11. LANDSCAPE & VISUAL IMPACT ASSESSMENT 11.1 … · LANDSCAPE & VISUAL IMPACT ASSESSMENT 11.1 Introduction Mitchell + Associates was engaged by the applicant, Ardstone Homes Ltd.,

Barnhall, Leixlip, Co. Kildare Environmental Impact Assessment Report

Declan Brassil & Co. Ref: 16/38 11-1

11. LANDSCAPE & VISUAL IMPACT ASSESSMENT

11.1 Introduction

Mitchell + Associates was engaged by the applicant, Ardstone Homes Ltd., in February 2017 to prepare a

Landscape and Visual Impact Assessment for a proposed residential development at Barnhall, Leixlip, Co.

Kildare. This assessment report summarises the impact of the proposed development on the landscape

character and visual amenity of the current site and on the contiguous area and the site environs. It

considers these in the historic context of the site, lying adjacent to the Wonderful Barn cluster of Protected

Structures and their relationship with Castletown House and associated demesne. It describes the landscape

character of the subject site and its hinterland, together with the visibility of the site from significant

viewpoints in the locality. It includes an outline of the methodology utilised to assess the impacts and

descriptions of the receiving environment (baseline) and of the potential impacts of the development.

Mitigation measures introduced to ameliorate or offset impacts are considered and the resultant predicted

(residual) impacts are outlined.

This report should be read in conjunction with the Architectural Heritage chapter prepared by Carrig

Conservation International Ltd. and with reference to the photomontages produced by Digital Dimensions

Ltd., which are contained in Appendix 11.C.

Figure 11.1 Site location and context



11.2 Methodology

11.2.1 Introduction

The assessment was carried out between February and December 2017. It takes account of the existing

landscape’s capacity to accommodate the proposed development and assesses the impacts upon existing

settlements and the public space associated with the Wonderful Barn. This Landscape and Visual Impact

Assessment (LVIA) includes consideration of two main aspects:

Landscape Character Impact – the assessment of effects on the character of the landscape arising

from the insertion of the proposed development into the existing landscape context. The ‘landscape’

aspect of assessment is relatively subjective and can be described broadly as the human, social and

cultural experience of one’s surroundings. These combined impacts will elicit responses whose

significance will be partially dependent on how people perceive a particular landscape and how much

the changes will matter in relation to other senses as experienced and valued by those concerned.

Despite the extremely large part played by our visual experience in forming our views on landscape,

one’s perception and indeed memory also play an important part if the changes brought about in

landscape character are to be fully understood. It is clear therefore that different people doing

different things will experience the surrounding landscape in different ways. Such sensitivities and

variations in response, including where and when they are likely to occur, are taken into consideration

in the assessment. The impact of the proposed development on the Wonderful Barn and its broader

historic landscape setting also constitutes an important part of the assessment.

Visual Impact – the assessment of effects of the proposed development on the visual environment

and visual amenity as evidenced by the comparison of baseline (existing) images and photomontages

illustrating the proposed development in context. This second aspect is somewhat less subjective in

that direct ‘before and after’ comparisons can be made. Visual impact occurs by means of visual

intrusion and/or visual obstruction and the distance between subject and viewpoint has a bearing on

the scale of such impact.

It is appropriate that aspects of architectural context and design approach are addressed when assessing

impact of proposed development on the landscape. In this regard, aspects of the architectural design

rationale and the specific architectural responses to the site and context, are referred to within this report.

The standard evaluation methodology used in the preparation of the Landscape and Visual Impact

Assessment (LVIA) for Environmental Impact Statements (EIS) is utilised. The evaluation methodology is

therefore based on the following:

‘Guidelines on the information to be contained in Environmental Impact Statements’ - Environmental

Protection Agency (EPA) 2002.

‘Advice Notes on Current Practice in the preparation of Environmental Impact Statements’ -

Environmental Protection Agency (EPA), September 2003.

‘Guidelines for Landscape and Visual Impact Assessment’, prepared by the Landscape Institute and

the Institute of Environmental Assessment, published by Routledge , 3rd Edition 2013.

Reference is also made to the DRAFT ‘Revised guidelines on the information to be contained in

Environmental Impact Statements’ - Environmental Protection Agency (EPA), September 2015 and to



the DRAFT ‘Guidelines on the information to be contained in Environmental Impact Assessment

Reports’ - Environmental Protection Agency (EPA), August 2017.

Photography and Photomontage in Landscape and Visual Impact Assessment - Landscape Institute

(UK) Advice Note 01/11.

This Landscape and Visual Impact Assessment involved:

Visiting the area in February, July and November 2017 and preparing a photographic record of the

main landscape features;

Undertaking a desk study of the subject site and its immediate environs in relation to its local and

broader significance using the information gathered from site visits, studying aerial photography,

historic and Ordnance Survey mapping;

Establishing and describing the receiving environment in terms of the existing landscape, its visual

amenity and its historic significance;

Assessing the nature, scale and quality of the proposed development through examination of the

design team’s drawings, illustrations and descriptions of the proposed scheme;

Assessing potential viewpoints, choosing and agreeing those which could be considered most

important and most representative in terms of visual impact; and

Assessing the landscape and visual impacts of the proposed development through consideration and

interpretation of the photomontages (contained in Appendix 11.C).

11.2.2 Photomontage Methodology

The primary method adopted for Visual Impact Assessment relies largely on a comparative visual technique

whereby accurate photomontages incorporating the proposed development are compared to the existing

corresponding baseline photograph so that an assessment of impact can be made. These ‘before’ and ‘after’

images are prepared for a number of selected viewpoints. The methodology for the preparation of

photomontages, including site photography, 3D computer modelling and rendering of views, is outlined in

more detail in Appendix 11.A.

