LAND EAST OF FARRELLS FIELD, YATTON KEYNELL, WILTSHIRE
LANDSCAPE AND VISUAL APPRAISAL FOR RESIDENTIAL DEVELOPMENT
On behalf of PERSIMMON HOMES (WESSEX)
October 2018
REF: 18.748
REV:
WH Landscape Consultancy Ltd Sandcliffe House Northgate Street Devizes Wilts SN10 1JT
t: 01380 727539 e: [email protected] APPOINTMENT
WH Landscape Consultancy Ltd (WHLandscape) has been appointed by appointed by Persimmon Homes (Wessex) to undertake a Landscape and Visual Appraisal (LVA) for the proposed residential development of land off Farrells Field, Yatton Keynell, Wiltshire.
WHLandscape has an established track record of appraising development proposals. The Practice has considerable experience in the field of landscape and visual assessment and uses tried and tested techniques developed and recognised by the Landscape Institute, Institute of Environmental Management and Assessment, and Natural England.
This appraisal has been undertaken by: George Harley BA (Hons) MA CMLI
Checked by: Will Harley BSc (Hons) CMLI
This document has been prepared in accordance with the scope of WHLandscape’s appointment with its client and is subject to the terms and conditions of that appointment.
WHLandscape accepts no liability for any use of this document other than by its client and only for the purposes for which it was prepared and provided.
If received electronically it is the recipient’s responsibility to print any plans within this document to the correct scale. Refer to written dimensions where provided.
© Copyright WH Landscape Consultancy Ltd. This document is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of WHLandscape.
Ordnance Survey © Crown Copyright 2018. All rights reserved. WHLandscape licence number: LAN1001422.
CONTENTS
1. INTRODUCTION
2. SCOPE AND APPRAISAL METHODOLOGY
3. LANDSCAPE PLANNING CONTEXT
4. BASELINE LANDSCAPE AND VISUAL STUDY
5. LANDSCAPE AND VISUAL APPRAISAL
6. RECOMMENDATIONS AND CONCLUSIONS
7. REFERENCES
ILLUSTRATIVE MATERIAL
FIG. 1 LOCATION AND VIEWPOINT PLAN
FIG. 2 VERTICAL AERIAL
FIG. 3 DESIGNATIONS
FIG. 4 LANDSCAPE AND VISUAL ANALYSIS
FIG. 5 LANDSCAPE MASTERPLAN
APPENDICES
APPENDIX 1: DEVELOPMENT PROPOSALS
APPENDIX 2: VIEWPOINT PHOTOGRAPHS
Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
1. INTRODUCTION
1.1 This LVA provides an appraisal of the landscape and visual effects associated with the proposed residential development of approximately 1.20 hectares (ha) of land east of Farrells Field, on the southern residential edge of the village of Yatton Keynell. The site is in the administrative area of Wiltshire Council, specifically Wiltshire Council Northern Area, and lies 120 metres (m) to the south and 220m to the east of the Cotswolds Area of Outstanding Natural Beauty (AONB). The findings of the appraisal will be used to determine the suitability of the proposals, as well as to suggest appropriate mitigation measures if required.
1.2 The proposed development area is a SHLAA site (number 482) and has been identified in the Draft Wiltshire Housing Site Allocations Plan for residential development. The application is for the construction of 38 residential units, comprising a mix of open market and affordable housing. Open market housing will be a mixture of two, three and four bedroom units, while the affordable housing will be a mix of one, two and three bedroom units. An associated pump station is to be constructed to the west of the site. Vehicular access to the site will be taken off the B4039 to the north of the site, while a pedestrian access will be created through to Farrells Field to the west. There is also the potential for a secondary pedestrian access to link with a track to the west, however the track itself will need to be formalised.
1.3 An indicative landscaping scheme forms part of the development proposals, including the prevision of public open space. The appropriateness/effectiveness of the indicative landscaping will be considered in the appraisals and is subject to change dependent upon their findings.
1.4 For this report, the policy context is taken from the National Planning Policy Framework (2018) (NPPF) and the Wiltshire Core Strategy (2015). The baseline landscape character has been taken from Natural England National Character Area Profiles (NCA): 107. Cotswolds (2013) and 117. Avon Vales (2014), the Cotswolds AONB Landscape Character Assessment (2004), the Wiltshire Landscape Character Assessment (2005), and the North Wiltshire Landscape Character Assessment (2004). Also of relevance to this project is the Cotswolds Conservation Board Position Statement: Development in the setting of the Cotswolds AONB (2016) and the Cotswolds AONB Landscape Strategy and Guidelines (2004).
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
2. SCOPE AND APPRAISAL METHODOLOGY
2.1 The LVA process is based on the following guidance: • Guidelines for Landscape and Visual Impact Assessment. 3rd ed. (GLVIA 3). • Landscape Character Assessment: Guidance for England and Scotland.
2.2 The LVA is a tool used to identify and appraise the likely effects of change resulting from development, both on the landscape as an environmental resource in its own right and on people’s views and visual amenity. Landscape Effects relate to changes to components of the landscape resource as a result of development. Visual Effects relate to the appearance of development, its effect on specific views and on the general visual amenity experienced by users of the landscape. The study area to be considered includes the site itself and the full extent of the wider landscape with the potential to be influenced by the development.
2.3 BASELINE LANDSCAPE AND VISUAL STUDY 2.3.1 The baseline study reviews the existing landscape and visual resources to determine and describe the conditions against which changes resulting from the development can be measured or predicted and assessed. The process comprises three stages, namely a desk study, field survey and baseline analysis. The baseline study helps identify the landscape and visual receptors which are considered susceptible to change as a result of the development and includes description, classification and evaluation. It forms the basis against which to appraise the Magnitude of Effect and, if necessary, the Significance of Effect of the development on landscape and visual resources.
DESK STUDY RESOURCES 2.3.2 The following resources have been used to inform the field survey and the analysis:
Mapping • Ordnance Survey maps and vertical aerial photography • Definitive Rights of Way: Public Rights of Way Mapping (Wiltshire Council) • Geology: Geology of Britain Viewer (British Geological Survey) • Pedology: Soilscapes Map (Soilscapes) • Agricultural Land Classification (ALC) Map South West Region (Natural England) • Designations: Magic Interactive Mapping – Core Strategy Policy Maps (Wiltshire Council) • Heritage assets: The National Heritage List for England (Historic England)
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Planning Policy • National Planning Policy Framework • Wiltshire Core Strategy
Character Assessment • NCA: 107. Cotswolds • NCA: 117. Avon Vales • Cotswolds AONB Landscape Character Assessment • Wiltshire Landscape Character Assessment • North Wiltshire Landscape Character Assessment
Additional Documents • Position Statement: Development in the setting of the Cotswolds AONB • Cotswolds AONB Landscape Strategy and Guidelines • Draft Wiltshire Housing Site Allocations Plan
FIELD SURVEY 2.3.3 The desk study informs the field survey. Of particular relevance are the Ordnance Survey maps, aerial photography and the Landscape Character Assessments. The field survey is then used to gain a full appreciation of the relationship between the site and study area. The field work is supported by mapped viewpoints and photographic records, representative of, and relevant to, the development.
BASELINE ANALYSIS 2.3.4 The findings of the desk study and field survey inform the baseline analysis, which helps in determining the landscape value of the study area though description, classification and evaluation of the landscape and visual resources relevant to the application site and surrounding study area. Determining the value of the landscape as a resource helps in identifying specific landscape and visual receptors that have the potential to be affected by the development.
Landscape value 2.3.5 Landscape value is the relative value that is attached to different landscapes by society; a landscape may be valued by different stakeholders for a variety of reasons. While individual elements and features within the landscape may have value, including value in respect of character and designation, having specific elements and features of value does not mean an area is a valued
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire landscape. Moreover, as identified in GLVIA 3, “the fact that an area of landscape is not designated either nationally or locally does not mean that it does not have any value”. Typically, value is determined against a series of predefined factors, to establish an overall landscape value of either Low, Medium, or High. However, depending on the extent to which a landscape is covered by a national statutory landscape designation, landscape value may automatically be defined as High.
Landscape Receptors 2.3.6 Landscape receptors will be selected to help ascertain the specific aspects of the landscape resource that have the potential to be affected by the development. Potential receptors include individual elements and features of the study area, both on and off site, as well as the distinct landscape character of the study area as a whole.
Visual Receptors 2.3.7 Visual receptors will initially be identified from where the desk study suggests that the development area may be visible, before being verified as part of the field survey. Views will primarily be recorded from Public Rights of Way (PRoWs) and other areas with public access, as well as public roads with full public and permissive access. Residential views will be considered, where appropriate, through the use of representative viewpoints. It should be noted views may be recorded from areas which the desk study suggests have no intervisibility with the site, moreover not all potential visual receptors will be recorded during the field survey (e.g. if there is an obvious lack of intervisibility).
2.4 APPRAISAL OF LANDSCAPE AND VISUAL EFFECTS 2.4.1 The landscape appraisal addresses changes in the fabric, character and key elements and features of the landscape resource. The visual appraisal addresses changes in visual amenity, and the implication of those changes on specific visual receptors.
2.4.2 The appraisal of effects aims to: • Estimate the sensitivity of landscape and visual receptors as a function of their value and their susceptibility to change. • Identify the Magnitude of Effect of the development. • Provide an appraisal of the effects and, subsequently, the Nature of Effect in a logical and well- reasoned fashion. • Indicate suitable mitigation measures.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
2.4.3 The appraisal will consider the likely effects of the proposed development in the context of receptor sensitivity in order to determine the potential effect on the underlying resource, with mitigation measures recommended if required. The overall landscape and visual effects of the development will then be reappraised to determine the effectiveness of the recommended mitigation at both implementation and at maturity.
