REDBANK AT NORTH RICHMOND VISUAL LANDSCAPE ANALYSIS · The method chosen for this analysis utilises a formal aesthetic model for describing the visual landscape units combined with

REDBANK AT NORTH RICHMONDVISUAL LANDSCAPE ANALYSISDecember 2011

DISCLAIMER

This report is prepared on the instructions of the party to whom or which it is addressed and is thus not suitable for use other than by that party. As the report involves future forecasts, it can be affected by a number of unforeseen variables. It represents for the party to whom or which it is addressed the best estimates of Urbis Pty Ltd, but no assurance is able to be given by Urbis Pty Ltd that the forecasts will be achieved.

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Rohan Dickson Senior Consultant Jason Duda Job Code SD1117 Report Number Visual Analysis Version B

2 NORTH RICHMOND RELEASE AREA

CONTENTS

1 INTRODUCTION � � � � � � � � � � � � � � � � � � 5METHOD � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 6DEFINITION OF ANALYSIS CONCEPTS � � � � � � � � � � � � � � � � � � � � � � � � � 6RESEARCH AND REVIEW � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 7DESIRED FUTURE CHARACTER � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 7

2 ANALYSIS � � � � � � � � � � � � � � � � � � � � � � � 8TOPOGRAPHY & VISUAL CATCHMENT � � � � � � � � � � � � � � � � � � � � � � � � � 8LANDSCAPE CHARACTER ANALYSIS � � � � � � � � � � � � � � � � � � � � � � � � � � � 9 TYPE 1- REDBANK CREEK CORRIDOR � � � � � � � � � � � � � � � � � � � 10 TYPE 2- OPEN VALLEY � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 11 TYPE 3- NORTH FACING SLOPES � � � � � � � � � � � � � � � � � � � � � � � 12 TYPE 4- RIDGETOPS � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 13LANDSCAPE CHARACTER UNIT SENSITIVITY � � � � � � � � � � � � � � � � � � 14KEY VANTAGE POINTS � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 15 VANTAGE POINT 1 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 16 VANTAGE POINT 2 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 17 VANTAGE POINT 3 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 18 VANTAGE POINT 4 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 19 VANTAGE POINT 5 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 20 VANTAGE POINT 6 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 21 VANTAGE POINT 7 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 22 VANTAGE POINT 8 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 23 VANTAGE POINT 9 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 24 VANTAGE POINT 10 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 25 VANTAGE POINT 11 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 26 VANTAGE POINT 12 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 27

3 CONCLUSION & RECOMMENDATIONS � � � 28VISUAL SENSITIVITY � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 28FUTURE CHARACTER � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 29RECOMMENDATIONS � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 29

APPENDIX A - 108 GROSE VALE ROAD PROPOSED SENIORS HOUSING DEVELOPMENT VISUAL IMPACT ANALYSIS REPORT (URBIS 2008) � � � � � � � � � � � � � � � 30

3VISUAL ANALYSIS


5VISUAL ANALYSIS

Urbis has been engaged by North Richmond Joint Venture Pty Ltd (NRJV) to undertake a visual landscape analysis of the subject site Redbank at North Richmond (108 Grose Vale Road, North Richmond - Lot 27 DP1042890). The site is approximately 147 hectares in size adjacent to the existing North Richmond Village.

The subject site is:

� Within the North Richmond Future Growth Area as identified in the Hawkesbury Residential Land Strategy (2010) as shown in Figure 1.

� Located north of Grose Vale Road, south of Redbank Road and Redbank Creek.

� Located east of the rural residential area accessed from Bells Road.

� Predominantly used for grazing, with construction of an approved seniors living development located in the south eastern portion of the site.

� Part of the former Yobarnie which is of state heritage significance for its role as a Keyline system experimental and demonstration farm.

This analysis has been undertaken to create the baseline for assessment of the potential visual impact of any proposed development upon the subject lands.

The objectives of this report are to:

� Identify, assess and document the visual and landscape qualities of the land within the study area.

� Identify key vantage points and visual sensitivity.

� Identify recommendations for potential development of the land.

