Hertfordshire County Council LAND AT BALDOCK SITE 2 LANDSCAPE AND VISUAL ASSESSMENT JULY 2008 Jon Etchells Consulting Barn A, Dixies High Street Ashwell Herts SG7 5NT 01462 744662
HERTFORDSHIRE COUNTY COUNCIL LAND AT BALDOCK, SITE 2 LANDSCAPE AND VISUAL ASSESSMENT July 2008 C O N T E N T S Page 1. Introduction 1 2. The Baseline Situation 4 3. The Proposed Development 16 4. Potential Landscape and Visual Effects 19 5. Conclusions 25 Appendix A ~ Methodology Figures: 1. Location Plan and Landscape Character 2. Aerial Photograph and Photograph Viewpoints 3. Landscape Constraints and Opportunities 4. Visual Envelope and Visual Receptors
1. INTRODUCTION 1.1 General 1.1.1 This report has been prepared on behalf of Hertfordshire County Council (HCC) to assist with the development of proposals for new housing on land at Baldock, North Hertfordshire. A number of sites are under consideration, but this report considers only Site 2 in detail, with a summary comparison of Site 2 with the other sites being considered in section 5. 1.1.2 This report sets out the results of a baseline assessment of landscape character and quality and potential landscape and visual effects, in order to establish site constraints and guide the development of proposals for the site. 1.1.3 The land in question ( Site 2 ) is located on the northern edge of Baldock, to the east of the existing housing along Salisbury Road, Bygrave Road and Larkins Close, and to the north of the Letchworth to Cambridge railway line (see Figure 1). The site has been divided for the purposes of assessment into Site 2A (to the north of Bygrave Road), and Site 2B (to the south of the road). It is within the administrative area of North Hertfordshire District Council (NHDC) and at the moment comprises (see Figure 2): North of Bygrave Road and west of the bridleway leading to the north from it is Laymore Farm, a County Council smallholding. This area includes the farmhouse, farmyard with outbuildings, an area cultivated for vegetables, and part of the arable field which extends to the north of the site (see photograph 1). North of Bygrave Road and east of the double line of vegetation alongside the bridleway is a medium sized arable field, with a strip alongside the road divided off from this field and used as pasture for horses (see photograph 2). In the south eastern corner of this field is the isolated property of Greenleas, which does not form part of the site. South of Bygrave Road and west of the overgrown hedgerow which continues along the same line as the bridleway is a small, enclosed field of pasture and, to the south of that, a triangular area of scrubby vegetation alongside the railway line, which also extends slightly to the east of the hedgerow and which does not form part of the site. 1
South of Bygrave Road and east of the hedgerow is a large area divided into small paddocks for horses (see photograph 3). Within this area are two further HCC smallholdings, Almadene and Dairy Farm. Three further similar smallholdings lie just to the east of the site on the south side of Bygrave Road. 1. View south west from the bridleway, to the north of Laymore Farm, showing houses on Salisbury Road in the centre of the view. 2. View west from the southern end of the bridleway, looking along Bygrave Road (on the right of the view), showing Greenleas on the left of the road and Dairy Farm on the right. 2
3. View south across Site 2B from Bygrave Road, showing division of the site into paddocks for horses and the visibility of the industrial units to the south of the railway line. 1.1.4 The purpose of this report is to assess whether the development of the site would lead to any adverse landscape and visual effects, and also to set out the landscape and visual constraints and opportunities which would apply to development of the site, so that the eventual proposals can take them into account. 1.1.5 An illustrative masterplan for the site has been prepared (by Vincent and Gorbing) to give an indication of potential development form, but there are at present no firm or detailed design proposals, and this assessment therefore sets out the baseline position, and assesses the suitability of the site in landscape and visual terms for housing development. This report also seeks to determine whether some parts of the site are more or less suitable for development. This report therefore takes the form of a broad appraisal of the in-principle landscape and visual effects which would be likely to occur - it does not, at this interim stage, set out a full and detailed landscape and visual impact assessment. 1.2 Structure of this Report 1.2.1 Section 2 of this report describes the baseline situation in terms of the existing site and the character and quality of the surrounding landscape. Section 3 then sets out the landscape and visual constraints on the proposed development, and the potential landscape and visual effects likely to result from development of the site are set out in section 4, with interim conclusions in section 5. The methodology which has been followed for the assessment is included as Appendix A. 3
2. THE BASELINE SITUATION 2.1 Landscape Context Site Location and Boundaries 2.1.1 The site is located on the northern edge of Baldock, to either side of the minor road of Bygrave Road, which runs north east from Baldock to the small village of Bygrave, and on to Ashwell. Bygrave Road is bounded to each side by either low, trimmed hawthorn hedges or post and wire fencing, with narrow grass verges (see photographs 4 and 5). 4. View south west from Bygrave Road, opposite Greenleas, with Site 2A in the foreground (beyond the roadside hedge) and existing housing along Salisbury Road in the background. 5. View west from Bygrave Road across the southern part of Site 2A. 4