2.4.4 Designations which may affect the sensitivity of receptors will also be taken into consideration, where appropriate. In terms of listed buildings and other designated heritage assets as receptors, this report will only consider the potential effects on the historic landscape settings of these structures/areas. It should be noted that, although a development may be visible from a listed building or other designated historic asset, this does not automatically mean that there is an effect on its historic landscape setting.
2.4.5 Wherever possible, identified effects are quantified but, by its very nature, the LVA requires a significant amount of interpretation and professional judgement. To be consistent, the prediction of Magnitude of Effect and, if necessary, the appraisal of Significance of Effect is based on pre-defined criteria.
NATURE OF EFFECT 2.4.6 Change as a result of development may be Positive or Adverse, to varying degrees, or Neutral. Neutral effects are those where change is considered to have neither a Positive nor Adverse effect on the landscape or visual resource being considered. The calculation of a significant effect does not mean that change is automatically Adverse; Nature of Effect is considered independently to the calculation of significance. Mitigation can change the Nature of Effect post development, with the aim being to lower the Magnitude of Effect and reduce Adverse effects as far as possible, ideally through mitigation measures that have a Positive effect on landscape and/or visual resources.
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3. LANDSCAPE PLANNING CONTEXT
3.1 The following policy has been taken from the planning documents which are pertinent to the development of the site. Theses policy extracts and, where applicable, excerpts of explanatory text are considered to be relevant to the application. The policies listed will be used to guide the appraisal of, and the mitigation strategy for, the proposed development.
3.2 NATIONAL PLANNING POLICY FRAMEWORK 3.2.1 Published in July 2018, the NPPF sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally-prepared plans for housing and other development can be produced. Of particular relevance to this appraisal is Section 15. Conserving and Enhancing the Natural Environment, paragraph 170, which states that “Planning policies and decisions should contribute to and enhance the natural and local environment by”:
a) protecting and enhancing valued landscapes, sites of biodiversity or geological value and soils (in a manner commensurate with their statutory status or identified quality in the development plan); and:
b) recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services – including the economic and other benefits of the best and most versatile agricultural land, and of trees and woodland;
3.2.2 Furthermore, in terms of the protection given to designated landscapes Section 15, paragraph 172, states:
Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues. The conservation and enhancement of wildlife and cultural heritage are also important considerations in these areas, and should be given great weight in National Parks and the Broads. The scale and extent of development within these designated areas should be limited. Planning permission should be refused for major development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest. Consideration of such applications should include an assessment of:
a) the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
b) the cost of, and scope for, developing outside the designated area, or meeting the need for it in some other way; and c) any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated.
3.2.3 Also of relevance to this project is Section 12. Achieving Well-designed Places, specifically paragraph 127, which states:
Planning policies and decisions should ensure that developments: a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
3.3 WILTSHIRE CORE STRATEGY 3.3.1 Adopted by Wiltshire Council in January 2015, the Wiltshire Core Strategy Development Plan Document replaced the four local plans that covered Wiltshire. The Core Strategy provides a positive and flexible overarching planning policy framework for Wiltshire for the period up to 2026 in order to ensure that any proposed development is of a high standard and is compatible with the character and visual qualities of the area.
CORE POLICY 51 – LANDSCAPE
Development should protect, conserve and where possible enhance landscape character and must not have a harmful impact upon landscape character, while any negative impacts must be mitigated as far as possible through sensitive design and landscape measures. Proposals should be informed by and sympathetic to the distinctive character areas identified in the relevant Landscape Character Assessment(s) and any other relevant assessments and studies. In particular, proposals will need to demonstrate that the following aspects of landscape character have been conserved and where possible enhanced through sensitive design, landscape mitigation and enhancement measures:
i. The locally distinctive pattern and species composition of natural features such as trees, hedgerows, woodland, field boundaries, watercourses and waterbodies. ii. The locally distinctive character of settlements and their landscape settings.
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iii. The separate identity of settlements and the transition between man-made and natural landscapes at the urban fringe. iv. Visually sensitive skylines, soils, geographical and topological features. v. Landscape features of cultural, historic and heritage value. vi. Important views and visual amenity. vii. Tranquillity and the need to protect against intrusion from light pollution, noise and motion. viii. Landscape functions including places to live, work, relax and recreate. ix. Special qualities of Areas of Outstanding Natural Beauty (AONBs) and the New Forest National Park, where great weight will be afforded to conserving and enhancing landscapes and scenic beauty.
Proposals for development within or affecting the Areas of Outstanding Natural Beauty (AONBs), New Forest National Park (NFNP) or Stonehenge and Avebury World Heritage Site (WHS) shall demonstrate that they have taken account of the objectives, policies and actions set out in the relevant Management Plans for these areas. Proposals for development outside of an AONB that is sufficiently prominent (in terms of its siting or scale) to have an impact on the area’s special qualities (as set out in the relevant management plan), must also demonstrate that it would not adversely affect its setting.
CORE POLICY 52 – GREEN INFRASTRUCTURE
Development shall make provision for the retention and enhancement of Wiltshire’s green infrastructure network, and shall ensure that suitable links to the network are provided and maintained. Where development is permitted developers will be required to: i. Retain and enhance existing on site green infrastructure ii. Make provision for accessible open spaces in accordance with the requirements of the adopted Wiltshire Open Space Standards. iii. Put measures in place to ensure appropriate long-term management of any green infrastructure directly related to the development. iv. Provide appropriate contributions towards the delivery of the Wiltshire Green Infrastructure Strategy v. Identify and provide opportunities to enhance and improve linkages between the natural and historic landscapes of Wiltshire
If damage or loss of existing green infrastructure is unavoidable, the creation of new or replacement green infrastructure equal to or above its current value and quality, that maintains the integrity and functionality of the green infrastructure network, will be required.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Proposals for major development should be accompanied by an audit of the existing green infrastructure within and around the site and a statement demonstrating how this will be retained and enhanced through the development process.
Development will not adversely affect the integrity and value of the green infrastructure network, prejudice the delivery of the Wiltshire Green Infrastructure Strategy, or provide inadequate green infrastructure mitigation.
Green infrastructure projects and initiatives that contribute to the delivery of a high quality and highly valued multi-functional green infrastructure network in accordance with the Wiltshire Green Infrastructure Strategy will be supported. Contributions (financial or other) to support such projects and initiatives will be required where appropriate from developers
CORE POLICY 57 – ENSURING HIGH QUALITY DESIGN AND PLACE SHAPING
A high standard of design is required in all new developments, including extensions, alterations, and changes of use of existing buildings. Development is expected to create a strong sense of place through drawing on the local context and being complementary to the locality. Applications for new development must be accompanied by appropriate information to demonstrate how the proposal will make a positive contribution to the character of Wiltshire through: i. Enhancing local distinctiveness by responding to the value of the natural and historic environment, relating positively to its landscape setting and the existing pattern of development and responding to local topography by ensuring that important views into, within and out of the site are to be retained and enhanced. ii. The retention and enhancement of existing important landscaping and natural features, (e.g. trees, hedges, banks and watercourses), in order to take opportunities to enhance biodiversity, create wildlife and recreational corridors, effectively integrate the development into its setting and to justify and mitigate against any losses that may occur through the development. iii. Responding positively to the existing townscape and landscape features in terms of building layouts, built form, height, mass, scale, building line, plot size, elevational design, materials, streetscape and rooflines to effectively integrate the building into its setting. iv. Being sympathetic to and conserving historic buildings and historic landscapes. v. The maximisation of opportunities for sustainable construction techniques, use of renewable energy sources and ensuring buildings and spaces are orientated to gain
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
maximum benefit from sunlight and passive solar energy, in accordance with Core Policy 41 (Sustainable Construction and Low Carbon Energy). vi. Making efficient use of land whilst taking account of the characteristics of the site and the local context to deliver an appropriate development which relates effectively to the immediate setting and to the wider character of the area. vii. Having regard to the compatibility of adjoining buildings and uses, the impact on the amenities of existing occupants, and ensuring that appropriate levels of amenity are achievable within the development itself, including the consideration of privacy, overshadowing, vibration, and pollution (e.g. light intrusion, noise, smoke, fumes, effluent, waste or litter). viii. Incorporating measures to reduce any actual or perceived opportunities for crime or antisocial behaviour on the site and in the surrounding area through the creation of visually attractive frontages that have windows and doors located to assist in the informal surveillance of public and shared areas by occupants of the site. ix. Ensuring that the public realm, including new roads and other rights of way, are designed to create places of character which are legible, safe and accessible in accordance with Core Policy 66 (Strategic Transport Network). x. The sensitive design of advertisements and signage, which are appropriate and sympathetic to their local setting by means of scale, design, lighting and materials. xi. Taking account of the needs of potential occupants, through planning for diversity and adaptability, and considering how buildings and space will be used in the immediate and long term future. xii. The use of high standards of building materials, finishes and landscaping, including the provision of street furniture and the integration of art and design in the public realm. xiii. The case of major developments, ensuring they are accompanied by a detailed design statement and masterplan, which is based on an analysis of the local context and assessment of constraints and opportunities of the site and is informed by a development concept, including clearly stated design principles, which will underpin the character of the new place. xiv. Meeting the requirements of Core Policy 61 (Transport and New Development).
