Chapter 5What you need to know about the proposed development[J1]

The development process from inception to removal

Description of the development relative to LVIA

Masterplanning and the building-in of mitigation to the development proposal

Summary/checklist

Introduction

5555.1An assessment of landscape and visual effects requires a proper[J2]understanding of both the attributes of the receiving environment and the location, scale and nature of the proposed development bearing in mind that the term[J3] ‘development’ is not limited solely to built form and associated landscaping and/or ancillary works. Information about the development needs to be assembled, considered as to its relevance for assessment [J4]purposes, kept under review during the planning and design stages, updated where appropriate and then ‘fixed’ to enable the assessment to be finalised.

5.2This information shouldinclude[j5]includeincludeinclude:

  • a full description of the development or other proposed change[CS6][j7];proposals[MOC8];;proposal sufficiently detailed for assessment purposes[J9];
  • informationconsiderationinformationconsideration ofinformation about alternatives that have been considered, where relevant alternatives;
  • informationknowledgeinformationknowledge ofinformation about theanyconcerning[J10] relevantthe any stages in the project’s life cycle from extending fromfrom commencement ofe.g.of construction through to ; operational, decommissioning and restoration; /reinstatement stages[J11]; ; and
  • Actions related to consultion or engagement with stakeholders, including who will be involved and schedule of activities during pre-application;
  • the measures[J12] proposed to prevent/avoid, reduce and, if possible, offset or compensate for any significant adverse effects on the environment......

These are addressed in the following sections.[MOC13][MOC14]

Description of the proposed development or change[j15]

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554.3A clear, concise but nevertheless[J16] comprehensive description of the proposal can make a very important contribution to the credibility and effectiveness of an EIA study. A generalgeneralgeneralThegeneral description ofofofshould, as a minimum, describeof the siting, layout and characteristics of the proposed development is a formal planning requirement. Other forms of change[J17] that are not covered by the planning system but nevertheless require an EIA, such as some forestry proposals for example, will also benefit from such a clear initial description[MOC18]. The development. Development[J19] proposals, which are common to all topics addressed in the ES, are usually described in full in a separate section. Only include further description in the part of the environmental statement dealing with the assessment of landscape and visual effects if it is particularly By cross referencing back[J20] to the basic description, only important and or relevant aspects [MOC21]of the scheme need to be referred ported toreported specifically in the part of the environmental statement dealing with the assessment of landscape and visual effects.

5.4It is essential that the description of the development on which the assessment of effects is based is sufficiently detailed to ensure that the effectsimpacts[J22]effects can be clearly identified. The level of detail provided will vary from project to project, but the information usually required for an outline planning application is likely tototomayto be insufficient for ana detailed[J23]an LVIA[j24].[MOC25].. If the landscape professional considers that this is the case, she/he should indicate this and caveat the assessment accordingly[J26]. The development proposals need to be clealrlyclealrlyclealrlyclearlyclealrly presented and illustrated. Good practice in presenting landscape and visual effects in the environmental statement is described in Chapter 9, but usually ideally requires:

  • simple, easy-to-read proposals maps at A3 or A4 size[MOC27]sizean appropriate scalesize, together with other selected drawings such asasaswhich may includeas cross sections[J28];
  • for particularly[J29] complex projects, or those of long duration, such asfor example,as power stations or major mineral workings, a series of drawings showing the situation at at different stages, such as construction, operation, and decommissioning, or different phases in the development maymaymayare likely[J30] tomay be needed;
  • illustrations should be included so that are essential to aidaidaidthe reader of the assessment can secure a properaid understanding including of what is proposed and these may include[J31]:

layout plans of the main design elements, including access and site circulation, land uses, contours and site levels;

cross sections and elevations of buildings and other important elements or [MOC32]structures where availableelements[J33]available[MOC34], including key dimensions;

the proposed landscape framework including landform and planting.

A clear, concise but comprehensive description can also make an important contribution to the credibility and effectiveness of the EIA study.

4.4The point at which the design is finalised for the purposes of assessment and preparation of the planning application must also be agreed, to permit assessment to proceed upon firm assumptions, forming the factual basis for impact identification and prediction. It is essential that the description of the development on which the impact assessment of the scheme is carried out is sufficiently detailed, to ensure the effects of the proposed development can be clearly identified. The level of detail provided will vary from project to project, but the information usually required for an Outline Application will be insufficient for an EIA.

