OPTENHORST FARM, PAARL NORTH, W. CAPE. PROPOSED MIXED USE DEVELOPMENT

Transcription

1 OPTENHORST FARM, PAARL NORTH, W. CAPE. PROPOSED MIXED USE DEVELOPMENT DEA+DP REF NR: VISUAL IMPACT ASSESSMENT: FINAL March 2018 For Carstens Plase Box 710, Paarl North, 7623 Meadowbridge (Pty) Ltd, Lazercor Developments (Pty) Ltd Postnet Suite 15, P Bag 15, Somerset West 7129, Tel/Fax: , hansentk@cybersmart.co.za cell ,

2 Visual Impact Assessment for OPTENHORST FARM, PAARL NORTH, W CAPE PROPOSED MIXED USE DEVELOPMENT CONTENTS: EXECUTIVE SUMMARY vii 1.0 INTRODUCTION 1.1 General Brief Personnel Declaration of Interest STUDY TERMS OF REFERENCE AND METHODOLOGY 2.1 Specialist Report Content and Terms of Reference Methodology The sequence of work employed in this Study Written and Drawn Material was made available Receiving Site Determination of the Theoretical Viewshed Key Issues Rating Criteria Assumptions and Limitations Alternatives SITE DESCRIPTION 3.1 Paarl Overview Development Site General Access and Terrain Built Development and Land Use Edges and Setting The Visual Qualities of the Site Sense of Place PROJECT DESCRIPTION 4.1 The Project Preferred Layout Residential Gap Housing 9 K Hansen Landscape Architect, Somerset West ii Optenhorst, Paarl North, VIA: March 2017

3 4.2.3 Office Park Retail Farmhouse Vehicle Access Parking and Circulation Green Space Network Alternative Layout Residential Gap Housing Office Park Retail Vehicle Access Vehicle Access Parking and Circulation Green Space Network No Go Alternative NATURE OF THE RECEIVING ENVIRONMNT 5.1 General The Setting The Locality and Surrounds Transport Network Topography and Watercourses Surrounding Land Uses Residential: Main Road Residential: Main Road Residential: Vrede Residential: Wilgespruit Coetzee Street Optenhorst Street Institutional: Noorder Paarl High School Institutional: Athlone College of Education Landscape Value Landscape Character Visual significance of the Area VISUAL IMPACT ASSESSMENT 6.1. Viewshed Envelope definition Significant Issues affecting visibility Significant Receptors likely to be affected View Catchment Areas Defining a Correct Viewing Distance The Visual Envelope Visibility of the Proposed Development Factors Affecting Visibility Localities from which the development would be seen No Go Alternative Lighting Construction Period Extent of the Visual Impact Extent of Impact of Preferred Layout Extent of Impact of Alternative Layout 23 K Hansen Landscape Architect, Somerset West iii Optenhorst, Paarl North, VIA: March 2017

4 6.5.3 Extent of Impact of the Construction Period Extent of Impact of No Go Alternative Visual Exposure Zones of Visual Influence Local Residential Receptors Receptors on the North Side of Optenhorst Receptors on Coetzee Street Noorder Paarl High School and Athlone College of Education The Police Training College Other receptors living, working and travelling on Main Road Receptors travelling on Optenhorst Receptors using the hill land to the west for work or recreation Summary Visual Absorption Capacity Preferred Layout Alternative Layout No Go Alternative Compatibility with Surrounding Landscape Preferred Layout Alternative Layout No Go Alternative Intensity or Magnitude of the Visual Impact Site Landscape: Preferred and Alternative Layouts Beyond the Site No Go Alternative Construction Period Conclusion Duration of the Visual Impact Significance of the Visual Impact Impact on Irreplaceable Resources Potential Direct, Indirect and Cumulative Impacts Direct impacts during construction and operational periods Indirect impacts Cumulative impacts Visual Sensitivity Assessment General Areas and Users of high sensitivity Conclusion Viewpoints and Images HERITAGE AND CULTURE IMPACTS 7.1 Heritage Intangible Heritage Anticipated Impacts on Heritage Resources MITIGATION MEASURES 8.1 Environmental Management Plan Design Period Development of the Preferred Layout Residential Offices Retail 33 K Hansen Landscape Architect, Somerset West iv Optenhorst, Paarl North, VIA: March 2017

5 8.2.5 Service Yards Vehicle Access Parking Lots The Interface between the Site and Main Road The Interface along Optenhorst Farmhouse Planting Lighting and signage Construction Period Duration Site Control Programme Operational Period Conclusion Management and monitoring programmes Measures for the Environmental Management Programme Performance Indicators and Monitoring Visual Impact Tables CONCLUSIONS AND RECOMMENDATIONS 9.1 Visual Statement Visual Sensitivity Alternative Layouts Visual Impact Rating Conclusion Recommendations 42 FIGURES Cover image is a view over the Farm in Paarl North from Jan Philipsberg Road Figure 1.1, the location of Paarl in relation to Cape Town, about 57km away. Source: Google maps/hansen 1 Figure 1.2 the location of the Development Site in relation to Paarl North and the built-up area, (shaded) of Paarl. Source: Google maps/hansen 2 Figure 4.1 the preferred layout where residential, (yellow shows single residential, orange shows semi-detached mews) is south, car parking is centre, and close to Main, and retail and offices close to Optenhorst Street. Source Planning Partners. 7 Figure 4.2 example of individual house in Vrede. Source Hansen 8 Figure 4.3 Vrede housing from Optenhorst. Source Hansen 8 Figure 4.4 the site for the office development, from Optenhorst and looking at the north-east corner where the offices would be adjacent to existing houses (with red roofs). Source Hansen 9 Figure 4.5 the farmhouse from its vehicle access on Main Road. Source Hansen 9 Figure 4.6 the site plan, as a 3D image. Source KMH Architects 10 Figure 4.7 the Alternative layout where residential, would be in the south of the site, retail is in the centre of the site, with offices facing Optenhorst and the car parking would be close to both retail and offices. Source Planning Partners. 12 Figure 5.1 local land uses around the site. Source David Hellig Abrahamse, Paarl; Planning Partners 16 Figures 5.2, 5.3, and 5.4 illustrating some of the rear gardens of Main Street houses backing on to the site. Source Hansen 17 Figure 5.5 the houses along Main Road that back onto the site. Source Hansen 17 K Hansen Landscape Architect, Somerset West v Optenhorst, Paarl North, VIA: March 2017

6 Figure 5.6 Vrede housing and security fence backing on to the site. Source Hansen 18 Figure 5.7 the adjacent housing on Wilgespruit, some of which overlook the site. Source Hansen 18 Figure 5.8 Coetzee Street from Berlyn; a narrow street with Medi-Clinic offices close to Berlyn, opposite Wilgespruit Housing. Source Hansen 18 Figure 5.9 looking south down Optenhorst with 1 and 2 storey housing facing the site. Source Hansen 19 Figures 5.10 and 5.11 school buildings, close to and overlooking the site. Source Hansen 19 Figure 5.12, buildings of Athlone Training College close to, and overlooking the site. Source Hansen 20 Figure 6.1, the extent of the visual envelope is limited, constrained by buildings, street trees, and other urban clutter; the site would be visible, however, to users of a section of the hill land to the west, where the constraint limiting the view is mainly tree planting. Source Google maps/hansen 22 Figure 6.2 coming into town from the north, on Main Road the site is held in view for some distance; this is one view illustrating the high visual exposure of the site. Main Road is wide, there is visual clutter from built form, road signage and trees but the site is nonetheless plainly in view. Source Hansen 24 Figure 6.3 on the corner of Optenhorst is commercial, a used car dealership. Source Hansen 24 Figure 6.4 a view from Berlyn of the 2 storey school and playing fields, and the housing on Wilgespruit. Source Hansen 26 Figure 6.5 a view from the junction of Optenhorst with Main, (looking east) illustrating the high visual exposure of the site and the mountain backdrop. Source Hansen 27 TABLES Table 8.1 Construction Period: Both Preferred and Alternative Layouts 38 Table 8.2 Operational Period: Preferred Layout 39 Table 8.3 Operational Period: Alternative Layout 39 ADDENDUM 1 Preferred Layout, revision 09, January 2017, Planning Partners 43 ADDENDUM 2 Assessment Ratings and Definitions: DEA+DP 44 ADDENDUM 3 Assessment Ratings and Definitions: KHLA 46 ADDENDUM 4 Paarl Farms Land Use Policy Study ADDENDUM 5 CV: K Hansen 52 ADDENDUM 6 Preferred Layout, Revision Abbreviations used in the Report: Asl: above sea level. m: metres Bibliography: The Guidelines, Provincial Government of the Western Cape, DEADP, June Guidelines for Landscape and Visual Impact Assessment, (GLVIA). 3 rd Ed. LI UK Good Practice Guidance, Landscape and Visual Amenity. Scottish Natural Heritage Landscape Character Assessment Guidance L.I U.K L.I U.K. advice note 01/2011 Use of Photography and Photomontage in Landscape and Visual Assessment. Western Cape Provincial Spatial Development Framework: Rural Land Use Planning and Management Guidelines K Hansen Landscape Architect, Somerset West vi Optenhorst, Paarl North, VIA: March 2017

7 Paarl Farms Land Use Management Policy June 2005, prepared by Drakenstein Municipality EXECUTIVE SUMMARY This Visual Impact Assessment concerns a proposed mixed use development in the centre of the urban area of Paarl, the third oldest town in the Western Cape. The proposed uses would be residential, retail and offices. The site lies at the corner of Main Road Paarl, (R45), and Optenhorst Street, the locality is known as Paarl North, the current zoning is Agriculture, the site is under table grapes and it lies within the urban edge. The application to develop is made in terms of the National Heritage Resources Act and the National Environmental Management Act (Act 107 of 1998). Meadowbridge Property Strategists, working with Lazercor Developments (Pty) Ltd have appointed Karen Hansen, Landscape Architect and an independent Visual Impact Assessment practitioner, to provide a Visual Impact Assessment Report for this development; K Hansen s detailed CV and Experience is set out in Addendum 4. Optenhorst Farm is lesser in extent than in previous times and its crop of table grapes has suffered from a gradual decline in value over the years; the farmhouse is heritage listed, grade 3C. The Layout and the Design alternatives Two layouts were presented for assessment as well as the No- Go Alternative. Both layouts provide a mix of Residential, Offices, Retail and car parking, as well as incorporating the heritage listed farm house. The Preferred layout showed 2 vehicle access points and the retail close to Optenhorst. The three office buildings would be located at some distance from Optenhorst in order to retain the aspect along the road towards the mountains; the residential would occupy the south of the site, adjacent to existing residential and would benefit from planted buffers; the car parking would be mainly collected together to form an axis through the site. The Alternative layout proposed that the retail should occupy the centre of the site, be grouped around courtyards and be surrounded by extensive parking lots. There would be three office buildings and one would be quite close to Optenhorst. The residential would occupy the south of the site. There would be 4 vehicle access points. It was identified in this study that, in terms of the significance of the visual impact, the Preferred layout responded better to the site. Visual Statement The visual envelope would be restricted spatially, due mainly to shielding by urban clutter. The perimeter land uses and the sensitive receptors that would be visually impacted upon to the greatest degree are the residents of adjacent housing, the users K Hansen Landscape Architect, Somerset West vii Optenhorst, Paarl North, VIA: March 2017

8 of local institutions and of busy urban roads. The development site would also be visible to recreational users of the hill land to the immediate west. The visual impact has been rated as moderate-high reducing to moderate with mitigation; this would be due to the inevitably high visual exposure of the site, and the nature of the proposed development. It would be mitigated by the compatibility of the proposals with surrounding land uses and by the quality of the external design. In the centre of the site is a heritage listed farmhouse which would remain, and provide a compatible function for the development. It would receive a setting appropriate to its heritage significance. Visual Sensitivity The character of the townscape, is deemed to be able to respond positively and to accommodate change of this type, an urban mixed-use development. The locally sensitive sites are the adjacent residential areas and the setting of the historic farmhouse, (and its link to Main Road). The local site character would change from agriculture to a mixed-use development; it would also change from an open, uncluttered and calm setting for adjacent users, to a cluttered, very busy townscape setting. The proposed land use is considered to have low sensitivity as the surrounding land uses in the locality are very similar in scope though lesser in scale. Visual Impact Rating The visual impact of the proposed Preferred development layout and design, would reduce to moderate-high after mitigation measures would be undertaken. Conclusion While the establishment of this mixed-use development in this location would result in a visual impact rating of moderate-high, this could reduce to moderate when tree planting begins to establish; and with habituation, the significance of the visual impact for sensitive receptors would be expected to reduce still more because the change of land use is compatible with the adjacent land uses. The local townscape of Paarl North would not be negatively visually impacted upon, as the proposed land uses and the design standards are compatible with those locally and green space is incorporated. Recommendations It is recommended, that the Preferred layout and design would be visually acceptable and could proceed, if mitigation measures would be undertaken. K Hansen Landscape Architect, Somerset West viii Optenhorst, Paarl North, VIA: March 2017