11.2.3 Selection of Views

In recognition of the sensitivities of this location and to enable a full and detailed assessment of the

proposal, a total of 18 photomontages was prepared. The views were chosen to accurately represent the

likely visual impact from a variety of directions around the site. In accordance with the guidelines, views from

the public domain were given priority, particularly those from main thoroughfares and public places. The

Guidelines also require that the proposed development is considered in context and that photomontages

illustrate the proposed development with sufficient context for proper assessment. The views submitted are

considered to be the most important and representative, having regard to the requirement to examine the

likely significant impacts. The impact on specific sensitive views of historic importance, e.g. the long vista

between Castletown House and the Wonderful Barn and views of the proposed development from the

Wonderful Barn, are also well represented.



Figure 11.2 Selected viewpoints – Distant

Figure 11.3 Selected viewpoints – Near

Two views, which are more of historic interest than of strict relevance to landscape and visual impact, are

included despite not being from the public domain. These include one view (No. 1) from an upper window of

the east block of Castletown House along the vista towards the Wonderful Barn and one view (No. 10) from



the top of the Wonderful Barn towards the Obelisk (Conolly’s Folly). These views assist in assessing impacts

made by the proposed development in terms of the visual links between the historic buildings of the

Castletown demesne and their specific arrangement in the landscape.

The initial photomontages prepared have also been used to assess the preliminary design and to inform the

design team of any advisable design amendments – this is an iterative process and offers an opportunity for

the design team to adjust the design or for the location of viewpoints to be adjusted to be sure of illustrating

maximum impact. A location map of the selected viewpoints is included with the photomontages in the

separate A3 document.

Figure 11.4 Selected viewpoints – additional

Further to pre-planning consultation, additional views were sought by An Bord Pleanála to illustrate further

the proposed development in the context of the existing housing. Three additional views (A-C inc.) as

indicated in Fig 11.4 above, were selected and additional photomontages prepared for each.

11.2.4 Methodology for Rating of Impacts

An assessment is made in respect of the significance, scale or magnitude of predicted impacts which is set

against an assessment of the quality/sensitivity of the impact. For each view, the scale/magnitude of impact

is related to the simple quantum of change within the field of view and to the nature and sensitivity of such

change in respect of the respective receptors, in the context of the existing (receiving) environment.

Therefore whilst the significance or scale of impact may range from ‘imperceptible’ to ‘profound’ and these

may in part be related to distance and proximity, it should be remembered that the nature of the change

and the sensitivities of the viewers also play a part in this aspect of assessment for each view.



The quality of impact can be assessed as ‘positive’ or ‘negative’ depending on whether the change is

considered to improve or reduce the quality of the landscape character or visual environment. The quality of

impact may also be assessed as ‘neutral’ if the quality of the environment is unaffected. The assessment of

quality in particular, needs to consider and weigh-up a range of issues and potentially conflicting

standpoints. The nature of the proposed change, its context, appropriateness, quality of design and the

sensitivities of the viewers are all-important considerations for this aspect of assessment.

This latter issue of sensitivity can however create emotive responses which often have little or no regard for

the appropriateness and/or design of the proposal and the assessment needs to be considered in that

context. For example, in this case of a residential development proposed for lands adjoining a relatively

sensitive historic site, the interests (or concerns) of say, a tourist or an historian visiting this area briefly may

differ greatly to those of an existing local resident or potential house-buyer. The reconciliation of such

sensitivities might be considered unlikely, in which case, issues of appropriateness and design quality

become more influential in the assessment. It should also be remembered that the impact of the proposed

development in this Chapter is assessed in terms of an existing and current context, not an earlier historic

context. The quantum, scale and proximity of proposed development are important aspects to be considered

in terms of the carrying capacity of any sensitive landscape. The scheme design of the whole development

(buildings, roads, landscape etc) and the subtleties of detail design in such circumstances are important in

mitigating potentially negative impacts and ultimately, in determining appropriateness.

The duration of impact is a third aspect of assessment to be considered and may range from temporary to

permanent. In this case, the proposed housing is likely to be long term, however the effectiveness of existing

and proposed planting in assimilating the scheme into the existing landscape context or in totally screening

it will presumably develop and mature over time. The temporary/short term impacts during the construction

of the proposed development are also considered.

The significance criteria used for landscape and visual assessment are based on those given in the EPA

‘Guidelines on the information to be contained in Environmental Impact Statements’, 2002, (Section 5

Glossary of Impacts). These are outlined in Appendix 11.B.

11.3. Description of Receiving Environment

11.3.1 Introduction – The Subject Site Location and Context

The site for proposed development occupies lands on the south-western fringe of Leixlip. It is a greenfield

site of just over 19ha, located between existing residential developments along its northern edges and the

amenity open space around the Wonderful Barn to the south. Beyond this, the M4 motorway forms a distinct

southern edge to the existing open space around the Barn. Whilst occasional large vehicles can be seen

flashing past at one point, the motorway’s presence is primarily heard from some distance back.

Existing residential properties in the Castletown and Elton Court estates back onto the site’s north-eastern

edge – this boundary is without any connection between the existing housing and the site. The residential

development at Rinawade fronts onto open green spaces and a substantial hedgerow along most of its

north-western edge – a number of informal grass tracks cut through the hedgerow between the existing

housing and the open site beyond.



Figure 11.5 Existing Site – Main Landscape Reference Points

The adjacent residential property is predominantly 2-storey, semi-detached housing, developed as large

estates over the last 30-40 years. The southern edges of the proposed development site are broadly marked

by a crescent of tree planting which is extended in a straight line from near its western end, running roughly

parallel with the north-western boundary. Dating from approx. 2004-2005, this belt of young mature mixed

deciduous trees with conifers, partially screens and separates the site from the open space amenity lands

allied to the Wonderful Barn.

