1.4. The southern boundary is delineated by a low trimmed hawthorn hedge with some gaps.
3.6.5. There are no public rights of way through the site or along its boundaries. The only public right of way that can be seen from the site is a footpath (number 0307/68/4) which is a Category A right of way that runs from east to west across the open arable land, some 200m south of the site, on land which is part of the sustainable urban extension referred to in section 3.1.3 (see section 5 for further details). During the site assessment visit it was observed that crops had been sown across the route of this footpath (in the large field immediately to the south of the proposed development site) indicating potentially very low levels of use for this route. Public access to the footpath from the west is via some steps leading down from the end of Judge Avenue (a residential street located to the north of the college). At the time of the most recent site visit this route was completely blocked by overgrown vegetation and inaccessible, strengthening the hypothesis from the original site visit that this pathway is used infrequently at best. Access to this section of path from the east, via the agricultural fields that are situated to the south of the site is similarly blocked off. Figures 5a and 5b show these access points. An outline planning application (16_02594_OUT) has been granted for development of the fields to the south of the site which contain the footpath. Within this Application a proposal to legally redirect the footpath is made, to be pursued at a later date under the TCPA 1990. The alternative route is not discussed in the application.
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Figure 5a: Access to Public Right of Way (0307/68/4) from the west via Judge Avenue
Figure 5b: Access to Public Right of Way (0307/68/4) from the east via fields to the south of the site
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Figure 6: Highway screen planting seen from Middleton Road bridge over A5
3.7. Ecological and arboricultural status of the site and its immediate vicinity
3.7.1 An ecological survey of the site has been undertaken by Star Ecology. It concludes that the proposed development site is of “very low ecological value”. Following on from this report Turnstone Ecology produced a Construction Environmental Management Plan (CEMP) (July 2021) in regards to the development.
3.7.2. An outline application (16_02594_OUT) for a larger proposed development was approved in 2016. As part of the application process an ecological assessment of the remainder of the proposed urban extension area (located to the south of this site) was carried out by Churton Ecology in October 2015. Predominant tree species were listed as: ash, oak, scots pine (some of which were found to have bat roost potential), crab apple and hawthorn. As the landscape character is of a broadly similar nature the following concluding statement is also applicable to the proposed development site: “The proposals demonstrate that the site can be developed without significant detriment to the existing tree stock. Furthermore its development provides an opportunity for additional tree planting and landscaping in an area of little
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environmental merit. I conclude that the loss of the hedgerows identified in this report will not be significantly detrimental to local amenities”
3.7.3. Subsequently a hedgerow report (A report on hedgerows on a proposed development site at Oswestry Eastern Approach) that includes the area covers by proposed development site was undertaken by Sylvan Resources in August 2016, in response to comments made by Steve Shields, a tree officer at Shropshire Council. It included the block of Scots pine woodland to the west and a mature oak located in a field just to the south of the proposed development site along with an arboricultural method statement for the protection of trees and hedgerows earmarked for retention. The plan associated with this report also highlighted two mature hawthorns located in the hedgerow that forms the southern boundary of the proposed development site.
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4. BASELINE VISUAL CONTEXT
4.1. Background
4.1.1. This baseline assessment seeks to explore the nature of the existing visual amenity of the area and to establish the approximate visibility of the site from identified receptors.
4.1.2. This section provides an analysis of existing views (both inside and outside the site) and amenity and is supported by b o t h a series of existing viewpoint photographs / photomontages and other supporting images. Approval for these viewpoints was sought from Philip Mullineux, the Principal Planning Officer at Shropshire Council, but no response has been received at the time of writing this report.
4.2. Selection of viewpoints
4.2.1. Four viewpoints (See Figure 7) were selected on or close to the northern and western boundaries of the proposed development site as these represent the views likely to be experienced by the most sensitive receptors (eg. local residents and pedestrians). The dense tree screen associated with the Oswestry Bypass (A5) effectively blocks all views of the site from vehicles using this highway.
4.2.2. It should be noted that existing open views from the public footpath (see section 3.6.5) crossing the arable land to the south and at the A5 / A483 roundabout junction beyond that, are only discussed under other viewpoints (section 4.3.5) on the basis that the proposed development site would be largely obscured from view once construction of the much larger area of proposed residential development, located to the south, commences. As noted in section 3.6.5, it is likely that as part of the development proposals for this site an application will be made to relocate this footpath, although at the time of writing it is unclear where the proposed route will be.
4.2.3. The photographs for the viewpoint images were taken on Wednesday 16th June 2021. Weather conditions were cloudy and partially overcast with sunny spells later in the day.