9 1.0 INTRODUCTION 1.1 General This Visual Impact Assessment concerns a proposed mixed use development in the centre of the urban area of Paarl, the third oldest town in the Western Cape. The proposed uses would be residential, retail and offices. The site lies at the corner of Main Road Paarl, (R45), and Optenhorst Street, the locality is known as Paarl North, and the suburb is Lemoenkloof. The current zoning is Agriculture, the site is under table grapes and it lies within the urban edge. The application to develop is made in terms of the National Heritage Resources Act and the National Environmental Management Act (Act 107 of 1998). Paarl 0 20km Figure 1.1, the location of Paarl in relation to Cape Town, about 57km away. Source: Google maps/hansen 1.2 Brief To undertake a visual impact assessment of a development site within the built-up area of Paarl, currently used for agriculture, and proposed for mixed uses. 1.3 Personnel The Environmental Impact Assessment is being undertaken by Guillaume Nel Environmental Consultants in Paarl; KMH Architects, Cape Town, are the Scheme Architects working with Planning Partners, Cape Town. Meadowbridge Property Strategists, working with Lazercor Developments (Pty) Ltd have appointed Karen Hansen, Landscape Architect and an independent Visual Impact Assessment practitioner, to provide a Visual Impact Assessment Report for this development; K Hansen s detailed CV and Experience is set out in Addendum 5. K Hansen Landscape Architect, Somerset West 1 Optenhorst, Paarl North, VIA: March 2017

10 1.4 Declaration of Interest K Hansen acts as the independent specialist in this application and will perform the work relating to the application in an objective manner, even if this results in views and findings that are not favourable to the applicant. K Hansen has expertise in conducting the specialist report relevant to this application, including knowledge of regulations and any guidelines that have relevance to the proposed activity. K Hansen will comply with the Act, regulations and all other applicable legislation and undertakes to disclose to the applicant and the competent authority all material information in her possession that reasonably has or may have the potential of influencing any decision to be taken with respect to the application by the competent authority; and the objectivity of any report, plan or document to be prepared by her for submission to the competent authority... Figure 1.1, the location of the Development Site in relation to Paarl North and the built-up area, (shaded) of Paarl. Source: Google maps/hansen K Hansen Landscape Architect, Somerset West 2 Optenhorst, Paarl North, VIA: March 2017

11 2.0 STUDY TERMS OF REFERENCE AND METHODOLOGY 2.1 Specialist Report Content and Terms of Reference for this VIA The specialist will consider baseline data and identify and assess impacts according to predefined rating scales. The specialist will also suggest optional or essential ways in which to mitigate negative impacts and enhance positive impacts and take into consideration cumulative effects. Provide details of o the specialist who prepared the report; and o the expertise of that specialist to compile a specialist report including a curriculum vita; A declaration that the specialist is independent; An indication of the scope of, and the purpose for which, the report was prepared; The date and season of the site investigation and the relevance of the season to the outcome of the assessment; A reasoned opinion: o as to whether the proposed activity or portions thereof should be authorised; o if the opinion is that the proposed activity or portions thereof should be authorised, any avoidance, management and mitigation measures and where applicable, the closure plan; A description of any consultation process that was undertaken during the course of preparing the specialist report; Identify issues raised relating to visual, aesthetic and scenic resources through any existing reports, any baseline studies, framework plans, and feasibility studies, and site visits. The study takes into account the expected community response as well as applicable South African standards. Describe the receiving environment and the proposed project in terms of landscape and townscape types, and character and also land use patterns. Describe the sense of place and contributing factors (spatial and non-spatial). Establish the view catchment area, view corridors, viewpoints and receptors. Determine the relative visibility or visual intrusion of the proposed project. Determine the relative compatibility or conflict of the project with the surrounding landscape and land uses in terms of visibility. Determine significant/sensitive receptors. Indicate potential visual impacts using established criteria and including: o Potential lighting impacts at night o Consideration of impacts at the construction phase o Consideration of cumulative impacts potentially arising from other possible development projects locally Describe alternatives, including the no-go, mitigation measures and monitoring programs; provide expert opinion on any issue in their field of expertise that they deem necessary in order to avoid potential detrimental impacts. Reference all sources of information and literature consulted. K Hansen Landscape Architect, Somerset West 3 Optenhorst, Paarl North, VIA: March 2017

12 Use mapping and photos as appropriate. Include an executive summary to the report. 2.2 Methodology The sequence of work employed in this Study A desktop survey using 1:50,000 topographical survey maps to assess the site setting, to identify landform, landscape, townscape and habitation patterns and assess the possible viewshed. Aerial photography, Google Earth, and Google Mapping was used to assist in this part of the study. Global Mapper, a GIS data processing application and spatial management tool, was used to start the visual envelope definition process. Following the desktop information gathering process, site visits were undertaken to test the conclusions of the terrain analysis, to identify sensitive receptors, to appraise the local landscape and townscape Written and Drawn Material was made available: Layout Drawing nr 1-01.pdf prepared by KMH Architects, Cape Town Layout Drawing nr 1-01Site Diagram Revision 3, pdf prepared by KMH Architects 9-01 Bulk Diagram, Revision 1.pdf, prepared by KMH Architects Illustrative drawing Views and Precedents.jpg prepared by KMH Architects Paarl North Location Plan.pdf prepared by Lazercor Developments Notes from a 7 July 2016 Meeting with Drakenstein Heritage Foundation, Paarl 300, and the Project Team Proposed Redevelopment Remainder Erf 9209 Paarl, Baseline Study NID Report, prepared by H Aikman Draft Development Framework, as pdf and cad; prepared by Planning Partners, October 2016 and subsequently revised And information received in s Receiving Site The receiving site was assessed, and also areas of the locality from where the site appeared to be likely to be visible, notably built-up areas, adjacent lands, local roads, undeveloped areas. This study was conducted during the months of August to October The weather on the days of the site visits was open and clear. An effective VIA is not limited to any particular season, but must be undertaken in good, open weather with open visibility. A photographic survey of the site and parts of the surrounding areas was carried out; this determined the extent of the visibility of the proposed development. The visual impacts were evaluated using standard criteria such as geographic view-sheds and viewing distances as well as qualitative criteria such as compatibility with the existing landscape and townscape character and settlement pattern; referring to The Guidelines, Provincial Government of the Western Cape, DEADP, June Potentially sensitive areas were assessed. Mitigation measures were evaluated. K Hansen Landscape Architect, Somerset West 4 Optenhorst, Paarl North, VIA: March 2017

13 2.2.4 Determination of the Theoretical Viewshed The theoretical viewshed has been determined in two ways for this study. The locality has been thoroughly explored in publicly accessible areas and photographed from places where the view appeared to be significant. Global Mapper software was used to generate view-sheds by inputting building height; (a viewshed is the potential area visually impacted upon by an object in the landscape and is determined by inputting data such as heights of viewer and object, distance apart, and the terrain). This terrain analysis software provides detailed information on the terrain, transportation routes and centres of habitation, but not on lesser elements in the landscape that can delineate a view, such as houses, trees and buildings. The resulting images were useful, especially for topographical analysis, but information gathered and analysed on site provided equally useful information. 2.3 Key Issues Some of the issues relating to visual concerns arising from the assessment of the site and the proposed development will be: The potential visibility of the development The ability of the landscape and townscape to absorb the development The local landscape and townscape character The potential negative visual impact during the construction phase The potential visual impacts during the life of the project The consideration of alternatives Cumulative Impacts and Possible Mitigation measures to reduce impacts 2.4 Rating Criteria Assessment Methodologies which will be followed in this study are those stated in the DEA+DP Guidelines and set out in Addendum 1, and those in use by the specialist in Addendum Assumptions and Limitations The information and deductions in this report are based on information received from the client, as well as research and fieldwork by the specialist. 2.6 Alternatives There is no site location alternative, apart from the study site. There are two activity alternatives, the mixed-use development and the No-Go Alternative. There are two site layout alternatives to assess, the Preferred Layout, and the Alternative Layout, and any other alternative that may result from the visual assessment of the proposals. K Hansen Landscape Architect, Somerset West 5 Optenhorst, Paarl North, VIA: March 2017

14 3.0 SITE DESCRIPTION and SETTING 3.1 Paarl Paarl has a long and noble history being the third oldest town in South Africa, and it was established between the Berg River and high ground whose local granite outcrops gave the town its name. The history of Paarl has been a significant contributor to the history of South Africa, there are still many fine and well preserved historic churches, dwelling houses and institutional buildings dating back two centuries or more. 3.2 Development Site General The Development site extends to ha, and lies at the junction of Main Road and Optenhorst Street. Main Road is aligned north-south, and is the most important thoroughfare through Paarl; Optenhorst Street leads traffic towards the extensive industrial estates to the east Access and Terrain The site is currently accessed by a narrow vehicle gateway from Main Road, and by a track from Optenhorst Street, both leading to the old farmhouse in the centre of the site. There are vehicle tracks through the site. The site is open, the terrain constant, and its edge along Main Road is almost flat. The site slopes down along, and parallel to, Optenhorst Street, at a gradient of about 1: Built development and Land Use There is an historic, (grade C3), farmhouse in the centre, the rear section of which is more recent; there are also other single storey farm buildings adjacent. Almost all of the development site is under table grapes, and there are groups of mature trees around the farmhouse Edges and setting The boundaries along Main Road and Optenhorst are fenced affording an open view over the vineyards. The other site boundaries are edged with residential, and institutional uses typical of a large town. 3.3 The Visual Qualities of the Site The Farm is open and exposed; views are extensive east and west, to mountains and hill land. 3.4 Sense of Place The Farm has an identifiable sense of place derived from its proximity to Main Road and its history. It is one of several remaining agriculture estates close to, and visible from, Main Road that provide a present-day reminder of the original setting of the town. K Hansen Landscape Architect, Somerset West 6 Optenhorst, Paarl North, VIA: March 2017

15 4.0 PROJECT DESCRIPTION 4.1 The Project The applicant proposes to develop the whole extent of Optenhorst Farm by establishing a combination of residential, retail, and office buildings, with car parking and open space provision as well as roadways. The proposed main vehicle access would be changed from Main Road to Optenhorst Street, and a secondary access via Coetzee Street towards the east is also planned. The farmhouse and the mature oak trees adjacent would remain; the other site trees will be assessed and retained if practicable. The other farm buildings, such as the sheds, and the workers accommodation, would not be retained. The workers accommodation would be re-established elsewhere on the site. 4.2 Preferred Layout Figure 4.1 the preferred layout, revision 10, (excerpt), showing: single residential, (yellow), semi-detached mews, (orange), car parking is central and close to Main Road; retail, (blue), and offices, (magenta), relate to Optenhorst Street. The proposed access would be from Optenhorst and from Coetzee. The old farm house is in the centre. The full, annotated drawing is at Addendum 1, p42. Source Planning Partners. K Hansen Landscape Architect, Somerset West 7 Optenhorst, Paarl North, VIA: March 2017

16 There are convincing economic arguments to support the change of use as described below. Vineyards along Main Road have been an integral part of Paarl s urban fabric since the town started; but one of the conclusions of the Paarl Farms Land Use Management Policy in 2005 was that this vineyard was judged to be less significant, for several reasons, than others. The whole of the site would be developed The southern half of the development would be entirely residential, with open space The centre of the site would be car parking on an axis that a) separates the residential from all the other uses and b) includes the farmhouse Vehicle access would be from Optenhorst and from Coetzee The office park would occupy the north-east corner, facing Optenhorst The remainder of the northern half of the site would be under retail with some parking Residential New residential units would be in the south portion of the site, adjacent to existing residential and institutional uses Units along site boundaries would be parallel with those boundaries Units adjacent to Vrede are widely spaced and a 6m wide no-build buffer would be established along that boundary, to allow views through, providing increased visual permeability; it is referred to as a planted garden reserve Units adjacent to the older houses facing Main Road, a 3.5m wide no-build buffer would be established, as a planted garden reserve House typologies would be a) single residential, and b) semi-detached mews Houses would be two-storey with off-street parking Vehicle and shared roadways would be 8m to 24m wide Pockets of private open space would be included along the new road networks Access would be from either of the two main roads into the site The location relates to the recently completed, and similar residential development, on a site to the immediate south, ( Vrede ). And to the older residential frontage facing Main whose fenced and walled back gardens and garages would provide the boundary. Fig 4.2 example of individual house in Vrede. Source Hansen Fig 4.3 Vrede housing from Optenhorst. Source Hansen K Hansen Landscape Architect, Somerset West 8 Optenhorst, Paarl North, VIA: March 2017