Figure 11.6 Character of the Existing Site: Looking north-west with Wonderful Barn to the left of view,

behind the planted screen (crescent) and the Elton Court housing backing on to site, on the right.

The south-western corner of the site stops short of several belts of tree planting, parallel with the M4

motorway. The eastern boundary of the site runs along the edge of the R404 Leixlip to Celbridge road.

Existing access into the site and the amenity open space around the Barn is gained from the R404 at this

point. The application includes within its red line a part of this road which is required to accommodate

appropriate vehicular access for the proposed development and access and parking improvements for the

Wonderful Barn lands.



Figure 11.7 Clearest View of the Wonderful Barn looking South-West from the Site

Figure 11.8 Looking south-east from same point towards site entrance



Figure 11.9 Looking north-west from same point to Rinawade housing

Figure 11.10 Looking North-East from Same Point to Backs of Elton Court Housing



11.3.2 Topography, morphology and vegetation

The site occupies a relatively flat area and falls gradually towards the motorway to the south. The elevation of

the site ranges from 50 metres near the motorway up to 60 metres at the northern end of the proposed

development site.

Figure 11.11 Topography Figure 11.12 Slope Analysis

The lands to the north-east and north-west currently occupied by residential development gradually rise at a

similar rate northwards from the site boundary. Viewing from the site there are no prominent landforms on

the horizon, other than the gentle slopes of the Dublin mountains, way in the distance to the south-east. The

M4 motorway sits at a relatively low level so only larger vehicles are noticed in the few gaps in the screen

planting along the southern edge. The location of Castletown is not readily discernible to the south-west,

with the only clues being the new and remnant tree lines and the ‘framing’ walls south of the Wonderful

Barn. The twin bumps of the avenue trees closer to Castletown House can just be seen silhouetted on the

horizon.

Figure 11.13 The Axial Vista from the Wonderful Barn, looking back South-West towards Castletown

House – the avenue can just be discerned (the twin bumps on the horizon), centre of view.

The site slope analysis reveals that the incidence of steeper slopes across the site is very low and is rather

localised. Over the proposed development site the requirement for earth-moving is therefore significantly



reduced. Over the Wonderful Barn site the gentler slopes are clearly conducive to Kildare County Council’s

aspirations for the establishment of park functions. The Wonderful Barn and its associated buildings are sited

at the natural level at which they are located – without any localised raising of levels. This accentuates the

degree of screening afforded by existing mature hedgerows and the more recent fairly dense tree planting

within the crescent screen north of the building cluster and its extension west of it. The crescent screening is

rather effective in blocking views of the Barn from the proposed development site. Views from the amenity

lands south of the Barn are relatively open and the crescent screen provides a neutral backdrop.

The vegetation in and around the site reflects something of the site’s agricultural past. It is largely a grass

landscape (both cut and uncut meadow in random swathes) sub-divided by mature hedgerows. The Leixlip

Local Area Plan (2017-2023) makes reference to the Leixlip Habitat survey (Fig. 11-1) and includes Green

Infrastructure mapping (Fig. 11-2) which evaluates the hedgerows as being generally of moderate quality but

also identifies the larger part of the hedgerow along the north-western edge of the proposed development

site as being of high quality. These hedgerows contain mixed species and specimens of varying scales. The

‘hedgerow’ along the north-eastern edge of the proposed development site is primarily low grade scrub

vegetation with occasional larger scale mature trees. The more recent screen planting (crescent and

extension) contains a mix of deciduous trees and conifers which has matured fairly quickly to an approximate

height of 10-15 metres and is visually fairly impenetrable, particularly in summer. Views of the Wonderful Barn

cluster from the proposed development site are at best filtered, part views of the upper levels of the conical

Barn building.

11.3.3 The Historic Landscape Context

The Wonderful Barn and its allied cluster of buildings date from the 1740’s and are closely related, along with

the Obelisk (also known as Conolly’s Folly), to Castletown House. The House, some 1.7km south-west of the

Barn, was constructed between 1722 and 1729 by ‘Speaker’ William Conolly.

The Obelisk was commissioned by his widow, Katherine Conolly, to commemorate her husband and to

provide relief work for local labourers during a time of famine. It closes a two-mile vista to the north-west

from the front of Castletown House and is also visible from the Wonderful Barn. The Wonderful Barn was

constructed c.1743 by John Glinn, again on the instruction of Katherine Conolly. It too closes a long vista, this

time to the north-east of Castletown House.

The axial vista between Castletown House and the Wonderful Barn was reinforced, at least in part, at a later

stage by the planting of an avenue of trees within the Castletown demesne. This avenue has matured to a

point where the view along it has been largely obscured. This reinforcement of the alignment has however

been extended/continued with avenue plantings through the Hewlett Packard site and more recently within

the Wonderful Barn amenity lands.

Though built with the aesthetic in mind, the barn again had an important functional use - it served as a

secure means of storing grain during this turbulent period. The Barn would originally have been sited within

a broad agricultural landscape perched above Leixlip town and the River Liffey - presumably arable crops

would have featured significantly.



Figure 11.14 The Wonderful Barn

The lands around the Wonderful Barn are currently being managed and gradually developed by Kildare

County Council for open space amenity purposes. Vehicular access to the site is currently limited to

maintenance vehicles and allotment holders occupying the Council-licenced allotments in the south-eastern

part of the amenity lands. Footpaths have been constructed within the site and bench seating provided to

facilitate local walkers throughout the year and the Council cuts large grass swathes through the summer

months to facilitate dog-walkers in particular – this regime is currently extended to include the proposed

development site. Whilst the Wonderful Barn building cluster offers a degree of landmark quality in this

amenity context, its juxtaposition with amenity functions is currently an uncomfortable relationship which in

some ways relegates its status as being rather less than the focal point it once was and, one imagines, could

yet be.