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4.3. Existing visual context of the site
4.3.1. The existing topography and vegetation characteristics described in sections 3.5 and 3.6 generally restrict views to the north, west and east although these are much more extensive to the south out across the Shrewsbury Road and Maesbury Industrial Estate. In the south- west Crickheath Hill and the Llynclys Hills are visible (see Figure 8).
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Figure 7: Viewpoint Location Plan The Hollies Screen planting along A5 Motel and service area at junction of A5 and A483
Greenacres
Figure 8: Looking east and south-east from north-west corner of site
Oakfield House
Figure 9: Looking north towards Middleton Road Figure 10: Houses on Middleton Lane seen from the southern boundary of the site
4.3.2. There are some views into the site from surrounding residential properties. The rear elevation upper storey windows of Oakfield overlook the north-western portion of the site as do those of the more modern semi-detached properties on Middleton Road (see Figure 9). At the rear of Greenacres (see Figure 11) the site is clearly visible from both the house and garden. The Hollies, situated just east of the A5 has no gable end windows but does have oblique views into the site from rear upper storey rooms (see Figure 8). The recently built residential development off Middleton Lane has clear views over the south-western corner of the site (see Figure 10).
Figure 11: Looking north at Greenacres from within the site
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4.4. Selected viewpoints
4.4.1. Viewpoint 1 This view, semi-rural in character, is looking from an area of existing public open space that forms part of a recently constructed residential area located on Middleton Lane. The Scots pine dominated copse is a prominent component of this view along with the hedgerow that forms the southern boundary of the public open space and some of the aforementioned ‘newly built’ properties. The southern portion of the proposed development site is clearly visible (although this would be a more permeable feature during the winter months) together with the tree planting alongside the A5. This view can also to a certain degree be considered to be broadly representative of those experienced by the surrounding residential properties.
4.4.2. Viewpoint 2 This view looking east along Middleton Lane is located outside the entrance drive to Oakfield, close to the north-west corner of the proposed development site which is entirely obscured from view by its northern boundary hedgerow as well as deciduous / evergreen trees within the curtilage of Oakfield. The large mature tree and the field boundary hedgerows either side of Middleton Lane are the principal components of this view with the hedge signage in the foreground detracting slightly from its overall quality. During winter months a view of one of the chimneys on the roof of Greenacres is just discernible in the distance, although in this picture it is obscured by hedgerow related growth during summer months.
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Viewpoint 1
Viewpoint 2
4.4.3. Viewpoint 3 This viewpoint is looking directly south at the proposed development site from the back garden of Greenacres. The foreground is dominated by the line of very neatly trimmed conifer ‘blocks’ situated along the garden’s southern boundary with the site clearly visible in the gaps between them. The untrimmed mature hawthorn hedgerow that runs north to south through the middle of the site forms something of a focal point in the centre of the view. The Scots pine dominated copse, referred to in viewpoint 1 can be clearly seen on the right-hand side of this panoramic photograph. In the background the highway service area at the A5 / A483 roundabout is visible and beyond that there is a distant backdrop of the hills referenced in section 4.3.1. The northern elevation of a North Shropshire building located off Shrewsbury Road (B4579) is a significantly incongruous element in this predominately rural view. It should be noted that views of the site from the rear upstairs windows of this property would be not be partially screened by the ornamental conifers and hence would be more extensive in nature.
4.4.4. Viewpoint 4 This viewpoint is located on the Middleton Road bridge across the Oswestry by-pass (A5) looking south-west across the site. The site is entirely screened by the highway tree planting belt, although it is likely to be partially visible during winter months when the leaves fall. During the winter months the North Shropshire College building referred to in viewpoint 3 will also be visible along with glimpses of other buildings beyond, on the southern fringes of Oswestry. Other college buildings (located to the east of the one referenced above) will be seen behind the recently built houses on Mandir Close (at the southern end of Middleton Lane).
Viewpoint 3
Viewpoint 4 4.4.5. Other viewpoints There are currently views of the proposed development site from the public footpath located approximately 200m to the south (see section 3.6.5 / figure 11a) and from the junction of the A5 / A483 (see Figure 12). The open nature of the landscape means that are currently relatively clear views of the site from both these locations with the residential properties north of Middleton Road forming the skyline. As previously mentioned the public footpath appears to have low levels of use and the focus of drivers/ pedestrians on the roundabout is unlikely to be on the wider landscape.