2.1.2 The southern site boundary is formed by the railway line, which runs on a low embankment past the site, and also by the north side of the triangular area of scrubby woodland in the south western corner of the site. 2.1.3 The eastern site boundary is marked by a post and wire fence to the south of Bygrave Road, and runs alongside some agricultural storage buildings associated with the easternmost of the two smallholdings. To the north of the road the eastern boundary steps back slightly to the west and comprises a trimmed hedgerow around the property of Greenleas, and then an unmarked field boundary running to the north. 2.1.4 The northern site boundary is marked by a low, trimmed hawthorn hedge for around 125m to the east of the bridleway, but is otherwise distinguishable only by the difference in cultivation between the fields comprising the site and those to the north. 2.1.5 The western site boundary is formed by the rear garden boundaries of properties in Larkins Close to the south of Bygrave Road, and by a variable hedgerow on the east side of Salisbury Road to the north of the road. North of the point where Salisbury Road returns to run to the west, the site boundary is formed by garden fencing and planting to the corner property, number 47 Salisbury Road, and then by the frontage to an isolated property which adjoins the north west corner of the site (see photograph 1). Topography 2.1.6 The site is very gently undulating, with levels around 65m AOD (above Ordnance Datum, or mean sea level) throughout, but with a shallow depression running from south east to north west through the site. 2.1.7 In the area around the site, the land rises to the north to a local ridge at 74m AOD, with further high ground beyond that in a higher ridge to the north, and also to the north east around Bygrave. Beyond the railway line, the town of Baldock occupies a lower lying area of relatively flat ground to the south of the site, with the Weston Hills rising to around 140m beyond the town to the south. Existing Light Sources 2.1.8 There are a number of light sources in the area around the site - these include street lights and lights within and on houses in Salisbury Road, Bygrave Road and North Road to the west and also the wider residential area of Baldock, further to the south, including lights on and around the industrial units to the south of the railway line. Bygrave Road is not lit as it passes through the site, the street lighting commencing at 5
the western site boundary, at the junction of Salisbury Road with Bygrave Road, but there are some lights within and on the three smallholdings within the site boundary. Overall, however, there are relatively few bright or intrusive existing sources of light. 2.2 Landscape Character National Landscape Character 2.2.1 In terms of wider landscape character, the site lies on the south western edge of an area identified as the East Anglian Chalk in the Countryside Commission s (now Natural England) Countryside Character Volume 6: East of England (this is a national assessment of landscape character, published as a series of regional volumes). This is a large area, extending from Letchworth in the south west to Newmarket in the north east. Key characteristics are noted as including: Large-scale rolling downland, mainly arable, with distinctive beech belts along roads and in hilltop clumps and ash-dominated woodland. Few large towns (Baldock, Royston and influence of Cambridge) on major transport routes and enlarged commuter villages which still retain their rural character. Generally muted colour range with distinctive white soils and building materials but relatively lively landform. 2.2.2 It is described as follows: This is a visually continuous landscape, historically very open, uninterrupted and flowing, with occasional long views over the lower land to north and west. 2.2.3 Under the heading of Shaping the Future the assessment notes: The area would benefit from a discouragement of both large-scale developments on hilltops and the widespread use of red brick (which is, however, an appropriate material when used with flint towards Breckland and in the valleys). Maintaining the contrast between different landscape types in this area would reinforce characteristic features, such as beech trees and white brick 6
structures on hilltops, more woodland and flint/red brick in river valleys, retaining open grass tracks without hedgerows. There may be scope to return some arable areas to downland. County Landscape Character 2.2.4 Hertfordshire County Council (HCC) have published a landscape character assessment ( A Landscape Strategy for Hertfordshire, 1997) for the county. This forms Supplementary Planning Guidance (SPG) to the Hertfordshire Structure Plan 1998. HCC have also published a list of changes to the Landscape Strategy, which formed part of a draft new SPG on landscape character, published in 2001. 2.2.5 The HCC Landscape Strategy divides the county into six principal landscape character regions. The site lies within the region identified as The North Hertfordshire Ridge, which is noted as being characterised by an open, rolling landscape with large fields and a continuous visual flow to the terrain. District Landscape Character 2.2.6 The HCC Landscape Strategy is of necessity quite general, and is now also somewhat out of date. A more recent and localised assessment of landscape character is provided by the North Hertfordshire and Stevenage Landscape Character Assessment, 2004. This identifies a series of separate landscape character areas, with the site shown as being on the southern edge of Area 224, the North Baldock Chalk Uplands. This area occupies a broad tract of land mainly to the north of Baldock, and is described as a rolling chalk landform with large fields. The Strategy and Guidelines for Managing Change are in general to conserve and restore the landscape, and include the following: Promote creation of new woodland and for existing woodlands encourage a diverse woodland flora. Promote the creation of buffer zones between areas of intensive arable production and areas of semi-natural habitat and the creation of links between habitat areas. Promote hedgerow restoration to create visual links between existing woodland areas. 7
