LandscapeCollective. Dorothy House, Winsley. Landscape and Visual Appraisal. On behalf of Dorothy House Hospice Care.

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1 Project Ref: LC/00043

2 Project Number: 00043A Authored by: Stuart Hocking Reviewed by: Stephen Wadsworth Date: August 2016 Document version P:\Landscape Collective\Admin\Templates\LC Report Template Jan example.docx

3 CONTENTS PAGE NO. 1.0 INTRODUCTION DESCRIPTION OF SITE AND SURROUNDING AREA EFFECT ON LANDSCAPE ELEMENTS AND FEATURES EFFECT ON LANDSCAPE CHARACTER EFFECT ON VISUAL AMENITY SUMMARY AND CONCLUSIONS 27 APPENDICES Appendix 1: Appendix 2: Appendix 3: Appendix 4: Appendix 5: Site Location Proposed Development Layout Plan Detailed Methodology Viewpoint location Plan Detailed Visual Assessment 3

4 1.0 INTRODUCTION 1.1 This (LVA) has been prepared on behalf of Dorothy by Landscape Collective in support of a planning application for a proposed car park extension on land within the grounds of Dorothy House Care Hospice, off Winsley Hill, Winsley (refer to Appendix 1 Site Location Plan). 1.2 The layout for the proposed development is given within Appendix The report s purpose is to determine the degree to which the site and the site s surroundings can accommodate the proposed development in landscape and visual terms. 1.4 The degree of change likely to be brought about by having the proposed development in place primarily relates to the nature and character of the landscape, and the visual amenity associated with the site and its surrounding environs. 1.5 The report is structured to address the separate but interrelated matters of landscape elements and features, landscape character and visual amenity. The report has involved a landscape appraisal that has included a desk top study, the collation and review of data and on site investigations. A site survey was undertaken in August Methodology 1.6 This LVA has been undertaken with regard to the following best practice guidance: Guidelines for Impact Assessment (3 rd Edition) Landscape Institute/Institute of Environmental Management and Assessment (IEMA); Photography and photomontage in landscape and visual assessment (2011) Landscape Institute Advice Note 01/11/13. 4

5 1.7 As recommended within the published guidance, landscape (elements and character) and visual effects are assessed separately. A detailed methodology is provided at Appendix For the purposes of this assessment, unless otherwise stated, changes to landscape and visual amenity as a result of the proposed development are considered to be permanent and non-reversible. 5

6 LandscapeCollective 2.0 DESCRIPTION OF SITE AND SURROUNDING AREA Description of Site 2.1 The application site (the site ) is located within the grounds of Dorothy House Hospice Care, on the south western edge of Winsley. The site comprises a surfaced access road that runs around the northern side of the main Hospice Care building, from Bradford Road to the north, leading through to Muirhill Road to the west of the site. The site also includes existing parking areas associated with the Hospice, which are linked by the access road through the site. The southern end of the site is a grass field roughly rectangular in shape that comprises a level area with more sloping ground to the north and south (refer to Figure 1 Landscape Elements and Features). The site is covered by the Cotswold Area of Outstanding Natural Beauty (AONB), statutory landscape protection designation. The site is within the Bath and North East Somerset Green Belt non- statutory designation. 6

7 2.2 The western site boundary comprises a dry stone wall (approximate height 1.4m) running parallel with Muir Hill Road. Dense mature mixed evergreen/deciduous vegetation within the site (approximate height 10-15m), runs adjacent to the wall and creates an effective screen, with few gaps, along the western site boundary. Trees in the south western boundary area reach heights of approximately 20-25m The dense mixed evergreen and deciduous tree and shrub vegetation (approximate height 10m) continues around the north-west corner of the site, following a stone wall approximate height 1.8m). There is a vehicle entrance into the site part way along the northern boundary. Other than the vehicle entrance the stone wall continues uninterrupted to the north east corner of the site. There are a small number of large residential properties with gardens adjacent to the eastern site boundary. The boundary is delineated by a dry stone wall that runs the length of the eastern boundary. There are a large number of mature trees along the site s eastern boundary both within the grounds near the boundary and within the properties adjacent to the eastern boundary. This forms a notable mass of tree cover on and around the eastern side of the site. The dry stone wall continues around the southern boundary. The tree cover continues along a steep bank within the site adjacent to the southern boundary. In the south eastern corner this is more sparse but as the boundary wall runs towards the west, the tree cover again becomes denser (approximate height 20-25m). Description of the surrounding area To the north of the site is the urban townscape of Winsley. Beyond Winsley the landform levels out on to the brow of the hill to an open agricultural landscape with sporadic farm buildings and small settlements such as Conkwell, Little Ashley and Great Ashley. Winsley comprises mainly residential properties to the north of Bradford Road (running along the northern edge of the site). Bradford Road connects via Limpley Stoke Road to the B1608 that runs around the northern edge of Winsley, running from Limpley Stoke in the west to Bradford-on- Avon in the east. Immediately to the east of the site the landscape is an area of mature tree cover, pasture fields and isolated residential properties on the southern edge of Winsley. These include a Grade II Listed building (The Manor House) located approximately 200m east of the Main Dorothy House building). 7