11.3.4 Planning Context

The planning context for proposed development in this area is set by the current Kildare County

Development Plan (2017-2023), the Leixlip Local Area Plan 2017-2023 (LAP) which sets out requirements for

the local area in greater detail. The Leixlip Local Area Plan zones the area between the existing housing and

the amenity lands around the Wonderful Barn (as delineated by the crescent screen planting and its

extension) for new residential development. It is referred to as Key Development Area 1 (KDA1). The amenity

lands around the Wonderful Barn are earmarked in the County Development Plan and LAP for Open Space,

specifically under Objective OSO1.7, which seeks ‘to facilitate and promote the provision of a public park at

the Wonderful Barn’.

The County Development Plan also indicates within the Protected Area Castletown-Donaghcumper,

protected views between Castletown House and the Obelisk (Conolly’s Folly) to its north-west and Wonderful

Barn to its north-east. These are re-iterated in the LAP – Built Heritage and Archaeology Map (Appendix A,

Map 2). The view between the Wonderful Barn and the Obelisk does not appear to be protected.



Figure 11.15 Extract from the Leixlip Local Area Plan (2017-2023) showing the site zoned for new

housing.

11.4. Characteristics of the Proposed Development

11.4.1 Introduction

A comprehensive description of the design for the proposed residential development is contained in Chapter

3 and in the Architectural Design Statement prepared by MCORM Architects. Please refer also to the design

layout drawings and sections included with the application.

In summary, the main elements of the proposed development comprise:

450 no. new dwellings (2- and 3-storey)

a 2-storey childcare facility

associated roads, footpaths and parking (including access amendments at the R404 Leixlip to

Celbridge road)

hard and soft landscape works (including open green spaces and play spaces)

surface water attenuation

associated ancillary site works



11.4.2 Context and Design Characteristics

The designed scheme seeks to harmonise and integrate the development within the existing landscape. The

design rationale and details employed seek to mitigate any negative effects on the landscape character and

visual amenity of the area by:

incorporating the vision, connectivity/movement and built-form indicated in the LAP (in developing

the design rationale for the proposed scheme, reference is made to the Urban Design Concept for

this area as outlined in the LAP)1

finishing the buildings primarily in earth tones and natural materials

retaining existing vegetation where possible and introducing appropriate planting to further screen

and absorb the buildings over time

the inclusion of public open spaces within the design which link with and relate appropriately to

existing adjacent open spaces.

11.5 Potential Impacts of the Proposed Development

A development such as this proposal has the potential to impact significantly upon the landscape and visual

aspects of the existing environment in a number of ways, at both construction and operational stages. Effects

can be short or long term; temporary or permanent. The purpose of this section of the report is to describe

the potential effects of such proposed development; upon the visual and landscape aspects of the

immediate area, and further afield, where relevant.

11.5.1 Construction Phase

Potential visual impacts during the construction phase are related to temporary works, site activity, and

vehicular movement within and around the subject site. Vehicular movement may increase in the immediate

area, and temporary vertical elements such as scaffolding, site fencing, gates, plant and machinery etc., will

be required and put in place. All construction impacts will be temporary, and may include the following:

Site preparation works and operations (incl tree protection measures)

Site excavations and earthworks

Site infrastructure and vehicular access

Construction traffic, dust and other emissions

Temporary fencing/hoardings

1 The proposed design incorporates a permeable relationship between the housing development and the remaining amenity lands

around the cluster of historic buildings (as envisaged in the Urban Design Concept included for KDA1 in the LAP). The success of such a

relationship depends on the design and management responses for both parts and from all parties to the relationship - this assessment

assumes this is achieved.



Temporary site lighting

Temporary site buildings (including office accommodation)

Scaffolding

11.5.2 Operational Phase

The proposed development will consist of the insertion of new residential buildings, road infrastructure and

associated ancillary elements onto the subject site and will replace much of the existing green grass currently

covering the site. The impact of such development, particularly on the pleasant views from the existing

amenity lands around the Wonderful Barn, could potentially be negative if the existing screen planting

around the Barn is damaged or degraded. Many aspects of the proposed scheme design are included

specifically to respond to such issues and any associated concerns. The design approach and specific

mitigation measures employed to address such sensitive contextual issues and to respect and enhance the

local rural environs are outlined in Section 11.6, Mitigation, below.

11.5.3 The ‘Do Nothing’ Approach

If the proposed development were not to proceed, the site would presumably (in terms of its landscape

impact), remain in its present form for a period. In such circumstances the dominant large grass areas would,

if maintained as at present, remain as is, or they would be likely to develop naturally as slowly emerging

scrub vegetation. All existing hedgerows and screen planted areas would continue to grow and mature.

There is some evidence on the existing site of vandalism and fire setting - this is unlikely to be discouraged

by doing nothing.

11.6 Mitigation (remedial/reductive measures)


The building site including a site compound with site offices, site security fencing, scaffolding and temporary

works will be visible during the construction phase. This is generally viewed as a temporary and unavoidable

feature of construction in any setting. Other mitigation measures proposed during this delivery stage of the

development, revolve primarily around the implementation of appropriate site management procedures

during the construction works – such as the control of lighting, storage of materials, placement of

compounds, control of vehicular access, and effective dust and dirt control measures, etc. In the event of

Planning Permission being granted, these will be outlined in the Construction Management Plan submitted

for agreement before construction commences.


The proposed scheme is designed to integrate well within its existing context. This will be accomplished

through:



establishing an integrated relationship between the built development and the existing housing areas

and surrounding broader landscape, incorporating aspects of prevalent built forms, scale, texturing,

colour and materials.

the insertion, positioning and modelling of the built elements, in order to assist in the visual reduction

of the apparent mass of buildings.

appropriate architectural detailing to assist in the respectful integration of the external building

facades – including the modulation of openings and fenestration in a manner that reflects current

local proportions and rhythms.

rationalisation of all services elements and any other potential visual clutter and its incorporation

internally within building envelopes (as far as practically possible).

use of appropriate and harmonising colour, tones and materials.

the provision, maintenance and management of a sensitively considered soft landscape design for the

development, which assists in the integration and screening of the buildings within the existing

landscape - particularly from the more sensitive Protected Structures and viewpoints.

