1.1 Reason for the Report
1.1.1 Fiona Sharman was commissioned by Langley Burrell Parish Council and Steering Group to undertake a Landscape and Visual Review (LVR) of the evidence base provided for the Langley Burrell Parish Neighbourhood Development Plan (LBPNDP).
1.1.2 The original LBPNDP and its supportive evidence were produced circa 2016 (referendum version 2017). Since then there have been a number of changes notably in relation to development that has been built or consented. This report therefore looks at the existing landscape condition, the changes that have occurred and sensitivity to change.
1.1.3 The LVR will assess the evidence base required for the reviewed Neighbourhood Development Plan (NDP) and its policies, and will add further evidence to help the community to decide objectively a) whether new residential development may be acceptable/appropriate in certain locations, given the likely implications, and b) which areas are worthy of protection.
1.1.4 The LVR’s findings can also be used to help develop landscape strategies, environmental and recreational projects/initiatives/enhancements/design guides for the local area, the village, and individual parcels of land. These could support specific existing or new LBPNDP policies proposed.
1.2.1 The scope agreed was to undertake two elements. The first was a desk study exercise to review the existing LBPNDP and its landscape evidence base. This includes a review of Landscape Character Assessments and designations associated with the area to understand the Landscape and Visual character of the Study Area and its surrounding context.
1.2.2 Secondly the work required fieldwork to check/assess the Landscape and Visual character of the Study Area, the setting of the parish and settlement of Langley Burrell, taking into account the key views already identified in the LBPNDP.
1.2.3 Following completion of the desk study and field work, preparation of a Landscape and Visual review report to include the following:
1.2.4 The Landscape and Visual Review was carried out from a range of publicly accessible land within the Study Area. The appraisal was carried out on foot and included a relevant selection of publicly accessible open space, roads and footpaths. The Study Area was visited on a number of occasions during August to October 2023 and the weather was dry with good visibility. Representative photographs were taken using a standard 50mm lens at eye level.
1.3.1 The author is a Consultant Chartered Landscape Architect and has been a Chartered Member of the Landscape Institute since 2005.
1. The authors professional experience includes work within the private and public sectors, with extensive experience of consultation, public participation and engagement, often working with planning authorities, neighbourhood partnerships and community groups. Fiona has been involved with a wide range of development proposals, including acting as Expert Witness at Planning Inquiries.
1.3.2 The authors experience includes strategic and green infrastructure analysis and planning, residential master planning, the regeneration of city-wide parks and neighbourhoods, creation of new recreational spaces, Local Plan housing allocation sites and neighbourhood plans. Her project portfolio also includes, renewables, industrial, commercial, waste energy and minerals projects.
The structure of the report is summarised below:
1.4.1 Section 1 provides an introduction and background and status of the current LBPNDP
1.4.2 Section 2 explains the landscape and visual review methods used, the approach to the commission, and the processes followed.
1.4.3 Section 3 provides a summary of development and planning policy context change since publication of the LBPNDP
1.4.4 Section 4 Describes the change to the landscape and visual baseline since publication of the LBPNDP.
1.4.5 Section 5 discuses the current landscape and visual sensitivities of the parish and its susceptibility to change.
1.4.6 Section 6 This section of the report makes recommendations regarding the sensitivity of the landscape to residential development and potential for the creation of a Landscape Gap and Green Spaces. This section identifies landscape features that require protection or could benefit from enhancement
1.4.7 Section 8 sets out the conclusion.
2.1.1 This section sets out a summary of the approach used in the preparation of this document.
2.1.2 The main aims of this LVR are: a) to assess the current landscape and visual sensitivity of Langley Burrell Parish, and its sensitivity to new residential development, and b) to inform and guide decisions relating to the existing or new policies such as where Landscape Gaps and Green Spaces should be located.
2.1.3 The review takes account of any new development since publication of the LBPNDP and the resulting changes to the existing ‘baseline’ landscape and visual situation. These changes are likely to subsequently affect landscape character and views in varying degrees.
2.2.1 The methodology, guidelines and terminology used in the preparation of this Landscape and Visual Review have been developed from the following:
2.2.2 For the avoidance of doubt:
2.3.1 The process of this review considers: a) the susceptibility to change of the ‘receptor’ (i.e. the landscape itself or any viewer thereof) and b) the value attached to the view/landscape element to determine sensitivity
2.3.2 Landscape-related planning policy is relevant to the assessment, as the planning context within which new developments would have to be considered in the context of planning policy requirements.
2.3.3 The value and sensitivity of heritage assets are considered in relation to the assets’ landscape context and setting, in line with Historic England (HE)’s ‘The Setting of Heritage Assets Historic Environment Good Practice Advice in Planning’ Note 3 (Second Edition).
2.3.4 It is important to state here that this LVR does not state whether an area of land can or should be developed; it simply sets out the sensitivity of an area to residential development.
3.1.1 Since publication of the LBPNDP there have been a number of changes that directly or indirectly affect the parish. Changes of note are those relating to additional developments and changes to the planning policy context. These are discussed further below.
3.2.1 Since the publication of the LBPNDP (Referendum version 2017) there have been a number of changes to the planning policy context at a national and local level that are relevant to the review. These changes are set out and discussed below.
3.2.2 National Policy Context
3.2.3 The National Planning Policy Framework (NPPF) was revised in July 2018 and 2023 and sets out the policies with which new development should comply. Broadly speaking, there are three factors that must be taken into account when planning new development, and an appropriate – ideally equal – balance should be struck between all of them: the factors are ‘social’, ‘economic’ and ‘environmental’.
