LANDSCAPE AND VISUAL ASSESSMENTcip.southsomerset.gov.uk/Planning/StreamDocPage/obj.pdf?DocNo=... ·...

Proposed Housing Scheme, Land North of Dancing Lane, WincantonLANDSCAPE AND VISUAL ASSESSMENTMarch 2014

eden designlandscape architecture and garden design

12 Buckland Court Goveton Kingsbridge Devon TQ7 2DGT: 0845 6344189

E: [email protected] W: www.edendesign.co.uk

PROPOSED HOUSING SCHEME LAND NORTH OF DANCING LANE, WINCANTON

e d e n d e s i g n l a n d s c a p e a r c h i t e c t u r e a n d g a r d e n d e s i g n

L A N D S C A P E A N D V I S U A L A S S E S S M E N T

Contents

Site Location Plan Preliminary Site Layout Plan 1 Introduction 1.1 Project Proposals 1.2 Introduction to Eden Design 1.3 Methodology 1.4 Peripheral Landscape Study – Wincanton

by South Somerset District Council

2 Landscape and Visual Baseline 2.1 Landscape Character Assessment 2.2 Relevant Planning Policies 2.3 Landscape Value 2.4 Site Character and Landform 2.5 Habitats and Ecological Value 2.6 Landscape Assessment Summary

3 Visual Study 3.1 Zone of Visual Influence 3.2 Photographic Study 3.3 Appraisal

4 Impacts of the Proposal 4.1 Landscape Impacts 4.2 Visual Impacts 4.3 Appropriateness 4.4 Ability of the Landscape to Absorb Change 4.5 Public Perception to Change 4.6 Summary

5 Mitigation

6 Conclusion

7 References




Site Location Plan

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SITE

Map data ©2014 Google

S O M E R S E T

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Preliminary Site Layout Plan




1. Introduction

This report was commissioned by Neal Jillings of Jillings Hutton Planning on behalf of Anthony Crean QC, in November 2013 in relation to a proposed planning application for new housing on land north of Dancing Lane, Wincanton.Its aim is to assess the possible impact of the proposals on the landscape character of the surrounding area.

1.1 Project ProposalsThe proposal is for approx. 39 houses on existing agricultural land, immediately adjacent to houses along Dancing Lane on the north western edge of Wincanton.Houses would be a mix of detached and semi-detached properties with private gardens, set within a new road layout. The existing access from Dancing Lane would be maintained as a public footpath. A new vehicular access is to be created nearby through one of the adjacent properties, with the existing house demolished.The proposals would retain existing boundary hedges and trees wherever possible, and new hedgerows and trees would help to integrate the scheme into the landscape. Water attenuation ponds and some informal public open space are included along with provision for a small play area.The existing public footpaths across the site would be retained within the new layout.

1.2 Introduction to Eden DesignThis report was carried out by Eden Design in collaboration with the Neal Jillings of Jillings Hutton Partnership. Eden Design provide landscape architecture and garden design services throughout the South West, including Landscape and Visual Impact Assessments and Landscape Design and Access Statements for a range of clients within the public and private sector, as well as undertaking a range of commercial landscape design and garden design commissions.

1.3 MethodologyThe methodology for this report has been carried out with reference to the Guidelines for Landscape and Visual Impact Assessment 2nd Edition, in line with the scale and sensitivity of the development.The assessment of the proposal is based on the proposed site plan shown on the previous page (Richards Urban Design dwg.no. 1174/03) and attempts to identify the potential impacts brought about by the proposal. This vital information helps to inform the landscape design process by identifying the nature of these impacts, and the level and details of resultant mitigation, if required.

1.4 Peripheral Landscape Study – Wincanton by South Somerset District CouncilSouth Somerset District Council have already carried out their own study and published their findings in March 2008, in a report entitled Peripheral Landscape Study – Wincanton.Its aim was to study and analyse the towns landscape, and highlight potential areas for future development. It looked at the existing landscape character, and the landscape and visual sensitivity to potential developments.

The report shows the site to be immediately adjacent to, but outside of, the existing Wincanton Development Area.The report defines the entire site as an “Area of low landscape sensitivity”. The level half of the site to the west of the public footpath is recorded as an “Area of low visual sensitivity”, and the sloping ground to the east of the footpath is recorded as an “Area of moderate visual sensitivity”. The concluding map (Figure 5) combines these findings and shows the western, level half of the site as “Landscape with a high capacity to accommodate built development”, and the eastern, sloping half of the site as “Landscape with a moderate-high capacity to accommodate built development”.

As such it highlights the site and adjoining fields as “Potential development area - no.iv” and suggests the area as “providing scope for a small extension of the town.”

It continues that “Whilst the land has a relatively gentle gradient, its low visual profile is predominantly reliant upon thick, robust hedgerows in the vicinity that counter the presence of built form. Large, taller structures however would not be assimilated without visual impact, hence it is residential development only that appears suitable for this location, with commensurate areas of open space and structural landscape provision (inclusive of the retention and integration of the site’s best hedgerows) to counter and contain development form, particularly to the northern edge”.

In summary it states that development area no. iv, by Dancing Lane, could allow for 5.75ha residential (30-50dph) and 1.75ha open space and structural landscape provision.