1 INTRODUCTION

FIGURE 1: STUDY CONTEXT Redbank at North Richmond (Subject Site)

0 1000m500m

Redbank Creek

Grose Vale Road

Bells Line of Road

Bel

ls R

oad

*

*

Redbank RoadBelmont Grove

Tabaraga Ridge foothills ~10km

Investigation Area - Future Growth

(Hawkesbury Residential Land Strategy 2010)

*

SREP 20 - Scenic Quality Study - Sub catchment boundary

(Landscape unit 3.4.1 Yarramundi Weir to South Junction Creek)

SREP 20 - Scenic Quality Study - Scenic Corridor Boundary

SREP 20 - Scenic Quality Study - View pointApproved Seniors Living Development


DEFINITION OF ANALYSIS CONCEPTS

The following are definitions of concepts used for the purpose of the analysis undertaken as part of this report.

SCENIC QUALITY

The scenic quality of the site and its surrounds is based on the extent to which the visual aesthetics and amenity of the landscape is valued from a human point of view. This value is based on professional opinion and an understanding of broad community values.

VISUAL IMPACT

The visual impact of a proposed development is determined by how much the proposed development imposes on the scenic quality, views and/or visual amenity afforded from landscapes

The acceptability of the visual impact of the proposal is influenced by the weight/importance that is given to each of the vantage points. Identification of the importance of particular views of the landscape identified in this report are determined by the method described in the planning principle for views from Tenacity Consulting v Warringah [2004] NSWLEC 140.

METHOD

The method chosen for this analysis utilises a formal aesthetic model for describing the visual landscape units combined with a qualitative analysis approach.

The process that Urbis has used to conduct this visual landscape analysis includes, but is not limited to:

RESEARCH AND SITE SURVEY

� Defining the topographic, distance and preliminary landscape units.

� Photo-document potential key views from public domain vantage points. Potential private domain visual impacts are noted but not assessed in this report.

CLASSIFICATION

� Dividing the landscape into units and types that have distinct visual character and elements.

� Identifying public domain vantage points and potential private domains that may experience visual change.

ANALYSIS

� Evaluating common elements of the landscape to understand the visual character and how it is experienced from vantage points.

� Assessing the importance of views afforded from the identified vantage points and the level of change that will be experienced due to the development of the land (subject to the proposed rezoning).

� Reviewing relevant Council documents and identifying the existing and desired future character.

DOCUMENT FINDINGS & RECOMMENDATIONS

� Documenting findings in a report format.

VISUAL LANDSCAPE SENSITIVITY

The visual and landscape sensitivity is the level that which views and/or landscape that are experienced from vantage points can vary from the existing character or proposed future character without changing the fundamental elements or distinctive qualities that make the landscape recognisable.

Determining the existing landscapes sensitivity to change also depends on the degree to which the landscape has already been altered. If the landscape has undergone recent change, the introduction of additional development, and therefore more change, may potentially have less perceived impacts than in an area that has remained substantially unchanged for an extended period time. However, it is noted that cumulative change may alter the key elements of the landscape, and hence alter the perceived key characteristics of the area.

7VISUAL ANALYSIS

RESEARCH AND REVIEW

Aerial photography and topographic maps were used in a desktop analysis of the site. Boundaries of possible landscape units were refined during a field survey conducted by Urbis in November 2011.

Relevant documents applicable to establishing the existing and future character of the visual catchment area include:

� Hawkesbury Residential Land Strategy (Hassell 2010).

� Draft Hawkesbury LEP 2011.

� 108 Grose Vale Road Proposed Seniors Housing Visual Impact Analysis (Urbis 2008).

� Draft Conservation Management Plan Former Yobarnie (Urbis 2011).

The site is also in the vicinity of the Sydney Regional Environmental Plan 20 (SREP 20) Hawkesbury - Nepean River (No. 2 - 1997). The Hawkesbury - Nepean Scenic Quality Study (DUAP 1996) which is referenced in the SREP identifies the landscape quality.

While the subject site is located outside of the landscape units in the study it adjoins the Yarramundi Weir to South Junction Creek unit from which key vantage points are located. The key features of the study are identified in Figure 1.

DESIRED FUTURE CHARACTER

The desired future character establishes the anticipated setting and appearance for a defined area.

The entire site is identified within the North Richmond Future Growth Area within the Hawkesbury Residential Land Strategy (HRLS). This anticipates that residential development as an extension of the existing village is to occur on the land not environmentally constrained.

The HRLS also acknowledges that the rural lands are scenic as perceived by the community and visitors. Individual residential as part of an extension of the North Richmond village will not in itself change the character however the cumulative impacts must be considered.