8 Agricultural fields and trees continue for 0.7km until reaching the small settlement of Turleigh. Beyond Turleigh the landscape then becomes more agricultural (mainly pastoral) with thick hedgerows and groups of trees. The B3108 to the north and the Belcombe Road to the south, run east towards Bradford-on-Avon. The landscape slopes gradually down to the River Avon and the Kennet and Avon Canal as it approaches the western edge of Bradford-on-Avon 2km from the site. 2.7 To the south of the site, the landform slopes steeply down through tree cover and small pasture fields to the Kennet and Avon canal that runs roughly east to west approximately 500m from the site. Although the landscape is essentially rural in character it also accommodates the main rail link from Bristol to London. The River Avon runs to the south of the canal. Approximately 200m from the site there are residential properties along a cul-de-sac that extends east from Muir Hill Road, largely enclosed by tree cover to the north and south. The mainly flat land at the base of the Avon Valley is agricultural with tree cover along the Kennet and Avon canal and the River Avon. The River Frome connects with the River Avon to the south of the site. To the south of the River Avon, the tree covered landform (Avoncliff Woods) quickly rises up to a height of 107m AOD, to the west of the settlement of Westwood. The agricultural land on the upper slopes gives way to tree cover as the landform then descends down the Frome River Valley down to the River Frome approximately 1.8km from the site. 2.8 Muir Hill Road runs adjacent to the western site boundary. To the west of Muir Hill Road, the Avon Park Retirement Village lies on the northern edge of Muir Hill Woods (approximately 250m from the site). These are scattered buildings largely within mature tree cover, accessed by Quarry Close off Limpley Stoke Road. The woodland follows the slope down to the Kennet and Avon Canal as it turns north towards the Dundas aqueduct to the west of Conkwell (1.5km from the site) before gradually turning west again around Bathampton towards the City of Bath located approximately 5km to the north west of the site. 2.9 The agricultural fields are generally larger in size with less vegetation on the higher slopes and across the brow of the hills around the site. Lower down the Avon valley sides, the fields become small and the tree cover and hedgerows become more dense. The blocks of woodland such as Friary Wood to the south and Conkwell Woods to the north west all follow the river valley sides. 8

9 2.10 Topographically the land to the north plateaus as it reaches the brow of the ridge within Winsley (125m AOD). The land continues rising slightly to the north-west (150m AOD) towards Conkwell To the east and west the land follows the valley side before descending slowly down to the base of the River Avon valley at Limpley Stoke to the west and Bradford-on- Avon to the east To the south the landform drops steeply from approximately 110m AOD down to 45m AOD along the floor of the Avon River valley. The landform rises steeply again to 107m AOD before dropping into the River Frome Valley base at 30m AOD. Generally the landform to the south is undulating or steeply undulating as the River Avon and River Frome valleys converge to the south of the site. 9

