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PAN 44: Fitting New Housing Development into the Landscape

ANALYSIS L - VEGETATION

i The location, extent and condition of existing planting should be identified and assessed, in order to build up an understanding of the functional and aesthetic contribution to the spirit of the place. These existing elements can give clues regarding the form and character of any proposed landscape structure.

ii Issues to cover include:

• identification where possible of the dependence of plants and wildlife on existing factors, self regulation and sensitivity to change;
• analysis of vegetation outside the site. This may be necessary in order to create a harmonious composition within the landscape;
• identification of any statutory or local designations or agreements affecting vegetation such as Tree Preservation Orders or Sites of Special Scientific Interest.

iii A landscape analysis plan should not only categorise areas as woodland, arable land and hillside heath but should help to identify potential development problems and opportunities by observation of the maturity and management of the landscape.

iv Existing planted areas and shelter belts may have been neglected and may require thinning or reinforcing; existing screening to the site could be provided by a commercial forest approaching harvest and a replacement will be needed.

v Any consequential impact of the proposed development on the water table of adjoining areas might be a constraining factor in some layouts, as would the ease of providing adequate drainage within the site.

ANALYSIS M - MINERAL AND SUBSOIL CONSTRAINTS

i It is essential to establish at an early stage ground and subsoil conditions which:

• may constrain what may be built; and
• give guidance on the nature of soft landscape which will thrive.

ii The level and detail required in the analysis of geological information will depend on the nature of the project and type of site.

iii Classification of soil type, depth and moisture content will be important in assessing:

• those parts of the site suitable for building;
• its value as an engineering material (such as road make up);
• bearing capacity; and
• its value of soil as a growing medium, information will include the pH value, texture and the incidence of contaminants or pollution in the ground.

iv A study of this data will identify the deficiencies of the soil and help determine the measures which have to be addressed in any subsequent design.

v Water, in the form of rivers, streams or lochs can be a major asset for any site. An analysis of hydrological information is desirable to determine areas suitable for development and for planting. Information to be recorded includes:

• water catchment area;
• surface drainage patterns and man-made drainage channels, including information on flow and capacity; and
• water table, identifying depth, purity and presence of pollutants.

vi There may be opportunities to use the water in a creative way, for example, flooding a low lying, poorly drained area to create an attractive lake with associated aquatic and marginal plant species. Such opportunities need to be recorded and exploited later in the design process.

ANALYSIS N - EXISTING SERVICES

i The absence or existence of main services will establish thresholds to development. Constraints in existing services will depend on capacity and may be overcome at a cost.

ii Consideration must be given to the re-routing or undergrounding of awkwardly located or prominent overhead service lines, with the cost of this allowed for within the overall financial plan.

ANALYSIS O - DEVELOPERS REQUIREMENTS

i Either the developer, if he is known at this stage, or market analyst will be required to set down parameters for the housing requirements.

ii This will take into account housing demands within the existing settlement, possible increase due to industrial expansion, demand for commuter and retirement housing, etc. It will consider the pattern of current house building activity within the area, the speed of house sales, house and plot sizes, and the selling prices being achieved.

iii The target schedule which results therefore indicates sound business sense. It does not necessarily indicate the ideal capacity for any given site which must result from wider consideration of landscape capacity and design issues affecting the village or town overall.

ANALYSIS CHECKLIST

• Ascertain Land Ownership in and Around Site
• Refer to Local Plan
• Examine Landform, Slope and Contours
• Undertake Landscape Analysis
• Define Landscape Character
• Undertake Visual Assessment
• Make Photographic Record
• Compile Climatic Information
• Identify Vegetation around Site
• Establish Ground and Subsoil Conditions
• Refer to Existing Services Information
• Confirm Developers Requirements

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