Example Landscape Report

Landscape & Visual Impact Assessment The Dales

Report Title:

Landscape and Visual Impact Assessment

Site and Location:

The Dales, Poynings Road, Fulking, Henfield, West Sussex, BN5 9NB

Surveyor(s)

Ian Boyd, Samantha Buck, Claire Hector

Author(s):

Ian Boyd and Samantha Buck

Client:

Imani

Report Status:

FINAL

Version:

1.0

Survey Date:

December 2014

Arc Consulting Isle of Wight Ltd. www.arc-consulting.co.uk Rosebank, Canteen Road, Whiteley Bank, Isle of Wight, PO38 3AF

Image source: © Harris Corp, Earthstar Geographics LLC © 2014 Intermap © Microsoft Corporation

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Dwelling at The Dales, Fulking

CONTENTS 1. Introduction ....................................................................................................... 3 2. Existing Property Location and layout ............................................................... 4 The dales layout .................................................................................................. 5 3. Application Proposal .......................................................................................... 6 4. Mitigation by Design .......................................................................................... 8 5. Policy and Legislation....................................................................................... 10 6. Landscape Impact Assessment ........................................................................ 12 Baseline Assessment ......................................................................................... 12 Landscape Receptor - Landscape Character Areas ........................................... 14 Conservation Designations ............................................................................... 15 Priority Habitats ................................................................................................ 16 Historic Landscape ............................................................................................ 17 Landscape Receptor - Public Rights of Way ...................................................... 18 Landscape Receptor - Topography and Drainage ............................................. 19 Landscape Impact Assessment Summary ......................................................... 20 7. Visual Impact Assessment ............................................................................... 21 Visual Impact Study Area .................................................................................. 22 Photographic Survey ......................................................................................... 23 8. Landscape & Visual Impact Assessment Conclusions ...................................... 41 9. References ....................................................................................................... 42 10. Glossary ......................................................................................................... 43 Appendix 1 - Assessment Methodology ........................................................... 45

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Dwelling at The Dales, Fulking

1. INTRODUCTION Arc Consulting has been appointed by the landowner to carry out a Landscape and Visual Impact Assessment (LVIA) of the application site at The Dales, Poynings Road, Fulking, Henfield, West Sussex, BN5 9NB and its surrounding area.

The assessment was undertaken by Ian Boyd, CIEEM and an associate member of the Landscape Institute, Claire Hector BA and Samantha Buck BSc PGDip. LVIAs consider two types of effects:  

Landscape effects - effects on the landscape as a resource Visual effects - effects on views and visual amenity as experienced by people

The Landscape Assessment considers the impacts that may arise as a consequence of the proposed re-development of the residence on the landscape as an environmental resource. The effects on both the fabric and the character of the surrounding landscape are assessed.

The scope of the Landscape Assessment covers the development within the following contexts: the village of Fulking, 230m from the Fulking Conservation Area; the South Downs National Park, The Eastern Open Downs broad landscape category of the South Downs National Character Area; the Adur to Ouse Scarp Footslope Landscape Character Area and the Fulking and Clayton Scarp Landscape Character Area.

The visual assessment has assessed the impacts on visual receptors (identified as visitors to the areas, road users etc.) and their interaction with the proposed development.

The study area for the detailed visual impact assessment encompassed the roads, public rights of way and access land as identified to be within the Zone of Theoretical Visibility of The Dales application site, described in further detail in Chapter 8.

The assessment considers landscape policy and describes the existing topography, land cover, vegetation, landscape features, landscape character and visual receptors within the local area in order to evaluate the landscape and visual effects of the proposed development.

A full methodology for the LVIA is set out at Appendix 1.

Figure 1 Location of the Dales

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Dwelling at The Dales, Fulking

2. EXISTING PROPERTY LOCATION AND LAYOUT Extracted from the Design and Access Statement: ‘The existing property sits at the foot of the South Downs and is accessed via a long tarmac driveway with an open grassed paddock area and some recently planted trees to the side. The existing property and its residential garden area immediately around the house is set back in excess of 170m from the road and screened by garden hedging close to the house and trees in the paddock area.’

The Dales

Figure 2 Aerial of The Dales and surrounding land

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Dwelling at The Dales, Fulking

THE DALES LAYOUT Extracted from the Design and Access Statement: ‘The existing property, extended over the years in an ad-hoc manner, is constructed of brick and white render with aluminium-framed windows. It is acknowledged that the use of materials and appearance/style has no reference to local architecture and presents no particular architectural merit or interest.’

Figure 3 Existing layout plans

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Dwelling at The Dales, Fulking

3. APPLICATION PROPOSAL    

Demolition / Removal of: bungalow, ancillary buildings and pool Construction of ‘Huf House’: Site access remains the same Additional tree and shrub planting within the grounds

Huf House details 2 storey detached T-shaped Huf house with dimensions of 18.5m wide x 7.7m deep at 1st floor and 12.5m deep at ground floor x 7.35m high, incorporating a subterranean basement level of accommodation partially exposed on the north side facing Poynings Road.

The new house will provide a grey stained timber frame main building with grey timber clad walls, slate colour grey roof tiles and argon gas filled triple glazed windows.

Scale and position The replacement building overlaps the existing building footprint (displaced approximately 5m north and 6m west) and covers a smaller base and so is treated as being effectively the same location for the purposes of its landscape impact (though this displacement is considered further under visual impacts).

The existing bungalow is 5.4m at its highest (from ground level), the new building is 7.6m. This increase raises the new dwelling to a height comparable with its closest neighbour.

Consultation The need for LVIA for this project was raised through consultation with the Mid Sussex Design Review Panel, particularly their minute of 22/09/14.

Figure 4 Proposed layout plan

Further advice relating to landscape and design has come from the Mid Sussex Planning Case Officer, Deborah Lynn, from Mid Sussex Urban Designer, Will Dorman, from Mid Sussex Arboricultural officer, Dick Jackson, and from consultee comments from Fulking Parish Council.

The common theme in feedback to the project from these consultations has been that there is a place for a contemporary home at The Dales, but that the high sensitivity of its setting should be considered carefully and responded to in its final choice of design, layout, colour and screening.

This guidance has been instrumental in the changes made to the proposed building and its grounds over the course of December 2014 and January 2015.

This process of ‘mitigation by design’ is described in the next section.

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Dwelling at The Dales, Fulking

Site Elevations

East elevation (showing neighbouring Connonberries outline)

Figure 5 Elevations of proposed property

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Dwelling at The Dales, Fulking

4. MITIGATION BY DESIGN The proposal for a Huf House replacement at The Dales is itself a response to previous plans SDNP/12/02329/FUL withdrawn in 2012 after general agreement from consultees as to its unsympathetic relationship with its location.

A revised contemporary design (the Huf House) was put forward for consultation with Mid Sussex District Council, the South Downs National Park Authority and Fulking Parish Council In August 2014.

Support for the principle of a modern replacement for the bungalow was accompanied by concerns over the detail of building and grounds in order that the contribution it could make to its setting might be maximised and the detractions minimised.

As a consequence, the original Huf House scheme for The Dales has been further adapted to better fit its location, responding to local comment and advice. The process of LVIA, initiated as part of the same response, has also been able to contribute to this adaptive, iterative design approach, during the period of its assessment.

The final scheme now submitted for planning permission therefore includes this sequence of mitigating amendments and adjustments as well as those inherent in the standard design and construction of Huf House: House position The final position of the Huf House overlaps more significantly with the existing house footprint, being brought back (south) from the two previous positions in order to benefit more from shielding tree cover along the sunken lane (views from the east, but also more secluded setting from the south) and from the escarpment woodland behind (greater screening from the south, more secluded setting from the east).

This gives constancy to the scheme in that the Dales remains a building in the position expected of it.

House Scale The subterranean basement reduces the perceived building to 2 stories, the basement is partly exposed on the north elevation.

The replacement building covers a smaller footprint than the spread of the existing bungalow. The Huf House will stand at its peak at approximately 7.6m above its ground level compared to the existing 5.4m. This will bring it to the level of its nearest neighbours, alongside and at the end of its driveway – the cluster of buildings that make the set-apart east end of the village.

Figure 6 Design evolution

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Dwelling at The Dales, Fulking

House finish The colour scheme has altered through its iterations to replace the white rendered walls with a grey woodstain, grey window shutters and has a mottled grey roof tiling. The neutral tones and glazing are intended to pick up more readily the reflections, shadow and lighting that is naturally delivered by the wooded surrounds. The grey roof tone has been selected to better blend with the surrounding ash wood (bark), particularly in winter when leaf fall reduces screening.

Footprint The removal of the carport from the designs significantly reduces the spread of the rebuilt property to the extent that it covers less ground than the original bungalow.

Planting The final scheme provides indicative hedge and woodland planting, along the eastern boundary and in the paddock/garden south of the property. The mix proposed is ash, field maple, oak, holly and hazel, complementing the species present in the sunken lane and in the Fulking Escarpment copse above. The Dales marks the edge of the village and juncture with a lowland farmland landscape at the foot of the scarp. The planting scheme will draw in the seminatural features of its perimeter to better blend this boundary, extend locally appropriate habitats for biodiversity and create a more pleasing combination of contemporary house design in strongly naturalised grounds.

There is additional planting proposed for the west of the building, making use of the small car parking area that will not be required, additional tree and shrub planting of an appropriate size will strengthen the screening between the neighbouring properties.

Following discussion with the LPA the single large ash immediately north-east of the dwelling is to be retained. This in turn has helped shape other revisions to layout – the driveway remaining in its existing route, the loss of the car port.

long low roofline helps with thermal control but also reduces the scope for glare or light emissions to receptors in the landscape and community; there are external blinds (grey) for each window, operated from within.

The independent Light Pollution Report produced by WVH Consultants concludes that: “The existing building, even with the additional external lighting around the pool and the end gable mounted PIR security lighting produces no discernable light spillage into the wider National Park. As such the new dwelling, in close to the same position, even if there is a higher level of glazing, will not provide external security lighting and as such will be, by comparison to the existing established situation, no worse and consequently inline with the guidelines set out by the Institute of Lighting Engineers (ILE). With the addition of external blinds fixed to all windows as proposed the likely outcome is that there would be less overall light spillage that the existing situation and even in the worst-case scenario the level of light received within the Nation Park will be indiscernible and in-line with the ILE guidelines and the SDNP requirements.� Please refer to the Light Pollution Report for full details.

Repositioning of driveway In response to concerns from neighbours and the planning authority, the plans to pull the driveway across the front (north) of the house have been amended.

The access has been reverted to the current position, along the western boundary hedge and around behind the property (south). This reduces the impacts of vehicles being seen to cross the grounds north of the building keeping all movements to the hedged margin and the tree-lined south of the property.

Construction The temporary landscape and visual impacts that could result from the construction phase of the project are reduced by the off-site pre-fabrication of the building.

The retained ash is an important screen for the proposed house from viewpoints east and is also a significant backdrop to the house from views south and south-west.

Lighting The proposed property is more extensively glazed than the original bungalow.

There are mitigating qualities to the design intended to reduce light-spill. The internal lighting schemes, as standard for all rooms in the HUF house design, will include internal, behind soffit, low-voltage up-lighting. In addition the glass has a low reflectivity in order to support its passive solar performance; the

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Dwelling at The Dales, Fulking

5. POLICY AND LEGISLATION The National Planning Policy Framework sets out the Government’s planning policies for England and how these are to be applied. It provides a framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities.