10 3.0 EFFECT ON LANDSCAPE ELEMENTS AND FEATURES Topography 3.1 At the northern end of the application site the landform is fairly level and slopes gently from north-west to south-east (124m AOD to 120.5m AOD). South of the main Dorothy House building, the land starts to slope more steeply down to the River Avon valley bottom (122m AOD to 102.4m AOD). 3.2 It is anticipated that the proposed development would have very little effect on the topography to the north of the main Dorothy House building. This is because only the car parking alignment and designation will be changed and/or relocated, with very limited effect on topography of this area. 3.3 The land to the south of the main house has been divided into a series of terraces. A 1.3m high bund with vegetation runs south of the main house for 23m then turns west for 15m. This forms an edge to the existing main parking area. Then there is a level area 22m in length followed by a low bund (0.3m height). This is an existing informal parking area. The low bund forms the extent of existing hard surfacing. Further south the grassland slopes from 117m AOD to 114m AOD over 20m to the top of a steep bank. The bank drops quickly down 2m to 112m AOD. Beyond this the landform drops approximately 1:10 for 30m before reaching another steep bank and dropping 3.5m down to the southern edge of the site. 3.4 The car park extension in the south of the site would be located in the southernmost area of grassland that currently slopes at approximately 1:10 from north to south. The car park extension will be accessed by a road running from the existing southern limit of the hard surfacing informal parking area. The proposals include for a limited cut and fill exercise in order to create the correct drainage and gradient for car park usage. The car park extension area will be regraded to approximately 1:25. The topography in this area would therefore be locally altered by the proposed development. The steep slope to the north of the car park extension would be regraded to accommodate the proposals. The proposals include a staircase constructed to allow pedestrian access away from the vehicle access back to the main house. 3.5 The susceptibility of the existing topography to the type of development proposed is assessed as medium. The value of the topography is assessed as low; the landform is 10

11 typical of its surroundings and has no unique qualities. The overall sensitivity of the topography is low. 3.6 The magnitude of change to the site s topography as a result of the proposals being in place is assessed as medium. With a medium magnitude of change and a low sensitivity, the effect on the site s topography would be minor. Trees and hedgerows 3.7 The trees and hedgerows on the application site are primarily confined to the site boundaries and perimeter. The trees and shrubs associated with the site are characteristic of the wider landscape. Many of the trees are located around the northern and western boundaries of the site. The vast majority of the existing trees and shrubs would be retained as an integral part of the proposed development. To facilitate the car parking extension a small number of trees will be removed within the area to the west of the existing southernmost extent of the hard surfacing. 3.8 The susceptibility of the existing tree and hedgerow resource to the type of development proposed is assessed as high. The value of the tree and hedgerow resource is assessed as medium. The overall sensitivity of the tree and hedgerow resource is high. 3.9 The magnitude of change to the existing tree and hedgerow resource as a result of the proposed development being in place is assessed as low. With a low magnitude of change and a high sensitivity, the effect of the proposals on the existing tree and hedgerow resource is assessed as moderate. Land Use 3.10 The existing land use of the application is as car parking and access (in the north and west of the site) and grassland in the southern section of the site. The land use would not materially change in the north of the site with the proposals in place. There would be some loss to the grassed area in the south of the site to accommodate the car park extension. However, the development is ostensibly a two dimensional development and does not contain prominent vertical features. Therefore the existing land use of the site is assessed as having a low susceptibility to the type of development proposed. The value of the existing land use is assessed as low. The overall sensitivity of the land use is assessed as low. 11

12 3.11 The magnitude of change to the existing land use of the site is assessed as medium. With a medium magnitude of change and a low sensitivity, the effect of the proposed development on the existing land use of the site is assessed as minor. Public Rights of Way 3.12 The site is predominantly private with no access to the public. A public right of way (PRoW), footpath Wins17, runs around the northern edge of Muirhill woods running from Muir Hill Road to Limpley Stoke road near the western extent of Winsley PRoW footpaths Wins1 and Wins2 run outside and adjacent to the eastern boundary of the Dorothy Hospice House property. Running from The minor road to the west of the Manor House, down to the cul-de-sac to the east of Muir Hill Road PRoW Wins54 runs from Bradford Road near the Methodist Church, north towards Saint Nicholas Church also on Bradford Road nearer the centre of Winsley It is anticipated that the proposed development will have little or no material effect on the PRoW within the vicinity of the site. The susceptibility of PRoW is assessed as low. The overall value of the PRoWs is assessed as low. Therefore the overall sensitivity of the public right of way/track is assessed as low The proposed development would bring no change to the public right of way, which would remain unaltered. The magnitude of change is assessed as negligible With a negligible magnitude of change and a low sensitivity, the effect of the proposed development on the existing public right of way is assessed as negligible. Summary 3.18 There would be an inevitable change to the character of the site with the construction and implementation of the proposed car park extension development. However, the northern and western sections of the development are within areas where the usage is similar to the proposed usage and very little character change is anticipated. There would be a minor effect on the existing topography resulting from some levels changes and localised cut and fill required for the car park extension construction in the southern section of the development. However the topographical character will 12

