Appendix 7.1 Residential Visual Amenity Assessment

Transcription

1 Appendix 7.1 Residential Visual Amenity Assessment Appendix 7.1 Residential Visual Amenity Assessment

2 APPENDIX 7.1 IDENTIAL VISUAL AMENITY ASSESSMENT Introduction This residential visual amenity study provides an assessment of the impacts on visual amenity, as experienced by residents of local properties, that are likely to result from the introduction of the proposed into the landscape. This study supplements the findings of the landscape and visual impact assessment (LVIA) in Chapter Whilst the LVIA considers the views experienced by communities as part of the viewpoint assessment, this study focuses on individual properties or groups of properties, and involves a detailed assessment of the changes to views from these locations. The proximity of turbines, orientation of residential properties and influence of screening are key factors to be considered in assessing the potential impact on visual amenity The study is intended to assist the decision maker in forming a judgement as to the impact of the proposal on visual amenity at identified residential receptors. It should be noted that this study explicitly does not consider, or provide information on, other components of residential amenity, such as noise, dust or shadow flicker. These aspects are not within the remit of a residential visual amenity study The residential visual amenity study was prepared in response to a specific request from East Ayrshire Council, that visual amenity of all properties within 2 km of the proposed turbines should be examined. The area within 2 km of the proposed turbines is shown in Figure 7.41 and includes individual properties, as well as parts of the settlements of Waterside and Patna The LVIA predicted a high magnitude of effect at each of these locations, and the level of effect will be major and significant according to the LVIA methodology. It can be concluded from the findings of the LVIA that visual effects upon views from properties within 2 km of the proposed Keirs Hill Wind Farm, and which have open views towards the site, are likely to be significant in the context of the EIA Regulations The purpose of this document is not to make a further assessment of significance in the context of the EIA Regulations, but to examine the potential for adverse effects on the visual amenity component of residential amenity at properties near to the proposed turbines. Scope of this study This study provides a description of the existing views from local residential properties, and the potential changes to views that are likely to result from the introduction of the proposed Keirs Hill Wind Farm into the landscape The study is limited to the likely visual effects during the operational phase of the proposed development. Whilst other components of the wind farm have the potential to affect views, such as tracks, substations and a permanent anemometer mast, the study focuses mainly on the effects of the turbines themselves, as these were regarded to result in the highest magnitude of change for residential property receptors. The majority of properties are within the Doon Valley and generally would not view these other components. Where properties are located in close proximity to access tracks and are likely to have visibility of this component, this has been noted It also provides comment on visibility of other proposed wind farm projects in the local area, including the following: There is currently no published guidance available on the assessment of residential visual amenity. The study has therefore been developed based on experience and current practice, which to a large extent is driven by the decisions made following public inquiries into wind energy proposals. Relevant inquiry decisions have been reviewed and key points are summarised The detailed methodology for the residential visual amenity is set out along with the scope of the assessment, as agreed with East Ayrshire Council. The findings of the assessment are presented in tabular form for the individual properties, and as text for the settlements. The assessment concludes with a summary of the findings. Findings of the LVIA and purpose of this study The LVIA considered four viewpoints which are representative of the types of views likely to be experienced by people, including residents, within 2 km of the proposed turbines. These include: Dersalloch (application submitted); Burnhead (at appeal); South Kyle (application submitted); Benbrack (at scoping); Linfairn (at scoping); and Dalmorton (at scoping). Viewpoint 1 B741, which is on the road south of the site, to the east of Gass (Figure 7.12); Viewpoint 2 Auchenroy Hill, overlooking the site from the south (Figure 7.13); Viewpoint 3 Waterside Heritage Centre, which is adjacent to properties in Waterside and representative of views from the Doon Valley (Figure 7.14); and Viewpoint 4 Patna, which is located within the settlement on the A713 (Figure 7.14) Appendix 7.1 Residential Visual Assessment

