TOWN AND COUNTRY PLANNING ACT 1990 APPEAL BY KIFF AND TROKE PARTNERSHIP. Land off Bury Close, Cottingham, Northamptonshire

Transcription

1 TOWN AND COUNTRY PLANNING ACT 1990 APPEAL BY KIFF AND TROKE PARTNERSHIP Land off Bury Close, Cottingham, Northamptonshire STATEMENT ON LANDSCAPE AND LAYOUT MATTERS MARTIN BAND BSc (Hons), MA, Dip LD, CMLI July 2015 Local Planning Authority Reference: 14/00094/OUT Appeal Reference: APP/U2805/W15/

2 Contents: 1. Preamble Introduction and Scope of Evidence The Planning application Scheme (57 Dwellings) The Previous Supporting Landscape and Layout Documents Design Development and the Appeal Scheme (33 Dwellings) Response to the Council s Landscape Review and Comment on the Landscape Sensitivity and Capacity Study Summary and Conclusions

3 FIGURES Figure 1. Masterplan and Layout Development Figure 2. Planning Application and Appeal Masterplan Figure 3. View A - View from Jurassic Way Across Welland Valley Figure 4. View B - View from Jurassic Way to South Façade of Cottingham Hall Figure 5. View C - View from Jurassic Way to South Western corner of Cottingham Hall Figure 6. Section and Sectional Elevation Figure 7. Illustrative Landscape Detail Plan APPENDICES Appendix 1. Landscape Statement (February 2014) Appendix 2. Landscape and Layout Addendum (May 2014) 3

4 1.0 Preamble 1.1 I hold a BSc Honours Degree in Natural Environmental Science with Landscape Studies, a Diploma and MA degree in Landscape Design, and I am a Chartered Member of The Landscape Institute. I have over 30 years experience working as a landscape architect in both the public and private sector. I have undertaken landscape assessment and landscape planning projects throughout the UK and presented Landscape Design, Landscape Planning, Landscape and Visual Impact evidence in connection with a range of planning applications. These projects have included highways, residential and recreational schemes. 1.2 I am the Managing Director of Environmental Associates, establishing the Chester office in I was previously a partner in the Donaldson Edwards Partnership and ran their head office in Chester, prior to that I managed the Chester office of Chris Blandford Associates. I have also worked internationally in the Far East, Middle East and Caribbean. This included employment with Shankland Cox (Hong Kong) and Pan Arab Consulting Engineers (Kuwait). My local Authority experience includes employment with Wandsworth Borough Council and Sheffield City Council. 1.3 During my career I have worked on a wide range of development projects involving detailed landscape and visual impact assessment including; trunk roads, residential schemes, oil refineries, power stations, wind farms, motorway services areas, city centre mixed use development and tower blocks, sports facilities, industrial estates, schools, colleges and out of town shopping centres. 1.4 I am acting as an expert witness on layout, design, landscape and visual impact issues on behalf of Kiff and Troke Partnership. 4

5 2.0 Introduction and Scope of Evidence This document has been prepared to support an appeal against Corby Borough Council s reasons for refusal of an outline application for up to 57 dwellings with new access, landscape and layout detailed for land off Bury Close, Cottingham. This statement focuses upon the design and layout response to the site and its location, with particular reference to the landscape and visual implications of the proposed development. Specific reference is made in relation to any visual effect upon the setting of Cottingham Hall (Grade 2* listed). Further detail in relation to the Hall is also provided in the statement of the appellant s specialist heritage consultant Dr Chris Miele. It should be noted that the number of dwellings now proposed and on the scheme being put before the inspector has been significantly reduced. This is explained in detail in the hearing statement of Mr Greep. Permission was originally sought for up to 75 dwellings, this was subsequently revised and outline permission sought for 57 dwellings. The appeal scheme seeks approval for up to 33 dwellings. This reduction is in direct response to the objections and reasons for refusal and also upon the guidance and advice provided by the recently appointed specialist heritage consultant. My submission therefore relates to the current much reduced scheme, however, I will be referring to the previous application scheme and the comments upon the original layout in order to demonstrate how the revised scheme has been revised to address the original concerns in terms of landscape and visual impact, as well as the relationship of the proposed scheme to the setting of Cottingham Hall. The reasons for refusal of the 57 dwelling scheme are as follows: The proposed development by virtue of the cumulative impact with existing housing development causes unacceptable and unjustified harm to the significance and setting of the grade II* Listed Building Cottingham Hall and the Cottingham and Middleton Conservation Areas. The scheme by virtue of its location within the scarp slope and scale causes harm to the important landscape character of the area. The development is not considered to be sustainable as it causes landscape harm, heritage harm and has not demonstrated longer term contributions towards the local economy and due to the location has an over reliance on private (car) travel. The proposal therefore is considered to be contrary to the principles and policies within the National Planning Policy Framework and the North Northamptonshire Core Spatial Strategy (in particular Policies 1, 5, 9, 10 and 13) which seek to deliver sustainable development and ensure protection of heritage assets and green infrastructure. It is acknowledged that the scheme contributes towards housing delivery and affordable housing in the borough, however these benefits do not outweigh the conflicts with the development plan and the harm from the scheme. 5

