LANDSCAPE AND VISUAL ASSESSMENT

Transcription

1 Hertfordshire County Council LAND AT BALDOCK SITE 3 LANDSCAPE AND VISUAL ASSESSMENT JULY 2008 Jon Etchells Consulting Barn A, Dixies High Street Ashwell Herts SG7 5NT

2 HERTFORDSHIRE COUNTY COUNCIL LAND AT BALDOCK, SITE 3 LANDSCAPE AND VISUAL ASSESSMENT July 2008 C O N T E N T S Page 1. Introduction 1 2. The Baseline Situation 3 3. The Proposed Development Potential Landscape and Visual Effects Conclusions 23 Appendix A ~ Methodology Figures: 1. Location Plan and Landscape Character 2. Aerial Photograph and Photograph Viewpoints 3. Landscape Constraints and Opportunities 4. Visual Envelope and Visual Receptors

3 1. INTRODUCTION 1.1 General This report has been prepared on behalf of Hertfordshire County Council (HCC) to assist with the development of proposals for new housing on land at Baldock, North Hertfordshire. A number of sites are under consideration, but this report considers only Site 3 in detail, with a summary comparison of Site 3 with the other sites being considered in section This report sets out the results of a baseline assessment of landscape character and quality and potential landscape and visual effects, in order to establish site constraints and guide the development of proposals for the site The land in question ( Site 3 ) is located on the northern edge of Baldock, to the east of the A507 North Road and the north of the existing houses along Salisbury Road (see Figure 1). It is within the administrative area of North Hertfordshire District Council (NHDC) and at the moment comprises open arable farmland The purpose of this report is to assess whether the development of the site would lead to any adverse landscape and visual effects, and also to set out the landscape and visual constraints and opportunities which would apply to development of the site, so that the eventual proposals can take them into account An illustrative masterplan for the site has been prepared (by Vincent and Gorbing) to give an indication of potential development form, but there are at present no firm or detailed design proposals, and this assessment therefore sets out the baseline position, and assesses the suitability of the site in landscape and visual terms for housing development. This report also seeks to determine whether some parts of the site are more or less suitable for development. This report therefore takes the form of a broad appraisal of the in-principle landscape and visual effects which would be likely to occur - it does not, at this stage, set out a full and detailed landscape and visual impact assessment. 1

4 1.2 Structure of this Report Section 2 of this report describes the baseline situation in terms of the existing site and the character and quality of the surrounding landscape. Section 3 then sets out the landscape and visual constraints on the proposed development, and the potential landscape and visual effects likely to result from development of the site are set out in section 4, with interim conclusions in section 5. The methodology which has been followed for the assessment is included as Appendix A. 2

5 2. THE BASELINE SITUATION 2.1 Landscape Context Site Location and Boundaries The site is located on the northern edge of Baldock, to the east of the A507 North Road and the north of the existing houses along Salisbury Road (see photograph 1) The southern site boundary is therefore formed by the rear garden boundaries to the houses on Salisbury Road - these consist of a mixture of fence types, hedges and outbuildings (see photograph 2). The western site boundary runs along North Road, and consists of a gappy, intermittent hedge with hawthorn and elder, up to 3m in height. There is also a narrow grass verge alongside the road. The northern and eastern boundaries are unmarked on the ground, and the arable field extends away from the site in those directions. The Ordnance Survey mapping shows former field boundaries in these locations, and it is to those boundaries that the site extent has been limited, but the boundaries currently appear arbitrary on site and do not relate to any existing landscape feature (see Figure 2). 1. View north along North Road, with the site beyond the houses on the right hand side of the road. 3

6 2. View south east from North Road, showing houses on Salisbury Road with views across the site. 3. View east from the same point as photograph 2, showing distant views towards higher ground and houses south of Bygrave. Topography Levels within the site vary from around 63m AOD (above Ordnance Datum, or mean sea level) along the southern boundary down to below 60m in a shallow valley in the northern part of the site, beyond which levels rise again to the northern boundary. There is also a general fall across the site from east to west In the area around the site, the land rises to the north east to a local ridge at 74m AOD, with further high ground beyond that in a higher ridge to the north, and also to the north east around Bygrave. The land on the west side of North Road, between it and the A1(M) is relatively flat. The town of Baldock occupies a lower lying area of relatively flat ground to the south of the site, with the Weston Hills rising to around 140m beyond the town to the south. 4