13 essentially be retained. This is because the terracing type character of the southern section of the site will be retained. The existing tree and hedgerow resource on the site would almost entirely be retained as an integral part of the proposed residential development. There would be a moderate effect on the tree resource due to a small amount of trees being removed to facilitate the car park extension in one localised area. Overall, the landscape elements and features, namely topography, hedgerows and trees, which presently characterise application site, would be substantially unaltered with the proposals in place. 13

14 4.0 EFFECT ON LANDSCAPE CHARACTER County Landscape Assessment 4.1 At the county level, with the Landscape Character Assessment for Wiltshire (2005), provided as on line resource at: peconservation/wiltshirelcafinalreport.htm 4.2 The site is identified as being located within the 10B Avon Limestone Valley landscape character area. 4.3 The key characteristics of the 10B Avon Limestone Valley landscape character area are given as: Moderately broad river valleys with gently undulating valley floors and steep limestone sides. Intimate, small scale landscape with landform and woodlands restricting long views out of the valley. Strong sense of enclosure created by landform contributing to a remote, rural character, despite numerous settlements. Some significant areas of woodland, a number of which are ancient semi-natural woodlands, particularly on steeper slopes of the valleys cut by tributaries. Predominance of open pastoral farmland divided by hedgerows into a variety of field sizes. Sequence of stone built villages occupying secluded locations in valley bottoms, often in association with a bridging point or along transport routes defined by the valley. Small scale quarries and mines. 14

15 Associations with the 18 th and 19 th century weaving industry with weavers cottages, mills and other industrial relics. NB Underlining is author s emphasis District Landscape Assessment 4.4 At the district level, the site is identified within the document West Wiltshire District Landscape Character Assessment (2007) as being within landscape character area D1 Limpley Stoke and Westwood Limestone River Valley. The key visual character summary and key characteristics are given as: Key visual character summary: The area contains a relatively narrow yet steeply sided valley following the course of the River Avon and the Kennet & Avon Canal. Woodland within the valley is a significant presence, cloaking the upper slopes and valley tops and limiting views to urban edges such as Bradford-on-Avon to the east. The summary goes on to add that it is a well settled settled area that follows the transport routes along the valley sides. (A36 and B3108). Key characterisitcs: Distinctive river valleys, which are relatively narrow in places, with gently undulating valley floor and steep limestone sides Intimate, small scale landscapes with landform and woodlands restricting long views out of the valleys Strong sense of enclosure created by landform contributing to a remote, rural character, despite several settlements Some significant areas of woodland, a number of which are ancient semi-natural woodlands, particularly on steeper slopes of the valley, and especially on the south east side of the Midford Brook valley 15

16 Predominance of open pastoral farmland divided by hedgerows into a variety of field sizes Sequence of stone built villages Limpley Stoke, Avoncliff, Turleigh occupying secluded locations in the Avon Valley, often in association with a bridging point or along transport routes defined by the valley Several major transport routes run through the valley the A36 and B3108, and the Trowbridge/ Bath/ Bristol railway line. The River Avon and the Kennet & Avon Canal are also significant features; their crossing points give rise to the notable landmarks of the Dundas and Avoncliff aqueducts Small scale quarries and mines Associations with the 18 century weaving industry with weaver s cottages, mills and other industrial relics. Cotswold AONB Assessment 4.5 Within the Cotswold AONB assessment, the site is identified as being within landscape character type 04 Enclosed Limestone Valley. Within this character type the site is located within landscape character area 4B Bathampton and Limpley Stoke. The character type summary and key landscape character area characteristics are given as: Character type summary: A radial network of enclosed limestone valleys drain into the Bristol Avon in the southern part of the AONB and dissect the high wold dip-slope and low limestone plateau surrounding Bath. Character area Key characteristics: Moderately broad but enclosed river valleys with steep sides separated by areas of Low Limestone Plateaux and High Wold Dip- Slope; 16