11.7 Predicted Landscape Character Impact of the Proposed Development

The proposed development will impact on the landscape to varying degrees in terms of its perceived nature

and scale. These impacts are tempered and conditioned by sensitivities associated with the receptor. The

duration of such impacts is however determined by the design life of the proposed development as

tempered by the mitigating effect of the maturing designed landscape proposed as an integral part of the

development. In this case the development has a design life of up to 60 years. Impacts on landscape

character are therefore deemed to be of long term duration in this instance.

In assessing the landscape character impacts specifically, there are four main inter-related aspects to be

addressed in considering the development proposals, namely:

The perceived character of the area – how it is impacted by the proposal

Impacts of the proposed development on social and cultural amenity

Impacts on the historic landscape of the site and on the neighbouring protected structures and the

related protected views

The proposed views of the development, relative to the existing site (outlined in section 11.8.2) and

the associated impact on visual amenity.


Initially the erection of site fencing will be completed, site access points established and site accommodation

units placed. Early in the construction period, topsoil stripping and excavations for building foundations will

commence. Removal and/or storage of excavated materials from site and the delivery of construction

materials will generate increased traffic within, to and from the site.



As construction progresses over the construction period, visual impacts will vary, with the on-going business

of construction - delivery and storage of materials, the erection of the buildings, etc. Mitigation measures

have been proposed as per Section 11.6 ‘Mitigation (remedial/reductive measures)’ to minimise the impact of

the construction works on the site environs.

The visual impact will vary from moderate and neutral to moderate and negative, depending on the stage

of construction, and the intensity of site activity. They will be of short term duration.


Impact on the perceived character of the area

Whilst the term ‘landscape character’ is generally held to involve more than simply appearances, there is little

doubt that a place’s visual qualities contribute most to its character and this is particularly so for visitors,

whose experience is essentially a fleeting one.

One might surmise that the current character of this area is perceived largely by local people as a broad

expanse of grassy open space, broken into smaller spaces by large hedgerows and trees - an amenity they

dip into occasionally for a walk, with or without the dog. Whilst they may be aware of its historic connections

to the Castletown demesne, and the Wonderful Barn is a reminder of this, it is primarily perceived now by

local people to be a recreational resource. Perceptions of the area may well alter after dark and there is some

evidence of abuses which is unsurprising as there is no natural surveillance, no lighting etc.

Visitors to the area are of course more likely to take a greater interest in the site’s unique historic qualities or

may indeed have made a special journey to see it – they will of course generally do so in daylight.

It is clear that the insertion of any proposed development into this existing open expanse will alter the

landscape context of the Barn and the dynamics of how the available open space around it is used and

perceived. The post-development balance of open space (and the setting for the Wonderful Barn) will be

smaller in scale, will serve a greater number of people and will have a completely different relationship with

its neighbours – more focus is placed on the Barn within a smaller-scaled open space remaining around it.

Some may perceive this as problematic given the Barn’s original context in a more open, expansive

agricultural landscape. However this original context has already been compromised through the relatively

recent insertions related to the development of a public park around it and to some extent by the presence

of the existing housing which largely turns its back on it.

The current scale of open space around the Barn cluster renders the existing housing too remote to offer any

level of surveillance for the Barn and provides plenty of space, particularly at night, for abuse of its fabric. It is

clearly in most people’s interests (locals and visitors alike) to ensure the required upkeep and protection the

Wonderful Barn cluster requires in order to prevent its degradation. This is particularly so for prospective

occupants of the proposed housing which as a community is more likely to have a greater sense of identity

with the building and its open space for a number of reasons:

1) it is a natural consequence of their closer proximity;

2) there will be a high degree of permeability between the development and the open space allied to

the Barn;

3) the neighbouring housing will face onto it, or one might say ‘revolve’ around it; and,



4) the condition and perceived quality of the Barn and its open space will impact directly on the value it

brings to their lives and the value of their property.

Whilst the proposed development will inevitably shift the landscape context for the Barn cluster, it does not

impact negatively on it – certainly not when compared to its current circumstances. The proposed

development will be largely screened from the historic buildings and their adjacent open lands by existing

planting – its setting is therefore essentially maintained as is. It will not impact at all on the existing historic

long vista between the Barn and Castletown House. The proposed development layout and its designed

relationship with the historic buildings create a changed condition between them and the housing which will

not of itself impact negatively. It does however offer good opportunities for improvement; the scheme

design represents a positive response in proposing an improved relationship between the historic buildings

and their neighbours. The design and management proposed for the new park envisaged around the Barn

will need to respond in similar positive fashion if the Barn’s future survival and longer term prospects are to

be assured. Such responses need to include the new residential community as part of the strategy for the

protection of the existing historic buildings.

Impact on social and cultural amenity

The existing amenity resource is a combination of the open grass fields of the proposed development site

and the lands immediately surrounding the Wonderful Barn. The insertion of the proposed housing scheme

has the effect of significantly reducing the area of land currently available for amenity uses – consequently

the relationship between the Wonderful Barn buildings and the remaining open space will change. The

proposed housing scheme incorporates public open space, footpaths and cycle routes allied to attenuation

features along the entire interface with the Wonderful Barn amenity lands. This is an appropriate

formalisation of the current informal and sporadic uses made of the zoned space at present. It may also be

anticipated that the impact of the proposed development will tend to drive higher levels of expectation and

demand in respect of the range, scale and quality of amenity provided by the Council on the remaining

balance of open space. This would presumably be tempered or accentuated by the general desire to protect

the structures (and their tangible historic relationships with other parts of the Castletown demesne) and of

course by available budgets. The provision of two formal play spaces supplemented by incidental play

opportunities (including a bocce court), throughout the proposed housing scheme, obviates any pressing

need for such facilities in the more sensitive open spaces around the Barn.