3 Context to the assessment Potential adverse impacts on residential amenity, also referred to as living conditions, have been a consideration in the determination of applications for wind farm developments There is no formal or statutory guidance available as to how to assess the visual component of living conditions. This clearly requires an objective approach but is ultimately a matter of judgement, and as was stated by the Reporter in the Baillie decision Any assessment of acceptability in these circumstances relies on judgement rather than measurement. 1 This judgement should not take account of the range of potential personal attitudes towards wind farms The matter of judgement of potential impacts on living conditions has been considered at several public inquiries to determine whether the potential impacts upon the visual amenity of residential properties is so unsatisfactory that the development in question should be refused planning permission in the public interest. A number of these decisions have been reviewed as part of this study Following the Langham appeal, Inspector Woolcock stated that The planning system controls development in the public interest, and not in the private interest. The preservation of open views is a private interest, which the planning regime is not intended to protect. But public and private interests may overlap. The issue is whether the number, size, layout and proximity of wind turbines would have such an overwhelming and oppressive visual impact on a dwelling and its amenity space that they would result in unsatisfactory Living Conditions, and so unacceptably affect amenities and the use of land and buildings which ought to be protected in the public interest At Enifer Downs, Inspector Lavender noted that when turbines are present in such number, size and proximity that they represent an unpleasantly overwhelming and unavoidable presence in main views from a house or garden, there is every likelihood that the property concerned would come to be widely regarded as an unattractive and thus unsatisfactory (but not necessar ily uninhabitable) place in which to live In the Carland Cross Appeal Decision of 19th January 2010 (Inspector Lavender), there were 209 properties within 3km of the proposed turbines (Para 23). 23 were identified as likely to experience high significance of visual impact which in each case the Council judged to be as overwhelmingly adverse. But the Inspector stated: However, those who face the prospect of living close to a wind farm may attach very different value judgements to their visual impact than the wider public, who stand to benefit from the energy produced without seeing the turbines from their homes. In impact, the former is primarily a private interest whereas the latter is a public one and, in the case of the former, few householders are able to exercise control over development by others that may do no more than impinge into the outlook from their property. The planning system is designed to protect the public rather than private interests, but both interests may coincide where, for example, visual intrusion is of such magnitude as to render a property an unattractive place in which to live. This is because it is not in the public interest to create such living conditions where they did not exist before. Thus I do not consider that simply being able to see a turbine or turbines from a particular window or part of the garden of a house is sufficient reason to find the visual impact unacceptable (even though a particular occupier might find it objectionable) Importantly, a Secretary of State case which has further confirmed this approach is the Burnthouse Farm decision of 6th July In the Inspector's conclusions on this decision he addressed living conditions of neighbouring occupiers and stated in paragraph 229 that:- The methodology for assessing the visual impact on residential occupiers was considered fully at the Inquiry. I accept that the approach used by Inspectors in the Enifer Downs, Poplar Lane and Carland Cross Appeals and elsewhere should not be regarded as a mechanistic 'test' and has no status in terms of being part of statutory documentation or planning policy or guidance. However, it seems to me that a logical, transparent and objective approach to assessing visual impact should be adopted The Inspector went on to state that there can be no substitute for site visits to individual properties so that any likely impacts can be judged in the particular and unique circumstances of each case. He added at paragraph 230 that:- Nevertheless, it is helpful to consider the factors and thresholds of acceptability which have guided decision makers in other cases At paragraph 232 the Inspector stated that serious harm to living conditions which might lead to a recommendation for planning permission to be refused in the public interest, is a more stringent requirement than the identification of a significant adverse impact. He added that:- I consider that when assessing the effect on visual outlook, it is helpful to pose the question would the proposal affect the outlook of these residents to such an extent i.e. be so unpleasant, overwhelming and oppressive that this would become an unattractive place to live? In considering these and other appeal decisions, the visual impact of the wind farm has to be commonly described as unacceptably overbearing, overpowering, oppressive or unpleasantly overwhelming and unavoidably present in main views for there to be a potential unacceptable adverse impact on living conditions, and such impacts should also outweigh the wider public benefits which the development is designed to achieve. 1 Paragraph 8.21, Erection of wind farm at Bardnaheigh Farm, Westfield, by Thurso (Baillie). Case reference IEC/3/105/3, 17th August 2009 (SPR76). 2 Paragraph 63 Land between Anderby, Anderby Creek, Chapel St Leonards and Langham. Appeal Decision APP/D2510/A/10/ th September 2011 (SPR77). 3 Paragraph 66 Land west of Enifer Downs Farm and east of Archers Court Road and Little Pineham Farm, Langdon, Appeal decision APP/X2220/A/08/ th April 2009 (SPR78). Appendix 7.1 Residential Visual Amenity Assessment Paragraph 23, Carland Cross Appeal Decision (APP/D0840/A/09/ ) 19th January 2010 (SPR82). 5 Paragraph 232 Land North of Burnthouse Farm, Appeal Decision APP/D0515/A/ th July 2011 (SPR79).

