DUNSTON GARDEN VILLAGE, STAFFORDSHIRE INITIAL LANDSCAPE AND VISUAL APPRAISAL NOVEMBER 2019 WRITTEN BY: RK CHECKED BY: KC CLIENT: RIGBY GROUP JOB NUMBER: P19-0308 01 INTRODUCTION 1.1 This Initial Landscape Vision Document and Visual Appraisal has been prepared by Pegasus Group on behalf of Rigby Estates LLP. The report feeds in to and accompanies a document to support the allocation of land around Dunston, Staffordshire as a Garden Village in the second 2km stage of the Local Plan process. 1.2 The location of the site is illustrated in Figure 1. There are five parcels of land that comprise the site shown on the plan opposite. Each parcel has been assigned a letter reference for the purpose of referencing areas of the site clearly throughout the report. 1.3 The appraisal considers the possible effects of the proposed development upon landscape features, landscape character and visual amenity. Given the scale and extent of development along with the context of the surroundings, a 2km study area is considered to be appropriate. 1.4 The findings discovered through both desk-top study and on site assessment work have been used to inform mitigation recommendations and further iterations of the Illustrative Masterplan. A B D C E Figure 1: Site Location 2 DUNSTON GARDEN VILLAGE, STAFFORDSHIRE - INITIAL LANDSCAPE AND VISUAL APPRAISAL - DECEMBER 2019 02 SITE CONTEXT TO STAFFORD 2.1 The site is located adjacent to the small village of Dunston, east of the Coppenhall village of Acton Trussell and north of the market town of Penkridge. The site runs westwards from the River Penk, straddling the M6 (just south of Junction 13), A449, and School Lane. Each of the five land parcels total approximately 164 ha. 2.2 Figure 2 opposite highlights the site boundary in the context of local villages and roads. The following pages display a range of annotated Acton Gate photographs showing views from within the main site area. The viewpoint locations are shown on Figure 3. THE WHEATS VALLEY FARM Long Lane Acton Trussell DUNSTON HEATH FARM School Lane Stoney Lane M6 Whittamore Lane TO PENKRIDGE Figure 2: Site Context Plan 3 DUNSTON GARDEN VILLAGE, STAFFORDSHIRE - INITIAL LANDSCAPE AND VISUAL APPRAISAL - DECEMBER 2019 A - View looking south east from north west corner of site B - View looking north west near Dunston Heath Farm C - View looking north east from beginning of footpath leading from Long Lane D - north east from Dunston Heath Farm E - View looking north east from School Lane on western boundary F - View looking south from Footpath Dunston 9 G - View looking north west from School Lane H - View west from railway footbridge in northern area of the site I - View east from railway footbridge in northern area of the site J - View looking north from Swan Lane A G B H I D F C E J Figure 3: Internal site viewpoint location plan 03 DESCRIPTION OF THE PROPOSALS Dunston Garden Village 3.1 The proposed development, see Figure 3 opposite, suggests Key Residential Development development of four of the five land areas. This includes a range of 64.3ha - Up to 3000 dwellings Employment Area 7.8ha residential, employment, mixed commercial and education provision Local / Neighbourhood Centres 4.0ha Primary School along with generous amounts of public open space. 1.5ha Potential WCML Train Station 1.5ha 3.2 Residential development is mainly focused in the site parcels either Public Open Space side of School Lane and the railway line with a small amount sited Parks and Gardens east of the A449. Employment uses are suggested ajacent to the M6 Primary Routes road corridor. Retail and Commercial uses are proposed in two main locations, one west of the railway line, around the current Dunston Heath Farm, another adjacent to School Lane with a proposed school along with a smaller area fronting the A449. A large area of POS is located along the railway line, following the extents of the flood zone, similary north of the proposed employment. 3.3 Buffer tree planting is proposed along the north and north western boundaries as well as along the south western boundary, parallel to Long Lane and the southern boundary. Larger areas of woodland are proposed in the north western corner and along the boundary with the M6. 3.4 Key streets throughout the development are lined with avenue trees whilst existing field boundary vegetation has been retained where possible and used to guide development locations. The area of woodland to the south western corner of the site has been retained. 