3.2.4 The NPPF requires that development should be on land of the right type and in the right place, and that planning policies and decisions should inter alia ensure that new development is appropriate for its location. It also requires that development should contribute to protecting and enhancing our natural, built and historic environment.
3.2.5 Section 7, Paragraph 58 states that local and neighbourhood plans should develop robust policies that set out the quality that will be expected of any new development, based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions, among others, should aim to ensure development:
3.2.6 Section 11, Paragraph 109 of the document states that the planning system should contribute to the protection and enhancement of the natural and local environment through, among others protecting and enhancing valued landscapes.
3.2.7 The main amendments to the NPPF 2023 come under 'Meeting the challenge of climate change, flooding and coastal change'.
3.2.8 Local Planning Context
3.2.9 As referenced in the LBPNDP the Wiltshire Development Plan /Local Plan and associated documents continue to be relevant to this review and the policies of the LBPNDP.
3.2.10 These documents comprise:
The LBPNDP also refers to the following planning policy based evidence and these continue to be relevant:
3.2.12 Emerging Local Plan
3.2.13 The Wiltshire Development Plan /Local Plan is currently under review and consultation (regulation 18 2021).
3.2.14 The Emerging spatial strategy 2026 to 2036 sets out the housing need for Chippenham (a principal settlement) and contains the Local housing assessment as 20,400 additional dwellings. The document also sets out the need for employment land.
3.2.15 The findings of the Wiltshire Local Plan review: Site Landscape Appraisal 2023 is an important consideration.
3.2.16 Other relevant local policy documents
3.2.17 Current Status of the Neighbourhood Plan
3.2.18 A Neighbourhood Plan for the parish of Langley Burrell was produced in 2017. A review is now being undertaken of the Neighbourhood Plan and additional evidence collection is now underway to inform and update policies that are linked back to a the vision and objectives that have been identified in consultation with the community. The aim is for the Neighbourhood Plan to continue to inform and shape future development, as well as to protect key assets and features of the village and wider parish. Allocation of housing is being actively explored with a Local Call for Sites and Site Assessments being undertaken.
3.2.19 In their Vision statement at paragraph 55 the LBPNDP states ‘Continued encroachment from any further development in the south of the Parish would reduce the distinct physical separation of the Settlements that is much prized by the community, and would result in the effective coalescence with the urban spread of Chippenham and threatens to destroy the current deeply rural setting and distinct and separate identity of the core village, hamlets and heritage former farmstead. In addition, the continual threat of such development can also result in farmers being unable or unwilling to make long term plans for the land currently used for agriculture.’
3.2.20 Neighbourhood Planning – Policy Context updates since publication of LBPNDP
3.2.21 In 2010 the concept of ‘Neighbourhood Planning’ was introduced by the Government, and was subsequently included in the first version of the NPPF via the 2011 Localism Act. One of the NPPF’s original fundamental objectives was to put unprecedented power in the hands of communities to shape the places in which they live.
3.2.22 The above objective remains the same, as long as the reviewed Neighbourhood Development Plan (NDP) LBPNDP policies do not conflict with national or local policies, the NDP will form part of and sit alongside the plans prepared by the Local Planning Authority (LPA). Decisions on planning applications continue to be made using both the Local Plan and the NDP.
3.2.23 The draft Chippenham NDP 2023-2038 (currently under examination) is relevant to the Langley Burrell NP. Policies and observations made in this document relate to and affect the Langley Burrell parish and provide some support to the Langley Burrell NP policies. The document identifies a number of green buffers and need to protect against coalescence with outlying settlements. This is discussed further below in section 3.4.
3.2.24 Chapter 6 of the Chippenham NDP sets out the Neighbourhoods approach to Green and Blue Infrastructure and policies Gl1 to GI5 seek to protection, enhance biodiversity, creation of green spaces, create, identify and protect green corridors (see map 6.3), establish and protect trees woodland and hedgerows and the provision of Green Buffers (Policy GI5)
3.2.25 Landscape Gaps – Policy Context
3.2.26 Landscape Gaps are spatial planning tools designed to shape the pattern of settlements. They are not countryside protection or landscape designations. They generally command wide public support and have been used with success in previous strategic plans to influence the settlement pattern. Nationally, the most significant application of policy to maintain settlement separation and avoid coalescence is Green Belt Policy.
3.2.27 Previous National Guidance (in PPS’s and PPG’s) on gaps and green wedges has subsequently been revoked but the importance of maintaining physical separation between settlements and avoiding coalescence is still an important consideration for many communities.
3.2.28 The importance of a Landscape Gap is therefore more concerned with its ‘setting’ function (visual and physical separation) rather than a consideration of intrinsic ‘landscape value’;
thus, helping to preserve landscape areas which contribute to the setting, identity or backdrop of settlements.
3.2.29 As mentioned previously the Chippenham NDP is pertinent to the review of the Langley Burrell NDP. Policy GI5 and Figure 6.4 of Chippenham NDP identifies a green buffer (referred to as a landscape gap for the purposes of this document) to the north east of the parish to the east of the railway line that would primarily help to avoid coalescence it the hamlet of Peckingell and is limited in its function.
3.2.30 Elsewhere the Chippenham NP acknowledges that ‘The Chippenham Neighbourhood Plan can also play a part in helping to protect the character of surrounding settlements by securing green buffers between them and the urban edge of Chippenham where possible to do so. However, where green buffers are arguably most needed, no sizeable areas of land exist for this purpose in the Neighbourhood Area. In most cases it will be up to surrounding parishes and their own Neighbourhood plans to establish how green buffers will be promoted in their areas....’Our Neighbourhood Plan is limited to an expression of support for green buffers, with an exception being the provision of a small green buffer in our Neighbourhood Area between Chippenham and Tytherton Lucas/Langley Burrell.’