4 It is considered that, if the wind farm is unavoidably present in main views, then this in itself does not demonstrate material harm to living conditions. However, a judgement needs to be made considering all available views and other factors. These factors include: distance from the turbines; orientation, size and layout of the dwelling; the focus and context of the existing view and if there are other directions residents can look in which are not affected; the degree to which overall available views will be affected; the extent of turbines which will be seen (i.e. upper parts of turbines or their whole, visibility of associated structures such as tracks and the substation); and availability of screening Consideration of these factors allow a judgement to be made within the assessment of each property as to whether the presence of turbines or other visual components of the development will be visually dominant, overbearing or oppressive and whether the wind turbines or other visual components of the development would affect the outlook of these residents to such an extent i.e. be so unpleasant, overwhelming and oppressive that this would become an unattractive place to live. 6 Methodology Based on the review in the preceding section, a methodology has been adopted for this study. The assessment process can be summarised as follows: Study area and scope East Ayrshire Council requested that all properties within 2 km of the proposed turbines should be considered. This area includes parts of the settlements of Patna and Waterside, as well as a number of individual farms and houses. It was agreed that the properties outside the two settlements would be assessed individually, while effects on visual amenity of houses within Patna and Waterside would be considered more generally. Individual properties Examination of Ordnance Survey (OS) maps, aerial photography, and knowledge of the site and its context, enabled individual properties to be identified within this area. A total of 11 dwellings were identified, all of which have some theoretical visibility of the proposed turbines, as shown by the zone of theoretical visibility (ZTV) maps (Figures 7.9 to 7.11). These 11 dwellings are found at six different locations across the 2 km study area, as set out in Table A1 and illustrated in Figure Table A1: Viewpoints from individual properties assessed Location Number of dwellings Grid Reference Gass Grimmet Auchenroy High Keirs Low Keirs Drumgrange Distance to closest turbine (km) identification of properties to be considered; Settlements preparation of wireframe visualisations, and collation of baseline information from maps and aerial photographs for use in fieldwork; field survey; assessment of the magnitude of change in visual amenity likely to be experienced at the property; and for properties experiencing a high magnitude of change, coming to a judgement of whether the predicted change in visual amenity has the potential to adversely affect living conditions The following section sets out the methodology and the factors considered in describing the existing views from a property, and the potential changes in views as a result of the presence of the proposed wind farm in the landscape For residential properties within defined settlements, it is not practical or helpful to provide an individual assessment of each dwelling, as many will be very similar. A more general approach was therefore adopted, looking at the overall orientation of houses, and the type and extent of available views out from the settlement Different parts of the settlements have differing views and so the settlements have been discussed with reference to a selection of representative locations within each. These were selected based on desk study and knowledge of the study area, and were agreed with East Ayrshire Council. The locations are listed in Table A2 and illustrated in Figure Four locations were selected in Waterside, including the Heritage Centre which is an assessment viewpoint in the LVIA. The four locations represent the views from cottages on the A713 (Chapel Row, New Row) and from houses on the valley side. Five locations were selected in Patna, including the LVIA assessment viewpoint on the A713 (Jellieston Terrace). The five locations represent views from the closest part of the settlement (Keirs Crescent), as well as from across the River Doon (Burnfoot), the higher part of Patna (Clements Wynd), and the location of consented housing development (Carskeoch). 6 Ibid. 7 One of the properties at High Keirs is financially interested in the proposed development Appendix 7.1 Residential Visual Assessment

5 Table A2: Representative viewpoints in Patna and Waterside Location Settlement Grid Reference Distance to closest turbine (km) Chapel Row Waterside Waterside Heritage Centre Waterside Open space in Waterside Waterside New Cottages Waterside Burnfoot Patna Jellieston Terrace Patna Clements Wynd Patna Keirs Crescent Patna Carskeoch Patna Baseline visual amenity For the purposes of this study, the visual amenity experienced at a property is made up of a combination of the type, nature, extent and quality of views that may be available from the property and its domestic curtilage (e.g. gardens and access drives) In considering baseline visual amenity, the following has been examined: Visualisations Visualisations were prepared for each of the assessment locations, using 12 digit OS coordinates. For each of the six individual properties, photomontage visualisations at both 90 and 50 were generated, as requested by East Ayrshire Council. A cumulative wireline view is also presented for each of the individual properties, while the locations within each settlement are illustrated with a wireline only. Wirelines were generated using Resoft WindFarm (Release 4) using a 2 m viewing height and illustrating a bare ground situation, which does not take into account any vegetation or buildings It should be noted that the locations illustrated are representative of a range of views from the property, and the stated distances and angles measured from this point are subject to some variation, depending on the exact viewing location. In addition, it is recognised that views may be more extensive from upper storey windows than is represented by wireframes generated at 2m above ground level. Change in view The change in views that would result from was considered with reference to computer-generated wirelines. The magnitude of change which would be experienced was judged, and the change in views summarised, with reference, as appropriate, to the following factors as set out in the Guidelines for Landscape and Visual Impact Assessment: the nature and extent of the available existing views (including main/primary views) from the property and its garden, including the proximity and relationship of the property to surrounding landform, landcover and visual foci; and views experienced when approaching or departing from the property via its driveway and / or access track, if applicable. Field surveys Each of the six individual properties was visited, by prior