Landscape The Region. Landscape character types - A96 Corridor (SNH) Analysis of views to and from the site

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1 Landscape Framework

2 Table of Contents Introduction 3 Landscape The Region 4 Site Topography 5 Existing Vegetation 6 Open Space and Recreation 8 Landscape Strategy 10 Planting Structure 14 Summary 22

3 Introduction This Landscape Framework has been produced to support the outline planning application for the development of a new town at Tornagrain. Reference should be made to this submission and other supporting documents for further background information on the application including specification of the description of the development proposal; the evolution of the proposal and in particular the illustrative masterplan produced by Duany Plater-Zyberk & Co; and the planning case to support the proposal. The environmental impact of the development proposal in terms of Landscape and Visual Amenity has been comprehensively assessed within Technical Annex 6 of the Environmental Statement. This document provides a separate summary of the Landscape Framework which is proposed to support the development. A vital element in the preparation of the Tornagrain master plan has been consideration of the impact and relationship of the proposed new town with the existing landscape, and the creation of a landscape strategy, which will enhance the context and setting of the town. A fundamental objective of the strategy is how best to minimise the impact of the proposal on the surrounding landscape and in the longer term, enhance the landscape in terms of overall appearance, amenity/ recreation and environmental objectives. The strategy also seeks to create an internal landscape framework for the town, which will provide a wide variety of landscape solutions, which respond to the different characters and requirements of the town and its inhabitants. In achieving these objectives, it is intended that this landscape framework will be entirely consistent with the objectives of the Green Framework, which seeks to ensure that urban growth can be embedded into a cohesive package that will enhance the environmental assets of the A96 Corridor so as to bring lasting and substantial benefits. [The Highland Council The A96 Growth Corridor Development Framework, September 2007] 3

4 Landscape The Region The site is located approximately 8km north east of Inverness above the southern shore of the Inner Moray Firth. The coastal strip is typified by predominantly mixed agricultural and forestry land uses, which are characteristic of other areas on the edge of the Inner and Outer Moray Firth in this part of the north eastern Highlands. The landscape of the area is one of subtle variation, with gently undulating coastal farmland, lying at the foot of Drumossie Moor and the hills to the south. These hills rise steadily to around 350m AOD and, together with the lower lying hills on the Black Isle, provide physical and visual containment to the Inner Moray Firth and to the coastal strip in which the new town is located. The Inner Moray Firth Landscape Character Assessment (LCA), undertaken on behalf of SNH, identified different Landscape Character Types (LCTs) within the region. A further landscape character assessment was also undertaken to inform the preparation of the A96 Growth Landscape character types - A96 Corridor (SNH) Proposed site Coastal Farmlands Rolling Farmlands and Forest Open Farmed Slopes Flat Moorland Plateau with Woodland Enclosed Farmed Landscapes Upland Moorland and Forestry Intensive Farming Open Uplands Forest Edge Farming Larger Urban Settlements Hard Coastal Shore Open Firth Forested Backdrop Enclosed Firth Soft Coastal Shore Inner Enclosed Firth Analysis of views to and from the site Principal Natural Ridge Natural Hollow Roadside Cutting Forestry / Decidious Trees Quarry Principal Views In Principal Views Out 4

5 Site Topography Corridor Development Framework. This assessment was essentially derived from the SNH Inner Moray Firth Landscape Character Assessment and as such directly reflects their identification of LCTs within the Corridor. The majority of the development site lies within the Forest Edge Farming LCT. The remaining part of the site lies within the Intensive Farming LCT. Both of these LCTs are relatively well represented within the region. The development site landscape is broadly typical of these LCTs and exhibits many of their defining features. The site location at the interface between these two landscape types means that it benefits from visual and physical enclosure, and setting, afforded by the rising ground, overlaid with commercial forestry to the south. This is clearly demonstrated by the analysis of views to and from the site shown opposite. The proposed site is characterised by a gently undulating landscape, which rises gradually from north to south. The lowest part of the site along the A96 is approximately 12.5m above sea level, the highest at the southern extremity of the site is 65m above sea level. There are no significant topographical features save the oak covered esker in the centre of the site and the sand and gravel quarry at Hillhead. In developing the master plan for Tornagrain, the following approach has been adopted regarding the current site landforms. The master plan has evolved to minimise the need for major earthworks by working with opportunities presented by the existing topography. As well as helping to retain the shape of the existing landscape, this adds character and variety to the townscape, which is to the advantage of the master plan. The oak covered esker, which forms a central ridge in the town will be retained in its entirety as part of the central park. The plan seeks to maximise opportunities presented by the existing quarry. The current quarry depth (c 8.0m) creates opportunities for dramatic development solutions for dwellings and a public park within the former quarry. Site Topography Proposed site Contours m m m m m m m m m m m m m m m m m m m m m m 5