In relation to the subject site, the HRLS identifies heritage and character as important elements that have implications on the strategy. The keyline system elements including some dams are to be rectified/modified in order to retain as stormwater infrastructure in accordance with the Conservation Management Plan for 108 Grose Vale Road, North Richmond (Former Yobarnie).

An opportunity exists to retain the appearance of a rural landscape from key vantage points while facilitating new residential development.

FIGURE 2: EXAMPLE OF SCENIC RURAL LANDSCAPE


FIGURE 3: TOPOGRAPHY & VISUAL CATCHMENT

TOPOGRAPHY & VISUAL CATCHMENT

The North Richmond village lies in a river flat valley and is surrounded by distant hills. Approximately 10km north west of the site are vegetated hills approximately 500-600m in elevation making them visible from both Grose Vale Road and from the higher elevation parts of the site. These hills form the backdrop for views afforded from Grose Vale Road and Bells Line of Road.

The terrain immediately surrounding the subject site falls from Grose Vale Road (southern boundary) to permit limited views in to the site and out of the site. Mid-ground views along the Redbank Creek valley to the site can be experienced from land located west of Bells Line of Road.

The site contains a ridgeline running east-west through the centre of the site. This ridgeline results in a valley draining to the south east to the subject site boundary and a valley draining the northern slopes to Redbank Creak which forms the northern boundary of the site.

The southern boundary runs along a ridge line with an elevation of approximately 80m (AHD) on the western boundary of the site and an elevation of approximately 70m on the eastern boundary. The lowest part of the site is situated to the northern boundary along Redbank Creek at an elevation of approximately 20m.

The visual catchment for the site is defined as land where the subject site can be experienced as an individual element or majority portion of a view. Vantage points more than 1.5km from the site are not considered to be within the visual catchment as views from these points would experience as part of a distant setting.

Figure 3 shows key topographic features, the extent of the visual catchment for the site, as well existing village gateways identified by physical signage.

Ridge line

Local high point

Visual catchment

2 ANALYSIS

central ridgeline

2m contours

Subject site

Existing town gateways

Approved Seniors Living Development

9VISUAL ANALYSIS

LANDSCAPE CHARACTER ANALYSIS

The existing landscape character types are defined by distinguishing features in the following categories:

� Form

� Line

� Colour

� Texture

� Scale

� Space

The assessment is undertaken from a desktop analysis and from on site verification.

TYPE # TYPE NAME KEY CHARACTERISTICS

1 Redbank Creek Corridor

Dense vegetation of under storey and mature trees.

2 Open Valley Gentle sloping valleys and gullies with little or no tree cover. Generally below the keyline contour.

3 North Facing Slopes

Northern facing mid-slopes with scattered mature trees within grassland.

4 Ridgetops Moderately vegetated ridge tops with mature trees within grassland.

FIGURE 4: LANDSCAPE CHARACTER TYPES

Redbank Creek Corridor

Open Valley

North Facing Slopes

Ridgetops

1

2

3

4


FIGURE 5: TYPE 1 - REDBANK CREEK CORRIDOR

FIGURE 6: LOCATION TYPE 1 – REDBANK CREEK CORRIDOR

TYPE 1 - REDBANK CREEK CORRIDOR

VISUAL CHARACTER STATEMENT

This landscape type consists of a dense vegetated understory and mature trees surrounded by grasses.

Form Liner dense vegetation with clusters of taller trees along winding corridor.

Line Generally consistent canopies creating a strong horizontal element with taller trees creating vertical elements.

Colour Dark green of the tree canopies with dark browns and gray of the trunks.

Texture Dense foliage of shorter and less mature trees is broken up by vertical tree trunks.

Scale Consistent with patches due to the relative size of trees, landscape components and their surroundings.

Space Sense of enclosure due to the dense understory and mature trees.

VISUAL CHANGE ANALYSIS

This landscape type has a low to moderate capacity for change as the vegetation forms part of the Redbank Creek riparian corridor. This landscape character extends the entire northern boundary which should be retained to retain the consistency with how this landscape unit is treated on both eastern and western sides of the subject site.

The vegetation forms a barrier between the subject site and existing development to the north.

Subject Site

11VISUAL ANALYSIS

TYPE 2 - OPEN VALLEY


Farm dams adjoining open gullies and surrounded by scattered trees grasses.

Form Relativity flat, steeper on edges of the landscape unit.

Line The dams generally sit in the gully alignment. mature trees form vertical elements.