17 4.2.2 Gap Housing In the east portion of the site, adjacent to existing residential uses Located on the site perimeter adjacent to the secondary entrance off Coetzee Street Providing 8 units in 2 groups of 4, and replacing the farm workers accommodation Would be one-storey with on-street parking Office Park In the north-east portion of the site facing on to Optenhorst, adjacent to single erven residential Three separate three-storey buildings, surrounded by green space Car parking to the rear, (south), accessed from both Optenhorst and Coetzee 1834 Figure 4.4 the site for the office development, from Optenhorst and looking at the north-east corner where the offices would be adjacent to existing houses (with red roofs). Source Hansen Retail: In the north portion of the site, relating to both Optenhorst and Main Single storey buildings with a combination of anchor tenants and smaller retail units The buildings surround a proposed new courtyard with visual links to the farmhouse Accessed by shoppers from both site entrances with car parking to the rear, (south) and to the west Farmhouse The Farmhouse would be part of the central parking axis Its vehicle access from Main would become pedestrian only Its future use would be integral with the mixed-use nature of the scheme Figure 4.5 the farmhouse from its vehicle access on Main Road, (would be pedestrianised). Source Hansen K Hansen Landscape Architect, Somerset West 9 Optenhorst, Paarl North, VIA: March 2017

18 4.2.6 Vehicle access Main site access would be off Optenhorst, with a new traffic circle, with 2 lanes in each direction, serving all users as well as site servicing Optenhorst is a wide road with good sightlines Secondary access off Coetzee, existing road, one lane in each direction Coetzee is a narrow residential road accessed off Berlyn Parking and circulation Located in the central axis of the site between Main Road and Coetzee Street Serving the Retail and Office functions, and providing access to the Residential Incorporating the old farmhouse and its footway to Main Road All site parking would be at ground level Two service yards for the commercial units are shown, one off the main site access and along the Optenhorst elevation of the retail Figure 4.6 Optenhorst Site Diagram illustrating the scheme layout as a 3D render to show the relationship between the buildings and the open spaces. There are some images below the diagram, of the current site character, showing the farmhouse and the vineyards. Source KMH Architects Cape Town Green space network Along Main Road as parkland or to retain an agricultural landscape character Along Optenhorst to preserve the long west-east vista Around the farmstead, including the retention of existing trees Through the residential with pocket parks and green lungs along roadways and for an effective SUDs scheme K Hansen Landscape Architect, Somerset West 10 Optenhorst, Paarl North, VIA: March 2017

19 A park and balancing lake located in the lowest point to collect storm water and provide a feature for passive recreation Around the offices to enhance the setting In the centre of the retail to enhance the setting Through the parking lot to provide shade trees The most extensive of the green spaces and the most visually significant is that allocated along Main Road. The proposed layout also provides for a green edge of varying widths along Optenhorst providing a potentially soft edge to visible development functions. There is opportunity for green space around the old farmhouse, and the mature oaks to the south of the building would be retained. Disposal of surface water runoff, generally by SUDs techniques, and the capturing of other water currently directed by pipe along the southern boundary, is resolved with a proposed dam in the south-east corner of the site. This would form the focus of recreational open space to serve the residential area. K Hansen Landscape Architect, Somerset West 11 Optenhorst, Paarl North, VIA: March 2017

20 4.3 Alternative Layout Figure 4.7 the Alternative layout where residential, would be in the south of the site, retail is in the centre of the site, with offices facing Optenhorst and the car parking would be close to both retail and offices. Source Planning Partners The whole of the site been developed The southern half, and a portion of the central part of the development site would be entirely residential, with some open space but no buffers adjacent existing residential The office park would occupy the north-east corner, facing Optenhorst The remainder of the northern half of the development site would be under retail around courtyards with car parking, and open space and includes the farmhouse Has been developed on a grid form, aligned north-south and east-west, almost in line with Main Street. Two vehicle access points off Optenhorst, one off Coetzee and one off Main Residential New residential would be in the south and central portion of the site, adjacent to existing residential and institutional uses K Hansen Landscape Architect, Somerset West 12 Optenhorst, Paarl North, VIA: March 2017

21 Units allow for a greater number of units than the Preferred and with variable garden widths along the Vrede boundary; units would be interrupted with open space along the Main Road housing edge Houses would be single residential, two-storey with off-street parking Pockets of private open space would be included along the new road networks Access would be from the main roads into the site via two dedicated gatehouses/entry control barriers The location relates to the recently completed, and similar residential development, on a site to the immediate south. And to the older residential frontage facing Main and whose fenced and walled back gardens and garages would provide the boundary Gap Housing In the east portion of the site, adjacent to existing residential uses Located on the site perimeter adjacent to the secondary entrance off Coetzee Street Providing 8 units in 2 groups of 4, and replacing the farm workers accommodation Would be one-storey with on-street parking Office Park In the north-east portion of the site facing on to Optenhorst, adjacent to existing single erven residential Three separate, 14.5m high, three-storey buildings, surrounded by green space Car parking to the rear, accessed from both Optenhorst and Coetzee Retail: In the north and central portions of the site relating to Optenhorst more than Main Single-storey buildings with a combination of anchor tenants and smaller retail units The buildings would strongly relate physically and include courtyards Accessed by shoppers from both site entrances with car parking to the west and to the north The service and delivery yards would also be accessed off Optenhorst Farmhouse The Farmhouse would be located in a courtyard, surrounded by retail on three sides, but continuing to face onto Main Its vehicle access from Main would continue but be formalised Its future use would be integral with the mixed use nature of the scheme Vehicle access There would be two access routes off Optenhorst Optenhorst is a wide road with good sightlines Secondary access off Coetzee, existing road, one lane in each direction Coetzee is a 6m residential road accessed off Berlyn There would be one access road off Main Road Main Road is a wide but very cluttered road Parking and circulation Extensive parking lots to serve the retail visible and accessed from Optenhorst; an additional parking lot is accessed from Main Road K Hansen Landscape Architect, Somerset West 13 Optenhorst, Paarl North, VIA: March 2017

22 Parking to serve the offices is south of the buildings and accessed from both Optenhorst and Coetzee All site parking would be at ground level Service yards for the commercial units Green space network Along Main Road as parkland or to retain an agricultural landscape character Along Optenhorst to preserve the long west-east vista Around the farmhouse, including the retention of existing trees Through the residential with pocket parks and green lungs along roadways and for an effective SUDs scheme A park and balancing lake located in the lowest point to collect storm water and provide a feature for passive recreation Around the offices to enhance the setting Around the retail to enhance the setting Through the parking lot to provide shade trees, and to break up the expanse of cars Disposal of surface water runoff, generally by SUDs techniques, and the capturing of other water currently directed by pipe along the southern boundary is resolved with a proposed dam in the south-east corner of the site. This would form the focus of recreational open space to serve the residential area The most extensive of the green spaces and the most visually significant is that allocated along Main Road. The proposed layout also provides for a green edge of varying widths along Optenhorst providing a potentially soft edge to visible development functions There is opportunity for green space around the old farmhouse, and the mature oaks to the south of the building would be retained No Go Alternative This is where the development does not proceed and the ground would remain in its present condition. Agricultural land uses would continue. The ground might be developed, in all or in part, in the future. The level of risk attached to the no-go alternative is defined as: The sub-economic land use of table grape production may continue in the short to medium term but it may not attract the same level of investment as presently. If the production of table grapes would reduce or cease, the land might be subject to vehicles and people crossing the Farm in an uncontrolled manner. There would be unmet needs of additional residential, office space and retail, in the centre of Paarl. The site may be identified for development in the future, and further development applications made which could be piecemeal and not have the advantage of a coherent set of proposals to a high standard of design. K Hansen Landscape Architect, Somerset West 14 Optenhorst, Paarl North, VIA: March 2017

23 5.0 NATURE OF THE RECEIVING ENVIRONMENT 5.1 General Landscape and Townscape Character is the distinct and recognisable pattern of elements that occur consistently in landscape and townscape types, and how this pattern is perceived. It reflects discrete combinations of geology, landform, soils, vegetation, river systems, land use and the story of human settlement. It defines the identifiable sense of place. This section defines the character of the environment that would receive the development. 5.2 The Setting Main Road is the backbone of Paarl which has developed for well over three centuries into a linear town, contained by the mountains to the immediate west and the Berg River to the immediate east. The town has recently spread beyond these natural boundaries but the strongest sense of place is to be felt along this route. From the north, the site is first seen after just a few minutes driving south through Paarl and passing frontages that are mainly residential with some commercial and institutional. The site is on the Berg River side of the road, local buildings are generally one and two storey, there is a great deal of urban visual clutter. From the south, the route through Paarl is much longer, passing many historically significant buildings, as well as a great deal of more modern infill. There is a typical mix of residential, commercial and institutional uses, with great variety in built form, footpath width, roadway width, presence and absence of street, and other, trees, and great amounts of visual clutter in the form of street signs, shop frontages, car parking, people and traffic. 5.3 The Locality and Surrounds Optenhorst Farm today is lesser in extent than in earlier days; although its north and west boundaries are clearly defined by roadways, part of the east boundary is one and two storey housing, the south boundary is with Noorder Paarl High School, Athlone College of Education, and a recently constructed housing estate, Vrede. The west boundary is partly defined by Main Road and partly by older, single storey houses set in their own grounds. 5.4 Transport network Main Road carries all traffic though Paarl, is over 11km long, and is constantly busy. It is lined with both street and garden trees. Views up and down Main Road are limited by various obstructions; visual relief is found by opening up views at street junctions. Optenhorst carries traffic and people between the industrial estates to the east and the hill land beyond Main Road to the West. On the south side of the road is the Farm, on the north side are K Hansen Landscape Architect, Somerset West 15 Optenhorst, Paarl North, VIA: March 2017

24 one and two storey houses some of which have been converted to commercial uses. Due to distance and foreshortening the river isn t visible to the east, but the mountains further east, and to the immediate west, are clearly visible, and an important component of the view. The train service runs on the east side of the Berg river, is a passenger and freight service, and is not intervisible with the development site. Figure 5.1 local land uses around the site. Source David Hellig Abrahamse, Surveyors; Planning Partners 5.5 Topography and Watercourses The topography of the site is generally flat, gently sloping down from Main Road and towards the Berg River, (580m away to the east). To the west of Main Road, the land rises quite steeply to hill land, (Paarl Mountain Nature Reserve), from which there are good views over the site and beyond. There are no open or culverted water courses on the site, but there is a piped storm water drain along the south boundary and a small farm dam on the east boundary. 5.6 Surrounding Land Uses The site is surrounded by a typical range of urban land uses, along Main Road is a mix of mainly residential, with institutional and some commercial; along Optenhorst residential and offices face on to the site, and locally elsewhere is residential, institutional, and somewhat further to the east is Paarl Medi-Clinic. within 100m on Coetzee and 200m away on Berlyn. K Hansen Landscape Architect, Somerset West 16 Optenhorst, Paarl North, VIA: March 2017

25 Figures 5.2, 5.3, and 5.4 illustrating some of the rear gardens of Main Street houses backing on to the site. Source Hansen Residential: Main Road (backing on to the site) A mix of single residential and semi-detached, 1 and 1.5 storey All have walls along the back and most have 1 storey buildings, lock-ups, store rooms, etc. along their back walls Many have garden trees All have mountain views to the rear Some properties appear to have architectural charm and make a positive contribution to Main Road Figure 5.5 the houses along Main Road that back onto the site. Source Hansen Residential: Main Road: (facing the site) Mainly 1 storey residential, (one is 2 storey) with low walls or open fencing, many are close to the back of footpath, some have garden trees The cross streets are 1 storey residential; Lusthof, Kort and Klein, (which is the westward continuation of Optenhorst) which afford views through to farmland beyond Residential: Vrede Two storey, recently completed, with rear elevations and gardens facing the site Plastered and painted in tones of white, compact gardens Palisade, and electric security fencing along the site boundary K Hansen Landscape Architect, Somerset West 17 Optenhorst, Paarl North, VIA: March 2017

