23/00204/0UT Residential Development (up to 26 dwelling) -Lané south of Dibden Lane, Alderton ~ Landscape and Visual Consultation TBC Planning Reference - 73/00204/0UT Site Name— and south of Dibden Lane, Alderton, Tewkesbury ‘Summary of proposals - ‘Outline Application for up to 26 houses Consultation Note Subject Landscape and Visual Effects Planning Case Officer = Sarah Smith -Principal Planning Officer Landscape comments prepared by— | Stuart Ryder of Ryder Landscape Consultants Date of site visit — 28/7/23 Date of response 26/10/23 Dear Madam Land north of Dibden Lane, Alderton, Tewkesbury ~ Landscape and Visual Consultation ‘Thank you for appointing us to review the landscape and visual aspects of the submitted planning application and in response | pass a series of comments under the following seven headings; Methodology Site and surrounding’s landscape character Proposals for the site Landscape effects Visual effects Landscape Policy compliance Suggested Reserved Matters (if consented) 1. Methodology Tewkesbury Borough Council (T8C) appointed Ryder Landscape Consultants to consider the submitted scheme and supporting documents in July 2023. My name is Stuart Ryder and | am an experienced Chartered Landscape Architect. | attended Site on 28” July 2023, walked Dibden Lane, local Public Rights of Way (PROW) and drove nearby roads. | also took site photography which can be passed to you should you wish to use it to support your Officer’s Report. ‘The site visit was unaccompanied but | used the following plans and report to inform me; ‘© Zebra Architects ~ Proposed Site Plan Rev K dated 20/12/22 ‘+ Zebra Landscape Architects ~ Landscape and Visual Appraisal v3 dated 13/12/22 © Gloucestershire CC — Definitive Map for the area. | have also considered aerial photographs of the area and OS Mapping and am familiar with the wider village from appearing at Planning Inquiries on behalf of TBC. 2. Site and surrounding’ landscape character The site is effectively part of a regular shaped, medium scale arable fields set to the east side of Alderton on the slope leading down from Alderton Hill. Access is proposed to be taken from Dibden Lane to the north of the Site, The red line boundary effectively proposes development in the higher north west quadrant of the field ‘There is an ungated field entrance to the Site with a manure heap set just beyond it at the time of ‘the site visit. A similar heap was noted in March when an earlier visit considered a different application at Alderton suggesting that it could be semi-permanent and used as a deliberate detraction to deter vehicle trespass onto the field 26/10/23, Page |1of1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘The field and the Site portion slope down from the higher northern side where Dibden Lane runs down towards the broad valley of the unnamed brook that runs to the south of Alderton. The field has an averall change in level of 16m whilst the Site follows this same slope but has a change of level of approximately 9m. ‘The Site is bounded to the north by the native hedgerow of Dibden Lane, a similar native hedgerow also defines the west portion of the Site where it abuts the extensive gardens / paddocks of Alderton’s most easterly properties at Jays Cottage and Gretton View. There are currently no obvious divisions between the Site's eastern and southern boundaries and the remainder of the field. The Site, put to a cereal crop, had already been harvested at the time of the Site visit. It allowed appreciation of the Site's position higher than the vale land to the south and as part of the broader side slope of Alderton Hill. There was no visible ridge and furrow field pattern but this is not unusual in arable fields but one can be detected on aerial photography. There is no built form on Site and itis not unduly influenced by the housing set to eastern edge of the village as these houses are set in sizeable mature gardens or on slightly lower land. ‘There are no Public Rights of Way (PROW) that cross the Site and its nearest and easiest point of public recognition is from Dibden Lane itself ‘The landscape context to three of the four sides of the Site and the broader field in which itis, located are open fields with the fourth, western edge being the gardens and houses of the eastern envelope of Alderton. Taking the cardinal points as a handy reference the surrounding landscape context is: North ~ immediate context is the country lane of Dibden Lane with its native hedgerows set to both sides and the open, arable fields continuing to run up the slope to Alderton Hill. Dibden Lane acts as the boundary to the Cotswolds AONB with land to the north within the designated, nationally important landscape and land to the south within the Special Landscape Area (SLA) which is TBC local landscape designation making it subject to Policy LAN1. The land continues to rise up Alderton Hill in a similar gradient to the Site with it eventually reaching a height of 204m AOD at the top of this outlier hill to the Cotswold escarpment. East - the remainder of the larger arable field is set to the east and appears in all character terms similar to the Site with the same land use, topography and inclusion in the same field. Its also part of the SLA. The landscape context to the east is a mix of other regular shaped, medium sized arable fields also sloping down from Alderton Mill giving the area a strong rural character and contributing to the character of