7 Existing Light Sources There are a number of light sources in the area around the site - these include street lights and lights within and on houses in Salisbury Road, Bygrave Road and North Road to the south and also the wider residential area of Baldock, further to the south. Street lighting on North Road extends to the north of the northern site boundary. Overall, however, there are relatively few bright or intrusive existing sources of light. 2.2 Landscape Character National Landscape Character In terms of wider landscape character, the site lies on the south western edge of an area identified as the East Anglian Chalk in the Countryside Commission s (now Natural England) Countryside Character Volume 6: East of England (this is a national assessment of landscape character, published as a series of regional volumes). This is a large area, extending from Letchworth in the south west to Newmarket in the north east. Key characteristics are noted as including: Large-scale rolling downland, mainly arable, with distinctive beech belts along roads and in hilltop clumps and ash-dominated woodland. Few large towns (Baldock, Royston and influence of Cambridge) on major transport routes and enlarged commuter villages which still retain their rural character. Generally muted colour range with distinctive white soils and building materials but relatively lively landform It is described as follows: This is a visually continuous landscape, historically very open, uninterrupted and flowing, with occasional long views over the lower land to north and west Under the heading of Shaping the Future the assessment notes: The area would benefit from a discouragement of both large-scale developments on hilltops and the widespread use of red brick (which is, 5

8 however, an appropriate material when used with flint towards Breckland and in the valleys). Maintaining the contrast between different landscape types in this area would reinforce characteristic features, such as beech trees and white brick structures on hilltops, more woodland and flint/red brick in river valleys, retaining open grass tracks without hedgerows. There may be scope to return some arable areas to downland. County Landscape Character Hertfordshire County Council (HCC) have published a landscape character assessment ( A Landscape Strategy for Hertfordshire, 1997) for the county. This forms Supplementary Planning Guidance (SPG) to the Hertfordshire Structure Plan HCC have also published a list of changes to the Landscape Strategy, which formed part of a draft new SPG on landscape character, published in The HCC Landscape Strategy divides the county into six principal landscape character regions. The site lies within the region identified as The North Hertfordshire Ridge, which is noted as being characterised by an open, rolling landscape with large fields and a continuous visual flow to the terrain. District Landscape Character The HCC Landscape Strategy is of necessity quite general, and is now also somewhat out of date. A more recent and localised assessment of landscape character is provided by the North Hertfordshire and Stevenage Landscape Character Assessment, This identifies a series of separate landscape character areas, with the site shown as being on the southern edge of Area 224, the North Baldock Chalk Uplands. This area occupies a broad tract of land mainly to the north of Baldock, and is described as a rolling chalk landform with large fields. The Strategy and Guidelines for Managing Change are in general to conserve and restore the landscape, and include the following: Promote creation of new woodland and for existing woodlands encourage a diverse woodland flora. 6

9 Promote the creation of buffer zones between areas of intensive arable production and areas of semi-natural habitat and the creation of links between habitat areas. Promote hedgerow restoration to create visual links between existing woodland areas. Promote the use of traditional field hedges in place of post and wire fencing to new grazing areas. Promote the diversity of hedgerow species and the planting of standard hedgerow trees. Maintain and extend the rights of way network A more specific assessment of landscape sensitivity and capacity has been undertaken by NHDC in the form of the Landscape Sensitivity and Capacity Study for edge of settlement in North Hertfordshire report, dated November This study was undertaken with the aim of identifying areas around Hitchin, Letchworth, Baldock and Royston which could best accommodate residential and associated development, without unacceptable landscape impacts This study assessed potential development sites in terms of their landscape sensitivity and also their capacity to accommodate residential development. A total of 33 sites were assessed around Baldock, with Site 3 included within a larger area (extending to the bridleway to the north of Site 3) referred to as site 9, which was assessed as being of high sensitivity and low capacity. Local Landscape Character At the more local level, the landscape around the site has been analysed and divided into a series of broadly homogenous local landscape character zones as part of the more detailed assessment of the site and surroundings undertaken for this report. These are illustrated on Figure 1, and are described below: 1 Urban ~ the urban area of Baldock, which is reasonably well contained by the railway line to the north (with a small extension beyond, around Salisbury Road), the wooded fringe to the Weston Hills to the south and the A1(M) to the west. There is less containment to the east - the 7

