Eight Ash Green Park and Ride Proposals Landscape Report

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1 Eight Ash Green Park and Ride Proposals Landscape Report

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3 Contents 1 Location 2 Designations, Constraints and Policies 3 Landscape Character and Land Use 4 Access and Circulation 5 Views from the site 6 Impact of Proposed Development on Landscape 7 Visual Intrusion on Properties and Rights of Way 8 Objectives of the Proposals 9 Detailed Landscape Proposals Figures Fig 1 Location and Context Fig 2 Designations and Constraints Fig 3 Landscape Character Areas and Types Fig 4 Access and Circulation Fig 5 Views Fig 6 Landscape Structure Fig 7 Sections Appendix 1 Appendix 2

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5 1 Location The site for the proposed park and ride facility is located by the hamlet of Eight Ash Green, approx 320 metres from junction 26 on A12 (See Fig 1). It covers an area of approximately 3.9 ha (9.6 acres) and is sited behind properties in Halstead Road and Spring Lane with vehicular and pedestrian access proposed from Halstead Road. 2 Designations, Constraints and Policies There are a number of designations and policies relevant to this development (see Fig 2) biologically through hedgerow trees, hedges and wild flora at the field margins. Two further county wildlife sites, Fordham Heath and Iron Latch lie further from the development site. Policy CO5 states that development and land use changes likely to have an adverse effect on nature conservation sites will generally not be approved. This policy will not be in conflict with this application. (Ref EECOS Preliminary Wildlife Assessment 2006) 2.1 Nature Conservation Sites Eight Ash Green Wood is a county wildlife site, comprising 14.6 ha of woodland on the site of an old pit, located approximately 300 metres to the east of phase 1 application. It is predominantly oak/silver birch woodland with willow in wetter areas and hawthorn and gorse scrub. Several herbaceous ancient woodland species have begun to invade. It is located to the east of the site and is connected

6 2.2 Countryside Conservation Area The area to the north of the site around the River Colne and its slopes is designated a countryside conservation area up to the northern edge of the site in the local plan. The whole area is described as being of high landscape value, with numerous woodlands of nature conservation interest The Borough Council proposes to give special protection to the important natural, social and cultural resources, also to promote public enjoyment of these areas where it can be done without detriment to CCA s resources. The policy CO3 states The Countryside Conservation Areas are defined on the Proposals Map. These areas will be given special protection from any development likely to be prejudicial to their natural, social or cultural resources. The proposals must address this by containing the area the area of development to protect the visual quality of this countryside conservation area, even though this lies beyond the edge of the site. 2.3 Proposed Open Space The area of the county wildlife site and land north of it are shown as proposed open space in the local plan. There is a high use of the woodland by local residents and others for informal recreation. It is well connected by rights of way and close to Eight Ash Green and Beacon End. The proposals must address that the informal use of the woodland and field

7 margins will be encouraged in the future by the designation of this area as public open space. 2.4 Retaining Landscape Features Policy CO4 states that Development schemes should protect existing landscape features such as those listed in the reasoned justification wherever possible. Additional planting may be necessary to maintain and enhance these features. Where this is considered necessary, planting will be carried out with species native to the locality. This has been adhered to by retaining all the existing trees and hedgerows on the site, except where they are cut through by the access road. 2.5 Protection of the Countryside Policy CO1 states There will be a continuing commitment to the protection of the open countryside in the borough for its own sake The response to the countryside conservation area policy will also address this policy, albeit there is loss of countryside from agriculture to the park and ride facility. 3 Landscape Character and Land Use 3.1 The site comprises agricultural land, used for arable crops. It lies on high ground at a level of approx 41.5m and slopes gently down towards the north to a level of approximately 40m at the north edge of the site. The site is bordered by hedgerows and hedgerow trees along field boundaries, but with some gaps in hedging and with evidence of loss of hedgerows which would have effectively separated the fields. There is a prominent ditch along the length of the hedgerow at the south of the site. The hedgerow trees in the area are mainly oak pollards as recoded in the EECOS report.