arrangement with the proprietor, and existing views were noted. These visits were undertaken in August 2013 in order to confirm: scale of the change in the view with respect to the loss or addition of features in the view and changes in its composition, including the proportion of the view occupied by the proposed development; degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements and characteristics in terms of form, scale and mass, line, height, colour and texture; angle of view in relation to the main activity of the receptor; distance of the viewpoint from the proposed development; and the orientation and likely views from each property (including main aspects and direction of windows); extent of the area over which the changes would be visible The following additional factors are specific to the type of development proposed: layout and orientation of the external spaces and gardens associated with the property curtilage; access location, and likely views from private or shared driveways or access tracks as appropriate; and the (relative) size and proximity of turbines; the type and nature of the available view (e.g. panoramic, framed); the direction (including the aspect) of the view affected; and composition, type and experience of existing views from each property. the density and spacing of turbines and their overall composition in the view The two settlements were also visited, and the above factors were considered more generally, and without visiting individual houses or gardens. The field surveys considered potential screening by local variations in topography, tree cover and buildings within the landscape For individual properties, the evaluation consists of: a description of the property and of its location and context; a description of the likely existing available views and visual amenity from the property and its domestic curtilage, including gardens and private or shared access drives; and Appendix 7.1 Residential Visual Amenity Assessment 7-1-4

6 a description of the likely effect on views and visual amenity resulting from the proposed Keirs Hill Wind Farm, as well as other existing and proposed schemes included in the study For settlements, these factors are considered more generally in relation to groups of properties, or areas of the settlement The detailed information for each property or group of properties concludes with a judgement with respect to the visual component of living conditions. It is intended that this judgement may assist the decision maker in coming to the wider planning judgement with respect to residential amenity. Magnitude of change in visual amenity Informed by the preparatory desk work and supported by maps and wireframes, an assessment was undertaken during field surveys, of the magnitude of the likely change in visual amenity that may result from the introduction of the wind farm into the local landscape and the view(s) from the property. For the purpose of this study all residential receptors were considered to be of high sensitivity to change in their view Magnitude of change is expressed on a relative scale, as set out in Table A3, which highlights the differences between the types of change experienced in views at the residential properties examined as part of this study. The existing and proposed view from each property is described, and the likely relative magnitude of change (high, medium, low, imperceptible) arising from the proposed wind farm determined. The nature of existing and predicted views (open, enclosed, panoramic, focused, framed etc.) affects the relative magnitude of change and is taken on board in reaching that judgement For properties experiencing a high magnitude of change, this study concludes with a judgement as to the effect of the change in view on living conditions, or residential visual amenity For properties experiencing a medium or lower magnitude of change, it considered that there is no potential that living conditions would be affected, and this final stage is therefore not considered. Table A3: Viewpoints from individual properties assessed Magnitude of Change High Medium Low Imperceptible Description The proposed development will be a key/defining element in the view. The proposed development will be clearly discernible but will not be a key/defining element of the view. The proposed development will be visible and will form a minor element of the view. The proposed development may go unnoticed as a minor element of the view, or is not visible. Assessment of settlements and properties Properties The following tables present general conclusions relating to the six locations, representing eleven individual properties, assessed within the 2 km study area. Table A4 Gass Property reference no. Property name R1 Gass OS grid reference , Direction of view to Angle of view potentially affected by turbines North Distance to nearest turbine and turbine no km T6 Potential No. of turbines visible Description of property, location and context: Representative of three properties: - One 2 storey farmhouse - Two single storey cottages. Properties accessed immediately from B741. Private gardens situated to south of two properties (including farmhouse) on north side of B741, and to east and south of cottage on south side of B741. Vegetable garden to east of farmhouse, contained by wall and tall hedgerow. Properties mainly oriented facing north and south, with windows on all elevations. Properties located on elevated north-facing slopes. Mature trees (mainly conifers) west of farmhouse separate this property with neighbouring cottage to west. Mature conifers also east of property on south side of B741. Description of existing views and visual amenity: 81 Hubs visible 17 Blade tips visible 17 TOTAL 17 The farmhouse was observed from within the property curtilage, and the two cottages were observed from the closest publically available locations. The location of the properties is shown on Figure From the farmhouse building on the north side of the B741, views from lower storeys are likely to be limited: by rising topography in views south, and by surrounding farm buildings in views north, where views are directed north west. Views from upper storeys are likely to be broader, with elevated views across conifer plantation looking north. Views east and west are limited by topography and vegetation. Views from the garden on the south side of the property are very contained. From the cottage to the west of the farmhouse, also on the north side of the B741, there are open views north, west and south. Views to the east and north east are limited by mature trees. The garden is located to the south of the property with views south and west. The cottage located on the south side of the B741 has open elevated views looking north across conifer plantation, while views south (including from the garden) are contained by surrounding farm buildings and the conifers adjacent to the east and south of the property Appendix 7.1 Residential Visual Assessment