26 1903 Figure 5.6 Vrede housing and security fence backing on to the site. Source Hansen 1930 Figure 5.7 the adjacent housing on Wilgespruit, some of which overlook the site. Source Hansen Residential: Wilgespruit A mix of 1 and 2 storey houses, facing brick, compact gardens A few have windows facing over the site 1945 Figure 5.8 Coetzee Street from Berlyn; a narrow street with MediClinic offices close to Berlyn, opposite Wilgespruit Housing. Source Hansen Coetzee Street (Residential and Offices) Street is about 6.5m wide, with footpaths; links Berlyn with the site North side of the street is occupied mainly by two storey office accommodation for Medi-Clinic at the corner with Berlyn K Hansen Landscape Architect, Somerset West 18 Optenhorst, Paarl North, VIA: March 2017

27 Between these offices and the site are two houses set in gardens; they face Optenhorst and also overlook the site South side of the street is the residential estate Wilgespruit Optenhorst Street (Residential and Offices) Optenhorst is a wide street, with land reserved on the site side for possible future road widening Facing the site is a mix of mainly 1 but also 2 storey, residential, older properties, south facing, several of which are used for offices Most are quite close to the back of the footpath There is a small enclave of recently built one and two storey houses facing the site and off a new road, Optenhorst Mews, which would connect to the proposed traffic circle Figure 5.9 looking south down Optenhorst with 1 and 2 storey housing facing the site. Source Hansen Institutional: Noorder Paarl High School 2 storey substantial building, with treed playing fields facing east to Berlyn 1 storey buildings west of the main building on land adjacent to the development site Trees in the grounds Fenced along the site boundary Figures 5.10 and 5.11 school buildings, close to and overlooking the site. Source Hansen Institutional: Athlone College of Education 2 storey building facing Sanddrift, with 1 and 2 storey buildings in the rear yard facing onto the site Trees in the grounds and along the site boundary Security fenced along the site boundary K Hansen Landscape Architect, Somerset West 19 Optenhorst, Paarl North, VIA: March 2017

28 1908 Figure 5.12, buildings of Athlone Training College close to, and overlooking the site. Source Hansen 5.7 Landscape Value A landscape may be valued for many reasons, which may include landscape quality, scenic quality, tranquillity, wilderness value, consensus about its importance either nationally or locally, and other conservation interests and cultural associations. This site is valued visually for its scenic quality derived from its agricultural land use, within an urban context, and for the opportunity it provides for a wide but distant mountain view. 5.8 Landscape Character The landscape character of the development site is urban farmland, open and visually exposed, with only moderate visual clutter. 5.9 Visual Significance of the area The overall visual impression of the site is open and exposed, especially for south bound traffic on Main Road, and for traffic on Optenhorst. However, these views are experienced over a short distance and for a short length of time. Visual signposts to signal the exact location of the proposed development site are clear to see from local viewpoints. The significance of the development site is measured by its setting within the urban fabric of Paarl. K Hansen Landscape Architect, Somerset West 20 Optenhorst, Paarl North, VIA: March 2017

29 6.0 VISUAL IMPACT ASSESSMENT 6.1. Viewshed Envelope definition This refers to the theoretical outer-most extent of the area from which an object, (in this case the whole development site), may be seen. Visibility can be obscured in part or in whole by objects within the viewshed such as existing buildings, trees, or landform. Objects can also appear to be obscured by distance, where an object can seem to blend into its background by virtue of the distance between it and the viewer Significant Issues affecting visibility: The nature of the site location: open, and exposed The proposed uses, the scale, density, and the finishes of the proposed built form 6.2 Significant Receptors likely to be affected Significant potential receptors are likely to be: Occupants of adjacent residential areas Users of adjacent transport corridors Users of adjacent institutions Users of adjacent high ground All potential receptor locations were tested on site. 6.3 View Catchment Areas Defining a correct viewing distance In order to arrive at a correct distance from which the proposed development would be visible given local conditions, adjacent and similar developments were viewed. Due to the built-up nature of the town, and while views across the site are long, views into the site are generally short, with a few exceptions. In addition, there are views over the site from the road on the hillside to the west. The visual envelope therefore is likely to be defined by adjacent developments and views from the hillside. K Hansen Landscape Architect, Somerset West 21 Optenhorst, Paarl North, VIA: March 2017

30 6.3.2 The visual envelope Figure 6.1, the extent of the visual envelope is limited, constrained by buildings, street trees, and other urban clutter; the site would be visible, however, to users of a section of the hill land to the west, where the constraint limiting the view is mainly tree planting. Source Google maps/hansen 6.4 Visibility of the Proposed Development Factors affecting Visibility As referred to above, the visibility of the proposed development will be constrained by adjacent urban clutter. The degree to which the development would be visible is determined by its extent, disposition on the site, and the finishes of the buildings, and is moderated by: distances over which this development would be seen. weather and season conditions surrounding land uses and land cover in the local landscape Other key issues are: Visual effects: The site has no visual clutter; the proposed development would provide visual clutter in a cluttered townscape. Visual order: The proposed development would offer visual order from beyond the site, as it would be disposed as a response to urban planning principles and will in part, create a visible pattern. Visual composition: The proposed development has the potential to offer composition opportunities in creating linkages with adjacent uses that would tie it more closely to those uses, and in the creation of urban townscape planning. K Hansen Landscape Architect, Somerset West 22 Optenhorst, Paarl North, VIA: March 2017

31 6.4.2 The localities from which the development would be seen: Local Residential receptors, (housing on Main Road, Vrede, and Wilgespruit) Receptors on the north side of Optenhorst Receptors at Noorder Paarl School, and the Teacher Training College Other receptors living, working, and travelling on Main Road Other receptors travelling on Optenhorst Receptors using the hill land to the west for work and recreation No-Go Alternative As the visual envelope is defined by the edge of the development site, the visibility of the Preferred, Alternative and the No-Go Alternative, are deemed to be similar Lighting Visible lighting within the development and from security lighting at night could be expected to influence visibility Construction Period The construction access would be likely to be off the new primary access road off Optenhorst, which would be within the visual envelope defined for the development. The Construction period could also be expected to affect other main roads with increased traffic delivering materials etc., to the site; these roads may not be within the defined visual envelope. There may also be visible lay-down area(s) within the development site, visible within 200m. 6.5 Extent of the Visual Impact Rates the impact in terms of the geographical area that will be influenced by the visual impact: - no impact: no visual impact - site specific: visual impact is small, generally confined to the site - local: the site and the immediate surrounding area, (2km) - regional: affects more than 2km radius Extent of Impact of Preferred Layout The extent of the impact would be local. The extent to which the proposed development would be considered visible is taken to be up to 0.5km, reducing during periods of poor light, dusk, dawn; (see note above on security lighting). This has been assessed theoretically with terrain analysis software and ground truthed Extent of Impact of Alternative Layout The extent of the impact would be local and would not vary from that of the preferred because the disposition of built form in both layouts is similar. The extent to which the proposed development would be considered visible is taken to be up to 0.5km, reducing during periods of poor light, dusk, dawn; (see note above on security lighting). This has been assessed theoretically with terrain analysis software and ground truthed Extent of Impact of the Construction Period The extent of the impact upon roads around the site would be local, beyond 2km, the impact would be regional, there could be some increase in traffic volumes. K Hansen Landscape Architect, Somerset West 23 Optenhorst, Paarl North, VIA: March 2017

32 6.5.4 Extent of Impact of the No-Go Alternative The extent of the impact would be local. 6.6 Visual Exposure Visual Exposure is based on the distance from the project to selected viewpoints. Exposure or Visual Impact tends to diminish exponentially with distance - high exposure: dominant or clearly noticeable, the focus of the view - moderate exposure: recognisable to the viewer - low exposure: not particularly noticeable to the viewer This mixed-use development would provide one of the foci of the views in the locality; it would be dominant due to its scale, and the density of its infrastructure distribution; it would have an exposure rating of high. Site, the white buildings in the background are Vrede 1816 Figure 6.2 coming into town from the north, on Main Road the site is held in view for some distance; this is one view illustrating the high visual exposure of the site. Main Road is wide, there is visual clutter from built form, road signage and trees but the site is nonetheless plainly in view. Source Hansen 1818 Figure 6.3 on the corner of Optenhorst is commercial, a used car dealership. 6.7 Zones of Visual Influence Describes the areas visually influenced by the proposed development, and assesses the amount of influence - non-existent: the site cannot be seen from surrounding areas K Hansen Landscape Architect, Somerset West 24 Optenhorst, Paarl North, VIA: March 2017

33 - low: the development is largely shielded from view by topography, planting, distance or buildings - moderate: the development is partially shielded - high: the development influences the view strongly and acts as a visual focus Local Residential receptors, (Main Road housing, Vrede, and Wilgespruit) Main Road housing: It is their eastward view that would be impacted upon, some by 2 storey single residential, and some by 2 storey semi-detached mews; between the proposed houses, the view would remain. The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is also assessed as high Vrede estate, (off Sanddrift): their northward view is currently of farmland, which would change to housing but the new built form would be in the same townscape character; residents may identify the loss of view and of light, as negative. The zone of visual influence for the Preferred is assessed as high, The zone of visual influence for the Alternative is assessed as high Wilgespruit housing: from several of the houses, their westward view is of farmland and would be of housing, but seen over the distance of the proposed private open space and dam. The zone of visual influence for the Preferred is assessed as moderate, partially shielded The zone of visual influence for the Alternative is assessed as moderate, partially shielded Receptors on the North side of Optenhorst The mix of 1 and 2 storey, older, residential and office properties, facing the development site over the busy road, about 35m distance on average. Receptors living and/or working in these properties would be visually aware of the development site; however, the layout proposals include several lines of tree planting, including a line on the road side of the site boundary. Visual impact of the traffic would change with a new traffic circle; speeds may be decreased, a positive. The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is assessed as high Receptors on Coetzee Street The offices for Medi-Clinic would be partly shielded from the development but the single and walled, residential erven closest to the proposed office complex would be impacted upon. The greater impact would be in the increased traffic on Coetzee. The zone of visual influence for the Preferred is assessed as moderate, partially shielded The zone of visual influence for the Alternative is assessed as moderate, partially shielded Noorder Paarl High School, and the Athlone Teacher Training College The two storey main school building faces east onto Berlyn, over playing fields, and a view of the site could be obtained from upper floor windows. The classrooms to the west of the school would also be visually impacted upon. These are potential negative impacts from unnecessary visual exposure of these grounds from people watching the school students from the private open space; and equally, from school students wanting a short-cut through the park to the proposed shops. K Hansen Landscape Architect, Somerset West 25 Optenhorst, Paarl North, VIA: March 2017

34 The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is assessed as high 1947 Figure 6.4 a view from Berlyn of the 2 storey school and playing fields, and the housing on Wilgespruit. Source Hansen Athlone Teacher Training College is a two storey building facing onto Sanddrift, but with upper floor windows and their grounds facing onto the site. The visual impact would be at a distance, and the view would be of housing very similar in character to that to their immediate west. The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is assessed as high The Police Training College and Sanddrift This 3 storey building, (south-west of the site), is noted because there would be a view from the upper floors, over the Vrede housing, and at a distance of about 240m. Their view would change from farm to townscape but it would be in character with their intervening view. There is also a church and a recreation ground on Sanddrift, but the buildings are lower and less visually exposed. The zone of visual influence for the Preferred is assessed as low, largely shielded The zone of visual influence for the Alternative is assessed as low, largely shielded Other Receptors living, working, and travelling on Main Road Houses on the opposite side of Main Road facing on to the site, along with one or two small shops and houses on the cross streets; busy traffic. The road is very busy at all times and there is a robot controlled junction with Optenhorst, giving receptors time to look across at the development. Despite the street trees on Main, the site would be openly visible to all users. The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is assessed as high K Hansen Landscape Architect, Somerset West 26 Optenhorst, Paarl North, VIA: March 2017