17 strong physical enclosure of valleys creates a secluded character; rural character with local influences from large urban centres; significant areas of woodland, of which a number are ancient semi-natural woodlands particularly on upper and steeper slopes; area under both arable and pastoral use, together with areas of rough pasture and scrub; fields of varying sizes, dependent on slope, mainly enclosed by hedgerows with frequent hedgerow trees; road networks following valleys bottoms connecting settlements and ascending valley sides to more isolated dwellings; industrial heritage of the valleys signified by the presence of railways, mills and canal network within Avon Valley; impressive features of Victorian engineering; and surviving vernacular structures such as terraces of weavers cottages. Local Landscape Assessment 4.6 An appraisal of the character of the area surrounding the application site indicates a mixed pattern of settlement/infrastructure and agriculture, interspersed with areas of woodland. 4.7 To the north of the site, within approximately 2km, the character changes from the urban townscape of Winsley, immediately north of the site, to an open agricultural landscape with sporadic farm buildings and small settlements such as Conkwell, Little Ashley and Great Ashley. The field size ranges from small to large with the majority of fields under arable cultivation. 4.8 Winsley comprises mainly residential properties to the north of Bradford Road that runs along the northern edge of the site. Bradford Road connects via Limpley Stoke 17

18 Road to the B1608 that runs around the northern edge of Winsley, running from Limpley Stoke in the west to Bradford-on-Avon in the east. 4.9 To the east of the site the southern urban edge of Winsley gives way to intermittent tree cover and pasture before reaching the small settlement of Turleigh. The landscape then becomes more agricultural (mainly pastoral) with thick hedgerows and groups of trees. The landscape slopes gradually down to the River Avon and the Kennet and Avon Canal as it approaches the western edge of the larger settlement of Bradford-on-Avon 2km from the site To the south of the site, the landform slopes steeply down through tree cover and small pasture fields to the Kennet and Avon canal that runs roughly east to west approximately 500m from the site. Although the landscape is essentially rural in character it also accommodates the main rail link from Bristol to London. This is a much more enclosed landscape. The River Avon runs to the south of the canal. Approximately 200m from the site. there are residential properties along a cul-desac that extends east from Muir Hill with largely enclosed by tree cover to the north and south The mainly flat land at the base of the Avon Valley is agricultural with tree cover along the Kennet and Avon canal and the River Avon. The River Frome connects with the River Avon to the south of the site. To the south of the River Avon, the tree covered landform (Avoncliff Woods) quickly rises up to a height of 107m AOD, to the west of the settlement of Westwood. The open agricultural land on the upper slopes gives way to tree cover as the landform then descends down the Frome River Valley down to the River Frome approximately 1.8km from the site To the west of the site Avon Park Retirement Village lies on the northern edge of Muir Hill Woods. The woodland follows the slope down to the Kennet and Avon Canal as it turns north towards the Dundas aqueduct to the west of Conkwell before gradually turning west again around Bathampton towards the City of Bath, located approximately 5km to the north west of the site The local landscape character is assessed as having a low susceptibility to the type of development proposed. However the landscape value is assessed as high because of the AONB designation. The overall sensitivity of the local landscape is therefore assessed as medium. 18

19 Greenbelt designation (Bath and North East Somerset Council) 4.14 The area around the immediate vicinity of the site lies within the Greenbelt designation for Bath and North East Somerset Council. It is anticipated that the Proposed Development will have little or no impact on this designation, in particular the openness of the Greenbelt area. This is because the development is mainly concerned with a car park extension and therefore two dimensional in character. Thus making the development less prominent in the landscape dimensional built form such as buildings. than more three Effect on Local Character 4.15 With the proposed development in place, the key characteristics of the landscape as identified at the local county and district level within the published Landscape Character Assessment for Wiltshire and the Landscape Character Assessment for West Wiltshire and within the author s own assessment would continue and prevail with the proposed development in place All the characteristic elements and features of the landscape as outlined above would be materially unaffected by the proposals. The proposed development will not be introducing a new element into the local landscape, merely extending the existing car parking facilities within the site. The proposed development would be of a slightly larger scale and form to other parking facilities already present in the vicinity of the site. However, the strong sense of enclosure provided by local landform and vegetation and the largely two dimensional nature of the development will allow only partial perception of the proposed development from any location There would be no physical effects brought about by the proposed development beyond the confines of the application site. With the proposed development in place, all other elements and features in the wider landscape would be physically unaltered There would be an inevitable change to the character of the site with the construction and implementation of the proposed car park extension development. However, the landscape elements and features, namely topography, hedgerows and 19

