**Document:** Landscape Visual Impact Assessment
**Application:** 19/01439/B — Variation of condition 2 of application 12/01671/B for the continued deposit of inert and mixed construction/demolition waste and associated site restoration, to extend the approval for a further 12 months.
**Decision:** Application Withdrawn
**Decision Date:** 2021-10-04
**Parish:** Bride
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/6729-bride-wrights-pit-north-demolition-extension/documents/1303981

---

# Landscape Visual Impact Assessment

19/01439

## Appendix 8

**ANNUNG & BUILDING**

**RECEIVED**

2 4 DEC 2019

**COPY**

**OR ENVIRONMENT**

**AND AGRICULTURE**

## Introduction

7.1 This Section of the Planning Application \& Environmental Statement (PA\&ES) assesses the potential landscape and visual impacts arising from the proposed time variation of landfilling and revised restoration scheme for Wrights Pit North; the landfilling and restoration scheme being described in Section 3 of this PA\&ES and illustrated by Drawings in Section 3 of this document. In undertaking this assessment the proposals have been considered in relation to the existing site and surrounding landscape, as well as the permitted duration of the development and subsequent restoration.

### Methodology

7.2 The assessment is based on historic knowledge of the site and surrounding area, previous EIA's undertaken and a site visit carried in February 2012, including by a desktop assessment of all relevant maps, reports and guidelines. Visibility during the site visit was adequate for the purposes of this assessment, and allowed a comparison with the viewpoints observed in the previous LVIA undertaken for the 2009 Planning Application and Environmental Statement.
7.3 The format of this assessment is based on the principles produced by the Countryside Agency ("Landscape Assessment Guidance", 2002) and the Landscape Institute and Institute of Environmental Management and Assessment ("Guidelines for Landscape and Visual Impact Assessment", Second Edition, 2002), and is in accordance with the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations (1999).
7.4 The assessment was based on the following structure:

- Landscape Appraisal;
- Visual Appraisal;
- Sources of Potential landscape and Visual Impact associated with the proposed time extension;
- Mitigation Measures;
- Assessment of Residual Landscape Impacts; and
- Assessment of Residual Visual Impacts.

### Landscape Appraisal

7.5 Initially the character of the existing landscape was assessed to form a benchmark against which to assess potential impacts associated with the development, and to inform the design of appropriate mitigation measures.

### Visual Appraisal

7.6 In order to ascertain the visibility of the development and to identify viewpoint locations with which to describe the affects of the development, a study of the

visibility of the existing site was undertaken and the results briefly summarised in paragraphs 7.48 et seq. below.
7.7 Existing views from representative locations were then described in order to provide a baseline for comparison with potential views resulting during the remaining operational life of the site and following its final restoration.

## Sources of Potential Landscape and Visual Impact associated with the Proposed Time Extension

7.8 The key sources of impacts associated with the proposed time extension in relation to the current permitted development have been identified and their effects upon the character and amenity of the local landscape predicted.

### Mitigation Measures

7.9 Mitigation measures were then considered taking account of the findings of the landscape and visual appraisals, and the identified sources of potential impacts.

### Assessment of Residual Landscape Impacts

7.10 In order to evaluate the potential landscape impacts arising from the proposals a comparison of the impacts associated with the current permitted scheme and the proposed time extension was undertaken; the findings being outlined below.
7.11 Based on a correlation of the landscape's sensitivity and magnitude of potential change the residual impacts (i.e. the impact of the development taking account of proposed mitigation measures) was assessed and the findings recorded below.

### Assessment of Residual Visual Impacts

7.12 In order to evaluate the potential visual impacts arising from the proposals a comparison of the impacts associated with both the existing permitted and revised restoration scheme (see Drawings WPN 3/2 and WPM 3/3) was undertaken and the findings outlined. The magnitude of change was also identified in specific relation to the proposed time variation (i.e. potential change on the existing visual baseline).
7.13 Based on a correlation of the visual sensitivity and magnitude of potential change the residual impacts (i.e. the impact of the development taking account of proposed mitigation measures) was assessed and the findings recorded below.