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4. BASELINE LANDSCAPE AND VISUAL STUDY
4.1 LOCATION AND CONTEXT 4.1.1 The site is located on an area of land on the southern residential edge of Yatton Keynell, contained between the Farrells Field residential development not the north-west and two residential properties, known collectively as Cold Harbour, to the south-east. In its wider context the site lies to the north-west of the town of Chippenham and south of the M4 motorway. The lands is currently kept as pasture, defined in the landscape by dense tree and hedgerow cover; the western half of the site is crossed north-east/south-west by a 6m water main easement and north-west/south-east by a 6m oil pipeline easement. Access is currently taken from a farm track which runs along the site’s western boundary, via a field gate to the south-west. No natural environment or heritage designations cover the site.
4.1.2 The study area to the north-west of the site, including much of Yatton Keynell itself, falls within the Cotswolds AONB, which confers a national landscape designation onto the area for the purpose of conserving and enhancing natural beauty including landform, geology, biodiversity, landscape features and human settlement. Of particular relevance to this project is the Position Statement: Development in the setting of the Cotswolds AONB, and the guidance and recommendations contained within it.
The Board considers the setting of the Cotswolds AONB to be the area within which development and land management proposals, by virtue of their nature, size, scale, siting materials or design can be considered to have an impact, positive or negative, on the landscape, scenic beauty and special qualities of the Cotswolds AONB.
4.2 LANDSCAPE CHARACTER 4.2.1 The following Landscape Character Assessments have been used to establish the baseline character of study area: • NCA: 107. Cotswolds • NCA: 117. Avon Vales • Cotswolds AONB Landscape Character Assessment • Wiltshire Landscape Character Assessment • North Wiltshire Landscape Character Assessment
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4.2.2 The study area is covered by NCA: 107. Cotswolds and NCA: 117. Avon Vales, with significant crossover in terms of the key characteristics of these areas. However, due to the broad level of assessment, the identified key characteristics are too general to be relevant to the site. For this appraisal, the Wiltshire Landscape Character Assessment and the most detailed Landscape Character Assessment (the North Wiltshire Landscape Character Assessment) will be used to help establish the site’s unique landscape character as well as to determine its contribution to the landscape character, elements, and features which define the wider landscape.
4.2.3 Only information pertaining to the Landscape Character Areas (LCAs) and Landscape Character Types (LCTs) in which the site is located has been listed. Due to the extent of individual LCAs/LCTs, some of the listed information may not be wholly relevant to the site and surrounding landscape.
4.2.4 In the case of the Cotswold AONB, while this designation does not cover the site, it defines much of the study area to the north and the west and has a certain degree of influence on the land beyond it. As such, the key characteristics for the relevant LCT and LCA have been listed as they are important for determining the potential effects on the landscape setting of the AONB.
WILTSHIRE LANDSCAPE CHARACTER ASSESSMENT 4.2.5 In December 2005, Land Use Consultants, on behalf of Wiltshire County Council, published the Wiltshire Landscape Character Assessment. The assessment builds upon and integrates a number of existing landscape character assessments within Wiltshire, including the North Wiltshire Landscape Character Assessment. This information allows reasoned consideration of those issues affecting the landscape, which can be used as a basis for the development of appropriate recommendations for future landscape conservation and management. The site falls within LCT 16: Limestone Lowland, which comprises a single LCA 16A: Malmesbury-Corsham Limestone Lowland.
Key Characteristics: • Gently undulating lowland farmland over underlying geology of predominantly mudstone and limestone with some pockets of clay. • A peaceful and rural landscape with subtle variations in character relating to the varied geology, topography and water courses. • Mix of permanent pasture and arable farmland. • Strong network of hedgerows with hedgerow trees. • Dry stone walls field boundaries in some areas and around settlements.
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• Field pattern predominantly large geometric field typical of eighteenth and nineteenth century enclosure with small scale irregular fields of medieval pattern close to close to settlement. • More open areas of higher ground to the west offer panoramic views over the type, elsewhere occasional woodland blocks, copses and frequent hedgerow trees give a greater sense of enclosure, with intermittent views. • Numerous rivers forming shallow valleys, with the watercourses sometimes lined with willows. • Settlements in the form of historic market towns, villages and scattered farmsteads distributed throughout the type linked by network of rural roads. • Traditional buildings of local limestone buildings an outstanding feature. • Presence of historic parkland and estates marked by stone estate walls, grand entrances and parkland trees and avenues.
LCA 16A: Malmesbury-Corsham Limestone Lowlands: Malmesbury-Corsham Limestone Lowlands is the only area within of the Limestone Lowlands Landscape Type. It covers a large area of northwest Wiltshire occurring between areas of limestone valleys and higher limestone wold to the west (outside the county) and clay to the east.
The area is predominantly rolling mixed pastoral and arable farmland, in a pattern of large fields bounded by hedgerows with hedgerow trees. The hedgerows vary in condition with some gappy and low flailed hedges in evidence for example around Grittleton.
Changes in the underlying geology and land use cause subtle localised variations throughout the area within an overall graduation from higher ground founded on limestone to the west to lower ground on clay to the east. On the higher and steeper ground of the Forest Marble Limestone to the west, and particularly to the south of Corsham, hedgerows are less prominent with dry stone walls dividing the fields. With less visual obstruction, there are panoramic and distant views the farmland as it falls away gently to the east. There are also some more open areas around Biddestone and to the north of the area. Here a comparative scarcity of tree cover creates a greater sense of exposure. Shallow valleys along the numerous springs and brooks in the area have a more intimate and enclosed feeling. The most prominent of these is along the River Avon where the locally steep valley sides give a sense of containment, and the rich vegetation including willows line the river bank. There are also areas of estate and historic parkland, often associated with large houses. Areas of open pastoral land with numerous standard trees can be found throughout the area, some contain more designed element such as the large avenue near Monkton Farleigh.
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A key element in the area is the distinctive limestone villages and towns, connected by a network of winding rural lanes and straight Roman roads. Some brick built dwellings and farmhouses appear to the east of the area reflecting the changing geology. Traditional buildings are frequently centred around village greens and ponds or form a more linear settlement forming a main street along one of the rural roads.
Positive Landscape Features of Significance: • Peaceful rural landscape. • Panoramic views from higher ground. • Strong network of hedgerows, hedgerow trees and occasional woodland copses. • Dry stone walls. • Remaining areas with medieval field pattern. • Historic parklands. • Remaining areas of ancient woodland, chalk grassland and other areas of ecological diversity. • Distinctive traditional limestone villages. • Network of rural road.
Strength of Character: The Limestone Lowland Landscape Type is united by the strong character of its traditional stone built settlements however, other elements such as land use, topography and field boundaries vary subtly across the type making it less distinctive and cohesive and therefore the strength of character overall is judged as moderate.
NORTH WILTSHIRE LANDSCAPE CHARACTER ASSESSMENT 4.2.6 In 2004, White Consultants, under the appointment of North Wiltshire District Council, produced the North Wiltshire Landscape Character Assessment. The assessment aims to ascertain a clear understanding of the landscape resource and set out management guidelines which will contribute to the environmental enhancement of the district. The site falls within LCT: Lowland Limestone (Forest Marble) Farmland, specifically LCA 8: Hullavington Rolling Lowland.
LCT: LOWLAND LIMESTONE (FOREST MARBLE) FARMLAND
Description:
Gently undulating lowland farmland underlain by limestone. Open landscape with broad low hills and shallow river valleys. Limestone walls boundaries in places and stone built settlements.
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LCA 8: HULLAVINGTON ROLLING LOWLAND
Description: This large area lies between Malmesbury in the north and Chippenham in the south. It is a rural area of gently rolling hills and shallow valleys, based on a number of geological formations, predominantly Forest Marble limestone, Oxford Clay and Cornbrash. The landform rises from approximately 60mAOD in the east of the area close to the Avon valley, to over 120m with some localised high points of up to 139m AOD.
This diverse geology gives rise to an area of mixed soil conditions, from predominantly pasture on the clay, to arable on the better soils of the Cornbrash. Field patterns are a mix of medium to large sizes, with a pattern of irregular medieval boundary shapes to more regular shapes from later enclosures. There are a number of villages within the area, but few other settlements and a dispersed pattern of farms. Woodlands and generally intact hedgerows with mature trees further contribute to the patchwork of fields in this gentle landscape.
The area has evidence of a succession of occupation with evidence of prehistoric settlement in the area such as the Neolithic chambered long barrow at Lanhill and an early Bronze Age bowl barrow at Barrow Farm. This part of Wiltshire is likely to have been Romanized from the latter part of the 1st century A.D. with the large Roman settlement at Easton Grey to the north, and a number of villas in the vicinity. Although the first recorded settlement in the locality of Kington St Michael is in the 10th century, it is likely that there was earlier Saxon settlement in this area.
The Domesday Book records that considerable lands in the area were owned by the bishop of Glastonbury, and included much woodland, which was much reduced shortly afterwards. The bounds of the royal forests of Chippenham and Melksham were declared in 1228, lying to the west of Chippenham, but the woodlands were largely felled and enclosed in the early 17th century. A number of small and medium sized woodlands remain, however, both to the north of the M4 and west of Chippenham. Corsham Court provides a significant large scale parkland landscape at the southern tip of the area. The seat was first kept by King Aethelred in the early 9th century and was passed to various noblemen subsequently. Capability Brown prepared plans to enlarge the park in 1760 which was finished by Repton in 1799.