Greet Vale in a positive way. South — again a remaining part of the larger field with the same land use and topographic form albeit set at a lower level than the Site given the constant nature of the slope across the field. The immediate field context continues to the south up the other side of the stream valley giving the Site a broader rural context to the south, The immediate and broader landscape context to the south is. also part of the SLA. There is a straggly section of riparian trees following the unnamed stream ‘West - the gardens of properties to the east edge of Alderton provide the immediate context to the Site's western boundary, then the small cul-de-sac of houses that forms Gretton View and beyond that the wider village of Alderton. The housing line does not extend down the southern part of the broader field's west boundary but rather stops at a similar point to the application redline boundary. 26/10/23, Page |20f1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘The broader western context continues to include a pasture field with the Winchcombe Way running. ‘through it and the picturesque Lower Farm set within it. The housing part of Alderton does not fal "within the SLA but the rest of the land to the west does. Planning consent for up to 55 houses at St Margarets Road East which lies to the west of the Site by approximately 200m has recently been granted at Appeal. As well as the physical distance the now consented Site has lttle or no relationship with this application Site given existing screening and ‘more will be added by the proposals which were designed to minimise physical and visual impact to the field with the Winchcombe Way in it. ‘The context to the Site can be classified as largely rural with the presence of existing housing to the west at Gretton View having a minimal impact on the Site's character or setting 3. Proposals for the Site ‘The application proposals shown on Zebra Architects Dwg PLO10 — Proposed Site Plan Rev K indicate ‘the main elements of the scheme as: ‘© New access from Dibden Lane near its local crest and offset junction with the field entrance to the north of the lane; ‘© Aquadrant of the field is put over to development rather than the whole sloping field; + There are effectively two blocks of housing shown separated by the main access road; ‘+The houses are a mix of detached and semi-detached with two blocks containing three houses; + There are no detached, or attached garages indicated but a series of sheds have been shown in the rear gardens of the units, presumably as a necessity for bike and other storage; ‘© Acurving access road runs from the Site entrance round to the west following the Site's contours to end in a turning head, the access road has a straighter sloped leg running south down the Site’s fall to service the second block of housing. © Earthworks will be required to form housing platforms on the slope to allow for construction; ‘© There is a bell mouth entrance to the access road but no accompanying footpaths, rather an. internal footpath arrangement allows pede: higher north west corner of the Site close to, but not in the village; ‘© There are no footpaths along Dibden Lane and the new path would deposit pedestrians on the lane where there is no footpath; ‘© Totthe south east of the Site there is @ $u0S attenuation pond shown with two limbs, one jans to leave the proposed development at the running to the north up the Site's slope and one to the west running with the contours; ‘© Anarea of open space is proposed to the west side of the Site with a community orchard indicated, a footpath is shown running through this space linking to @ gap in the hedgerow that would potentially allow access to the field to the west that contains Lower Farm and the ‘Winchcombe Way ~ itis not known whether a right of access is being proposed to this western field; ‘© There is also a ‘green’ stand-off behind the Dibden Lane hedge varying in width from a scaled 6m to 14m before the access road to the northern block of houses is positioned © Breaks will be required in the Dibden Road hedge for the access, albeit the existing field access appears to have been proposed but widened, a new break will be required for the pedestrian footpath to pass through; 26/10/23, Page |3of1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘+ The visibility splays indicated on the Magna Access Drawing are positioned 2.4m back from the junction and extend 44m to the west and 60m to the east, no indication of the amount of hedge felling required to achieve the visibility splay is indicated but some is anticipated; ‘© Peripheral tree planting is indicated around the boundary of the Site along with a new native hedgerow or areas of native scrub around the SuDS basin; ‘© Further tree planting is indicated in the front gardens of properties; ‘© tis noted the houses are set very close to the front of the individual plots meaning that, front garden space is minimal; and ‘+ No Local Equipped Area of Play (LEAP) is indicated on the Site. Itis noted that the application isin Outline and could be subject to change through the Reserved Matter process should Outline Consent be granted, 4. Landscape effects ‘The proposals contrast sharply with the existing rural character of the Site itself and the surrounding fieldscape. There is currently limited visual connectivity with Alderton’s eastern edge adding to the Site's sense of rurality. By taking just an approximate