6 2.1 My evidence relates to the specific concerns regarding: The Grade II* Listed Cottingham Hall and the Cottingham and Middleton Conservation Areas. The landscape character and visual amenity of the area The delivery of sustainable development and the protection of heritage assets and green infrastructure 2.2 I will demonstrate that the revised scheme has negligible impact upon the listed Hall and that this revised smaller scheme can make a positive and permanent contribution to the setting of the Hall by appropriate design and through improved stewardship and management of the adjacent vegetation and open space. 2.3 I will demonstrate that the revised scheme is compatible with the local landscape and development character of the area. That the scheme responds to the site s assets, topography and visual attributes. That the site can be successfully developed with an exemplary new development, with guidance on layout and design taken from the Rockingham Forest Countryside Design Summary document (Building Upon Tradition) published Finally I will demonstrate that allowing public access to the field to the south of the Hall and associated landscape management enhancements, will provide additional public amenity and green infrastructure benefits, while allowing the Hall to be appreciated within an improved setting and at closer quarters. 2.5 As part of the Council s appraisal process and as detailed in the officer report to the Development Control Committee meeting of 20 th January 2015, the application was externally reviewed by The Landscape Partnership who prepared a Landscape Review document dated November In this review document the consultants assessed the impact as very likely to have a significant adverse impact on the landscape of the area and views from the Jurassic Way. They also concluded, the scheme would be likely to cause detrimental harm to the scarp slope from the delivery of the housing and would be harmful to the landscape character of the area and with wider impacts on the Welland Valley. 2.6 I identify in Section 6 how we have responded to the concerns raised by the external consultants with the substantially revised layout. 2.7 CBC also commissioned the same external consultants to prepare a Landscape Sensitivity and Landscape Capacity Study for the settlements of Cottingham and Middleton as part of its assessment of the planning application. The Study (dated December 2014) covers an area of approximately 500m from the edge of the village confines. The purpose of the Study was to define the sensitivity of the landscape around the two settlements and identify the capacity of the landscape to accommodate residential development. I understand that the study has not been consulted upon and has no statutory status. I also comment briefly upon the Landscape Sensitivity and Landscape Capacity study in Section 6. 6

7 3.0 The Planning application Scheme (57 Dwellings) 3.1 Section 3 of the Planning Design and Access Statement, which forms part of the appeal submission, describes the planning application scheme in detail. The application scheme is also described in Mr Greep s Hearing Statement. I summarise the application scheme below 3.2 The outline planning application initially sought permission for up to 75 dwellings with associated parking and landscaping on a net developable site area of 2 hectares. The scheme was subsequently reduced to up to 57 dwellings, and the scheme has recently been substantially reduced on the Appeal layout further, to 33 dwellings. 3.3 The applicant envisaged a very high quality, bespoke, landscape-led residential development which reflects the character of the villages and the principles set out in the Rockingham Forest Design Guide Building on Tradition. The scheme provided for a range of dwelling types and sizes, with the houses being no more than two storeys in height. Materials would be carefully chosen and agreed with the Council to reflect the local vernacular. The scheme was to retain the majority of existing trees and natural boundaries (including trees covered by TPOs), which would be incorporated into a wider landscape strategy and a scheme of new planting. This included creating a green boulevard on the eastern part of the site utilising the Millennium Way a boulevard of lime trees which are in a poor state of health and presently inaccessible to the public. An area of land immediately south of Cottingham Hall was to be kept open as a village green, a focus for the scheme and a spatial separation between the Hall and new houses on the site. 3.4 The landscape strategy proposed a more robust landscaped buffer adjacent to the Jurassic Way, thereby softening and screening the edges of the development. The topography of the land was an important consideration in the design approach, and informed the indicative layout, which followed the contours of the site. Key views and vistas, for example through to the church tower and along the Welland Valley, were to be retained. 7