Promote the use of traditional field hedges in place of post and wire fencing to new grazing areas. Promote the diversity of hedgerow species and the planting of standard hedgerow trees. Maintain and extend the rights of way network. 2.2.7 A more specific assessment of landscape sensitivity and capacity has been undertaken by NHDC in the form of the Landscape Sensitivity and Capacity Study for edge of settlement in North Hertfordshire report, dated November 2006. This study was undertaken with the aim of identifying areas around Hitchin, Letchworth, Baldock and Royston which could best accommodate residential and associated development, without unacceptable landscape impacts. 2.2.8 This study assessed potential development sites in terms of their landscape sensitivity and also their capacity to accommodate residential development. A total of 33 sites were assessed around Baldock, with Site 2A referred to as site 10 (to the west of the bridleway) and site 10A (to the east), while Site 2B includes site 11 (to the west of the hedge line) and site 12 (to the east), and also part of site 13. Sites 10 and 11 were assessed as being of low sensitivity and high capacity, while sites 10A and 12 were assessed as being of moderate sensitivity, with site 10A having moderate capacity to accommodate development and site 12 moderate to high capacity. Site 13 was assessed as being of moderate sensitivity and capacity. Local Landscape Character 2.2.9 At the more local level, the landscape around the site has been analysed and divided into a series of broadly homogenous local landscape character zones as part of the more detailed assessment of the site and surroundings undertaken for this report. These are illustrated on Figure 1, and are described below: 1 Urban ~ the urban area of Baldock, which is reasonably well contained by the railway line to the north (with a small extension beyond, around Salisbury Road), the wooded fringe to the Weston Hills to the south and the A1(M) to the west. There is less containment to the east - the Baldock Bypass runs in a deep cutting and does not really enclose the town, and arable fields appear to sweep across the bypass and up to the urban edge along Wallington Road. 8
2 Urban Fringe ~ this zone is beyond the urban edge, but is not open countryside, and in effect forms a transitional zone between the two. It is characterised by (clockwise around the town from the north) equestrian uses, small scale urban fringe farming, the large scale mounding and B656 junction for the bypass, arable fields to the west of the bypass, allotments, a garden centre, a further enclosed area of arable farming to the west of Wallington Road and small scale urban fringe farming to the south of the A507 Clothall Road. The western part of Site 2A and all of Site 2B fall within this zone. 3 The Weston Hills ~ this is a locally distinctive area of chalk upland running to the south east from Baldock, with a steep, wooded face along the southern edge of the town. The bypass runs through this zone in a deep cutting with a short cut and cover tunnel, which maintains the integrity of the main ridge landform. 4 Rolling Chalk Farmland ~ this zone includes the eastern part of Site 2A. It is a wide area extending to the north and east of the town, and is typical of the wider North Baldock Chalk Uplands character area described above. It is an expansive landscape of large arable fields and rolling, convex slopes, with the pale chalky soils particularly characteristic after ploughing. 2.3 Landscape Quality, Value and Sensitivity Landscape Quality and Value 2.3.1 There are no national or local designations for landscape quality in the general area around the site. However the Local Plan (see section 2.4) identifies the area around (and including) the site as being within the Green Belt - this is a planning rather than a landscape designation, and seeks to prevent urban sprawl and the coalescence of settlements. 2.3.2 Using the definitions set out in Appendix A, the quality and value of the landscape character zones identified around the site have been assessed as follows: 1 Urban ~ the urban area of Baldock has some areas of higher quality and value, but the parts of the town adjoining the site are suburban in 9
character with few distinguishing features, and are of medium quality and value in townscape terms. 2 Urban Fringe ~ this zone is varied in character and quality, with some parts strongly affected by the motorway, the railway line or the bypass. These areas are generally of low to medium quality and value, while the remaining parts of this zone, with fewer intrusive influences, are of medium quality and value. Walls Field (the arable fields to the west of the garden centre, north of Clothall Road) and Site 1C are of particular value in terms of the setting of Baldock and, while of medium quality only, are therefore of high landscape value. 3 The Weston Hills ~ this area has been adversely affected to some extent by the bypass, though the new road has been designed to minimise any landscape effects. The area is still an attractive, elevated area with patches of woodland and well used public rights of way - it is of high landscape quality and value. 4 Rolling Chalk Farmland ~ this area has a distinctive and attractive character with few intrusive elements other than the Baldock Bypass, which is set down into the landscape and well screened for the most part. It is of medium to high landscape quality and value. Landscape Sensitivity 2.3.3 Landscape sensitivity is judged according to the type of development proposed. Assuming that the residential development would consist of relatively low rise buildings generally up to two storeys in height (with some areas potentially up to 2½ stories) with associated areas of open space, as well as some ancillary uses such as access roads and car parking, then the sensitivity of the various character zones identified above would be as set out below: 1 Urban ~ the urban area of Baldock would be of generally low sensitivity to any further residential development within it, as such development would not be out of character with the existing town. 2 Urban Fringe ~ this zone is already affected to some extent by urban and/or intrusive elements, but is also not truly urban in character. It would therefore be of generally low to medium sensitivity to residential development, though this degree of sensitivity varies with 10