35 1810 Figure 6.5 a view from the junction of Optenhorst with Main, (looking east) illustrating the high visual exposure of the site and the mountain backdrop Receptors travelling on Optenhorst Optenhorst is also a busy road, leading easterly to, inter alia, the medi-clinic and the industrial estates, and westerly and over Main, to a residential street. There would be a new traffic circle which could reduce speeds and which could be a positive in terms of visual impact. The zone of visual influence for the Preferred is assessed as high The zone of visual influence for the Alternative is assessed as high Receptors using the hill land to the west for work and recreation These are the east facing slopes of Paarl Mountain Nature Reserve, accessed by a very popular drive, the Jan Philipsberg Road; receptors would be m away, and their view would be shielded periodically by trees. The zone of visual influence for the Preferred is assessed as moderate, partially shielded The zone of visual influence for the Alternative is assessed as moderate, partially shielded Summary Reference to the Visual Envelope shows that the extent of the potential visual influence of the proposed works over the immediate area is limited. This is due to shielding by buildings, trees and other visual clutter in a busy town. However, close to the site, the impacts are generally rated high as there is very little to shield the view. While there are differences in the Preferred and the Alternative Layouts, the impact ratings do not vary to a great degree; the exceptions are, inter alia a) the proposed location of a service yard facing onto Optenhorst shown in the Preferred layout, and the greater number of vehicle entrances on the Alternative layout. 6.8 Visual Absorption Capacity This refers to the ability of the surrounding area to visually absorb the development. In this assessment, high is a positive and low is a negative. - low: the area cannot visually absorb the development - medium: the area can absorb the development to a degree but it will look somewhat out of place - high: the area can easily visually absorb the development K Hansen Landscape Architect, Somerset West 27 Optenhorst, Paarl North, VIA: March 2017

36 6.8.1 Preferred Layout This proposed development would provide land uses very similar to those directly adjacent on a visually exposed site. The proposed housing and the proposed offices would be similar in scale and density; the retail units and car parking would be greater in scale but there are similar functions locally. The development is assessed as easily visually absorbed; it would not look out of place despite the considerable change in land use. The visual absorption capacity is rated high Alternative Layout This layout is similar in terms of the proposed land uses but they would be disposed on the site differently. The development is assessed as easily visually absorbed; it would not look out of place despite the considerable change in land use. The visual absorption capacity is rated high No-Go Alternative The visual absorption capacity is rated high, because there would be no change in the local landscape. 6.9 Compatibility with Surrounding Landscape This refers to the extent to which the proposed development and land usage is in line with the surrounding development and land usage. - appropriate: the development will fit in well with the surrounding landscape - moderately appropriate: the development can blend in, but to a lesser degree and only with care - inappropriate: the development introduces new elements into the landscape that do not fit in Preferred Layout The existing townscape character around the site is urban and there would be strong spatial connections, and visual and physical links between many adjacent land uses and this mixed-use development This development introduces elements into the local townscape that would fit in well; it is appropriate Alternative Layout The same conclusions apply; this development introduces elements into the local townscape that would fit in well; it is appropriate No-Go Alternative The land usage would continue to be appropriate, within the context of the other existing, historic, agricultural pockets along Main Road Intensity/Magnitude of the Visual Impact This refers to the degree to which the visual nature of the landscape will be altered, whether the potential impact would be destructive or benign. low: natural or social functions are negligibly altered, or unaltered K Hansen Landscape Architect, Somerset West 28 Optenhorst, Paarl North, VIA: March 2017

37 medium: natural or social functions are slightly altered high: natural or social functions are severely or notably altered, and to the extent that the impact intrudes noticeably into the landscape Site Landscape; Preferred and Alternative Layouts Existing natural and social functions on the development site would be severely altered with the change from agriculture to mixed use development. The intensity is assessed as high, as natural functions would be notably altered, however, in view of the sub-economic hectarage the potential high impact could also be said to be benign. This assessment could be moderated if part of the site could retain some agriculture usage, this would be a positive for heritage; and that usage could be table grapes or wine grapes, or another agriculture crop entirely, such as olives Beyond the Site The nature of the townscape would be altered within the zone of visual influence of the proposed development, but it is assessed as a benign potential impact because this development would be in character with its surroundings No-Go Alternative The intensity of visual impact on the site and local landscape would be low Construction Period The intensity would be medium due to the disturbance caused by construction vehicles, materials storage, etc. And construction vehicles would be visible to and impact upon, greater areas as materials are delivered and cleared. This would however take place over a defined time period Conclusion The Intensity is summarised from the foregoing as medium-high because the development would provide an urban land use within an urban context Duration of the Visual Impact The duration of the impact upon its surroundings - short term: 18 months or less - medium term: up to 3 years - permanent: where the impact, either by natural processes or by human intervention will be permanent The duration of the development is intended to be as long term as any similar development and to extend beyond 20 years; it will not be transient. The duration is judged to be permanent Significance of the Visual Impact of the proposed development as a whole The consequence of the visual impact is assessed as a combination of: - the extent of the impact (paragraph. 6.5, local) - the intensity/magnitude of the impact, (paragraph. 6.10, medium). K Hansen Landscape Architect, Somerset West 29 Optenhorst, Paarl North, VIA: March 2017

38 - The duration of the impact (paragraph 6.11, permanent) Examining all these impacts allows an assessment of the significance to be made. Ratings range from Very Low, Low, Medium, High, to Very high (see Addendum 2). The overall significance of both the Preferred and the Alternative layouts are assessed as medium as there would be permanent change in the local landscape and this change would be of medium-high intensity. This would be due to activities associated with the construction period as well as the visual impact of the development being beyond the immediate confines of the site Impact on Irreplaceable Resources The resources which can be considered irreplaceable due to their visual qualities are: The local sense of place as a farm The loss of farm views and green space currently experienced by local residents, people in local employment, people using local transport corridors The loss of the view of the farm from the hill land where it would be seen by walkers The impact on the local flora and fauna Responses to these issues are within Section 8 of this report, Mitigation Potential Direct, Indirect, and Cumulative Visual Impacts. Direct Impacts: primary impacts Indirect Impacts: occur later in time or at a different place Cumulative impacts (incremental impacts of the activity and other past, present and future activities on a common resource) Negligible: (impact insignificant/no impact) Low: there is still significant capacity of the environmental resources within the geographic area to respond to change and withstand further stress Medium: the capacity of the environmental resources within the geographic area to respond to change and withstand further stress is reduced High: the capacity of the environmental resources within the geographic area to respond to change and withstand further stress has been or is close to being exceeded Direct impacts during construction and operational periods Reduction in mountain and other views from surrounding streets and change in the views of the town obtained from the mountains to the west Notable change in views from farmland to a mixed-use development Disturbance during the construction period Increase in traffic movements locally, possible reductions in Optenhorst traffic speeds due to traffic circle Indirect impacts The attraction of the proposed development may increase the visual impact of traffic volumes elsewhere in Paarl K Hansen Landscape Architect, Somerset West 30 Optenhorst, Paarl North, VIA: March 2017

39 Cumulative impacts The development could be visually experienced as additive, bringing more development and more traffic in this locality. This site is rated low: there is still significant capacity of the environmental resources within the local geographic area to respond to change and withstand further stress Visual Sensitivity Assessment General Landscape and townscape character sensitivity, is defined as: the sensitivity of the landscape as a whole, in terms of its overall character, its quality and condition, the aesthetic aspects of its character, and the sensitivity of individual elements contributing to the landscape. Source: GLVIA, LI, UK, Assessment of the overall sensitivity of the local townscape character to this development is based on the relative ability of the locality to respond to and, where appropriate, accommodate, change of a particular type; in this case, an urban mixed-use development Areas and Users of high sensitivity The locally sensitive sites in need of protection are The existing residential areas on Main Road, Vrede and Wilgespruit The historic farmhouse and its link to Main Road Conclusion The local site character would change from agriculture to a mixed-use development; it would also change from an open, uncluttered and calm setting for adjacent users, to a cluttered, very busy townscape setting. The proposed land use is considered to have low sensitivity as the surrounding land uses in the locality are all very similar. Both sites, the existing residential neighbours and the historic farmhouse are sensitive receptors and these concerns will be addressed in the Section 8 of this report, Mitigation. Local visual sensitivity is assessed as low Viewpoints and Images. The images were created on site and within the surrounding landscape from locations where the development site would be deemed to be visible. They were created during the morning and afternoon in September and October The weather was clear and open, and deemed to be typical. The camera was set at a focal length deemed to be as close to natural eye experience as possible. No filters were used. Panoramic images have been overlapped and stitched. K Hansen Landscape Architect, Somerset West 31 Optenhorst, Paarl North, VIA: March 2017

40 7.0 HERITAGE AND CULTURE IMPACTS 7.1 Heritage A Heritage Impact Assessment for this proposed development has been compiled by others, and their report will refer to arguments presented in this report. In addition, a dialogue is being conducted with local Heritage Organisations, The Drakenstein Heritage Foundation and Paarl 300. This specialist has been made aware that the farmhouse on the site (graded 3C) is not the original Optenhorst farmhouse, of which little or no trace remains, but a 20 th Century house, the oldest part of which is certainly over 60 years old; it was constructed in the Cape Revival Architecture style and was extended more recently. The original farm would have been more extensive in land area; peripheral portions have been acquired for development. The access path from Main Road to the farmhouse is also on a traditional alignment. A study was undertaken in 2005, the Paarl Farms Land Use Management Policy June 2005, by Drakenstein Municipality, to review the status of many of these farms that continue to form part of the urban fabric of Paarl. While acknowledging that this farm had been in existence for a long time, that in the local area it is visually prominent, and contributed positively to the local sense of place, it was nonetheless assessed as somewhat lesser in significance based on a number of criteria, than other similar farms in the town; (refer to Addendum 3). The site landscape, because of its special nature, constitutes an aspect of the countries cultural heritage, and it is the developers stated intention to repair, rehabilitate and protect the farmhouse and its immediate setting. 7.2 Intangible Heritage The sense of place of this Farm, the old tracks crossing the Farm, the local place names, all contribute to the sense that the area has been inhabited over a long period. 7.3 Anticipated Impacts on Heritage Resources The development is in direct conjunction with the heritage building, but should not negatively affect its sense of place, the building should receive an appropriate setting. Proposed mitigation measures are included in the report section Mitigation Measures. K Hansen Landscape Architect, Somerset West 32 Optenhorst, Paarl North, VIA: March 2017

41 8.0 MITIGATION MEASURES 8.1 Environmental Management Plan An environmental management plan should be drawn up to set out principles for the implementation of the visual mitigation measures. The proponent is required to demonstrate that these measures are included in the design and construction phase. 8.2 Design period Development of the Preferred Layout Reference to the visual envelope indicates that while the proposed development would have a high visual impact due to the large number of sensitive receptors, it would not be visible over a wide area due to the cluttered urban setting. Apart from the retention of the wider setting in the west-east mountain views, two principles are considered important from a visual standpoint, one is the nature of the proposed land uses along Main Rd and Optenhorst Street which are deemed critical to optimally weaving this new development into the local urban fabric, and the other is the retention of the quality of the sense of place of the old farmhouse Residential Residential: the visual impact of the proposed housing would be moderated by good design and layout, off street parking, well-designed street furniture, effectively landscaped open spaces and the use of tree planting and buffers to moderate the interfaces with adjacent developments Offices In the Preferred layout the proposed three storey office accommodation has a greater setback from Optenhorst than proposed in the Alternative layout. These three storey units could impact on the view of the wider landscape along Optenhorst and of the mountains for certain receptors and therefore the Preferred layout presents fewer requirements for mitigation. Mitigation of this portion of the development is considered significant considering the desire to retain the long-distance view along Optenhorst; but the impact has been moderated by increasing the set back, and by restricting the height to 14.5m. This is demonstrated in the Preferred Retail Preferred Layout: there would be an anchor tenant and smaller retail outlets facing Optenhorst which would provide variety in elevations and in setback. The proposed service yard would be visually intrusive, and must be mitigated by complete shielding. This measure is to reduce negative visual impacts resulting from stacked materials, stored rubbish and airborne litter. A spatial relationship between the retail courtyard and the farmhouse is proposed, which appears to be not very robust on plan. Mitigation measures would be required; it is anticipated that the Landscape Architect will resolve these spatial concerns in the External Works design. K Hansen Landscape Architect, Somerset West 33 Optenhorst, Paarl North, VIA: March 2017