quarter of the overall field there is an unusual leftover’ L-shaped portion of field. The boundary between the development and the remaining field is formed by native hedgerow and scrub planting that are appropriate boundary treatments but will take time to establish, typically 8 to 10 years unless planted as advanced nursery stock. Concerns are raised about the SuDS attenuation basin and the earthworks required to form it on a slope. The southern / downslope side of the feature will require notable earthworks that are firstly uncharacteristic on a slope and secondly likely larger than the space indicated for them. ‘The amount of space within the front gardens as well as the rather modest back gardens is such that larger garden trees, hedge and shrub stock cannot be planted. tis the presence of such planting ‘within existing parts of Alderton that give the village its character and helps to assimilate it into the adjacent landscape in a pleasant, aesthetic manner rather than have areas of stark housing with little or no domestic planting, ‘There will be the need to increase the scale of the existing hedgerow break in what is currently a .g00d, strong hedgeline that helps define the character and attractive rural appearance of Dibden Lane. There will be 2 net increase in native hedgerow planted with the new boundary hedge but the ‘gap for the access road and toa lesser extent the new gap for the internal footpath will allow an appreciation of the urbanisation of the rural field when viewed from Dibden Lane. ‘Turning now to the landscape context of the Site the proposals cannot be considered as an enhancement to either the Special Landscape Area (SLA) in which itis located or the Cotswolds AONB set on the opposite side of Dibden Lane. Both are high quality landscapes with considerable scenic appeal and the proposals would be harmful to both. The Site is located in ALD-O1 land parcel of the Toby Jones Landscape Sensitivity study and is assessed as having a Medium landscape sensitivity. Much of the landscape commentary for ALD-O1 relates to the southern side of the village and its relationship to the 84077, the land parcels connectivity to the AONB is not discussed at length, Alderton’s existing eastern housing line is one that is very discrete within the landscape given the amount of intervening planting, general low housing density, open space in terms of paddock and 26/10/23, Page |aofi423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ large gardens and the mature planting that they hold. The Site is in a more open location, without ‘the benefit of any existing screening other than roadside hedge (that is too low to screen the proposals) and has strong visual and topographical links to the adjacent AONB. ‘The Tewkesbury Borough Local Plan (TBLP) explains that SLA’s have two primary purposes ~ to protect the foreground setting to the adjacent Cotswolds AONB and to mark the quality of the landscape in its own right. At this location both primary purposes are met with the Site being the immediate foreground to the contiguous AONB and demonstrating the same attractive landscape features of sloping topography, hedge boundaries/pattern and contribution to the wider Greet Vale that separates the end of the Cotswold Escarpment (key feature of the AONB) to the south and the outlier hills also a key AONB feature) to the north. ‘The AONB as a nationally designated landscape is considered a valued landscape as per NPPF 174a), and effects on its character are a key consideration, The TBLP also states that SLA’s should also be considered as ‘valued landscapes’ however | do not consider a blanket application can be given to all the landscape areas of the SLA and each location should be judged on its own character. For this Site | do consider the SLA should also be considered a valued landscape for the following reasons: ‘+ The contribution it makes to the setting of the adjacent AONB, particularly the Alderton and Dumbleton Hills; ‘+ The similarity in landscape topography, land use and boundary form to the adjacent AONB; ‘© The role it plays in creating an attractive, well-defined boundary to the east of Alderton as a settlement adjacent to the AONB, ‘The proposals would change the rural character of Dibden Lane to one that is more urban in form and remove the clearly defined edge to the east of Alderton, ‘The Applicant’s landscape advisors Zebra Landscape Architects (ZLA) produced a Landscape and Visual Appraisal (LVA) to identify, analyses and assess the landscape and visual effects of the proposals. In the LVA Baseline Conditions are described in Section 5 and Section 6 is an Evaluation of ‘the Potential Landscape Effects. Section 5 - Baseline Conditions identifies and lists the correct landscape character assessment information from the Gloucestershire LCA, the Toby Jones Study and from the Cotswolds Conservation Board's assessment of landscape character as the Site is adjacent to the AONB. It does not however address the matters of valued landscape for the AONB or the SLA. Between §5.36 and §5.39 it presents a series of concluding comments about the Site after considering the previous baseline information, a number of which | do not consider correct or applicable; 5,38, The main charac the mature hedger and valuable fabric of the sites tobe found to be focused at its peripheries, notably wsand vegetated edge along the easter perinhery ofthe village ‘This statement suggests that the central features