8 4.0 The Previous Supporting Landscape and Layout Documents 4.1 To support the original planning application Environmental Associates prepared a Landscape Statement (February 2014). (Ref: Appendix 1) 4.2 This Landscape Statement was provided to support the outline application for a residential development of up to 57 dwellings. The document explained how our landscape appraisal and reference to planning and design guidance documents had influenced the proposed layout and landscape strategy. It illustrated how the area could be developed in a way which would be sensitive and responsive to the assets and attributes of the site and its location. 4.3 A landscape framework was illustrated and an indicative layout for a residential scheme included. 4.4 Following the planning submission the Planning Authority requested a more detailed layout plan and landscaping plan. Environmental Associates therefore prepared the Landscape and Layout Addendum submitted May 2014 (Ref: Appendix 2). This additional design addendum illustrated in more detail an indicative layout and landscape proposals. The report illustrated development form, site arrangement and property typologies. The document identified appropriate building materials, architectural vernacular and fenestration, as well as indicating the landscape and spatial characteristics of the proposals. The importance of the relationship of the site to the Jurassic Way was noted and the document explained how the outline proposals responded in a positive manner to this important recreational route. 8

9 5.0 Design Development and the Appeal Scheme (33 Dwellings) 5.1 The planning application scheme is briefly described in section 3.0. The appeal scheme is based on the same design principles applied to the planning application scheme, which followed the guidance within the Rockingham Forest Country Design Guide and were supported by the Council and their consultants. However, in arriving at the appeal scheme, we have applied more weight to the perceived sensitivity of the setting of Cottingham Hall and also the potential impact upon views from the Jurassic Way as it passes along the more exposed eastern section of the site s southern boundary. 5.2 The layout which has been drawn up since the refusal has significantly fewer properties. It has been developed over the last few months in response to the CBC Landscape Review and the Council s reasons for refusal. The scheme was amended in consultation with the client s heritage advisor and now contains 33 No. properties as opposed to the 57 No. proposed on the planning application and prior to that This considerable reduction in the number of properties, and coverage has allowed us to maintain the open space to the south of Cottingham Hall, allowing unrestricted and enhanced views to the Hall and public access to a new amenity space. This would be an additional piece of green infrastructure for the locality, which can be enhanced through improved management, the implementation of additional planting and new stock proof fencing. 5.4 The layout and design of the proposed 33 houses is now contained within the western half of the site. The layout, style and landscape proposals for this area are very similar to the previous planning application, with guidance taken from the recommendations within the Rockingham Forest Country Design Guide. It is anticipated that this new area of housing would be a high quality, exemplary residential design scheme, with detailed design carefully controlled through the planning process. The new residential area would create an attractive edge to this part of the village, with well designed cottage style properties utilising local materials and an attractive design vernacular. Where visible the new houses providing an aesthetic improvement upon those properties currently visible along the village boundary, potentially reinforcing the character of the two conservation areas. 5.5 The interface between the retained open field to the south of the Hall and the new dwellings is designed to create an attractive, well vegetated interface with glimpsed views through existing and proposed tree planting to stone cottages, and cottage gardens defined by natural stone walling and short lengths of native hedgerow. 5.6 The following five illustrative layouts (Ref: Figure 1) show the design development sequence which has led to the final layout. The final layout (No. 5 Appeal Scheme), clearly indicating that the views to the Hall from the Jurassic Way have been maintained un-obstructed. 5.7 Layout 1 - Planning Application Scheme This scheme for up to 57 dwellings was submitted as an outline planning application in February The layout and design took reference and guidance from the Rockingham Forest Countryside Design document and considered the elements of landscape and heritage most pertinent to the site such as; The Jurassic Way, TPO trees, views and vistas and the listed Hall. Treatment of views from the Jurassic Way View C and B screened with new planting. View A, New cottages in foreground with Welland Valley beyond. 9