3.3.1 The LBPNDP highlights the challenges facing the parish and describes them as ‘most critically from the pressures from any continuing expansion northwards of Chippenham into the Parish’ and goes on to identify several large developments on the southern edge of the parish that had been given outline-planning consent. These are listed below together with their current status plus additional developments since its publication.
3.3.3 (Planning ref N/12/00560/OUT) North Chippenham Consortium (NCC) Development Outline planning permission has been granted for WC ref N/12/00560/OUT for 750 new houses and associated facilities and services has received outline approval.
Change since publication of LBPNDP (Check planning app)
The housing has been constructed. There is a Phase 2 development to the south of Birds marsh wood still to be completed and discharge of various conditions outstanding and in progress
3.3.5 Planning application 15/12351/OUT for 700 new houses and associated facilities and services was under consideration. Most of the development lies in the Parish of Langley Burrell. It is likely that amendments will have to be made to this proposal to align it with the CSAP.
Change since publication of NDP (Check planning app)
Consented in 2021 for 650 dwellings, not yet constructed.
3.3.7 Planning application (ref 16/03515/OUT) for 400 houses, a 69-bed hotel, a café, a discount supermarket and B1/B2 industrial activity had received outline approval. This area is immediately south of the Parish, on the B4069 in north Chippenham.
Change since publication of NDP (Check planning app)
This development has been constructed
3.3.9 A planning application for land at Barrow Farm (ref 14/10433/OUT) to include 500 homes was considered by WC in February 2016; at the time of the submission an Appeal was pending. Subsequently the developer withdrew its Appeal.
Change since publication of NDP (Check planning app)
This application was resubmitted and refused in 2016 but was subsequently granted permission at appeal in May 20232.
No development has been carried out on site to date.
3.3.12 The Wavin industrial complex, located just south of Parsonage Way expanded to the north of its historic boundary of Parsonage Way where it developed staff car parking, a supply storage area and an HGV loading and circulation area on former agricultural land, with the development permission being granted for B8 usage. The whole of the new site is within the Parish of Langley Burrell.
3.3.13 Manufacturing activities at Wavin are currently all undertaken on the original site south of Parsonage Way. This site lies partly within the Parish of Langley Burrell. The LBPNDP states ‘Residents are concerned to ensure that any future expansion in production facilities, should not be situated on the newly acquired land to the north of the present line of Parsonage Way and that the usage for this land remains strictly as specified in the original planning approval 15/04763/FUL.’
There has been no change since publication of NDP
3.3.15 Embedded within some of the above developments (i.e. NCC and Rawlings Green) but also subject to a planning application for a rail bridge, is the proposal to create a Cocklebury Link Road (CLR) from the A350 at the Malmesbury Road roundabout, around the north of the town to link with the town centre via Darcy Close and Cocklebury Road. Change since publication of NDP This is partly constructed in relation to consented applications. Works north of Parsonage Way Industrial Estate, bridge crossing, temporary access for bridge crossing to the east of the railway corridor have not yet started construction.
3.4.1 At the time of writing this report the following potential developments are relevant:
3.5.1 This section is concerned with the change and potential to change to landscape and visual character that has occurred or is likely to occur due to the consent and construction of developments since the publication of the LBPNDP.
3.5.2 This section reviews the landscape evidence already set out in the LBPNDP and supporting evidence that analyses the landscape character of the parish and published character appraisals. In order to avoid unnecessary repetition, these documents should be referred to alongside this report and will be referenced where appropriate.
3.5.3 The identified key characteristics are considered in the light of the developmental change that has occurred since publication of the LBPNDP. Natural England defines Key characteristics as ‘those combinations of elements which help to give an area its distinctive sense of place that would result in significant consequences for the current character if they were changed or lost. As a result, they form important evidence to support the development of planning and management policies and a reference point against which to monitor change.
3.5.4 As predicted in The Forces for Change section on page 24 of the Langley Burrell Heritage and Character Assessment, it can be seen that the major developments approved both in North Chippenham and within the Langley Burrell Neighbourhood Area between the A350 and B4069 south of Bird’s Marsh, has substantially altered the character of this part of the area.
3.5.5 As set out in the LBPNDP the parish is located within the following national regional and local character areas:
3.5.6 The parish is roughly divided on a north south axis by the route of the B4069. Land within the parish to the west of the B4069 is located entirely within LCA16A and land to the east of the B4069 is located entirely within LCA12B
3.5.7 Effects on key characteristics of Landscape Character Type 12B: Avon Open Clay Vale
3.5.8 Effects on key characteristics of Landscape Character Type 16A: Malmesbury-Corsham Limestone Lowland
3.5.9 The document identifies in ‘forces for change’ the following that are evident pressures in the parish:
3.5.10 Effects on key characteristics identified in the Langley Burrell Heritage and Character Assessment
3.5.11 These key characteristics are described as follows and are also illustrated by photographs on page 22:
3.5.12 Upon review all these key characteristics are still evident within the parish but their strength of presence has been eroded by development extending northwards of Chippenham. These adverse effects are:
3.5.13 Potential change as a result of consented development around Peckingell
3.5.14 The Langley Burrell Heritage and Character Assessment states that ‘To the east of the Great Western Main Line the landscape in the area has a remote and tranquil character with limited in frequency of settlement, except for the area south of Upper Peckingell Farm where the built-up edge of Chippenham is visible and power lines cross the area.’