8 Regarding the historic development of the landscape, 1770 mapping (Chapman and Andre) shows an agricultural pattern of landscape with a few farms, houses and related buildings around the junctions of roads. A large area of woodland lies to the east of the proposed site (of which Eight Ash Green Wood is a remnant). The present field pattern remains largely as shown in the first edition OS mapping 1870 s, and the historic maps indicate that this has been a productive landscape for several centuries. 3.2 The landscape character of the general area is described in the Landscape Assessment for Colchester Borough, by Chris Blandford and Associates, 2006, as part of the Colne River Valley Slopes (see Fig 3). The aspects relevant to this site are described below and the full extract for the area is included in Appendix Key Characteristics are: A mosaic of medium to large-sized irregular and regular, predominantly arable fields with medium hedgerows containing semi-mature/ mature hedgerow trees; Some larger semi-enclosed arable fields and concentrations of smaller fields with intact hedge boundaries adjacent to settlements; Settlement pattern consists of small linear village settlements such as Wakes Colne and Eight Ash Green, adjacent to the north-south roads, which cross the River Valley; small hamlets and farmsteads. 3.4 The Overall Character of the area is described as: The v-shaped, relatively steep valley sides enclose the meandering course of the River Colne.Woodland cover consists of a mixture of small patches and large regular blocks of woodland which are spread across the valley slopes.

9 Many of the narrow (sometimes sunken) lanes, which traverse the valley slopes in a north-south direction, are enclosed by hedges, which are generally in reasonable condition. Several single mature deciduous trees are also present in field boundaries (for example within fields to the south of Eight Ash Green) Settlement pattern within the area consists of small linear roadside village, such as Wakes Colne and Eight Ash Green, combined with a number of small hamlets and farmsteads, dispersed across the character area. 3.5 Visual Characteristics are described as: Attractive framed and panoramic views of the meandering river channel and associated floodplain from higher points along the valley sides. Views along the river valley corridor. 3.6 Ecological Features are described as The ecological character of these slopes is combined within a woodland, heath and farmland mosaic. The northern slopes are predominantly farmland with a few pockets of woodland of ecological interest. 4 Access and Circulation At present there is informal access around the fields which are proposed for the development of the park and ride. These fields have access from a track off Halstead Road lane and people walk through to surrounding rights of way of Iron Latch Lane (bridleway) no 19, and down to footpaths no 20 and 21. The network connects the nearby Eight Ash Green Wood with Fordham Heath, and is well used by local residents, particularly for dog-walking and informal recreation. (See Fig 4) 5 Views from the site The are good views within the site of the well vegetated southern edge of the fields with old hedgerow trees, and good views down the valley to the north toward the River Colne. To the east, hedgerows lead towards the Eight Ash Green Wood

10 which forms a varied skyline and visual containment to the site. (See Fig 5) 6 Impact of Proposed Development on Landscape The change of use from agriculture to car parking is a major potential landscape impact. The scale of the car parking development in relation to the scale of the surrounding residential developments is a major factor. 7 Visual intrusion from properties and rights of way The development has a medium visual impact from the properties on the west and south sides of the site. Whilst the views are often from first floor windows, the nature of the development and its lighting will make this impact substantial for affected properties unless the development is screened. Section AA and CC are from the closest properties showing additional screening to reduce visual intrusiveness. 8 Objectives of the Proposals 8.1 To mitigate the potential impacts of the development, and implement environmental policies in the local plan, the landscape will aim to: Screen development from properties Screen development from rights of way Soften the impact of the development in the landscape Strengthen existing landscape pattern Improve nature conservation in the area Retain public circulation and access through the site Be complimentary to the existing landscape character To comply with local plan policies 8.2 The proposals will also aim to fulfil these landscape management objectives in the Landscape Character Assessment (CBC):