42 Alternative Layout: the retail would be located close to the centre of the site; with two anchor tenants, and several groups of smaller shops in lines; these buildings would, as a group, surround the farmhouse on three sides, but the bulk of the built form would vary and there would be open space around the heritage building. Summary This proposed group of retail buildings could be perceived as the core of the development, and the finishes, colours and cladding materials, and the external works, are all regarded as critical in ameliorating the high visual impact. Due to the prominent location and the relative bulk of these buildings, especially those of the anchor tenants, it is proposed that, despite the house styles preferred by these tenants, that opportunities exist to establish a distinct and quality typology for the project. Managing the visual impact beyond the development site could require a subtle colour palette to be used for external finishes with mid to dark neutral colours for roofs to provide elegant built form, or it could require the exploitation of the mass of the bulk for shadow effects, the introduction of colour, and a variety of materials such as exposed concrete and steel Service Yards Preferred layout: the servicing yards for retail should be shielded from Optenhorst and from the residential by walled yards. Alternative layout: the servicing yards for retail should be shielded from Optenhorst and from the Residential by walled yards. The visual impact of service yards is significant and can impact negatively upon an otherwise well designed development. Heavy long wheelbase trucks, require to be separated physically and visually from the general shopper traffic and from adjacent land uses. Off-loading, stacking, and resulting litter should be undertaken behind walls Vehicle Access Preferred Layout: one major access via new traffic circle off Optenhorst for all traffic, and a narrower secondary access off Coetzee. Alternative Layout: two access routes off Optenhorst, one lesser access off Coetzee and one lesser access off Main Road, (aligned approximately with the original vehicle access route to the farmhouse). Vehicle access points are regarded as visually significant because of the constant visual clutter brought by turning and waiting vehicles, additional lighting and signage. For that reason, the probable visual impact could be mitigated by the layout offered in the Preferred Layout Parking lots: Preferred Layout: proposes that the parking should become a central feature on an axis between the proposed footpath to Main Road and the existing vehicle road on Coetzee; with a smaller parking lot between Main Road and the Retail. The visual effect of the design strategy of the central axis parking would be to divide the two-storey residential built form on one side of this ground level parking, from the bulk of the retail built form on the other side. The visual impact of this strategy is that the parking lot dominates the layout, but most of the parking is kept away from visually sensitive locations such as the frontage on Optenhorst. The K Hansen Landscape Architect, Somerset West 34 Optenhorst, Paarl North, VIA: March 2017

43 additional parking between the open space along Main and the Retail should be mitigated by shielding in the proposed open space along Main. Alternative Layout: the parking lots are divided up, with one car park along Optenhorst, one between the Retail and the open space along Main Road, one south of the road between the farmhouse and Main Road, and finally, one to serve the offices. The visual impact of car parking would therefore be significant from wherever the whole development is viewed, but breaking the whole into several smaller lots could be a positive in terms of scale. Summary Mitigation of the parking lots would be judged as significant due to their scale and the proponent is therefore encouraged to provide extensive tree planting within and around the lots. There is also advantage from a visual standpoint in providing good quality surfacing materials, and well-designed street furniture if bollards, litter bins and dedicated lighting would be incorporated Provision of an Interface between the site and Main Road The Paarl tradition of vineyards remaining visible among the buildings fronting Main road could be continued in this development. Maintenance of wine or table grapes is intensive and in the Preferred Layout the proponent is considering an alternative agricultural crop; in the Alternative Layout, the proponent is considering providing the development site with open space that both serves the setting of Main Road and the needs of the residential sector. It is recommended from a visual standpoint that either a crop such as olive trees would be visually appropriate, or parkland with tree planting to replace the sense of green space. Due to the sparse nature of the street trees along this part of Main Road, and no trees along Optenhorst, new tree cover would enhance the view from the road Provision of an interface along Optenhorst The west-east views up and down Optenhorst are very important. It is probable that the major site vehicle access would be off Optenhorst, in both layouts, and that the focus of the view would be the Retail Centre. Measures should be undertaken to establish a quality designed interface along the development boundary that accentuates that edge, without impeding the view of either the mountains or the Retail Centre. This can be achieved with a range of design solutions such as groups of tree planting at suitable heights, or shrub planting with punctuation notes along the edge; or a range of well-designed hard solutions such as fencing, and other street furniture, or a combination of both. An arrival point in the form of urban sculpture would be appropriate Farmhouse The historic farmhouse requires an appropriate setting to ensure that its character remains intact. Some part of the adjacent external works that provide its setting should reflect its agricultural and architectural heritage, in hard or soft detailing; the retention of the visual access link from Main Road is critical for its cultural setting. This may be accomplished by planting or built form to separate it from the car parking. Physical links or structures would also be necessary to ensure that it does not appear as an island in a car park, but relates to other built form in the development. This will depend to some degree on its ultimate use, but the building should be actively used. K Hansen Landscape Architect, Somerset West 35 Optenhorst, Paarl North, VIA: March 2017

44 Planting The value of planting in the mitigation of a high visual impact is recognised. Reference has been made through the report of the ability of planting to soften the predominance of hard surfaces through the site. Planting should be used, with discretion, to create buffers around and through the proposed Residential area, the Offices, the Retail centre, the Farmhouse and the parking. These measures would provide green space and mitigate visual impact Lighting and Signage Security lighting should be designed to respond only to public safety, down-lighters should be used to reduce light pollution. This measure is to reduce the visual impact of lighting at night. In particular, the security lighting of service yards should be handled with care if there would be night-time deliveries. It is acknowledged that there will be signage on building elevations in the house style of the anchor tenants. Rather than notice board signage, the proponent is encouraged to use built form such as large urban sculptural elements, pillars or arches, etc, at entrances, to create gateway features to develop a strong sense of place and sense of identity. 8.3 Construction Period Duration The construction period should be kept to a minimum, and with due care to local residents and road users. There should be no out-of-normal-hours working due to the proximity of houses. The site vehicle entrance should have adequate traffic control measures, signage, and dust control measures. These measures are to reduce visual impact Site Control Controls on the location of materials storage, etc, should be enforced to ensure that they are contained within the actual development area boundaries. In addition, no fires to be allowed, no litter and no contaminants to be allowed to enter the environment. Excess materials and all waste to be removed from the construction areas. These measures are to reduce visual impact Programme No information is to hand at the time of writing about the anticipated programme from commencement to completion. Finite dates should be imposed with penalties to ensure that the timeframe is not so open-ended that the visual impact of construction extends unreasonably. Should the residential units be sold on a plot and plan basis it is suggested that a timescale should be imposed on users to encourage completion of each unit within a pre-defined time span. This is to reduce the visual impact of an unnecessarily long construction period. 8.4 Operational Period The visual impact of the completed development during the operational period should be mitigated by: maintenance of all the built form and boundary treatments, maintenance of planting especially in the car parks, along Main and Optenhorst, and the maintenance of the older trees for both public safety and tree health. There must be control of additional advertising signage. K Hansen Landscape Architect, Somerset West 36 Optenhorst, Paarl North, VIA: March 2017

45 8.5 Conclusion If all identified mitigation measures listed above are implemented the residual impact would be of a major mixed-use development set into an existing urban framework with effective visual, physical and spatial links to the surrounding land uses. The proposed development would have carefully resolved edge treatments which would create a successful interface between the proposed and existing uses and including transport corridors. The extent of the visual impact would not reduce or expand, but the absorption capacity and the compatibility ratings would increase. The local visual urban quality would not be negatively impacted upon. 8.6 Management and monitoring programmes Measures for the Environmental Management Programme Project component/s: List of project components affecting the objective: Extent of the project and access to it. Quantity, height and specification of the built form. Proximity and nature of sensitive receptors. Potential Impact: potential environmental impact if objective is not met: Detrimental change of local landscape character. Negative impacts from proximity of the development, especially to adjacent residential users, but also to the frontages of Main and Optenhorst and to the setting for the heritage listed farmhouse Cumulative impacts. Activities: which could impact on achieving the objective of a visually acceptable installation: Implementation of an Environmental Management Plan. Site management to Construction Industry Guidelines. Road access with adequate sightlines and traffic control measures as required. Use of high quality design in the built form, street furniture and tree planting. Undertaking of all agreed mitigation measures. Mitigation: Target/Objective Incorporation of recommendations in the Mitigation measures. Sensitive siting of the built form to reduce visual impact, careful management of interfaces with surrounding development, control of visual clutter from car parks Performance Indicators and Monitoring Performance Indicator: The key indicators would be the qualities of the receiving environment and the definition of the impacts predicted. Reference to the VIA indicates the nature of the anticipated impacts and the ability of the landscape to absorb the development. Monitoring Baseline Monitoring: all plans to be reviewed timeously by bodies responsible for aesthetics K Hansen Landscape Architect, Somerset West 37 Optenhorst, Paarl North, VIA: March 2017

46 Construction Phase Monitoring: Environmental Control Officer to monitor the specified visual management actions Operational Phase Monitoring: continued assessment of the aesthetic aspects, such as building colours/cladding, lighting, signage, screening of clutter, project expansion. A monitoring program should be drawn up to ensure monitoring compliance; it should have clear objectives, be practicable and measurable. 8.7 Visual Impact Assessment Tables Definitions not already included in the report, and described in Addenda 1 and 2 are: Significance embraces the assessment criteria of extent, duration and intensity; ratings are: Very Low; Low; Medium; High; Very High Probability: Improbable the consultant believes it is not going to happen Probable <50% chance Highly Probable 50% to 90% chance Definite More than 90% certain that it is going to happen Table 8.1 CONSTRUCTION PERIOD: BOTH PREFERRED AND ALTERNATIVE LAYOUTS Impact Criteria Extent Duration Intensity Probability Significance Visual intrusion of Local Short Term Medium Definite Very low construction vehicles and activities on-site, local roads, Optenhorst and Main Visual intrusion of Regional Short term Low Highly Very Low construction vehicles and activities through the built-up areas of Paarl probable Level of disturbance to Local Short term High Definite Low adjacent residential areas, (Main, Vrede, Wilgespruit) Length of contract time, including all site works Local Short term Medium Definite Very Low Visual intrusion of the signage and lighting Local Short term Medium Highly probable Very Low K Hansen Landscape Architect, Somerset West 38 Optenhorst, Paarl North, VIA: March 2017

47 Table 8.2 OPERATIONAL PERIOD: PREFERRED LAYOUT Impact Criteria Extent Duration Intensity Probability Significance Effect on local receptors Local Long Term Medium Probable Medium of the change in townscape character from agriculture to a mixed-use development Visual impact on Local Long Term High Highly High adjacent residential areas probable Visual impact on Local Long Term Low Probable Low receptors using local roads Visual impact on receptors living and working locally Local Long Term Medium Probable Medium Impact on Heritage Resources Local Long Term High Highly probable High Impact of the colours, finishes, heights of the buildings Impact of security and other lighting, signage Local Long Term Medium Probable Medium Local Long Term Medium Probable Medium Preferred Layout: The rating scale for the proposed development, without mitigation indicates a medium-high impact; reducing to medium with mitigation. Table 8.3 OPERATIONAL PERIOD: ALTERNATIVE LAYOUT Impact Criteria Extent Duration Intensity Probability Significance Effect on local receptors Local Long Term Medium Probable Medium of the change in townscape character from agriculture to a mixed-use development Visual impact on Local Long Term High Highly High adjacent residential areas probable Visual impact on Local Long Term Low Probable Low receptors using local roads Visual impact on receptors living and working locally Local Long Term Medium Probable Medium Impact on Heritage Resources Local Long Term High Highly probable High K Hansen Landscape Architect, Somerset West 39 Optenhorst, Paarl North, VIA: March 2017

48 Impact of the colours, finishes, heights of the buildings Impact of security and other lighting, signage Local Long Term Medium Probable Medium Local Long Term Medium Probable Medium Alternative Layout: The rating scale for the proposed development, without mitigation indicates a medium-high impact; reducing to medium with mitigation. Both layouts score similarly in the assessment of their visual significance as their range of proposed land uses and their disposition on the site are similar. But the preferred layout offers visual advantages in fewer vehicle entrances a more permeable edge along the Vrede boundary car parking that is less visible from Main and Optenhorst. greater continuity of green space along Optenhorst, opportunity for a setting for the farmhouse that both relates to the retail centre but also retains a quality of separateness. K Hansen Landscape Architect, Somerset West 40 Optenhorst, Paarl North, VIA: March 2017