6 Existing Vegetation The existing use for the majority of the site is agricultural, and it has been managed commercially for an extended period of time. There are also areas of commercial woodland and smaller areas of trees and scrub vegetation within the site. It is these areas where specific consideration is required regarding the treatment of vegetation. The north west corner and south west portion of the site lie the Tornagrain Wood and a portion of the High Wood respectively. Both are commercially managed plantation woodlands. The Tornagrain Wood is predominately Scots Pine due for felling with some mixed understorey growth. The High Wood has a greater age/species structure and diversity Scots Pine, Sitka Spruce and Douglas Fir predominate. Tornagrain Wood is of relatively high amenity value whereas the High Wood is much more limited. Tornagrain Wood helps to reduce the site s visibility from the A96, whilst the High Wood provides an important backdrop on rising ground to the south of the site. Oak on the Esker ridge. 6

7 Existing trees on Tornagrain Esker Tree Survey and Schedules. Tree Survey Data (2007) Tree Removal Category A High quality and value Category B Moderate quality and value Category C Low quality and value Immediate Fell Category A Fell at commencement of construction phase Category B Fell at commencement of construction phase Category C Fell at commencement of construction phase Other tree cover is focussed on the oaks along the esker ridge in the centre of the site, the mature trees around Mid Coul, around Hillhead Farmhouse and up the track to and surrounding Culaird on the southern boundary of the site. All trees outwith the two woodland blocks have been individually surveyed and can be found in the Annex of Technical Annex 6 of the Environmental Statement. An assessment of the quality of each tree has been made, together with a management prescription which seeks to maintain the vast majority of trees, except those of poor quality, diseased or being outcompeted by neighbouring trees. Scrub cover predominates in the wetland to the rear of Hillhead, in the quarry and on the portion of the esker ridge to the west of the Croy Road. The underlying objectives in dealing with existing on-site vegetation are as follows:- Those areas of Tornagrain Wood not being felled for development purposes will be managed by selective felling and replanting to retain a mixed structure amenity woodland. This will be discussed in greater depth later in this report. Retain, maintain and manage mature deciduous woodland and copses and single mature trees within the site wherever possible. Retain, maintain and manage other existing trees, scrub and vegetation, which are of amenity or nature conservation value. Compensate for any tree loss with planting within the site or off-site. Introduce planting to extend visually and physically the existing woodland for amenity and nature conservation benefits, including links to off-site woodlands. 7

8 Tornagrain Wood Tornagrain Wood High Wood Open Space and Recreation The master plan for Tornagrain has been designed to deliver a wide range of open spaces across the town and as such identifies a total of 79.4 hectares of open space. Open space will help integrate the town into the existing and developing landscape and also provide a framework for landscape within the town. This framework identifies the different types of open space that will be provided within the town and the different types of landscape functions that are fulfilled. The open space allocations will also meet the recreational requirements of residents in terms of sport and play. The Inverness Local Plan sets standards for open space sports and recreation provision (Table 1). Open space and recreational requirements based on a strict interpretation of these Local Plan standards have been calculated and set out in Table 2. Table 1: Open Space/Recreation Provision TYPE POLICY REQUIREMENT PROXIMITY Adult/Youth NEAP LEAP ha per 500 Dwellings 0.85 ha per 1,000 Dwellings 0.36 ha per 200 Dwellings Within 600m of every house Within 600m of every house Within 240m of every house LAP 0.04 ha per 50 Dwellings Within 60m of every house In developing the masterplan for Tornagrain, a careful balance has been struck between the urban design, public realm and landscape framework aspirations and the prescriptions set out in the Local Plan for the provision of open space recreation and sports facilities. These prescriptions are not wholly consistent with the design principles underlying the Tornagrain proposal and so if adopted directly, would have an impact on the type of urban fabric that is found in many of Scotland s most enduringly successful Inverness (Dalcross) Aerodrome Open space and sports facilities in tornagrain Application Site Total Area Total Developable Area Total Non- Developable Area ha ha 90.7 ha Including Inverness Airport Business Park 11.3 ha Total Public Open Space 79.4 ha Including: Allotment 1.5 ha School Playing Field 7.26 ha LEAP - Local Equipped Area for Play (10no) 240m walking distance, 400m 2 minimum NEAP - Neighbourhood Equipped Area for Play (13no) 600m walking distance, 1000m 2 minimum High Wood Layout is for indicative purposes only. Realigned A96 not proposed as part of this development. 8