## Landscape Appraisal

### Planning Context

7.14 The application site benefits from an existing planning consent for landfilling, with the operations due to cease in December 2014. However, in assessing the suitability of the proposed time variation as outlined in Section 3 of this document, the current planning policy and guidance context has been considered.
7.15 The Isle of Man Strategic Plan (Ref 023/07), published in June 2007, contains a number of policies and supporting text that are relevant to the proposed development. Appropriate policy and text have been reproduced below.
7.16 The subsection entitled 'The Rural Environment -Introduction' (paragraphs $7.2,7.2 .2$ and 7.2 .3 ) states:
"A healthy sustainable landscape, like a vibrant community, is dynamic. Whilst landscape and coastal change is inevitable, and in some cases desirable, the emphasis must be on the appropriateness of this change and the balance or equity between the needs of conservation and those of development. The primary goal must therefore be to respect, maintain and enhance the natural and cultural environment including nature conservation and landscape and coastal quality, and ensure its protection from inappropriate development."
7.17 The subsection entitled 'National Landscape Policy' (paragraphs 7.3 and 7.3.1) states:
"The Island-wide 1982 Development Plan designated significant areas of the Island as having 'High Landscape or Coastal Value Scenic Significance.' This is shown in the Island Spatial Strategy Key Diagram. This landscape zoning included much of the coastline but excluded certain areas characterised by towns..."
"...Whilst this designation indicates which parts of the Island possess particular landscape and coastal quality and value, the designation does not have tiers or categories within it to enable a distinction between areas which may have greater or lesser importance in landscape terms."
7.18 The subsection entitled 'Landscape Protection' (paragraphs 7.4 and 7.4.1) states:
"Development which is permitted in 'Areas of High Landscape or Coastal Value and Scenic Significance' or in important landscape and coastal areas as recognised by any new landscape classification, will be subject to higher design standards than would normally be required. Development must be properly integrated into the landscape in terms of scale, materials, architectural style, engineering works and landscaping. Landscape features such as trees, hedgerows, sod banks or traditional stone walls which are

## Landscape And Visual 7

important to landscape character should be retained. In cases where development is not capable of being sensitively and unobtrusively integrated into the landscape, permission will not be granted."
7.19 Environment Policy 1 of the Strategic Plan states that:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
7.20 The subsection entitled 'Landscape Assessment and Classification' (paragraphs 7.6 and 7.6.1) states:
"The present system of landscape classification remains relevant and important. However, a review of the current landscape classification system is underway in the form of an Island wide landscape and coastal quality assessment. This will identify different categories of landscape and coastal importance in order for development to be managed effectively in these areas and appropriate protection policies to be formulated. This exercise will investigate the appropriateness of designating a 'coastal planning zone' which would extend both seaward and landward of the coastline depending on the extent of the mean low water mark in the case of the former and the extent of direct maritime-influenced and coast-related activities in the case of the latter. The landscape assessment will also include management guidelines with respect to development not only in the designated areas but in the wider countryside as well."
7.21 The application site lies within a landscape designated as an 'Area of High Landscape Value' the extent of this designation within the study area being shown on Drawing WPN L7/1 - Landscape Receptors. Environmental Policy 2 of the Strategic Plan states that:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or
b) the location for the development is essential"
7.22 In October 2009 the Department of Local Government and the Environment produced a Draft Planning Policy Statement (PPS 2/09) entitled 'The Role of

Landscape Character in Development', this being produced in response to Policy 2 (above). The strategic policy which relates to landscape character stating:
"The Department, in collaboration with other Government Departments where appropriate, will promote the active conservation, enhancement, and restoration of the Island's landscape character. Development proposals and land management should be informed by, be sympathetic to, and, wherever possible, restore the local landscape context and local character as identified in the Landscape Character Assessment."
7.23 The actual landscape character assessment (prepared by Chris Blandford Associates in June 2008) identifies 9 'Landscape Character Types' (LCTs) within the island, which are sub-divided into 59 'Landscape Character Areas' (LCAs). The extent of the LCTs and LCAs found within the study area being shown on Drawing WPN L7/2 - Landscape Character.