This section is concerned with detailing the features and characteristics of the existing landscape, within both the context of the site and the wider landscape. This will form the baseline from which the predicted effects of the proposal, in both landscape character and visual terms, can be identified and their impacts assessed.

2.1 Landscape Character Assessment

The National Character Area (NCA) is 133 Blackmoor Vale & the Vale of Wardour:

Blackmoor and the Vale of Wardour has an intensely rural character with a scatter of modest settlements; Small nucleated villages and hamlets are located in sheltered valleys and on the low limestone hillocks within the clay vale. A wide variety of local building materials and techniques are evident, including half timbering.On the clay vales the regular hedgerow pattern is an essential part of the landscape character. Many of the characteristic hedgerow oaks are mature to over-mature with stag-headed crowns, and there are few naturally-regenerated replacements.The area supports a range of BAP habitats, including broadleaved mixed and yew woodland, lowland meadows and floodplain grazing marshes. A high proportion of the woods are associated with the extensive network of stream valleys and seepage zones. There are significant areas of wet woodland in the clay vale along the county boundary in the north of the NCA from near Longleat House to near Wincanton.

The Natural Area is 83 Wessex Vales

The Natural Area is characterised by its abundance of small ancient woods linked by a network of species-rich hedges enclosing pastures and meadows. Deeply incised valleys contain streams and wet woodlands that are rich in invertebrates. Lowland wood pastures and parklands of international importance contain rare epiphytic lichens. The diverse range of habitats present are important for bats, notably lesser horseshoe bat, and the mines and quarries of the Vale of Wardour provide important winter hibernacula.

The National Landscape Typology for the site is RCA.

Physiography - R : Intermediate - Rolling/undulating areas, below 1000 ft.Landcover - C : Clayland - Heavy, often poorly draining land associated with base-rich, clayey and loamy soils. Seasonal waterlogging is the main constraint to agricultural production... this ground type is mainly under permanent grassland in central and western areas where neutral grassland is the characteristic associated habitat.Cultural Pattern - A : Wooded - ancient woods - Settled agricultural landscapes (dispersed or nucleated settlement) characterised by an assorted pattern of ancient woodlands which pre-date the surrounding enclosure pattern - in places associated with densely scattered hedgerow trees (typically oak).The site’s primary land use is classified as Dairying with rough pasture as the associated feature.

2. Landscape and Visual Baseline2.2 Relevant Planning Policies

From the South Somerset Local Plan 2006 - 2028Proposed Submission June 2012:

Policy SD1: Sustainable Development

When considering development proposals the Council will take a proactive approach to reflect the presumption in favour of sustainable development contained in the National Planning Policy Framework and seek to secure development that improves the economic, social and environmental conditions within the District.Planning applications that accord with the policies in this Local Plan (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise.Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise- taking into account whether:• Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or• Specific policies in that Framework indicate that development should be restricted or refused.Where necessary the Council will work with applicants to improve proposals so that they are capable of being approved.

Policy SS1: Settlement Strategy

Yeovil is a Strategically Significant Town and the prime focus for development in South Somerset.The following are Market Towns where provision will be made for housing, employment, shopping and other services that increase their self containment and enhance their roles as service centres:-Primary Market Towns: Chard, Crewkerne, Ilminster and WincantonLocal Market Towns: Ansford/Castle Cary, Langport/Huish Episcopi and Somerton.The following are Rural Centres which are those market towns with a local service role where provision for development will be made that meets local housing need, extends local services and supports economic activity appropriate to the scale of the settlement:-Bruton, Ilchester, Martock/Bower Hinton, Milborne Port, South Petherton and Stoke sub Hamdon.Rural settlements will be considered as part of the countryside to which national countryside protection policies apply (subject to the exceptions identified in Policy SS2).

Policy SS4: District Wide Housing Provision

Provision will be made for sufficient development to meet an overall District requirement of at least 15,950 dwellings in the plan period April 2006 to March 2028 inclusive.

Policy SS5: Delivering New Housing Growth

Housing requirement will make provision for at least 15,950 dwellings in the plan period 2006 - 2028 of which 7,815 dwellings will be located within or adjacent to Yeovil, including a sustainable urban extension of 1,565 dwellings within the plan period, and a further 935 dwellings beyond the plan period.This provision will include development and redevelopment within development areas, greenfield development identified within this Plan or to come forward through conversions of existing buildings, residential mobile homes and building elsewhere in accordance with the policy on development in rural settlements.

Policy PMT4: Wincanton Direction of Growth

The direction of strategic employment growth will be to the south west of the town, north of Lawrence Hill and west of Wincanton Business Park.

Policy EQ2: General Development

Development will be designed to achieve a high quality, which promotes South Somerset’s local distinctiveness and preserves or enhances the character and appearance of the district.Development proposals, extensions and alterations to existing buildings, structures and places will be considered against:

• Sustainable construction principles;• Creation of quality places;• Conserving and enhancing the landscape character of the area;• Reinforcing local distinctiveness and respect local context; • Creating safe environments addressing crime prevention and community safety;• Having regard to South Somerset District Council’s published Development Management advice and guidance; and • Making efficient use of land whilst having regard to: ◦ Housing demand and need; ◦ Infrastructure and service availability; ◦ Accessibility; ◦ Local area character; ◦ Site specific considerations

Innovative designs delivering low energy usage and/or wastage will be encouraged.