Colour Predominately light green and yellow from grasses with patches of light brown and red.

Texture Mottled and flecked grasses and soil, contrasting with the consistent surface of the water on dams.

Scale Wide, shallow and broad on the horizontal axis.

Space Enclosure from slopes on the boarded the character unit.


A moderate to high capacity to change applies as the landscape is highly modified from its original natural state. The setting of any retained or restored Keyline features should be considered, the open valley landform is an important part of this system.

The requirement to drain stormwater limits capacity to change the landform form of valleys. Potential to use rectified/modified dams as waterbodies or dry basins to link vegetated corridors of the ridgetops and north facing slopes.

FIGURE 7: TYPE 2 – OPEN VALLEY

FIGURE 8: LOCATION TYPE 2 – OPEN VALLEY

Subject Site


FIGURE 9: TYPE 3 – NORTH FACING SLOPES

FIGURE 10: LOCATION TYPE 3 – NORTH FACING SLOPES

TYPE 3 - NORTH FACING SLOPES


This landscape type consists of intermittently spaced tree clusters, surrounded by grasses on slopes with predominately a northern aspect.

Form Scattered clusters of trees amongst open space.

Line The rounded canopies of the trees diffuse over gently undulating hills, piercing the line of the horizon.

Colour Dark green of the tree canopies and dark browns and gray of the trunks give way to softer and lighter greens and browns of grasses underneath.

Texture Varies, grass cover broken up by vertical tree trunks and foliage.

Scale Broad with liner patches due to the relative size of trees, landscape components and their surroundings.

Space General open space appearance with visibility beneath canopies sporadically interrupted through the scattered growth of trees.


A moderate to high capacity to change applies as the landscape is substantially modified from its original natural state.

Use of carefully sited landscape elements such as native tree planting and landscape buffers will mitigate the visual impact of service infrastructure and built form in more visually sensitive areas such as the areas adjacent to Grose Vale Road.

Subject Site

13VISUAL ANALYSIS

FIGURE 11: TYPE 4 – RIDGETOPS

FIGURE 12: LOCATION TYPE 4 – RIDGETOPS

TYPE 4 - RIDGETOPS


This landscape type consists of moderately vegetated ridgetops characterised by mature trees and grassland.

Form Canopies of mature trees forming and edge in the landscape.

Line The rounded canopies of the trees diffuse over gently undulating hills, piercing the line of the horizon.

Colour Dark green of the tree canopies and dark browns and gray of the trunks give way to softer and lighter greens and browns of grasses underneath.

Texture Grass cover broken up by vertical tree trunks.

Scale Linear with patches due to the relative size of trees, landscape components and their surroundings.

Space Enclosure for the topography as the ridgeline topped with mature trees forms a defined edge to the valley.


This landscape type has a low to moderate capacity for change as the vegetation forms part of a layered view across the site and beyond, to the Tabaraga Ridge and Wollemi National Park. Sensitively placed development within this landscape to maintain the visual characteristics of this type.

The use of carefully placed landscape elements such as native tree planting and landscape buffers will likely mitigate visual impact of service infrastructure and built form when experienced from a distance; particularly the ridgeline that Grose Vale Road follows.

Subject Site


LANDSCAPE CHARACTER UNIT SENSITIVITY

Based on the quality and characteristics of the landscape in the setting, the following table summarises the capacity to change of each landscape type and the key opportunities this presents for development:

TYPE NAME CAPACITY FOR CHANGE OPPORTUNITIES

1 Redbank Creek Corridor

Low to moderate to capacity for change Located predominantly within and adjacent to Redbank Creek, there is an opportunity to retain the vegetated riparian corridor consistent with other parts of the adjoining Redbank Creek. The vegetation forms a barrier between the subject site and existing development to the north.

2 Open Valley Moderate to high capacity for change The requirement to drain stormwater limits the capacity to change the landform form of valleys. Potential use of rectified/modified dams as waterbodies or dry basins to link vegetated corridors allowing a sequence of dams to be experienced along a view corridor.

3 North Facing Slopes

Low to moderate capacity for change Sensitively sited development that retains existing trees within this landscape to maintain the visual quality of the area.

Use of carefully placed landscape elements such as native tree planting and landscape buffers will mitigate visual impact of service infrastructure and built form in more visually sensitive areas such as the areas adjacent to Grose Vale Road.

4 Ridgetops Low to moderate capacity for change Sensitively sited development within this landscape to maintain the visual characteristics of this type.