49 9.0 CONCLUSIONS AND RECOMMENDATIONS 9.1 Visual Statement The project would provide for a new mixed-use development on a site currently used for agriculture in Paarl North. The site lies at the corner of two busy roads, Main and Optenhorst, is topographically unvaried, and is open and exposed to all the surrounding land uses. The proponent proposes to develop part of the site for single Residential and semi-detached mews, part for Office accommodation and part as a Retail centre. There would be extensive car parking and a new, major, access route off Optenhorst complemented by a secondary route off Coetzee. The visual envelope would be restricted spatially, due mainly to the distraction of, and shielding by, urban clutter. The perimeter land uses and the sensitive receptors that would be visually impacted upon to the greatest degree are the residents of adjacent housing, the users of local institutions and of busy urban roads. The development site would also be visible to recreational users of the hill land to the immediate west. The visual impact has been rated as moderate-high reducing to moderate with mitigation; this would be due to the high visual exposure of the site, and the nature of the proposed development. It would be mitigated by the compatibility of the proposals with surrounding land uses and by the quality of the external design. In the centre of the site is a heritage listed farmhouse which will remain, and provide a compatible function for the development. It will receive a setting appropriate to its heritage significance. 9.2 Visual Sensitivity The character of the townscape, is deemed to be able to respond positively and to accommodate change of this type, an urban mixed-use development. The locally sensitive sites are the adjacent residential areas and the setting of the historic farmhouse, (and its link to Main Road). The local site character would change from agriculture to a mixed-use development; it would also change from an open, uncluttered and calm setting for adjacent users, to a cluttered, very busy townscape setting. The proposed land use is considered to have low sensitivity as the surrounding land uses in the locality are similar in scope though lesser in scale. 9.3 Alternative Layouts Two layouts were presented for assessment, the Preferred and the Alternative. Each provided for a similar range of uses although disposed somewhat differently on the site. Both would have a visual impact rating of moderate-high. The Alternative provided for additional vehicle K Hansen Landscape Architect, Somerset West 41 Optenhorst, Paarl North, VIA: March 2017

50 entrances which would have resulted in a more significant and negative visual impact; and did not offer planted garden reserves along the boundaries with Vrede and the Main Road housing 9.4 Visual Impact Rating The visual impact of the proposed Preferred development layout and design, would be rated moderate-high, and moderate after mitigation measures would be undertaken. 9.5 Conclusion While there is little doubt that the establishment of this mixed-use development in this location would result in an initial visual impact rating of moderate-high, this could reduce to moderate when tree planting begins to establish and, with habituation, the significance of the visual impact for sensitive receptors would be expected to reduce still more. The change of land use is compatible with the adjacent land uses. The local townscape of Paarl North would not be negatively visually impacted upon, as the proposed land uses and the design standards are compatible with those locally, and green space is incorporated. 9.6 Recommendations It is recommended, that the Preferred layout and design would be visually acceptable and could proceed, if mitigation measures would be undertaken. K Hansen Landscape Architect, Somerset West 42 Optenhorst, Paarl North, VIA: March 2017

51 Addendum 1: Preferred Layout, revision 12, March 2017, Planning Partners. K Hansen Landscape Architect, Somerset West 43 Optenhorst, Paarl North, VIA: March 2017

52 Addendum 2: DEA+DP Assessment Ratings and Definitions Criteria Required by: The Guidelines, Provincial Government of the Western Cape, DEA+DP, June 2005: Visual Impact Assessments: Definitions and Ratings Referred to are criteria specific to visual impact assessments referred to in the DEA&DP guideline document and which are as follows: Viewshed The viewshed refers to the theoretical outer-most extent of the area from which an object may be seen. Visibility can be obscured in part or in whole by objects within the viewshed such as existing buildings, trees, or landform. Rating not rated, a description given Visibility of the Site A description of the actual places within the view shed from which the site can be seen; significant views are discussed Rating: not rated, a description given The Extent of the Visual Impact Rates the impact in terms of the geographical area that will be influenced by the visual impact Ratings: - no impact: no visual impact - limited: visual impact is small, generally confined to the site - local: the site and the immediate surrounding area, (1-5km) - sub-regional: a greater area is influenced, (5-10km) - regional: the influence extends to an entire region - national: the influence has national importance and extends beyond boundaries Visual exposure Visual exposure refers to the visibility of the project site in terms of the capacity of the surrounding landscape to offer screening. This is determined by the topography, tree cover, buildings, etc. Ratings: - no exposure: the site is hidden by topography, planting, etc - low: the site is largely hidden - medium: the site is partially hidden - high: there is little in the surrounding landscape that can shield the development from view Zones of visual influence Describes the areas visually influenced by the proposed development, and assesses the amount of influence Ratings: - non-existent: the site cannot be seen from surrounding areas - low: the development is largely shielded from view by topography, planting, etc - moderate: the development is partially shielded - high: the development strongly influences the view and acts as a visual focus K Hansen Landscape Architect, Somerset West 44 Optenhorst, Paarl North, VIA: March 2017

53 Visual Absorption Capacity This refers to the ability of the surrounding area to visually absorb the development. In this assessment, high is a positive and low is a negative Ratings: - low: the area cannot visually absorb the development - medium: the area can absorb the development to a degree but it will look somewhat out of place - high: the area can easily visually absorb the development Compatibility with Surrounding Landscape This refers to the extent to which the proposed development and land usage is in line with the surrounding development and land usage. Ratings: - appropriate: the development will fit in well with the surrounding landscape - moderately appropriate: the development can blend in, but to a lesser degree and only with care - inappropriate: the development introduces new elements into the landscape that do not fit in. Intensity or Magnitude, of Visual Impact This refers to the degree to which the visual nature of the landscape will be altered. Ratings: - low: the impact is noticeable but does not act as a strong focus in the landscape - moderate: the landscapes visual nature is altered in a way that is noticeable - high: the visual impact of the development intrudes into the landscape in a noticeable way Duration of visual Impact The duration of the impact upon its surroundings Ratings: - temporary: one year or less - short term: one to five years - medium term: five to fifteen years - long term: more than fifteen years Significance of the Visual Impact This rating combines the other ratings and looks at the overall impact Ratings: - very low: the visual impacts will be limited to the site itself - low: the impacts will be local, and/or in the short term - moderate: the impacts will be experienced locally and may lead to permanent change in the local landscape - high: these impacts will be experienced over a wide area, or sub regionally and will be irreversible Potential Cumulative Visual Impacts Looks at the accretion of similar developments over time Ratings: not rated, a description given K Hansen Landscape Architect, Somerset West 45 Optenhorst, Paarl North, VIA: March 2017

54 Addendum 3: KHLA Assessment Ratings and Definitions Criteria Cumulative impacts (incremental impacts of the activity and other past, present and future activities on a common resource) Rating Scales Negligible: (impact insignificant/no impact) Low: there is still significant capacity of the environmental resources within the geographic area to respond to change and withstand further stress Medium: the capacity of the environmental resources within the geographic area to respond to change and withstand further stress is reduced High: the capacity of the environmental resources within the geographic area to respond to change and withstand further stress has been or is close to being exceeded Nature Positive Negative Neutral Extent (the spatial limit of the impact) Intensity (the severity of the impact) Duration (the predicted lifetime of the impact) Probability (the likelihood of the impact occurring) Local: extending only as far as the site and its immediate surroundings, within 5km Regional: Western Cape National: South Africa International Low: where the impact affects the environment in such a way that natural, cultural and social functions and processes are not affected Medium: where the affected environment is altered but natural, cultural and social functions and processes continue albeit in a modified way High: where natural, cultural or social functions and processes are altered to the extent that the impact intrudes noticeably into the landscape Short-term: (0 to 5 years) Medium term: (5 to 15 years) Long term: (16 to 30 years) where the impact will cease after the operational life of the activity either because of natural processes or by human intervention. Permanent: where the mitigation either by natural processes or by human intervention will not occur in such a way or in such a time span that the impact can be considered transient. Improbable: where the possibility of the impact occurring is very low Probable: where there is a good possibility (<50 % chance) that the impact will occur Highly probable: where it is most likely (50-90 % chance) that the impact will occur Definite: where the impact will occur regardless of any prevention measures (>90 % chance of occurring) K Hansen Landscape Architect, Somerset West 46 Optenhorst, Paarl North, VIA: March 2017

55 Non-Reversibility (ability of the impacted environment to return to its pre-impacted state once the cause of the impact has been removed) Impact on irreplaceable resources (is an irreplaceable resource impacted upon?) Confidence level (the specialist s degree of confidence in the predictions and/or the information on which it is based) Low: (impacted natural, cultural or social functions and processes will return to their pre-impacted state within the short-term) Medium: (impacted natural, cultural or social functions and processes will return to their pre-impacted state within the medium to long term) High: (impacted natural, cultural or social functions and processes will never return to their pre-impacted state) Yes No High: greater than 70% sure of impact prediction Medium: between 35 and 70% sure of impact prediction Low: less than 35% sure of impact prediction Table 2: Significance rating Rating VERY HIGH HIGH MEDIUM LOW VERY LOW NOT APPLICABLE UNKNOWN Intensity, Extent and Duration Rating of high intensity at a regional level and endure in the long term; of high intensity at a national level in the medium term; of medium intensity at a national level in the long term. of high intensity at a regional level and endure in the medium term; of high intensity at a national level in the short term; of medium intensity at a national level in the medium term; of low intensity at a national level in the long term; of high intensity at a local level in the long term; of medium intensity at a regional level in the long term. of high intensity at a local level and endure in the medium term; of medium intensity at a regional level in the medium term; of high intensity at a regional level in the short term; of medium intensity at a national level in the short term; of medium intensity at a local level in the long term; of low intensity at a national level in the medium term; of low intensity at a regional level in the long term. of low intensity at a regional level and endure in the medium term; of low intensity at a national level in the short term; of high intensity at a local level and endure in the short term; of medium intensity at a regional level in the short term; of low intensity at a local level in the long term; of medium intensity at a local level and endure in the medium term. of low intensity at a local level and endure in the medium term; of low intensity at a regional level and endure in the short term; of low to medium intensity at a local level and endure in the short term. zero intensity with any combination of extent and duration in certain cases it may not be possible to determine the significance of an impact. K Hansen Landscape Architect, Somerset West 47 Optenhorst, Paarl North, VIA: March 2017

56 Addendum 4: Paarl Farms Land Use Policy Study Text exerpted from: Paarl Farms Land Use Policy Study Volume 1: Policy Report June 2005 Page Individual Farms with predominantly Hard Separating Edges The only farm in this category is Optenhorst. Optenhorst This farm is located in Northern Paarl to the east of the Main Road at the intersection of the Main Road and Optenhorst Road. Paarl Main Road and Optenhorst Road define the boundaries of the farm in the north and west. This has the effect of rendering these edges hard and impermeable. The southern and eastern boundaries of the farm border on built up urban areas making them Impermeable Edges. This has the effect of isolating the farm from the surrounding environment Conclusion The conservation values of the groups of farms and individual farms have been informed by the identified biophysical elements, the size of the farms, the interface of the farms with the surrounding environments and necessary legislation.. The three conservation values applied in the study are: 3 = High, 2 = Medium and 1 = Low. The lowest conservation value: 1 = Low being interpreted as having the least biophysical constraints and 3 = High being interpreted as having the most biophysical constraints. Biophysical constraints include the following: steep gradients, drainage lines, tree clusters and the size of the open space. The biophysical, cultural, and socio-economic informants in the region combine to provide the study area with a distinctive atmosphere that embodies the spirit of the Winelands. In particular, the uniqueness of the urban-rural interface is evident as one drives along Paarl Main Road. Increasing socio-economic and developmental pressures have brought into question the value of the farms from the economic as well as open space and resource points of view. It is therefore essential that development that may be permitted on the properties under study be guided and informed by fundamental biophysical informants, in order to ensure that the sensitive and irreplaceable natural and cultural elements of the landscape are not degraded or eroded over time. Should development prove to be acceptable due to socio-economic and other reasons, the farms with the lowest conservation values (i.e. least biophysical constraints) should be considered before farms with higher conservation values (i.e. most biophysical constraints). Also, the farms should be considered as groups and not individually. Optenhorst, La Roche and Nieuwe Plantasie fall into the category of least biophysical constraints. On the other hand, Zandwijk, Montana, Lusthof, Alphorex, Olyfboom, Morgenzon, Excelsior, Uitkyk, Keurfontein, St Elmo, Sonneskyn and Firwoods enjoy a high conservation value and are least suited to development from a biophysical point of view.. K Hansen Landscape Architect, Somerset West 48 Optenhorst, Paarl North, VIA: March 2017