3.5.15 Since the above statement was made, development has been consented around Peckingell. It is therefore necessary to consider the landscape and visual change that will occur when comparing with the above observations. It can be seen that there is a threat to the ‘remote and tranquil character’ and integrity of key characteristics as the built up edge of Chippenham extends further northwards.
3.5.16 There is likely to be greater intervisibility between the edge of Chippenham and the settlement of Langley Burrell, reducing their separation distances. The built up edge of Chippenham will be more prominent in views from the eastern edge of Langley Burrell and from PRoW to the east around the river Avon corridor, increasing the likelihood of built form being seen from Heritage Assets such as Maud Heath’s Causeway plus landscape
3.5.17 Chippenham Landscape Setting Assessment (Wiltshire Council, 2014),
3.5.18 below.
3.5.19 Strategic Areas A1 and A2
3.5.20 Of the Special Qualities described all are still apparent in this area although the extent to which they are apparent has changed due to the North Chippenham development and consented development at Barrow Farm. The following landscape effects are observed and likely.
3.6.1 The LBPNDP’s Figure 6 identifies strategic and important key views that are held to be of high value at a local level.
3.6.2 Of the six key views identified the following visual changes have occurred or are likely to occur due to new Development (including that consented) since it publication;
3.6.3 View 2: From both of these PRoW LBUR21 and 23 and within the wider context of these view and from it is likely that proposed built form and infrastructure associated with the proposed link road could be visible in these views.
3.6.4 View 4: will be altered by the consented housing development around Barrow Farm.
3.6.5 View 6 from LBUR5: it is likely that proposed built form and infrastructure associate with the bridge crossing and proposed link road could be visible in these views.
This document is referenced in the LBPNDP and was produced as part of the evidence base for the Chippenham Site Allocations Plan. The Langley Burrell parish falls within Strategic Areas A1, A2, and B of this study and the document identifies the Special Qualities of these Areas. The effects on these Special Qualities since publication of the LBPNDP are described below.
3.5.19 Strategic Areas A1 and A2
3.5.20 Of the Special Qualities described all are still apparent in this area although the extent to which they are apparent has changed due to the North Chippenham development and consented development at Barrow Farm. The following landscape effects are observed and likely.
3.6.1 The LBPNDP’s Figure 6 identifies strategic and important key views that are held to be of high value at a local level.
3.6.2 Of the six key views identified the following visual changes have occurred or are likely to occur due to new Development (including that consented) since it publication;
3.6.3 View 2: From both of these PRoW LBUR21 and 23 and within the wider context of these view and from it is likely that proposed built form and infrastructure associated with the proposed link road could be visible in these views.
3.6.4 View 4: will be altered by the consented housing development around Barrow Farm.
3.6.5 View 6 from LBUR5: it is likely that proposed built form and infrastructure associate with the bridge crossing and proposed link road could be visible in these views.
3.6.6 Since the development has been approved at Barrow Farm and development has occurred to the north of Chippenham view towards Langley Burrell from the edge of Birds Marsh will be altered and will contain built form. There is the potential for long distance rural views to be lost.
3.6.7 In addition as identified in the Langley Burrell Heritage and Character Assessment, The raised causeway close to Kellaway’s along Maud Heath’s Causeway creates a vantage point for views across the surrounding farmed landscape. Development around Peckingell may bring built form close to the viewer.
3.6.8 Night time effects: The extension of the urban edge (residential and industrial) of Chippenham northwards into the Parish brings an increase in night time lighting which is out of character with the rural approach along the B4069 and pastoral setting to the village. This seen at Parsonage Way Industrial Estate where the night lighting is highly visible from the village and within its setting.
4.1.1 As already stated, the main aim of this Appraisal is to review the Landscape and Visual sensitivity of the parish of Langley Burrell, in relation to its potential to accommodate new residential development, to verify and/or identify areas that may require further protection and/or enhancement since publication of the LBPNDP.
4.1.2 The review examines the previous landscape evidence base and its identified landscape and Visual sensitivities’ and compares that with the existing situation. In order to establish levels of landscape and visual sensitivity the review takes into account the following:
4.1.4 The GLVIA3 defines landscape value as:
‘The relative value attached to different landscapes by society, bearing in mind that a landscape may be valued by different stakeholders for a whole variety of reasons.’3
4.1.5 Para.s 170 and 171 of the NPPF require that policies and decisions should contribute to and enhance valued landscapes and allocate land for development with the least environmental or amenity value. See the Methodology at Appendix 1 for further information.
4.1.6 Local/neighbourhood/community value is an important consideration in this regard.
4.1.7 An area may perform a particular function and this can add to an area’s value; for example it may contribute to landscape context and sit or act as an open green space/gap/gateway/corridor/Green Infrastructure/buffer.
4.1.8 GLVIA3 defines landscape susceptibility to change as follows:
‘This means the ability of the landscape receptor (be it be the overall character or quality/condition of the particular landscape type or area, or individual element and or feature, or a particular ascetic and perceptual aspect) to accommodate the proposed development without undue consequences of the maintenance of the baseline situation and the achievement of landscape planning policies and strategies.’4
4.2.2 The LBPNDP and Heritage and character Assessment by Aecom sets out the inherent and key landscape sensitivities of the parish. Landscape character (combination of landscape elements), quality and forces for change vary across the parish and as a result areas differ in their levels of sensitivity i.e. combinations of susceptibility and value to development. The inherent sensitivities are summarised and discussed further below.