A major early road ran from London, through Hungerford, Marlborough and Chippenham to Bristol – now the route of the A420. This was part of a highly developed national road system by the mid-fourteenth century and would have been of particular importance to the locally important cloth trade.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Limestone from the Cotswolds is the predominant building material, for both houses and the stone walls which are common in villages. Dry stone walls are also evident but not common as field boundaries. The villages of Kington Langley and Kington St Michael are notable for their fine stone buildings, many dating from the 17th and 18th centuries, and include the use of undressed stone to walls, ashlar quoins, lintels and mullions, and stone slates. This extensive use of weathered stone creates a landscape of muted colours.
The M4 motorway now carves a major swathe through the centre of the area, connecting with the A429 running north south, and the A420 running west from Chippenham. The edge of Chippenham is in the character area where it rises onto higher land bordering the Avon valley. Just south of Malmesbury there is a former airfield at Hullavington with large hangars and associated buildings.
In many places there are wide views over the area, where agriculture is the dominant and shaping force in the landscape, which in places has been to the detriment of local distinctiveness, for example in the loss of distinctive features of habitats associated with waterside environments.
Key Characteristics: • Rolling or lowland hills between 60-120m AOD, on Forest Marble limestone, Oxford Clay and Cornbrash. • Patchwork of irregular, medium sized fields, mainly pasture, and larger more recent enclosures used for arable, especially in on the richer soils. • Continuous hedges with many mature oaks. • Medium sized woodlands and deciduous copses. • Fine stone villages with muted colours and dispersed farms. • Historic Corsham Park. • Use of undressed limestone to walls, ashlar quoins, lintels and mullions, and stone slates. • Detractors of the M4, the edge of Chippenham and Hullavington airfield.
Key views management strategy: Many wide views are possible over this broad, rolling landscape. Within the rural hinterland, the key visual elements are the mature trees and the patchwork of small irregular fields. A number of major roads cross the area, including the M4 motorway and the A429 and A420. Views from these roads, and the connecting B roads, are important for the perceptions of many local people. Much of the rural hinterland, however, is relatively remote and tranquil.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Indicators of change from chosen viewpoints within this character area might include: • Loss of hedgerows and mature oak trees. • Landscape elements associated with riverside environments – in particular wet meadows, waterside trees, and reed beds or other wetland species. • Built form using traditional stone materials and detailing.
Landscape sensitivity: Corsham Park is designated as an Historic park and garden and forms part of a small Special Landscape Area which is an indication of its perceived high value. The broader area is typified by a gently undulating patchwork of arable and pasture with mature hedgerows, some woodlands and nucleated settlement in the form of fine stone villages. In some areas the distinctive features of the landscape have been lost, such as the relative lack of diversity in river corridors.
The landscape retains many features which are of local value, especially the woodlands, mature trees and continuous hedgerows. These could be lost through intention or neglect, especially if agricultural futures for pastureland in particular become more uncertain. The riverside and wetland areas, however, have lost much of their visual and ecological diversity.
The whole area has an essentially tranquil and pastoral character within which only smallscale, sensitively designed development, appropriately associated with existing built form, could be successfully accommodated without adverse landscape impacts.
LANDSCAPE CHARACTER ASSESSMENT OF THE COTSWOLDS AONB 4.2.7 In October 2002 the Cotswolds AONB Partnership together with the Countryside Agency appointed Landscape Design Associates to carry out a Landscape Character Assessment of the Cotswolds AONB with supporting Guidelines. The overall study consists of two separate reports, comprising the Cotswolds AONB Landscape Character Assessment and the Cotswolds AONB Landscape Strategy and Guidelines, both published in 2004. The land to the north and west of the site falls within LCT 14: Cornbrash Lowlands (referred to in the strategy and guidance as Cornbrash Pastoral Lowlands), specifically LCA 14A: Biddestone Lowland Farmland.
LCT 14: CORNBRASH LOWLANDS
Key Characteristics: • Flat or very gently undulating landform with occasional low hills;
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
• occasional wide views over productive farmland limited only by small farm copses and woodlands; • vertical elements such as hedgerow trees and pylons gain visual prominence; • network of tributary streams draining eastwards occupy shallow valleys with course of narrow streams marked by alder and other wetland tree species; • rich fertile soils derived from the Cornbrash Formation bedrock; • predominance of arable farming together with some pastoral land mainly bordering water courses; • medium to large scale rectilinear fields with intermittent hedgerows and occasional stone walls; • dispersed settlement pattern of mainly nucleated villages, hamlets and farms; • infrequent woodland cover of mainly geometric broadleaf and coniferous plantations; • network of principal roads surround or cross the area but have limited effect on the quiet settled rural character; and • quiet rural lanes bordered by tall hedgerows, narrow grass verges and drainage ditches that weave through the landscape.
Landscape Character: The Cornbrash Lowlands landscape type extends beyond the eastern perimeter of the Cotswolds Dip-Slope Lowland. Within the boundary of the AONB, the areas of land classified as Cornbrash Lowland is very limited, and confined to two separate sections in the vicinity of Biddestone and immediately to the west of Malmesbury.
An examination of the wider context of the landscape that adjoins the Cotswolds AONB provides a better understanding of the setting of the designated area and the potential effects arising from landscape change and development within these adjacent landscapes. Therefore the descriptions below apply to areas of Cornbrash Lowland Landscape Character Type within the AONB, but consider their wider landscape setting.
The Cornbrash Lowlands form a transition from the South Cotswolds Lowlands area of Dip-Slope Lowland to the flatter and more open landscapes to the south-east, beyond the AONB. The area forms part of the catchment of the upper River Avon and its tributaries, which have dissected the area to form a subdued, gently undulating topography with occasional very low hillocks rising above the general landform. The rich and fertile soils derived from the underlying Cornbrash Formation that extends across the area, support a land use focused on arable cultivation, together with more limited pastoral areas, principally utilising wetter areas of land bordering water courses. The area has a predominantly rural character derived from the expanse of cultivated arable fields, and a dispersed pattern of small villages, hamlets and farms.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Intermittent woodlands, mainly geometric in form, and comprising both broadleaved, and mixed coniferous and broadleaf trees, extend across the area. These provide local enclosure and landmarks within an otherwise undistinguished agricultural landscape.
A small number of towns and major roads are located within or bordering the boundary of the Cornbrash Lowlands. However, despite these factors, the landscape retains a quiet rural character.
LCA 14A: BIDDESTONE LOWLAND FARMLAND
Description: The character area forms the western part of a local watershed between the By Brook Valley to the west, and the series of streams that flow eastwards into the River Avon, at or in the vicinity of Chippenham, located immediately east of the AONB. The gently domed and undulating landform supports a rural farmed landscape of predominantly arable and some pastoral fields. The area is crossed by the A420, together with a network of minor roads. Despite the impact of these principal routes, the area retains a quiet, rural settled character with occasional nucleated villages, notably Biddestone, West Yatton and Yatton Keynall, together with a pattern of dispersed farms. Well-maintained, neat hawthorn hedges enclose fields and border roads where they are located on banks above ditches. Although not generally frequently found in the area, stone walls are located in the vicinity of Hartham Park. Housing surrounding the Park display details that are intricate and ornate.
Biddestone is the main settlement within the character area, and possibly dates back to the Saxon period when the village was founded by a Saxon settler named Beida. It has a compact form looking onto a village green. Many buildings date to the early part of the 18th century and were built from the profits of the wool trade. These, along with the ancient church, utilise the local warm grey stone. The walls are mostly built of rubble-stone, occasionally coursed and embellished with ashlar quoins and copings. The local stone also appears in garden walls and outbuildings and the great stone barns that are reached along narrow hedged lanes that radiate out from the village westwards towards the Upper By Brook Valley.
Woodland cover is generally sparse but there are a number of small, predominantly geometric areas of coniferous plantations to the south east of Biddestone. These provide some enclosure and local landmarks within this otherwise undistinguished but gentle rural farmed landscape.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
4.3 THE SITE AND STUDY AREA 4.3.1 Topographically, the landscape is defined by a large area of gently rolling lowland with no distinct aspect, although within the study area the land predominantly falls away to the south-east. Lan Hill and Shipway Brake represent notable hillocks to the south-east, reaching 130m Above Ordnance Datum (AOD) and 124m AOD respectively, in an area which is generally below 110m AOD. To the west of Yatton Keynell a dry river valley denotes the start of the By Brook Valley, falling away to below 80m AOD. The site itself is flat, lying at an elevation of between 125-126.5m AOD, with no significant topographical variations across the development area.
4.3.2 The bedrock of the study area is predominantly mudstone, broken up by areas of limestone. The soil types present within the study area broadly reflect the bedrock geology of the area with lime-rich loamy and clayey soils with impeded drainage generally being located on mudstone, and freely draining shallow lime-rich soils being located on limestone. The majority of the study area has been identified as ACL Grade 3 (Moderate - sub-grade not specified), with the prevailing landuse of the study area being agriculture, comprising a mix of both arable and pastural fields; additionally there is a solar farm located to the north-east of the site. To the north-west, part of the Castle Combe Circuit extends into the study area, with the land having its own unique management practices, including a large area set aside for solar panels. The study area, to the east of Yatton Keynell is bisected north/south by pylons which have an urbanising influencing on an otherwise rural landscape and are prominent detracting features.