Use of carefully placed landscape elements such as native tree planting and landscape buffers will mitigate visual impact of service infrastructure and built form when experienced from a distance, particularly ridgelines such as Grose Vale Road.

15VISUAL ANALYSIS

KEY VANTAGE POINTS

Assessment of views experienced from key vantage points enables the overall assessment of sensitivity and potential locations for required mitigation. Key vantage points are view points in the public domain most likely to view the site with the greatest impact.

The rationale for the selection of key view points was based on but not limited to:

i. Topography ii. Distance from siteiii. Distance between view pointsiv. Frequency and duration of viewv. What the view is ofvi. Where the view is experienced from

FIGURE 13: KEY VANTAGE POINTS 2m contours Subject site Ridge line

Local high point

Existing town gateways

Number and direction of vanatge point

Approved Seniors Living Development


VANTAGE POINT 1

This vantage point is located on the southern side of the Redbank Road reserve.

VISUAL SENSITIVITY

This vantage point has been selected as it is located near the northern edge of site. A view of rural residential development in woodland is not experienced by a high volume of viewers.

The subject site is not visible due to the visual obstructions in the foreground from this vantage point. The dense vegetation along Redbank Creek also limits visibility to the site from both Redbank Road and dwellings on the southern side of the road.

Viewer sensitivity from this vantage point is low due to a low frequency of viewers, and a short length of view. However nearby dwellings which face the site are of a higher sensitivity.

As the riparian vegetation along Redbank Creek forms a significant element of this view, any significant variation to the dense vegetation would alter this view. Private domain visual impact would need to be considered if a substantial amount of vegetation was proposed to be removed from the creek corridor.

ASSESSMENT

Type of viewer Motorists and other road users of Redbank Road.

Duration of view Short due to mature trees along Redbank road and along the Redbank Creek corridor.

Viewing distance The vantage point is located approximately 400m north of the site over existing rural residential allotments to Redbank Creek.

Landscape compatibility

The amenity of the landscape immediately visible from this vantage point is separate to that of the site as the dense vegetation of Redbank Creek forms a buffer and end to the view.

FIGURE 14: VANTAGE POINT 1

FIGURE 15: LOCATION OF VANTAGE POINT 1

Redbank Creek vegetation

x

17VISUAL ANALYSIS

VANTAGE POINT 2


VISUAL SENSITIVITY

This vantage point has been selected as it is located near northern edge of site. While the site is visible it is distant and forms a small portion of this view. However tree canopies which are located on the site form the horizon of this view.

It is considered that the viewer sensitivity from the vantage point is low due to a low frequency of viewers and a short length of view. However nearby dwellings which face the site are of a higher sensitivity.

The Redbank Creek corridor treeline forms an important part of this view. Any significant variation to the dense vegetation would alter this view. Private domain visual impact will need to be considered if a substantial amount of vegetation was proposed to be removed from the creek corridor.

ASSESSMENT


Duration of view Very short as viewers are generally travelling perpendicular to the view. View length is moderate with views into the site.

Viewing distance Vantage point located approximately 300m north of the subject site, with a small part of the site visible.


The foreground is private domain, predominately grass with buildings and fences. Tree lines in the midground and distance form the horizon of the view which should be retained.



Subject SiteRedbank Creek vegetation

x


VANTAGE POINT 3


VISUAL SENSITIVITY

This vantage point has been selected as it is located near northern edge of site and is located near a potential access point. The site is not visible due to the ridgeline located between vantage point and subject site.

ASSESSMENT


Duration of view Short, viewers can see only a short distance on approach from the east.

Viewing distance View point adjacent to north eastern corner of site. The site is not visible due to rise in topography between vantage point and subject site.


The private domain is located in the foreground, with predominately grass, buildings, transmission lines and fences. The subject site is not visible.




x

19VISUAL ANALYSIS

VANTAGE POINT 4

This vantage point is located on at the entrance driveway of Rural Press on Bells Line of Road.

VISUAL SENSITIVITY

The view is adjacent to and across the St Phillips Cemetery and was selected for its visibility from Bells Line of Road A portion of the site is visible as a distant portion of this view. Tree canopies form the horizon of this view.

It is considered that the viewer sensitivity from the vantage point is low due to a low frequency of viewers and a short length of view. However nearby dwellings which face the site are of a higher sensitivity.