NPPF expects the planning system to contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes. It states in paragraph 115 that: Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.

The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

In determining applications, great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area.

Local planning authorities should not refuse planning permission for buildings or infrastructure which promote high levels of sustainability because of concerns about incompatibility with an existing townscape, if those concerns have been mitigated by good design (unless the concern relates to a designated heritage asset and the impact would cause material harm to the asset or its setting which is not outweighed by the proposal’s economic, social and environmental benefits).”

County The 1998 West Sussex Structure Plan (not formally adopted) has now been superseded by the West Sussex Structure Plan 2001-2016 Deposit Draft.

However, the strategic land use objectives set out in the 1998 Plan have been endorsed by the District Council as a basis for the policies and proposals of this Local Plan. These include:

Local and neighbourhood plans should develop robust and comprehensive policies that set out the quality of development that will be expected for the area.

Development to high standards of design and layout.

The NPPF expects developments approved to be such as will:

Key targets for landscape are:

● function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

• To ensure that new development protects and, where possible, reinforces the character of the area.

● establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;

• To ensure that new development safeguards the natural beauty, distinctive character and remote and tranquil nature of the AONB.

● respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

• To ensure that new development protects and, where possible, enhances the character of towns and villages.

● be visually attractive as a result of good architecture and appropriate landscaping.

The Mid-Sussex District Plan sets out a vision for how Mid Sussex wants to evolve and a delivery strategy for how that will be achieved. As such, it sets out broad guidance on the distribution and quality of development in the form of ‘higher level’ strategic policies. It also provides the framework for all subsequent planning documents, including Neighbourhood Plans. The District Plan covers the period up to 2031 and will replace the majority of the Mid Sussex Local Plan adopted in 2004.

The NPPF cautions planning policy and decision-making against: “attempting to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.

A countryside of varied and productive economic and social activity.

District

Priority Themes and Strategic Objectives for the District To promote well located and designed development that reflects the District’s distinctive towns and villages, retains their separate identity and character and prevents coalescence To protect valued landscapes for their visual, historical and biodiversity qualities To protect valued characteristics of the built environment for their historical and visual qualities In the south of the District, part of Mid Sussex is within the South Downs National Park. The National Park Authority is a local planning authority, although it has a delegation agreement with the District Council to determine planning applications in the part of Mid Sussex which lies within the Park.

Whilst the National Park Authority currently uses the Mid Sussex Local Plan policies to determine planning applications, it is producing its own Local Plan.

Therefore, in agreement with the National Park Authority, the Mid Sussex District Plan area excludes the part of the District which lies within the National Park.

Policy DP15 covers the setting of the South Downs National Park; strategic objective 3 is designed to protect valued landscapes for their visual, historical and biodiversity qualities.

Development within land that contributes to the setting of the National Park will only be permitted where it enhances and does not detract from the visual qualities and essential characteristics of the National Park, and in particular should not adversely affect the views into and out of the National Park by virtue of its location or design.

The South Downs National Park is covered by the saved policies of 11 inherited Local Plans and 1 adopted Core Strategy. Since the designation of the National Park, the SDNPA has been working jointly to adopt Joint Core Strategies with some of the authorities.

The Mid-Sussex Local Plan 2004 aims to encourage high standards of design wherever new development is permitted, and to reduce the impact of development to a minimum. This includes seeking to protect both the rural environment of countryside areas and the built environment of towns and villages in the District.

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Policy C4 requires development proposals within or immediately adjacent to the AONB (now National Park) to pay particular attention to: the siting, scale, design, external materials and screening of new buildings that are proposed in order to ensure that they enhance, and do not detract from, the visual quality and essential characteristics of the area.

Policy H12 deals with the replacement of single dwellings outside defined built-up areas and requires that such a proposal: d) is appropriate to its setting and not obtrusive in the landscape, particularly in an AONB e) does not change significantly the scale of the existing building and is appropriate to its built and natural setting.

Policy B1 requires a high standard of design, construction and layout in new buildings, including alterations and extensions. All proposals for development will need to: a) demonstrate a sensitive approach to urban design by respecting the character of the locality in which they take place, especially to neighbouring buildings, their landscape or townscape setting and the regional and/or local building style. Regard should be given to the proposal’s contribution to a sense of place. In the case of alterations and extensions, including new shopfronts, the proposals must be sympathetic to the building to which they relate. Factors to be taken into consideration include the scale, massing, siting, density, views, height and orientation of the new buildings in relation to those already existing; b) use materials of a quality, type and colour appropriate to the site and its surroundings, which conform to the general range in the vicinity, and which enhance the distinctiveness of traditional building materials and styles;

Policy B15 deals with the setting of Conservation Areas. It states that:

Policy 3: Protect and enhance tranquillity and dark night skies.

Development affecting the setting of a Conservation Area should be sympathetic to, and should not adversely affect its character and appearance.

In particular, attention will be paid to the protection or enhancement of views into and out of a Conservation Area, including, where appropriate, the retention of open spaces and trees.

Policy 48: Support the towns and villages in and around the National Park to enhance their vital role as social and economic hubs.

Policy G2 requires development to demonstrate: (c) high standards of design, construction and layout; (f) create high quality landscape settings including, where appropriate, wildlife habitats.

Village Plans Fulking Conservation Area Appraisal 2008 This document provides guidance for planning decisions and enforcement that relate to the fabric and experience of the Conservation Area. It refers to development outwith its designated boundary thus: Protect views into and out of the Conservation Area by ensuring that any new development has minimal impact on views of the South Downs and the Low Weald and equally, on views from the Downs.

Fulking Village Plan 2014 “Our vision for Fulking is to preserve the essential rural character of the village whilst making sure that we have an inclusive community and up-to-date facilities and communications for residents. This means balancing our wish to conserve and preserve the environment with embracing progress and strengthening community involvement.

c) show that adequate consideration has been given to the spaces between and around buildings, and that effective use has been made of any existing landscape features; and

Preserving Fulking’s character as a tranquil and historic village set in unspoiled countryside is of paramount importance to residents.”

d) provide suitable new planting of trees and shrubs appropriate to the site and its location. Where appropriate existing wildlife habitats including green corridors and river courses should be protected and enhanced.

The plan does not contain planning policies, but does provide a framework for the emerging Park-wide Local Plan. This Local Plan will include spatial planning policies for housing and other development. Minerals and waste planning is covered in detail through the joint minerals and waste plans developed with local authorities.

Policy B3 deals with residential amenity and states that: Proposals for new development, including extensions to existing buildings and changes of use, will not be permitted if significant harm to the amenities of nearby residents is likely to be created due to noise and disturbance; loss of privacy; overlooking; reduction in sunlight and daylight; and reduction in outlook.

Policy 50: : Housing and other development in the National Park should be closely matched to the social and economic needs of local people and should be of high design and energy efficiency standards, to support balanced communities so people can live and work in the area.

South Downs Management Plan 2014-2019

Policy 1: Conserve and enhance the natural beauty and special qualities of the landscape and its setting, in ways that allow it to continue to evolve and become more resilient to the impacts of climate change and other pressures.

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Dwelling at The Dales, Fulking

6. LANDSCAPE IMPACT ASSESSMENT BASELINE ASSESSMENT

Inset: Broad landscape category

The purpose of the Landscape Assessment is to define and assess the sensitivity of landscape receptors which could be affected by the proposed development. The Landscape Institutes Guidelines describe landscape receptors as “the constituent elements of the landscape, its specific aesthetic or perceptual qualities and the character of the landscape in different areas.”

The term ‘landscape’ commonly refers to the view or appearance of the land.

However, the landscape is a combination of both cultural and physical characteristics or components, which give rise to patterns that are distinctive to particular localities and help to define the ‘sense of place’. The landscape is not therefore simply a visual phenomenon, but relies upon other influences including topography, land use and management, ecology, historical and cultural associations.

Fulking

A desktop study was initially undertaken to identify the county and borough wide landscape character areas within which the application area proposed for development sits to understand the local landscape context to the application site.

The following sections set out the landscape character framework of the study area from the national and regional level through to county and district scale based upon existing data including the character assessments undertaken by the Countryside Agency, the Mid Sussex District Council and the South Downs National Park Authority.

The site of the proposal lies at the easternmost end of the village of Fulking, 230m east from the Fulking Conservation Area, set entirely within the South Downs National Park. Fulking is covered by Eastern Open Downs broad landscape category of the South Downs National Character Area and is further characterised as part of the Adur to Ouse Scarp Footslope Landscape Character Area and the Fulking and Clayton Scarp Landscape Character Area.

This landscape characterisation, typology and description for the Fulking area is given through a hierarchy of documents: Countryside Character Area 125 ‘South Downs’ (Volume 7, South-East and London) Mid-Sussex Landscape Character Assessment 2005 South Downs Integrated Landscape Character Assessment (updated) 2011 The character of the Fulking settlement and setting is further informed by the Fulking Conservation Area Appraisal 2008.

Figure 7 Landscape designations

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The area where the proposals are set lies within the highly distinctive outcrop rising gently from the South Coast Plain with a dramatic north-facing scarp indented by steep combes or dry valleys, and is valued for its open, scenic qualities, cultural associations and recreational amenity (the Devil’s Dyke pub, car park, walking hub, paragliding, 800m south-west of the site). The scarp supports the most extensive species-rich chalk grassland along the Sussex Downs.

The balanced mosaic of arable (cereals), pasture (sheep) and woodland gives the footslopes a sense of unity viewed from the scarp and downs to the south.

The interlocking network of woodland, intact hedgerows and hedgerow trees creates a contrasting sense of seclusion and enclosure.

The undulating lowland landscape at Fulking is visually dominated by the steep chalk scarp of the Adur to Ouse Downs to the south. Panoramic views open over Fulking and onto the pleasingly balanced pattern of settlement, copse and woodland, set within a mosaic of irregular fields and scattered farms contrasting with the monolithic extent and mass of the downland ridge.

That part of the South Downs National Park that includes Fulking and its neighbouring scarp villages exhibits the character of its nationally significant landscape: The variety and contrast that reflects physical influences combined with historic and economic processes. Within this, a strong sense of locality reflected in local landscape names, dialect and traditions. A landscape of contrast and juxtaposition.

The distinctive form, dominated and unified by the central spine of chalk, the dramatic northern escarpment ‘wall’, indented with coombes, is a dominant backdrop in views from the low Weald, with the sequence of ridges creating a strong sculptural landform and dramatic skylines and skyscapes.

The ‘time-depth’, a strongly historic landscape with visible links to the past.

The dense scatter of scheduled heritage sites across the down and scarp and the detailed social and cultural documentary to the development of the springline villages (including Fulking) is testament to this.

The biodiversity, an outstanding conservation resource; extensive, ecologically rich chalk grassland and associated downland habitats, beech hangers and ancient woodland, floodplain grassland, heathland, chalk streams and coastal habitats. The Fulking Escarpment, managed in part by the National Trust, is covered by the Beeding Hill to Newtimber Hill SSSI. The environmental quality of the farmed landscape surrounding Fulking is evidenced by the almost complete coverage of Environmental Stewardship management agreements.

The affectiveness of the landscape as a behavioural setting; the strong sense of space, remoteness and quietness – a special quality in the South East of England and recognised by the National Park designation encompassing Fulking. The perception of an isolated ‘island’ set apart from the busier surrounding world.