20 trees, which presently characterise the application site, would be substantially unaltered with the proposals in place. Only very limited tree and shrub removal to facilitate new parking bays to the west of the existing southern limit to the car parking The wider landscape s existing pattern and landcover of settlement, woodland blocks, agricultural mix and steeply undulating river valley topography would all continue with the proposals in place. Experiential factors such as tranquillity and visual factors would be slightly influenced The proposed development would bring about a slight perceptible increase in the level of movement and activity associated with users of the development above that already generated by the current land use. Although this will only be perceptible to a limited degree, within the southern section of the proposed development. The development in the north and central sections of the site include altering existing parking facilities to accommodate a new parking arrangement. Therefore perception of movement and tranquillity will remain as existing in these areas If tranquillity is defined as the degree to which an area is removed or remote from human activity then the proposed development, when in place, would leave the level of tranquillity in the landscape surrounding the application substantially unchanged. Very little movement will be perceptible from the wider landscape The scheme would influence the level of visual amenity experienced by those people in the surrounding area to a varying degree (as expanded upon in section 5). However, this would not materially change the character of the area so that the present perception of the area as a settled agricultural and woodland valley scene would continue to prevail with the proposed development in place. The visual presence of the car park extension would not in itself notably change the overall character of the wider landscape in appearance terms. The landscape already accommodates isolated built form, including housing, and also transmission lines and poles, a road network, and railway. All of which are integral componenst of the character of the wider landscape associated with Dorothy House Hospice and Winsley It is assessed that the proposed car park extension would bring about a negligible magnitude of change to the local landscape character. With a medium sensitivity 20

21 and a negligible magnitude of change the proposed development would have a minor effect on the local landscape character. Summary 4.24 Though there would inevitably be some change to the character of the site with the proposals in place, those landscape elements and features, namely topography, hedgerows and trees, which presently characterise the application site, would be substantially unaltered with the proposals in place There would be no physical works required beyond the application site boundary as part of the proposed development. With the proposals in place, there would be no physical effects on those elements and features that characterise the wider landscape beyond the application site boundary. The physical fabric of the landscape surrounding the application site would remain unaffected with the proposals in place It is considered that the proposed car park extension would create an overall car parking facility that would be larger in scale and form than other car parking facilities already present in the vicinity of the site. However the enclosure provided by local landform, built form and dense vegetation will allow only partial and restricted perception of the car park from any one location The proposed development would not materially change the key landscape characteristics or elements and features identified in the publish landscape character assessments. The proposed development would be contained within the existing pattern of woodlands, steep river valley topography, and settlement. The existing landscape pattern would continue to prevail with the proposed development in place Visually, presence of the car park extension would not in itself change the overall character of the wider landscape in appearance terms. The landscape already accommodates small settlements, isolated built form, including housing, and also transmission lines and poles, a road network, and railway. All of which are integral componenst of the character of the wider landscape associated with Dorothy House Hospice and Winsley. 21

22 5.0 EFFECT ON VISUAL AMENITY Baseline Visual Receptors 5.1 A broad visual assessment of the proposed development has been undertaken, with the site having been visited in mid when the leaf cover on vegetation on the site and in the surrounding area was complete and therefore when, in theory, potential visibility was at a near minimum. Consideration has, however, been given to the effect of no leaf cover on potential views. 5.2 It is evident that even during the winter period the site benefits from a reasonably high level of physical and visual enclosure. The proposed development would be visually well contained by the presence of retained trees and shrubs, boundary treatments such as dry stone walls, fences, dense tree and shrub vegetation and other built form, associated with the existing development site. Potential views from visual receptors in areas accessible to the general public would be greatly restricted especially in summer months when the leaf cover on existing vegetation is greatest. 5.3 The actual visual envelope, i.e. the area in which the proposed development would be visible, would be limited. Having taken a 5 km study area, following site investigations, it is apparent that the greatest potential effect on visual amenity would be within 2 km of the application site. The visual envelope would be largely restricted to users of the public right of way network closest to the site boundary. Owing to the combination of topography and intervening vegetation the proposed development, where visible, would typically be seen as discrete elements rather than in its entirety. Residential properties 5.4 The potential for any intervisibility between existing residential properties and the proposed development is very restricted. For those properties closest to the application site boundary, the presence of dense vegetation and the stone boundary walls around the site and in the intervening landscape would act to obscure and filter most views even during the winter months. 5.5 There may be very limited visibility from residential properties to the north of the Application Site on the Bradford Road. However, the proposed development in this 22