The Redbank Creek corridor treeline forms an important part of this view. Any significant variation to the dense vegetation would alter this view. Private domain visual impact would need to be considered if a substantial amount of vegetation was proposed to be removed from the creek corridor.

ASSESSMENT

Type of viewer Motorists and other road users of Bells Line of Road.

Duration of view Long views to the Tabaraga Ridge. Extent of vantage point is wide as viewers can see the site on Bells Line of Road for a stretch approximately 100m between the Rural Press driveway and Crooked Road.

Viewing distance The vantage point is located approximately 1km north-east of the site. Views are part way into the subject site.


The landscape is layered with buildings, a cemetery, transmission lines and fences in the foreground. Trees and open grassland are in the midground and the distance. The strong landscape character the Redbank Creek corridor and the vegetated ridgeline should be retained.



Subject Site Redbank Creek vegetationTabaraga Ridge foothills

x


VANTAGE POINT 5

This viewing point is located on the western boundary of Peel Park.

VISUAL SENSITIVITY

This vantage point has been selected as it is located on the eastern edge of the site. Views from parks are considered to be of a higher value than from roadways. Views to a number of distant landscape feature are afforded from this location such as the foothills of the Tabaraga Ridge, keyline dams and the central ridgeline.

These features can be experienced from other locations with a higher prominence. Therefore, the direct retention of views to these features from this location is not essential. However, an opportunity exists to frame views to these features the through alignment of roadways connecting to Peel Park.

ASSESSMENT

Type of viewer Visitors and uses of Peel Park.

Duration of view Long as viewers are generally moving at slow speed or are stopped.

Viewing distance View point adjacent to north eastern corner of site. Long as viewers can see almost across the entire site to the south and to Tabaraga Ridge to the North.


The compatibility to change is high with relatively flat unconstrained land.



Redbank Creek vegetationTabaraga Ridge foothillsCentral Ridgeline

x

21VISUAL ANALYSIS

VANTAGE POINT 6

This viewing point is located at the southern end of Authur Phillip Drive.

VISUAL SENSITIVITY

This vantage point has been selected as it is located on the eastern bondary of the site. The approved seniors living development currently under construction forms a significant portion of this view. The view from intersection of Townsend Place and Authur Phillip Drive is examined in the 108 Grose Vale Road Proposed Seniors Housing Development Visual Impact Analysis Report (Urbis 2008).

There are no particular elements of the view afforded from this vantage that should be retained.

ASSESSMENT

Type of viewer Motorists and other road users of Authur Phillip Drive.

Duration of view

Moderate as viewers can see the site on approach along the relatively straight road; local 50km/h speed limit.

Viewing distance

Views part way into the subject site. Foreground subject to senior living development under construction.


The amenity of the landscape immediately visible from this view point is considered compatible to change as it is predominately grass land. Tree line across ridge is broken and not consistent from this vantage point. Compatibility to change is very high.



x


VANTAGE POINT 7

This viewing point is located at the local highpoint adjacent to Grose Vale Road west of the existing village.

VISUAL SENSITIVITY

This vantage point has been selected as it is located on a high point near the southern edge of the site. Views across the site to distant hills should be retained from this point. The views to distant hills informs the character of the village as being within a valley.

The landscape rural character of the ridgeline that Grose Vale Road is situated along, is important as this forms the edge of the scenic landscape unit as identified in SREP 20. There is potential to retain and enhance the landscape character by creating a corridor characterised by mature trees. The prominence of the landscape can be further enhanced by extending the vegetated ridgeline from the edge of the existing village (at which point the ridgeline becomes more prominent) to the ridgeline along the western boundary of the site.

ASSESSMENT

Type of viewer Motorists and other road users of Grose Vale Road.

Duration of view

Short as viewers can see the site on approach however existing vegetation and direction of road makes view oblique; motorists are also travelling at 70km/h speed limit which limits viewing time.

Viewing distance

View point adjacent to south eastern corner of site. Across subject site views to distant hills are afforded.


Compatibility to change is high for the foreground and midground.



Tabaraga Ridge foothills

x

23VISUAL ANALYSIS

VANTAGE POINT 8

This viewing point is located on Grose Vale Road near the Belmont Trig Point.

VISUAL SENSITIVITY

This vantage point has been selected as it is located near a high point on southern edge of site.