4.2.3 In relation to the parish’s sensitivity to the report states (page 24) that ’There are also some elements which are particularly sensitive to change. These relate to the value and setting of heritage assets, the village of Langley Burrell and the rural characteristics of the surrounding landscape. These are identified as:
4.2.4 On review, when compared to the existing situation these inherent sensitivities remain broadly the same; however their susceptibility and vulnerability to change is likely to be greater due to the forces for change such as development constructed and consented since publication of the LBPNDP (See Section 3 of this report).
4.2.5 In addition to the effects on inherent sensitivities identified in the Heritage and Character Assessment, Section 3 of this report describes the effects of development (since publication of the LBPNDP) on the identified Key Characteristics of Landscape Character Areas LCA12 and 16. The strength of character overall for LCA 12 and 16 is judged as moderate and as described in Section 3 development has the potential to be in direct conflict with many of the key landscape characteristics and poses a threat to the integrity of these landscapes.
4.2.6 Forces for change and pressures that threaten the character of the parish were identified within the published character area appraisal LCA12 and LCA16 and the LBPNDP and it is evident that these continue to be the case causing an even greater pressure on the existing landscape resource. These pressures were identified as
4.2.7 The Incremental change caused by development has the capacity to effect the overall character of the landscape as a result of change in the landscape fabric and/or aesthetic or perceptual aspects, leading to modification of key characteristics and possible creation of new landscape character if the changes are substantial enough. There is a point at which the character of the landscape is changed to such an extent that it becomes a new landscape type or sub-type.
4.2.8 This can be seen to the west of the B4069 to the east and south of Birds Marsh where successive developments have fundamentally altered the nature of this landscape from what was originally a rural edge to Chippenham to a built up suburban edge. The harm to landscape character is also borne out by the Inspectors comments in relation to the appeal at Barrow Farm that concedes that significant harm to landscape character will occur as a result of the development.
4.3.2 To gain a deeper understanding of the susceptibility and sensitivity of the parish to change it is useful to divide the parish into different areas; however they should not be considered in isolation as their relationship to the integrity of the whole parish is a key consideration.
4.3.3 As already identified in the numerous studies relating to this parish, landscape character (combination of landscape elements) and quality varies across the parish, as does the developmental pressures/forces for change. As a result areas differ in their inherent sensitivities i.e. combinations of susceptibility and value, to development.
4.3.4 The LBPNDP discusses the sensitivities of the Parish in relation to the zones and areas (Zones A1. A2 and B set out in the Landscape Setting Assessment produced for Wiltshire County Council in 2014.
4.3.5 The 2023 Wiltshire Council Local Plan Review: Sites Landscape Appraisals provides a review of potential housing site allocations and assesses the current landscape and visual sensitivity of the landscape around Chippenham (includes the parish of Langley Burrell).
4.3.6 These documents and their areas of study are discussed further below in relation to the landscape and visual sensitivity of different areas of the parish.
4.3.7 1- Land within the parish to the east of the B4069 and to the south, south west and west of Langley Burrell Village
4.3.9 The findings of the Langley Burrell heritage and Character Assessment (LBHCA) support the above proposal. The LBHCA describes the key characteristics of the parish and elements that are particularly sensitivity to change such as ‘The undeveloped landscape between Langley Burrell and Chippenham (at Parsonage Way Industrial Estate, and Hill Corner Road east of Barrows Farm) around Kilvert’s Parsonage forms a distinctive countryside gap that separates the two settlements, and as it has very li le in influence of surrounding built form it contributes to the rural setting of Langley Burrell.’
4.3.10 This area also forms the setting to the Langley Burrell Conservation Area. Although the extents of the Conservation Area are clearly defined there is no conservation area appraisal, therefore the definition of what constitutes its setting is not clear and expert heritage advice should be taken on this matter. However from a landscape and visual perspective the surroundings in which a heritage asset is appreciated i.e. its setting is a key consideration.5
4.3.11 Field studies from the edge of the Conservation Area and from Listed Buildings within it have revealed that whilst the Parsonage Way Industrial Estate is mainly screened from view by intervening vegetation there are still occasional and partial views, particularly during winter months when vegetative cover is reduced. These elements detract from what is otherwise a wooded and pastoral setting
4.3.12 This area is located Predominantly within LCA11: Avon Valley Lowland. A spur of Hullavington Rolling woodland extends into southwest corner, which is now mainly given over to the Parsonage Way Industrial Estate. The parsonage Way industrial estate extends the built edge of Chippenham into the south of the parish of Langley Burrell.
4.3.13 The LBPNDP references pages 57 & 58 of Wiltshire Council’s Landscape Setting Assessment (2014) where it describes the landscape sensitivities/qualities to be safeguarded of the land east of Maud Heath’s Causeway as follows:
4.3.15 It can be seen that these landscape sensitivities and qualities remain relevant to the existing situation and still require safeguarding. To date there is little evidence of the suggested protection set out above such as bolstering existing wooded areas or planting to the edges of built form as seen with the north Chippenham Development.
4.3.16 In addition there are other already identified elements that continue to contribute to the high sensitivity of this area:
4.3.17 Within this area detracting features/elements are seen such as the overhead gantries and railway line, Connecting bridges, Telecommunications structure and built form associated with the Parsonage Way industrial estate. However despite these detractors the area still retains a strong character and sense of place.
4.3.18 Whilst The Landscape Setting Assessment for Chippenham (2014) found that the area between Kilvert’s Parsonage and Parsonage Way Industrial Estate has the capacity to accommodate some residential development the findings of this review do not support this.