4.3.3 There are very few woodland blocks and copses breaking up the agricultural landscape, with the most significant areas of tree cover being within the dry valley and to the west of the solar farm to the north-east of the site. Conversely hedgerow cover is generally strong, including a notable element of tree cover, particularly along the field to field boundaries. While there are some areas of fragmentation present, the overall hedgerow network is complete with a generally dense structure, although height varies. Vegetation within and around the site generally comprises native tree and shrub species, with much of the central section of the site being kept as pasture, although lack of management has meant that scrub is also present. Specifically, the site boundary is generally defined by a dense, overgrown hedgerow structure with several mature trees and shrubs of tree sized proportions. However, in the case of the adjacent Farrells Field development, planting is of a more domestic scale and is typically better managed. Natural environment designations within the study area are limited to four County Wildlife Sites, three of which are concentrated to the west of the site,
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire as well as part of the West Yatton Down Site of Special Scientific Interest, which lies on the edge of the By Brook Valley.
4.3.4 Historically, there is evidence of the landscape having been occupied for thousands of years, with Long barrows being present both within and outside the study area. Furthermore, the remains of the medieval settlement of Sheldon, south-east of Lan Hill, suggest a landscape that was settled and managed over time. Yatton Keynell itself was mentioned in the Domesday Book under its historic name ‘Getone’, with the economy of the parish historically being agricultural, although it is now more of a residential area for surrounding towns. The present-day field pattern of the study area is characteristic of parliamentary enclosure during the later 18th and 19th centuries, as seen by the regularity of medium to large open fields with straight field boundaries. The site itself, while historically forming part of a larger field characteristic of parliamentary enclosure, has become compartmentalised as a result of the development of Farrells Field, as well as the formalisation of the land which formed the south-eastern corner of the field.
4.3.5 Present day settlement within the study area is defined by the village of Yatton Keynell and the closely associated hamlet of Tiddlywink to the south-east. The settlements themselves form part of the broader pattern of dispersed villages and smaller settlements across the lowland landscape to the north-west of Chippenham. Yatton Keynell itself is a mix of pre-20th century development, which forms the historic centre of the village (now designated as a conservation area) and more modern late 20th – early 21st century development to the north and south, with a mix of housing styles and types, reflecting the contemporary designs of the period when homes were built. Farmsteads and individual dwellings are present throughout the landscape around the village, typically in close proximity to the transport corridors that cross the landscape. The site itself is contained by two existing areas of residential development, with Farrells Field to the north-west and Cold Harbour to the south-east. Throughout the study area there are numerous listed buildings, with the highest concentration being along the B4039 where it passes through Yatton Keynell, the most notable of which is the Grade I listed Church of St Margaret of Antioch.
4.3.6 Pedestrian access through the study area primarily consists of a network of footpaths, with the majority providing links between Yatton Keynell and the surrounding countryside. No PRoWs cross or run directly adjacent to the site, however Footpath YKEY12 and YKEY15 lie within 115m and 85m of the north and west of the site, respectively. Notably, there are no PRoWs crossing the land within 1000m to the east and south-east of the site. Footpath CHIW15 crosses Lan Hill approximately 1710m
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire to the south-east with potentially views back to the site. No Recreational Routes cross the study area, however Bridleway YKEY13 to the north of the Yatton Keynell provides a link with the Macmillan Way, which runs through the By Brook Valley to the west.
4.3.7 The A420 is the principal transport corridor passing through the study area, bisecting the landscape to the south of the site, with wider area links to Chippenham to the east and Bristol to the west. In respect of the proposed development, the most notable road is the B4039 which runs along the site’s north-eastern boundary and, via Farrells Field, provides a direct link with the A420, as well as the M4 to the north-west. Further vehicular access through the study area is primarily provided by a network of minor roads, connecting Yatton Keynell with the A420 as well as the wider landscape beyond the study area. Secondary access through the study area, by way of tracks and drives, is comparatively limited and where present, either for private access or impassable for regular vehicles.
4.4 BASELINE ANALYSIS 4.4.1 The findings of the desk study and field survey have been used to determine the landscape value of the study area, and subsequently identify specific landscape and visual receptors that have the potential to be affected by the development. The effect of the development on these receptors will be calculated, leading to an overall determination of the effect on both the landscape resource and the visual amenity of the study area.
LANDSCAPE VALUE 4.4.2 The study area is largely representative of the identified LCA and LCT in which it is situated, particularly in respect of the description and key characteristics given in the North Wiltshire Landscape Character Assessment. However, while the identified characteristics relevant to the study area represent important elements and features of the landscape resource, they are neither particularly rare nor common in respect of the wider scope of the relevant character assessments, with the site itself forming part of a large lowland area, identified in both the Wiltshire and North Wiltshire Landscape Character Assessments.
4.4.3 The study area is a landscape of high scenic quality, something that has been recognised through its partial inclusion within the Cotswolds AONB, with a level of protection being conferred on this area for its diversity of landscape and scenic beauty. It is also for this reason that the area has an intrinsic recreational value, although pedestrian connectivity through the landscape to the AONB is somewhat limited within the study area. The A420, the Castle Combe Circuit and the pylons which bisect the
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire landscape are all detracting features, however overall the general lack of main roads and major development means that that the perception of the study area is that of a relatively tranquil landscape.
4.4.4 The gently rolling landscape, coupled with the generally strong hedgerow cover, has resulted in a largely enclosed landscape, however field boundary fragmentation and low hedgerows has led to some notable mid-distance views across the larger fields to the south-east. Overall, the area has a reasonably strong landscape quality with a typically agrarian character, although elements vary subtly across landscape making it less distinctive and cohesive. The settlements within the study area have a distinct rural quality, which is closely tied to both the residential and agricultural elements that make up the built-form
4.4.5 The site is located on the residential edge of Yatton Keynell, between Farrells field and Cold Harbour to the south-east. This, in addition to the further residential properties along the B4039 to the south-east, gives the site a strong built-form context, with the perception of the field being of an area of land that relates more to Yatton Keynell than the wider landscape beyond. In addition to the AONB, there are several notable designations in respect of heritage assets, with there being several Grade II listed buildings as well as the Grade I listed Church of St Margaret of Antioch within 500m of the site boundary. However, natural environment designations within the landscape are limited. The landscape contains no known associations to any particular people or events that may have provided the landscape within the study area with cultural prominence beyond the local area, however the settlement at Yatton Keynell was recorded in the Domesday Book.
4.4.6 Overall the value of the landscape is Medium – High, which means that it is a ‘valued landscape’ under Section 15, Paragraph 170, Bullet Point 1, of the NPPF. While the importance of the entire landscape has not been recognised by way of designation, the AONB has had an influenced on the area which surrounds it. Furthermore, there are several features and elements within the study area, which give the landscape a level of prominence.
LANDSCAPE RECEPTORS 4.4.7 The following landscape receptors have been identified as being aspects of the landscape resource that have the potential to be affected by the proposals: • Established landscape character, elements, and features (which define the LCAs and LCTs in which the site is located).
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
• The setting of the Cotswold AONB, including associated visual character. • The importance of the site as an area of undeveloped land on the residential edge of Yatton Keynell. • Existing on-site and boundary vegetation and its importance in respect of the site itself, as well as part of the wider study area. • The historic environment of the study area, and the site’s relationship with listed and notable non-listed heritage assets, in particular Yatton Keynell Conservation Area and the Church of St Margaret of Antioch.
VISUAL RECEPTORS 4.4.8 The following visual receptors locations have been identified as having potential intervisibility with the proposals: • The B4039 • The Local PRoW network (Footpaths YKEY9, YKEY12, YKEY15) • The Church of St Margaret of Antioch (from the top of the tower) • Biddestone Lane • The unnamed minor road to the east of the site • Lan Hill (Footpath CHIW15) • Adjacent residential properties at Farrells Field and Cold Harbour
SIGNIFICANCE OF EFFECT 4.4.9 While the site has been identified for housing, it is located in a ‘valued landscape’, with there being potential effects on the setting of an area covered by a national statutory landscape designation. As such, a significance test will be carried out to determine the overall Significance of Effect of the development on both the landscape resource and the visual amenity of the study area.
4.4.10 It should be noted that, while specific receptors have been identified for consideration, this does not necessarily mean that they will be significantly and/or adversely affected by the proposals. Moreover, where there are Significant and/or Adverse effects on specific receptors, this does not mean that there will be Significant Adverse effects on the study area as a whole.
4.4.11 The Significance of Effect can be expressed as a correlation between the Magnitude of Effect and Landscape or Visual Sensitivity in a single matrix to determine significance as shown in Table 1. However, it must be noted that the matrix is not in itself a substitute for professional judgement, for
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire which allowances must be made. Although mitigation measures are often proposed where the Significance of Effect is Minor or None, it is the Major and Major/Moderate categories which provide the highest level of significance in terms of effect on the landscape and visual resources.
Table 1: Significance of Effect as a Correlation of Sensitivity and Magnitude, Applicable to the Landscape Resource and Visual Amenity Landscape or Magnitude of Effect Visual Sensitivity Substantial Moderate Slight Negligible High Major Major/Moderate Moderate Moderate/Minor
Medium Major/Moderate Moderate Moderate/Minor Minor
Low Moderate Moderate/Minor Minor Minor/None
Negligible Moderate/Minor Minor Minor/None None
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
5. LANDSCAPE AND VISUAL APPRAISAL 5.1 LANDSCAPE APPRAISAL 5.1.1 The Landscape Value of the study area as a whole is Medium – High due to its partial inclusion within the Cotswolds AONB but also taking into account the elements and /or features which detract from or have little contribution to the landscape as a whole. However, the overall Susceptibility to Change of the application site as a component of the landscape is Medium–Low. While it is an area of undeveloped land on the edge of a settlement, the existing residential development at Farrells Field and Cold Harbour will help define the development within the context of the residential edge of the village. Moreover, the existing hedgerow and tree cover around the site both physically and visually contain the site within the wider landscape. The proposed development area is a SHLAA site and has been identified for residential development in the Draft Wiltshire Housing Site Allocations Plan. As such, the Overall Landscape Sensitivity of the development area within the surrounding landscape is Medium.