location - Walls Field and Site 1C are important in preserving the openness of the setting to the town, and are of high sensitivity for that reason. 3 The Weston Hills ~ this area is relatively unspoilt, despite the presence of the bypass, and provides an attractive background and setting to the town in many views. Any development within this elevated area would also be widely visible, and this zone is of high sensitivity. 4 Rolling Chalk Farmland ~ this area is also relatively unspoilt, and has an open, expansive character. Any significant development within it would be widely visible and would tend to look out of place within the rolling, rural landscape - it is therefore of medium to high sensitivity. 2.3.4 Within the above general assessment of landscape sensitivity, a more detailed consideration of the potential development site in question shows that the western parts of Sites 2A and 2B (west of the line of the bridleway) would be of low sensitivity, as they are enclosed and relate strongly to the existing urban edge, with the remainder of Site 2B of low to medium sensitivity and the remainder of Site 2A of medium sensitivity. 2.3.5 This assessment is in general agreement with that set out in the Landscape Sensitivity and Capacity Study for edge of settlement in North Hertfordshire (see section 2.2.7 above), in that both assessments consider the land to the west of the bridleway as being of low sensitivity, and for the remainder of Site 2 (to the east of the bridleway) both assessments consider the land to the south of the railway line to be more appropriate for development. 2.4 Landscape Planning Context National Planning Policy 2.4.1 The Government s national planning policy and guidance on various aspects of planning are set out in its Planning Policy Guidance Notes (PPGs) and the more recent Planning Policy Statements (PPSs). The broad thrust of government planning policy is concerned with sustainable development principles, including the need to minimise travel, especially by car, giving priority to the use of previously developed land and limiting new building in the open countryside, as well as protecting the Green Belt. 11
Regional Planning Policy 2.4.2 RPG9 (Regional Planning Guidance for the South East) was adopted in March 2001 and provides the regional planning policy framework for the South East region (including Hertfordshire) to 2016 and beyond (pending the publication of the East of England Plan). Its key principles are stated as including: 1 Urban areas should become the main focus for development through making them more attractive, accessible and better able to attract investment; 2 Greenfield development (namely, on previously undeveloped land) should normally take place only after other alternatives have been considered, and should have regard to the full social, environmental and transport costs of location; 3 The pattern of development should be less dispersed with more sustainable patterns of activity, allowing home, work, leisure, green spaces, cultural facilities and community services to be in closer proximity. County Planning Policy 2.4.3 The Hertfordshire Structure Plan (1991-2011) has been largely superseded by RPG9 and by the emerging East of England Plan, with only a few policies saved in a direction by the Secretary of State in September 2007. Local Planning Policy 2.4.4 The North Hertfordshire District Local Plan No.2 with Alterations was adopted in April 1996, but only some of its policies have been saved following review by the Secretary of State in September 2007. Relevant saved policies include those relating to the Green Belt (Policy 2) and Landscape and Open Space Patterns in Towns (Policy 21). Policy 12, which designated Landscape Conservation Areas, was not saved. 2.4.5 Policy 2 states that the use of the land should remain open in character and that any development must be appropriate within the Green Belt. Policy 21 relates to urban areas and states that the pattern of landscape features and public and private open spaces will be maintained. 2.4.6 The various sites under consideration around Baldock, including Site 2, are identified as potential development sites in the NHDC Land Allocations Issues and Options Paper (January 2008), which forms part of the preparation for the NHDC Local Development Framework (LDF). 12
Tree Preservation Orders 2.4.7 NHDC have advised that there are no Tree Preservation Orders (TPOs) affecting trees within or immediately adjacent to the site. 2.5 Existing Vegetation 2.5.1 Existing vegetation along the site boundaries has been described above in general terms. The following vegetation is also worthy of note: There is a mature ash tree at the point where Salisbury Road turns to run south to Bygrave Road, and running to the south from this point on the east side of Salisbury Road there is a variable hedge of privet, lilac and elder. There are overgrown hedgerows with some trees to each side of the bridleway as it runs past Laymore Farm - this vegetation forms a strong landscape feature and serves to divide Site 2A in to two parts (see photographs 6 and 7). The line of the bridleway is continued to the south of Bygrave Road by a row of mature trees running south to the railway line, which serves to divide Site 2B in the same way. There is some garden vegetation around the properties along Bygrave Road as it passes through and to the east of the site. There is a beech hedge around 3m in height along the frontage of Laymore Farm, and a mixed species hedge around 2.5m in height along the garden boundary of Greenleas. Other properties, including Freeland Farm just to the east of the site, have some trees and large shrubs in their gardens which provide some localised screening. 2.5.2 Around the site there is little significant vegetation which affects views into or out of the site, with only the varied garden vegetation of properties to the west of the site having any significant screening effects. The landscape to the north and east of the site is open and rolling, with few hedgerows or trees. 13
6. View north west from Bygrave Road showing the vegetation alongside the bridleway. 7. View north along the bridleway, north of Laymore Farm. 2.6 Visibility 2.6.1 Visibility of the site in its current form is limited by the existing urban edge to the west, the railway line and industrial buildings to the south, and a local ridge line to the north. 2.6.2 The main points from which the site can presently be seen are: From the north there are clear views across the site from the bridleway which runs across the large arable field adjoining the site. The bridleway and Icknield Way path running around 400 and 550m north of the site respectively do not have any views to the site as they are screened by the intervening ridge line. However the Icknield Way continues to the north east to cross a higher ridge line around 1.2km north of the site, and are some views to the site from this point. 14