9 Table 2: Tornagrain Open Space Requirements (as per Local Plan policy) UNTS LAP LEAP NEAP SPORTS no. area no. area no. area no. area TOTAL Phase Phase Phase Phase Phase Phase Phase TOTAL communities. Accordingly, within the proposed 79.4 hectares of open space (far in excess of the local plan requirement of hectares) the proposed sports and recreation provision does not rigidly reflect the Local Plan standards set out in table 2. The proposed recreation and sports provision has been located in the most appropriate sites (see plan opposite) taking account of the town s urban fabric, public realm and landscape strategy objectives. It is important to understand that availability of appropriate recreational opportunity to residents of all ages, and in particular the distance for children, has been an important factor in locating facilities balanced with the wider design objectives. The urban fabric of Tornagrain will be quite unlike most contemporary developments, being both more walkable and with a strong public realm framework, akin to the character of traditional towns. Whilst the number of LEAPs (incorporating LAPs) is lower than specified by policy, there is a far greater number of NEAP areas. Furthermore, the master plan provides for substantial additional sports and other open space land over and above policy requirements. Given the permeability of Tornagrain these equipped and other play/open space areas are considered to be a more beneficial resource to residents. Table 3: Proposed Open Space Provision UNITS (cumulative) PLAY AREA PLAYING FIELD NEAP LEAP Total Total ALLOTMENT RESIDUAL OPEN SPACE TOTAL OPEN SPACE no. area no. area area area area area area Phase Phase Phase Phase Phase Phase Phase TOTAL

10 Landscape Strategy The two key objectives of the landscape strategy are: First, to integrate the proposal within the surrounding landscape responding positively to the aims and aspirations of the A96 Corridor Green framework. Secondly, to develop a framework for the town itself to provide a planting and landscape structure that enhances and interacts with the built environment and as such creates a variety of attractive places to meet the needs of residents. a) Tornagrain Wood. Within the retained areas, thin the existing Scots Pine overstorey and introduce, by planting or regeneration, a mixed species understorey to improve nature conservation, landscape and amenity characteristics of the woodland. The greater species diversity should improve the quality of the landscape backdrop. b) Mid Coul Area. The existing trees around Mid Coul Farm and the area to the north east adjacent to the Mid Coul burn will be managed to remove weaker trees and augmented to create a valuable green park of mature and semi mature trees near to the centre of the town. a 1. Integration with the surrounding landscape The specific proposals outlined opposite are derived from a set of more general objectives, which are as follows:- Re-plant, manage and maintain existing forestry areas within the site to provide a distinctive landscape backdrop with linkages to surrounding plantations in the wider landscape. Reinforce, extend and link existing woodland and tree groups within the site to woodland and forestry areas outwith the site with new woodland planting. Increase the diversity of species within forestry and woodland areas. g g) Woodland on Western and Eastern Fringes. Both the western and eastern fringes are relatively well sheltered in visual terms by mature trees around the existing hamlet of Tornagrain from the west and at Drumine from the east. f The detailed Woodland Management Plan can be found in the Appendix to Technical Annex 6 of the Environmental Statement. 10