5.1.2 The site itself does not represent a specific feature or element defined as a key characteristic of the study area, nor will its development result in the loss of any key views. However, it does contribute to the area’s strong network of hedgerows and hedgerow trees, which are identified as Positive Landscape Features. The overall character of the landscape is typically rural, with it being noted in the North Wiltshire Landscape Character Assessment that only “smallscale, sensitively designed development, appropriately associated with existing built form, could be successfully accommodated without adverse landscape impacts.” However, appropriateness of the site for development will have already been taken into consideration by the Council when identifying sites in the Housing Site Allocations Plan.
5.1.3 The effect on the setting of the Cotswolds AONB will also be limited. While there will be an increase in built-form on the edge of Yatton Keynell, and thus within the setting of the AONB, the proposed development is sited in such a way, that the residential edge of the village as a whole does not become unduly prominent nor detract from the surrounding landscape. The proposed development is in keeping with other residential developments in the setting of the AONB, with the design, scale and layout, as well as the material palette, meaning that the new residential units are also in keeping with the visual character which defines the area.
5.1.4 There will be an unavoidable loss of an area of pasture, in addition to some larger vegetation more central to the site, as well as the hedgerow/tree cover which runs along the proposed access
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire point. However, the proposed development is to be set back from the larger boundary tree and hedgerow cover to minimise loss, as it is acknowledged that this will play a key role in creating a setting for the development. Specifically, boundary trees of higher quality, including those with potential for bats, will be retained. The site layout allows for the establishment of area of new landscaping within the development, most notably the indicative landscape scheme includes space for the establishment of new planting along the western boundary of the site.
5.1.5 The effect of the proposals on the heritage assets within the study area will be limited. While there is potential intervisibility from the church tower of the Church of St Margaret of Antioch, as well as the site being in close proximity to the Yatton Keynell Conservation Area, the proposals will not significantly affect their historic landscape settings. The new housing will be largely subsumed in the established built-form context of the residential edge of Yatton Keynell and will remain largely divorced from the wider countryside beyond the settlement, with the existing development at Cold Harbour, as well as further properties along the B4039, defining the extent of residential development in the area.
5.1.6 The site itself is an area of land with no specific historic or architectural interest. Any value the land previously had, in respect of historic landscape settings, was derived from it historically forming part of a larger field characteristic of parliamentary enclosure. However, it has become compartmentalised as a result of the development of Farrells Field, as well as the formalisation of the south-eastern corner of the field. The proposed development is not considered to affect the historic landscape settings of any other heritage assets within the study area due to distance and a general lack of intervisibility.
5.1.7 The development proposals will not conflict with the relevant key issues, strategies, objectives and policies identified across the relevant Character Assessments. Additionally, the proposals are not considered inappropriate in respect of the Position Statement: Development in the setting of the Cotswolds AONB and the Cotswolds AONB Landscape Strategy and Guidelines for LCT 14: Cornbrash Lowlands (Cornbrash Pastoral Lowlands).
5.1.8 In terms of the Overall Magnitude of Landscape Effect resulting from the proposals, any change has to be considered in terms of the key elements and features that will definitely be affected and those that will potentially be affected. The importance of these elements and features as part of the wider landscape is also a consideration. The proposals will see the construction of a form of
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire development that pre-exists within the study area, on land that has been identified for residential development, in the adopted Wiltshire Housing Site Allocations Plan. While there will be an increase in built-form on the edge of Yatton Keynell, it will not result in the significant loss or alteration of any key elements, features and characteristics of the baseline condition, moreover development will not significantly change the pre-development condition of the landscape as a whole. As such, the Overall Magnitude of Landscape Effect is Slight. The development proposals have an Overall Significance of Landscape Effect of Moderate/Minor, which is not significant when considered under the LVA methodology used in the appraisal.
5.1.9 The proposed development will be well contained on the residential edge of Yatton Keynell and will not be become unduly prominent nor significantly detract from the surrounding landscape, with the buildings being of a style and layout that is commensurate with the prevailing rural character of the village. While there will potentially be some localised adverse effects as a result of the loss of some of the on-site vegetation, the proposals will not result in the removal of the landscape structure which defines this part of Yatton Keynell. As such, the Overall Nature of Landscape Effect is Neutral.
5.2 VISUAL APPRAISAL 5.2.1 The recorded viewpoints can be used to predict possible effects from PRoWs, roads, publicly accessible areas and residential properties within the study area. Viewpoints have been determined from where the desk study suggested that the development areas may be visible, as well as observations during the field survey. The recorded viewpoints are considered appropriate for the scale of the development and the prevailing topography and land cover. All photographs were taken using a digital equivalent of a 50mm focal length traditional 35mm SLR lens to represent most accurately the views as seen by the human eye.
5.2.2 For the purpose of this appraisal, close views are between 0m – 500m from the proposed development, medium views are between 500m – 1000m, and long views from further than 1000m. Views are representative and not totally exclusive. (See Appendix 2: Viewpoint Photographs for enlarged copies of the selected viewpoints).
5.2.3 The Viewpoints were visited in July 2018 when vegetation was in full leaf. The Seasonal differences (seasonality), in respect of potential effects arising from the varying degree of screening/filtering of views by vegetation that will apply in summer and winter, have been considered in the appraisal of all recorded viewpoints; as per the recommendation of GLVIA3. It is important to
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire note that the recording of viewpoints during different seasons is not a prerequisite of the consideration of seasonality, as GLVIA3 states:
The timing of the assessment work and the project programme will also influence the practicality of covering more than one season.
VIEWPOINT 1 Approximate distance from site: 40m OS map elevation: Between 125-126.5(recorded)m AOD
Close distance view, south-east, towards the proposed pedestrian access; taken from within the existing Farrells Field residential development. From the upper storey windows of the residential properties along the site boundary there will be open views across the site. Opening up the access will allow for partial open views into the development area. Existing development breaks up the majority of publicly accessible views from Farrells Field.
VIEWPOINT 2 Approximate distance from site: 15m OS map elevation: Between 125-126.5(recorded)m AOD
Close distance view, south-east, from the residential edge of Yatton Keynell; taken from the B4039. The creation of the vehicular access will allow for glimpsed views into the site for users of the B4039, as well as resulting in changes to the established vegetation cover on the approach to Yatton Keynell,
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire however, receptors are almost exclusively transient, with views being for a short duration. Dense vegetation along the site boundary will obscure the remainder of the development and contain it within the landscape. There will potentially be very heavily filtered winter views, however, due to the transient nature of receptors these will be difficult to discern.
VIEWPOINT 3 Approximate distance from site: 55m OS map elevation: Between 125-126.5(recorded)m AOD
Close distance view, north-west, through the entrance to No. 2 Cold Harbour (representative of views from the property); taken from the B4039. Any views from the road will be glimpsed and for a short duration due to the transient nature of receptors. There will be partial views from the farmhouse, through existing boundary tree and hedge cover. However, the visual character will remain largely the same with the existing development at Farrells Field already being visible.
VIEWPOINT 4 Approximate distance from site: 230m OS map elevation: Between 120-125m AOD
Close distance view, north-west; taken from Footpath YKEY15. The roofs of the proposed dwellings will be glimpsed over the boundary tree cover however this will be seen in the established built-form context of the existing development at Farrells Field, which is already visible. Seasonality will slightly increase intervisibility, however views will not become open or significant.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
VIEWPOINT 5 Approximate distance from site: 325m OS map elevation: Between 125-126.5(recorded)m AOD
Close distance view south, from the edge of a farmyard to the east of Yatton Keynell; taken from Footpath YKEY12. The roofs of the proposed dwellings will potentially be glimpsed over the boundary tree cover, however this will be seen in the established built-form context of the existing residential development along the B4039, which is visible in the foreground. Seasonality will slightly increase intervisibility, however views will not become open or significant.
VIEWPOINT 6 Approximate distance from site: 660m OS map elevation: Between 125-126.5(recorded)m AOD
Medium distance view south; taken from YKEY9. The roofs of the proposed dwellings will potentially be glimpsed over the boundary tree cover, however they will be difficult for receptors to discern and will be seen in the established built-form context of the existing residential development along the B4039. Seasonality will slightly increase intervisibility, however views will not become open or significant.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
VIEWPOINT 7 Approximate distance from site: 440m OS map elevation: Between 120-125m AOD
Close distance view, north-east, through field access; taken from Biddestone Lane. Views from the lane are extremely limited, with the recorded viewpoint having the greatest intervisibility with the development. The roofs of the proposed dwellings will be glimpsed through the intervening tree cover, however this will be seen in the established built-form context of the existing development at Farrells Field, which is already visible. Seasonality will slightly increase intervisibility, however views will not become open or significant.