11 Ensure that new woodland planting is designed to enhance existing landscape character and species composition reflects local provenance. Conserve and manage existing hedgerows. Restore hedgerows using hawthorn and plant new hedgerow trees, particularly in areas of arable farmland. 9 Detailed Landscape Proposals 9.1 The proposals create a continuity of native tree, hedge and shrub planting connecting with existing hedges, woodland, ground flora and trees to link habitats across the area. Species are based on those recorded by EECOS in their ecological report and in site records by Essex Landscape Design. Most of the shrub and hedge planting will be mm in height and with trees at a range of sizes up to 3 metres to ensure the planting establishes well and quickly. A detailed planting plan and schedules are submitted with the application showing species, locations, plant sizes upon planting. Information on steps required to protect existing vegetation to be retained during the development is set out in Appendix 2, requiring a tree survey, constraints and protection plan related to BS 5837:2005. A landscape structure plan is included in this report which illustrates the scope of the landscape proposals, without the detailed information. 9.2 Woodland belts Woodland belts are proposed around the site, especially on the west and north boundaries of the site for screening and nature conservation. Species will include those found growing in the area including oak, birch, hawthorn, and ash with pine included to provide all year round screening (the first three of these are typical of the species in the nearby Eight Ash Green Wood which is a county wildlife site). Tree Species Betula pendula Crataegus monogyna Fraxinus excelsior

12 Pinus sylvestris (for all year screening) Quercus robur Shrub Species Acer campestre Corylus avellana Crataegus monogyna Ilex aquifolium 9.3 Native Hedges with trees These are proposed on the east and south boundaries of the site, to link with existing hedgerows bordering the site. Hedge species include hawthorn, blackthorn, dog rose, holly, spindle, dogwood and crab apple with oak and ash as the major hedgerow trees. Hedge Species % Acer campestre 10 Cornus sanguinea 1 Crataegus monogyna 70 Euonymus europaeus 2 Fraxinus excelsior 0.5 feathered (tree within hedgerow) Ilex aquifolium 1 Malus sylvestris 0.5 Prunus spinosa 10 Quercus robur 2 feathered (tree within hedgerow) Rosa canina Native tree planting in car park Tree planting within the car park is designed to blend with the surrounding hedgerow trees through species choice. While being constrained by the car park layout, the proposed tree locations are staggered as well as creating avenues to visually break up this expanse of car parking and help screen cars from views outside the site. Tree species within the car park will include oak, ash and field maple Quercus robur Fraxinus excelsior Acer campestre

13 9.5 Wild Flower seeded areas Area to be seeded will receive a meadow mix of grasses and wild flowers of local provenance to provide nature conservation value to these areas. Mix to include species from those found during the EECOS survey Grasses Creeping Bent-grass False Oat-grass Cock s-foot grass Red Fescue Yorkshire Fog Rough Meadow-grass Flowering Plants Common Centaury Common Mouse-ear Ivy Perforate St John s-wort Creeping buttercup Common sorrel Red campion Lesser stitchwort White clover Vetch Smooth Tare