11 c) Woodland Links at Hillhead and Drumine. These areas represent extensions of the surrounding woodland into the fabric of the town to improve integration with the surrounding landscape and to improve the amenity and appearance of the town itself. The woodland links will also provide a less formal landscape character in contrast to some of the more formal planting that will characterise other areas of the town. g b c e c f) High Wood. The portion of the High Wood contained within the site will be clear felled by compartment consistent with the existing Forestry Authority approved long term plan, which in turn accords with the phasing strategy for Tornagrain. This should allow the woodland to be restructured, providing continued age diversity but adding to species diversity of the development of that portion of Tornagrain. Adding species diversity, particularly with the inclusion of greater broadleaf content, will improve landscape quality, nature conservation and amenity benefits. d d) New Woodland between Tornagrain and Croy. Responding to the A96 Corridor Green Framework and the proposal to create a new woodland to provide a degree of separation between Tornagrain and Croy, a new woodland will be created on land under control of the applicant but outwith the site. First, this woodland will create a degree of separation, whilst providing linkage between High Wood to woodland on the Kildrummie Kames to the south east of the site. Secondly, through the retention of a significant amount of open grassland within the woodland this area will provide valuable managed badger foraging habitat. e) Central Esker Ridge. The oak woodland along the eastern portion of the ridge will be managed to remove currently weak trees and reinforced with additional woodland planting to the south west of the main ridge to form a woodland section of the main central park. The scrub area to the west of the Croy Road will be retained, managed and where appropriate, strengthened with additional broadleaf planting to create a less formal recreational area and a significant woodland habitat in the centre of the town. The ridge will be linked by two green corridors running south to a woodland area along the south of the town this will create wildlife corridors between the park and the surrounding landscape. 11

12 2. Developing a Landscape Framework for the Town The overarching aim of this aspect of the strategy is to: Maximise the opportunities presented by the existing landform features of the site on which the town is to be built. Maintain existing mature woodland and tree groups already present across the site. Introduce new woodland areas to enhance the setting to the buildings and to provide buffers between distinctive neighbourhoods. a) Parks & Civic Spaces. These key spaces vary in character significantly across the town. The central park epitomises the variety, being formal in character in the eastern half and more informal and wooded in the west. This provides both variety in terms of landscape and amenity potential, but it is also designed to respond to the existing landscape and the proposed surrounding townscape. In the remainder of the town s civic spaces and more formal town centre locations, there is proposed to be formal street planting or civic space arrangements. Civic spaces in less formal neighbourhood edge locations will tend to be more informal in nature with different planting arrangements and species. Restore the Hillhead mill pond and enhance the Mid Coul burn. Create new water features for nature conservation interest in the area currently occupied by the quarry adjacent to Hillhead. c Create neighbourhood parks and civic spaces with distinctive but different characters. Utilise formal structure planting, such as avenues, to create a strong framework in urban areas, parks and open spaces. Integrate the new with the existing landscape by using less formal planting arrangements as buffers between neighbourhoods and on the edges of existing woodland and forestry. a c c) Formal Planting. The importance of certain areas of towns can be accentuated and enhanced by appropriate tree planting. Principal thoroughfares, important civic spaces and other locations with the town or neighbourhood centres require appropriate planting. Features such as avenues or other regular and formal planting arrangements will be used to complement the urban structure and streetscape. 12

13 b a c e d d) Hillhead Wetland area. This area is currently a neglected, silted up mill pond with scrub vegetation. Although it will be appropriate to retain some of the scrub and wetland, there is the potential to create an attractive and important water feature with nature conservation and amenity benefits. e) New Woodlands. Areas of new woodland planting, such as to the west of Hillhead, will help provide some distinction between neighbourhoods, link the surrounding woodland with the town and provide a different, less formal character of landscape usually found in lower density residential areas. b) Mid Coul burn. The current burn is in large part a canalised agricultural drainage channel. It is proposed to enhance this feature with appropriate protection from development and landscape. To the south of the development, the proposed landscape is less formal in nature providing a green link with surrounding woodland along the western edge of the central park. As the burn gets closer to the town centre, the landscape becomes more formal to reflect the increasing urbanism of the surrounding area. The burn then passes through the town centre forming an attractive, formal water feature before reverting to a less formal character as it passes through the wooded park to the north of the town centre. 13