Impacts on the historic landscape of the site and on the neighbouring protected structures and the related

protected views

The development of the lands around the Wonderful Barn for amenity purposes commenced some years

ago with the introduction of tree planting, footpaths and bench seats. Furthermore, the Council’s aspirations

to establish a park on these lands are enshrined in the Leixlip LAP. The form and nature of this park is as yet

to be determined but will presumably need to be an appropriate response in its historic context. The most

immediately pressing issue is likely to be how the cluster of Protected Structures are presented to the open

space in a manner which maintains an appropriately open relationship whilst ensuring the buildings’ physical

protection in the context of a public park, which is set to become busier after the completion of the

proposed housing development nearby. The screen planting provided in the crescent around the Wonderful

Barn was established initially as a marker of the protection zone for that cluster of protected structures and

as a ‘neutral’ backdrop for the Barn when viewed along the vista from Castletown House. Since its planting, it

has also developed as an effective screen from most points west, north and east of it. Consequently, the



proposed housing scheme only impacts lightly on views from the Barn in those directions. The historic views

from the Barn to Castletown House are unaffected by the proposal.

The proposed housing development therefore creates less direct impact than might at first be imagined,

however it does create changed circumstances for the Wonderful Barn and its associated amenity lands. As

already noted a major area of concern surrounds the Barn’s relationship with publicly accessible lands

around it and how this may compromise its protection. However, this concern already exists, particularly in a

context where access, surveillance etc are uncontrolled. The secondary impacts created by the proposed

housing development will tend to increase patronage of the park but may also provide increased surveillance

in the area and provide motivation for the new community to identify with the Barn and assist in its

protection. One effect of the development of the housing scheme will be to accentuate the existing issue of

the Barn’s protection in the context of the public park – such issues are likely to be brought to a head more

rapidly as a result. The response of the Council to such issues in the future design, development and

management of the park will be very important in the fortunes of the Wonderful Barn.

11.8 Predicted Visual Impact of the Proposed Development

11.8.1 Introduction

The assessment of visual impact is determined through the comparison of ‘before’ and ‘after’

photomontages – it is therefore, perhaps, a little less subjective than an assessment of landscape character. It

too is inevitably influenced to some extent by the standpoint of the viewer (the receptor). The assessment of

visual impacts created by the proposed development includes a consideration of the visual impacts on the

visual environment likely to be impacted. A total of 18 photomontages have been prepared that illustrate the

visual impact of the proposed development on the surrounding landscape. They are all included in Appendix

11.C of the EIAR submitted with the planning application for the proposed development.

The existing view from each viewpoint is shown together with the proposed development as seen from the

same viewpoint. The red line that appears on some of the proposed photomontages indicates the location of

the new development in the background, which in such cases is largely screened from view by distance, the

intervening built environment, topography or vegetation.

Because the design life of the proposed development is up to 60 years, the duration of predicted visual

impacts is assessed as long term, as is the case for predicted landscape character impacts (refer to section

11.7.2).

The assessment of visual impacts through the use of comparative photomontages serves to identify impacts

upon the visual environment. The photomontages are important in illustrating the impact of the proposed

scheme from sensitive and protected views. In this instance, they also serve to support and illustrate an

aspect of the landscape character impact assessment.

It is important to remember that while photomontages are a useful tool in illustrating comparative visual

impact, they are recognised as having their limitations and potential dangers. The guidelines for their use in

assessment clearly advocate their use in the context of a site visit to the viewpoint locations and point out

that photomontages alone should not be expected to capture or reflect the complexity underlying the visual

experience (refer to the GLVIA, 3rd Edition and the Landscape Institute’s Advice Note 01/11).



11.8.2 Assessment of views

Photomontages were prepared for 18 views from a range of viewpoints. For each view, the

significance/magnitude and quality/sensitivity of the impact are assessed and summarised as follows:

View 1 – Existing View

This is a view from an upper level window in the east wing of Castletown House. The view focuses on the

avenue trees which now define the long vista towards the Wonderful Barn to the north-east. The Wonderful

Barn cannot be identified in the view.

View 1 – Proposed View

The proposed development is indicated by the red line in the image.

There will be no visual impact from this viewpoint.


This view is taken from the roundabout at the north-western entrance to the Hewlett Packard site. Access is

not permitted to the general public beyond this point.


The proposed development, as indicated by the red line, will not be visible from this location.



This view is taken from the Wonderful Barn looking south-west along the vista between it and Castletown

House (View 1 in reverse). The two small bumps on the horizon (centre of view) are the avenue trees seen in

the centre of view in View 1.


A small part of the proposed building development is screened by existing dense vegetation on the extreme

right of view.



This is a view from the public footpath, close to the rear of the Wonderful Barn cluster of buildings, looking

eastwards in the direction of the site entrance area. To the left of view in the distance, the housing at Elton



Court with its white rendered finish, can just be discerned beyond the crescent shaped tree screen at the

edge of the open grass space in the foreground.


The proposed development is outlined by the red line (to assist in identifying its profile) though it will be

partially visible, through and between the trees, particularly in winter. Though of a similar scale to the existing

housing development, in being that bit closer, it appears to be marginally larger. The earth tone finishes of

the proposed facades assist in the proposed development’s visual assimilation. The roofline of the proposed

development does not appear above the tree line.

The visual impact from this viewpoint is slight and neutral.


This is a view from the same footpath as View 4, but looking north-eastwards towards the Elton Court

housing development which backs onto the open ground beyond the existing planted screen crescent. The

existing housing can just be picked out through gaps in the planting.