Consideration of Alternatives

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554.5Where alternative development proposalsalternatives proposals have been considered by the developer, the it is a requirement of the EIA Regulations require that to provide an outline description of the main alternatives [MOC35]considered isthem should be is provided together with anandanandan indication of the main reasons (including environmental) for the final development choice, taking into account the possible environmental effects. There is no doubt that consideration. Consideration of alternative approaches to the development proposal is seen to bebebeconsideredbe good practice and should be encouraged as a means of achieving potentially more sustainable development[J36].

5.6

5.6This may be particularly relevant for sensitive locations[CS37]. The EIA Directive only requires alternatives to be covered in the assessment if the developer has actually considered them. This has tendedsThisThisAttention neverthelessThis tends to focus attentionattentionattentionbe focussedattention on major alternatives such as for example sites in different locations alternative sites for siting a development. But most all developmentdevelopmentdevelopmentlocations. Mostdevelopment schemes however are likely to consider go through design iterations, between project inception and submission, which could include consideration of alternative layouts or various site designs at some stage as they evolve. These too can legitimately be described as alternatives that have been considered. Increasingly consideration of alternative approaches to the development is seen to be good development practice and is encouraged as a means of achieving potentially more sustainable development. For some projects, such as those undertaken by the Highways Agency the ‘do nothing’ or ‘do minimum’ scenario’, against which the development will be compared, may be presented as an alternative[J38].

5454.65.7The landscape professional maymaymaycould thereforemay be required requested to advise on a number of different alternative solutionssolutionssolutionsalternativessolutions that couldcouldcouldmightcouldinclude[J39]:

  • alternative locations or sites that are suitable and available[J40];
  • different approaches in terms of scheme design, or the size/scale/orientation of the proposed development; which may leading to alternative site layouts, access and servicing arrangements[J41].

or

alternative site layouts, access and servicing arrangements.

5454.75.8ExploringAnExploringAn important benefit of Eexploringsuch alternatives is that they may offer allow initial identification of significant opportunities for mitigating potentially negative/ (adverse) effects [j42]of the scheme. at an early stage. If there are potentially serious potential landscape and/or visual effects associated with a particular site then prevention or avoidance of these effects through the selection of an alternative location is likely tototomayto be the preferred solution. Where this is not feasible, by avoidance of such effects may be achieved throughor through the redesign of all orororthoseor features parts of the proposal that would otherwise give rise to potentially serious negative/ (adverse)effects[J43]. For example, if there are serious landscape constraints associated with a particular site, avoidance of effects through the selection of an alternative location is likely to be a preferred solution.

5.9Depending on the type of study that is being carried out and the stage reached in the assessment process, more than one project alternative may be taken forward for comparative assessment, and with a detailed project description required for each alternative. The most common examples of this occur in the developmentdevelopmentdevelopmentfielddevelopment of transport infrastructure[j44], where route option appraisals for a number of alternative routesroutesroutesalternativesroutes are frequently undertaken before a decision is made on the preferred route. Once the preferred route is selected a more detailed assessment is then carried out. Many otherotherotherOtherother types of project could benefit from a similar structured, hierarchical approach to the consideration of alternatives[J45].

Stages in the project life-cycle

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54.95.10TheItTheIt is recognised thatThe project characteristics of projects, and hence thesourcesthesources ofthe possible landscape and visual effects they may have, willmay[J46] effects, will vary through thetimethethetimethe life of the project. Construction, operation, decommissioning and restoration phases of a development are usually characterised by quite different physical elements and activities. The duration of any of the effects is also anmaterial important consideration - for, sincefor example a lesser effect may be morelessmoreless tolerablemore problematic ifififsinceif it continues forcan otherwise mitigate for a significan[j47]t significant periodeffect by being short-term or medium- term rather than permanent[J48]period. A separate, self-contained description of the development at each stage in the life cycle is therefore needed to assist in the prediction of landscape and visual effects.effectsunderstanding and then prediction of landscape and visual effects. Landscape professionals should be explicit and clearly state what is meant by terms such as ‘short-term’, ‘medium-term’ and long-term’. At the same time, they should also be aware that the overall duration of a project should not be disguised by breaking it up into discrete stages. For example, if the definition of short-term is 0-5 years, medium-term 6-15 years and long-term 16 years+, then a project which exerts significant effects during the construction stage (say 2 years – short-term), the operational stage (say 12 years – medium-term) and then the decommissioning and site restoration stage (say 2 years – short-term) is nonetheless a project which exerts significant effects for 16 years i.e. long-term overall[J49]greatly to assist ins the prediction of landscape and visual effects.