7 Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes and photomontages are shown in Figures 7.28a to 7.28e, and a cumulative wireframe is shown in Figure 7.28f. From the farmhouse, the wind farm will potentially occupy up to 81 of the view north. In views directly north, turbines will be seen extending from the mature coniferous forest below. In views north east, an area of forest will be felled and replanted, and a number of turbines will be seen extending above younger Sitka Spruce and broadleaves. The array will appear as a relatively even, level spread. The turbines are likely to visible from north-facing windows in each of the properties, however visibility of turbines in the east of the layout, from the cottage on the north side of the B741, is likely to be partially screened or filtered by vegetation, and visibility from the lower storeys of the farmhouse is unlikely. There is likely to be little visibility of the turbines from the gardens associated with the properties due to their location south of the properties, and the presence of intervening buildings and vegetation. Proposed turbines at Burnhead may be visible in views north east, beyond, while Dersalloch may be visible in the near distance, in views south. Conclusion with respect to The magnitude of change of the visual amenity of this property is high, as there would be direct views of the turbines in views north and northeast from the north-facing windows of each of the properties. Although the change in visual amenity is judged to be high, it is noted that views from the gardens associated with the properties are unlikely to experience clear views of the wind farm. It is therefore judged that the turbines would not appear so dominant as to render the property an unattractive place in which to live. Table A5 Grimmet Property reference no. Property name R2 Grimmet OS grid reference , Direction of view to Angle of view potentially affected by turbines Distance to nearest turbine and turbine no km T8 Potential No. of turbines visible Description of property, location and context: West 31 Hubs visible 3 Blade tips visible TOTAL 7 7 Representative of three properties: - Two storey farmhouse (unoccupied) - Single storey cottage south of farmhouse (occupied) - Single storey cottage next to access track (unoccupied). Access via track from B741 south of the properties. Private gardens on north side of farmhouse, east of occupied cottage, and north and east of cottage next to access track. Properties mainly north and south facing. Windows of farmhouse and occupied cottage are mainly north and south facing. Windows on all elevations of cottage next to access track, with north and east facing conservatory. Located in a low lying location next to a well wooded burn, to the east of White Hill. Description of existing views and visual amenity: These properties were observed from the access track and farmyard. The location of the properties is shown on Figure There are open views to the east of the properties, across the Doon Valley. Views to the west are contained by local topography and by mixed woodland associated with the nearby Red Burn. The primary outlook of the older farmhouse and occupied cottage is to the north and south, with visibility east from the gardens, filtered by mature deciduous trees. Views to the west are locally contained, and comprise the mature mixed woodland associated with the Red Burn and Grimmet Glen, with topography steeply rising in the direction of White Hill, where rough grassland covers higher slopes. Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes are shown in Figures 7.29a and 7.29b, and indicate that, based on topography alone, there is potential visibility of 7 turbines in views west along Grimmet Glen. A photomontage has not been provided for this location as modelling revealed that turbines are likely to be screened by mature deciduous trees. However, it is likely that from some locations around Grimmet, turbine blades may be visible, and filtered views of the turbines may be available through the vegetation during winter. A cumulative wireframe is shown in Figure 7.29c. Where visible, a small number of turbines will potentially occupy up to 31 of the view west, and are likely to be visible as tips only for much of the year. The primary outlook from each of the properties is likely to be largely unaffected. There is likely to be some visibility of from the high point at the entrance to the access track, though much of the access track is likely to be without visibility. Proposed turbines at Burnhead may be visible in views north, while South Kyle and Benbrack may be visible in views east. Conclusion with respect to The magnitude of change of the visual amenity of this property is low, as the turbine tips are not likely to be immediately apparent, are likely to be visible from few locations, and would form a minor element in the view. Views of turbines from the properties themselves and their gardens are likely to be filtered by deciduous woodland associated with Grimmet Glen, and may be slightly more visible during winter. Table A6 Auchenroy Property reference no. Property name R3 Auchenroy OS grid reference , Direction of view to West Appendix 7.1 Residential Visual Amenity Assessment 7-1-6

8 Angle of view potentially affected by turbines 26 Table A7 High Keirs Distance to nearest turbine and turbine no km T8 Hubs visible 7 Property reference no. Property name R4 High Keirs Potential No. of turbines visible Description of property, location and context: Representative of one 2 storey farmhouse. Approached via short access track from B741 south of the property. Private gardens to east (rear), driveway to south of property. Property oriented west and east facing, with windows on all elevations. Located on north east facing slopes above the Doon Valley. Description of existing views and visual amenity: Blade tips visible 14 TOTAL 14 This property was observed from the access track and farmyard. The location of the property is shown on Figure Views west from the lower storey of the farmhouse are likely to be locally contained by surrounding farm buildings, while views east are likely to be out across the garden and limited by mature deciduous woodland beyond. There may be some views north from the garden, and obliquely from the east façade. Views south are contained by rising topography and vegetation. There are likely to be some views west towards Grimmet Glen from the upper storeys of the farmhouse, over adjacent farm buildings and to the rough grassland of White Hill. Views west from the access track are generally screened or filtered by adjacent woodland. Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes and photomontages are shown in Figure 7.30a to 7.30c, and a cumulative wireframe is shown in Figure 7.30d. The wind farm will potentially occupy up to 26 of the view west. The turbines are likely to form a relatively dense grouping, with the central turbines of the array most visible above Glen Grimmet, and a number of turbine tips visible to the sides and rear of the array. It is likely that there will be some screening of the turbines by nearby deciduous vegetation, particularly during summer. The turbines are unlikely to be visible from the lower storey of the farmhouse due to screening by surrounding farm buildings, and will not be visible from the garden to the east of the property. There is likely to be visibility of the turbines from the west-facing upper storey of the farmhouse, and from parts of the farmyard and access track. Views from the primary outlook of the property to the east, and north from the garden, would not be affected. Proposed turbines at Burnhead may be visible in open views north, while South Kyle and Benbrack may be visible in views east, though are likely to be partially screened by mature deciduous woodland. Conclusion with respect to The magnitude of change of the visual amenity of this property is medium, as the development will be clearly discernible but is not a key/defining element of the view, since the main views from the property are north across the Doon Valley. Part of the array is likely to be screened during summer by deciduous vegetation, and may be slightly more visible during winter. OS grid reference , Direction of view to Angle of view potentially affected by turbines South west Distance to nearest turbine and turbine no km T16 Potential No. of turbines visible Description of property, location and context: 110 Representative of two properties: - Single storey Keirs Cottage (occupied) - Single storey farmhouse High Keirs (unoccupied), which is financially interested in the proposed development. Accessed via long farm track from A713. Private gardens to north (rear) of Keirs Cottage, and south (rear) of High Keirs. Main windows on north and south facing elevations of both properties. Located west of Keirs Glen with a complex topography formed by numerous connecting watercourses. Description of existing views and visual amenity: Hubs visible 5 Blade tips visible 8 TOTAL 8 These properties were observed from the access track and farmyard. The location of the properties is shown on Figure Keirs Cottage has open views south (from the front of the property) across rising topography, over rough ground dissected by watercourses, and north (from the rear of the property) over Spy Knowe and Keirs Burn. The main garden is located to the north of the property, but the area immediately around the house is also in use. High Keirs, currently unoccupied, is well contained by topography and vegetation, with views from the north (front) of the property downhill along the access track, and south into low ground around a watercourse feeding into Keirs Glen. The long access track from the A713 to the north has open views north for large sections, with cross-slope views north west across Spy Knowe and south east into Keirs Glen. Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes and photomontages are shown in Figures 7.31a to 7.31h, and a cumulative wireframe is shown in Figure 7.31i. From Keirs Cottage, the wind farm will potentially occupy up to 110 of views south west, with 8 turbines relatively evenly spread out above Wallace Moor, the rising slopes screening much of the lower parts of the turbines. There is likely to be visibility from windows on the front elevation of the property. It is likely that turbines will also be visible from High Keirs, likely to be seen in views uphill in a western direction, and not from the main outlook of the property north and south. Views of the turbines may also be available in views west from the garden of Keirs Cottage, but are unlikely to be Appendix 7.1 Residential Visual Assessment

9 available from the relatively enclosed garden of High Keirs. When travelling south west along the access track in the direction of the properties, it is likely that there will be some visibility along the length of the track. From this location lower parts of the turbines are likely to be partly screened by the rising topography of Wallace Moor. Visibility will be at its highest when first entering the access track from the A713. Proposed wind farms at Burnhead, South Kyle and Benbrack may be visible in views west, where not otherwise screened by woodland associated with Keirs Glen. Conclusion with respect to The magnitude of change of the visual amenity of this property is high, as there would be direct views of the turbines from the front elevation and garden of Keirs Cottage, and from several parts of the access track, though views from High Keirs would be affected to a lesser degree. Whilst noting the high magnitude of change, it is judged that when considering the overall changes in visual amenity the turbines would not appear dominant, oppressive or overwhelming such that the property would become an unattractive place in which to live. The turbines would not affect views north and east from the property, and views from the garden would be of a small part of the array, with most of the wind farm below the horizon. Table A8 Low Keirs Property reference no. Property name R5 Low Keirs OS grid reference , Direction of view to Angle of view potentially affected by turbines South west Distance to nearest turbine and turbine no km T16 85 along the valley, but are locally screened to the east by the rocky bing south of Waterside. In this view the pylons extend uphill from the valley floor on to the slopes of Horseman s Knowe. The garden is located on the north east side of the property, with views to the bing and chimneys at Waterside beyond. Views heading south on the access track look across the narrowest part of the valley to the slopes rising either side of Keirs Glen. Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes and photomontages are shown in Figures 7.32a to e, and a cumulative wireframe is shown in Figure 7.32f. The wind farm is likely to be directly visible in views from the window on the south west side of the property, and from this part of the curtilage. There may be oblique views of some of the turbines from windows on the north west and south east facing façades. The wind farm will potentially occupy up to 85 of views south west, with the uppers parts of six turbines visible. Turbines may be visible from some parts of the garden, where it extends north west beyond the front façade, though some turbines are likely to be screened by the house itself. Turbines are likely to be visible for the full length of the access track on approach to the property from the A713. The access track leading to the wind farm is also likely to be visible from this location. Conclusion with respect to The magnitude of change of the visual amenity of this property is high, as there would be direct views of the turbines on approach to the property, from the window on the south west of the property, and obliquely from the main north west and south east outlooks. Although the change in visual amenity is judged to be high, it is noted that the turbines would not be present at the centre of views from the primary outlooks, and views from the garden are largely screened by the house. It is therefore judged that the turbines would not appear so dominant as to render the property an unattractive place in which to live. Table A9 Drumgrange Hubs visible 2 Property reference no. R6 Potential