VIEWPOINT 8 Approximate distance from site: 1225m OS map elevation: Between 110-115m AOD
Long distance view, east, from the Fowlswick Farm (representative of views from Fowlswick Cottages); Taken from an unnamed minor road. Intervening tree and hedgerow cover along field boundaries obscures views of the proposed development. Due to the amount of intervening vegetation seasonality will not increase intervisibility back towards the site.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
VIEWPOINT 9 Approximate distance from site: 1715m OS map elevation: 130m+ AOD
Long distance view, north-west, from Lan Hill; taken from CHIW15. Intervening tree and hedgerow cover along field boundaries obscures the majority of views towards the site. While the roofs of properties along the site’s southern boundary are theoretically visible, they will be virtually imperceptible, not being legible within the context of the wider landscape.
OVERALL SIGNIFICANCE OF VISUAL EFFECT 5.2.4 The Overall Visual Sensitivity of the study area is considered Medium – High, with there being several high sensitivity locations within the study area, as well as views from the various transport corridors that cross the landscape being important for the perceptions of many local people. However, the area’s strong landscape structure means the landscape is largely enclosed, particularly around Yatton Keynell and is less susceptible to the type of change proposed. Furthermore, features such as the roads themselves as well as the pylons that cross the landscape, detract from the generally rural visual character of the area.
5.2.5 There are no publicly accessible views of the site from high sensitivity receptor locations such as the AONB and the Yatton Keynell Conservation Area. While there are potential non-public, glimpsed views from the top of the tower of the Church of St Margaret of Antioch, only the roofs of the buildings will be visible, with much of the development being broken up by existing housing and tree cover within the village.
5.2.6 The most notable views of the proposed development will be from the upper stories of the existing residential properties at Farrells Field and Cold Harbour where they overlook the site. However, in both instances, development is already visible in the views from these locations, defining their general visual character and, in addition to the strong boundary vegetation, precluding long
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire distance views across the landscape. From the local landscape around Yatton Keynell (within 700m of the site), views of the development are partial and glimpsed, with the roofs of the properties being visible above the dense boundary/intervening vegetation. Moreover, from all these locations, receptors will see any new development in the established built-form context created by existing development to the south of Yatton Keynell. From the wider landscape, the dense intervening tree and hedgerow cover precludes the majority of views back to the site. In the case of Lan Hill, while the roofs of the properties along the site’s southern boundary are theoretically visible, this will have a negligible effect, with the development being subsumed into the wider landscape.
5.2.7 Where visible, the development will be seen in the established built-form context of Yatton Keynell, with the proposals unlikely to affect the established visual character as a whole, with the visual envelope of the site within the wider landscape being extremely limited. Furthermore, there are no publicly accessible locations where there will be any open views across the entire site As such the Overall Magnitude of Visual Change is Negligible – Slight, resulting in the Overall Significance of Visual Effect being Moderate/Minor, which is not significant when considered under the LVA methodology used in the appraisal.
5.2.8 As is the case with all publicly accessible areas where the new development will be readily discernible, the residential units will be visible as new features. However, these views represent only a small part of a much wider study area, with adverse views only being from the upper stories of the existing residential properties at Farrells Field and Cold Harbour. As such the Overall Nature of Visual Effect of the proposed development is Neutral.
5.3 CONSTRUCTION EFFECTS 5.3.1 During construction, plant and materials will be visible. However, the construction effects associated with the development will be temporary and will have no lasting adverse effects on the recorded landscape and visual receptors. Appropriate storage of construction materials and equipment will help minimise any effects during construction.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
6. RECOMMENDATIONS AND CONCLUSIONS
6.1 The key considerations when determining the acceptability of the potential landscape and visual effects of the proposals are: the receptors that will be potentially affected by the development and how far any effects are/can be mitigated. Of particular importance to the consideration of the developments overall effect is whether a residential development on the residential edge of Yatton Keynell will adversely affect the character of the study area, in particular the setting of the Cotswolds AONB. Key mitigating factors to be considered are the perception of the site is of an area of land that relates more to the settlement than the wider landscape beyond, and the fact that the land has been identified for residential development in the Draft Wiltshire Housing Site Allocations Plan.
6.2 Pre-mitigation, the Overall Significance of Effect is Moderate/Minor, which is not significant under the methodology used in this appraisal. It is acknowledged that there will be some localised, non- significant, adverse visual effects within 700m, however, the Overall Nature of Effect on the study area, without mitigation, is Neutral, most notably there are not considered to be any significant effects on the setting of the AONB. Any localised adverse effects can be effectively addressed through the landscape mitigation and enhancement measures detailed below.
6.3 RECOMMENDED LANDSCAPE MITIGATION AND ENHANCEMENT 6.3.1 Mitigation measures will mainly focus on the retention, enhancement and management of existing vegetation around the site, in particular the hedgerow and tree cover around the boundaries. New planting will supplement the existing landscape structure around the site, as well as creating structure within the development itself through the use of strategic tree planting. Proposals will be informed by the guidance provided in the relevant character assessments and associated documents, with the aim being to integrate the built-form into the residential edge of Yatton Keynell and provide enhancements to the green infrastructure network around the site.
6.3.2 An indicative landscaping scheme has been provided as a part of the application and is largely successful in respect of addressing potential effects. However, there are areas where the proposed planting needs enhancing, so as to better mitigate the development. As such the indicative landscaping scheme will be incorporated into the mitigation strategy for the site, being adapted and appropriately detailed as necessary.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Management and Enhancement of Existing Planting: • Continued management of the existing tree and hedgerow cover around the site, in particular the following:
The hedgerows around the site should managed at their current heights and, where necessary, supplemented with mixed-native hedgerow and tree species to repair fragmentation.
Continued management of the on-site and boundary trees to retain the mature landscape structure. • General management recommendations:
Suitable root protection area stand-offs should be applied around retained vegetation where necessary.
Existing poor quality/diseased vegetation or invasive species should be removed and replaced if necessary/appropriate.
Maintenance of all retained vegetation, with a focus on undertaking remedial work, including thinning, removal of low growth and crown raising as appropriate.
A dense hedgerow structure should be maintained by not allowing hedgerow species to grow to tree sized proportions.
Proposed Mitigation and Planting: • The following recommendations should be taken into account in respect of plants being used for mitigation purposes:
All new planting, including planting for the purposes of replacement should comprise appropriate native species characteristic of the area.
At planting, a range of tree sizes should be used to create instant impact and structure.
Planting will be restricted in the easements which cross the site, with only appropriate shrub species being used. • Domestic hedging should be planted within the site to define property boundaries and street frontages. • Strategic tree planting, including smaller domestic species, should take place within the site, with trees being used to establish an appropriate landscape setting for the new dwellings and integrate the site into the surrounding landscape. • Where possible large feature trees, characteristic of the area, should be planted within the site to create structure, as well as serving as points of interest within the development.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
STREET/AMENITY TREES 6.3.3 Street/amenity trees should be used along the main access roads through the development to serve as attractive amenity features, while also softening localised/internal views of the development. Along with the feature and structural tree planting they will help create green links through the development, connecting both existing and proposed ecological resources, as well as encouraging species diversity around the site.
Street/Amenity Tree Species Plan Approx. Clear stem Scientific name Common name Specification Girth (cm) Ref. height (m) height (m) Acer campestre Field Maple Ac’QE’ Selected Standard 10-12 3.00/3.50 Min 2.00 'Queen Elizabeth' 'Queen Elizabeth' Ar Acer rubrum Red maple Selected Standard 10-12 3.00/3.50 Min 2.00 Amelanchier x Serviceberry grandiflora Axg 'Autumn Selected Standard 10-12 3.00/3.50 Min 2.00 'Autumn Brilliance' Brilliance' Crataegus Hawthorn 'Paul's Cl’PS’ laevigata 'Paul's Selected Standard 10-12 3.00/3.50 Min 2.00 Scarlet' Scarlet' Ligustrum Ll Chinese privet Selected Standard 10-12 3.00/3.50 Min 2.00 lucidum Chonosuki Mt Malus tschonoskii Selected Standard 10-12 3.00/3.50 Min 2.00 crabapple Sorbus × Swedish Sxi Selected Standard 10-12 3.00/3.50 Min 2.00 intermedia whitebeam
NATIVE OPEN SPACE TREES 6.3.4 Native trees should be planted to the west of the site around the proposed public open space to help break up views of development and to enhance the area’s biodiversity by supplementing existing patterns of planting in the area. Native trees will be planted in an irregular pattern to replicate a more naturalistic form.
Native Open Space Tree Species Plan Approx. Clear stem Scientific name Common name Specification Girth (cm) Ref. height (m) height (m) Ac Acer campestre Field Maple Selected Standard 10-12 3.00/3.50 Min 2.00 Ms Malus sylvestris Crab apple Standard 8-10 2.50/3.00 1.75/2.00 Pa Prunus avium Wild cherry Standard 8-10 2.50/3.00 1.75/2.00 Pc Pyrus communis Wild pear Selected Standard 10-12 3.00/3.50 Min 2.00
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
HEDGEROW PLANTING 6.3.5 It is recommended that, where necessary, the site boundary be repaired by mixed native hedging, supplemented with native tree planting as appropriate. Gaps smaller than 1.00m are to be gapped up with hawthorn (Crataegus monogyna). Repairing the hedgerow structure will help filter views of the proposed development, while also better containing the site in the landscape. There will also be enhancements to the site’s biodiversity through the recreation of green links. Additionally, it is recommended that single species domestic hedging be planted within the site to define property boundaries and street frontages.
