Introduction
This section provides information on the elements of a planning application which relate to landscape matters. It should be noted this guidance relates primarily to landscape, but there will be other matters, such as heritage assets, ecology or transport which may also require impact assessments.
9. Landscape and Visual Impact Assessment
A Landscape and Visual Impact Assessment (LVIA) is a key part of assessing the effect of proposed wind energy or PV solar developments, including as part of the EIA process.
EIA may not be required for all renewable energy projects, and for smaller schemes a Landscape and Visual Appraisal (LVA) will be adequate.
LVIA and LVA are specific to a particular location and scheme design, and it is likely that a LVIA or LVA will be required to accompany the planning application. The level of detail required will be dependent upon the sensitivity of the site and the nature of the proposal and its potential effects.
All wind energy and large solar PV applications potentially affecting a protected landscape (a National Park or AONB or National Landscape) or their settings, or designated undeveloped coast/ coastal protection area should require a LVIA.
LVIA which accompany renewable energy proposals should be objective. They should clearly and transparently explain the degree of harm likely to arise from the proposed scheme so this can be weighed against the benefits of the proposed scheme in the planning balance.
Pre-application discussion with the relevant planning authority is strongly recommended for all wind energy, solar PV and Battery Energy Storage Scheme (BESS) applications.
Local Planning Authorities should consult with relevant National Landscapes for pre-application enquiries within their boundaries or settings. This will provide an opportunity to agree the scope, level of detail and presentation of the LVIA/LVA, and ensure that it is based on accurate and up to date information.
The Devon Historic Environment Team should be approached at an early stage for advice on matters relating to archaeology and cultural heritage.
It may also be appropriate to contact other external organisations (such as Historic England) for pre-app advice on their specialist topics to inform other assessments accompanying the application.
The LVIA/LVA should address the key landscape issues raised by the proposals, providing information that is relevant, necessary and material to the decisions to be made.
General guidance on LVIA or LVA is provided in the most recent edition of the Landscape Institute and Institute of Environmental Management and Assessment’s ‘Guidelines for Landscape and Visual Impact Assessment’ (3rd Ed.).
In addition, LVIAs for EIA developments should comply with the scoping opinion given by the planning authority where this has been sought. LVIA should be undertaken by a competent landscape professional, ideally a Chartered Member of the Landscape Institute (CMLI).
When undertaking LVIA/LVA in Devon, it should be noted that Devon’s quieter rural lanes are used by walkers, cyclists, runners and horse riders for recreation and accessing the countryside.
Because of the hedgebanks along the lanes, views from these lanes are often limited to field gateways. This makes these field gates important viewpoints where people stop to appreciate views of the surrounding landscape. This therefore raises their sensitivity to visual impacts of development.
In addition to the provision of detailed written assessment, an LVIA/LVA should also be supplemented by the provision of zone of theoretical visibility mapping with any relevant landscape and visual interests, along with annotated viewpoint photos or wirelines and photomontages (see Visual Representation of Development Proposals, Technical Guidance Note 06/19 – Landscape Institute for further information on likely requirements).
There may be opportunities to use the same viewpoints for landscape and heritage assessments, but this (and any requirements for the images used, such as open foregrounds) must be agreed with all relevant officers at the scoping stage.
10. Design and Access Statement
This document should be included in the planning application. It provides a framework for applicants to explain how a development is a suitable response to the site and its setting, and demonstrate that it can be adequately accessed by prospective users.
It should explain the design principles and concepts that have been applied to the development, and demonstrate how the design of the proposed development has been influenced by its context.
A DAS is required with planning applications for major development, and for schemes in Conservation Areas and World Heritage Sites. Listed Building consent applications should also include a DAS.
The DAS’s level of detail should be proportional to the complexity of the application. It does not usually need to be long.
11. Landscape and Environment Management Plan (LEMP)
A LEMP may be submitted with the planning application, or (more commonly) prepared following planning consent under a planning condition.
Its purpose is to set out short and long-term planting, management and protection of biodiversity commitments around a new development site, to ensure that those responsible for ongoing management understand the intended purpose and structure or composition of the existing or proposed site vegetation.