10 Baldock Bypass runs in a deep cutting and does not really enclose the town, and arable fields appear to sweep across the bypass and up to the urban edge along Wallington Road. 2 Urban Fringe ~ this zone is beyond the urban edge, but is not open countryside, and in effect forms a transitional zone between the two. It is characterised by (clockwise around the town from the north) equestrian uses, small scale urban fringe farming, the large scale mounding and B656 junction for the bypass, arable fields to the west of the bypass, allotments, a garden centre, a further enclosed area of arable farming to the west of Wallington Road and small scale urban fringe farming to the south of the A507 Clothall Road. 3 The Weston Hills ~ this is a locally distinctive area of chalk upland running to the south east from Baldock, with a steep, wooded face along the southern edge of the town. The bypass runs through this zone in a deep cutting with a short cut and cover tunnel, which maintains the integrity of the main ridge landform. 4 Rolling Chalk Farmland ~ this zone includes the site, and is a wide area extending to the north and east of the town, and is typical of the wider North Baldock Chalk Uplands character area described above. It is an expansive landscape of large arable fields and rolling, convex slopes, with the pale chalky soils particularly characteristic after ploughing. 2.3 Landscape Quality, Value and Sensitivity Landscape Quality and Value There are no national or local designations for landscape quality in the general area around the site. However the Local Plan (see section 2.4) identifies the area around the site as being within the Green Belt - this is a planning rather than a landscape designation, and seeks to prevent urban sprawl and the coalescence of settlements Using the definitions set out in Appendix A, the quality and value of the landscape character zones identified around the site have been assessed as follows: 8

11 1 Urban ~ the urban area of Baldock has some areas of higher quality and value, but the parts of the town adjoining the site are suburban in character with few distinguishing features, and are of medium quality and value in townscape terms. 2 Urban Fringe ~ this zone is varied in character and quality, with some parts strongly affected by the motorway, the railway line or the bypass. These areas are generally of low to medium quality and value, while the remaining parts of this zone, with fewer intrusive influences, are of medium quality and value. Walls Field (the arable fields to the west of the garden centre, north of Clothall Road) and Site 1C are of particular value in terms of the setting of Baldock and, while of medium quality only, are therefore of high landscape value. 3 The Weston Hills ~ this area has been adversely affected to some extent by the bypass, though the new road has been designed to minimise any landscape effects. The area is still an attractive, elevated area with patches of woodland and well used public rights of way - it is of high landscape quality and value. 4 Rolling Chalk Farmland ~ this area has a distinctive and attractive character with few intrusive elements other than the Baldock Bypass, which is set down into the landscape and well screened for the most part. It is of medium to high landscape quality and value. Landscape Sensitivity Landscape sensitivity is judged according to the type of development proposed. Assuming that the residential development would consist of relatively low rise buildings generally up to two storeys in height (with some areas potentially up to 2½ stories) with associated areas of open space, as well as some ancillary uses such as access roads and car parking, then the sensitivity of the various character zones identified above would be as set out below: 1 Urban ~ the urban area of Baldock would be of generally low sensitivity to any further residential development within it, as such development would not be out of character with the existing town. 2 Urban Fringe ~ this zone is already affected to some extent by urban and/or intrusive elements, but is also not truly urban in character. It 9

12 would therefore be of generally low to medium sensitivity to residential development, though this degree of sensitivity varies with location - Walls Field and Site 1C are important in preserving the openness of the setting to the town, and are of high sensitivity for that reason. 3 The Weston Hills ~ this area is relatively unspoilt, despite the presence of the bypass, and provides an attractive background and setting to the town in many views. Any development within this elevated area would also be widely visible, and this zone is of high sensitivity. 4 Rolling Chalk Farmland ~ this area is also relatively unspoilt, and has an open, expansive character. Any significant development within it would be widely visible and would tend to look out of place within the rolling, rural landscape - it is therefore of medium to high sensitivity Within the above general assessment of landscape sensitivity, a more detailed consideration of the potential development site in question shows that Site 3 would be of medium to high sensitivity, as for the wider character zone 4. It is bounded on two sides by existing development or main roads, but is unbounded on the other two sides, and does appear as part of the wider, rolling countryside, and has no real existing containment or logic in landscape terms as a development site This assessment differs slightly from that set out in the Landscape Sensitivity and Capacity Study for edge of settlement in North Hertfordshire (see section above), which assessed the area including Site 3 as being of high sensitivity. This is perhaps due to the fact that the NHDC study was considering a wider site, extending further away from the existing urban area up the slope to the north, where development would be likely to have greater effects. 2.4 Landscape Planning Context National Planning Policy The Government s national planning policy and guidance on various aspects of planning are set out in its Planning Policy Guidance Notes (PPGs) and the more recent Planning Policy Statements (PPSs). The broad thrust of government planning policy is concerned with sustainable development principles, including the need to minimise 10