The distinctive pattern of settlement with isolated farmsteads set within a medieval wooded landscape in the Weald; medieval villages on the Greensand, springline villages along the scarp foot and a concentration of settlement in the dipslope valleys of the downs. Geological diversity reflected in the building types, closely linked to the local landscape – flint on chalk, and sandstone/timber on the Greensand and the Weald, brick widespread from the 18th century. Roofing materials mainly thatch and clay tiles. The variety of these architectural styles is apparent within the Fulking Conservation Area but a unity also, from the similar scale of the buildings and the reuse of materials and certain features: the use of cobbles and flints, dormer windows, thatched roofs and tile hanging. The western end of the Conservation Area has its own character shaped by high banks, overarching hedges and trees, the Shepherd and Dog public house and Fulking spring.

Its expanse, with big, open skies, strong skylines and sense of elevation, views down onto and across the surrounding landscape, contrasting areas of enclosure, seclusion and intimacy. The combination of the narrow road through Fulking (The Street), with its high banks and overhanging vegetation creates a strong sense of enclosure before dramatically opening out to reveal fine views of the South Downs.

High sensitivity to the impact of development on the immediate setting of the scarp and its skyline including the cumulative impact of masts, pylons and roads (the scarp is crossed by a pylon line at Fulking) and scarring of the chalk.

Views from the scarp are also highly sensitive to visually prominent development both on the urban edge to the south and in the Weald to the north. The control of urban fringe land uses and suburbanising lighting, signage and clutter is needed to prevent an erosion of the rural character of the landscape.

Maintain, restore and manage scarp woodland and hedgerow landscapes, and visually important tree clumps and belts where this does not conflict with conservation of the historic and natural environment. Consider new woodland planting in more open areas to promote a balance farmland and woodland mosaic. Avoid harsh woodland edges which are visually intrusive on the lower scarp slopes.

Protect and conserve the character and nucleated form of picturesque, springline villages with their palette of building materials (a mixture of flint, brick, rendering and half timber, with clay tile roofs) which provides unity.

Conserve the rural setting to these villages - consider using woodland or tree planting to screen development on the edge of villages. In particular conserve the striking undeveloped scarp backdrop to the springline villages.

Special qualities of shadow and light - picked out on the open chalk downland and scarps, with contrast of dappled light and shade in the more wooded areas to the west.

The published local and area landscape assessments and National Park plans identify risks to landscape integrity consequent on future developments and offer policy and management interventions in support of the conservation of built, natural and cultural heritage. These priority precautions and actions help to focus on the essential landscape characteristics and qualities as derived from the strategic assessments and plans: Incremental, small-scale change with a gradual erosion of local rural character is a key concern. It is important that the strong sculptural landform, dramatic skylines and skyscape of the chalk remain free of clutter and viewed against an open background of sky. The overall management objective should be to conserve the deeply rural, secluded character of the intact medieval landscape of interlocking irregular fields, woodlands and parklands, and conserve areas of chalk grassland on the lower scarp.

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LANDSCAPE RECEPTOR - LANDSCAPE CHARACTER AREAS The mapped landscape analysis and characterisation provided by the South Downs National Park Integrated Landscape Character Assessment indicates the landscape receptors most relevant to the proposals for building replacement at The Dales.

Each of these areas of potential effect has embedded within it its own content of landscape functionality and perception; matters of landscape concordance, intelligibility, fragmentation and intermittency.

These qualities are more attributes and essences than matters of visual amenity and are dealt with as landscape receptors, differentiated from visual receptors.

The immediate setting is the village itself, the settlement boundaries and its character and quality.

This receptor lies within adjacent field enclosures under agricultural management that frame village entrances and exits and provide the landscape matrix connecting settlement to settlement.

This is set against the backdrop of the extensive and unenclosed downland scarp rising to the ridge above. This is the locus from which the entire landscape setting is experienced, but also is the framing and backdrop against which The Dales is perceived from Fulking.

The relationships between these receptors create topographical, physical, ecological, socio-cultural and temporal lines of change, evolution and development. The direction and nature of these gradients and progressions are considered in the landscape impact assessment.

Figure 8 Landscape Character Areas

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CONSERVATION DESIGNATIONS Immediately to the south of the site, the escarpment slope is designated as SSSI. Units 5, 6 and 7 (west to east) of the Beeding Hill to Newtimber SSSI occupy the area shown.

Beeding Hill to Newtimber Hill situated on the scarp slope of the South Downs is a site of both geological and biological importance. Three nationally uncommon habitats are represented: south-east chalk grassland, juniper scrub and calcareous pedunculate oak-ash beech woodland. The site supports a rich community of invertebrates, especially harvestmen and has some uncommon butterflies and moths. A nationally uncommon plant, red star thistle also occurs.

Devil’s Dyke is the most famous and remarkable of all the chalk dry valleys and is frequently cited as the type example. It is the largest single coombe anywhere in the chalk karst of Britain and is of considerable geomorphological interest in providing a most spectacular example of Pleistocene erosion of chalk.

The SSSI units have been assessed (2011) as being in ‘unfavourable recovering’ condition as a consequence of scrub and tor grass dominance in some parts.

There are local conservation sites (SINCs) south west and south east of the downland ridge but these are too distant and disconnected from the proposal location and environs to be considered relevant.

The Sussex Wildlife Trust has its headquarters at the Woods Mill reserve 4.5 km north-east at Henfield.

Figure 9 Conservation designations

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PRIORITY HABITATS The distribution and composition of priority habitats near to the site and contributing to its setting are dominated by the escarpment slope.

Here, the pattern of semi-natural woodland (ash, hazel, oak) and downland scrub connects directly with the southern extent of the site’s gardens and runs into the sunken lane hedgerows along the eastern margin to Poynings Road.

The chalk grassland of the scarp slope SSSI is described in the previous section.

There are calcareous springline wetlands and flushes distributed along the scarp slope.

Ancient Woodland

Semi-improved grasslands dominate the ridge-top.

There are habitats of value identified within the wider agricultural landscape through the intervention of agri-environment agreements.

There are historic orchard sites identified within along the eastern boundary of Fulking village.

The mix of open grassland, scrub mosaic and ribbon woodlands is the dominant semi-natural setting.

Figure 10 Priority habitat areas

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HISTORIC LANDSCAPE Human activity in the area around Fulking dates back thousands of years from the prehistoric, iron and Bronze Age and Romano-British downland evidence to the post-medieval-to-modern field patterns and farmsteads.

Conservation Area

The most significant prehistoric site in the area is at the Devil’s Dyke where there are the remains of a large Iron Age hillfort.

Fulking is one of a string of Anglo-Saxon centres within the ‘zone of preferred settlement’ that follows the richer soils at the foot of the scarp. These became well-established nucleated medieval villages with connecting drove roads and bostal tracks.

This sequence and timeline of settlement and agrarian land management is well depicted in the Historic Landscape Characterisation given for the Scarp Footslopes in the South Downs Integrated Landscape Assessment 2011 and reproduced above.

The village was recorded as Fochinges in the Domesday Book in 1086. For centuries, Fulking Spring attracted shepherds from the surrounding area, who came to wash their flock prior to sheep shearing in June.

Fulking originally formed part of the parish of Edburton, a small settlement to the west, where the parish church is located. In 1889, the two parts were placed in different counties and although both were eventually included in one, West Sussex, in 1974, they remained in separate districts and consequently form separate civil parishes.

The village centre was designated a Conservation Centre in 1984 (see inset).

In July 2007, Mid Sussex District Council initiated a Conservation Area Appraisal of the designated area, making a detailed assessment of the special character of the area, so as to protect its essential qualities and to provide guidance for Development Control. It also provided the opportunity to review the boundary to ensure that it properly reflects the historic and architectural character of the area. Proposals were consequently made to extend the protected area to the west.

There are no changes proposed or implemented that affect the eastern boundary of the village and the site of The Dales.

Figure 11 Historic statutory designations - Fulking Conservation Area (Inset)

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Dwelling at The Dales, Fulking

LANDSCAPE RECEPTOR - PUBLIC RIGHTS OF WAY Road Network Fulking is at the centre of a main road circuit: the A27 at Hove to the south, the A2037 between Upper Beeding and Henfield and the A281 to Pyecombe to the north; the A283 to Steyning in the west and the A23 to Hurstpierpoint in the east.

The village itself lies at the junction of the Edburton Road and Poynings Road mid-way between Upper Beeding and Poyning.

Clappers Lane runs north from the village to the A281.

Footpaths & Bridleways There is a dense network of public rights of way (PROW) in and around Fulking with several close to and adjacent to The Dales.

There is a National Trail, the South Downs Way, running east-west along the downland ridge south of The Dales.

There are bridleways along the escarpment and across the downland ridge.

The escarpment and downs to the south are Open Access land and there is Common Land (s15) east of Perching Hill.

There is a convergence of marked public access routes on the ridge west of Devil’s Dyke car park and restaurant.

Individual rights of way relevant to the study are referred to by number in the visual assessment and photographic survey.

Figure 12 Public Rights of Way

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Dwelling at The Dales, Fulking

LANDSCAPE RECEPTOR - TOPOGRAPHY AND DRAINAGE The Dales site slopes gently from south to north; it sits between the wide dry valley of the Low Weald and the steep slopes of the escarpment.

The South Downs Way marks the major ridgeline to the south of the site with numerous perpendicular ridges, valleys and coombes north and south.

There is a well approximately 300m to the southeast boundary along with a number of spring points along the same elevation running east to west. Other than the large pond in a neighbouring garden there are no other water features apparent either within or adjacent to the site.

The complex erosion features of the escarpment that forms the backdrop to Fulking create a series of chalk hills and promontories, deep valleys and gaps.

This opens onto the broad, gently undulating Low Weald with its patchwork fields, hedges and woodlots.

The Dales lies at the junction of these topographical units.

Figure 13 Ridgelines and drainage

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Dwelling at The Dales, Fulking

LANDSCAPE IMPACT ASSESSMENT SUMMARY The proposals for the dwelling at The Dales are, to summarise, the replacement of a bungalow, ancillary buildings and pool, with a single ‘Huf House’. Site access remains the same and there is to be additional planting within the grounds.

The replacement building overlaps the existing building footprint (displaced approximately 5m north and 6m west) and covers a smaller base and so is treated as the same location for the purposes of its landscape impact (though this change is considered under visual impacts).

The existing bungalow is 5.4m at its highest, the new building is 7.6m. This increase raises the new dwelling to a height comparable with its closest neighbour but at a lower level than the group of ‘gateway’ houses immediately at the entrance to the village along Poynings Road from the east.

Neither the mass nor scale of the replacement building therefore seems unusual or significantly out of keeping with the context of its close counterparts in the ‘set apart’ eastern cluster of Fulking.

Given the resemblance to the existing built envelope and the overall comparability of the building’s ‘presence’ with the built environment of east Fulking it is not anticipated that there will be any meaningful alteration in the functioning of the local landscape as a consequence of the proposed redevelopment. Surface water flows, air movement, the distribution of sound and light, the relationship between the building and its semi-natural woodland borders will not be significantly altered. The replacement dwelling does not demand any alterations to local vehicle movements or change the behaviour of the residents in any way that could disrupt the wider life of Fulking or the enjoyment of the scarp and downs.

There will be no detrimental impact upon the biological value of the escarpment SSSI and no impact upon the access opportunities afforded by local rights of way.