of the Site including its openness, sloping landform ‘that matches the adjacent AONB, agricultural use and visual connectivity / contribution to the wider Greet Vale and the eastern setting of Alderton are valueless. itis preparing an argument to say that ‘the valuable landscape element of the Site Le. its hedge is conserved by the proposals so its landscape character is not unduly affected. Its failing to recognise the wider characteristics of the Site and the value that they have. 26/10/23, Page |Sof1423/00204/0UT Residential Development (up to 26 dwelling) -Lané south of Dibden Lane, Alderton ~ Landscape and Visual Consultation 5.37, Frama sensory perspective, the site is influenced by existing adjacent bult form to the east giving the site a per-urban character, with vegetation of lower fleld edge providing partial containment to the south, defining the southern open field areas along the existing watercourse, | do not agree that the Site has a peri-urban character with the strength of intervening vegetation and the discrete, unobtrusive east edge of the village meaning the Site has limited visual or sensory links to the village. 5.38. Views from the site extend southward towards the 84077 with the hills of the AONB seen beyond. In return views across the site towards the easter vllage edge with residential development and seen ‘against rising landform withthe backdrop of the AONB outlier of Alderton Hil ‘Agree that views from the Site do take in the hills of the Cotswold escarpment including Oxenton Hill, Langley Hill and Dixton Hill. The descriptor is straying into the territory of visual assessment and does not state where the east edge of the village is visible from as itis relatively discrete in local and mid-distance views. 5.39. Overall, it is judged that the site and immediate surrounds are of medium value, and medium susceptibility to the proposed development, being heavily influenced by existing settlement edge. The site affords na public access and has nat known cultural connections, of historical significance. Consequently, the site has potential to accommodate development, and also there is scope improve the isting landscape fabric of the ste, The overall sensitvtys therefore judged as medium | strongly disagree that the Site is heavily influenced by the existing settlement edge as the existing ledge is largely screened. It is correct that there is no public access but the existing field access offers a good viewing opportunity south across the attractive Greet Vale landscape towards the AONB. The paragraph concludes that the overall sensitivity is Medium which is the same level of assessment sven to the whole ALD-01 land parcel in the Toby Jones’ study. | am happy to accept this Medium sensitivity but point to a differential level of sensitivity in the Toby Jones study and given the Site's proximity to the AONB that it could also be presented as a Medium / High level of sensitivity, LVA Section 6 - Evaluation of Potential Landscape Effects considers the effects the proposals would have on the various scales of landscape character areas identified in Section 5 as well as the Site's landscape character. At §6.15 it summarises all the proceeding discussion and concludes; 6.15. Overall, the proposed scheme would result in a high magnitude of change, and a moderate, adverse level of effect at Year 1. In term ofthe residual effet ofthe proposal. 15 years this would reduce to moderate, adverse at Year 15 once mitigation planting has matured ta provide a softening of the Scheme through atypically vegetated eastern village edge. This paragraph suggests that there will be a Moderate, Adverse level of effect after construction that. remains unchanged after the maturing of the mitigation proposals as the same Moderate, Adverse effected is cited for Year 15. ‘The term ‘nestle is used repeatedly within the assessment of landscape effects | believe as recognition of the existing village and how it sits within the local landscape at the foot of Alderton Hill (see §6.3, 6.14, 6.20 & 6.25 amongst other references), this is not true to apply to the development as it extends built form out into the open countryside without the benefit of screening. or immediate visual inks to the existing village edge. For efficiency | lista series of individual paragraphs in LVA Section 6 that | have concern about; 26/10/23 Page |6of1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘© $6.18 ~ Presents argument that the development is acceptable as it does not extend beyond the larger field boundary but this ignores the fact that it has extended into the field beyond its current western boundary; ‘+ $6.19 In describing the acceptability of the field shape it does not consider the character of the remaining L-shaped field; ‘© $6.21 ~ Maintaining views of settlerient’s historic core is claimed but there are no publicly accessible views to the historic core unless the high AONB views are the ones being referred to; © §6.22 ~The Minor-Negligible, Adverse conclusion arises from looking at the geographic scale of the LCA and is not the most useful form of landscape effect to consider; ‘© §6.23 - With regard to the Toby Jones’ study ALD-01 is assessed as having a Medium landscape sensitivity the LVA elevates this to Medium — High: ‘+ 96.26 -A Moderate-Minor, Adverse level of effect is judged for ALD-O1 but does not say if this is for Year 1 or Year 15 or how this has been computed. ‘= $6.27 ~ Every word but ‘next’ is used to describe the position of the Site with regard to its physical location adjacent to the AONB. | do not agree that the effects need only consider views from the AONB, it needs to consider landscape character change on the immediate ‘AONB and views to the AONB as the Site forms its immediate setting ‘© $6.28 ~ This section is largely based on visual matters which is unusual as its landscape evaluation section. Alderton was historically clustered around the church rather than east west alignment as suggested, it has extended to the south and more recently west with the Beckford Road development. Itis unclear what physical features it will not extend beyond; the scheme will be prominent from Dibden Lane as itis positioned on a local ridge line and will break the skyline from closer sections of the lane e.g. when leaving the village. © $6.29 It would be helpful to spell out or illustrate where LCA’s 1C & 10 are. ‘+ §6.31~A short section of trees halfway up a slope will not appear like riparian trees that sit at the bottom of the local valley and extend in a ribbon fashion along the valley bottom marking the watercourse through the wider landscape. ‘© $6.32 Again more a visual comment within a landscape discussion but views to the ‘Alderton Hill slope from the Winchcombe Way near Lower Farm will be interrupted with a line of development. ‘© $6.32 —1 do not find the assertion that the proposals round off the settlement edge accurate in either spatial or visual terms given the current well-defined and mature eastern edge to the village; ‘© $6.33 ~The level of effect on the AONB is described as Moderate ~ Minor, adverse and no views from it are harmed. | disagree as parts of the Winchcombe Way as it descends the outlier hill align on the Site and will focus on the new development as it extends east into ‘open countryside. © 96.35 A Moderate / Minor landscape level of effect is described for the SLA with some benefits described for character features ~ presumably this is the hedgerow and tree planting, To help me navigate through the landscape assessments | looked for the LVA's assessment methodology as located in Table A2 in Appendix 5. 26/10/23, Page |70f1423/00204/0UT Residential Development (up to 26 dwelling) -Lané south of Dibden Lane, Alderton ~ Landscape and Visual Consultation Table A.2: Balaton of Landscape and Visual ects MAGNITUDE OF CHANGE receptor [Substantial | Moderate sae Neaiawe senstty igh er Majrmederate | Moderate Mederatefinar Medium ajrimoderte [Moderate Moderateinor | minae tow Moderate Moderate/minor | Minor Minorneaibe| Hooked to find terms such as ‘Wholesale’ or ‘High’ magnitude of change as used to describe the landscape character change at the Site. | could not find them defined or summarised on the look-up table. | would consider ‘Wholesale’ and ‘High’ are synonymous with ‘Substantial’ magnitude of change. When Substantial is applied to the Medium landscape sensitivity of the Site it returns @ Major/Moderate level of effect which I find as a more realistic evel of change to the Site's landscape character than the Moderate, Adverse effect cited in LVA §6.15. ‘There is no summary table to help the reader to understand the levels of sensitivity for individual landscape receptors and the magnitude of change they would experience. Nor is the character of Dibden Lane itself considered as a landscape receptor in its own right. The lane is highly rural in character with no footpaths, street-lighting, visible kerbs, or white lining and will change in character with a set of urban arranged houses set opposite it even with the retention of the highway boundary hedge. Finally the LVA does not clearly describe the landscape mitigation measures and changes to ‘the proposals that the landscape assessment has led to. 5. Visual effects The Site is located in a prominent position just to the east of Alderton on the lower slopes of Alderton Hil. tis clearly visible from the following locations; Dibden Lane when travelling westbound towards Alderton; Dibden Lane when leaving the village; Dibden Lane when turning off the B4077; From the Winchcombe Way approaching the village from the south; From the Winchcombe Way within the Cotswolds AONB (both higher & lower slopes}; PRoW on Dumbleton Hil; ‘© From the 84077 to the south of the Site; From the elevated parts of the Cotswold escarpment to the south side of the Greet Vale; and From PRoW to the east on Warren Hill within the Special Landscape Area, ‘The Toby Jones’ Study considers that the ALD-01 land parcel has a High visual sensitivity its analysis also identifies Dumbleton Hill, the Winchcombe Way, outlier hills and Dibden Lane itself where it passes the proposed Site as key vantage points, The visual effects that would arise come about from the introduction of built, residential form where none or very little is currently evident. The amount of existing built form within the visual context to the Site is what people will use to judge the change against. This largely depends on the viewing distance to Site but also to some extent on the orientation and elevation of the viewer. | consider that there would be a range of foreseeable, adverse change to these views and group ‘them together in the table below under potential level of change at Year 15 with the proposed mitigation in place. 