Figure 11a: Looking north from public footpath 68 towards the southern boundary of the site
Proposed development site
Oakfield Greenacres
Figure 12: Looking north from roundabout junction of A5 and A483
There are also as referenced above direct views of the site from the upper storey windows of Oakfield and some of the properties on the north side of Middleton Road which all currently look out a rural scene, albeit one which already contains some urban elements including the incongruous building associated with North Shropshire College. 4.5. Landscape and visual sensitivity
4.5.1. Following the criteria outlined in Section 2.3 the landscape character of the proposed development site and its immediate surrounding area can be classified as being of Medium Landscape Sensitivity, in view of its location on the edge of Oswestry and the fact it has been subject to significant change in recent decades (see section 3.5.2).
4.5.2. Following the criteria outlined in Section 2.4 drivers of vehicles using Middleton Road can be deemed to be of Low Sensitivity while pedestrians (assumed in this context to be mainly involved in dog walking) are considered to be of Low to Medium Sensitivity.
4.5.3. Users of the small open space on Middleton Lane are deemed to be of Low to Medium Sensitivity at most as they are likely to comprise predominately of dog walkers and children involved in informal play, both activities where appreciation of the wider landscape is of no more than secondary importance.
4.5.4. Local traffic using the A5 and Shrewsbury Road are deemed to be of Low Sensitivity as enjoyment of the landscape is unlikely to be even of secondary importance in their journeys along these roads. For recreational drivers it may be of marginally more significant but expectations for this section of the A5 will be far lower in this regard than when they are travelling through areas with statutory landscape designations, such as the Shropshire Hills AONB. Consequently users of these highways are deemed to be of Low Sensitivity overall.
4.5.5. Occupiers of residential properties directly overlooking the proposed development site (see section 4.3) are deemed to be of High Sensitivity since in many cases the open aspect views may have been an important factor behind their decision to move into these properties. 5. PROPOSED DEVELOPMENT
5.1. As indicated above this development forms part of the sustainable urban extension referred to in section 3.1.3. The indicative masterplan is shown below in Figure 13.
Figure 13: Indicative masterplan of sustainable urban extension LVIA Design with Nature Ltd
5.2. The area to the south is the subject of an outline planning application (16_012594_OUT validated on 13th June 2017), for 600 houses and associated areas of public open space. At the time of writing Shropshire Council’s planning portal is indicating that outline planning approval has been granted for this application.
5.3. Although the principal vehicular access is off Shrewsbury Road a connection with the southern end of Middleton Lane is planned. Of particular relevance to the proposed development is an area of open space indicated as being situated immediately to the south-east of the small existing area of green space where VP1 is located.
5.4. This proposed development consists of up to 150 houses to the north of the highlighted area on the above plan. Although it will still be linked to the larger development discussed above the draft illustrative masterplan (see Figure 14) shows a proposed access off Middleton Road.
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Figure 14: Indicative masterplan for proposed development
5.5. As can be seen in Figure 14 above the draft masterplan indicates that all the existing hedgerows within the site (including the one on the southern boundary) are to be retained. Of particular importance is the fact that the two untrimmed mature sections of hawthorn hedgerow both have public open space areas located to the east of them potentially providing a greater degree of protection against over enthusiastic pruning than can be the case when these features form the boundaries between back gardens.
5.6. The linear open space that is shown in Figure 13 as running parallel with the A5 is continued at a broadly equivalent width within the proposed development although it becomes significantly tapered at its northern end.
5.7. The total area of indicated public open space and SUDS for this development is 1.13 hectares (32% of the total site area). This is proposed in five separate areas of the
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site and varies in character between larger informal spaces to the east, to smaller more intimate spaces that are integrated into the residential fabric throughout the development.
5.8. The landscape strategy softens the residential environment via the addition of tree planting throughout. Particular emphasis has been placed on planting along the northern boundary which, as it matures, will soften views into the site from the existing houses opposite and approach along Middleton Road (as seen from viewpoint 2). Planting within this section of the site will mitigate the impact caused by the removal of the mature hedgerow and Lime tree from Oakfield. Over time, as the new planting matures, it will reduce the visual and environmental impact resulting from the loss of the existing vegetation.
5.9 Planting to strengthen the existing vegetation along the boundary with the A5 will create a small pocket of woodland that will minimise the impact of the A5 (primarily noise and dust) on the proposed houses and improve the biodiversity of the site as it links into existing habitat corridors.
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6. LANDSCAPE EFFECTS
6.1. Since virtually all the existing hedgerows are to be retained (see section 5.5) the direct physical landscape effects associated with this development are relatively limited. A 20 to 30 metre long section of hedgerow (including the existing field gate gap shown in Figure 4) is indicated in Figure 14 as being removed in connection with the formation of the new vehicular access.