10 Layout 2 Retained open space and new tree avenue A significant number of houses removed to leave open space to the south of the Hall. A proposed avenue of trees used to define the edge of the development adjacent the retained open space. Treatment of views from the Jurassic Way View C and B screened with new planting. View to Hall and Welland Valley retained from view point A Layout 3 More properties removed Realigned residential edge. Proposed access road forms boundary with higher part of open space. New tree planting to residential edge. Treatment of views from the Jurassic Way Views to Hall maintained and from C and B and enhanced with new planting. Proposed access road visible in view C. View to Hall and Welland Valley retained and enhanced from view point A. Layout 4 - Access road relocated within residential scheme. Stone walls, new hedge and tree planting form edge between new development and open space. Treatment of views from the Jurassic Way Views to Hall from C and B maintained and enhanced with new planting. Proposed access no longer visible in view C. View to Hall and Welland Valley retained and enhanced from view point A. Layout 5 - Appeal Layout A further detached house removed and additional planting incorporated to residential edge. Treatment of views from the Jurassic Way - Views to Hall from C and B maintained and enhanced with new planting. Detached house close to view point C omitted from layout. View to Hall and Welland Valley retained and enhanced from View point A. 5.8 The Appeal Layout The appellant envisages a high quality scheme, which would pay particular regard to the Rockingham Forest Countryside Design Document - Building Upon Tradition. Landscape Strategy The landscape strategy which underpins the masterplan is based on four main elements, understanding and working with the topography, respecting views and vistas, avoiding impact upon the listed Hall and managing, reinforcing and enhancing vegetation within and to the edges of the site. The main landscape assets of the site were identified, as follows: The Listed Hall, views to it and its setting The Boundary Vegetation & Site Containment The TPO Trees The Views across the site from the Jurassic Way National Trail 10

11 The Concept Plan and Masterplan (Figure 2) illustrate our response to these assets to ensure the scheme integrates with and responds to the location. 5.7 The most attractive parts of Cottingham and Middleton owe much to the choice of materials used within the streetscape and buildings, the architectural style, the knitting of buildings and roads into the sloping topography and the mature vegetation, which is an integral part of the built up areas of the villages. 5.8 At close quarters the most successful parts of the villages are an integration of all these elements. The sensitive development of this site requires an integration of these elements and we have focused upon the known and valuable assets pertinent to this site, to guide the development of the layout. There are several TPO trees on site these are all retained and would be subject to improved management. All other trees and vegetation on site with the exception of a short section of hedge and one small hedgerow tree (Hawthorn) would be retained. Landscape Components of the Appeal Scheme Native Hedgerows Hedgerows utilising a mix of native hedgerow species are proposed in various locations around the site to reinforce existing vegetation and site boundaries and to provide additional nature conservation benefit. Woodland Planting There are significant areas of vegetation to the southern site boundary. These are retained and managed to provide an important backdrop when the site is viewed from a distance. To the west this vegetation is particularly dense and provides a good visual screen. Much of the southern boundary is to be reinforced visually and physically, with a mix of native woodland and hedgerow planting. The exception to this would be at key view points to the Hall and the panoramic views down the Welland Valley from the south eastern corner of the site. Boundary Walls to Cottages Some of the properties will be hard up against footpaths whereas in other areas they are set back with private front gardens. Where space permits, low stone walls are to be used to define ownership and create a cottage/rural character. Most properties will have relatively small cottage style front gardens, with the use of climbers, small hedges and a potted plants being promoted rather than areas of lawn. Where the proposed residential area interfaces with the retained open space, proposed new boundary walls and carefully located planting will be an attractive feature of the scheme. Ref: figure 7 Illustrative Landscape Detail Plan Driveways & Shared Access Road Shared access roads will have a different character to the main (adoptable) access road. Edged with setts or just running into grass verges, they will be paved with concrete tegula type sett paving, with a rural feel, rather than an estate road character. 11