26/10/23, Page |Bof1423/00204/0UT - Residential Developm: pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ Landscape and Visual Consultation Major/Moderate Moderate Minor Negligible/None Dibden Lane- west | Winchcombe Way | Dibden Lane turning | PRoW on Dumbleton within higher AONB off 8407, Hill Dibden tane—leaving [84077 to south of | Cotswold escarpment the village Alderton to south of Greet Vale Winchcombe Way — PROW on Warren Hill south of village Winchcombe Way within lower AONB ‘The table has been produced without the benefit of a full LVA or LVIA and | stress are my preliminary assessments and some of the visual receptors could be moved up or down effects categories with the production ofa full study. However I do not consider any of the visual effects arising from the proposals are positive. ‘The Applicant's landscape advisors Zebra Landscape Architects (ZLA) have undertaken a visual appraisal at Section 7 of their LVA. It identifies 12 representative viewpoints to illustrate the visual experience of receptors in the area. have a number of concerns regarding the positioning of some of the viewpoints and the resultant. assessment of effects, they are summarised below; The LVA does not explain whether the representative viewpoints were agreed with TBC as the Local Planning Authority which is considered good practice in the Guidelines for Landscape and Visual Impact Assessment ~ Third Edition (GLVIA3), \vP2~ (Winchcombe Way in the lower AONS) the visual effect will not be Negligible after 15 years as there will stil be the ability to see the housing line extending into the open Countryside and affecting the view from one part of the AONS to another; \vP3/4 — no reference to 200m factor used for second images or explanation as to which portion of the view has been zoomed and why. VPS ~is representative ofthat part of Dibden Lane to the east of the localised dip and tree planting. However to the west of the dip the Site is very prominent from the lane at the top of the local ridge with the road corridor view focussed upon it for approximately 150m, | would expect to see this view examined as well as the original VPS to be truly representative ofthe views from Dibden Lane. \VP6—from the Winchcombe Way to the south ofthe village is to afield corner and maximises screening vegetation to the east and north ofthe viewer, a view straight on through the northern hedge would also be useful to illustrate the view through the patchy ‘iparian trees; vP7/8— Are useful to help illustrate the limited sense of change in longer distance views from the southern AONB when looking at the full width ofthe village within its wider agricultural context. A similar long-distance view from the PRoW over Warren Hill would assis in showing how the development extends the village's edge when viewed from the east. \VP9—Does not have a close-up zoomed image as some of the others do and there is also under reporting on the magnitude of change. ‘P10 - Incorrectly positioned on the key plans ‘P11 ~This view has now considerably changed with the Alder Green development built out 26/10/23, Page |9of1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘There are also a number of viewpoints that | would expect to see closer to Site to explore nearby visual effects and the relationship the proposals would have with their immediate context; ‘+ No view from Site entrance looking south across the Greet Vale towards the Cotswold ‘escarpment to explore the short-range truncation of what is a notable view from Dibden Lane; ‘+ No view from Dibden Lane immediately adjacent to the Site looking west towards the existing village edge to explore the sense of extension and character change to the adjacent, ‘AONB to the north side of the road; ‘© No view on leaving the village to consider how the new housing frontage changes the visual experience of the countryside at the village's current gateway; and ‘+ No view from the nearest residential development at Gretton View to consider if there are any adverse impacts for the closest residential receptors, or from the road as a publicly accessible location, ‘There is no consideration of cumulative visual effects with other recent developments or consented schemes. The Inspector's rulings on these schemes are however reviewed in the LVA conclusions drawing out certain comments. The whole decisions are not presented for wider context. | ound it a little unusual to see such a ‘Comparative Assessment’ §8.24 to §8.43 set within a section called Summary and Conclusions as there had been no previous analysis of the comparison Sites or ‘the developments proposed for them. If there had been greater analysis it would be recognised that ‘the proposals for these locations are not adjacent to the AONB, had greater visual linkages with existing built form and lead to different amounts of perceived village extension, Each potential development location, including this Site, must be looked at and judged on its own merits Overall | have found that the LVA under reported on the level of visual effects and does not present information on more localised visual change adjacent to the Site, including the changes of views to the AONB, perceived encroachment into the countryside and character change effects on the immediate AONB, 6. Landscape Policy Compliance The landscape planning policies that need to be considered are; Joint Core Strategy 2017 JCS $D6— Landscape Part 1 — The proposals cannot be considered in keeping with the character of the Site and its rural context, including the AONB, so there is conflict with this part of the policy. Part 2 ~ The proposals remove part of a sloping open field and associated rural land use. The proposals are required to draw upon existing Landscape Character Assessments and Sensitivity information and have done so in their LVA so there is compliance with this first part of SD6 Pt2. However the proposals will not protect or enhance landscape character and do not avoid detrimental effects on the wider landscape pattern and features which make a significant contribution to the character and setting of Alderton as a settlement or the wider area asa constituent piece of a wider attractive landscape. Overall there is judged to be conflict with Part 2 of the policy; 26/10/23, Page |100f1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ Part 3— An LVA has been submitted by the Applicant, landscape mitigation measures discussed and indicative landscape treatments are shown on the submitted masterplan. There is therefore compliance with this part of the policy. Overall and on balance there is greater conflict than compliance with the various parts of SO6. JCS SD7— Cotswolds AONB. | consider the proposals adversely affect the immediate landscape setting to the AONB, how the outlier hills of the AONB are viewed from the south as well as views out from the AONB. I consider there to be conflict with this policy. Jes SDs Design Requirements Part i) ~ Context, Character and Sense of Place; New development should respond positively to, and respect the character of, the site and its surroundings and these proposals do not do so when judged in comparison to the existing eastern edge of the village, the overall landscape character of the SLA and the character of the adjacent Cotswolds AONB, There is judged to be Conflict with this part of spa. Part iv) - Public realm and landscape; New development should ensure that the design of landscaped areas, open space and public realm are of high quality, provide a clear structure and constitute an integral and cohesive element within the design. The landscape strategy proposals appear to retain the majority of existing hedgerows making some space for public activity and a SuDS attenuation basin. Its recognised as an Outline application and could be subject to change. ‘There is judged to be the ability to comply with this part of SD4 subject to acceptable Landscape Reserved Matter proposals being provided that blend the development into the existing built form of the village in a successful and sensitive fashion. It should be noted that the landscape referenced inthis policy is used as ‘shorthand’ for landscape planting and hard works within and around the development. ‘Adopted Tewkesbury Borough Local Plan 2011 to 2031. ‘The application LVA identified policies from the Tewkesbury Borough Local Plan. OF the recently adopted Local Plan landscape orientated policies the following applicability, compliance and conflict is assessed. LAN: - Special Landscape Area (SLA) ~ Is applicable as the Site is located within the SLA. Of the three tests to allow sustainable development within the SLA the proposals are considered to be in conflict with all three: ‘+ The proposals would cause harm to significant features of landscape character which include its openness, its close relationship with the adjacent AONB outliers and setting to Alderton. The retention of the majority of the boundary hedgerows, additional hedge length and native scrub is noted but not considered as successful mitigation to the wider change in landscape character at the Site and to its contextual area; ‘© The proposals do not maintain the quality of the natural environment nor its visual attractiveness as reported in the Application LVA and in my own assessment of the proposals; and ‘© The level of proposed landscape treatment does not fully mitigate the change of landscape character to this part of the SLA nor reach a level by which they can be classed as enhancements. 26/10/23, Page |1ofia23/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ LAN2 - Landscape Character — conflict the policy wording states, ‘All development must, through sensitive design, siting, and landscaping, be appropriate to, and integrated into, their existing landscape setting.’ The siting of these proposals is not considered sensitive to the existing landscape character and they will not integrate into the existing landscape setting. LAN3 - Gaps of Local Importance — Not applicable. LAN4 ~ Locally Important Open Space - Not applicable. LANS ~ Local Green Space ~ Not applicable. HER3 — Historic Parks & Gardens — Not applicable — no visual or landscape relationship with Toddington Manor RHP. NAT1 Biodiversity, Geodiversity and Important Natural Features ~ Applicable and likely compliance - Although information is not definitive given the Outline Application nature of the proposals it would appear that a Biodiversity Net Gain outcome can be derived from the overall scheme, RESS ~ New Housing Development Although all bullet points contained in this policy are potentially applicable itis bullets 3, 5 & 7 that have a landscape dimension. Bullet 3 ~ This part of RESS explicitly addresses edge of settlement development seeking it to respect ‘the form, landscape setting and not appear as an unacceptable intrusion into the countryside whilst retaining a sense of transition between the settlement and open countryside. The proposals are considered to be conflict with this bullet particularly as the development would form an intrusion into the open