6.2. The two visually significant stands of vegetation, the Scots pine copse and small stand of oaks on Middleton Lane will be unaffected by the proposed development.
6.3. No adverse impact on the designated Environmental Network corridor (eastern boundary hedgerow and tree planting within the curtilage of the A5 corridor) are anticipated to arise from this development (and the designated linear public open space will act as buffer strip – see section 8)
6.4. However the construction of up to 150 houses on existing farmland constitutes a significant change in the landscape character of both the site and the area immediately surrounding it. The section of Middleton Road adjoining the proposed development site’s northern boundary will assume a more urbanised character although its rural feel to the east of the A5 will still be retained.
6.5. The magnitude of landscape change using the criteria outlined in Section 2.4 above is categorised as Medium Adverse. It is not categorised as High Adverse because:
• There is an existing visible residential development on the northern side of Middleton Road; • The sustainable urban extension (of which the proposed development is a part) effectively represents infilling between the existing urban area and a major highway rather than an actual incursion into the open countryside beyond; • The clear visual and landscape barrier of the tree planting associated with Oswestry by-pass (A5) ensures that the level of magnitude of change on the countryside to the east is No change; • no existing residences (eg. Greenacres) are being demolished; • the majority of the sites existing hedgerows are to be retained;
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• visually significant stands of adjoining vegetation will be entirely unaffected by the proposed development; • there are opportunities for the incorporation of medium to tall trees in the public open spaces areas shown in Figure 14.
6.6. Consequently the significance of landscape effects, for the proposed development south of Middleton Road can be deemed to be Moderate Adverse for the site and its immediate vicinity.
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7. VISUAL EFFECTS
7.1. Introduction
7.1.1. The visual effect results summarised in the table below are the consequence of combining the degree of sensitivity of a particular receptor with the amount of change in visual magnitude, as outlined in section 2.5.
7.2. Proposed views
7.2.1. Viewpoint 1 Views of the proposed development site from this location would be filtered and partially screened (during the summer months) by tree planting in the new area of open space situated between this location and the proposed development site (see Figure 13). The existing view of the tree belt alongside the by-pass is likely to be largely obscured by the proposed development. The visual magnitude of change for this viewpoint is deemed to be Medium Adverse and the consequent the degree of visual effect as Moderate Adverse.
7.2.2. Viewpoint 2 The development proposals, which have had Outline Planning Permission approved, involve the removal of the hedgerow along the north-western boundary of the site to facilitate the widening of Middleton Road to create a safe access into the site. The construction of the new road will include part of the land currently within the ownership of Oakfield, and will also necessitate the removal of the mature Lime tree, which is a prominent feature within the view. To mitigate the loss of the hedgerow, the landscape strategy, illustrated on the Figure 14 masterplan, proposes a replacement hedgerow to line the new section of road together with an avenue of 5 trees (two of which are to be large stock) set back from the hedge line in an area of public open space (POS). The proposed housing in the northern art of the site is set back and faces into the site so that views from Middleton Road of these properties will take in rear garden boundaries rather that the visual clutter associated with a streescape such as parked cars. Views into the development site from this point will therefore be focused along the line of the new hedgerow, where planting within the POS will filter views of the upper stories of the new housing. Following the initial construction period the impact of this change on the view will diminish as new planting matures and partially screens views into the site. Overall the magnitude of
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visual change is considered to be High Adverse and the resulting level of effect as Moderate Adverse.
7.2.3. Viewpoint 3 Although most of the new houses that form part of the proposed development will be at a lower level than the garden of this property the majority of the existing view is likely to be obscured, although there may still at least glimpses of the distant hills from the rear upper storey windows. Overall the magnitude of change is deemed to be High Adverse for this particular private property largely due to the fact that the plot itself protrudes into the proposed development site. Consequently the degree of overall visual effect is considered to be Substantial Adverse.
7.2.4 Viewpoint 4 Assuming that the tree screen belt associated with the A5 is retained over the long term and enhanced with additional tree planting, there should only be glimpses of the site during the winter months. In making the assessment below it has been taken into consideration that this is an oblique as opposed to the direct view, which is focussed along Middleton Road. Overall the visual magnitude of change is considered to be Low Adverse and the associated degree of effect as Slight Adverse.