## Landscape Character: The Development Site

7.24 Wright's Pit North falls within LCT 'G' 'Smooth Coastal Strip'; the assessment defines the key characteristics of these areas as being:

- "Yellowy conglomerate post-glacial deposits form loose sheer cliffs, some 10-20 meters high along the southern stretches of this coastline
- Stretches of gently graded sand and shingle beaches
- Sand dunes with rough grasses, scrubs, occasional areas of lichen and areas of heath developing on the back dunes
- Cliffs form and abrupt boundary between the sand and shingle and the arable fields of the Undulating Inland Plain
- Open, expansive panoramic views to sea and along the coast line.
- Strong sense of remoteness and tranquillity
- Sweeping, unbroken, smooth coastline with shingle spur forming at the point of Ayre."
7.25 The 'Smooth Coastal Strip is sub-divided into 4 LCAs; Wrights Pit North is within 'G2' 'The Ayres'. The key characteristics of this area being defined as:
- "Symbiotic relationship between sea, gravely foreshore, dune and heath habitats along the coastal strip.
- Distinctive red and white striped landmark lighthouses (Registered Buildings) at the Point of Ayre.
- Relatively shallow coastal profile to the west, with a series of gravel ridges to the east.
- Strong sense of remoteness and tranquillity throughout the area.
- Diverse habitats support a range of (often rare) wildlife, plant and insect communities.
- Patches of human influence visible at Blue Point, Rue Point and the Point of Ayre.
- Open and expansive views of sea and sky dominate the visual horizon to the north.
- Distant views to upland peaks to the south.

## Landscape And Visual 7

- Colour and movement of the sea contrasts with the coastal landforms, and combine to create a dramatic landscape.
- Sand and gravel pit and landfill site in eastern part of area.
- Network of tracks and public roads, together with the Raad ny Foillan coastal footpath."

7.26 The overall character description includes a range of information, some of which being relevant to the site and adjacent context; which states:
"Situated at the northern edge of the Island, and stretching from Blue Point in the west to the Point of Ayre in the east, the diverse and intricate landscape of the Ayres has a symbiotic relationship with the Irish Sea to the north."
"To the east, at the Point of Ayre, the coastal strip encompasses a series of gravel ridges (the result of a raised post glacial beach), which create a gravely pebble foreshore leading down to the sea."
"Two distinctive red and white striped lighthouses and a large foghorn are landmarks on the foreshore, which help contribute to a strong recognisable sense of place. Further to the west, the profile of the shore becomes shallower, with a mixed pebble and sandy beach leading down to the sea."
"Despite the relative sense of remoteness, human influence is visible at several of the 'Points' within the area. A series of stark white houses associated with the lighthouse and nearby World War II defences at the Point of Ayre and the rifle range and old coastguard lookout at Rue Point and Blue Point provide elements that contrast with the surrounding predominantly natural landscape. Landfill sites at the Point of Ayre also exert a strong human influence upon the surrounding landscape."
"The coastal footpath, which runs around the coast of the whole Island, (Raad ny Foillan - 'Road of the Gull') provides access to the area, which is also accessible from a series of narrow single-track roads leading from the south."
"During the summer months, the cries of nesting arctic terns on the foreshore and diving gannets offshore punctuate the strong sense of tranquillity throughout the character area, and contribute to recognisable sense of place."
7.27 The landscape character assessment also identifies key views within the LCA; these are described as:

- "Panoramic open views from Raad ny Foillan coastal footpath across an expansive horizon of seascape to the north.
- View to the strongly undulating shore of Scotland to the north on a clear day.
- Distant views southwards to undulating upland peaks.
- Open, panoramic views eastwards along the shore and gravely beach."