The new building, in its grouping of other dwellings at the eastern edge of the village, does not alter the essential character of the scarp slope to the south into which it is partly enfolded, nor the plain of the Weald and its patchwork of settlement, hedgerow and treebelt and farmland that opens to the north. The setting of the replacement building is at the eastern end of the village amongst a variety of building styles, forms and colours and amongst gardens of various sizes and designs. The strongly unifying themes of the western end of the village and its Conservation Area are not apparent though tile roofs and redbrick are present.

The pattern of the village development, and indeed that of the land about it, has a marked west-to-east timeline. The cluster of listed buildings, the Conservation Area, the deep enclosure of The Street and its glimpses of the wider escarpment, all at the western end. Then a shift to the east away into more modern building styles, a more suburban/rural fringe treatment of property and garden boundaries and frontages, and the opening out of the vista across the rape fields and up to the Devil’s Dyke hotel and restaurant, its car park and its visitors.

This seems a natural line in many ways and an expression of balance and change in a living community.

There is a planning policy framework, as discussed above, that promotes coherence and consistency in the built form in order to conserve local distinctiveness. But this regulation has nonetheless permitted change and in its own wording celebrates the value of high quality design, built character and technologies for sustainability. It requires development to be sympathetic, in keeping and contributes to ‘sense of place’ but not necessarily to mimic or caricature the authenticity of the historic core. This is also discussed in the 2008 Fulking Conservation Area Appraisal where features of construction and material and colouring are looked to maintain a coherent line in the built environment. Feedback from consultations with the local planning authority also discusses the potential for the eastern village to accommodate a contemporary design.

The visual impact of the proposed building replacement is discussed in the next section of the report but it is important to consider the built form here also, because, even if not seen, the building would be known to exist and its presence as part of the village would thereby impact upon the perception of their own community in the minds of local residents.

Public and local authority comments raised in earlier consultations and applications for The Dales’ replacement have considered the relationship with the historic character of the village. However, there are aspects of the Huf design, and the alterations made in response to this specific location, that are relevant and useful to consider.

The colour scheme for this Huf House is a palette of greys. This is a response to the location of the existing and replacement building, one the most intimately ‘tucked in’ to the foot of the scarp in Fulking and so set amongst the adjacent National Trust ash woodland. In winter especially, the greys of the ash bark form a distinct colour band across the back of The Dales. The new building in this way seeks to respond to its semi-natural landscape setting as well as to its social and cultural context.

In conclusion, the Huf House proposed as replacement for the existing buildings at The Dales is of a mass and scale sympathetic to the nearest properties and in a position overlapping the footprint of the original building.

It is not considered likely to introduce new or damaging physical presence in the functioning or management of the local landscape.

The construction and fabric of the Huf House replacement are contemporary upon a traditional post-and-beam timber frame. These features together create a highly energy-efficient building. The modern styling is not masked or clichéd to reference the Conservation Area to the west but are arranged and coloured in response to the more modern setting of the eastern village and in sympathy with the closely encompassing woodland fringe to the escarpment above.

There is a meaning given to the construction of a modern building at the eastern extent of the village by the perceived timeline of changing village design that runs west to east along the main road.

There have been planting recommendations made in the course of the LVIA study, measures intended to create a less harsh eastern village boundary at The Dales and instead to draw further into the grounds and closer around the house the ash/hazel/field maple copse and hedge mix that connects the residential environment with the unenclosed and extensive scarp landscape.

These recommendations have been accepted by the developer and are indicated on the proposal plans provided in this report.

The Huf House remains a post-and-beam timber framed construction, a design with a long tradition and one described in the Conservation Area Appraisal.

The features that then give the house its high energy efficiency - triple glazing, high passive solar gain, external blinds for heating control – inevitably layer a contemporary look on to this tradition.

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Dwelling at The Dales, Fulking

7. VISUAL IMPACT ASSESSMENT The extent to which the existing house of the application site is visible from the surrounding landscape is based on grading of degrees of visibility (as set out in the LVIA methodology at Appendix 1). It is determined from a visual inspection of the application site and its context from roads, public rights of way and properties in the vicinity.

Potential Visual Receptors

Sensitivity

Local residents (neighbours) will experience static views of the new development within their ‘home’ setting, They will have considered the visual appeal of the village in choosing to purchase property in this location. This group of people is very small, representing neighbours and those walking past the property.

High

Seasonal change in the cover provided by the evergreen and deciduous will affect the available views. The assessment was undertaken during December – considered “worse case” in terms of visibility due to the lack of deciduous screening. Typically views will be different through the seasons with a greater sense of enclosure in the summer months.

The community of Fulking may experience static and transient views of the new property.

They will have considered the visual appeal of the village in choosing to purchase property in this location. The population of Fulking was recorded as 250 in the 2001 Census.

High

National Park walkers, cyclists and horse riders (and other recreational users) on the PROW and access lands to the south, east and west may experience static and transient partial views of the new property. These views are from an elevation so will mostly be of the roof.

This group are visiting the countryside primarily to enjoy views of the landscape; according to the South Downs Visitor & Tourism Economic Impact Study, 46.3 million day visits were made to the South Downs during 2011/12 – see details below.

High

Walkers on the South Downs Way may experience static and transient partial views of the new property at a distance. These views are from an elevation so will be of the roof. This group are using the National Trail in large part to enjoy views of the South Downs and the Low Weald.

High

Road users may experience a transient glimpsed views of the property.

Medium

The plan on the following page provides the visual summary of the existing application site from the immediate environs and wider local landscape. The photographs 1-14 then describe each of these views.

The topography and land use of the surrounding area means that the application site is well-screened from the east and almost entirely so from the north and west. The site becomes more visible from high-ground vantage points south through to south-east.

The table to the right shows the principal visual receptors (groups of people) identified for this location along with their sensitivity to the effects of potential changes on the application site. The viewpoints selected and shown in Figure 15 represent these places where these groups of people (receptors) may encounter a view of the property. The impact assessment considers the magnitude of change likely to be experienced from each viewpoint.

Users of the Devil’s Dyke Viewpoint car park and restaurant will not experience any views of N/A the property until they leave the viewpoint due to the distance, tree screening and interceding topography. The viewpoint included as it is important to local people and to visitors.

Total visitor days spent in the South Downs 2011/12 Total overnight visitors inside South Downs

1,992,000

Total day from accommodation outside South Downs

6,772,000

Total day from home outside South Downs

31,071,000

Total day from home inside South Downs

6,473,000

Total visits

46,308,000

Source: South Downs Visitor & Tourism Economic Impact Study http://www.southdowns.gov.uk/__data/assets/pdf_file/0006/308535/South-Downs-2011_2012-Research-FinalReport.pdf

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Dwelling at The Dales, Fulking

VISUAL IMPACT STUDY AREA The potential extent of visual effects of the proposed development is set out in a Zone of Theoretical Visibility (ZTV), a tool that models location topography and mapped obstructions such as buildings and woodland.

The ZTV is then used as a base map for field work in order to further refine the focus of detailed LVIA work.

The ZTV identified that the location of the site had visual impact potential on the escarpment and downland ridge to the south, footslope promontories east and west, Poynings Road north-east and from Poynings Road immediately at the entrance to The Dales.

Assessment from the A2037 between Upper Beeding and Henfield and the A281 to Poyning as well as from access and vantage points throughout, shows that the flat topography and substantial and widespread hedgerows, shelterbelt, treescreens and farm woodlots significantly obscure and restrict distant views. These constraints on visibility, the natural limitations on the legibility of the single building at the wooded footslope from distances of more than a kilometre and the advice on viewpoints of concern from LPA consultations have guided the detailed consideration of visual impacts to a one kilometre study.

The area walked for photographic viewpoint analysis extends to the South Downs Way (south of which there are no views possible); to the west the study area extends to Edburton Road adjacent to Truleigh Manor Farm; to the east the study area extends to footpath 11p; to the north the photographic reference area does not extend beyond Poynings Road. Checks from Clappers Lane showed the site to be obscured by intervening buildings, hedgerows and natural undulation of the Weald plain.

Figure 14 Zone of Theoretical Visibility

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Dwelling at The Dales, Fulking

PHOTOGRAPHIC SURVEY The significance and value of the viewpoints selected for the visual assessment were informed by the nature of the development, the topography of the area and the likely users of the area around The Dales. A visual impact assessment is undertaken by determining the sensitivity of visual receptors and the magnitude of the effect of the development. Receptors are all people defined by location and activity.

13

9

Visual Impact Assessment viewpoint

Additional reference viewpoint

Walked and driven transect surveys were undertaken to determine the detailed study area as described in the introduction above. In addition a total of 48 reference viewpoints were surveyed to assess potential views of the application site, 16 viewpoints were selected for the detailed assessment. Of the 48 original reference viewpoints, most were excluded from the detailed assessment because they did not afford any view of the property (existing or proposed), other viewpoints were combined to a single reference viewpoint.

The effects of the development on these viewpoints will be assessed.

To describe the degree of visibility of the site from roads, public rights of way, and access land, three categories have been used: No view: No view of the site or the site is difficult to perceive; Glimpsed view: A view of a very small part, mostly obscure, or a distant view where the site is perceived as a very small part of the view Partial view: A view of part of the site, or a filtered view of the site, or a distant view where the site is perceived as a small part of the view; Open view: A clear view of the site within the wider landscape.

Legend

12

10a

10b 10c 11

14 14 at Truleigh Manor Farm

9

On the Open Access land south of the site an effort was made to look for the most direct line-of-sight vantage points into The Dales even if not a place directed to by marked paths. This was to understand what ‘worst case’ view might be possible.

2 1

3

8ab 4

7

5

6 n

Figure 15 Photographic Viewpoint Plan

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Dwelling at The Dales, Fulking

The Dales

Wide-angle panorama photograph Viewpoint 1 Baseline Description: View from footpath 3f along the escarpment, approximately 1.2km to the west, looking east. The Dales is not visible due to distance and being obscured by the neighbouring property Cannonberries and its screen of poplars. The village of Fulking lies in the centre of the image and shows, by comparison, how The Dales is ‘tucked’ into the foot of the escarpment. This view shows the contrast between the steep slopes of the escarpment and the flat expanse of the Low Weald to the north (left of image).

There are no views of the site from this location.

Impact Assessment Receptor Groups National Park walkers, cyclists horse riders on the PROW and access lands to the south, east and west

Description of magnitude of visual effects of proposed Huf House None

Sensitivity High (National Park)

Magnitude of Change No change

Significance Neutral

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Dwelling at The Dales, Fulking

The Dales

Photograph Viewpoint 2 Baseline Description: Photograph from footpath 22f at the foot of the escarpment behind The Dales looking northeast approximately 350m property. The view is obscured by the stand of young ash trees; in the summer when the trees are in leaf this view is likely to be completely obscured.

There are glimpsed views of a small part of the existing property.

Impact Assessment Receptor Groups National Park walkers, cyclists horse riders on the PROW and access lands to the south, east and west

Description of magnitude of visual effects of proposed Huf House From this position there will be a view of the roof slope of the new property which will be of a mid-grey colour and so will blend into the trees more effectively than the current property. The change will be of medium term as when the landscaping proposed for The Dales matures it will thicken the existing screening. .