Mixed Native Hedge Species Approx. height Scientific name Common name Specification % (cm) Acer campestre Field maple Transplant 45-60 5 Corylus avellana Hazel Transplant 45-60 15 Cornus sanguinea Dogwood Transplant 45-60 5 Crataegus monogyna Hawthorn Transplant 45-60 55 Euonymus europaeus Spindle Transplant 45-60 5 Ilex aquifolium Holly Pot-grown (2ltr) - 2.5 Rosa canina Dog Rose Transplant 45-60 2.5 Viburnum latana Wayfaring tree Transplant 45-60 5 Viburnum opulus Guelder rose Transplant 45-60 5
Domestic Hedge Species Plan Approx. Scientific name Common name Specification % Ref. height (cm)
1 Carpinus betulus Hornbeam Whip 120 100
Prunus laurocerasus var. Cherry laurel var. 'Otto 2 Pot-grown 45 100 'Otto Luyken' Luyken'
SHRUB PLANTING 6.3.6 Shrub planting should take place across the site, to enhance the setting of the development, and create district character areas. Additionally, it will also encourage species diversity and provide areas of habitat within the urban environment.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Shrub and Perennial Planting for Small Beds – Shaded Areas (Plan Ref. A) Scientific name Common name Min. Pot Size (L) Density (m2) % Athyrium niponicum f. Painted Lady Fern 3 4 10 metallicum Dryopteris erythrosora var. Koidzuma’s Copper Shield 3 2 15 koidzumiana Fern Geranium phaeum Black Widow 3 4 15 Mahonia aquifolium ‘Apollo’ Oregon Grape ‘Apollo’ 3 4 15 Pachysandra terminalis Variegated Japanese Spurge 2 6 30 ‘Variegata’ Sarcococca ruscifolia var. Fragrant Sarcococca 3 3 15 chinensis
Shrub and Perennial Planting for Small Beds – Partial Shaded Areas (Plan Ref. B) Scientific name Common name Min. Pot Size (L) Density (m2) % Elephant’s Ears Bergenia ‘Sunningdale 2 8 15 ‘Sunningdale’ Berberis thunbergii f. Japanese barberry atropurpurea ‘Atropurpurea 3 5 15 ‘Atropurpurea Nana’ Nana’ Echinacea purpurea ‘Baby Purple Coneflower ‘Baby 3 6 25 Swan White’ Swan White’ Epimedium ‘Fire Dragon’ Epimedium ‘Fire Dragon’ 2 7 25 Geranium phaeum Black Widow 3 4 10 Mahonia aquifolium ‘Apollo’ Oregon Grape ‘Apollo’ 3 4 10
Shrub and Perennial Planting for Small Beds – Sunny Aspect (Plan Ref. C) Scientific name Common name Min. Pot Size (L) Density (m2) % Elephant’s Ears Bergenia ‘Sunningdale 2 8 15 ‘Sunningdale’ Berberis thunbergii f. Japanese barberry atropurpurea ‘Atropurpurea 3 5 15 ‘Atropurpurea Nana’ Nana’ Echinacea purpurea ‘Baby Purple Coneflower ‘Baby 3 6 25 Swan White’ Swan White’ Epimedium ‘Fire Dragon’ Epimedium ‘Fire Dragon’ 2 7 25 Geranium phaeum Black Widow 3 4 10 Mahonia aquifolium ‘Apollo’ Oregon Grape ‘Apollo’ 3 4 10
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
Shrub and Perennial Planting for Large Beds – Partial Shaded Areas (Plan Ref. D) Scientific name Common name Min. Pot Size (L) Density (m2) % Berberis thunbergii f. Japanese Barberry 3 4 15 atropurpurea ‘Harlequin’ ‘Harlequin’ Cornus alba ‘Sibirica’ Siberian Dogwood 3 3 15 Euonymus fortune ‘Emerald Winter Creeper 2 5 15 ‘n’ Gold’ Phormium tenax Purple New Zealand Flax 3 2 10 ‘Purpureum’ Sarcococca confusa Sweet Box 3 4 15 Viburnum davidii Viburnum 3 2 10 Lesser Periwinkle Vinca minor ‘Illumination’ 2 8 20 ‘Illumination’
Shrub and Perennial Planting for Small Beds – Sunny Aspect (Plan Ref. E) Scientific name Common name Min. Pot Size (L) Density (m2) % Berberis thunbergii ‘Orange Japanese Barberry ‘Orange 3 4 15 Rocket’ Rocket’ Cornus sanguinea Dogwood ‘Midwinter Fire’ 3 3 15 ‘Midwinter Fire’ Escallonia ‘Red Dream’ Escallonia ‘Red Dream 3 3 20 Phormium tenax Variegated New Zealand 3 2 10 ‘Variegatum’ Flax Rosmarinus officinalis Rosemary 3 5 25 Viburnum davidii Viburnum 3 2 15
Specimen Shrub Species Plan Min. Pot Size Centres Scientific name Common name Density (m2) Ref. (L) (m) Bg Buddleja globosa Orange Ball Tree 10 60 – 80 1 Cotinus coggygria ‘Royal Smoke Tree ‘Royal Cc 10 60 – 80 1 Purple’ Purple’ Fj Fatsia japonica Japanese aralia 10 60 – 80 1 Sambucus nigra f. Sp’E’ Elder ‘Eva’ 10 60 – 80 1 porphyrophylla ‘Eva’ Viburnum opulus Vo’R’ Snowball Tree 10 60 – 80 1 ‘Roseum’
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
6.4 EFFECT OF MITIGATION EFFECT OF MITIGATION ON LANDSCAPE RECEPTORS 6.4.1 At Implementation: The Overall Significance of Effect and Nature of Effect will remain largely the same. In both instances, while removal of inappropriate vegetation, and general remedial work will be an improvement to the area, any changes associated with the mitigation will primarily become apparent when planting reaches maturity.
6.4.2 At Maturity: The Overall Significance of Effect will be reduced to Moderate/Minor – Minor with the development being better integrated into the residential edge of Yatton Keynell as well as the wider countryside. The overall nature of effect will remain Neutral, however there will be notable benefits in respect of the sites existing tree and hedgerow cover, as well as enhancements to the green infrastructure network around the site, with a hierarchy of tree ages also being established in the area.
EFFECT OF MITIGATION ON VISUAL RECEPTORS 6.4.3 At Implementation: The Significance of Visual Effect and Nature of Effect will be largely the same from the majority of Viewpoints. However, the general management of the existing vegetation will have some benefits in respect of visual amenity.
6.4.4 At Maturity: The overall Significance of Effect will be reduced to Moderate/Minor - Minor with the site being better defined within the landscape and being contained by a mature landscape structure. Furthermore, additional planting will help filter views and create a more appropriate setting for the development. While there will potentially be some residual Adverse effects, their significance will be reduced as a result of the recommendations, with none being considered significant in terms of the methodology used in this assessment.
6.5 CONCLUSIONS 6.5.1 As a result of the appraisal of landscape and visual effects, it has been determined that, due to the site’s containment within the residential context of Yatton Keynell, and the fact the proposed development can be successfully integrated into the wider landscape, any potential impact on landscape and visual receptors, in particular the Cotswold AONB, will be limited.
6.5.2 Post-mitigation, the effect on specific receptors will be reduced. There are also localised ecological benefits as a result of the appropriate repair and management of existing planting and
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire establishment of new areas of tree and shrub planting within and around the site. Taking account of the proposed landscape mitigation and enhancement recommendations, the proposed development can be undertaken in compliance with the relevant guidance and policies in the NPPF and the Wiltshire Core Strategy, specifically Core Policies 51 and 57.
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Landscape and Visual Appraisal Residential Development – Land east of Farrells Field October 2018 Yatton Keynell, Wiltshire
7. REFERENCES
APPRAISAL GUIDANCE
The Landscape Institute and Institute of Environmental Management and Assessment, 2013. Guidelines for Landscape and Visual Impact Assessment. 3rd ed. Abingdon: Routledge.
The Countryside Agency (Now Natural England) and Scottish Natural Heritage, 2002. Landscape Character Assessment: Guidance for England and Scotland. Available through Natural England website
MAPPING
Wiltshire Council, 2018. Public rights of way mapping. Available at:
British Geological Survey, 2018. Geology of Britain viewer. Available at:
Soilscapes, 2018. Soilscapes Map. Available at:
Magic, 2018. Interactive Mapping. Available at:
Wiltshire Council, 2018. Online Mapping. Available at:
Historic England, 2018. The National Heritage List for England. Available at:
PLANNING POLICY
Department for Communities and Local Government, 2012. National Planning Policy Framework. Available at:
Wiltshire Council, 2015. Wiltshire Core Strategy. Available through Wiltshire Council website:
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CHARACTER ASSESSMENT
Natural England, 2013. NCA Profile: 107. Cotswolds. Available through Natural England website:
Natural England, 2014. NCA Profile: 117 Avon Vales. Available through Natural England website:
Landscape Design Associates on Behalf of the Cotswolds AONB Partnership and the Countryside Agency, 2004. Cotswold AONB Landscape Character Assessment. Available through Cotswolds AONB website:
Land Use Consultants on behalf of Wiltshire Council, 2005. Wiltshire Landscape Character Assessment. Available at:
White Consultants on behalf of North Wiltshire District, 2004. North Wiltshire Landscape Character Assessment. Available through Wiltshire Council website
ADDITIONAL DOCUMENTS
Cotswolds Conservation Board, 2016. Position Statement: Development in the setting of the Cotswolds AONB. Available at:
Landscape Design Associates on Behalf of the Cotswolds AONB Partnership and the Countryside Agency, 2004. Cotswolds AONB Landscape Strategy and Guidelines. Available through Cotswolds AONB website:
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