From the east there are views to the site from Bygrave Road and the properties alongside it, and also from the higher ground towards Bygrave, including properties on Ashwell Road, to the south of the main village (see photographs 8 and 9). 8. View south west from Bygrave Road, with Site 2B in the background, and the industrial buildings to the south of the railway line beyond the site. 9. View north east along Bygrave Road, showing the open countryside to the north east of the site on the left of the view and the smallholding properties along the south side of the road on the right. From the south there are no significant views, as the site is screened by the railway line (which runs on an embankment decreasing in height to the east) and the large industrial units just to the south of the railway line. From the west there are views from properties along Salisbury Road and Larkins Close, but few views from any further afield. 2.6.3 In views from the west, north and east the existing urban edge is also visible, and any views of development on the site would be in the context of the existing houses to the south of the site. 15
3. THE PROPOSED DEVELOPMENT 3.1 General 3.1.1 There are as yet no firm proposals for the development of the site, but the general intention is that it (or appropriate parts of it) would be developed for housing, with associated areas of open space, access roads, car parking and structural planting. 3.1.2 The development of the proposals for the site should take account of the following constraints, and should also seek to make the best use of the opportunities summarised below and illustrated on Figure 3. 3.2 Constraints 3.2.1 The principal constraints to be addressed in the development of the design proposals are: Topography and visibility - the site is visible from the higher ground to the north and east (though there are relatively few publicly accessible areas in those directions), and any development on it would therefore be clearly visible from those directions. However, in views from those directions it would be seen in the context of the existing urban edge. Containment - there is at present little landscape containment to the north and east, with only an intermittent hedge along the northern site boundary and a post and wire fence along the most of the eastern site boundary. Development on the site could therefore appear to give the impression of extending in an arbitrary fashion out into the wider landscape. Views out from the existing urban edge - existing properties to the west of the site currently have views across the western part of the site, and development of the site would enclose and curtail these views. Bygrave Road - as the road passes through the site it has the character of a rural lane, and this would be likely to be lost as a result of development to either side of it. 16
3.3 Opportunities 3.3.1 There are also a number of opportunities for landscape and visual benefits or gains which the developing design should seek to make best use of. These include: The creation of a new landscape structure for the new development - this could assist locally with some of the aims of the North Hertfordshire and Stevenage Landscape Character Assessment, in terms of restoring hedgerows and enhancing woodland cover. This could include significant belts of woodland planting, which could in time provide some enclosure and containment for the site on its northern and eastern boundaries. Such planting could include or be alongside a green corridor which could allow for public access around the eastern and northern sides of the site, providing a new link from the bridleway to the footpath which crosses the railway line to the east of the site. The provision of some screening to views of the industrial units to the south of the railway line, which are at the moment prominent in views from Bygrave Road to the north. Retention and enhancement of a green character to Bygrave Road - the road may need to be widened and improved, and the existing hedgerows may be lost, but an attractive, semi-rural character could be created by the use of broad grass verges and tree planting. 3.4 Assumed Development Form 3.4.1 For the purposes of this assessment, and bearing in mind the constraints and opportunities set out above, it has been assumed that the proposed development would take the form of: Housing development over much of the site area. A belt of woodland planting to the north and also to the east, to create some structure and containment for the new development. Retention and enhancement of the vegetation alongside the bridleway to form a green lane and strong landscape feature. A green buffer of some kind between new houses on the site and the existing properties along Salisbury Road - depending on the eventual 17
development form, this could be a linear open space or rear gardens to new houses. A green corridor with public access around the northern and eastern site boundaries. A further green corridor alongside Bygrave Road as it passes through the site. 3.4.2 It would be advantageous in landscape terms if the woodland planting referred to above were to be undertaken well in advance of any built development on the site, so that a developing landscape structure to integrate and screen the new development was in place. This would be preferable to undertaking the planting at the same time as development, when it would take several years to begin to have any meaningful effect. 18