12 Pedestrian Routes Along the main access road from northern entrance, pedestrian access is provided on footpaths one side of the road. Informal mown grass routes would be located within the open space linking into the residential area and the Jurassic Way. The Lime Avenue The Lime avenue is a TPO protected feature and is retained. The TPO Trees (Walnut & Hawthorn) These are all to be retained as a significant feature within the central open space. These and other trees and site vegetation would be subject to an agreed landscape enhancement and management plan to ensure future vigour and, in time, replacement. Street Trees Will be native larger growing trees where space permits, such as; oak, and smaller growing native trees such as; field maple where space is tighter. Attenuation Pond There may be a requirement for a small attenuation pond which would be predominantly dry except in times of heavy rainfall. This is likely to be located in the area of the former tennis court and would be designed as informal open space, edged with native shrub planting and incorporating species rich grassland and wildflower mixes. 5.9 Views and Vistas There are currently two key vantage points along the Jurassic Way towards Cottingham Hall (Views B & C, Figure 2) and one long distant vista looking down the Welland Valley in a westerly direction (View A, Figure 2) Layout 1 (the planning application scheme) accepted that there would be a change in character to views from the Jurassic Way. While screening some views of the site with additional planting, the housing layout and landscape strategy had been developed to maintain several key views and vistas, while creating a publically accessible open space to the south of Cottingham Hall as a Village Green focussed around the retained TPO trees. The masterplan proposed bespoke building form and local architectural vernacular to create a strong village character. The objection was that this impacted upon the setting of the Hall obstructing views towards the Hall from the Jurassic Way and that the cumulative impact of housing around the Hall was unacceptable. The artist impressions below indicate what the scheme might have looked liked from within the site (View E, Figure 2) and from the Jurassic Way at the south eastern corner of the site (View D, Figure 2). 12

13 Illustrative Artist Sketches of the Planning Application Scheme View D View from the Jurassic Way at the south eastern corner of the site View E View from within site across Village Green towards St. Mary Magdalene s Church spire 13

14 5.10 Layout 5 (The Appeal scheme) has addressed the visual concerns removing development from the field immediately south of Cottingham Hall and maintaining and enhancing clear, unobstructed views towards the Hall from the key vantage points along the Jurassic Way. Figures 3, 4 and 5 illustrate views before and after development View A Figure 3 Existing - Very little of the old part of Cottingham Hall is visible. There are attractive views across the open field south of the Hall westwards along the Welland Valley. Residential areas of Cottingham are visible both on the hillside to the east and on the lower slopes of the scarp and within the valley floor to the west. Proposed - In the proposed view the view to the Hall does not change the open field to the south of the Hall remaining as open space. Within the view along the Welland Valley looking west, in the middle ground below the tree line there will be glimpsed views of houses and some small stone walls between some modest proposed tree and hedgerow planting. A large property on the edge of the site is currently clearly visible within this view and the proposals would not have a negative impact upon this current vista View B Figure 4 Existing - This short section of path is the point along the Jurassic Way where the Hall is most visible, though partially screened particularly in the summer months by two large Walnut trees and a large hawthorn tree. Proposed - In the proposed view there will be no significant difference, however implementation of a planting and landscape management plan for the open space and field boundaries provide a little more vegetation, enhancement of the view and protection of the vegetation, pasture and setting of the Hall in the future View C Figure 5 Existing - This is a very limited section of footpath from which an attractive south western corner of the Hall can be seen framed between existing vegetation. However, moving along the path a modern dormer bungalow adjacent the Hall impacts upon the view and further along the path views are obstructed by existing vegetation. Proposed - In the proposed view the attractive view will be framed with new planting and the dormer bungalow hidden behind more attractive new properties which themselves will be largely hidden behind slight earth modelling, new hedge and tree planting Distant Views As illustrated on the appeal scheme masterplan Figure 2, the new housing will sit comfortably to the western edge of the site leaving the field to the south of Cottingham Hall open. Settlements within the Welland Valley tend to be either on the plateau or up the sides of the scarp rather than in the valley floor or within the flood plain. This is the case in Cottingham and Middleton. Therefore developing housing between vegetation on the lower slopes of the escarpment is in character and would not look out of the ordinary or dominant when viewed from within the wider area, and this principle was accepted by The Landscape Partnership. 14