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29 Appendix 1 Landscape Character Assessment of Colchester Borough, Chris Blandford and Associates, Key Characteristics of this area are described as: Relatively steep v-shaped valley slopes facilitate attractive and open views across and along the River corridor; Principal road network consisting of narrow tree-lined (sometimes sunken) lanes traversing the valley sides to the north and south; A mosaic of medium to large-sized irregular and regular, predominantly arable fields with medium hedgerows containing semi-mature/ mature hedgerow trees; Some larger semi-enclosed arable fields to the west of Wakes Colne; and concentrations of smaller fields with intact hedge boundaries adjacent to settlements; Settlement pattern consists of small linear village settlements such as Wakes Colne and Eight Ash Green, adjacent to the north-south roads, which cross the River Valley; small hamlets and farmsteads. Overall Character The v-shaped, relatively steep valley sides enclose the meandering course of the River Colne. The area also includes the lower slopes of the valley at Ballast Quay Farm, to the east of Wivenhoe. Woodland cover consists of a mixture of small patches and large regular blocks of woodland (for example Acorn Wood) which are spread across the valley slopes. Many of the narrow (sometimes sunken) lanes, which traverse the valley slopes in a northsouth direction, are enclosed by hedges, which are generally in reasonable condition. Several single mature deciduous trees are also present in field boundaries (for example within fields to the south of Eight Ash Green). Small to medium-sized arable fields directly align the river whilst a mosaic of large regular arable fields covers the upper parts of the slopes. A patch of very regular (rectangular, subdivided) orchards, to the east of Wakes Colne Green (close to Rose Green) provide variety and assert regularity over the surrounding arable sloping valley sides. Settlement pattern within the area consists of small linear roadside village, such as Wakes Colne and Eight Ash Green, combined with a number of small hamlets and farmsteads, dispersed across the character area.

30 Visual Characteristics Attractive framed and panoramic views of the meandering river channel and associated floodplain from higher points along the valley sides, such as Hill House Farm to the south of Chappel; The church and viaduct at Chapel (within character area A4 Colne Valley Floor) are dominant landmarks in views from both the southern and northern valley sides around Wakes Hall Farm, Old Hall Farm and Wakes Colne; The spire of All Saints Norman church at Wakes Colne is a prominent landmark within the landscape, which is intervisible with the church at Chapel (also with a spire) in views from the east; Views along the river valley corridor. Historic Features Visible remains of defensive WWII features within the landscape, including: Anti-tank blocks and Spigot mortar emplacements and several WWII pillboxes (with a cluster to the south of Fordstreet); Fragmentary remains of a moat at Crepping Hall; West Bergholt Hall Georgian town house; Church of St.Mary at West Bergholt with early 14th century nave, lower chancel, belfry and southern aisle. Ecological Features The ecological character of these slopes is combined within a woodland, heath and farmland mosaic. The northern slopes are predominantly farmland with a few pockets of woodland of ecological interest. Woodland SINCs (six on the northern slopes) include: Acorn and Hillhouse Woods which are both ancient oak-ash Fraxinus excelsior woodland; Spring and Grove Woods which are both ancient oak woodland with inter-planted Scot s pine Pinus sylvestris; Alder carr woodland at West Bergholt; Stitching Wood which has a mixed canopy and open glades of bracken Pteridium aquilinum; and West Bergholt Heath, Fordham Heath and other public open spaces which are managed for wildlife and access (such as Chapel Millennium Green) are situated within the character area.

31 POLICIES Key Planning and Land Management Issues Potential pressure from urban expansions on the edge of West Bergholt, Fordham, Wivenhoe and Colchester; Localised intrusion from modern farm buildings; Potential creation of new woodland in Woodland Trust land to west of Fordham. Landscape Strategy Objective Conserve and Enhance Landscape Planning Guidelines Ensure any new small-scale development in, or on the edges of Fordham, Wivenhoe, West Bergholt and Colchester is of an appropriate scale, form and design and uses materials which respond to historic settlement pattern, landscape setting and locally distinctive building styles and materials. (Development opportunities are limited around Fordham due to the Woodland Trust site); Ensure any new development on valley sides is smallscale, responds to historic settlement pattern, form and building materials; Maintain cross-valley views; Conserve views of the river and floodplain; Ensure that new woodland planting is designed to enhance existing landscape character and species composition reflects local provenance. Land Management Guidelines Conserve and manage existing hedgerows (especially failing elm hedges); Restore hedgerows using hawthorn and plant new hedgerow trees, particularly in areas of arable farmland; Conserve and manage existing valleyside woodlands; Encourage the planting of native alder and willow riverside trees where appropriate.