4.3.19 Extension of the industrial state or residential developments in this area is likely to be visually prominent and therefore harm landscape character and the setting of the Conservation Area. Additional planting would not sufficiently mitigate against the harm caused. This conclusion is also supported by the Wiltshire Local Plan review: Sites Landscape Appraisals 2023 that propose this area as a strategic countryside gap.
4.3.20 Maintaining this area as a green gap would be in accordance with the overall objectives for LCA11 that require: ‘conserve the rural character, and ensure development of the urban fringe does not compromise the nature of the area’
4.3.21 The proximity of the permitted development to the west of the B40469 around Barrow Farm is a key consideration regarding the protection of the setting to the south, west and south west as this development brings built form closer to the settlement and reduces the physical and perceived gap.
4.3.22 This development at Barrow Farm would bring an increased pressure and demand for recreational space, which is an additional function that the remaining green space could fulfil including the continuity of GI networks.
4.3.23 This area and the gap between the settlements of Langley Burrell and Chippenham are relatively narrow.
such as avoiding harm to the character area and its key landscape characteristics and maintaining the integrity of the setting to Langley Burrell village and its Conservation Area
4.3.25 As described in Section 3 this area has changed considerably in appearance since production of the LBPNDP and is primarily given over to housing that has been built or pending construction, extending the urban edge of Chippenham northwards towards Birds Marsh.
4.3.26 The proximity of the permitted development to the west of the B40469 around Barrow Farm brings built form closer to the settlement of Langley Burrell and further northwards into the parish reducing the countryside gap between the parish and village of Kington Langley. Despite the findings of the appeal case that found that there would be significant harm to landscape character the appeal was allowed 4.3.27 3-
4.3.28 This area clearly exhibits many of the key characteristics that are listed in the published character appraisal LCA11: Avon valley Lowland, such as riparian habitats and vegetation, and it is in good condition with high degree of intactness.
4.3.29 Elements that raise the sensitivity of this area are already identified in the LBPNDP Policies as requiring protection, these are:
4.3.30 Also in relation to sensitivity levels the Wiltshire Local Plan review: Site Landscape Appraisals Review identifies the special qualities of land east of Chippenham that are sensitive to development as:
4.3.31 Consented development at Rawlings Green, the proposed ring road route and the associated proposed works around Peckingell such as the new bridge and access route will bring built form closer to the settlement of Langley Burrell and threaten the Special Qualities and inherent sensitivities described above.
4.3.32 The sensitivity of this area to development is also borne out by the findings Wiltshire Local Plan review: Site Landscape Appraisals review of sites CH8 and 9 and their proposed location of a Strategic Countryside gap (Indicative Mitigation).
4.3.33 The northern part of site Ch8 that is located to the west of Peckingell is shown as having a landscape constraint due to its high landscape sensitivity.
4.3.34 The review concludes in relation to Ch8 that ‘Residential development with the proposed landscape mitigation on this site would likely have a major adverse effect on the SA objective to conserve and enhance the character and quality of rural and urban landscapes, maintaining and strengthening local distinctiveness and sense of place.’
4.3.35 Also in relation to Ch8 this document describes the following potential for significant adverse effects:
4.3.36 In view of the above the susceptibility to change of this area is therefore considered to be high as the landscape has limited ability to accommodate development, without undue consequences for the maintenance of the baseline situation such as avoiding harm to the character area and its key landscape characteristics and Special Qualities plus maintaining the integrity of the setting to Langley Burrell village and its Conservation Area
4.3.38 This area clearly exhibits many of the key characteristics that are listed in the published character appraisal Landscape Character Type 16A: Malmesbury-Corsham Limestone Lowland such as strong rural qualities, Listed Buildings, Open landscape and countryside gap between Langley Burrell and Chippenham that contributes to the rural setting of Langley Burrell and a rural approach to Chippenham.
4.3.39 Elements that raise the sensitivity and are considered to be the special qualities of this area are already identified in the LBPNDP Policies such as long distance views, Birds Marsh plantation, visual separation between settlements, rural character, and approach to Chippenham, historic use and setting to Listed buildings Langley House and Church.
4.3.40 The sensitivity of this area to development is also borne out by the findings Wiltshire Local Plan review: Site Landscape Appraisals review of sites (CH7) and their proposed location of a Strategic Countryside gap (Indicative Mitigation). This area is proposed to protect the separate identity of outlying villages i.e. Langley Burrell with new development at Barrow farm and separation with the settlement and parish of Kington Langley
4.3.41 This document also identifies Special Qualities that are similar to the inherent sensitivities identified in the LBDNP and Langley Burrell heritage and Character Assessment, all of which have a high susceptibility to change caused by development and some of which have already sustained harm, as described in Section 3.
4.3.42 The Special Qualities are described in this report as:
4.3.43 In relation to Site Ch7 and as shown on Figure 1.1 of their document, the northern part this area, that is to the east of Birds Marsh woodland, around Dog Kennel Plantation, is identified as being of high sensitivity and providing the settlement/countryside edge landscape transition. The review advises that strong landscape buffers should be created to ‘screen and soften built development as experienced on approaches to settlement edges from surrounding countryside’.
4.3.44 The above report also finds that ‘Residential development with the proposed landscape mitigation on this site (Ch7) would have a moderate adverse effect on the SA objective to conserve and enhance the character and quality of rural and urban landscapes, maintaining and strengthening local distinctiveness and sense of place. ‘ As Figure 1.1 shows that Ch7 includes an area of high and bearing in mind the significant harm to landscape character (despite mitigation) caused by the development at Barrow Farm the capacity of this area to accommodate development would be extremely limited.