• Developers must not risk the integrity of internationally, nationally or locally designated wildlife and landscape sites;• Development Proposals should protect the residential amenity of neighbouring properties; and• New dwellings should provide acceptable residential amenity space in accordance with Policy HW1.




Value Typical criteria Typical scale Typical examples

High Exceptional High Importance (or Quality) and Rarity. No or limited potential for substitution.

International, National World Heritage sites, National Parks, AONB

High High Importance (or Quality) and Rarity. Limited potential for substitution.

International, National, local National Parks, AONB, AGLV, LCI, ALLI

Medium Medium Medium Importance (or Quality) and Rarity. Limited potential for substitution. Regional, local Undesignated but value perhaps expressed through non-official

publications or demonstrable use.

Low Poor Low Importance (or Quality) and Rarity. Local Areas identified as having some redeeming feature or features and possibly identified for improvement.

Very poor Low Importance (or Quality) and Rarity Local Areas identified for recovery.

Significance Criteria of Landscape Value

Policy EQ4: Biodiversity

All proposals for development, including those which would affect sites of regional and local biodiversity, nationally and internationally protected sites and sites of geological interest, will:

• Protect the biodiversity value of land and buildings and minimise fragmentation of habitats and promote coherent ecological networks;• Maximise opportunities for restoration, enhancement and connection of natural habitats;• Incorporate beneficial biodiversity conservation features where appropriate;• Protect and assist recovery of identified priority species; and • Ensure that Habitat Features, Priority Habitats and Geological Features that are used by bats and other wildlife are protected and that the design including proposals for lighting does not cause severance or is a barrier to movement.

Where there is a reasonable likelihood of the presence of protected species development design should be informed by, and applications should be accompanied by, a survey and impact assessment assessing their presence. If present, a sequential approach to the design of the proposal should be taken that aims first to avoid harm, then to lessen the impact, and lastly makes compensatory provision for their needs.

Development will not be allowed to proceed unless it can be demonstrated that it will not result in any adverse impact on the integrity of national and international wildlife and landscape designations, including features outside the site boundaries that ecologically support the conservation of the designated site.

Policy EQ5: Green Infrastructure

The Council will promote the provision of Green Infrastructure throughout the District, based upon the enhancement of existing areas including public open space, accessible woodland, and river corridors, and by ensuring that development provides open spaces and green corridor links between new and existing green spaces.The overall aim will be to provide a network of connected and multi- functional open spaces that:

• Create new habitats and connects existing wildlife areas to enrich biodiversity & promote ecological coherence;• Provide an accessible network of green spaces and improve recreational opportunities, including environmental education, local food production and support physical health and mental wellbeing;• Ensure that all children and young people have reasonable access to a range of play and leisure opportunities;• Provide opportunities for enhanced, attractive walking and cycling routes linking urban areas and the wider countryside;• Enhance the character and local distinctiveness of the landscape;• Contribute to local identity and sense of place;• Increase the District’s tree cover;• Help mitigate the consequences of climate change (sustainable drainage systems, shade etc.); and • Alleviate current and future potential visitor and recreation pressure/ disturbance to internationally designated conservation areas.

Existing Green Infrastructure will be protected against any adverse impact of development proposals. If loss of existing green infrastructure assets is unavoidable in order to accommodate necessary development, appropriate mitigation for the loss will be required. All residential development should be designated at least to meet Natural England ‘Accessible Natural Greenspace Standard’ (ANGSt) or otherwise appropriately contribute to improving access to natural greenspace such that the overall aims are met.

2.3 Landscape ValueThe value of any landscape setting includes both objective facts and subjective opinion.

Desktop studies, including use of the MAGIC website database, do not highlight any statutory or non-statutory landscape designations that affect the site or that require particular consideration for the proposed development. No landscape or historic features were identified for the site.

The site consists of two adjoining fields of rough pasture immediately adjacent to existing housing on the northern edge of the town. The boundaries to the west and north of the site remain as traditional mixed, native hedgerows with numerous mature trees, but the south and eastern boundaries are a mixture of fencing and non-native hedge and shrub plantings associated with residential garden boundaries.

Due to these qualities, and in line with the criteria tabled below, the site is considered to have low landscape value.

2.4 Site Character and Landform The site to the south-west of the public footpath from Dancing Lane is of relatively level gradient, with no overlooking higher ground, and is visually enclosed by the houses on Dancing Lane and the surrounding boundary hedgerows and trees.

The larger part of the site, to the north-east of the footpath, falls in a shallow valley towards the north east corner and existing buildings at Verrington. This dip in the landform and surrounding trees affords views out across the landscape beyond in this direction.

The site is largely open, rough pasture, with no individual or groups of trees within the site. The existing hedgerows, along the field boundaries to the west and north, have been allowed to grow to a height where they both visually contain the site and screen views into the site from the surrounding landscape. They contain a variety of native species and mature broadleaved trees.

The southern boundaries and aspect are characterised and visually contained by the rear gardens and elevations of the existing housing on Dancing Lane, that contrast with the rural character of the other site boundaries and the surrounding landscape.




2.5 Habitats and Ecological ValueNo habitat or ecological reports had been completed and issued at the time of writing this report, but the preliminary Phase 1 Habitat Plan produced by EAD Ltd., opposite, shows the site to be predominantly semi-improved grassland, of low ecological value.