Sensitivity High (National Park)

Magnitude of Change Negligible (heavily obscured view)

Significance Minor/Neutral

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Dwelling at The Dales, Fulking

The Dales

Substantial boundary hedge / treeline

Wide-angle panorama photograph Viewpoint 3 Baseline Description: Wide angle panoramic photograph from land above bridleway 18f looking northeast at a distance of approximately 450m. The roof and white facing of the house and conservatory are visible. Much of the property is behind trees which will provide additional screening in the summer. Fulking is west of the photo. The shadow of the downs obscures some of the property (a winter effect). The eastern property boundary, along the sunken lane, features mature hedgerow and groups of larger trees which obscure the property from most eastern viewpoints but also provide a sense of enclosure from the south, that is it provides a backdrop which contains the property within its grounds and does not allow it to stand out against the agricultural plain beyond. The view has been chosen to provide the clearest line of sight to The Dales. It is a ridge between marked paths but is a point that might be reached in the Open Access Land.

There are Partial views of a Most of the existing property.

Impact Assessment Receptor Groups National Park walkers, cyclists horse riders on the PROW and access lands to the south, east and west

Description of magnitude of visual effects of proposed Huf House From this position there will be a view primarily of the roof slope of the new property which will be of a midgrey colour. The new property will be more visible from this viewpoint, although its footprint is smaller, as it is displaced slightly further to the north and west. The magnitude of change is classified as small. The change will be of medium term as when the proposed new landscaping matures it will provide additional screening. This viewpoint, selected to look into The Dales, should nevertheless be considered in the context of the whole of the view available.

Sensitivity High (National Park)

Magnitude of Change Small (loss of pool glimpse, and white render, replacement with mid grey tones)

Significance Moderate (moderate/minor with diminishing visibility as landscaping matures)

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Dwelling at The Dales, Fulking

The Dales

Wide-angle panorama photograph Viewpoint 4 Baseline Description: View from land above bridleway 18f looking northeast at a distance of approximately 450m. The roof and white facing of the conservatory are just visible. The property is set behind the trees which will provide additional screening in the summer when in leaf. The village of Fulking lies to the west of the photo. At the time of survey the shadow of the downs helps to obscure some of the property. The western property boundary is formed of mature hedge and trees screening the property from most eastern viewpoints and providing enclosure when viewed from the south.

There are glimpsed views of a very small part of the existing property.

Impact Assessment Receptor Groups Description of magnitude of visual effects of proposed Huf House National Park walkers, cyclists horse From this position there may be a view of some of the roof slope of the new property though it is riders on the PROW and access lands to considerably obscured by tree cover. The new property may slightly more visible from this viewpoint, the south, east and west although its footprint is smaller, as it is displaced to the north and west. The change will be of medium term as when the proposed new landscaping matures it will offer additional screening. Given the context of the wide Low Weald vista from this higher vantage point, the magnitude of change from this viewpoint is classified as negligible. .

Sensitivity High (National Park)

Magnitude of Change Negligible (heavily obscured)

Significance Minor/Neutral (set in huge panoramic vista)

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Dwelling at The Dales, Fulking Photo A – Viewpoint 5, actual view as seen

A The Dales

Photo B – Zoomed in view taken from near viewpoint A in the summer Photo C – Zoomed-in photomontage with proposed Huf House

B

C

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Dwelling at The Dales, Fulking

A-Wide-angle panorama photograph, B Viewpoint 5 (winter left image, summer right image zoomed) summer photograph, C-photomontage Baseline Description: View from the South Downs Way National Trail looking north at a distance of approximately 730m. The Dales can be seen from this viewpoint and the most prominent features of the property are the white render and the blue swimming pool. The Dales sits within the eastern part of the village, providing a transition from the village to the arable fields beyond. Wickhurst Barns is in the top right of the image on the left with a new agricultural barn alongside renovated farmhouse / barn accommodation. West of The Dales, the large pond is a dominant reflective feature in the landscape. This eastern end of Fulking is separated from the main village by large gardens/paddocks (see aerial photo – Figure 2). The properties in this area are noticeably of more recent design than those within the main village and Conservation Area. The finish of the properties in this view vary from red tiled to darker grey / brown roofs (slate and aged thatch). Wall finishes are principally either white render or red brick. The Dales property is red brick with prominent white window frames and a dark grey roof. The pool is lined with a bright blue material and surrounded with a pale area of hard standing. The zoomed summer photograph shows the property sitting within the surrounding woodland and showing the additional screening provided by the trees in leaf.

There are Open views of most of the property from this viewpoint.

Impact Assessment Receptor Groups Description of magnitude of visual effects of proposed Huf House National Park walkers, cyclists horse The zoomed photomontage shows that from this position there will continue to be a view of the entire riders on the PROW and access lands to property. The change in colour scheme to a more uniform grey as well as the loss of the white the south, east and west conservatory and blue pool mean the new property will have a less prominent visual impact. The property is in shade for much of the day in the wintertime. The legibility of the change actually visible from this point will be much reduced. The changes will become less visible in time as the proposed new landscaping matures and adds additional screening south and west of the building.

Walkers on the South Downs Way As above.

Sensitivity High (National Park)

Magnitude of Change Negligible (distant, reduction in prominent colour markers)

Significance Minor

High

Negligible

Minor

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Dwelling at The Dales, Fulking The Dales

Photograph Viewpoint 6 Baseline Description: View from the junction of rights of way 16p, 1p, 10p, 22p looking north northwest at a distance of approximately 900m. The property is mostly obscured by the boundary trees. The conifer trees are a contrast to the deciduous trees in the property boundary and surrounding woodland. The only parts of the property visible from this angle are the pool house and corner of the pool.

There are glimpsed views of a small part of the pool and pool house from this viewpoint.

Impact Assessment Receptor Groups Description of magnitude of visual effects of proposed Huf House National Park walkers, cyclists The change in location of the new property means it will be slightly more visible from this viewpoint but still horse riders on the PROW and largely obscured by the intervening woodland, at a distance reducing the legibility of change and panoramic access lands to the south, east views of the wider landscape and west

Sensitivity High (National Park)

Magnitude of Change Negligible (distant and obscured)

Significance Neutral

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Dwelling at The Dales, Fulking

The Dales

Wide-angle panorama photograph Viewpoint 7 Baseline Description: View from access land above bridleway 10p looking northwest at a distance of approximately 800m. The property is mostly obscured by group of ash and field maple which provide significant tree screening. The Hillside property to the south of The Dales dominates the foreground built view with Cannonberries and Four Acres prominent built features behind The Dales. A rectangular area of hard standing sits to the east of the Hillside property. The large pond in Cannonberries grounds is a reflective feature. There are photovoltaic cells on roof of The Paddock - the property on the opposite side of Poynings Road to the Dales. Behind the village the Low Weald extends to the horizon, an area of very flat topography. There are pylons running over the escarpment from the left of the photo to the right.

There are glimpses of a small part of the roof from this viewpoint.

Impact Assessment Receptor Groups Description of magnitude of visual effects of proposed Huf House National Park walkers, cyclists horse The increased height of the proposed property means more of it will be visible above the treeline; however riders on the PROW and access lands the mid-grey colour of the new roof, the distance and minor presence within the wider view means the to the south, east and west change will be negligible from this viewpoint.

Sensitivity High (National Park)

Magnitude of Change Negligible (largely obscured, set against more prominent built features, distant)

Significance Minor / Neutral

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Dwelling at The Dales, Fulking

The Dales

The Dales (hidden)

Photograph Viewpoint 8a and 8b Baseline Description: Photograph - Viewpoint 8a View from the access road adjacent to the Devil’s Dyke restaurant and viewpoint car park looking west northwest at a distance of approximately 1.2km. The property is hidden by the hill. This viewpoint is included as it is a specific viewpoint important in the local area. There are no views of the application site from this viewpoint.

Photograph - Viewpoint 8b View from the access land just to the west of the Devil’s Dyke restaurant and viewpoint car park looking west northwest at a distance of approximately 1.2km. The garden adjacent to the road is visible, the south end of the garden and most of the property is screened by tree cover. There are no views of the property from this viewpoint.

Impact Assessment Receptor Groups Users of the Devil’s Dyke Viewpoint carpark and restaurant

Description of magnitude of visual effects of proposed Huf House The proposed building is higher than the existing property but from this distance the increase is unlikely to be distinguishable in the view.

Sensitivity High (National Park)

Magnitude of Change Negligible (very distant and largely obscured)

Significance Minor / Neutral

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Dwelling at The Dales, Fulking

The Dales

Photograph Viewpoint 9 Baseline Description: View from footpath 11p looking west from approximately 1km away. The roof of Cannonberries can be seen over The Dales which is screened by the ash and maple stand immediately alongside. The Hillside property is noticeable to the south (left of the photo). The Dales' garden is visible from this viewpoint.

There are no views of the property from this viewpoint.

Impact Assessment Receptor Groups National Park walkers, cyclists horse riders on the PROW and access lands to the south, east and west

Description of magnitude of visual effects of proposed Huf House The proposed building is higher than the existing property but from this distance the increase is unlikely to be distinguishable in the view.

Sensitivity High (National Park)

Magnitude of Change Negligible (very distant, largely obscured)

Significance Minor / Neutral

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Dwelling at The Dales, Fulking The Dales

Photograph Viewpoint 10a Baseline Description: View from Poynings Road approaching Fulking looking southwest. Viewpoints 10a, 10b and 10c have been included following concerns raised by the Mid Sussex Design Review Panel regarding views from Poynings Road heading towards the village. At a distance of approximately 930m from the Dales property, the house is mostly screened by the boundary trees. The Hillside property to the south is visible.

There are glimpsed views of a very small part the property from this viewpoint. In summer it is likely that there would be no view of the property.

Impact Assessment Receptor Groups The community of Fulking

Road users

Description of magnitude of visual effects of proposed Huf House The proposed building is higher than the existing property but from this distance and given the tall tree cover, the increase is unlikely to be distinguishable in the view.

The proposals for new tree planting that will extend the semi-natural tree and hedge mix into the grounds of The Dales will strengthen and support the screening.

Sensitivity High (local community, regular contact and experience of the view)

Magnitude of Change Negligible (distance and existing cover)

Significance Minor / Neutral

As above.

Medium

Negligible

Neutral

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Dwelling at The Dales, Fulking The Dales

Wide-angle panorama photograph Viewpoint 10b Baseline Description: View from Poynings Road approaching Fulking looking southwest. At a distance of approximately 600m from The Dales property, the house is mostly screened by the boundary trees, particularly the retained ash. The corner of the conservatory is partly visible. The Hillside property to the south is clearly seen. The removal of the conservatory, the change to a building of predominantly grey tones and the additional tree planting are likely to reduce impacts.

There are partial views of a small part the property from this viewpoint. In summer it is likely that there would be no view of the property.

Impact Assessment Receptor Groups The community of Fulking

Road users

Description of magnitude of visual effects of proposed Huf House The proposed building is higher than the existing property but from this angle and viewpoint, the new property will be mostly screened by the retained ash tree.

Sensitivity High (local community, regular experience of view)

As above.

Medium

Magnitude of Change Negligible (high level of screening, reduction in colour contrast) Negligible

Significance Minor/Neutral

Neutral

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Dwelling at The Dales, Fulking The Dales The Dales

Wide-angle panorama photograph Viewpoint 10c Baseline Description: View from Poynings Road approaching Fulking looking south southwest. At a distance of approximately 470m from The Dales property, the house is mostly screened by the boundary trees along with fragmented roadside hedges. The Hillside property to the south is prominent in the winter view. Between this location and The Dales' driveway, the roadside hedges impede views of the property.