No. of turbines visible Description of property, location and context: Representative of one single storey property. Accessed via track from A713 to north. Private garden to north east of property. Windows mainly on north west and south east facing elevation, with one window on south west facing elevation. Located in a low lying location within Doon Valley, north of pylon line, set within open ground. Blade tips visible 6 TOTAL 6 Property name Drumgrange OS grid reference , Direction of view to South Angle of view potentially affected by turbines 67 Distance to nearest turbine and turbine no km T17 Hubs visible 16 Potential No. of turbines visible Blade tips visible 17 TOTAL 17 Description of property, location and context: Description of existing views and visual amenity: This property was observed from the access track and curtilage. The location of the property is shown on Figure Views from the north west façade (front) of the property are across the drive and access track to open rough pasture, directed by rising topography on either side of the Doon Valley. Views south east are similarly focused Appendix 7.1 Residential Visual Amenity Assessment 7-1-8

10 Representative of one 2 storey farmhouse. Access via drive from A713, passing under railway bridge. Private gardens to south (front) and west, driveway to south of property. Windows on all elevations. Located south of Drumgrange Burn and north of the single track freight railway. Waterside Description of the settlement and context Waterside is located within the Doon Valley, to the north east of the River Doon. It is a small, dispersed settlement with no defined centre, although historically it has developed around the former Dunaskin ironworks and associated railway, now part of a heritage centre. The school in the village is closed and currently empty. The settlement is largely sited on the north of the A713, with houses along the road and on the valley side. Description of existing views and visual amenity: This property was observed from the access track and garden. The location of the property is shown on Figure 7.33.The property is set with well-wooded grounds, with mature deciduous trees lining the access track and western boundary. Views from both lower and upper storeys and within the garden to the south of the property, are likely to be largely screened by trees, though may be slightly more open during winter. Visibility looking south and east increases slightly on higher ground to the east of the property, due to a slight opening in vegetation. Views north are largely inhibited by farm buildings and mature vegetation and there are glimpsed views north west and south east through gaps in vegetation. Views from the access track are largely screened by mature trees either side of the track, and by the raised railway embankment, although the junction on to the A713 is more open, with views across the River Doon towards Meikleholm Glen. Description of likely effect on views and visual amenity as a result of the proposed wind farm: Wireframes and photomontages are shown in Figures 7.33a to e, and a cumulative wireframe is shown in Figure 7.33f. It is likely that some filtered views will be available from the garden to the front of the property, and through gaps in trees looking south from the access track. There will be open views towards the wind farm when leaving the property as the access track joins the A713 south of the railway. The wind farm will potentially occupy up to 67 of the view to the south west, with the hubs and blades of most turbines visible, as well as some lower sections of turbine towers below the blade sweep. The turbines will appear in a relatively even array, with more distant turbines appearing lower in the view. The access track leading to the wind farm is also likely to be visible from this location. While there is unlikely to be clear visibility of all turbines together, the filtered views allow an understanding of the scale and extent of the wind farm it is not likely to appear as several different developments. A small number of turbines belonging to Dersalloch Wind Farm may be visible to the south, beyond Keirs Hill Wind Farm. Conclusion with respect to The magnitude of change of the visual amenity of this property is medium, as although the turbines are likely to be present in views from the main outlook of the property looking south, and from the garden and access track, they will be largely screened by mature vegetation. The wind farm will be clearly visible from the access track south of the railway, when leaving the property. Settlements The following sections present general conclusions relating to changes in visual amenity likely to be experienced at properties within the parts of the two settlements which are within the 2 km study area New Cottages is a terrace of single-storey cottages facing the A713. Behind this is a group of properties on the valley side, including the converted former church. There are around ten properties in this group, which includes Hillend to the north west, and is centred around an open space next to the former school. A smaller number of properties are within the vicinity of the heritage centre to the south east. At the southern end of the settlement is Chapel Row, located adjacent to the church on the south west side of the A713. The terraced cottages on Chapel Row are single-storey with gardens to the south west. Description of existing views and visual amenity Properties in Waterside are generally oriented south west to north east, with views looking across rather than along the Doon Valley. New Cottages and Chapel Row are located on the valley floor, and look across to the rising ground to the south west. Properties away from the A713 occupy more elevated positions, with a generally open aspect to the south west. The character of the view is similar, looking across the rushy pasture of the Doon Valley floodplain, with native scrub along the river. The open valley sides across the valley form the backdrop to these views, comprising pasture with occasional woodland and scrub within the narrow valleys. The even skyline comprises flat or gently convex hills, open for the most part, but with forestry further north, and an overhead power line on the skyline to the south There are views up and down the valley from the more elevated properties. These look north west towards Patna and the forested hills behind, and south east to Dalmellington, also backclothed by forestry. The chimneys of the former ironworks are local landmarks in these views. From the cottages on the A713, views along the valley are more limited, and are partly obscured by the large bing opposite the ironworks. Description of likely effect on views and visual amenity as a result of the proposed wind farm In all views from Waterside, the turbines will appear on the skyline, above the open pasture on the south west valley side. The turbines will be viewed as an evenly-spaced array along the simple skyline. The views described are representative of the views likely to be available from nearby houses and gardens with relatively open south west and west aspects, and are discussed with reference to the representative locations illustrated with visualisations From the heritage centre (Figure 7.14) the turbines will be viewed to the west and south west, occupying around 65 degrees of the view. All turbine tips are theoretically visible, though those further west will be largely behind the skyline with upper blades visible. The proposed Burnhead Wind Farm is theoretically visible to the north east, though will be partially screened by local landform and the ironworks buildings Appendix 7.1 Residential Visual Assessment