The LEMP should cover restoration or aftercare following decommissioning of the development – five years is recommended to allow for successful vegetation reinstatement.
It should be informed by up-to-date ecological surveys, the Devon Nature Improvement Plan, and local Landscape Character Assessments.
The LEMP should be prepared by a suitably qualified ecologist or landscape architect on behalf of the developer, but it may subsequently be transferred to a community interest company or independent management company if they become responsible for the management of the site.
Examples of things to include within the LEMP are:
- condition survey of existing trees/ hedges/ hedgebanks and other habitats as baseline for future monitoring
- responsibilities for site management and maintenance
- management of existing hedges and hedgebanks within and/or around the site
- design and management of new hedges and/or hedgebanks being created within and/or around the site
- any works required to existing trees, hedges or hedgebanks
- land-uses within the site (on a wind turbine scheme this may include continuation of existing agricultural land uses)
- vegetation management such as mowing or grazing
- additional biodiversity measures such as wild flower seeding, beehives, pond creation, woodland or scrub planting
- arrangements for monitoring and review
- a restoration strategy for the site following decommissioning, including the long-term management of associated hedges, woodland and hedgebanks
Further DCC guidance on LEMPs can be found here.
12. Maps supporting the planning application
Legible maps and plans are an important part of planning applications, as they are a very efficient way of sharing key information.
12.1 Zone of Theoretical Visibility (ZTV) maps
A reliable Zone of Theoretical Visibility (ZTV) map should be included when seeking pre-app advice for any scheme.
The following guide to the appropriate extents of ZTV maps for wind developments are taken from NatureScot’s Visual Representation of Wind Farms Guidance:
- Small turbines (up to 50m high) 15km radius Note – for very small turbines (up to 20m) smaller mapping extents may be adequate – contact the Local Planning Authority to discuss LVIA and ZTV requirements.
- Medium turbines (50-100m high) 15-30km radius.
- Large turbines (100-150m high) 30-40km radius.
- Very large turbines (above 150m high) 45km radius.
Having mapped the full potential ZTV, most consultants will then focus their assessment and select viewpoints in a smaller area where significant effects are likely to be experienced.
In addition to a ‘bare-ground’ ZTV, the provision of screened ZTVs (which use LiDAR data to take into account the screening effect of woodlands and built development) may be produced.
For solar PV and BESS schemes, ZTV maps should extend out to a radius of 3-5km depending on the size and visibility of the site.
12.2 Other maps
The number of maps and illustrations may vary according to the sensitivity of the site and the type of proposal, and will be set out at the scoping stage.
However, as a guide, the following maps will typically be required within the planning application (either within the LVIA/LVA) or as stand-alone documents.
Some information may already be covered in other assessments, in which case it can be cross-referenced.
- Topographic survey.
- BS 5837 tree survey.
- Ecological survey.
- Archaeological survey (consult Devon Historic Environment Team at an early stage to identify potential constraints and the need for archaeological survey and mitigation).
- Landscape Character Areas and Types (National Character Areas, Devon Character Areas and Devon Landscape Character Types).
- National and local landscape designations (for example, National Parks, National Landscapes, Areas of Undeveloped Coast, Heritage Coast).
- Ecological designations (for example, Sites of Special Scientific Interest, County Wildlife Sites, Ancient Woodland, Priority Habitats, Protected Hedges).
- Access (for example, roads, footpaths, bridleways, open access land and key viewpoints).
- Map of cultural heritage features (for example, historic parks and gardens, Conservation Areas, Scheduled Monuments, Listed Buildings). Non-designated heritage assets with archaeological interest should also be shown where relevant. The Devon Historic Environment Team can advise on this.
- A map showing other RE developments built, consented and currently being determined (so cumulative impacts can be recognised).
- Site layout, showing position of arrays, turbines or battery storage units, access arrangements, compounds and all ancillary elements in the context of the physical landscape fabric.
- Proposed levels plan and sections showing existing and proposed levels where significant grading works are proposed.
- Elevational details of proposed turbines, solar arrays, BESS units, transformers or substations and other structures.
- Proposed fencing, gates and CCTV details.
- Proposed access tracks and entrances.
- Landscape strategy plan showing hard and soft landscape treatments.
- Drainage strategy plan.