The ridge top and high point is sensitive due to its visibility. In order to retain and enhance the landscape rural character of the ridgeline that Grose Vale Road is located on, a corridor characterised by mature trees can be established. Views to the foothills of Tabaraga Ridge and the vegetated ridgeline to the north should be retained from this location.

ASSESSMENT


Duration of view

Moderate as viewers can see the site on approach along the road; 70km/h speed limit.

Viewing distance

View point adjacent to southern boundary of site. Views of site in foreground with distant views to Tabaraga Ridge foothills and vegetated ridgeline to the north.


The trigpoint identifies the local high point which is visible on Grose Vale Road. In order to maintain a rural character, retention of highpoints and ridgetops as natural elements. Compatibility to change is low.



Tabaraga Ridge foothills

Vegetated ridgeline

Existing buildings in landscape (below tree line)

x


VANTAGE POINT 9

This viewing point is located o on Grose Vale Road opposite the intersection with the driveway to St John of God Hospital.

VISUAL SENSITIVITY


The distant features of the view are important for retaining the natural landscape and valley character. The Grose Vale Road should be considered as an entry road to Redbank and retained as a rural corridor as identified in Vantage Point 7.

ASSESSMENT


Duration of view

Moderate as viewers can see the site on approach along the relatively straight road; 70km/h speed limit.

Viewing distance

View point adjacent to southern boundary of the site. Views part way into the subject site.


Foreground and midground is predominately unconstrained grassland. Compatibility to change is high.



Tabaraga Ridge foothillsVegetated ridgeline

x

25VISUAL ANALYSIS

VANTAGE POINT 10

This viewing point is located at the local high point on Grose Vale Road.

VISUAL SENSITIVITY


The view experienced comprises dams, open valley and woodland on two properties. This view is considered of a higher value due to the multiple landscape elements.

Significant retention of this view including the mature trees, landform and sequence of dams should be considered, potentially with sensitively placed dwellings around the dams.

ASSESSMENT


Duration of view Moderate as viewers can see the site on approach for a moderate period at the 70km/h speed limit.

Viewing distance View point adjacent to south western corner of site. Views across adjacent site and part way into the subject site.


The vegetation along the roadway and into the valley provides a less modified rural character. A sequence of Keyline dams can be viewed from this location which provides a view containing water, open valley and woodland which is valued higher than a single landscape element.



Approximate boundary of subject site

x


VANTAGE POINT 11

This viewing point is located at the local high point on Bells Road.

VISUAL SENSITIVITY

This vantage point has been selected as it is located near a high point near the western edge of site. This vantage point is significantly obscured by rural residential development in the foreground. The boundary which runs along a ridgeline is visible with the higher elevation portion characterised by mature trees.

While this vantage point has relatively few viewers due to limited number of road users, views afforded from dwellings facing the site should be considered at subdivision design.

ASSESSMENT

Type of viewer Motorists and other road users of Bells Road.

Duration of view short due to the the foreground obstructions and oblique angle of views direction of Bells Road.

Viewing distance View point is located 500m west of the subject site with views along valley to distant hills and ridgeline along boundary of subject site.


The trees along the ridgeline boundary are an important landscape element for creating enclosure of the valley that which the rural residential development.



Boundary of site along ridge

Distant hills

x

27VISUAL ANALYSIS

VANTAGE POINT 12

This viewing point is located on the eastern end of Belmont Grove.

VISUAL SENSITIVITY

This vantage point has been selected as it is located on the western edge of site.

There are no foreground obstructions from this view point to the subject site. A high visibility rating applies from this view viewpoint.

It is considered that the viewer sensitivity is low as Belmont Grove is currently a dead-end road and has few users. Dwellings located near ridgeline boundary face away from subject site.

ASSESSMENT

Type of viewer Motorists and other road users of Belmont Grove.

Duration of view Moderate as viewers can see the site directly from the end of the road.

Viewing distance View point adjacent to north western corner of site. Views part way into the subject site including along Redbank creek and ridgeline of western boundary.


The amenity of the landscape immediately visible from this view point is considered compatible to change as it is predominately grass land with scattered trees.