## Landscape Character: Adjacent Landscape

7.28 The LCT to the south of the Smooth Coastal Strip' classified as ' $F$ ' 'Undulating Lowland Plain'; the assessment defines the key characteristics of these areas as being:

- "Low-lying gently undulating predominantly arable farmland with patches of pasture, rough grassland and wet meadow.
- Medium sized predominantly rectangular field pattern.
- Network of narrow hedgerow lined lanes with occasional mature deciduous trees within hedgerows and patches of fragmented woodland.
- Open and glimpsed views to the sea from higher areas.
- Relatively dispersed settlement pattern, consisting of small (historic/vernacular), often nucleated settlements and individual farmsteads/crofts and dwellings.
- Numerous small rivers straightened and canalised drainage channels flow along field boundaries to drain the landscape.
- Areas of standing water surrounded by wetland vegetation and Curragh woodland.
- Views to an upland backdrop.
- Marl pits filled with water in the north.
- Use of Limestone as a building material in areas surrounding Castletown."
7.29 The 'Undulating Lowland Plain' is sub-divided into 8 LCAs; the nearest to Wrights Pit North being 'F2' 'The Lhen'. The key characteristics of this area being defined as:
- "Predominantly arable farmland, delineated by a combination of stone walls and low Manx hedgerows.
- Mixture of small to medium, relatively regular rectangular fields.
- Flat, to gently sloping, landscape which falls from south to north towards the sea.
- Several narrow, single-track lanes which connect the area with the beaches and coastal strip to the north.
- Scattered and isolated settlement pattern, consisting of several traditional Manx stone buildings.
- Generally few vertical elements.
- Open and glimpsed views to sea from several locations within the area.
- Civic Amenity waste site at Ballacallow (now closed although the infrastructure remains).
- Glen Truan Golf Course.
- In places, the ruins of former farm buildings, set against the dramatic distant upland backdrop, provides strong recognisable character and sense of place."
7.30 The overall character description for 'The Lhen' includes the following:
"Situated towards the northern edge of the Island, and surrounded to the north, west and east by coastal strips, the Lhen incorporates an area of

## Landscape And Visual 7

predominantly arable farmland, which comprises a mixture of small to medium, relatively regular rectangular fields."
"The landscape is flat to gently sloping and falls from north to south towards the sea. At the western end of the area, a low ridge (or spur) rises to meet the coast, and overlooks Cronk y Bing, within the adjacent area of Smooth Coastal Strip (at which point, the coastline falls more steeply down towards the sea than within shallower areas of foreshore further to the east)."
"Several narrow, single-track roads run in a parallel arrangement through the area, connecting the A10 (main east-west route) with a series of 'points' along the Coastal Strip."
"Settlement pattern is scattered and relatively isolated, with several single farmsteads and houses (many in traditional vernacular style). Other than these buildings, there are few vertical elements within the area. Open and glimpsed views, northwards to the sea (and of areas of adjacent Smooth Coastal Strip) can be gained from several locations along the A10, and views southwards are framed by a distant backdrop of Upland horizon. There is a relatively strong sense of tranquillity and remoteness throughout the area, particularly away from the A10 road corridor."
7.31 With regards the site itself, the landfill operation at Wrights Pit North is an established feature of the landscape; therefore the issue to be addressed in this assessment is whether the proposed development (i.e. the time variation of operations at the site, continuation of deposition of waste and revised restoration proposals) would cause any significant additional harm to the landscape and/or visual amenity of the area over and above the impacts predicted in relation to the permitted scheme.

### Appraisal - Landscape

7.32 Landscape assessment, as opposed to visual assessment, deals with the fabric, character and quality of the countryside. These characteristics are partly aesthetic, and therefore subjective, but also based on a wide range of more objective factors, such as topography, land-use, biodiversity or public accessibility. This Section aims to assess the character and quality of the landscape in and around the application site by carrying out a subjective assessment, and by also assessing the more objective factors.

---

*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/6729-bride-wrights-pit-north-demolition-extension/documents/1303981*