There are partial views of a very small part the property from this viewpoint. In summer it is likely that there would be no view of the property.

Summer image source: https://goo.gl/maps/8x9f6 June 2014 Impact Assessment Receptor Groups The community of Fulking

Road users

Description of magnitude of visual effects of proposed Huf House The proposed building is higher than the existing property but from this angle (a lower vantage point that viewpoint 10b) and viewpoint the new property will be mostly screened by the retained ash tree.

As above.

Sensitivity High (local community, regular experience of view) Medium

Magnitude of Change Negligible (high level of screening)

Significance Neutral

Negligible

Neutral

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Dwelling at The Dales, Fulking

Photograph Viewpoint 11 (left image December 2014, right image June 2014) Baseline Description: View from Poynings Road towards The Dales looking south southwest. The boundary planting along with the evergreen internal planting screens the property from the road.

There are no views of the property from this viewpoint Impact Assessment Receptor Groups Description of magnitude of visual effects of proposed Huf House Local Residents None Road users None

Sensitivity N/A N/A

Magnitude of Change N/A N/A

Significance N/A N/A

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Photograph Viewpoint 12 Baseline Description: View from bridleway 5/2f adjacent to the Dales boundary looking west. The sunken nature of the path along with the boundary planting and the retained ash tree serve to screen the property.

There are no views of the existing property from this viewpoint.

Impact Assessment Receptor Groups National Park walkers, cyclists horse riders on the PROW and access lands to the south, east and west

Description of magnitude of visual effects of proposed Huf House The increased size of the proposed property should be balanced by the shift in position slightly further away from this boundary resulting in only a small increase in visibility from this viewpoint. This is assisted by the sunken nature of the path and the tree screening, particularly in summer when leaf cover will further reduce visibility into the site.

Sensitivity High (National Park)

Magnitude of Change Negligible (high level of screening)

Significance Minor/Neutral

Proposals for additional boundary planting to extend the sunken lane treescape will further screen and obscure any potential for views into the property.

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View of the proposed Huf House looking north.

Photograph Viewpoint 13 Baseline Description: View from bottom of the driveway up the garden towards the property looking south. The property is mostly obscured by garden trees and the shrub line at the top of the garden; the white colours show most prominently.

There are partial views of a small part of the property. Image source: Google streetview captured June 2014 - https://goo.gl/maps/RSTSi Impact Assessment Receptor Groups Local Residents / neighbours

Description of magnitude of visual effects of proposed Huf House The increased height of the proposals, with the glazed northern elevation may result in a more visible presence and an increase in night light seen from this point (although all windows are fitted with external blinds). This viewpoint is however tightly prescribed and possible only by standing at the driveway looking into the grounds.

The existing tree and hedgerow cover either side quickly narrow visibility. Views from upper windows of the properties opposite (behind this roadside view) may be less curtailed.

The existing landscape planting across the lawns, as it matures, will further obscure the views that are possible.

The new landscape planting proposed, particularly the extensions into the lawn from the eastern hedgerow, will assist.

Sensitivity High (local community, regular experience of the view)

Magnitude of Change Medium (when a view is possible, it will be of a different shape, dimension and design)

Significance Major/Moderate (may be considered positive or negative depending on personal perception)

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The Dales (hidden)

Wide-angle panorama photograph Viewpoint 14 Baseline Description: View from the Edburton Road, approaching Fulking looking east from approximately 1.2km. The small rise in the fields obscures the property from view.

There are no views of the property from this viewpoint.

Impact Assessment Receptor Groups The community of Fulking Road users

Description of magnitude of visual effects of proposed Huf House None None

Sensitivity N/A N/A

Magnitude of Change N/A N/A

Significance N/A N/A

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8. LANDSCAPE & VISUAL IMPACT ASSESSMENT CONCLUSIONS

tangible quality of the linear development of Fulking. The monumental scale of the Downs and the seeming limitlessness of the Low Weald remain unaffected.

bridleway 10p to the southeast, Poynings Road at a distance of approximately 930m and Poynings Road next to the site in the driveway.

The intimate quality of interlocking copses and spaces that gives the scarp footslope its particular character will not be affected. The proposed planting will in time enhance this quality within the grounds of The Dales and along the eastern boundary of the site and the village.

The potential impact of the development on recreational users on the public rights of way and access land of the National Park has been thoroughly tested. A viewpoint was chosen to give the most direct line-of-sight possible into The Dales, this is Viewpoint 3, to the south of the site. This point is not from a marked footpath but is a ridge between two tracks and is certainly one possible view from the Open Access land. The impact of changes to the property from this point is defined as moderate, reducing to moderate/minor as the landscape planting proposed matures. This assessment treats, as it must, the property as potentially the focus of observation, being the closest of the escarpment/downland views. Nonetheless, the panorama of the Weald plain extends out from the same vantage point and offers more to the attention than the immediate foreground. The removal of the blue pool and white render will reduce colour contrast and replace with more subtle grey tones of the new roof. All other downland and ridge views, predominantly those from well-used trails and paths, were assessed as minor and neutral in their impacts.

Effects on landscape designations: There are no significant impacts considered to be consequent on the proposed replacement of the single dwelling at The Dales. The functionality and coherence of the National Park, its SSSI escarpment and wooded footslope, its downland crest and its rural hamlet/farmstead plain remain unaffected.

The setting (east end of Fulking) can accommodate the contemporary design, sympathetically adapted to its location, without compromising or disturbing the fabric or perception of the Fulking Conservation Area.

The Huf House building remains a timber-framed post and beam construction; energy efficiency and sustainability measures bring with them and overlay a necessarily and appropriately modern finish.

The change in the built form of The Dales remains at a scale that is in keeping with the character and precedent of the eastern part of the village and its residential development and with the closest neighbouring properties.

There is no alteration proposed that can be reasonably perceived to detract from the village’s tranquillity or essential characteristics (which include a building and development timeline running to The Dales).

The overall effect of the replacement building upon the integrity of its proximate protected landscapes, their built, natural and cultural components, is therefore judged to be neutral.

Effects on topography: There are no significant changes proposed beyond the sinking of a basement. Effects will be neutral.

Effects on land use: The proposals do not necessitate any alteration to the land management and operations on the surrounding farmland, footslope, escarpment and ridge. The effect is considered neutral.

There will be biodiversity gains from the proposed native tree and shrub planting within the grounds of The Dales that may support the conservation management objectives of neighbouring National Trust and Stewardship land.

Effects on public rights of way: There will be no alteration to public access to surrounding land required by the development. The effect will be neutral.

Effects on landscape character: The replacement building will have no perceptible effect on the scale, pattern and quality of the landscape character within which it is set, other than at the most closely localised level: its own grounds and closest street view. Here the presence of a contemporary building can be considered a contributor to the sense of time and change that is a

Future changes to the Landscape: The National Park, SSSI and Conservation Areas, together with the coverage of local agri-environment agreements affords the landscape setting of The Dales great stability and continuity. The proposed replacement building represents continuity in an existing residential location, overlapping (and reducing) and existing built footprint. It neither sets nor requires particular precedent and represents sustainable change that is accommodated by its location.

Effects on visual receptors: Due to the gently undulating nature of the Low Weald, its pattern of mature hedgerow, treebelt, woodlot and existing buildings, the application site remains visually concealed from the wider landscape to the north, northeast and northwest.

The only meaningful views of the property are likely to be those directly north at the end of the drive/entrance and certain views from elevated positions above and south on Rights of Way and access land on the scarp and ridge.

The former sees the property set within its own grounds, the long lawn leading the eye, as expected, to the house, in the position expected. The building is framed in the escarpment woodland which anchors it to the footslope and keeps it from the mass of the open downs above.

The latter are at a distance, obscured and distracted by the interposition of tree cover and its extension along the sunken lane performing the same service of enclosure from the vista of the village and the Weald beyond.

In both cases, the planting proposed will bolster and sustain the natural screening and wooded setting of the house.

There are no views of the property from footpath 3f or the A2037 to the west, Horn Lane to the north, the Devil’s Dyke restaurant and viewpoint to the south east, the A281 to the northeast, bridleway 5/2f adjacent to the site, footpath 11p to the east, Edburton Road to the west or directly to the north of the property from Poynings road other than when standing in the driveway.

There are partial or glimpsed views of the property deemed to have minor or neutral impact on receptors at rights of way 18f, 22f to the southwest, the south Downs Way, the junction of 16p, 1p, 10p, 22p to the southeast,

The potential impact of the development on people using Poynings Road approaching Fulking is defined as neutral. The white conservatory is the most prominent feature of the existing view and this will be removed in the redevelopment. The Huf House, moving north-west of the present location, will sit behind the retained ash and its grey tones will blend with the treescreened surroundings in winter and be hidden in summer.

The potential impact of the development on local residents is defined as major/moderately significant from the bottom of the driveway (potentially also from some upper-level views in properties opposite The Dales, on the Poynings Road). Currently the white conservatory is the most prominent feature of the existing view and this will be replaced by the glazed side of the Huf House. The low reflectivity of the glass (a quality intended to improve passive solar efficiency) may reduce glare and the operation of the window blinds may limit the effect of spill from internal lighting at night, but the north elevation of the new building will only be visible from this ‘straight-line’ vantage point on the roadside.

There is an acknowledgment in correspondence with the LPA that a contemporary design can be accommodated and it must be allowed for that a limited street- view of such a building, set amongst natural woodland cover that is to be extended through new planting, can be acceptable.

In summary, the proposals for a single dwelling replacement at The Dales, Fulking, mitigated through design and layout refinements and planting recommendations, are assessed as being policy compliant and benign with regard to the landscape and visual character of its setting.

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9. REFERENCES Institute of Environmental Management and Assessment, Guidelines for Landscape and Visual Impact Assessment Second Edition (Spon Press 2002) National Planning Policy Framework, Department for Communities and Local Government, March 2012 NE432: National Character Area Profile 125: South Downs West Sussex Structure Plan 2001-2016, West Sussex County Council, February 2005 Mid-Sussex District Plan 2014 – 2031, Consultation Draft, Mid- Sussex District Council, November 2014 Mid-Sussex Local Plan, Mid-Sussex District Council, May 2004 A Landscape Character Assessment for Mid-Sussex, Mid-Sussex District Council, November 2005 South Downs National Park Partnership Management Plan 2014-2019, South Downs National Park Authority 2013.

South Downs Integrated Landscape Character Assessment, Prepared for the South Downs Joint Committee, in partnership with the Countryside Agency, English Heritage, Hampshire County Council, West Sussex County Council and East Hampshire District Council by Land Use Consultants. December 2005 (Updated 2011) Fulking Conservation Area Appraisal 2008, Mid-Sussex District Council, May 2008 Fulking Village Action Plan, Fulking Parish Council, August 2013

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10. GLOSSARY Source - Institute of Environmental Management and Assessment, Guidelines for Landscape and Visual Impact Assessment Third Edition (Routledge 2013) Analysis (landscape) The process of breaking the landscape down into its component parts to understand how it is made up.

Assessment (landscape) An umbrella term for the description, classification and analysis of the landscape.

Biodiversity The concept of variety in all species of plants and animals through which nature finds it balance.

Countryside The rural environment and its associated communities (including the coast).

Cumulative effects The summation of effects that result from change caused by a development in conjunction with other past, present or reasonably foreseeable actions.

Element A component part of the landscape (for example, roads, hedges, woods).

Enhancement Landscape improvement through restoration, reconstruction or creation.