14 Planting Structure The basis of implementation of the landscape framework rests on tree planting, whether it be the creation of new woodlands, the enhancement of existing woodland areas or the creation of a landscape with new planting in the streetscape or gardens. In developing the different character areas of the town, it is therefore vital that appropriate species and planting patterns are adopted. Structure Planting and Woodland The development of the town will result in the felling of approximately 22 hectares of Tornagrain Wood with around 7 hectares. retained. The Tornagrain Wood is due, under the current long term forest plan, to be selectively thinned and restocked between 2008 and This process will continue to ensure that the 7 hectares to be retained will have begun to establish as a landscape framework for phases 5 and 7 of the development, ( and post 2041). Although there is a loss of woodland within Tornagrain Wood, the proposal also sees the restructuring of the High Wood to improve bio-diversity, amenity and landscape characteristics and also the creation of 21 hectares of new woodland and woodland areas. This provides a net gain of around 6 hectares of woodland of greater bio-diversity and amenity potential. The choice of species for each area of new woodland will vary according to local circumstances, ground conditions and neighbouring uses. However, they will be drawn from the following list. Scots Pine Pinus sylvestris Sessile Oak Quercus petraea Ash Fraxinus excelsior Wych Elm Ulmus glabra Silver Birch Betula pendula Bird Cherry Pine Prunus avium 14

15 Rowan Sorbus aucuparia Downy Birch Betula pubescens Hazel Corylus avellana Goat Willow Salix caprea Grey Willow Salix cinere Guelder Rose Viburnum opulus Dog rose Rosa canina Field Rose Rosa arvensis Ivy Hedera helix Honeysuckle Lonicera periclymenum Holly Ilex aquifolium Broom Cytisus scoparius Gorse Ulex europaeus Elder Sambucus nigra Dwarf willow Salix repen 15

16 Streetscapes and Civic Spaces In addition to new areas of structural woodland, the landscape strategy envisages the planting of in excess of 5000 trees in avenues, civic spaces and parks, car parks and gardens. Different tree species are appropriate for different urban spaces and careful selection that the landscape framework enhances the qualities of the built environment. 16

17 Beech Fagus spp. Plant large growing species, as semi-mature specimens, in areas of predominantly hard landscape or important civic spaces, such as the central park, to reflect the scale of surrounding buildings and to lend an air of maturity to the more formal public open spaces. In certain locations specimen conifers may also be used as key foci and to add variety. Ash Fraxinus spp. Oak Quercus spp. Lime Tilia cordata Maple Acer spp. Horse Chestnut Aesculus hippocastanum 17

18 Plant medium sized species, as larger nursery stock, by themselves or in structural planting blocks in areas of parks, civic spaces and thoroughfares. Alder Alnus spp Hornbeam Carpinus Ash Fraxinus spp. Birch Betula spp 18

19 Rowan Sorbus aucuparia var. Plant small growing species within sub divided neighbourhood areas, generally within garden grounds to reinforce the recognisable and distinct identities created by the architecture of the buildings. Maple Acer spp. Apple Malus spp. Birch Betula spp. Hawthorn Crataegus spp. Pear Pyrus spp. 19

20 Hedging Formal Plant hedges, shrubs, climbers, herbaceous plants to provide each area/ neighbourhood with a recognisable and distinct character and year round interest. Beech Fagus sylvatica Copper Beech Fagus sylvatica Purpurea Box Buxus sempervirens Oval leafed Privet Ligustrum ovalifolium Portuguese laurel Prunus lusitanica 20

21 Hedging Informal Hawthorn Crataeugus monogyna Plant hedges, shrubs, climbers, herbaceous plants to provide each area/ neighbourhood with a recognisable and distinct character and year round interest. Guelder Rose Viburnum opulus Blackthorn Prunus spinosa Dog rose Rosa canina Elder Sambucus nigra 21

22 Summary The Landscape Framework specifically identifies the key landscape considerations and interventions that have shaped the master plan for Tornagrain new town. As such the Landscape Framework comprises two distinct but inter-related elements: Integration of the new town within the surrounding landscape The relationship of the town with existing landscape has been a primary consideration from the outset. The master plan has sought to minimise the impact of the development on existing landscape by positively responding to the key landscape features of the site and the surrounding area. As such, the Landscape Strategy identifies the key master plan proposals which will ensure that the town is effectively integrated into the surrounding area and delivers the objectives of the A96 Corridor Green Framework. A landscape framework for the town Within the context of the landscape strategy, the internal framework identifies the key landscape proposals and solutions designed to create a successful and attractive town. These landscape solutions are central to the character of the master plan, ensuring that the town provides a full range of landscape based interventions for residents to enjoy. 22

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24 Estates Office, Berryley, Darnaway, By Forres IV36 2ST Andrew Howard Managing Director Printed on Revive % recycled paper