4. POTENTIAL LANDSCAPE AND VISUAL EFFECTS 4.1 General 4.1.1 This section sets out the in-principle effects which would be anticipated from development of the site for residential use. It will need to be reviewed in the light of the final layout and form of development proposed. 4.2 Landscape Effects Landscape Change 4.2.1 The degree of change experienced in each of the local landscape character zones identified above would be as follows: 1 Urban ~ there would be some views of the new development from the western edge of the urban area of Baldock, north of the railway line. There would in overall terms be a low degree of change to this character zone. 2 Urban Fringe ~ the development would be partly within this zone, and would also be visible from other parts of the zone, to the east of the site and the south of the railway line. There would be a local medium degree of change to this character zone. 3 The Weston Hills ~ this area may have some distant views over the town to the new development, but there would be no more than a negligible degree of change. 4 Rolling Chalk Farmland ~ part of the development would be within this area, and would also be visible from other parts of it. There would be a medium degree of change for this character zone. 4.2.2 In overall terms, while the area of the site itself would obviously undergo significant change as a result of the proposals, the degree of change brought about to the wider surrounding landscape would be no more than low to medium. This is because the site is generally well screened from the south and west, and also has limited visibility from the north and east, where it would in general be seen in the context of the existing urban edge. 19
4.2.3 It should also be noted that the proposed development is for relatively low rise, low key buildings. Areas of new housing are not unusual in urban fringe locations, nor would they appear to be discordant or out of character with the local (partially urban) area. Views of the Proposed Development 4.2.4 The new development would be visible from broadly the same areas as the site in its existing state. Figure 4 shows the approximate areas from within which views of the new development would be possible, and these would be as follow: From the north there would be clear views of the new houses from the bridleway which runs across the large arable field adjoining the site. The bridleway also runs through the site, and at this point there would be views of the development to either side of it. There would also be some distant views from the Icknield Way where it crosses the ridge line around 1.2km north of the site. From the east there would be views from Bygrave Road and the properties alongside it, and also from the higher ground towards Bygrave. In these views, the new houses would be seen in the context of the existing urban area. From the south there would be some views of the upper parts only of the new buildings, across the railway line and between the existing industrial buildings along the north side of the B656. From the west there would be short distance views from properties along Salisbury Road and Larkins Close, but few views from any further afield. Landscape Effects 4.2.5 There are as yet no detailed proposals for development of the site, but the in-principle effects which would be anticipated to arise from development of the site for housing would be as follow, for each of the identified local landscape character zones in turn: 1 Urban ~ there would be a generally low degree of change to this character zone, and landscape effects would be slight adverse. This would apply to the part of the town to the north of the railway line only. 2 Urban Fringe ~ the development would be partly within this zone, and would be visible from other parts of it; there would be a locally medium degree of change. In overall terms, the effects on the part of this 20
character zone around the northern side of Baldock would be moderate adverse. 3 The Weston Hills ~ there would be a negligible degree of change for this area, though it is of high sensitivity. The site is seen from this zone in distant views only, and where it is visible development would be seen as an incremental change only, and overall effects upon the zone would be insignificant. 4 Rolling Chalk Farmland ~ part of the site is within this zone, and there would be a local medium degree of change. There would be moderate adverse effects locally, for the parts of this character zone to the south east of Bygrave. 4.2.6 Most of the adverse effects noted above would be generated by development of the eastern part of Site 2A, as this is the most exposed part of the site, and the least related to the existing urban edge. Development of the western part of Site 2A, and also the western part of Site 2B, would lead to a much lower level of effects, and development of the eastern part of Site 2B would also lead to a lower level of adverse effects, as this part of the site currently has more of an urban fringe character, and is adjacent to the large scale industrial buildings to the south of the railway line. 4.2.7 The precise nature and degree of the effects would in practice depend on the detailed design and disposition of the new buildings, and the extent to which they could be screened and integrated by additional planting. Any effects would be expected to decrease progressively with time, as the planting which would be proposed as part of the scheme begins to mature. The effects noted above are also those which would be experienced in the winter - effects in the summer, when the existing and proposed vegetation would provide a more effective screen, would generally be at a lower level. 4.3 Visual Effects 4.3.1 Landscape effects are those affecting the landscape as a resource, while visual effects are those affecting a specific visual receptor. An assessment of potential visual effects on groups of receptors in the area around the site cannot be made in any detail in the absence of development proposals, but some broad comments on the likely range of effects can be made (see Figure 4 for locations of visual receptors): 21
1. Properties along Salisbury Road and Larkins Close. There are 9 properties on Salisbury Road with views to the site from their front or side elevations, and also 10 properties on Larkins Close, which adjoins the western part of Site 2B. Some of these properties have partial or filtered views, mostly from first floor windows, but others have more open views. In all cases, views are principally of the western parts of the site, west of the line of the bridleway, and the existing views for properties on Salisbury Road are of the yard and outbuildings of Laymore Farm. Effects would be moderate adverse for around 10 properties with the presently most open views, and slight to moderate adverse for the remainder. There may also be some slight adverse effects for one or two properties on North Road, to the west of the site, which may have some limited views to the northern parts of the new development. 