Environment Our physical surroundings including air, water and land.

Field pattern The pattern of hedges and walls that define fields in farmed landscapes.

Indirect Impacts Impacts on the environment, which are not a direct result of the development but are often produced away from it or as a result of a complex pathway.

effects on its character. Capacity is likely to vary according to the type and nature of change being proposed.

Landscape character The distinct and recognisable pattern of elements that occurs consistently in a particular type of landscape, and how this is perceived by people. It reflects particular combinations of geology, landform, soils, vegetation, land use and human settlement. It creates the particular sense of place of different areas of the landscape.

Visual effect The change in the appearance of the landscape as a result of the development. This can be positive (i.e. beneficial or an improvement) or negative (i.e. adverse or a detraction).

Zone of Visual Influence Area within which a proposed development may have an influence or effect in visual amenity.

Landscape effects Change in the elements, characteristics, character and qualities of the landscape as a result of development. These effects can be positive or negative (adverse or beneficial) Landscape feature A prominent, eye catching element, for example, wooded hill top or church spire.

Landscape quality This is based on judgements about the physical state of the landscape, and about its intactness, from visual, and functional perspectives. It also reflects the state or repair of individual features and elements which make up the character in any one place.

Landscape sensitivity The extent to which a landscape can accept change or a particular type and scale without unacceptable adverse effects on its character.

Land use The primary use of the land, including both rural and urban activities.

Landscape value The relative value or importance attached to the landscape (often as a basis for designation or recognition) which expresses national or local consensus, because of its quality, special qualities including perceptual aspects such as scenic beauty, tranquillity or wildness, cultural associations or other conservation issues.

Landcover Combinations of land use and vegetation that cover the land surface.

Methodology The specific approach and techniques used for a given study.

Landform Combinations of slope and elevation that produce the shape and form of the land.

Mitigation Measures, including any process, activity or design to avoid, reduce, remedy or compensate for adverse landscape and visual effects of development.

Landscape Human perception of the land conditioned by knowledge and identity with place.

Receptor Physical landscape resource, special interest or viewer group that will experience an effect.

Landscape capacity The degree to which a particular landscape character type or area is able to accommodate change without unacceptable adverse

Visual amenity The value of a particular area or view in terms of what is seen.

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The Dales, Fulking

Appendix 1 LVIA Methodology

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APPENDIX 1 - ASSESSMENT METHODOLOGY

Baseline Studies

Introduction

The initial step in any landscape or visual impact assessment is to review the existing landscape and visual resource in the vicinity of the proposed development – that is the baseline landscape and visual conditions. The data collected will form the basis from which the current estimation of magnitude and significance of the landscape and visual effects of the development may be identified and assessed. The purpose of baseline studies is to record and analyse the existing landscape features, characteristics, the way the landscape is experienced, and the value or importance of the landscape and visual resources in the vicinity of the proposed development. This requires research, classification and analysis of the landscape and visual resources as follows:

The term landscape commonly refers to the view or appearance of the land. However, the landscape is a combination of both cultural and physical characteristics or components, which give rise to patterns that are distinctive to particular localities and help to define a ‘sense of place’. The landscape is not therefore simply a visual phenomenon but relies upon other influences including topography, land use and management, ecology and historical and cultural associations.

The Landscape and Visual Impact Assessment provides a description of the baseline conditions and sets out how the study area appears, or would appear, prior to development. The assessment evaluates the existing landscape within the study area of the site and the site itself. The baseline assessment will then be used to assess the predicted landscape and visual impacts arising from the proposed development. The impact assessment will identify and assess both permanent and temporary or construction phase impacts, together with mitigation measures proposed, in order to avoid or reduce potential adverse landscape and visual impacts.

The methodology employed in carrying out the landscape and visual assessment of application site is drawn from the Landscape Institute and the Institute of Environmental Management and Assessment’s “Guidelines for Landscape and Visual Impact Assessment” (Third Edition). These guidelines set high standards for the scope and contents of landscape and visual assessments and to establish certain principles that will help to achieve consistency, credibility and effectiveness in landscape and visual impact assessment.

Landscape and visual assessments are separate, although linked, procedures. The landscape baseline, its analysis and the assessment of landscape effects all contribute to the baseline for visual assessment studies. The assessment of the potential effect on the landscape is carried out as an effect on an environmental resource, i.e. the landscape. Visual effects are assessed as one of the inter-related effects on population.

Landscape effects derive from changes in the physical landscape, which may give rise to changes in its character and how this is experienced. This may in turn affect the perceived value ascribed to the landscape. The description and analysis of effects on a landscape resource relies on the adoption of certain basic principles about the positive (or beneficial) and negative (or adverse) effects of change in the landscape.

Visual effects relate to the changes that arise in the composition of available views as a result of changes to the landscape, to people’s responses to the changes, and to the overall effects with respect to visual amenity.

The assessment of effects aims to: 

Identify systematically the likely effects of the proposed development;



Indicate the measures proposed to avoid, reduce, remedy or compensate for those effects (mitigation measures);



Estimate the magnitude of the effects;



Provide an assessment of the nature and significance of these effects in a logical and well-reasoned fashion.



Research/survey involves both desk and field studies to assemble basic information;



Classification entails sorting landscape into units or groups of distinct and recognisable type and character;



Analysis involves the detailed examination of the constituent parts of the landscape and visual resources in order to understand how they are made up and experienced. It can also include the process of ascertaining the relative importance of various aspects of the landscape and visual resource. The desktop study explores patterns and scale of landform, land cover, vegetation pattern and built development which together combine to create a series of character areas. This desk based study is to be verified in the field. Any special landscape values are identified, such as designated landscapes and specific potential landscape features and receptors, including important components of the landscape. Key visual receptors are also identified for verification in the field survey.

The desk study provides a sound basis for subsequent field survey work including the identification of landscape character areas around the site, the likely zone of visual influence and principal viewpoints. The field survey identifies and records specific sensitive receptors. The term ‘receptor’ is used in landscape and visual impact assessments to mean an element or assemblage of elements that would be directly or indirectly affected by the proposed development.

Baseline Landscape Assessment Landscape character assessment is the basic tool for understanding the landscape and is the starting point for baseline surveys. There is a well stablished methodology developed in the UK by the Countryside Agency and Scottish Natural Heritage. The baseline studies provide a concise description of the existing character of the site and its surrounding landscape, and the classification of the landscape into distinct character areas or types, which share common features and characteristics. The condition of the landscape, i.e. the state of an individual area of landscape, is described as factually as possible, and a judgement also made on the value or importance to society of the affected landscape. The assessment of landscape importance includes reference to policy or designations as an indicator of recognised value, including specific features or characteristics that justify the designation of the area. This information is needed as part of the baseline to establish why the landscape is considered to be of value at a national, regional or local level.

Effects may be positive (beneficial) or negative (adverse), direct or indirect, permanent or temporary (short, medium or long term). Cumulative effects of all other known development will also be considered where appropriate. They can also arise at different scales (local, regional or national) and have different levels of significance. These aspects are examined in more detail in later sections of the methodology.

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The assessment considers any environmental and cultural aspects, physical and visual components together with any statutory designations and takes into account other values to society, which may be expressed by the local community or consultees. The following table sets out the criteria and definitions used in the baseline assessment to determine landscape value:



The requirement to provide an even spread of representative viewpoints within the visual envelope, and around all sides of the site.



locations which represent a range of near, middle and long distance views.



Whilst private views are relevant, public viewpoints, i.e. from roads and public rights of way and other areas of open public access, were selected since they are the most significant in terms of the number of receptors affected.

Views from sensitive receptors within designated landscapes

Landscape Value Criteria Criteria / Typical Scale

Definition



Very High / International

   

Very attractive and rare; Exceptional landscape quality; No or limited potential for substitution. e.g. World Heritage Site or key elements/features within them.

A study will be carried out encompassing groups of properties, roads and public rights of way that lie within the Visual Envelope or Zone of Visual Influence of the site. The term “properties” includes dwellings, community facilities and places of employment. The extent of visibility of the site is based on a grading of degrees of visibility, from a visual inspection of the site and surrounding area. There is, in any visual assessment, a continuity of degree of visibility ranging from no view of the site to full open views. To indicate the nature of the view of the site from any location, including from roads, public rights of way and properties, four categories have been used:

High / National

   

Very attractive or attractive scenic quality and in part rare; High or good landscape quality; Limited potential for substitution. e.g. Regional Park (or similar designation) or key elements within them.

   

Typical and commonplace or in part unusual; Ordinary landscape quality; Potential for substitution. e.g. Generally undesignated but value expressed through literature and cultural associations or through demonstrable use.

Medium / Regional

Low / Local

   

Monotonous, degraded or damaged; Poor landscape quality; Can be substituted. e.g. Certain individual landscape elements or features may be worthy of conservation and landscape either identified or would benefit from restoration or enhancement.

a) No view: No view of the site or the site is difficult to perceive; b) Partial / Glimpsed view: A view of part of the site, or a filtered view of the site, or a distant view where the site is perceived as a small part of the view; c) Open view: A clear view of a significant proportion of the site within the wider landscape; d) View on site: A view highlighting the extent of the site within the immediate landscape.

To indicate the proportion of the development or particular features that are or would be visible the following terms are used: full, most, small part and none.

The final stage in the field survey is to identify and address specific sensitive receptors including landscape elements and features that may be directly affected by the development, as well as residents, visitors and other groups of viewers. In the case of landscape receptors, the field survey included the recording of topographic, geological and drainage features, woodland, tree and hedgerow cover, land use, field boundaries and artefacts, access and rights of way. In the case of visual receptors, the types of views affected, an estimate of their numbers and whether there were few or many, duration of viewing, and potential seasonal screening effects is noted.

Following the field survey, the extent to which the site is visible from the surrounding area is mapped. A Photographic Viewpoint Plan illustrates the views into / towards and within the site and the degree of visibility of the site noted.

Baseline Visual Assessment The area of study for the visual assessment may extend to the whole of the area from which the development is visible (the visual envelope).

The visual assessment will include a series of annotated photographs, identifying specific elements such as landform, buildings or vegetation which interrupt, filter or otherwise influence views.

By the end of this stage of the study, it will be possible to advise, in landscape and visual terms, on any mitigation measures required in terms of the developments preferred siting, layout and design.

The approximate visibility of the site as existing should be determined through topographical analysis, and the actual extent of visibility checked in the field because of the localised screening effect of buildings, walls, fences, trees, hedgerows and banks. Principal viewpoints within the area surrounding the site should also be identified, and the viewpoints used for photographs selected to demonstrate the relative visibility of the site (and existing development on it) and its relationship with the surrounding landscape and built forms. The selection of the key viewpoints should be based on the following criteria:

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Impact Assessment

parkland, perceived as natural "wild land‟ lacking in man-made features, land-use elements and detractors.

The assessment of effects aims to: 

Identify systematically the likely landscape and visual effects of the development;



Indicate the measures proposed to avoid, reduce, remedy or compensate for these effects (mitigation measures);



Estimate the magnitude of the effects as accurately as possible;



Provide an assessment of the nature and significance of these effects in a logical and well-reasoned fashion.

Sense of peace, isolation or wildness; remote and empty; no evident movement Medium

Wherever possible tables or matrixes are used, linked with the illustrative plans, so that the landscape and visual effects are recorded and quantified in a systematic and logical manner. Consideration is given to the impacts on completion of development and at Year 15, so that the residual effects of the development after mitigation are identified.