The existing field hedgerows around the west and north boundaries of the site are identified as species-rich hedgrows and broadleaved trees, with some areas of dense scrub.

The garden around the existing house, that is to be demolished to create the vehicular access, consists of areas of hardstanding and amenity grass with ornamental shrubs, species poor hedgerow and fencing.

The semi-improved grassland pasture and existing garden are therefore deemed to offer little in the way of species diversity, but the hedgerows and broadleaved trees are likely to support a wide variety of species, both flora and fauna.

An Ecological Impact Assessment Report is being produced by EAD and their recommendations for mitigation and enhancement have been included in section 5 of this report.

2.6 Landscape Assessment SummaryThe site has no landscape designation or protective status, and although it largely conforms to the landscape character of the area, it consists mostly of semi-improved grassland with no identified landscape or historic features of designated value, and as such is considered to have low landscape value.

SSDC’s Peripheral Landscape Study - Wincanton (March 2008) has already defined the entire site as of having low landscape sensitivity to development, and this report concurs with that assessment.

Wincanton is one of the market towns highlighted in SSDC’s planning policy SS1 ‘where provision will be made for housing, employment, shopping and other services that increase their self containment and enhance their roles as service centres’.

The site’s predominant semi-improved grassland has low species diversity, but the hedgerows and broadleaved trees are important habitats and need to be maintained as part of any proposed development.

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Reproduced from Ordnance Survey map data by permission of Ordnance Survey, ©Crown copyright. EAD OS Licence 100046104

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Dancing Lane, WincantonPhase 1 Habitat Plan

Mr A Crean QC

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KeyAmenity grassland

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Preliminary Plan of Site Habitats

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3. Visual Study

3.1 Zone of Visual Influence

The Zone of Visual Influence (ZVI) represents the area from which views of the site may be afforded. A ZVI was established during desk-top studies and tested during field visits where a photographic record of available views and their location were identified and recorded.Principal Representative Viewpoints (PRV) are identified that provide atypical view towards the site from the public areas within the landscape and indications of likely views from domestic or private locations.

The south western half of the site is on relatively level ground with no overlooking higher ground. The existing housing along Dancing Lane forms an effective visual barrier to any potential views from the lower ground to the south east and the rest of the town. The existing hedgerows around the western and northern boundaries filter and screen views from the adjacent farmland and beyond.The north eastern half of the site falls towards the sites north eastern corner and this dip in the landform allows narrow views out across the landscape in this direction, and therefore in by return.

As such the ZVI is limited to a number of adjacent fields to the west and north, and does not extend beyond Dancing Lane to the south and east.The area most exposed to potential views of the site is to the north east, through the dip in surrounding screening.

Site

KEY

Zone of Visual Influence (ZVI) Area from which it is predicted at least some of the site may be visible

Distance from centre of site1 km

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Imagery ©2014 DigitalGlobe, Getmapping plc, Infoterra Ltd & Bluesky -

To see all the details that are visible on thescreen, use the "Print" link next to the map.

Public footpath

Public footpath

Public footpath




3.2 Photographic StudyThe following study provides photographic record of the visual amenity of the site from the village and surrounding landscape.Principal Representative Viewpoints (PRVs) were identified that provide a typical view of the site from public areas and indications of likely views from domestic or private locations. Their locations are shown on the adjacent aerial view.

The photographs were taken on 3rd December 2013. Weather conditions were dry but overcast and dull. Visibility was relatively good with near views clear and distant hills visible but slightly hazy.

Photographs were taken using a focal length representative of the naked eye. Some wide angle photographs are used to show wider details and these are noted as such.No access was gained to private land or residential properties.

Google Imagery ©2013 DigitalGlobe, Getmapping plc, Infoterra Ltd. and Bluesky

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Location of Principal Representative Viewpoint (PVR)(See also previous page)

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Views of site not possible from Verrington Lane due to its location with a steep sided valley, the existing buildings, tall hedgerows and trees

Views of site not possible from beyond Dancing Lane due to landform falling away to the SE

Existing farmland with no public access

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PRV 1 : From Dancing Lane opposite existing access to site, looking SW to NW towards siteSite is largely obscured from view by the existing houses.

PRV 2 : From within the site looking SE along the public footpath back to Dancing Lane

Public footpath into site

PRV 1 : From Dancing Lane opposite existing access to site, looking NW to NESite is largely obscured from view by the existing houses.

Public footpath into site

Existing access along public footpath from Dancing Lane




PRV 2 : From within the site looking SE to SW Showing rear boundaries of properties along Dancing Lane

Existing access along public footpath from Dancing Lane

PRV 2 : From within the site looking SW to NWShowing existing field boundaries around the site

PRV 2 : From within the site looking NW to NEShowing existing field boundaries around the site, the shallow valley running down towards Verrington Lane, and glimpses of the surrounding landscape towards Wincanton Racecourse on the horizon

Existing public footpath

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Existing public footpath Wincanton Racecourse and Golf Club




PRV 3 : Looking SW into site from access point of public footpath from Verrington LaneShowing steepest part of site obscuring views of rest of site.