13 travel, especially by car, giving priority to the use of previously developed land and limiting new building in the open countryside, as well as protecting the Green Belt. Regional Planning Policy RPG9 (Regional Planning Guidance for the South East) was adopted in March 2001 and provides the regional planning policy framework for the South East region (including Hertfordshire) to 2016 and beyond (pending the publication of the East of England Plan). Its key principles are stated as including: 1 Urban areas should become the main focus for development through making them more attractive, accessible and better able to attract investment; 2 Greenfield development (namely, on previously undeveloped land) should normally take place only after other alternatives have been considered, and should have regard to the full social, environmental and transport costs of location; 3 The pattern of development should be less dispersed with more sustainable patterns of activity, allowing home, work, leisure, green spaces, cultural facilities and community services to be in closer proximity. County Planning Policy The Hertfordshire Structure Plan ( ) has been largely superseded by RPG9 and by the emerging East of England Plan, with only a few policies saved in a direction by the Secretary of State in September Local Planning Policy The North Hertfordshire District Local Plan No.2 with Alterations was adopted in April 1996, but only some of its policies have been saved following review by the Secretary of State in September Relevant saved policies include those relating to the Green Belt (Policy 2) and Landscape and Open Space Patterns in Towns (Policy 21). Policy 12, which designated Landscape Conservation Areas, was not saved Policy 2 states that the use of the land should remain open in character and that any development must be appropriate within the Green Belt. Policy 21 relates to urban areas and states that the pattern of landscape features and public and private open spaces will be maintained The various sites under consideration around Baldock, including Site 3, are identified as potential development sites in the NHDC Land Allocations Issues and Options Paper (January 2008), which forms part of the preparation for the NHDC Local Development Framework (LDF). 11

14 Tree Preservation Orders NHDC have advised that there are no Tree Preservation Orders (TPOs) affecting trees within or immediately adjacent to the site. 2.5 Existing Vegetation Existing vegetation along the site boundaries has been described above in general terms. As the site is in current agricultural use, there is no visually significant existing vegetation within it Around the site there is little significant vegetation which affects views into or out of the site, with only the varied garden vegetation (some semi-mature trees and large shrubs, with one mature tree roughly in the centre of the southern site boundary) and the intermittent hedgerow along North Road having any significant presence in the landscape. On the western side of North Road there are some mature trees within and around the detached property of Templars Cross, and a continuous hedge to the south of that property, and also some tall trees including Lombardy poplars around Blackhorse Farm, to the north of the site. 2.6 Visibility Visibility of the site in its current form is limited by the existing urban edge to the south, the roadside vegetation to the west and the rising ground to the north and east The main points from which the site can presently be seen are: From the north there are clear views across the site from the arable field which includes the site, but this is not a public viewpoint (see photograph 7). The bridleway and Icknield Way path running around 400 and 550m north of the site respectively do not have any views to it as they are screened by the intervening ridge line (see photograph 4). However the Icknield Way continues to the north east to cross a higher ridge line around 1.2km north east of the site, and are some views to the site from this point. From the east there are views to the site from the bridleway running south from the Icknield Way to Bygrave Road (see photographs 5 and 6), and also from further to the east, from the higher ground towards Bygrave, including properties on Ashwell Road, to the south of the main village (see photograph 3). 12

15 4. View south from the bridleway just to the east of Blackhorse Farm, showing the ridge line which prevents views of the site. 5. View south west from the bridleway running south to Bygrave Road, showing the site just to the left of centre of the view, with houses on Salisbury Road behind, and the industrial area on the north eastern edge of Letchworth in the distance. 6. View west from further to the south on the bridleway, along the local valley which runs through the site. Templars House on North Road is the white building on the right of the view. 13

16 From the south there are views across the site from the houses along the north side of Salisbury Road - these views are partially screened in some cases by garden vegetation and/or outbuildings, but most of these properties have some views of the site, and those views would in general be clearer in winter. From the west there are views from North Road and also from the footway which runs along its western side, though these views are partially screened by the intermittent hedgerow along the western site boundary (see photographs 2, 3 and 7). 7. View north along North Road, showing the ridge to the north of the site, with trees around Blackhorse Farm on the skyline In views from the west, north and east the existing urban edge is also visible, and any views of development on the site would be in the context of the existing houses to the south of the site. 14

17 3. THE PROPOSED DEVELOPMENT 3.1 General There are as yet no firm proposals for the development of the site, but the general intention is that it (or appropriate parts of it) would be developed for housing, with associated areas of open space, access roads, car parking and structural planting The development of the proposals for the site should take account of the following constraints, and should also seek to make the best use of the opportunities summarised below and illustrated on Figure Constraints The principal constraints to be addressed in the development of the design proposals are: Topography and visibility - the site is visible from the higher ground to the north and east (though there are few publicly accessible areas in those directions), and any development on it would therefore be clearly visible from those directions. However, in views from those directions it would be seen in the context of the existing urban edge. Containment - there is at present little landscape logic to the site extent and boundaries to the north and east, and development on the site would appear to give the impression of extending in an arbitrary fashion out into the wider landscape. Views out from the existing urban edge - existing properties to the south of the site currently have open rural views across the rising arable field to their north, and development of the site would enclose and curtail these views. 3.3 Opportunities There are also a number of opportunities for landscape and visual benefits or gains which the developing design should seek to make best use of. These include: The creation of a new landscape structure for the new development - this could assist locally with some of the aims of the North Hertfordshire and 15