As for View 4, the proposed development is outlined by the red line (to assist in identifying its profile)

though it will be partially visible, through and between the trees, particularly in winter. Though of a similar

scale to the existing housing development, in being that bit closer, it appears to be marginally larger. Again,

the earth tone finishes of the proposed facades assist in the proposed development’s visual assimilation. The

roofline of the proposed development does not appear above the tree line.



This is a view from the same footpath as Views 4 & 5, but looking northwards towards the Castletown and

Rinawade housing developments which back onto the open ground beyond the existing planted screen

crescent. The existing housing can just be picked out through gaps in the planting.


As for View 4, the proposed development is outlined by the red line (to assist in identifying its profile)

though it will be partially visible, through and between the trees, particularly in winter. Though of a similar

scale to the existing housing development, in being that bit closer, it appears to be marginally larger. Again,

the earth tone finishes of the proposed facades assist in the proposed development’s visual assimilation. The

roofline of the proposed development does not appear above the tree line.





This view is taken from a footpath just west of the Wonderful Barn, looking northwards in the direction of the

Castletown housing development. The existing mature hedgerow with mature trees and the crescent shaped

screen planting beyond it block any views of the existing housing.


The profile of the proposed development is indicated by the red line and will be barely perceptible through

the hedgerow and screen planting. The roofline of the proposed scheme does not appear above the

vegetation.

The visual impact from this location will be imperceptible.


This view is taken from the same location as View 7, but looking north-westwards towards the Rinawade

housing development, views of which are blocked by the intervening mature hedgerows.


The profile of the proposed development is indicated by the red lines and cannot be seen through the

existing hedgerow. The extended crescent screen planting beyond the hedgerow combines to reinforce the

screening effect of the existing, retained vegetation. The roofline of the proposed scheme does not appear

above the vegetation.



This view is taken from the same location as Views 7 & 8, but looking westwards towards the Rinawade

housing development, views of which are blocked by the intervening mature hedgerow and screen planting

beyond.


The profile of the proposed development is indicated by the red line and cannot be seen through the

existing hedgerow. The additional tree planting beyond this and the extended crescent screen planting

beyond that again further reinforce the screening effect of the existing, retained vegetation. The roofline of

the proposed scheme does not appear above the vegetation.





This view is taken from the top of the Wonderful Barn looking towards the Obelisk (Conolly’s Folly), some 3.5

km west of the site. This view is not from the public domain and is not a protected view. It is included

specifically to check how the proposed development may visually impact on this historic connection with the

Obelisk which is also (but separately) linked to Castletown House via a long axial vista – as such, it is of

strictly limited relevance to the Landscape and Visual Impact Assessment. There is nothing to suggest that

there has ever been a designed, direct visual connection between the Obelisk and the Wonderful Barn.

The Obelisk appears as a small vertical element (centre of view), joining several transmission pylons either

side of it, on the horizon away in the distance. The existing Rinawade housing development can be seen in

the middle distance beyond the mature hedgerow along the north-western edge of the proposed

development site. The proposed site occupies the green field beyond the existing mature hedgerow and

screen planting in the foreground.


The proposed development will be visible from this high level viewpoint beyond the existing mature

hedgerow and screen planting. Its scale and subdued colouring are effective in reducing visual contrast and

disparity. The retention of much of the existing vegetation assists in the integration of the built elements in

the view. The visual connection between the Wonderful Barn and the Obelisk is not in any way interrupted as

a consequence of the proposed development.

The visual impact from this location will be moderate and neutral.


This view is taken from the R404 Leixlip to Celbridge Road across from the existing entrance and looking

westwards into the development site. The entrance is subdued, being effectively a gap in the otherwise

continuous hedgerow along the roadside. It serves to play down its public accessibility and there is no

announcement of the historic significance of the site, or what is contained within it – other than the presence

of the Council allotments. Despite appearing to be open in this view, vehicular access is limited to

maintenance vehicles and allotment tenants. Casual visitors arriving by road vehicle have nowhere to park

legally, other than in the nearby housing estate.


The road access into the site is amended to include a roundabout on the road and an appropriately scaled

and safe entrance for the proposed housing development and the existing amenity lands and future public

park. In the distance (left of view) sculpted grassed earthworks and tree planting are designed to relate to the

characteristic form of the Wonderful Barn thereby identifying with the key historic feature of the area and

quietly confirming one’s arrival at its location. The proposed housing development can be glimpsed through

proposed tree planting and beyond the stone-faced wall associated with the new roadworks.

The visual impact from this location will be moderate and positive.




This is an axial view from the Castletown housing area, looking south-westwards towards the proposed

development site.


The proposed development will not be visible in this view.



This view is from Accommodation Road, looking south towards the proposed development site.





This view is from Rinawade Park looking south-eastwards towards the site. Tree planting within this existing

housing area and the mature hedgerow behind it effectively screen the proposed housing site beyond.


The proposed development cannot be seen beyond the existing vegetation and does not appear above it on

the skyline.




This view is from Rinawade Rise, also looking south-eastwards towards the site. Tree planting within this

existing housing area and the mature hedgerow behind it effectively screen the proposed housing site

beyond.


Again, the proposed development cannot be seen beyond the existing vegetation and does not appear

above it on the skyline.





View A (16) – Existing View

This view is taken from the main pedestrian path into the site, near the eastern end of the existing crescent

of screen planting. The rear gardens of the existing Elton Court housing back onto the site in the distance.

The existing grass meadows of the Council amenity lands stretch out in the foreground with the crescent

screen just to the left edge of view.

View A (16) – Proposed View

The existing housing will be completely masked by the proposed development, complete with green open

space and proposed tree planting in the foreground. The existing crescent screen remains at the left edge of

the view. The relationship of the new housing to the open space, which is now in front of it, is markedly

improved.