4.3.45 In view of this and the acknowledged significant harm to landscape character resulting from the consented development at Barrow Farm, the susceptibility to change of this area is therefore considered to be high as the landscape has limited ability to accommodate development, without undue consequences for the maintenance of the baseline situation
e.g. avoiding harm to the character area and its key landscape characteristics and Special Qualities and maintaining the integrity of the gap and need for a buffer transitional edge.
4.4.3 This section examines the visual sensitivity (i.e. a combination of levels of visual value and susceptibility) of the parish of Langley Burrell in relation to Key Views as identified in the LBPNDP.
4.4.4 As defined in GLVIA36 the value attached to views takes into account the value attached to particular views by people, and takes into account heritage assets and planning designations. The value attached to views is often indicated by reference to views in art and literature, in guidebooks, on tourist maps and by the provision of facilities for the enjoyment of the views, such as signboards, interpretive materials, parking areas and benches.
4.4.5 In summary, visual susceptibility is a function of the occupation/activity of the receptor at that particular location and, as a consequence, the extent to which their attention/interest will therefore be focused on the view and the visual amenity they experience.
4.4.7 In order to understand the existing visual sensitivity of the area to development a comparison can be drawn between the current situation and the photographic views contained on page 21 of the Langley Burrell heritage and Character Assessment. These views illustrate the surrounding character i.e. setting of Langley Burrell and the role that the open fields and views play in forming the setting to the village.
4.4.8 The page 21 views north towards Langley Burrell from a footpath just north of parsonage Way Industrial Estate were taken during winter. Although no change has occurred to this view it illustrates how these fields form the setting to the village and that any further development within this area would be highly visible from the village. The area has no further capacity for development without the potential for coalescence/adverse harm to the integrity of the village.
4.4.9 The Langley Burrell heritage and Character Assessment identifies the visual sensitivities of the parish (page 21) and this review finds that they still apply. These are:
4.4.10 When considering the visual sensitivity of the parish it is useful to refer to the findings of the Landscape Setting Assessment for Chippenham.
4.4.11 The Landscape Setting Assessment for Chippenham also sets out that land to the immediate east of Chippenham around Rawlings farm and Peckingell is important in providing screening to the northern part of the town. Where it states the town appears behind trees and Industrial estate nestled in mature woodland i.e. the very elements that reinforce and provide a sense of separation from Langley Burrell. The consented development to the south of Peckingell could alter this and gradually erode this quality.
4.4.12 The above document (paragraph 3.55) describes and sets out the importance of identified key views from Wickhill, Bencroft Hill and Derry Hill that demonstrate the visual interrelationship between the edge of Chippenham and the surrounding landscape.
4.4.13 On Page 40 a photograph shows a view towards the southern edge of Langley Burrell from the built up urban edge of Chippenham. This clearly demonstrates the separation distance between the two settlements and the narrowness of this green gap. This is also a long distance view demonstrating the visual relationship with the distant ridge lines that overlook this area.
4.4.14 Night sky pollution has also increased as a result of development at the northern edge of Chippenham, the high level of illumination caused by street lighting along the ring road and at Parsons way industrial estate brings a highly visible urbanising element into views at night from Langley Burrell village, field to the south and the B4069.
4.4.16 All of the key views identified in the LBPNDP are considered to have high value at a local level. The LBPNDP sets out why these views are highly important to the community and the visual characteristics of each.
4.4.17 These views are representative of the views experienced by users of PRoW within the parish. These views are of high value and visual amenity to the community as they provide the opportunity for long-distance, scenic, rural views beyond the parish and a sense of the situational context/visual connection to the parish in relation its surrounding landscape context.
4.4.18 The views demonstrate the landscape qualities within the parish and the continuity of these within its setting, as identified in published landscape character appraisals. Key characteristic elements, such the rural picturesque floodplain along the River Avon Corridor, raised Causeway, Listed buildings and setting to Langley Burrell Conservation Area, meadow pasture, and Ancient Woodland at Birds Marsh are evident.
4.4.19 Users at these views are considered to have a high susceptibility to visual change as the viewer’s focus is primarily on their setting and are considered to have a high sensitivity to change.
5.1.2 This report reviews the LBPNDP Landscape and Visual evidence base and its existing levels of landscape and visual sensitivity and capacity to accommodate development. From this study, it is evident that there are areas and elements within the parish that by virtue of their sensitivity, value and function would warrant further safeguarding/protection and/or enhancement.
5.1.3 These are primarily:
5.1.4 This report takes into account the landscape evidence base provided by the existing LBDNP and management guidelines/strategies set out in the relevant published character area appraisals (LCT12B and 16 A). This report therefore makes recommendations as follows (see also Figures 2 and 3):
5.1.5 As part of the LBPNDP review the recommendations could inform the basis of additional NDP policies or support existing policies that have to be taken into account in any future development proposals.
5.1.6 Proposed Landscape Gap(s) and Green space to protect the setting and identity of Langley Burrell village.
5.1.7 This report makes recommendations for defining the extent of a Langley Burrell Landscape Gap that is based on the complex interaction between both the visual analysis and landscape character analysis.
5.1.8 The policy context for the provision of a Landscape Gap is set out in Sec4on 3 of this report. In summary, Landscape Gaps are spa1al planning tools that seek to prevent the coalescence of settlements and to protect their identity. They are also intended to be multifunctional and work to protect landscape quality and amenity (access and recreation), provision of Green Blue Infrastructure and land for agriculture.