18 Stevenage Landscape Character Assessment, in terms of restoring hedgerows and enhancing woodland cover. This could include a significant belt of woodland planting, which could in time provide some enclosure and containment for the site on its northern and eastern boundaries. Such planting could include or be alongside a green corridor which could allow for public access around the eastern and northern sides of the site, providing a new link from the bridleway to the east to North Road and the public rights of way to the west of the road. 3.4 Assumed Development Form For the purposes of this assessment, and bearing in mind the constraints and opportunities set out above, it has been assumed that the proposed development would take the form of: Housing development over much of the site area. Woodland planting to the north, to link the site with the existing vegetation around Blackhorse Farm. Further woodland planting along the northern and eastern site boundaries. Reinforcement of the existing hedgerow alongside North Road. A green buffer of some kind between new houses on the site and the existing properties along Salisbury Road - depending on the eventual development form, this could be a linear open space or rear gardens to new houses. A green corridor with public access around the northern and eastern site boundaries It would be advantageous in landscape terms if the woodland and hedgerow planting referred to above were to be undertaken well in advance of any built development on the site, so that a developing landscape structure to integrate and screen the new development was in place. This would be preferable to undertaking the planting at the same time as development, when it would take several years to begin to have any meaningful effect. 16

19 4. POTENTIAL LANDSCAPE AND VISUAL EFFECTS 4.1 General This section sets out the in-principle effects which would be anticipated from development of the site for residential use. It will need to be reviewed in the light of the final layout and form of development proposed. 4.2 Landscape Effects Landscape Change The degree of change experienced in each of the local landscape character zones identified above would be as follows: 1 Urban ~ there would be some views of the new development from the northern edge of the urban area of Baldock, north of the railway line. There would in overall terms be a low degree of change to this character zone. 2 Urban Fringe ~ the development would be visible from part of this zone, to the west of North Road (where the upper parts of some of the new houses may be visible above the roadside hedges) and also adjacent to the south east corner of the site, north of Laymore Farm. There would in overall terms be a low degree of change to this character zone. 3 The Weston Hills ~ this area may have some distant views over the town to the new development, but there would be no more than a negligible degree of change. 4 Rolling Chalk Farmland ~ the development would be within this area, and would be visible from other parts of it. There would be a medium degree of change for this character zone In overall terms, while the area of the site itself would obviously undergo significant change as a result of the proposals, the degree of change brought about to the wider surrounding landscape would be no more than low to medium. This is because the site is generally well screened from the south and west, and also has limited visibility 17

20 from the north and east, where it would in general be seen in the context of the existing urban edge It should also be noted that the proposed development is for relatively low rise, low key buildings. Areas of new housing are not unusual in urban fringe locations, nor would they appear to be discordant or out of character with the local (partially urban) area. Views of the Proposed Development The new development would be visible from essentially the same areas as the site in its existing state. Figure 4 shows the approximate areas from within which views of the new development would be possible, and these would be as follow: From the north there would be clear views across the site from the arable field which includes the site, until such time as the proposed woodland planting formed an effective screen. There would also be some views from the higher ridge line to the north, and from the Icknield Way as it crosses this ridge. From the east there would be clear views to the new houses from the bridleway running south from the Icknield Way to Bygrave Road, until such time as the proposed woodland planting formed an effective screen. There would also be some distant views from the higher ground towards Bygrave, including properties on Ashwell Road. From the south there would be short range views of the development from the houses along the north side of Salisbury Road. From the west there would be short range views from North Road and also from the footway which runs along its western side, though the nature of these views would depend on the planting which is proposed to reinforce the existing hedgerow along the western site boundary. Landscape Effects There are as yet no detailed proposals for development of the site, but the in-principle effects which would be anticipated to arise from development of the site for housing would be as follow, for each of the identified local landscape character zones in turn: 18