15 6.0 Response to the Council s Landscape Review and Comment on the Landscape Sensitivity and Capacity Study 6.1 The Council commissioned an independent review of the planning application and in particular the supporting Landscape Statement and the Landscape and Layout Addendum. Several concerns were noted regarding the visual impact of the planning application scheme which we have responded to with the amended appeal scheme, in the main by significantly reducing the development to mitigate any landscape or heritage concerns. Before detailing how we have addressed the concerns and the reasons stated for objection there were several positive comments made by CBC and their consultants in relation to the original scheme worth noting. These would apply to the appeal scheme also. In general design terms the consultants were satisfied that; Section 2.1 The Landscape Partnership Landscape Review page 2 The landscape proposals are generally well considered and seek to minimise the effects of the residential development on the basis of the proposed number of houses. This includes the following aspects: retention of much of the existing vegetation; the replanting of the lime avenue; the design of the layout to follow the grain of the landform; use of local distinctiveness and sympathetic materials and features; provision of a village green; and largely appropriate planting principles Architectural Character and Building Elements Section 2.1 The Landscape Partnership Landscape Review, table page 6 The architectural language and building elements are considered to be an appropriate reflection of the existing built environment of Cottingham and Middleton and forms a suitable basis for design of the proposed development. Detailed Landscape Proposals Section 2.1 The Landscape Partnership Landscape Review, table page 6 The principals of the landscape design are considered appropriate and sympathetic to the built character of the two settlements The Urban Design Manager stated in the Development Control Planning Committee Report The layout and landscaping plans are a considered to be an appropriate layout for a village development Ecology The Development Control Planning Committee Report stated; The scheme is considered potentially capable of being mitigated in ecological terms Trees The Development Control Planning Committee Report stated; The application site contained a number of trees which were subject to tree preservation orders. The application was accompanied by an arboricultural survey which was considered by the Council s tree advisor as being an appropriate submission and this resulted in a wider extent of the trees within and adjacent to the site being made subject to new and/or amended orders. 15

16 The trees within the site are an important part of the character and appearance of the area. The trees include a lime tree avenue which is intrinsically linked to Cottingham Hall and the historic character of the area along with a number of individual trees and small groups which are important features in the landscape and the scarp slope All the TPO and other trees are retained on the appeal scheme with the exception of one small hedgerow tree, which is not covered by TPO. Additional tree and hedge planting is proposed with enhanced management. Historic Impact The Development Control Planning Committee Report stated; The site is considered to be sufficiently divorced from the Grade I Church of St Mary Magdalene which is set higher up the slope as to not have a noticeably adverse impact on the setting of the Church. The Listed Hall The Development Control Planning Committee Report stated; The scheme on individual rather than cumulative impact is considered to result in less than substantial harm, however. the proposed housing scheme to the rear of Cottingham Hall removes the only remaining open element of the setting of the Hall. this is considered to be substantial (cumulative) harm to the significance of the grade II* listed building. With the Appeal scheme the proposed housing behind the Hall has been removed and the open space would be managed for visual enhancement, ecological and amenity benefit. Therefore there is no longer any potential for cumulative impact; indeed, the significantly reduced scheme will deliver enhancement. Neighbour / Residential Amenity The Development Control Planning Committee Report stated; The housing in the proposed development is laid out in such a way that the housing would appear to have an acceptable level of residential amenity for the future occupiers. The proposed properties are generally off-set from the existing to the extent that they shouldn t result in unacceptable loss of privacy or cause overshadowing Conclusion Statement The Development Control Planning Committee Report stated; the benefits of the proposal include the delivery of housing to meet needs and some social and economic benefits. However it is considered that the modest benefits of the proposal are outweighed by the unacceptable and unjustified harm to the significance and setting of the grade II* Listed Building (heritage asset protection), causes harm to the important landscape character of the area and is contrary to the development plan (North Northamptonshire Core Spatial Strategy) which seek to focus growth to more sustainable locations. The impact upon the Hall is no longer an issue with the appeal scheme as the properties previously proposed in the open field to the south which were of concern to the Council in terms of cumulative impact have been removed from the Appeal proposal. With regards to the Special Landscape Area (SLA), Policy P10(E) of the Northamptonshire Core Spatial Strategy adopted 2008 states that proposals in the open countryside will not normally be permitted, and that particular regard will be paid to SLAs and the need to avoid visual intrusion. This is not a nationally important statutory designation, as such and in accordance with the NPPF it would not be given particular protection through the planning system. The 16