7.2.5. Other viewpoints Although it is currently uncertain whether public footpath 0307/68/4 will be significantly diverted from its current alignment it is assumed (for the purposes of this assessment) that it will pass through the open space located in the centre of the large residential development to the south shown in Figure 13. Although there will be glimpses of the proposed development it will largely be obscured by the intervening development (although the actual sequencing of the various phases is currently unknown). Consequently the magnitude of visual change in relation to the Middleton Road scheme is considered to be No Change and the visual effect as Negligible. The proposed development would be much more visible from the rear upper storey windows of Oakfield and the front upper storey windows of properties on Middleton Road. In addition the houses opposite the newly created site access would have ground level views into the proposed development although these would be significantly less extensive in nature than those outlined for viewpoint 3. Overall the magnitude of change for these receptors is deemed to be Medium Adverse and the resulting visual effect as Substantial to Moderate Adverse.
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7.2.6. The table below summarises the above conclusions and indicates the level of significance of each individual effect for the selected viewpoints.
Range of Effects Reference, Receptor and Location Sensitivity Magnitude Significance VP1 Public open space on Low to Medium Moderate Middleton Lane Medium Adverse Adverse
VP2 North-west corner of site on Low to High Adverse Moderate Middleton Road Medium Adverse
VP3 Back garden of Greenacres High High Adverse Substantial Adverse Private Property
VP4 Middleton Road bridge over Low Low Adverse Slight Oswestry by-pass Adverse
7.2.7. The above table confirms that the proposed development will be only be visible from a relatively small number of public realm viewpoints associated with potentially sensitive receptors, with these principally being dog walkers and local residents accessing their properties.
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8. PROPOSED MITIGATION
8.1. The proposed mitigation measures can be summarised as follows:
• Retention (accept for removal of small length associated with creation of site access on Middleton Road) of both internal and boundary hedgerows with the two most visually significant sections being located adjacent to public open space (see section 5.5). • Retention of the two mature hawthorns (at least in the short to medium term) on the southern boundary referenced in the hedgerow report produced by Sylvan Resources. • Retention of small area of existing scrub on western boundary. • Incorporation of linear open space with additional tree planting along eastern boundary to act as a buffer strip for the adjoining designated Environmental Network corridor alongside the A5. • Proposed tree and shrub planting in both gardens and open space areas (it is assumed that a detailed planting plan will be produced once the site layout is confirmed).
8.2. The proposed development represents an opportunity for the regeneration of the sites existing hedgerows (with some lengths perhaps being laid by suitably experienced professionals) and infilling of existing gaps with a wider variety of suitable native species.
8.3. As referenced in section 6.4 the site currently lacks any significant vegetation (also see section 3.6) this development (together with the larger area to the south) represents an opportunity to incorporate some medium to tall trees throughout the site that could potentially enhance the landscape character over the long term.
8.4. In relation to the substantial adverse visual effect concluded for the occupiers of Greenacres it is worth considering the erection a 2 metre high fence (perhaps topped with a trellis panel) inside this garden boundary as well as allowing the currently trimmed blocks to increase in height and coalesce to form a continuous evergreen hedge (although it is appreciated that this garden is outside the boundary of the proposed development and hence outside the control of the client).
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9. SUMMARY
9.1 The landscape effect for the site and the section of Middleton Lane which immediately adjoins it has been determined as Moderate Adverse which in this particular context is considered to be insignificant.
9.2. The only significant visual effect, Substantial Adverse has been recorded for VP3 although it should be emphasised that this relates to a single residential property whose plot spatially protrudes into the proposed development site. Potential ways of reducing this impact are discussed in section 8.4. Over the longer term the degree of visual effect would be reduced as trees and shrubs associated with gardens and public open space areas reached maturity.
9.3. One Moderate Adverse visual effect was determined for VP1 although this is likely to reduce over the long term as the tree planting in the intervening area of proposed public open space becomes established.
9.4. A Moderate to Slight Adverse visual effect was determined for VP2 due largely to the removal of a section of existing hedgerow for the proposed new access on Middleton Road.
9.5. A Slight Adverse visual effect was determined for VP4 although this relates to an oblique view, likely to be regularly experienced by only a relatively small number of pedestrian receptors
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10. REFERENCES
• Shropshire Local Development Framework: Adopted Core Strategy (March 2011).
• National Character Area Profile, 61 - Shropshire, Cheshire-Staffordshire plain, Natural England (2014). . • The Shropshire Landscape Typology; Shropshire County Council (2006).
• Natural Environment Guidance Note 11: Environmental Networks; Shropshire Council (September 2013).
• Report on hedgerows on a proposed development site at Oswestry Eastern Approach; Sylvan Resources (August 2016).
• Ecological Assessment of land at Oswestry, Shropshire; Churton Ecology (October 2015).
• Ecological Assessment: Land at Oswestry, Shropshire; Star Ecology (December 2015).
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