5454.105.11For the construction stage of the project, depending on the nature of the project, the relevant information maymaymaycouldmayinclude[J50]:

  • •the location of site access and haul routes, including traffic movements (which oftenoftenoftenare likely tooften differ from permanent access proposals);););), movement of traffic and machinery[J51];);
  • positions and scale of •cut, fill, borrow and, disposal and other working areas;

the origin and nature of •materials and originsandandoriginsand locations for ;

  • •materials stockpiles;

•staging areas;

  • type and location of •construction equipment and plant;
  • provision of •utilities, including water, drainage, power and lighting, including the nature of and times of site lighting when work is in progress;
  • scale, location and nature of •temporary parking, and on-site accommodation and working areas;

temporary screening measures;

  • measures for the temporary •protection of existing features and for temporary screening;
  • the programme of work, including any proposed phasing of construction.

5and

5and

lighting of the works.

4.115.12During For the operational stage of a project, the matters likely tototowhich mayto be most relevant to the landscape and visual impact assessmentsassessmentsassessmentsassessment couldassessmentsinclude[J52]:

  • location of buildings, servicing arrangements, storage areas, infrastructure, / utilities and/or other structures;
  • •permanent access arrangements and traffic movementsmovementsaccessmovementsmovementsaccess;

location of delivery, loading and unloading areas;

  • •lighting of roads and buildings;
  • areas for car parking;
  • lights, noise and movement of vehicles[j53]vehiclesmovementinsofar as it may affect perceptionsmovement of vehiclestranquillityvehicles;
  • entrances, signssignssignssignagesigns and boundary treatments;treatment(s);

areas for storage of products, materials and other items;

infrastructure;

•buildings and other structures;

•delivery, loading and unloading areas;

•outdoor activities that may be visiblevisibleactivitiesvisiblevisibleactivities;

•materials storage;

•land management operations and objectives;

•utilities;

operational landscape including lighting of roads and buildings;

car parking;

vehicle lights and movement ( and the effect of noise on landscape character);

  • •landform, structure planting and hard landscape features;
  • land management operations and objectives;

•entrances, signs and boundary treatments;

the programme and details, including duration of any proposed phasing of the operations

  • •areas of possible future development.

5454.125.13The decommissioningdDecommissioningdecommissioningdDecommissioning and restoration[j54]stage may also give rise to landscape and visual effects to be addressed..... Important aspects maymaymaycouldmay include[J55] including:

•access arrangements;

•after-use potential and plans;

•decommissioning and site restoration activities, including demolition, de-construction, dismantling, movement of materials and plant around the site and temporary access arrangements;

•residual buildings and structures;

•after-use potential and plans;

•disposal or recycling of wastes and residues;

•restoration activities, including movement of materials and plant around the site.

•.

Information requirements

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54.135.14For each of these stagesstagesstagestagesstagesstage in the project life cycle and, where relevant, for all of the various scheme components, similar types of qualitative and quantitative data information arearearewill beare required [j56]to give valuable in providing a fullfullfullproper and proportionatefull understanding of what is proposed and andareandandare required to assist in assisting in the assessments of landscape and visual the assessment of effects. The information needed includesincludesmay include, includines:

•g:

•site areas under different uses;

•physical dimensions of major plant, buildings and structures;

•volumes of material;

•numbers of scheme components such as houses and parking spaces;

  • design of scheme components (including layout, scale, style, distinctiveness);
  • form of scheme components (including shape, bulk, pattern, edges, orientation, complexity);
  • materials (including information concerning texture, colour, shade, reflectivity, opacity);

•movements of plant, materials, vehicles and people, both construction workforce and occupants during operation

form of scheme components (including shape, bulk, pattern, edges, orientation, complexity and symmetry);

•materials used in construction (including texture, colour, shade, reflectivity, opacity);

•design of schemecheme components (including layout, scale, style, distinctiveness);

5

5•programme and duration of key site activities;

•site areas under different uses;

•physical dimensions of major plant, buildings and structures;

•volumes of material;

•numbers of scheme components such as houses and parking spaces;

•movements of plant, materials and workforce; and

the duration of the effect.