11 From Chapel Row (Figure 7.34), the wind farm will be seen to the west and south west, occupying around 60 degrees of the view. All turbine tips are theoretically visible, though only around 10 hubs will be seen. The bing will be viewed in the foreground, and may further screen the most distant turbines. The proposed Burnhead Wind Farm will be visible to the north east, across the A From the open space in Waterside (Figure 7.35), representing properties on the valley side, the wind farm will be viewed to the south west, occupying around 70 degrees of the view. All turbine hubs will be seen from this location, with the closer turbines being seen to their full height. The turbines will appear above the wooded Keirs Glen. Up to four turbine tips of the proposed Dersalloch Wind Farm may be visible behind Keirs Hill, and South Kyle and Benbrack are theoretically visible to the south east From New Cottages (Figure 7.36), the turbines will appear in a similar way, though they will be of lower apparent height due to the lower elevation and greater screening by the valley edge. The hubs of the more distant turbines will not be visible. Up to two turbine tips of the proposed Dersalloch Wind Farm may be visible behind Keirs Hill. South Kyle and Benbrack, though theoretically visible to the south east, are likely to be screened by the bing. Conclusion The overall magnitude of change to the visual amenity of properties in Waterside is high, as there would be direct views of the turbines from dwellings and gardens, as well as from locations within the settlement including open space. Some individual properties may have a degree of screening provided by trees and vegetation within or adjacent to gardens, but many properties are relatively open. The evenly-spaced array is considered to relate to the open, gently convex skyline of the Doon Valley Properties in Waterside are between 1.7 km and 1.9 km from the closest turbine. Although the overall magnitude of change is judged to be high, it is considered that the turbines would not appear oppressive or overwhelming such that the properties within Waterside would become an unattractive place in which to live. Patna Description of the settlement and context Patna was established in the early 19th century as a mining town, although the majority of the housing is of post-war date. The village, which had a population of over 2,000 in 2001, is aligned along the Doon Valley. Most of the village is to the west of the river, though there are housing areas along the A713 on the east side. Open space lies around the River Doon, which is crossed by two bridges. To the west the ground rises steeply to the conifer plantations on Chapel Hill; to the east is the operational Dunston Hill surface mine Approximately two-thirds of the area of the village is within the 2 km study area. On the west of the river, this area includes the 20th-century housing south of Carskeoch Drive, accessed via Carnshalloch Avenue and Dalharco Avenue. The topography of this area rises southwards from Carskeoch Drive to a high point around Clements Wynd and Kilmein Avenue. From here the topography falls to the River Doon to the south and east. Keirs Crescent is the closest street to the proposed development. There is a consented housing development at Carskeoch, on rising ground to the west of Clements Wynd. On the east side of the Doon, along the A713, is a mix of housing and commercial buildings, with Doonbank Crescent, Burnfoot at the south eastern extent of the village. Description of existing views and visual amenity The streets in the southern part of Patna are arranged parallel with the contours, and houses generally face outward from the hillside. The streets in this area generally follow curves, with the orientation of houses ranging from north east to south east. Houses on Dalharco Avenue and Downieston Place overlook the River Doon to the eastern valley sides, covered by rough pasture and occasional forestry From the south end of Dalharco Avenue, and from Meikleholm Drive and Netherhill Crescent, there are open views to the south east along the Doon Valley. These views take in the former ironworks at Waterside, and Dalmellington beyond, framed by grazed hillsides and occasional woodland in the valley. The near horizon to the south is topped by forestry, though part of this has recently been felled. Further south, the lower-lying streets of Dunaskin View and Keirs Crescent also have long views down the valley, though the forested skyline to the south is closer due to the lower elevation Further north, in the lower-lying area between Dalharco Avenue and Carskeoch Drive there are fewer outward views, and these are oriented east and north east across the valley. The consented housing site at Carskeoch is located on north east facing slopes, although houses in the southern part of this area may have views along the valley From the east side of the River Doon, views look south west across the river towards the forested hills rising above the settlement. From Jellieston Terrace the river is in the foreground, with housing behind backclothed by the forest. Views from Burnfoot are more open, looking across pasture on the floodplain. The hill on which the southern part of Patna is built can clearly be seen, again with coniferous forest behind. The skyline across the valley is simple and convex, with forestry on part of the skyline. Description of likely effect on views and visual amenity as a result of the proposed wind farm In views from Patna, the wind farm will be seen to the south. The turbines will be seen on the skyline, though the extent of the wind farm visible will depend on the precise location. The views described are representative of the views likely to be available from nearby houses and gardens with relatively open south west and west aspects, and are discussed with reference to the representative locations illustrated with visualisations From Jellieston Terrace on the A713 (Figure 7.15), the turbines will appear on the skyline above the houses seen across the river. The wind farm will occupy around 50 degrees of the view. All 17 turbine tips are theoretically visible, although several turbines are almost completely screened by landform. Forestry on the immediate skyline which has not been felled already, does not lie within the site and will not be felled as part of the development. T14 and T17 are the closest turbines, and will be seen above houses on Dalharco Avenue. Appendix 7.1 Residential Visual Amenity Assessment