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33 Appendix 2 Retention of Trees and Hedgerows Report by Simon Smith, Arboriculturalist 1. Preliminary Tree Assessment There are numerous significant mature hedgerow trees on site, notably oak pollards and ash coppice stools. There must be a tree survey undertaken for the following reasons: To assess the impact of the proposed development (as per section 6 of the Landscape Report). To identify any remedial tree work. This would have to be done before the start of the development. To determine the trees root protection areas in accordance with BS 5837:2005 Trees in relation to construction Recommendations. This information, with an inspection of the trees condition, will then provide information for a Tree Constraints Plan and a Tree Protection Plan in accordance with BS 5837:2005. Protective fencing must be erected before the start of the development. Given the preliminary nature of this assessment, it is not possible to specify the location of protective fencing at this time, however BS 5837:2005 is applicable: 2. Tree Survey A tree survey should be undertaken by an Arboriculturist and should record information about the trees on a site independently of and prior to any specific design for development. [As a subsequent task, and with reference to a design or potential design, the results of the survey should be included in the preparation of a tree constraints plan, which should be used to assist with site layout design. 3. Tree constraints plan This is a design tool which should show the below ground constraints, represented by the root protection area (RPA), and the above ground constraints the trees pose by the virtue of their size and position. The RPA is a layout design tool indicating the area surrounding a tree that contains sufficient rooting volume to ensure the survival of the tree, shown in plan form in m2. The RPA should be calculated as an area equivalent to a circle with a radius 12 times the stem diameter for single stem trees and 10 times the basal diameter for trees with more than one stem arising below 1.5m above ground level. 4. Tree protection plan Once the layout proposals have been finalised a tree protection plan should be prepared containing the following information: a) trees selected for retention. b) trees to be removed. c) the precise location for erection of protective barriers and any other relevant physical protection measures including ground protection, to protect the RPA and marked as a construction exclusion zone on the plan.

34 June 2006 d) Design details of the proposed physical means of protection. e) Areas of structural landscaping to be protected from construction operations to prevent the soil structure being damaged. f) All the details in a)-e) above should be incorporated into subsequent drawings and method statements used for design purposes or issued for use on site, to ensure that all interested parties are fully aware of the areas in which access and works may and may not take place. 5. The construction exclusion zone: barriers and ground protection All trees which are to be retained on site should be protected by barriers and or ground protection. Vertical barriers should be erected and ground protection installed before any materials or machinery are brought on site and before any demolition, development or stripping of soil commences. Areas of new or retained structure planting should be similarly protected, based on the extent of the soft landscaping as shown on the approved drawings. Once erected, barriers and ground protection should be regarded as sacrosanct, and should not be removed or altered without prior recommendation by an Arboriculturist and approval of the local planning authority. Barriers should be fit for the purpose of excluding construction activity and appropriate to the degree and proximity of work taking place around the retained trees. Special attention should be paid to ensuring that barriers remain rigid and complete. In most cases, barriers should consist of a scaffold framework in accordance with Figure 2 (see BS 5837: 2005) comprising a vertical and horizontal framework, well braced to resist impacts, with vertical tubes spaced at 3m intervals. Onto this, weldmesh panels should be securely fixed with wire or scaffold clamps. Weldmesh panels on rubber or concrete feet are not resistant to impact and should not be used. Where it has been agreed during the design stage, and shown on the tree protection plan, that vehicular or pedestrian access for the construction operation may take place within the RPA, the possible effects of construction activity should be addressed by a combination of barriers and ground protection. The position of the barrier may be shown within the RPA at the edge of the agreed working zone but the soil structure beyond the barrier to the edge of the RPA should be protected with ground protection. For pedestrian movements within the RPA the installation of ground protection in the form of a single thickness of scaffold boards on top of a compressible layer laid onto a geotextile, or supported by scaffold, may be acceptable. For wheeled or tracked construction traffic movement within the RPA the ground protection should be designed by an engineer to accommodate the likely loading and may involve the use of proprietary systems or reinforced concrete slabs. For further information, refer to BS5837:2005 For further information, refer to BS5837:2005.