Existing public footpath Hedgerow on site boundarySite continues over top of rise

SITE

PRV 4 : Looking SE to S into site from adjacent to site boundary hedgerowShowing steepest part of site obscuring views of rest of site.

Location of PRV 3 at access point of footpath from Verrington Lane

Existing public footpath access from Dancing Lane

Existing public footpath access from Dancing Lane

PRV 4 : Looking S to SW into site from adjacent to site boundary hedgerowShowing steepest part of site obscuring views of rest of site.

Existing public footpath

Existing public footpath access through gate in boundary hedgerow

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Verrington Lodge

Existing housing restricts views beyond Dancing Lane




SITE

PRV 5 : Looking N to NE into site from adjacent to site boundary hedgerowGlimpses through hedge showing fields to the north of the site with no public access. Existing tall hedgerows severely limiting views in and out of site.

Verrington Lodge Barn

PRV 5 : Looking NE to SE into site from adjacent to site boundary hedgerowExisting tall hedgerows and trees severely limiting views in and out of site. Some middle distant views of fields, and far distance views beyond, through dip in landform to the north east over Verrington Lodge Barn

Existing public footpath access through gate in boundary hedgerow

Verrington Lodge Barn

Existing housing on Dancing Lane

PRV 6 : Looking SE to SW from footpath in field to the NW of the siteExisting tall hedgerows and trees severely limiting views in into the site.

Existing public footpath across fields to the NW of the site




PRV 7 : Looking NW to NE from footpath in field to the NW of the siteExisting tall hedgerows and trees severely limiting views in into the site, and preventing views from distance

Site beyond hedgerow

Public footpath across field to the NW of the site

Fields and hedgerows to the NW of the site, with no public access

PRV 7 : Looking NE to SW from footpath in field to the NW of the siteExisting tall hedgerows and trees severely limiting views in into the site, and preventing views from distance



Public footpath across field to the NW of the site

PRV 8 : Looking NE to SW from footpath in field to the west of the siteViews of site from this section of the public footpath are screened by two intervening hedgerows that contain tall shrubs and mature trees.

Public footpath across fields to the west of the site

Site beyond 2 tall hedgerows that screen possible views into the site




PRV 9 : Looking SE through gateway close to footpath in field to the west of the siteViews of site from this section of the public footpath are screened by two intervening hedgerows that contain tall shrubs and mature trees.

Site beyond hedgerowRear elevations of houses on Dancing Lane

PRV 10 : View across site from far west corner, looking NE around to SEShowing that this predominantly level part of the site is visually contained on three sides by the houses, hedges and trees along Dancing Lane and the field boundary hedgerows.

Rear gardens and houses on Dancing Lane

Rear gardens and houses on Dancing Lane




PRV 11 : 360 degree views from the centre of the level part of the site to the SW of the public footpathAgain showing that this predominantly level part of the site is visually contained on three sides by buildings, hedges and trees along Dancing Lane and the field boundary hedgerows. There are some views of the surrounding landscape to the NE as the site falls away and the surrounding trees are lowered by the falling landform at this point.

Looking E

Looking S

Looking E

Looking S

Looking N

Looking W

Looking W

Wincanton Racecourse




PRV 12 : From Dancing Lane to the east of the site, opposite the location for the proposed new vehicular site access

‘Endeavour’

PRV 13 : From Dancing Lane to the south of the site, looking SW

PRV 13 : Looking NE

PRV 13 : Wide angled 180 degree panoramic view from SW around to NE, looking towards the site from Dancing Lane to the south




3.3 Appraisal

The desk top and subsequent site study has shown that views of the site are severely limited by landform and vegetation.

The location of a large part of the site on level, high ground to the north of the town prevents any potential for the site to be overlooked from any distance.The immediately adjacent existing houses along Dancing Lane, and their associated outbuildings, garden hedgerows, shrubs and trees, screen all but glimpses of the site from Dancing Lane itself and beyond to the south east.Land to the north and west is farmland with no public access, apart from a public footpath that runs through adjacent fields to the west. The mature and tall hedgerows along these field boundaries provide effective screening, and allow only glimpses through the network of branches (even in winter as the survey photographs show).

The only views of any distance into the site are through the narrow gap in the surrounding screening to the north east, afforded by the falling ground down towards Verrington Lane.However, these are predominantly from privately owned fields and the nearest edges of Wincanton Racecourse and Golf Club. Any views of the development would be limited in scale when seen within its wider landscape setting, and is likely to be considered along with the adjacent existing housing on Dancing Lane, as part of the existing town edge.

Views beyond this are at such distances that the proposed development would be difficult, if not impossible, to distinguish with the naked eye.

Therefore the key views of the site and proposed development are from the adjacent properties and from the public footpaths within the site itself and the adjacent field.




4. Impacts of the ProposalThe effects of the proposals and their subsequent impact on the landscape character of the area can be divided into two aspects: The landscape effects, those directly affecting the landform and wildlife of the site and surrounding landscape, and visual effects, those affecting the visual character of the village and surrounding area.These can subsequently be divided into two phases: the construction phase and operational phase, when the proposals are complete and in use. As such the effects can be short term, during construction only, or long term if they continue into the operational phase.This report is concerned with the impact of the development on the visual and landscape character of the surrounding area, and as such, concentrates on the long term effects of the proposals and their impact on this character.