21 1 Urban ~ there would be a generally low degree of change to this character zone, and landscape effects would be slight adverse. This would apply to the part of the town to the north of the railway line only. 2 Urban Fringe ~ the development would be visible from parts of this zone, and there would be a generally low degree of change. In overall terms, the effects on the part of this character zone around the northern side of Baldock would be slight adverse. 3 The Weston Hills ~ there would be a negligible degree of change for this area, though it is of high sensitivity. The site is seen from this zone in distant views only, and where it is visible development would be seen as an incremental change only, and overall effects upon the zone would be insignificant. 4 Rolling Chalk Farmland ~ the site is within this zone, and there would be a local medium degree of change. There would be moderate adverse effects locally, for the parts of this character zone south of Blackhorse Farm The precise nature and degree of the effects would in practice depend on the detailed design and disposition of the new buildings, and the extent to which they could be screened and integrated by additional planting. Any effects would be expected to decrease progressively with time, as the planting which would be proposed as part of the scheme begins to mature. The effects noted above are also those which would be experienced in the winter - effects in the summer, when the existing and proposed vegetation would provide a more effective screen, would generally be at a lower level. 4.3 Visual Effects Landscape effects are those affecting the landscape as a resource, while visual effects are those affecting a specific visual receptor. An assessment of potential visual effects on groups of receptors in the area around the site cannot be made in any detail in the absence of development proposals, but some broad comments on the likely range of effects can be made (see Figure 4 for locations of visual receptors): 1. Properties along Salisbury Road. There are around 25 properties on Salisbury Road with views to the site over their rear gardens, and also the northernmost property on North Road, which adjoins the site. Most of these 19

22 properties have partial or filtered views, mostly from first floor windows, and these views tend to be more open in the winter. The properties have open views across the arable field which contains the site, and these views would be significantly changed by the development. However, the intention is to create a green corridor along the southern site boundary, to preserve a degree of openness for views from the properties concerned. Effects would therefore be moderate adverse for around 15 properties with the presently most open views, and slight to moderate adverse for the remainder. 2. Properties on North Road. Templars Cross, just to the north of the site on the far side of North Road, would have some diagonal views to any new development across the road, from first floor windows. Any such views would be in the context of the existing houses along Salisbury Road, and effects would be slight adverse only. Properties further to the north on the west side of North Road have more limited and oblique views, and any effects would be negligible. 3. Properties on Bygrave Road. The isolated property of Greenleas, on the north side of the road, and the 4 smallholdings on the south side of the road just to the east of Greenleas would have some views to development on the site. These views would also include the existing houses along Salisbury Road and would be partially screened by the hedgerow and trees along the bridleway north of Laymore Farm (see photograph 8). Effects would be no more than slight adverse. 8. View north along the bridleway adjacent to Laymore Farm, showing the vegetation which would help to screen views to development on the site from the east. 20

23 4. Properties in Bygrave. A few properties on Ashwell Road, to the south of the main village, would have some views of the new development at a distance of around 1.8km (see photograph 3). The new houses would form a small component only of an expansive view, and would be seen in the context of the existing urban edge. Any effects would be insignificant. 5. Public Rights of Way. The site is clearly visible from the bridleway just to the east, and there would be clear views of the new development, especially for people moving to the south (see photographs 5 and 6). There would be moderate adverse effects for users of this route. There is also a footpath opposite the south western corner of the site, on the far side of North Road - users of this route would be largely screened by the roadside hedgerow, but may experience slight adverse effects. There would also be some views of the new development for people walking to the south west on the Icknield Way as it crosses the ridge to the north of the site, at a distance of around 1.2km. In these views the new houses would be seen against the existing urban edge, and any effects would be negligible. 6. The A507 and Bygrave Road. The A507 North Road runs along the western site boundary (see photographs 1, 2 and 3). However, users of main roads are of relatively low sensitivity, and any effects would be experienced in the context of a journey which would be likely to include a variety of landscapes - any effects would be slight adverse only for motorists but slight to moderate adverse for pedestrians using the footway on the west side of the road, who would be walking past the site for a distance of around 200m. There would also be some limited views of the new development for people travelling to the west along Bygrave Road, but effects would be negligible The above effects would be expected to decrease progressively with time, as the planting proposed as part of the new development begins to mature. The effects noted above are also those which would be experienced in the winter - effects in the summer, when the existing and proposed vegetation would provide a more effective screen, would generally be at a lower level. 4.4 Night Time Effects The above assessment of effects has been concerned only with those which would occur during the day. There would also be some effects at night, as the proposals 21

24 would introduce some new light sources. The level of effects would vary with detailed design, but would be essentially incremental in nature - the new buildings would in general only be visible in views where the existing edge of Baldock (with its street lighting and lights within houses and other buildings), and also the existing street lights along North Road would be visible - the new development would be seen in the context of an already lit landscape, though it would extend the light sources further out into an area which is presently largely unlit Night time effects would therefore be broadly similar for both landscape and visual effects to those identified for the daytime. 4.5 Construction Stage Effects The above assessment of effects has been of the completed development. There may also be additional effects during the construction stage, arising from the presence and movement of construction plant and the fact that partially completed buildings can tend to look more discordant than completed, occupied houses. However, this would be balanced to some extent by the fact that during construction not all of the site would be developed, so a smaller area would tend to be generating effects. Effects would vary throughout the construction period according to where building was taking place and how much of the overall development had been completed, but would in principle be broadly similar to those identified for the completed development. 22