countryside to the east of the village, Bullet 5 — This part seeks an acceptable level of amenity for the new residents and no unacceptable harm to existing residents. The LVA does not address effect’s on existing residential amenity if any ‘occur. The proposals appear to provide sufficient space requirements. However it should be noted ‘that across the scheme useable garden space is small and that the character of traditional Cotswold villages, particularly at their edges is to be more open in nature and grain. Compliance is anticipated subject to acceptable Reserved Matters applications. Bullet 7 - The incorporation into the development of any natural or built features that are worthy of retention has been complied with by the keeping of the perimeter hedge and trees. ‘You will have to consider the remaining bullets of RESS to assess if they have been complied with and whether on balance there is compliance or conflict with the policy as a whole, NPPF NPPF 131 ~Street trees ‘There are some street trees indicated but further details would need to be required to judge their effectiveness to improve residential amenity and comply with highway requirements. There is anticipated to be compliance with this national policy but more trees should be included and set within greater space given the edge of village location. NPPF 174 a) - Valued landscape 26/10/23, Page |120f1423/00204/0UT - Residential Developm: Landscape and Visual Consultation pp t0-26 dwelings),- Land south of Dibden Lane, Alderton ~ ‘The Site is considered a ‘valued landscape’ so this part of NPPF 174 is applicable and the proposals do not preserve or enhance the character of the Site as a valued landscape or the character of the adjacent Cotswold AONB that is also a valued landscape. There is conflict with this part of the NPPF. NPPF 174 b) — Intrinsic quality of countryside ‘The Site also has intrinsic value as a piece of countryside as reflected in its local designation as an SLA and this intrinsic quality will be lost from the Site on development of the proposals. There is conflict with this part of NPPF 174 which should be taken into consideration in any planning balance exercise you undertake, NPPF 176 — Nationally designated landscapes Great weight should be given to conserving and enhancing landscape and scenic beauty in AONB’s such as the Cotswolds AONB. There is conflict with this part of the NPPF as the proposals would reduce the landscape character of the immediate AONB, views to it and views from it 7. Suggested planning conditions Ifon balance the adverse landscape and visual effects | have identified are outweighed by the positive effects of the development, and notwithstanding the already submitted indicative landscape content of the Landscape Strategy Plan Rev 8 dated 14/12/22 (for Piper Homes ~this may be a typographic error) the following Reserved Matters are suggested; A. That a detailed hard and soft landscape mitigation scheme is submitted for consideration. Reason ~ to ensure that the proposals maintain local landscape character and respect, existing views on and around the Site. B. The landscape proposals should pay particular attention to boundary treatments and the creation of screened boundaries around the development. Reason ~ to ensure that the proposals maintain the landscape quality of the contextual area and limit the sense of encroachment into the surrounding countryside. The soft landscape proposals should be implemented in the first planting season after construction, or phase of construction has completed and replacement of dead, diseased or dying stock should be undertaken in accordance with a Landscape Maintenance and Management Plan. Reason ~ to ensure the quality of the landscape mitigation measures, D. That 2 Landscape Maintenance and Management Plan (LMMP) is prepared for implementation by the site owners and that an arrangement for continuation of the LMMP by future owners is entered into - Reason ~ to reflect the importance of the landscape ‘mitigation proposals and to ensure ongoing effective management of the same. E, Lighting design restricts night-time glare and spread of urban glow from both the housing and highway lighting and ideally a dark sky scheme is proposed — Reason — to minimise the adverse effects of urban lighting on the edge of settlement and adjacent AONB. F. Ahighway footpath connection is proposed that allows safe pedestrian access into the village whilst retaining the rural character of Dibden Lane - To provide safe connectivity to the services of the village and maintain the rural qualities of Dibden Lane. G. That street tree planting positions and planting details including surfaces and service treatments are agreed with Gloucester County Council as the Local Highway Authority and the trees once planted are subject to a Tree Preservation Order on the grounds of their visual importance. ~ To provide reassurance of the establishment and ling-term husbandry of the street trees. 26/10/23, Page |130f1423/00204/0UT Residential Development (up to 26 dwelling) -Lané south of Dibden Lane, Alderton ~ Landscape and Visual Consultation | recognise that the suggested Reserved Matters could possibly be combined and may require re- ‘wording to be enforceable, | trust you find this note useful as you determine the application, but should you have any immediate queries please do not hesitate to contact me. Stuart Ryder Ryder Landscape Consultants, 26/10/23 26/10/23, Page |1dof14