2. Properties on Bygrave Road. There are three County Council smallholdings within the site, and it is not presently known whether they would be retained as part of the development. If they were to be retained, then they, together with Greenleas, would be surrounded by new development which would replace their presently largely rural setting, and effects would be moderate adverse for the smallholdings (which are to some degree already enclosed by outbuildings and/or have views to the industrial units to the south of the railway line), and moderate to substantial adverse for Greenleas. Properties further to the east along Bygrave Road have more limited and oblique views, and any effects would be slight adverse only. 3. Properties in Bygrave. A few properties on Ashwell Road, to the south of the main village, would have some views of the new development at a distance of around 1.3km. The new houses would form a small component only of an expansive view, and would be seen in the context of the existing urban edge. Any effects would be no more than slight adverse. 4. Public Rights of Way. The site is clearly visible from the bridleway (which also passes through the site), and the new development would be clearly visible, especially for people moving to the south. However, the bridleway would continue to run through a green corridor, and the existing route is affected by the somewhat run down and untidy appearance of Laymore Farm. There would be moderate adverse effects for users of this route. There would also be some views of the new development for people walking to the south west on the Icknield Way as it crosses the ridge to the north of the site, at a distance of around 1.2km. In these views the new houses 22
would be seen against the existing urban edge, and any effects would be negligible. 5. Bygrave Road. Bygrave Road runs through the site, and the character of the road would change for a distance of around 500m. However, the road does run into the urban area at the moment, and it would be the point at which this happens which would change, rather than any fundamental change in the overall character of the road. There would be moderate adverse effects for people travelling along this route. 4.3.2 The above effects would be expected to decrease progressively with time, as the planting proposed as part of the new development begins to mature. The effects noted above are also those which would be experienced in the winter - effects in the summer, when the existing and proposed vegetation would provide a more effective screen, would generally be at a lower level. 4.4 Night Time Effects 4.4.1 The above assessment of effects has been concerned only with those which would occur during the day. There would also be some effects at night, as the proposals would introduce some new light sources and extend the lit area to the east along Bygrave Road. The level of effects would vary with detailed design, but would be essentially incremental in nature - the new buildings would in general only be visible in views where the existing edge of Baldock (with its street lighting and lights within houses and other buildings) would also be visible - the new development would be seen in the context of an already lit landscape, though it would extend the light sources further out into an area which is presently largely unlit. 4.4.2 Night time effects would therefore be broadly similar for both landscape and visual effects to those identified for the daytime. 4.5 Construction Stage Effects 4.5.1 The above assessment of effects has been of the completed development. There may also be additional effects during the construction stage, arising from the presence and movement of construction plant and the fact that partially completed buildings can tend to look more discordant than completed, occupied houses. However, this would be 23
balanced to some extent by the fact that during construction not all of the site would be developed, so a smaller area would tend to be generating effects. Effects would vary throughout the construction period according to where building was taking place and how much of the overall development had been completed, but would in principle be broadly similar to those identified for the completed development. 24
5. CONCLUSIONS 5.1 Development of the site would be likely to result in some localised adverse landscape and visual effects. The precise nature of these effects would vary with the proposed form and arrangement of the development, and the nature and extent of the proposed landscape mitigation. 5.2 Adverse landscape effects would principally be as a result of development extending into an area of open, rolling countryside, albeit one which is screened by a local ridge line to the north and the existing urban area to the west and south. Effects for the landscape to the north and east would be moderate adverse, with slight adverse or negligible effects elsewhere. 5.3 There would be adverse visual effects for properties along the northern edge of Baldock adjoining the site, and also for further properties on North Road and Bygrave Road. Public rights of way adjacent to the site would also receive locally adverse visual effects. 5.4 Any adverse effects would decrease over time as the existing and proposed planting within and around the site grows up to form a more effective screen. Effects in summer would be reduced by the greater screening effect of the largely deciduous vegetation around the site. 5.5 The level of adverse effects would depend on which parts of the site were developed, with the greatest effects being generated by development of the eastern part of Site 2A. Development of this part of the site in its current form would be likely to result in a significant level of adverse landscape effects. One possible option would be to undertake some advance structure planting around the site, which could also provide for enhanced public access in green corridors around the site in the short term, and then to consider development at a later date once that planting has started to become effective in enclosing the site. 25