25 5. CONCLUSIONS 5.1 Development of the site would be likely to result in some localised adverse landscape and visual effects. The precise nature of these effects would vary with the proposed form and arrangement of the development, and the nature and extent of the proposed landscape mitigation. 5.2 Adverse landscape effects would principally be as a result of development extending into an area of open, rolling countryside, albeit one which is screened by a local ridge line to the north and existing housing to the south. Effects on this area would be moderate adverse, with slight adverse or negligible effects elsewhere. 5.3 There would be adverse visual effects for properties along the northern edge of Baldock adjoining the site, and also for further properties on North Road and Bygrave Road. Public rights of way adjacent to the site would also receive locally adverse visual effects. 5.4 Any adverse effects would decrease over time as the existing and proposed planting within and around the site grows up to form a more effective screen. Effects in summer would be reduced by the greater screening effect of the largely deciduous vegetation around the site. 5.5 Development of the site in its current form would be likely to result in a significant level of adverse landscape effects. One possible option would be to undertake some advance structure planting around the site, which could also provide for enhanced public access in green corridors around the site in the short term, and then to consider development at a later date once that planting has started to become effective in enclosing the site. 5.6 A comparison has been made of the development of Site 3 against the other sites under consideration for residential development around Baldock. This is not a comparison of like against like, because the sites are of different sizes, and in principle a large site providing for several hundred new homes would be likely to generate a greater level of adverse effects than a small site. However, bearing that 23

26 in mind, the overall ranking of the alternative sites would be, from best (least adverse landscape and visual effects) to worst (highest level of effects): Overall Ranking of Sites ~ Landscape and Visual Site Notes Overall Effects 1C It is proposed to retain this site in some form of open use, as informal space or school playing fields, and to retain the existing allotments. There would therefore be relatively few adverse effects, though any security fencing for the playing fields would need to be carefully considered. 4 Development would be an extension of the existing urban edge into a site which has been used for disposal of spoil from the bypass and is well screened by local topography. Development would also create the opportunity to landscape the remainder of the mounded area. 2A(W) 2B(W) 1A 2B(E) 1B 2A(E) The western portions of Sites 2A and 2B are reasonably well related to the existing urban edge and the railway line to the south. There is also some enclosure from vegetation alongside the bridleway to the east of these areas, which have a strong urban fringe character at the moment. The site is reasonably well enclosed by development on 2 sides and busy roads on the other 2 sides. A green buffer would be provided against the bypass. Some overlooking from existing properties to the west and south. Icknield Way footpath runs just to the south. The south eastern part of Site 2 has an urban fringe character and is affected by the industrial units to the south of the railway line, but the eastern boundary is partly uncontained at the moment, and development would extend the urban area significantly to the east. The site is enclosed by existing development to the north and the bypass to the east, but would represent an outward extension of the urban area into the wider countryside. Some overlooking from existing properties to the north. The bypass is not widely visible, but does provide a physical separation between the site and the open countryside. The north eastern part of Site 2 is less well related to the existing urban edge, and development here would represent a visually significant encroachment into the open, rolling countryside. The adverse effects could be reduced over time by planting to the north and east. 3 This site has no natural containment and would lead to built development intruding into the open, rolling countryside. Adverse effects could be reduced by the provision of advanced planting which could be allowed to establish before development takes place. Few significant landscape constraints, development should generate a low level of adverse effects. Some significant landscape constraints, moderate level of adverse effects which could be mitigated to some degree. Significant landscape constraints which cannot be effectively mitigated, leading to a significant level of adverse effects. 24

27 5.7 It can be seen from the above that Site 3 would have the greatest level of adverse landscape effects of any of the site options, and that (on landscape grounds) it should not currently be favoured in comparison with the other sites under consideration. 25