3.5 The mitigation proposals have been discussed further in Section 7. Dunston Garden Village Key Residential Development 64.3ha - Up to 3000 dwellings Employment Area 7.8ha Local / Neighbourhood Centres 4.0ha Primary School 1.5ha Potential WCML Train Station 1.5ha Public Open Space Parks and Gardens Primary Routes Figure 4: Illustrative Masterplan 8 DUNSTON GARDEN VILLAGE, STAFFORDSHIRE - INITIAL LANDSCAPE AND VISUAL APPRAISAL - DECEMBER 2019 04 DESIGNATIONS AND POLICY CONTEXT Designations 4.1 There are no designations covering the site that recognise a particular landscape or visual importance. The site also lies outside the Green Belt. 4.2 A number of designations fall outside of the site boundary within the Cannock 2km study area. These are listed below and illustrated in Figures 5 and Chase 6 opposite: Country Park • There are several Grade II Listed Buildings in Dunston and a number scattered around the site. • The nearest Scheduled Monument is located in Acton Trussell, approximately 175m north east of the eastern boundary. • Cannock Chase AONB is located approximately 3.1km to the east of the site. • Cannock Chase Country Park lies approximately 3.5km to the eastern edge of the site. 4.3 Part of the site adjacent to the railway line and River Penk falls within Flood Zone 3. Local Planning Policy National Planning Policy 4.4 The National Planning Policy Framework (NPPF) was last updated by the Ministry of Housing, Communities and Local Government (MHCLG) in February 2019 setting out the Government’s planning policies for England and providing a framework within which the appropriate local Figure 5: Magic map extract showing nearby designations KEY council can produce local and neighbourhood plans; the NPPF is a material consideration in planning decisions. 4.5 The NPPF sets out three dimensions to achieving sustainable development that include economic, social and environmental considerations. It places an onus on the planning system to “contribute to protecting and enhancing our natural, built and historic Location environment...” going on to note that sustainable solutions should take of site account of local circumstances and reflect the character of each area. AONB This underpins the strategic guidance set out in the NPPF in relation to landscape and visual matters. 4.6 In relation to landscape and visual matters, achieving well- designed places (Section 12) aims to ensure that developments are ‘visually attractive’, are sympathetic to local character (including the surrounding built environment and landscape setting) and to establish and maintain a strong sense of place. 4.7 Section 15 of the NPPF addresses ‘conserving and enhancing the natural environment’ stating that policies and decisions should contribute to this by “(a) protecting and enhancing valued landscapes (noting that this should be commensurate with a statutory status Figure 6: Magic map extract showing location of AONB in relation to site 9 DUNSTON GARDEN VILLAGE, STAFFORDSHIRE - INITIAL LANDSCAPE AND VISUAL APPRAISAL - DECEMBER 2019 or identified quality identified in a development plan)” and also “(b) and enable the sustainable growth of these villages”. Development 4.23 Core Policy 4: Promoting High Quality Design states that all development recognising the ‘intrinsic character and beauty of the countryside”. Policy OC1: Development in the Open Countryside Beyond the West is expected to achieve a high quality of design of their buildings and Midlands Green Belt, outlines further detail regarding development in landscape setting and should “b) respect and enhance local character 4.8 The NPPF notes the importance that designs ‘evolve’ in response to Open Countryside. and distinctiveness of the natural and built environment including local issues and to the views of the community. opportunities to improve the character and quality of the area”. Under 4.19 Core Policy 2 - Protecting and Enhancing the Natural and Historic point g) the policy also discusses the need to “facilitate and encourage Local Planning Policy Environment states that the “Council will support development ... physical activity through outdoor sport, recreation (informal sport and where they protect, conserve and enhance the District’s natural 4.9 The site lies within the administrative boundary of South Staffordshire play) walking and cycling”. Council. The site is located within an area identified as Open Countryside and heritage assets including ecological networks internationally, (Policy OC1) of the Core Strategy, adopted in 2012. The Local Plan is nationally and locally important designations. Particular support will 4.24 Policies EQ11: Wider Design Considerations and EQ12: Landscaping made up of two documents, the Core Strategy and the Site Allocations be given to initiatives to improve the natural environment where it is provide detailed development policies that support Core Policy 4 Document (SAD), adopted in September 2018. poor and increase the overall biodiversity of the District including the covering issues such as protecting and enhancing key landscape development of green infrastructure links ...”. As part of development features, open space proposals that reflect local landscape character, 4.10 The Council are currently consulting on the second stage of their Local proposals should include “mitigation or compensatory measures to respecting local character and distinctiveness and development Plan. This is focused on identifying broad locations for housing growth address any potential harmful implications and support enhancement adjacent to waterways.