17 SLA also covers a vast area (including the whole of Cottingham and Middleton) and it is not a policy specifically designed to restrict development at the application site, which makes only a small contribution to the overall SLA. The much reduced scheme would have negligible if any impact on the SLA. 6.2 I highlight below the main criticisms of the planning application scheme taken from the The Landscape Partnership s, Landscape Review document (tables pages 3 to 6)and how we have responded to them in the amended Appeal layout. Topic Site Vegetation The consultants were concerned that trees were being removed. The only tree now proposed for removal is T 14 a small hawthorn which is located in a section of hedge which it is proposed to remove. There will be significant new planting as part of the development, to include; individual Walnut trees to replace the ageing and diseased large specimens, woodland and perimeter tree planting to create a more robust edge to the site, particularly to the southern boundary adjacent the Jurassic Way. This will help protect and reinforce the landscape character of the area over time. New hedgerow planting and street tree planting which will utilize native species appropriate to the location. Existing vegetation would be managed for visual and ecological benefit as part of a conditioned and approved management plan. Topic The Listed Hall Concern was expressed that the proposed development of houses will occur within the former grounds of the listed Hall changing the visual relationship with the open land to the south. The Appeal scheme proposes maintaining this area as enhanced open space, allowing public use and improving the management and planting around the area to enhance the setting of the listed Hall and the nature conservation value of the area. Topic Distant Views Concern over development being visible particularly in the more exposed open eastern portion of the site and the Walnut trees here being lost. This part of the site is no longer being developed for housing and the trees are to be retained and managed with additional Walnut trees planted as parkland trees to eventually replace the over mature specimens which are currently so dominant on the site, but which have a limited future life expectancy. Topic The Jurassic Way Concern over obstruction of views. There will be no obstruction of views over the Welland Valley with the new scheme and no obstruction of views to Cottingham Hall. Topic Spatial Arrangement and Frontages Concern over impact on landscape character, Cottingham Hall setting and views from Jurassic Way and adjacent residential properties. However, the consultants also state that the approach to the layout and arrangement of the development is considered appropriate to providing the best integration of the site. The revised Appeal scheme will not negatively impact upon views from the Jurassic Way or the setting of Cottingham Hall, it has also been developed in line with the Rockingham Forest Country side Design Summary document and as such would contribute to local character. Topic Views and Vistas Concern over changes to key views and vistas to and from the Hall and from the Jurassic Way with obstruction of current views. The appeal scheme will not create obstruction to any 17

18 views and I would suggest that the views and vistas are likely to be enhanced rather than denuded. Topic Summary Recommendations 6.3 Finally the consultants stated that should development be permitted it should be low density, with greater spacing between dwellings and suggested bungalows or a few larger, very well spaced dwellings. However, this approach is contrary to the Rockingham Forest Countryside Design Summary and the inherent character of the historic landscape and local village conservation areas. Furthermore it is not a sustainable approach to housing supply. It would appear the consultants assessing the planning application scheme have focused too heavily on landscape and visual impact and have missed the point regarding the Rockingham Design Guide that well designed schemes can make a significant contribution to character, visual experiences and aesthetics. 6.4 Well designed development can create sustainable, attractive homes and communities which make appositive contribution to the character of an area. This needs to be balanced fairly against any potential detrimental impacts. 6.5 Comment on the Landscape Sensitivity and Capacity Study This report (dated December 2014) is a complex appraisal of 12 parcels of land located around the villages of Cottinhgham and Middleton. The report rates the 12 areas in terms of their sensitivity to impact from residential development and their capacity to accommodate new residential development The report suggests that the Appeal site comprises two defined parcels of land (9 and 10). The application site falls partly within Parcel 9 (eastern portion) and partly within Parcel 10 (western portion) Parcel 9 is assessed in the report (p.45) as being in a prominent location with an important landscape and visual association within the Welland Valley, and it suggests that Development would create a prominent impact both within the Parcel and within the wider landscape of the Welland Valley, with limited scope for providing adequate mitigation The Landscape Partnership s conclusion in relation to Parcel 9 (pages 44 and 45) was as follows: Development would create a prominent impact both within the Parcel and within the wider landscape of the Welland Valley, with limited scope for providing adequate mitigation. The Parcel has a Low capacity for accommodating residential development, and is not suitable for development In the revised proposals this part of the site is not adversely affected because it will be kept free of built development and will be opened up for public access Parcel 10, although considered broadly similar to Parcel 9, was deemed to be less sensitive and The Landscape Partnership s comments regarding Parcel 10 (page 47) are somewhat contradictory. The consultants stated that the development would have have a prominent but localised impact on an area of important local landscape character. The effect is limited by the containment provided by the mature vegetation, which also provides some scope for mitigation. Those comments indicate that some development would be acceptable, but in 18