Approximate boundary of subject site


x


FIGURE 38: SENSITIVITY

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2

3

4

5

6

7

8 9

3 CONCLUSION & RECOMMENDATIONS

VISUAL SENSITIVITY

The visual sensitivity is an overall assessment, with the land in the study area given a weighting relative to the study context. This weighting is based on the qualitative assessment described in the analysis section, including an analysis of the visual sensitivity of each external viewing situation from the key viewing points:

� The activity of the viewer - identification of the predominant activity of the viewer from each given location;

� The duration of view - an evaluation/grading of the period of time each view would last from each given location;

� The viewing distance - an approximate estimation on how far away each given location is from the subject area, and an assessment on what can be viewed from each given location, in terms of foreground/mid-ground/background elements; and

� The landscape compatibility - the extent to which the visual landscape can accept change without loss of existing visual amenity, as viewed from each given location.

Using the analysis previously detailed, Figure 38 maps the weighting given to the visual sensitivity of areas.

While some areas of the site have been determined to be of moderate sensitivity, sensitive and responsive development could be undertaken in these areas subject to resolution of the ability to address the desire future character and recommendations.

29VISUAL ANALYSIS

RECOMMENDATIONS

Recommendations have been prepared on the basis that the land is to be used for predominately residential development up to 10m in height, based on the relevant provisions in the Hawkesbury DLEP2011.

Development will need to demonstrate the appropriate use of mitigation measures and have well sited development to alleviate or minimise the visual impact of development.

The following recommendations should be considered during the ongoing design development for the site:

� Use of street tree planting along all roads to mitigate the visual impact of built form.

AREA # SENSITIVITY JUSTIFICATION SUMMARY

1 Low sensitivity due to limited public vantage points.

2 Moderate visual sensitivity due to proximity to Grose Vale Road and limited views screened by existing vegetation on the approach to the site.

3 Moderate visual sensitivity due the existing consistency of visual character along Redbank Creek within and beyond the subject site. It is also noted that this area is closest to private dwellings overlook the creek corridor.

4 Very low sensitivity due to limited landscape features, low in elevation and limited visibility from outside the site.

5 Low sensitivity due to limited vantage points.

6 Moderate sensitivity due to the area being located on highly visible ridge line, forming a part of a layered view from a number of public vantage points.

7 Very low sensitivity due to limited landscape features, low in elevation and limited visibility from outside the site.

8 Low sensitivity due to proximity to Grose Vale Road and views across site on the approach and adjacent to the site when travelling along Grose Vale Road.

9 Moderate sensitivity due to a moderate frequency of viewers along a number points along Grose Vale Road

FUTURE CHARACTER

Future development as an extension to North Richmond should retain a character setting compatiable to the rural character of the sites surrounds. To retain a rural charcter setting, a modified landscape form can be achieved through:

• Retaining the landscape character of the Redbank Creek Corridor and Ridgetops which are key landscape elements of views from key vantage points;

• Retaining views to distant hills, including the Tabaraga Ridge, from key locations;

• Retain and modify Keyline System elements in accordance with the CMP for the site; and

• Adopting and implementing the recommendations identified below.

� Provide a minimum building setback from Grose Vale Road to enable views across and over the subject site to distant hills and to reduce visual impact of buildings in the landscape setting. Distance to be determined at master planning stage.

� Ensure adequate deep soil zones are provided at rear of allotments.

� Avoid buildings sited directly on top of ridges .

� Retain individual native mature trees where possible and practical. Retention of tree lines along ridge tops required to maintain layering of landscape.

� Position articulated building forms along contours to minimise the amount of necessary cut and fill and disturbance to the natural land form.

� Provide adequate spacing between development, particularly on steeper slopes to allow tree planting to reduce visual impacts. Planting is to occur as discreet groupings along fences.

� Apply mitigation measures to buildings including (but not limited to) choice of colours, materials, finishes and on-lot landscape planting to complement existing identified landscape units.

� Use road alignments to frame views of key landsape and topographic features including the central ridgeline, the foothills of Tabaraga Ridge and retained features of the Keyline System.

� Relocate town gateway (as defined by entry signage) to edge of the expanded village residential area.

� Retain prominence of natural rural character along ridgeline that Grose Vale Road is located, including avoiding buildings interrupting the treeline when viewed from key vantage points.

APPENDIX A 108 GROSE VALE ROAD PROPOSED SENIORS HOUSING DEVELOPMENT VISUAL IMPACT ANALYSIS REPORT


31VISUAL ANALYSIS


33VISUAL ANALYSIS


35VISUAL ANALYSIS


37VISUAL ANALYSIS

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Documents

REDBANK AT NORTH RICHMOND VISUAL LANDSCAPE ANALYSIS · The method chosen for this analysis utilises a formal aesthetic model for describing the visual landscape units combined with