57 Optenhorst, Low Conservation Value K Hansen Landscape Architect, Somerset West 49 Optenhorst, Paarl North, VIA: March 2017

58 Addendum 5: CV: K Hansen Karen Hansen, CMLI Independent Consultant Landscape Architect Qualifications Chartered Membership of the Landscape Institute, UK, in 1982, registered nr Strathclyde University, Scotland, 1995, course in Environmental Impact Assessment covering the legislative background to, and practice of, Environmental Impact Assessment, with particular reference to Visual Impact Studies. Experience in South Africa 2010 onward: Consultant Landscape Architect to Viridian Consulting (Pty) Ltd. and Independent Consultant Landscape Architect specialising in, inter alia, Visual Assessments 2006 to 2010: Senior Landscape Architect with Viridian Consulting, (Pty) Ltd., Somerset West, undertaking a number of landscape design projects as well as environmental studies. Experience in UK/Africa 2000 to 2006: Landscape Architect and Team Leader with Glasgow City Council. Master planning, design, implementation of the Heritage Lottery funded urban parks and urban dual carriageways to 2000: Partner with Kirklee Landscape Architects, Glasgow, Scotland, undertaking a number of landscape design projects as well as environmental studies to 1992: Director of Landscape Architect practice based in Harare, Zimbabwe, undertaking strategic projects for the Ministry of Defence and Infrastructure projects for the Ministry of Public Housing and National Construction. Environmental Studies: Visual Impact Assessments Transport corridors The VIA informed the design and Implementation of landscape works for major new road, Western Distributor Road, Glenrothes, Fife, Scotland. (1996). East End Regeneration Route: visual impact assessment leading to strategy decisions for the optimum routing of this new dual carriageway whose construction would act as a driver for change in the East End of Glasgow. (2004). Forestry/Greenbelt Study of landscape aspects of felling and restocking of several areas of existing coniferous woodlands and change to native woodland species in catchment area for West of Scotland Water at Loch Katrine, Strathclyde, Scotland. (1996). Environmental Study for Central Scotland Countryside Trust as part of the process to determine future access and tree planting policy in the Greenbelt surrounding Falkirk, Scotland. (1997). Residential Study for a proposed coastal Links Golf Residential Estate, close to the airport at Prestwick, Scotland. (1998). A small residential development at L Avenir Winery, on an exposed and elevated site, Stellenbosch, W Cape. (2007). A proposed residential development with open space over 3,460ha at St Helena Bay, W Cape, a core project of the St Helena SDI, with Denis Moss Partnership and D J Environmental Consultants. (2008). K Hansen Landscape Architect, Somerset West 50 Optenhorst, Paarl North, VIA: March 2017

59 Phase 2 of De Zalze Residential Golf Estate, for Spier, Stellenbosch with Denis Moss Partnership and D J Environmental Consultants. (2009). A proposed security estate in a long established residential suburb, Somerset West, W Cape with Viridian Consulting. (2013). Second phase of middle income housing at Haasendal II, Kuilsriver, W Cape with Braaf Environmental Practitioners. (2013). Weltevreden Hills, a proposed residential development directly adjacent to the Weltevreden Historic Farm, Stellenbosch with Denis Moss Partnership, Stellenbosch. (2014). Farm 85, Patrys Valley, Stellenbosch, a proposed residential development close to Welgevonden and to a building of heritage significance with Denis Moss Partnership, Stellenbosch. (2014). Strandfontein, W Cape with Macroplan. (2015) Residential Estate, Johannesdal, with Braaf Environmental (2016) Residential Development and Contract Nature Reserve, Paternostergroep, Kana Environmental (2016) Visual Streetscape study for two dwellings and change to Guesthouse in Franschhoek. (2016) Visual Streetscape Study for four dwellings in Franschhoek (2016). Mixed uses/retail Mixed Use Development at Mandalay, Khayelitsha, Cape Town. Predominately housing, with some commercial and institutional uses, opposite the railway station; with Braaf Environmental Practitioners. (2009). Mixed Use Development, Crammix Brickworks, Cape Town. Change of use to predominately housing, with some commercial and institutional uses, and integrated open space with Denis Moss Partnership and D J Environmental Consultants. (2009). A new Retail Mall with car parking, Philippi, Cape Town on a green-field site and close to a major traffic intersection with Power Construction and D J Environmental Consultants. (2011). Suider-Paarl Business Park, Paarl, W Cape. Located on the R101 just south of Paarl, and focussing on motor car showrooms with Praktiplan, Paarl. (2013). Commercial Development on Farm Welgemoed, Atlantis, W Cape. At the junction of the R304 and Bloembosch Road, outside of the urban edge with Enviro Dinamik. (2013). Major new Retail Park, Office Development and Residential Estate in Paarl with Lazercor Developments (Pty) Ltd and Meadowbridge (Pty) Ltd. (2016) Transmission Lines Eskom 400kV Transmission lines, servitude and screening issues, for De Wijnlanden Residential Estate, Stellenbosch, W Cape with the Residents Association and Eskom. (2009). 132kV Transmission Lines to evacuate power generated from a WEF to the south-west of De Aar at Maanhaarberg, direct to Eskom Hydra substation with Aurecon Group. (2011). 132kV Transmission Lines to evacuate power generated from a WEF north-east of De Aar at the Eastern Plateau, direct to Bushbuck substation with Aurecon Group. (2011). 132kV Transmission Lines to evacuate power generated from a WEF north-east of De Aar at the Eastern Plateau, direct to Eskom Hydra substation with Aurecon Group. (2013). Industry Scrap Metal Yard at Blackheath, Cape Town; yard extension and screening concerns with Braaf Environmental Practitioners. (2009). Meerlust Wine Estate, Proposed Bottling Plant in an agricultural area with Ron Martin Heritage. (2009). A proposed industrial estate off the R101 between Paarl and Klapmuts for Agri-Industrial uses with Braaf Environmental Practitioners. (2009). Value Logistics Warehouse Signage, Kraaifontein, with FJC Consulting, Cape Town and Goldcoast Management, Wilderness. (2014) Geodetic Observatory, Matjiesfontein, with Ecosense, Stellenbosch (2015) K Hansen Landscape Architect, Somerset West 51 Optenhorst, Paarl North, VIA: March 2017

60 Education University of Cape Town Middle Campus, Rondebosch, for Urbanscapes, MLH Architects and UCT; to assess impacts derived from change of use of multi-level piazza to new lecture theatre and administration buildings. (2009). Tourism Visual baseline study for tourism development at Kogel Bay Tourist Resort, Western Cape as part of the Development Framework Policy document, for the City of Cape Town. (2009). New Airport Hotel, Edinburgh Airport, Scotland, assessment of relationship with other built form on the land-side. (1997). Berg River Mouth Development; Vacation Apartments, Laaiplek Harbour, W Cape, with Dudley Janeke Environmental Consultants, Somerset West. (2014) Heritage Groote Schuur Estate, Rondebosch, Cape Town, Visual and Heritage Study for the Department of Public Works (2009). Worcester Transport Interchange, W Cape, a proposed transport hub in the old centre with Jakupa Architects and Urban Designers, and Cape Winelands Municipality. (2013). Bakkerskloof, house dated from 1792, Somerset West, W Cape, an assessment of development works adjacent to an historic building with Herman Heunis Family Trust and Heritage Architects. (2013). Alternative Energy Scoping Study for Wind Turbines and Wind Measuring Masts in a number of sites around the N and W Cape with D J Environmental Consultants. (2010). Wind Measuring Masts in Vredendal, Worcester, and De Aar with D J Environmental Consultants. (2010). Wind Farms, Photovoltaic installations and Concentrating Solar Power Installations in six centres in the Western and the Northern Cape, (De Aar, Vredendal, Worcester, Bitterfontein/Namaqualand, Springbok, Copperton/Prieska) with D J Environmental Consultants. (2010). Photovoltaic Installation in Vredendal, W Cape with D J Environmental Consultants. (2010). Wind Farm near Koekenaap, W Cape with Aurecon Group. (2011). Wind Farm at Copperton, N Cape with Aurecon Group. (2011). Matzikamma Solar Park, Vredendal, W Cape with D J Environmental Consultants. (2011). Visual Scoping Study, Photovoltaic Installation, Aggeneys, N Cape with D J Environmental Consultants. (2011). Two Wind Farms, Eastern Plateau, De Aar, N Cape with Aurecon Group. (2012). Three Photovoltaic Installations, at Paarde Valley, Badenhorst Dam Farm, Annex du Plessis Farm, at De Aar, N Cape with Aurecon Group. (2011). Photo-voltaic installation, Hoekplaas Farm, Copperton, N Cape with Aurecon Group. (2012). Photo-voltaic installation, Klipgats Pan Farm, Copperton, N Cape with Aurecon Group. (2012). Photo-voltaic installation, Struisbult Farm, Copperton, N Cape with Aurecon Group. (2012). Wind Farm at Gouda, W Cape with Aurecon Group. (2011). Photo-voltaic installation, Stella, NW Province with Savannah Environmental (Pty) Ltd. (2013). Photo-voltaic installation, Wolmaransstad, NW Province, with Savannah Environmental (Pty) Ltd. (2013). Photo-voltaic installation, Boshof, Free State, with Savannah Environmental (Pty) Ltd. (2013). Photo-voltaic installation, Hibernia, NW Province, Savannah Environmental (Pty) Ltd. (2013). Photo-voltaic installation, Boundary, Kimberley, Free State, with Savannah Environmental (Pty) Ltd. (2013). Photo-voltaic installation, Blackwood, Kimberley, Free State, with Savannah Environmental (Pty) Ltd. (2013). Wind Farm at Springbok, N Cape with Holland Environmental. (2015). K Hansen Landscape Architect, Somerset West 52 Optenhorst, Paarl North, VIA: March 2017

61 Vredefort, Solar Farm, Touws River, SESCC. (2015). Mining Palmiet Quarry Extension, Grabouw, W Cape with Site Plan Consulting, Strand, W Cape. (2011). Abandoned open cast coal mines for British Coal Opencast, at Knockshinnoch Nature Reserve, Ayrshire, Scotland, and other locations, for recreational uses. (1998) Elandsfontein Minerals and Mining, Hopefield W Cape with Braaf Environmental Practitioners. ( ). Velvet Mountain, Malmesbury, application for mining right to extract granite aggregate, with Femcotech. (2016). Landscape Planning Assessment of Durbanville Inner Valley, comprising six wine estates, and their tourism related developments, residential sites and varying agricultural sectors, analysing potential visual impact from proposed development with Alwyn Laubscher and Associates, Cape Town. (2016) Karen Hansen has no business, financial, personal or other interest other than fair remuneration for work performed in connection with these studies and there are no circumstances that may compromise her objectivity in pursuing and serving the interests of the public. Contact Details Karen Hansen CMLI Physical Address: 4 Colombard Avenue, die Wingerd, Somerset West, Postal Address: Postnet Suite 15, P Bag 15, Somerset West Phone/Fax: Cell E: hansentk@cybersmart.co.za w: Other Information BEE Certification by Empowerdex, Cape Town: Level 4, Exempt Micro Enterprise. PAIA Manual available Software: Global Mapper Terrain Analysis; Adobe Photoshop, CAD, all Microsoft programs VAT nr: Banking: Capitec Bank, savings a/c; bank code: ; bank a/c: , a/c name: KHLA. November 2016 K Hansen Landscape Architect, Somerset West 53 Optenhorst, Paarl North, VIA: March 2017

62 Addendum 6: Preferred Layout, Rev 18 March 2018 The preferred layout has been through a number of iterations following discussions with Heritage bodies, and the revised layout, included below, is the layout which is now accepted by all parties. With the permitted removal of the farmhouse, the retail centre has been pushed back and the main area of car parking is now located along the Optenhorst boundary. The strong landscape buffers remain along Main and Optenhorst. There is an increase in the areas of greenspace within the retail centre and along each side of the entrance road. The service delivery sites are now less visible and better integrated into the whole development. There is a reduced buffer between the residential and the retail. Conclusion: the significance of the preferred development layout would not be negatively affected by the revised preferred layout. The revised preferred layout: Revision 18, prepared by Planning Partners. K Hansen Landscape Architect, Somerset West 54 Optenhorst, Paarl North, VIA: March 2017