5.6 A comparison has been made of the development of Site 2 against the other sites under consideration for residential development around Baldock, with Site 2 divided (because the level of effects would vary within it) into four components - the western and eastern parts of each of Sites 2A and 2B. This is not a comparison of like against like, because the sites are of different sizes, and in principle a large site providing for several hundred new homes would be likely to generate a greater level of adverse effects than a small site. However, bearing that in mind, the overall ranking of the alternative sites would be, from best (least adverse landscape and visual effects) to worst (highest level of effects), as set out in the summary table on the following page. 5.7 It can be seen from the table that the north eastern part of Site 2, referred to as Site 2A(E), would have a significant level of adverse landscape effects, and that (on landscape grounds) it should not be favoured in comparison with the other sites under consideration, unless development can be delayed until some structural planting has had time to become established. Development of the remaining parts of Site 2 would have a lower level of effects, with the western parts of the site leading to a low level of adverse effects only. 26
Overall Ranking of Sites ~ Landscape and Visual Site Notes Overall Effects 1C It is proposed to retain this site in some form of open use, as informal space or school playing fields, and to retain the existing allotments. There would therefore be relatively few adverse effects, though any security fencing for the playing fields would need to be carefully considered. 4 Development would be an extension of the existing urban edge into a site which has been used for disposal of spoil from the bypass and is well screened by local topography. Development would also create the opportunity to landscape the remainder of the mounded area. 2A(W) 2B(W) 1A 2B(E) 1B 2A(E) The western portions of Sites 2A and 2B are reasonably well related to the existing urban edge and the railway line to the south. There is also some enclosure from vegetation alongside the bridleway to the east of these areas, which have a strong urban fringe character at the moment. The site is reasonably well enclosed by development on 2 sides and busy roads on the other 2 sides. A green buffer would be provided against the bypass. Some overlooking from existing properties to the west and south. Icknield Way footpath runs just to the south. The south eastern part of Site 2 has an urban fringe character and is affected by the industrial units to the south of the railway line, but the eastern boundary is partly uncontained at the moment, and development would extend the urban area significantly to the east. The site is enclosed by existing development to the north and the bypass to the east, but would represent an outward extension of the urban area into the wider countryside. Some overlooking from existing properties to the north. The bypass is not widely visible, but does provide a physical separation between the site and the open countryside. The north eastern part of Site 2 is less well related to the existing urban edge, and development here would represent a visually significant encroachment into the open, rolling countryside. The adverse effects could be reduced over time by planting to the north and east. 3 This site has no natural containment and would lead to built development intruding into the open, rolling countryside. Adverse effects could be reduced by the provision of advanced planting which could be allowed to establish before development takes place. Few significant landscape constraints, development should generate a low level of adverse effects. Some significant landscape constraints, moderate level of adverse effects which could be mitigated to some degree. Significant landscape constraints which cannot be effectively mitigated, leading to a significant level of adverse effects. 27
APPENDIX A METHODOLOGY 1 General 1.1 In landscape and visual assessments, a distinction is normally drawn between landscape effects (i.e. effects on the character or quality of the landscape, irrespective of whether there are any views of the landscape, or viewers to see them) and visual effects (i.e. effects on people s views of the landscape, principally from residential properties, but also from public rights of way and other areas with public access). Thus, a development may have extensive landscape effects but few visual effects (if, for example, there are no properties or public viewpoints), or few landscape effects but significant visual effects (if, for example, the landscape is already degraded or the development is not out of character with it, but can clearly be seen from many residential properties). 1.2 The core methodology followed is that set out in the Guidelines for Landscape and Visual Impact Assessment, produced jointly by the Institute of Environmental Management and Assessment and the Landscape Institute ( the GLVIA, 1995, revised 2002). The document Landscape Character Assessment, Guidance for England and Scotland, 2002 (The Countryside Agency and Scottish Natural Heritage) also stresses the need for a holistic assessment of landscape character, including physical, biological and social factors. 1.3 The GLVIA guidance is primarily intended for use in detailed assessments where the proposed form of the development is known, but it is also applicable to more general appraisals of site suitability, and has therefore been followed in this case. 2 Methodology for this Assessment 2.1 For the purposes of this assessment, the guidance set out above was generally adhered to, with the following specific refinements: 1. Landscape and visual effects were assessed in terms of the magnitude of the change brought about by the development and also the sensitivity of the resource affected. The magnitude of change will generally decrease with distance from its source, until a point is reached where there is no discernible change. Residential properties were taken to be of high sensitivity in general, although this can vary with the degree of openness of their view (see Table 2.1 below). Landscapes which carry a landscape quality designation and which are otherwise attractive or unspoilt will in general be more sensitive, while those which are less attractive or already affected by significant visual detractors and disturbance will be generally less sensitive (see Table 2.3 below). 2. For the purpose of the assessment visual change was categorised as follows, where each level (other than neutral) can be either beneficial or adverse: Neutral no discernible change