The visual impact from this location will be significant and positive.

View B (17) – Existing View

This view is taken from the main pedestrian path into the site, near the western end of the existing crescent

of screen planting. The existing Rinawade housing can be seen in the distance beyond the existing

hedgerows. The open and expansive existing grass meadows/rough grass of the Council amenity lands lie in

the foreground.

View B (17) – Proposed View

The rough grass areas are largely transformed by the proposed development with the amenity aspect

provided by the new meadow areas and access paths leading to the open spaces around the Wonderful

Barn, behind the viewer. The existing housing is completely screened from view by the proposed housing

scheme


View C (18) – Existing View

This is a view taken from a gap in the middle section of the existing crescent of screen planting looking

towards the northern apex of the site. The Rinawade Grove and Cluain Dara housing estates fringe the site in

the distance, beyond the boundary hedgerow. The existing grass meadows of the Council amenity lands

stretch out in the foreground.



View C (18) – Proposed View

The existing housing will be totally screened from view by the proposed development, complete with green

open space, proposed tree planting, wildflower meadow and attenuation swale with low ha-ha wall in the

foreground. The relationship of the new housing to the new open space, which is now in front of it, is

markedly improved. Footpaths linking the proposed development to the Wonderful Barn amenity lands

behind the viewer are a key aspect of the improved relationship.


In summary, the visual impacts of the proposed development are markedly reduced primarily because of the

limitation placed on building heights in the designed scheme coupled with the screening effect of the

existing retained hedgerows and the existing screen planting. The shallow gradients on the site and beyond

also offer no higher vantage points in the vicinity. The broader site (including the amenity lands around the

Wonderful Barn) is not particularly visible from outside so many of the selected views relate to the potential

impacts of the development on views from the Barn. Again, for these the existing hedgerows and more

recent planting are effective in screening the proposed housing development.

For all of the views except Views 10 & 11, where there is an impact, it is either imperceptible or is assessed as

slight and neutral.

View 10, from the top of the Wonderful Barn, whilst not a protected view or a viewpoint to which the public

are generally admitted, is nevertheless quite important in terms of the historical connection of both the

Obelisk and the Wonderful Barn to the Castletown House and demesne. The visual impact made by the

proposed development is assessed as moderate but neutral – it is apparent in the view but is not overtly so

and is not considered to affect the quality of the visual environment.

View 11 highlights the proposed changes around the vehicular entrance from the R404 Leixlip to Celbridge

Road. The existing very discrete entrance will open out to safely accommodate an appropriately scaled

access road for the new housing and to accommodate improved access and parking for the amenity

lands/public park. The proposal involves removal of existing vegetation along the roadside with

improvements to visibility and sense of arrival as one might expect to accompany a scheme of this scale.

Again, whilst there is a significant effect in making the changes they are not considered to affect the quality

of the visual environment in this area.

11.9 Monitoring

The retention of most of the existing hedgerows and the effective use of new planting to screen and

integrate the built elements of the proposal into the existing landscape is an important aspect of the

proposed scheme design, as is evident from the photomontages. The success of the proposed scheme is

dependent on both operations being properly executed. Effective tree and hedgerow protection measures

must be established in advance of construction work commencing and an approved system of monitoring

the on-going health and vigour of both existing and proposed planting will be necessary. The timely

planting and the maintenance and management required to successfully establish new planting with the

projected rates of growth and general performance required, needs a significant and effective input from



professionals with the necessary expertise to ensure it is effectively delivered. The monitoring of the planting

performance and suitably appropriate responses to ensure same will be essential to the success of the

development as proposed.

11.10. Cumulative Impacts

11.10.1 Introduction

Current guidelines suggest that a determination should be made as to whether cumulative effects are likely

to occur – these are outlined in the current GLVIA guidelines (3rd edition) as ‘additional effects caused by the

proposed development when considered in conjunction with other proposed developments of the same or

different types’. It has become accepted practice that such a determination generally needs to be made as

to whether any likely pending or permitted development of a similar nature will have any bearing on the

assessment of the proposed development and this is subject to the assessor’s judgement in the matter.

11.10.2 Cumulative Impacts related to the proposed development

For this proposed development, there are no other likely pending or permitted developments considered to

be of relevance in creating such ‘additional effects’ or to have a bearing on this assessment. There are

therefore no cumulative effects likely to occur.

11.11 References

1. Guidelines on the information to be contained in Environmental Impact Statements prepared by the

Environmental Protection Agency (EPA) 2002.

2. Revised guidelines on the information to be contained in Environmental Impact Statements -

Environmental Protection Agency (EPA), DRAFT, September 2015.

3. DRAFT ‘Guidelines on the information to be contained in Environmental Impact Assessment Reports’

- Environmental Protection Agency (EPA), August 2017.

4. Advice Notes on Current Practice in the preparation of Environmental Impact Statements -

Environmental Protection Agency (EPA), September 2003.

5. Guidelines for Landscape and Visual Impact Assessment, prepared by the Landscape Institute and

the Institute of Environmental Assessment, published by Routledge , 3rd Edition 2013.

6. Photography and Photomontage in Landscape and Visual Impact Assessment - Landscape Institute

(UK) Advice Note 01/11.

7. Kildare County Development Plan 2017-2023

8. Leixlip Local Area Plan ( 2017- 2023)



APPENDIX 11.A: Methodology for the production of photomontages



APPENDIX 11.B: Criteria for the Rating of Impacts

8 14 11



APPENDIX 11.C: Copy of Photomontages

Documents

11. LANDSCAPE & VISUAL IMPACT ASSESSMENT 11.1 … · LANDSCAPE & VISUAL IMPACT ASSESSMENT 11.1 Introduction Mitchell + Associates was engaged by the applicant, Ardstone Homes Ltd.,