28 APPENDIX A METHODOLOGY 1 General 1.1 In landscape and visual assessments, a distinction is normally drawn between landscape effects (i.e. effects on the character or quality of the landscape, irrespective of whether there are any views of the landscape, or viewers to see them) and visual effects (i.e. effects on people s views of the landscape, principally from residential properties, but also from public rights of way and other areas with public access). Thus, a development may have extensive landscape effects but few visual effects (if, for example, there are no properties or public viewpoints), or few landscape effects but significant visual effects (if, for example, the landscape is already degraded or the development is not out of character with it, but can clearly be seen from many residential properties). 1.2 The core methodology followed is that set out in the Guidelines for Landscape and Visual Impact Assessment, produced jointly by the Institute of Environmental Management and Assessment and the Landscape Institute ( the GLVIA, 1995, revised 2002). The document Landscape Character Assessment, Guidance for England and Scotland, 2002 (The Countryside Agency and Scottish Natural Heritage) also stresses the need for a holistic assessment of landscape character, including physical, biological and social factors. 1.3 The GLVIA guidance is primarily intended for use in detailed assessments where the proposed form of the development is known, but it is also applicable to more general appraisals of site suitability, and has therefore been followed in this case. 2 Methodology for this Assessment 2.1 For the purposes of this assessment, the guidance set out above was generally adhered to, with the following specific refinements: 1. Landscape and visual effects were assessed in terms of the magnitude of the change brought about by the development and also the sensitivity of the resource affected. The magnitude of change will generally decrease with distance from its source, until a point is reached where there is no discernible change. Residential properties were taken to be of high sensitivity in general, although this can vary with the degree of openness of their view (see Table 2.1 below). Landscapes which carry a landscape quality designation and which are otherwise attractive or unspoilt will in general be more sensitive, while those which are less attractive or already affected by significant visual detractors and disturbance will be generally less sensitive (see Table 2.3 below). 2. For the purpose of the assessment visual change was categorised as follows, where each level (other than neutral) can be either beneficial or adverse: Neutral no discernible change

29 Negligible the scheme would be discernible but of no real significance Low the scheme would cause a perceptible deterioration (or improvement) in existing views Medium the scheme would cause an obvious deterioration (or improvement) in existing views High the scheme would cause a dominant deterioration (or improvement) in existing views. 3. Sensitivity was also taken into account in the assessment, such that a lesser magnitude of change would be needed to create a large visual effect on a sensitive receptor than on one of lesser sensitivity (see Table 2.1 below). Table 2.1 ~ Criteria for Determining Visual Sensitivity Sensitivity High Typical Criteria Residential properties with predominantly open views from windows, garden or curtilage. Views will normally be from ground and first floors and from two or more windows of rooms in use during the day. Users of Public Rights of Way with predominantly open views in sensitive or unspoilt areas. Non-motorised users of minor or unclassified roads in the countryside. Visitors to recognised viewpoints or beauty spots. Users of outdoor recreational facilities with predominantly open views where the purpose of that recreation is enjoyment of the countryside - e.g. Country Parks, National Trust or other access land etc. Medium Residential properties with views from windows, garden or curtilage. Views will normally be from first floor windows only, or an oblique view from one ground floor window, or may be partially obscured by garden or other intervening vegetation. Users of Public Rights of Way with restricted views, in less sensitive areas or where there are significant existing intrusive features. Users of outdoor recreational facilities with restricted views or where the purpose of that recreation is incidental to the view. Schools and other institutional buildings, and their outdoor areas. Users of minor or unclassified roads in the countryside, whether motorised or not. Low People in their place of work. Users of main roads or passengers in public transport on main routes. Users of outdoor recreational facilities with restricted views and where the purpose of that recreation is incidental to the view.

30 4. Visual effects were then determined according to the interaction between change and sensitivity (see Table 2.2 below), where effects can be either beneficial or adverse. Table 2.2 ~ Significance Criteria for Visual Effects Significance Neutral Insignificant Slight Moderate High Major Typical Criteria No change in the view. The proposals would not significantly change the view but would still be discernible. The proposals would cause limited damage (or improvement) to a view from a receptor of medium sensitivity, but would still be a noticeable element within the view, or greater damage (or improvement) to a view from a receptor of low sensitivity. The proposals would cause some damage (or improvement) to a view from a sensitive receptor, or less damage (or improvement) to a view from a more sensitive receptor, and would be a readily discernible element in the view. The proposals would cause significant damage (or improvement) to a view from a sensitive receptor, or less damage (or improvement) to a view from a more sensitive receptor, and would be an obvious element in the view. The proposals would cause a high degree of change to a view from a highly sensitive receptor, and would constitute a dominant element in the view. 5. Landscape change was categorised as follows, where each level (other than neutral) can be either beneficial or adverse: Neutral no loss or alteration of key landscape characteristics, features or elements Negligible very minor loss or alteration to one or more key landscape characteristics, features or elements Low minor loss of or alteration to one or more key landscape characteristics, features or elements Medium partial loss of or damage to key characteristics, features or elements High total loss of or severe damage to key characteristics, features or elements