23 area will be mainly concerned with amending the existing parking designations. This is anticipated to have very little discernible visibility from residential properties. 5.6 It is anticipated that the intervisibility between properties to the east of the site will be little or none because of intervening vegetation and the two dimensional nature of the proposals. Similarly, properties to the west will have no perceivable visibility because of the dense vegetation along the site boundary and other intervening features such as Muirhill Woods. 5.7 Properties along the cul-de-sac to the south of the Application Site are located further down a steep section of the valley side. Intervening landform, vegetation and the boundary wall are anticipated to obscure views of the proposed development. 5.8 Some limited intervisibility may be possible between some properties on the northern edge of Westwood on the southern side of the River Avon Valley, over 1km to the south of the Application Site. However, any such views would typically be ones where only a discrete part of the proposals would be evident rather than the development in its entirety. 5.9 Further afield, the combination of generally steeply undulating topography and the presence of vegetation in the landscape between the application site and the visual receptor would restrict views from other existing residential properties. Public Highways 5.10 Views of the proposed development from the network of public highways surrounding the site would be restricted owing to a combination of landform/topography, roadside and intervening vegetation and the highway s orientation During the site visit in mid September it was found that views into the site from highways were largely restricted to locations opposite existing entrances to the site. In these instances the proposed development will not substantially change the existing landscape composition, also views would be oblique and fleeting. Therefore there would be very limited effect on the visual amenity Views from other public highways within the wider landscape are restricted by intervening vegetation and or landform. Any visibility would be extremely limited and barely perceivable. 23

24 Public Rights of Way 5.13 There are a number of public rights of way (PRoW) within 2 km of the application site boundary. For most PRoW passing through the surrounding landscape potential views are restricted through the layering effect of vegetation associated with the woodland blocks, field boundaries and landform. The proposed development would be discernible from very little of the PRoW network The proposed development would be partially visual from certain lengths of the PRoW network adjacent to the application site s southern boundary (PRoW Wins 2). For much of the length of this PRoW footpath, views of the proposals would be filtered through the layering effect of vegetation and obscured by the stone wall field boundaries. Only in limited locations along the PRoW will the proposed development be partially discernible. i.e. it would be seen as discrete elements rather than its entirety and would be experienced in the context of other existing infrastructure and development seen within in a wider 360 degree view Other PRoW located on the southern face of the River Avon Valley will have potential partial visibility of the proposed development. PRoW WWOO 22 leads northwards down the valley side to the River Avon. A part of the southern section of the site, where the car park extension is proposed, will be partially visible. The footpath is over 1km from the site. Vehicles within the proposed car park extension would potentially be visible. However, the view does contain other discrete man-made elements within the view such as the solar panels within the site to the north of the car park extension. Also there are transmission lines, poles and isolated residential properties. Representative Viewpoints 5.16 Through desk top study and field work, a number of representative viewpoints have been established upon which to base the visual assessment of the proposed development. The viewpoints are regarded as being representative of the range of views and receptors e.g. users of the public highway, PRoW network etc. from various distances and directions around the application site. All viewpoints are from areas accessible to the public and are not intended to be exhaustive (refer to Appendix 4 Viewpoint Location Plan). 24

25 Detailed Visual Assessment 5.17 visual assessment has been undertaken from the representative viewpoints to determine how the proposed development might influence the visual amenity of the surrounding landscape. The assessment was undertaken as part of the site survey, with the photographic assessment recording the nature of the view and the existing visibility of the application site. A total of eight representative viewpoints have been identified The site survey and photographic assessment were undertaken in. Consideration has also been given to when the vegetation is bare and when it is in full leaf. The detailed assessment of the effects of the proposed development on the various representative viewpoints is given in Appendix The scale of visual effect typically diminishes with distance from the application site boundary. The site is within the Cotswold AONB and therefore the value of the view and very often the sensitivity will be high. Consequently, any visibility of the site will have at least a minor scale of importance Two moderate effects have been identified from different public right of way to the south of the site. The first is from viewpoint 4 which is quite an enclosed and restricted view taken from PRoW Wins 2 immediately south of the boundary wall. Along Wins 2, visibility is very limited and the focus of the view is to the south and not over the boundary wall The other moderate effect identified is from PRoW WWOO 22 on the northern edge of Westwood on the southern side of the River Avon Valley. This is much more of an open view, taking in a wide panoramic view with big skies, woodland, pasture and isolated built form. Visibility of a section of the proposed car extension area in the south of the site is possible from different locations as the footpath heads north down the valley. It is recommended that landscape mitigation planting is undertaken on the bank immediately to the south of the southern limit of the car park extension that would filter and obscure visibility from Westwood and PRoW WWOO The other six views are assessed as experiencing a minor visual effect that as stated in paragraph 5.19, reflects the value of the AONB designation when little or no discernible parts of the proposed development are visible, either in summer or winter. 25