4.1 Landscape Impacts

4.1.1 Landscape SensitivityIt is considered that the sensitivity of the prevailing landscape of the area is high; as there is a good sense of adherence with the distinct landscape character of the region. However, as section 2.5 highlights, the predominant rough pasture is species poor and considered of low ecological value. The field boundary hedgerows, however, are a very positive site asset and likely to be of high ecological value due to the variety of species. The site does sit adjacent to existing housing developments on the edge of the town, from which the proposed new houses will be accessed, and therefore can be deemed an extension of this, rather than a ‘stand alone’ or satellite development.

4.1.2 Magnitude of EffectsMagnitude is assessed by weighing up the nature, scale, duration and permanence of a landscape effect. There is no standard methodology for the quantification of the scale or magnitude of relative effects or impacts. However it is generally based on the scale or degree of change to the landscape resource, the nature of the effect and its duration.A distinction is made between the:• Scale - large, medium, or small• Nature - negative (adverse) or positive (beneficial)• Duration - Short, medium, or long termSome effects may bring about beneficial change to the landscape. An assessment therefore has to be made concerning less quantifiable data, as tabulated below.

4.1.3 Table of Landscape effects

EFFECT NATURE OF EFFECT SCALE DURATION MAGNITUDE OF EFFECT NOTES

Machinery and storage activity

Land compactionDisturbance to wildlife through potential damage of adjacent habitats

Small Short term Slight adverseExisting trees and hedgerows around the site to be protected by appropriate fencing throughout construction phase.

Noise pollution

Noise generated throughout construction phase Small Day time

Short term Slight adverse Limited to daytime activity only.

Noise generated by users/residents during operational phase Small Long term Slight adverse Limited in scale as residential use only.

Light pollution

Visual distraction within landscape during construction phase. Small Night time

Short term Slight adverseSeasonally and diurnally fluctuating: only appropriate during a winter months construction phase.

Visual distraction within landscape during operational phase. Small Night time

Long term Slight adverse Street lighting required by local authority should be designed to minimise light pollution

Disturbance to wildlife during construction phase

Small Night timeShort term Slight adverse Dependant upon season of construction, and

nocturnal/dawn/dusk wildlife recorded on site*

Disturbance to wildlife during operational phase Small Night time

Long term Slight adverse Street lighting should be designed to minimise impacts on foraging and commuting bats

Changes to existing landform

Small areas of under-building excavations for foundations Small Long term Moderate

adverse Limited in scale

Excavations for service trenches, drainage etc. Small Long term Moderate

adverse Limited in scale.

Excavations and construction level hardcore base for access road and parking areas

Small Long term Moderate adverse Limited in scale

Changes to existing vegetation cover

Replacement of existing rough pasture with houses, associated road and paths, trees, boundary hedges, wildlife friendly shrub planting and gardens.

Small Long term Moderate beneficial

Planting of over 500m of new, native hedgerows and over 50 new specimen trees around the development.Possible informal open spaces and water attenuation ponds. Gardens to provide additional wildlife opportunities.

* No data currently exists of sites nocturnal wildlife

Adverse Beneficial

High/substantial High/substantial

Medium/moderate Medium/moderate

Low/slight Low/slight

No change No change

Determining Criteria for Magnitude of Landscape Effects




4.2 Visual Impacts

4.2.1 Sensitivity of ReceptorsThe Determining Criteria for Visual Sensitivity below, provides definitions to help define the sensitivity or each visual receptor.

Sensitivity Definition of Visual Receptor

Very high

The principle views from residential buildings; beauty spots and picnic areas. Users of outdoor recreational facilities, including strategic recreational footpaths, cycle routes, bridleways, whose attention may be focused on the landscape; important landscape features with physical, cultural or historic relevance.

HighOther footpaths; secondary views from residential buildings, people travelling through the landscape by road, rail or other transport methods.

Medium

People engaged in outdoor sports, recreation (other than appreciation of the landscape), commercial buildings or commercially engaged pedestrians, whose attention may be focused on their work or activity rather than the wider landscape.

Low Views from heavily industrialised areas.

4.2.2 Magnitude of Effects

Magnitude Typical Criteria

High

Total loss of or major alteration to key elements/features/characteristics of the baseline i.e. pre-development landscape or view and/or introduction of elements considered to be totally uncharacteristic when set within the attributes of the receiving landscape.

Medium

Partial loss of, or major alteration to, key elements/features/characteristics of the baseline i.e. pre-development landscape or view and/or introduction of elements that may be predominantly but may not necessarily be considered to be substantially uncharacteristic when set within the attributes of the receiving landscape.

Low

Minor loss or alteration to one or more key elements/features/characteristics of the baseline i.e. pre-development landscape or view and/or introduction of elements that may not be uncharacteristic when set within the attributes of the receiving landscape.

Negligible

Very minor loss or alteration to one or more of the key elements/features/characteristics of the baseline i.e. pre-development landscape or view and /or introduction of elements that are not uncharacteristic with the surrounding landscape- approximating the ‘no change’ situation

4.2.3 Significance of Visual Impact

The potential significance of visual impact is determined by a combination of magnitude of the potential effect and the sensitivity of the receptor to change. These two variables can be correlated as shown in the table below. In this way a landscape effect of low magnitude may, nevertheless, be assessed to have a moderate impact in a highly sensitive landscape, such as a National Park.