5.1.9 A Landscape Gap should also be a contiguous, uninterrupted, integral whole in order to be a ‘meaningful gap’ and not broken or partially subdivided by significant development which would undermine its landscape setting function. The proposed Landscape Gap(s) in this report are contiguous with other existing and proposed green spaces to ensure an effective GBI network.
5.1.10 The extent of the proposed Langley Burrell Landscape Gap(s) and interconnecting Green Spaces is shown on Figure 2 and the rationale for the recommended extents/areas is described below.
5.1.11 The importance of maintaining physical separation between settlements and avoiding coalescence is an important consideration for the community of Langley Burrell.
5.1.12 As described in Section 3 developmental change at the ,me and since publication of the LBDNP shows that there is the potential for housing development to extend further into the Parish of Langley Burrell and up to the settlement of Langley Burrell which itself is located relatively close to the urban edge of the settlement of Chippenham. Therefore in order to avoid the coalescence of this potential development with Langley Burrell, it is suggested that a Landscape Gap(s) be established. This would maintain the rural/countryside setting that exists around the settlement of Langley Burrell and its Conservation Area.
5.1.13 The proposed Landscape Gap(s) are outlined below. These would also serve, alongside other existing and proposed areas of green space and GI, to protect the integrity of elements/areas of high landscape and visual sensitivity within the setting of Langley Burrell village. Examples would be the River Avon Corridor, the route of Maud Heath’s Causeway and Key Views within and across the parish.
5.1.15 The western and southern edges of the settlement are well vegetated with mature trees that form a well-defined green edge to the area with filtered or glimpsed views of residential proper%es.
5.1.16 The distance between the western and southern edges of the settlement and existing and consented built form are relatively short.
5.1.17 The landscape here provides a distinctive rural edge character to the settlement and provides a strong sense of separation between the settlement boundary and development to the south, southwest and consented development to the west. It is strategically important to retain the fields to the south of the village:
5.1.18 A program of mitigation measures would be more appropriate to increase the extent of the vegetated buffer to the edge of the Parsonage Way Industrial Estate such as to further limit inter visibility with the settlement of Langley Burrell. The area between Kilvert’s Parsonage and Industrial estate would also benefit from additional screening along the boundary with the industrial state to enhance the existing pasture and woodland character of this area.
5.1.19 This would be in accordance with the overall objectives for LCA12B that requires that developers: ‘conserve the rural character, and ensure development of the urban fringe does not compromise the nature of the area’. Loss of grassland through the area is a concern and retention should be supported as part of a management strategy.
5.1.20 Management guidelines for LCA12B also require ‘That individual elements within landscape which make up the characters should be maintained, conserved and when necessary replenished’ and to ‘minimize the landscape and visual effects of the expansion of Chippenham’.
5.1.21 Safeguarding this area form development would protect amenity space to meet the increasing recrea*onal demands caused by the increase in development in the area.
5.1.23 The proposed area is shown as contiguous with the Landscape Gap A proposed to the south of Langley Burrell village to ensure a continuous green corridor that protects and enhances GBI assets around and within the parish.
5.1.24 Taking into account the consented development around Peckingell (15/12351/OUT Land at Rawlings Farm, Cocklebury Lane, Chippenham, Wiltshire, SN15 3LR) and Wiltshire Local Plan Review: Site Landscape Appraisals Review, it is recommended that the remaining green space in this area be retained and protected up to the parish boundary. The proposed safeguarding of this green space would ensure that:
5.1.26 The proposed area is shown as contiguous with the Landscape Gap A proposed to the south of Langley Burrell village to ensure a continuous green corridor that protects and enhances GBI assets around and within the parish.
5.1.27 Taking into account the consented development at Barrow Farm and Wiltshire Local Plan Review: Site Landscape Appraisals Review, it is recommended that the remaining green space in this area be retained and protected up to the parish boundary. The proposed safeguarding of this green space would ensure that:
5.2.2 Core Policies 16 and 2 of the Wiltshire Core Strategy recognise that the protection and provision of Green and Blue Infrastructure (GBI) offer important recreational, health and landscape benefits to local communities as well as potentially valuable habitat and biodiversity benefits.
5.2.3 Langley Burrell parish has a relatively good local GBI network, performing a variety of highly important GBI functions.
5.2.4 The proposed landscape gaps identified above also take into account the need for the protection of and provision of GBI. Existing significant GBI assets are identified as:
5.2.5 .As identified in the Draft Wiltshire Housing Sites Allocation Plan (Draft June 2017) features such as those listed above provide wildlife corridors that link habitat features within the local area; in particular, ‘dark corridors’ for foraging bats which should be protected and enhanced where possible by additional planting with native species’.
5.2.6 There may be opportunities to develop a GBI Strategy for Langley Burrell, and perhaps a GBI NDP policy.
5.3.2 Based on the findings and observations in the LBPNDP and associated evidence this review makes the following additional recommendations:
6.1.2 This Landscape and Visual Review has considered and analysed the existing LBPNDP evidence base and developmental and planning policy change that has occurred since its publication. Following this, the author has considered and assessed the current landscape and visual sensitivity to residential development, of both the parish and the settlement of Langley Burrell. The judgements regarding sensitivity to residential development are based on the value attributed to landscape and visual elements and their particular susceptibility to change.
6.1.3 Based on the above criteria, the author has concluded that more robust measures are required to:
6.1.1 The author has concluded that in order to do this, a number of Landscape Gaps and interconnecting green spaces are required. The author has also made specific recommendations that could potentially form the basis of additional LBPNDP policies.
6.1.2 The findings of this review can be used to help guide decisions about where new houses (and potentially, other forms of development) would be most appropriately located in and around the village, especially in terms of the local and wider parish landscape context.