4.145.15It is recognised that it is often difficult to provide accurate and complete information on all these varied aspects of a development proposal[J57]. Nonetheless, the importance of such information cannot be over-stressed, as it is the foundation for all predictions of effects. [MOC58]It also assists the overall design process and leads to can help to develop the best and most sustainable environmental solution. Where the landscape professional considers thatWhere key data on project characteristics is lacking, there may be a need to make explicitexplicitexplicitit will be necessary to caveat the assessment and, if going further and estimating what could potentially occur, then the caveatedexplicit assumptions as to what will happen, on which such judgements may be based upon the ‘worst case situation’[j59] or a range of possible optionsshould be made explicit.options. The sources of information on alltheallthe potential effects on landscape and visual amenityall aspects ofofofused inof the scheme mustmustmustassessment shouldmust also be clearly set out. Prior to finalising the assessment of landscape and visual effects and the Environmental Statement, the sources of information and any caveats and assumptions made should be checked to ensure they are still applicable and updated in the light of any new data[j60].

Mitigation IntegrationMitigation of landscape and visual effects

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454.155.16Handling [MOC61]HandlingThe effectiveHandling mitigation of landscape and visual effects effectively can prove a challengechallengechallengebe challengingchallenge as indicated elsewhere in this guidance[J62]:

  • Paragraphs 2.18 - 2.22 describe Within the context of tthe benefits of the iterative process of EIAenvironmentalEIAenvironmental appraisalEIA and the particular contribution of LVIA to the iterative design process, but also acknowledge the difficulties that can arise in deciding whether or not possible effects that have been ‘designed out’ of the scheme should still be reported [MOC63]on;
  • Paragraphs 4.23 - 4.25 indicate that mitigation measures are generally more effective if they can be incorporated as an integral part of the iterative design process;

, landscape planning, design, and impact assessment, the information about the development is examined and the design refined to avoid, reduce or offset likely negative or adverse landscape and visual effects. Those elements which continue to give rise to likely effects on the landscape and on visual amenity can be identified, described in detail and integrated into the wider framework of impact assessment.

Part 6 below addresses this process in more detail.

5.17Mitigation measures may be incorporated into the design at a number of stages and should, where possible, be considered right[J64] from project inception, when site options[J65] and alternative designs or site options are being considered. In this way mitigation becomes a tool to adapt and modify the development to take account of constraints and opportunities, and achieve the optimum environmental fit as part of an environmentally integrated design. The point at which the design is finalised for the purposes of assessment and preparation of the planning application must, however, be agreed so that the assessment of effects can proceed upon firm information and assumptions about the scheme, which will provide the factual basis for the identification and description of effects[J66].

5.18Primary mitigation measures [j67](see Paragraph 4.24) are those that become integrated mainstream components of thethetheintothe project design, and should be included in the project description[MOC68][J69]. This should provide a factual explanation of the basic design elements that have been introduced to assist with mitigation, such as modifications to siting, access, layout, buildings, structures, ground modelling and planting. Comments on[J70] design philosophy can also describe the benefits to the design of alternative solutions, introduced to reduce [MOC71]potential negative effects. Secondary mitigation measures [j72](see Paragraph 4.24) are those that are not built into the final development proposals and need to bewhich are[J73]be considered in the assessment of landscape and visual effects. For clarity both primary and secondary mitigation measures should be reported on in the environmental statement[j74]. In the ideal world, by applying landscape and visual impact assessment as an iterative planning and design tool, all necessary[J75] and desirable mitigation would be melded into the overall design such that secondary mitigation should not prove necessary. This is not, however, an ideal world but that should not discourage the landscape professional from trying to achieve such an outcome.