Sensitivity of receptor to changeMagnitude of effect

Negligible Low Medium HighVery high Negligible Moderate Moderate/Major Major

High Negligible Minor/Moderate Moderate Moderate/ Major

Medium Negligible Minor Minor/Moderate Moderate

Low Negligible Negligible Minor Minor/Moderate

The above consideration of the sensitivity receptor in combination with the magnitude of the potential effects provides an overall assessment of the potential significance of impacts. However, this process is not a quantitative process; there is not an absolute scoring system. Although considerations are made according to recognised features methodology, the correlation of the two factors is, in the end, a matter of professional judgement.

4.2.4 Table of Visual Impacts

PRV AREA LOCATION Nature of view Sensitivity of Receptor

Magnitude of Effect

Significance of Impact

1, 12, 13 Dancing Lane Glimpses of site and proposed development between existing buildings and vegetation Very high Low Moderate

- Existing housing adjacent to site Clear views into site Very High High Major

2, 3 Public footpaths across site Views from within site Very high High Major

6, 7, 8, 9 Public footpath across fields adjacent to site Screened/filtered views through existing hedgerows Very high Medium Moderate/

Major

-Possible views from landscape to the NE of the site

Limited views of the site and any proposed development. Likely that proposed housing would be seen together with existing housing on Dancing Lane and therefore as part of the town edge.

High Low Minor/Moderate




4.3 Appropriateness

In order to assess the appropriateness of the development we need to weigh up its use, character, location and scale, and set this against the prevailing landscape character and condition.

The proposed development is located on existing farmland adjacent to existing housing on the edge of the town.

SSDC’s Peripheral Landscape Study - Wincanton (March 2008) defines the entire site as an “Area of low landscape sensitivity”, and as “Landscape with a moderate-high capacity to accommodate built development”.As such it highlights the site and adjoining fields as “Potential development area - no.iv” and suggests the area as “providing scope for a small extension of the town.”

Although the land is existing farmland, it’s ecological value, as poor semi-improved grassland, is low. The existing field hedgerows are species rich and therefore of value, but these can be retained and strengthened as part of any mitigation.

Visually, SSDC’s Peripheral Landscape Study - Wincanton (March 2008) defines the site as an area of low to moderate visual sensitivity. The western half of the site is overlooked by the rear of the adjacent housing on Dancing Lane and by users of the footpaths across the site, but is contained visually by these houses and the hedgerows. The eastern half is more open to the north east but views into the site are limited by the surrounding landform and existing vegetation of trees and hedgerows.

The proposals take into account the steepness of the eastern half of the site, and its more open aspect to the wider landscape, and proposes a lower density of housing in this area. Additional tree and hedge planting within the scheme will help to filter views and integrate the site within the landscape.

Therefore, as far as any loss of existing farmland is appropriate, the location next to existing housing, the relatively small scale of development and additional tree and hedgerow planting are considered appropriate for the location and existing character.

4.4 Ability of the Landscape to Absorb Change

The Landscape Character Assessment describes the area as having‘an intensely rural character with a scatter of modest settlements’.The regular hedgerow pattern is ‘an essential part of the landscape character’, with ‘a network of species-rich hedges enclosing pastures and meadows’.

The visual study emphasises the containing nature of the existing landform and vegetation. Residents of the immediately adjacent houses and users of the public footpaths across the site will have clear views of the proposed development. Views from the wider landscape are only possible in a narrow corridor to the north east, where near views are from land with little public access or from such distances that the proposals would be seen as a very small part of a much wider landscape.

Therefore it is considered that, with the existing hedgerows and trees maintained, additional hedgerows planted along the open southern boundaries, and trees incorporated throughout the development, the proposed housing would be assimilated into the existing landscape as a relatively small extension to the town edge.

4.5 Public Perception to Change

Public perception to change is directly related to how obvious and visible the site is and the extent and appropriateness of the change.

As outlined in the preceding sections the site is located adjacent to existing housing on the edge of the town, and the new houses are of a scale and arrangement that match the other buildings. Views of the site from distance are limited to a few locations and existing trees and hedges substantially filter views. Therefore it would seem likely that, from distance, the new houses would be seen as part of the town, rather than a separate development.

Existing landform, hedges and trees limit near views of the site to the footpaths across the site and the houses immediately adjacent to the site. Here, at such close proximity, the proposals would represent a major change to the existing landscape, with new access from Dancing Lane and the upper storeys and roofing visible above the hedges. Although, in time, the additional trees and hedgerows would partially screen the proposed houses this is still a major change to the views currently experienced from these properties.

4.6 Summary

The majority of the landscape effects are deemed to be moderately to slightly adverse. They are, in the main, impacts associated with the construction of the houses and installation of the associated access road, paths and services. Long-term impacts caused by the users of the new development, once all construction works are complete, are deemed to be slightly adverse, with carefully designed street lighting to minimise any adverse impacts on nocturnal wildlife.

The changes to the vegetation cover are on the whole considered to be moderately beneficial due to the net increase in species rich habitats in keeping with those already existing in the surrounding landscape. The additional hedgerows, trees and possible attenuation ponds will provide significantly more valuable resources and habitats for a wider variety of species than the existing species-poor semi-improved grassland that covers the site.