19 the following paragraph the consultants also stated: the Parcel is essentially inappropriate for development. However, the same paragraph further advised that: limited residential development may be appropriate, if restricted in number, of very low density and located on the lowest part of the scarp within the Parcel Consequently, Parcel 10 was deemed to have a somewhat higher capacity for development than parcel 9, subject to density and location. I believe that the Appeal scheme as now illustrated can be accommodated comfortably and attractively within the parcels 9 and By comparison based upon the ratings applied to the 12 areas of land, parcels 2 and 3 are assessed as being the least sensitive to development impact and most able to accommodated residential development. These two areas comprise large open fields located to the north of the two villages, on arable, level ground within the valley floor. Some of this land is bounded by the Jurassic Way as it passes across the flood plain. The fields are open and visible from the footpath, other footpaths within the area, from higher elevations within the Valley and from the villages and scarp slopes to the south. I believe these areas to be potentially much less appropriate for residential development in terms of Landscape and visual impact. This low lying land is clearly visible from adjacent higher ground and historically the villages and settlement within the Welland Valley has been located on the slopes or plateau and not within the valley bottom or flood plain. 19

20 7.0 Summary and Conclusions 7.1 The Setting Of The Hall This revised Appeal scheme delivers sustainable development, protects and enhances the setting of the Grade 2 * Listed Cottingham Hall, permitting more people to experience the Hall at close quarters and provides the benefit of access to an area previously restricted from public access. A strategy of landscape enhancement and a comprehensive management plan will ensure that the landscape around the hall which has been deemed important to its setting will be protected and enhanced over time. At present the landscape, walls, fences, TPO trees and other vegetation are being denuded through a lack of management, disease and damage. The proposed public access to the open space and management of the site and the setting of the Hall adds to the green infrastructure of the area, it s recreational and visual amenity. 7.2 Visual Attributes The substantially reduced number of dwellings on the appeal scheme and the removal of the proposed properties from the field to the south of Cottingham Hall overcomes the cumulative and visual impact concerns raised previously in connection with the setting of Cottingham Hall. All the views to the Hall are maintained and where possible enhanced. With the field to the south of the Hall now left open there is no obstruction of views and none of the properties within the proposed scheme would obstruct the view along the Welland Valley to the west. All the views and vistas are enhanced rather than denuded. 7.3 Sustainable Development The North Northamptonshire Green Infrastructure, Local Framework Study for Corby advises that development should seek to protect and enhance the particular characteristics and qualities of the rural villages around Corby. Opportunities for delivering green infrastructure provision are partly seen as arising through developments, such as new housing. This amended scheme delivers such benefits. 7.4 Conclusion The scheme has the potential to become an exemplary development, utilising local materials and architectural vernacular, complementing the conservation areas of Cottingham and Middleton and strengthening people s perceptions of the villages. Virtually all existing vegetation is to be kept. As a condition of a planning approval, additional planting and a management plan would be developed to protect and enhance the landscape and nature conservation interest of the area. Views and vistas would not change in character, but would be enhanced. It is proposed to keep the entire eastern part of the site permanently open and free from built development, in order to preserve the setting of Cottingham Hall and providing public access to the land to the south of the Hall would provide additional amenity benefits for local people and visitors to the area. My overall conclusion is that the revised scheme will not result in any adverse landscape impacts, and that there will be considerable enhancement and beneficial effects. 20