26 Summary 5.23 The visual assessment outlined above demonstrates that views of the proposed development from within the wider landscape would typically be restricted through a combination of topography and existing vegetation in the intervening landscape between the visual receptor (person/people) and the application site boundary. A selection of representative viewpoints indicate that receptors in very few locations would have discernible views of the proposed development Where evident, the proposed development would typically be seen only as discrete elements rather than in its entirety. Existing vegetation on and off the site together with the topography, would act to obscure or partially filter views of the proposed development and subsequent vehicles using the car park Residential properties on the northern edge of Westwood and users of PRoW WWOO 22 would have partial, but direct views of the southern section of the Application Site and consequently potential vehicle movement. It should be noted that from the same viewpoints, the solar panels immediately to the north of the proposed car park extension are generally partially visible. Also, other man-made elements such as isolated built form and overhead transmission lines and poles are often discernible. The visual scale of importance for visibility from PRoW WWOO 22 and PRoW Wins 2 are assessed as moderate Visibility from highways is restricted to roads adjacent to the site, where visibility is restricted to oblique views into parts of the development that will not be substantially altered by the proposals The scale of effect for the majority of the representative views (six out of the eight viewpoints) would be minor Overall it is considered that the proposed development would have a limited effect that would not be unacceptable on the visual amenity of the wider landscape beyond the application site boundary. 26

27 6.0 SUMMARY AND CONCLUSIONS 6.1 This has assessed the potential landscape and visual effects of the proposed car park extension within the grounds of Dorothy House Care Hospice, off Winsley Hill, Winsley, Wiltshire. 6.2 There would inevitably be some change to the character of the site with the proposals in place. However, those landscape elements and features, namely topography, hedgerows and trees, which presently characterise the application site, would be substantially unaltered with the proposals in place. There would be no physical works required beyond the application site boundary as part of the proposed development. 6.3 With the proposals in place, there would be no physical effects on those elements and features that characterise the wider landscape beyond the application site boundary. The physical fabric of the landscape surrounding the application site would remain unaffected with the proposals in place. The proposed development would not materially change the key landscape characteristics or elements and features identified in the publish landscape character assessments. The proposed development would be contained within the existing pattern of woodlands, steeply undulating river valley topography, and settlement. The existing landscape composition would continue to prevail with the proposed development in place. 6.4 Visually, the presence of the proposed car park extension would not in itself change the overall character of the wider landscape in appearance terms. Very limited, partial, visibility may be afforded from a small number of locations south of the site. From the north, west and east the site is almost entirely enclosed by mature tree and shrub cover. From the south the tree cover is less dense in places, however the landscape already accommodates other discrete man-made elements such as solar panels, transmission lines and poles, and isolated residential properties. Along with the extensive tree cover and pasture, these are all existing components of the character of the wider landscape associated with Dorothy House Hospice, Winsley. With suitable mitigation planting any visibility from locations in the wider landscape could be effectively reduced. 6.5 Overall it is considered that the proposed development would have a limited effect that would not be unacceptable on the visual amenity of the wider landscape beyond the application site boundary. 27

28 Appendices Appendix 1 Site location Landscape and Visual

29 KEY Site Location Revision Description Date - First issue 12/9/16 Landscape Collective Ltd Henry Wood House 2 Riding House Street London W1W 7FA T: W: Client: Dorothy Project: Description: Site Location Plan Contains OS data Crown copyright and database right (2016) Status: For Planning N 0 0.5km 1km Scale: Job Number: LC Drawn I Checked SH SW Drawing Number: 001 Date: 12/09/2016 Revision: -