East Witney Land Consortium

EAST WITNEY SITE ANAYLSIS - Environmental Considerations
» Environmental Considerations » Ecology » Opportunities » Access and Connections

Environmental Considerations Key influences for the master planning of the area are:

Flood Plain - The River Windrush is located to the west of the Cogges South site. The flat valley floor is largely within the flood plain - the area defined as Flood Zones 2 and 3 by the Environment Agency. The flood plain constrains the area suitable for residential development (to those areas in Flood Zone 1, low risk) whilst increasing the cultural, ecological and amenity benefits to the wider site.

A40 Traffic Noise - The A40 dual carriageway bounds the site to the south. The hatched area on the plan opposite shows the area affected by noise.

Landscape and Visual Impact - The Cogges South Site is a flat valley landscape but includes a gravel terrace area in its south eastern corner. The key landscape feature in this area is the setting of the River Windrush which runs through the heart of the town. The area proposed for residential development is visually separated from the river v alley by an historic double ditch and strong hedgerow which runs north-south. Development of the site would be no more intrusive to the setting of the valley than the existing housing in Cogges and much less intrusive than the unscreened employment area to the west. The general rural character of the river valley would not be changed by the proposed development.

The Cogges Triangle site comprises an area of semi-enclosed agricultural land that gradually rises in an easterly direction from a point just below 85m AOD immediately adjacent to the east of the Cogges Estate to a high point on Oxford Hill at about 112m AOD. From the ridgeline and the higher parts of the site (above the 100m contour) there are extensive views across the town. The ridgeline provides a valuable setting to Witney and encloses the east part of the town. Given its high intervisibility, the ridgeline and the higher parts of the hill are sensitive to development. The proposals will respect this context by accommodating development only on the lower parts of the site to avoid any significant visual intrusion.

One of the most important functions of the ridge is to form a gateway to Witney on the B4022, the main approach to the town from the east. Where the road reaches the crest of Cogges Hill there are panoramic views of the Historic Town and the Cotswolds beyond.

In a similar manner to the flood plain to the west the ridgeline constrains and defines the area suitable for development whilst increasing the cultural and amenity value of the site in general.

The nature of the site's topography and landscape should therefore be seen as an asset that would make it an attractive place to live. Adopting this approach will deliver a sensitive development that will enhance both the landscape and amenity potential of the area.

The landscape impact of the proposed development has been considered against the existing situation. However, the County Council is proposing to construct the CLR across the site. This would have a severe adverse landscape impact. Without the opposition of the EWLC it is likely that the road would be built. It is appropriate therefore to compare the relative landscape impacts of the proposed development with that of the CLR. The CLR must be considered to have a worse landscape impact if only for its affect on the Windrush Valley.

In this context a sensitive development has the potential to safeguard and enhance the key landscape features in the area.

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