The adverse visual impacts of the proposal are seen to be local to the site and it’s immediate surroundings, with little impact on wider views due to the amount of existing vegetation around the site and in the surrounding landscape. The site could possibly be viewed from locations to the north east but existing tree and hedgerows make it difficult to get a clear view of the site. Whilst the changes will be clearly visible to the immediately adjacent residents and users of the public footpaths across the site, the scale and nature of the development is considered sympathetic to the existing landscape character.

SSDC’s Peripheral Landscape Study - Wincanton (March 2008) has already identified the site as an area of low landscape sensitivity, and as such a potential development area, and suggests the area as “providing scope for a small extension of the town”.

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KEY

Existing trees

Proposed tree+

Existing native hedge

Proposed native hedge

View of development

5. MitigationIn light of the findings of this report it is recommended that the following mitigation and enhancement measures are implemented:

• Site construction and storage to be limited to the footprint of the development and not to impact on the existing field boundary hedges and trees.

• Protective fencing to be erected along the retained hedgerows and a root protection zone created along the woodland edge to minimise disturbance or damage during construction.

• Existing hedgerows to be rejuvenated to ensure their long-term survival as a valuable ecological asset and effectiveness as screening. All hedge works to take place outside of the bird nesting season, and in line with the recommendations of a qualified ecologist.

• Hedgerows along garden boundaries to be fenced with chain-link or similar to prevent interference from householders.

• New hedges alongside boundaries with the adjacent houses, to include the same species present in the original hedges on site - hazel, oak, field maple, hawthorn and blackthorn.

• Standard trees to be planted within the development to filter views into site, from both close neighbouring houses and any possible distant views, and integrate the scheme within the surrounding landscape. To be of native species, or more suitable varieties of, appropriate to the location and area.

• Areas of grassland within public areas to be seeded with a wildflower meadow mix and managed to maximise their biodiversity value. A ‘wildflower lawn’ mix can be used in more formal areas to enable regular mowing.

• The SuDS areas to be seeded/planted with appropriate native wetland species.

• At least 20 bird boxes and 20 bat boxes to be installed on houses and retained trees, to provide additional nesting/roosting opportunities.

• Lighting to be minimised to avoid light-spill on new and retained hedgerows, maintaining ‘dark corridors’ around the site.

North

Existing hedgerows to maintain effective screening

Trees throughout development to filter views and integrate scheme into landscape

New hedgerows and trees along boundaries with existing housing




6. ConclusionIn summary it is proposed that the development:

• Is located on a site that has low landscape sensitivity to development

• Is visible from immediately adjacent houses but will have little visual impact on the surrounding landscape

• Is located on ground with relatively low ecological value

• Will have little impact on adjacent valuable hedgerows and can bring about their rejuvenation and long-term improvement

• Offers opportunities for net ecological gain through the incorporation of new hedgerow, tree and pond habitats.

In conclusion, considering the proposals against the criteria opposite, it is deemed that the development would have a neutral to minor adverse impact, as it would ‘affect an area of recognised landscape character’ but would ‘complement the scale, landform and pattern of the landscape’ and Also, the potential of the development to create more ecologically valuable features and habitats on the site would be moderate beneficial.

Impact Definition

Severe adverse

The proposed scheme would result in effects that:- are at a complete variance with the landform, scale and pattern of the landscape;- would permanently degrade, diminish or destroy the integrity of valued characteristic features, elements and/or their setting;- would cause a very high quality landscape to be permanently changed and its quality diminished.

Major Adverse

The proposed scheme would result in effects that:- cannot be fully mitigated against and may cumulatively amount to a severe adverse effect;- are at a considerable variance to the landscape degrading the quality of the landscape;- will be substantially damaging to a high quality landscape.

Moderate adverse

The proposed scheme would:- be out of scale with the landscape or at odds with the local pattern and landform;- will leave an adverse impact on a landscape of recognised quality.

Minor adverse

The proposed scheme would:- not quite fit into the landform and scale of the landscape;- affect an area of recognised landscape character.

Neutral

The proposed scheme would:- complement the scale, landform and pattern of the landscape;- maintain existing landscape quality.

Minor beneficial

The proposed scheme has the potential to:- improve the landscape quality and character;- fit in with the scale, landform and pattern of the landscape;- enable the restoration of valued characteristic features partially lost through other land uses .

Moderate beneficial

The proposed scheme has the potential to:- fit in very well with the landscape character;- improve the quality of the landscape through removal of damage caused by existing land uses.

Significance Criteria for Landscape and Visual Impact




7. References

1. Peripheral landscape study - Wincanton (March 2008). Conservation and Design Unit of South Somerset District Council Sourced December 2013 via www.southsomerset.gov.uk

2. South Somerset Local Plan 2006 - 2028 Proposed Submission June 2012 Sourced January 2014 via www.southsomerset.gov.uk

3. Natural England, NCA Profile: 133 Blackmoor Vale & the Vale of Wardour Sourced January 2014 via www.naturalengland.org.uk

4. National Landscape Typology Sourced January 2014 via www.magic.gov.uk

5. MAGIC website www.magic.gov.uk

6. Guidelines for Landscape and Visual Impact Assessment (2nd Edition) The Landscape Institute with the Institute of Environmental Management and Assessment.

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