Some landscape elements remain intact and in good repair; some building styles/materials are local vernacular Medium-scale landform/land cover/development; textured; semienclosed with middle-distance views.

Landscape Effects These include the direct and indirect impacts of the development on individual landscape elements and features as well as the effect upon the general landscape character and quality of the site and the surrounding area. Landscape effects will be described clearly and objectively, and the extent and duration of any adverse/beneficial effects described. Some effects can be quantified i.e. how many mature trees and how many metres of hedgerow are to be lost as a result of a proposed development, etc., and this type of factual data has the advantage of helping to put in context the degree of change that will occur. Wider impacts on landscape character and quality are less easy to predict objectively and interpretation and professional judgment will need to be applied. A clear picture of likely impacts is presented by referring back to the baseline landscape character assessment, and describing how the development may alter existing patterns of landscape elements and features.

Landscape sensitivity Landscape sensitivity is evaluated by its ability to accommodate the proposed change as set out below: LANDSCAPE SENSITIVITY Sensitivity

Examples/Descriptors

High

Typically, a highly valued landscape of international and/or national landscape or conservation importance such as: National Parks; Areas of Outstanding Natural Beauty; and Registered Parks and Gardens of Historic Interest. Most landscape elements remain intact and in good repair and most building styles and materials are local vernacular.

Typically a valued landscape of regional or local landscape of conservation importance such as: Special Landscape Areas; and Unregistered Parks and Gardens of Historic Interest.

Some evidence of man-made elements, which may be partially out of scale with the landscape and may be only partially consistent with vernacular styles.

Some noise is evident, but human activity/ development is not dominant; noticeable movement.

Low

Typically an undesignated landscape with some local community importance such as: parks; recreation areas; or the landscape has a value expressed in local publications.

Few landscape elements remain intact and in good repair; few buildings and material are in local vernacular Large-scale landform/land cover/ development; featureless; coarse grained; open with broad views.

Frequent presence of utility, infrastructure or industrial elements; contemporary structures e.g. masts, pylons, cranes, silos and/or industrial sheds that have vertical emphasis; functional, man-made land-use patterns and engineered aspects evident.

Busy and noisy with obvious human activity and development; prominent movement.

Absence of man-made elements; traditional or historic settlements; natural features and “natural‟ forms of amenity

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Visual Effects The assessment of visual effects describes: 

The changes in the character of the available views resulting from the development; and



The changes in the visual amenity of the visual receptors.

The visual impact of a development on a view will depend upon a number of factors. These can be summarised as: a) the nature of the proposal; b) its siting in the landscape; c) its size; d) its detailed design; and e) the position from which it is viewed.

The position from which the development is viewed has two components, namely distance and location. Distance is the easier of the two factors to deal with. In general terms, the greater the distance, the less the effect will be. This arises from two factors. Firstly, increased distance between viewer and object means its perceived effect will be reduced. Secondly, in any conditions other than clear visibility, increasing the distance between object and observer will introduce obscuration from rain, haze, mist or similar atmospheric effects, thereby further reducing the impact of the object.

Changes in visual amenity may arise from both built or engineered forms and soft landscape elements of the development. Consideration is given to the seasonal differences in effects arising from the degree of vegetative screening and/or filtering of views that would apply in summer and winter. Thus assessment may be provided for “average” and “worst-case” situations (the latter being the season with least leaf cover and therefore minimal vegetative screening).

Sensitivity of Visual Receptors The sensitivity of visual receptors in views will be dependent on: 

The location and context of the viewpoint;



The expectations and occupation or activity of the receptor;



The importance of the view (which may be determined with respect to its popularity or numbers of people affected, its appearance in guide books, on tourist maps, and in the facilities provided for its enjoyment and reference to it in literature or art).

SENSITIVITY OF VISUAL RECEPTORS Sensitivity

Typical Receptors

High

Visual receptors with a particular interest in their surroundings or prolonged viewing opportunities: Occupants of residential locations; Visitors to special recreational sites; Users of nationally or locally recognised footpaths and cycle routes; and/or Users of recognised scenic drives or promoted tourist routes

Medium

Visual receptors with a general interest in their surroundings or with transient viewing opportunities: Users of general footpaths; Users of residential and local road; and/or Users of public spaces.

Low

Visual receptors with a limited or passing interest in their surroundings: People at places of employment; Users of indoor facilities; Users of commercial and industrial buildings; and/or Commuters.

The net effect of these factors is that the visual impact of an object will begin to fall away rapidly with increasing distance. Visibility will reduce substantially beyond 1.5km (1 mile) and beyond 5km (3 miles) binoculars or some other aid to visibility would probably be necessary in order to perceive any detail of the site or an average development.

A study will be carried out which systematically identifies all the visual receptors (i.e. all properties or groups of properties, and users of roads and public rights of way) that are likely to be affected by the development, i.e. within the visual envelope of the development. The term “properties” includes dwellings, public buildings, places of employment and recreational facilities. The method seeks to assess the impact of the development in terms of the degree of change in the view experienced by the observer. This is not a wholly objective methodology; however, the results are presented in a systematic form allowing an informed judgement to be made of the impact of the development proposals. In the assessment of views there is likely to be a continuum in the degree of visibility of the development from Open View to No View, and in order to assist in the description and comparison of the effect on views, simplified categories were used which considered: 

The extent of the view that would be occupied by the development (degree of visual intrusion): Open, Partial, Glimpsed No view;



The proportion of the development or particular features that would be visible: Full, Most, Small Part, None;



The distance of the viewpoint from the development and whether the viewpoint would focus on the development due to proximity, or the development would form one element in a panoramic view; and



Whether the view is transient or one of a sequence of views, as form a moving vehicle or footpath.

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Magnitude of Change

element/s. Change is likely to impact adversely the integrity/value of the element/s, but recovery is predicted in the medium term (5–10 years); no permanent impact on its integrity is predicted

of the view. Noticeable, distinct, clearly visible, well defined.

Small

The development would result in a minor loss of or alteration to the balance or relationship of existing landscape elements or characteristics, or the addition of an apparent, small new landscape element/s. Change is likely to adversely impact the integrity/value of the receptor but recovery is expected in the short term (1–4 years).

The development would form an apparent small element within the view, without affecting the overall quality and/or character of the view.

Evident.

No Change

The development would not change the balance or relationship existing landscape elements or characteristics.

The development would form an inconspicuous minor element within the view, without affecting the overall quality and/or character of the view. Lacking sharpness of definition, not obvious, indistinct, not clear.

In the evaluation of the effects on the landscape and visual amenity views of the identified receptors, the magnitude of scale or visual change is described by reference to: 

The whole scale loss of a particular landscape unit, type or feature;



The scale of change in the view with respect to the loss or addition of features in the view and changes in its composition;



The degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements;



The duration and nature of the effect, whether temporary or permanent, intermittent or continuous;



The angle of view in relation to the main activity of the receptor;



The distance of the viewpoint from the proposed development;



The extent of the area over which the changes would be visible.

The magnitude of change is assessed in degrees of impact as defined below: ASSESSING MAGNITUDE OF CHANGES Magnitude of Change

Landscape Resource

Very Large

The development would result in a total loss of or major alteration to the balance or relationship of existing landscape elements or characteristics, or the addition of a dominant new landscape element/s. Change is likely to cause a direct adverse permanent impact on the integrity/value of the element/s.

The development would form the dominant element of the view, resulting in a dramatic change to the quality and character of the view.

Commanding, controlling the view.

The development would result in a substantial loss of or alteration to the balance or relationship of existing landscape elements or characteristics, or the addition of a prominent new landscape element/s. Change is likely to cause a direct adverse long-term impact (of more than 10 years) on the integrity/value of the element/s.

The development would form a prominent element within the view, resulting in a prominent change to the quality and character of the view.

Standing out, striking.

The development would result in a partial loss of or alteration to the balance or relationship of existing landscape elements or characteristics, or the addition of a noticeable new landscape

The development would form a conspicuous element within the view, resulting in a conspicuous change to the quality and character

Large

Medium

Visual Resource

Determining Significance Thresholds The significance of the landscape or visual effects have been determined by assessing sensitivity against the magnitude of impact, taking account of any mitigation measures to be implemented as part of the proposals.

SIGNIFICANCE

MAGNITUDE

High

Medium

Low

Very Large

Major

Major

Major/Moderate

Large

Major

Major/Moderate

Moderate

Medium

Major/ Moderate

Moderate

Moderate to Minor

Small

Moderate

Moderate to Minor

Minor

Negligible/ No Change

Minor/Neutral

Neutral

Neutral

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LVIA

Dwelling at The Dales, Fulking

Impacts During Construction



It must be recognized that many mitigation measures, especially planting, are not immediately effective.

Where planting is intended to provide a visual screen for the development, it may also be appropriate to assess residual effects for different periods of time, such as day of opening, and Year 15 and again at maturity.



The developer should demonstrate a commitment to the implementation of mitigation measures to agreed programme and budget.



The proposed mitigation measures should address specific issues and performance standards should be identified for the establishment, management, maintenance, and monitoring of new landscape features.



A programme of appropriate monitoring may be agreed with the regulatory authority, so that compliance and effectiveness can be readily monitored and evaluated.

It is recognised that project characteristics and hence sources of effects, will vary through time. The construction, operation, decommissioning and restoration phases of a development are characterised by quite different physical elements and activities. In the construction phase, sources of landscape and visual effects include: 

Site access and haulage routes;



Materials stockpiles and construction compounds;



Construction equipment and plant;



Utilities, including lighting; and



Protection of existing features.

Mitigation

The purpose of mitigation is to avoid, reduce and where possible, remedy or offset, any significant, negative (adverse) effects on the environment arising from the proposed development. Mitigation is thus not solely concerned with “damage limitation”, but may also consider measures that could compensate for unavoidable residual effects. Mitigation measures may be considered under two categories: 

Primary measures that intrinsically comprise part of the development design through an iterative process;



Secondary measures designed to specifically address the remaining (residual) negative (adverse) effects of the final development proposals.

Strategies to address likely negative (adverse) effects include:

Common Mitigation Measures include: 

Sensitive location and siting;



Site layout;



Choice of site level;



Appropriate form, materials and design of buildings. It is not always practical or desirable to screen buildings.

In these cases the scale, design, colour and texture of building should be carefully considered;



Lighting;



Ground Modelling: for immediate screening effect but may in itself be an adverse impact unless carefully matched to existing landform;



Planting: Structural planting can help to integrate development into the landscape as well as being of potential value as a wildlife habitat; and Use of camouflage or disguise.



Avoid impact by changing form of development;



Reduce impact by changing form of development;



Remediation of impact, e.g. by screen planting;





Compensation of impact e.g. by replacing felled trees with new trees, and

Residual Effects



Enhancement e.g. creation of new landscape or habitat.

The residual effects of the proposed development are to be assessed. Residual effect considers any additional mitigation measures required to address specific landscape and visual sensitivities in place over and above the common mitigation measures proposed.

Guidelines for Mitigation: 

All negative (adverse) landscape and visual effects that are likely to occur throughout the project life cycle should be considered for mitigation, although the statutory requirement is limited to significant effects;



Consultation with local community and special interest groups on the proposed mitigation measures is important;



Landscape mitigation measures should be designed to suit the existing landscape character and needs of the locality, respecting and building on local landscape distinctiveness and helping to address any relevant existing issues in the landscape;

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