Viewpoint 1 - harrow.gov.uk
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Viewpoint 1 Whitchurch Lane opposite Donnefield Avenue Exisng View This viewpoint looks north towards the Site along Donnefield Avenue from the juncon with Whitchurch Lane. The Site is visible in the middle distance, beyond the ambulance headquarters. The tree line of mature broadleaved trees located on the railway embankment (ca. 4 to 5m above the Site level) forms the backdrop to the view and largely screens views of the railway line. The coniferous hedge planng to the north-eastern boundary of the Site is visible from this locaon. The south-western corner of Canons Park (grade II RPG) lies approximately 60m to the north-east. Townscape Appraisal The viewpoint lies within the Metroland Whitchurch Lane TCA, which has a medium to low sensivity. All three of the proposed buildings (A, B and C) would be visible from this viewpoint. The viewpoint looks towards the south elevaon of Building A. The whole eastern elevaon of the proposed buildings would also be visible. The seventh floor is set back, which serves to reduce the prominence of the building, in parcular its southern elevaon. The southern end of Building A is narrower than its northern end, which reduces the perceived scale of the development from this viewpoint. The proposed buildings would occupy ca. 9.8 degrees horizontal field of view (HFoV) and 12.1 degrees vercal field of view (VFoV). This viewpoint demonstrates the transion in scale from nearby two-storey housing to the proposed development, which is six storeys with a set back seventh storey. This view is available from the juncon of Whitchurch Lane and Donnefield Avenue. Similar views are not likely to be experienced from more widely within the surrounding townscape. Proposed landscaping, which is not shown on the AVR to the right, would be present in the view and would demonstrate an improved public realm between the site and Donnefield Avenue. - Scale of effect: Medium. - Extent of effect: The effect on the TCA where this viewpoint is located would be indirect and would arise at a local extent. - Magnitude of effect: Taking into account scale, extent and duraon/reversibility, the effect on the townscape would be medium in magnitude. - The proposal would be a disncve addion to the view, adding a sequence of high-quality apartment buildings to Donnefield Avenue. The scheme would contribute to a perceived change in townscape character, slightly reducing the influence of ulitarian townscape elements (the fenced staon parking) and increasing the influence of residenal apartment buildings of taller scale than exisng buildings. The architectural quality of the proposed development would be high, as is demonstrated in the Design and Access Statement. The addion of high-quality, carefully conceived apartment buildings to the local townscape would be posive. Visual Appraisal The main visual receptors at this viewpoint would be road users, including pedestrians on the pavement where the viewpoint is located. Visual receptors are assumed to be medium to low sensivity in this locaon. The visual effect as described in the townscape assessment and illustrated by the AVR to the right would be medium to large in scale. The effect would arise over a relavely limited area, where the view from Whitchurch Lane opens north up Donnefield Avenue. Moving away from the site to the east or west along Whitchurch Lane, the proposed development would tend be screened by exisng two-storey houses. The magnitude of visual effect would be medium. The high quality proposal would be a posive addion to views from Donnefield Avenue. Proposed development Exisng view Viewpoint locaon Page 18 | Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal | February 2020
Transcript of Viewpoint 1 - harrow.gov.uk
Viewpoint 1Whitchurch Lane oppositeDonnefield Avenue
Existing ViewThis viewpoint looks north towards the Site along Donnefield Avenue from the junction with Whitchurch Lane. The Site is visible in the middle distance, beyond the ambulance headquarters. The tree line of mature broadleaved trees located on the railway embankment (ca. 4 to 5m above the Site level) forms the backdrop to the view and largely screens views of the railway line. The coniferous hedge planting to the north-eastern boundary of the Site is visible from this location. The south-western corner of Canons Park (grade II RPG) lies approximately 60m to the north-east.
Townscape AppraisalThe viewpoint lies within the Metroland Whitchurch Lane TCA, which has a medium to low sensitivity.
All three of the proposed buildings (A, B and C) would be visible from this viewpoint. The viewpoint looks towards the south elevation of Building A. The whole eastern elevation of the proposed buildings would also be visible. The seventh floor is set back, which serves to reduce the prominence of the building, in particular its southern elevation. The southern end of Building A is narrower than its northern end, which reduces the perceived scale of the development from this viewpoint.
The proposed buildings would occupy ca. 9.8 degrees horizontal field of view (HFoV) and 12.1 degrees vertical field of view (VFoV).
This viewpoint demonstrates the transition in scale from nearby two-storey housing to the proposed development, which is six storeys with a set back seventh storey. This view is available from the junction of Whitchurch Lane and Donnefield Avenue. Similar views are not likely to be experienced from more widely within the surrounding townscape.
Proposed landscaping, which is not shown on the AVR to the right, would be present in the view and would demonstrate an improved public realm between the site and Donnefield Avenue.
- Scale of effect: Medium. - Extent of effect: The effect on the TCA where this viewpoint is located would be indirect and would arise at a local extent. - Magnitude of effect: Taking into account scale, extent and duration/reversibility, the effect on the
townscape would be medium in magnitude. - The proposal would be a distinctive addition to the view, adding a sequence of high-quality apartment buildings to Donnefield Avenue. The scheme would contribute to a perceived change in townscape character, slightly reducing the influence of utilitarian townscape elements (the fenced station parking) and increasing the influence of residential apartment buildings of taller scale than existing buildings. The architectural quality of the proposed development would be high, as is demonstrated in the Design and Access Statement. The addition of high-quality, carefully conceived apartment buildings to the local townscape would be positive.
Visual AppraisalThe main visual receptors at this viewpoint would be road users, including pedestrians on the pavement where the viewpoint is located. Visual receptors are assumed to be medium to low sensitivity in this location.
The visual effect as described in the townscape assessment and illustrated by the AVR to the right would be medium to large in scale. The effect would arise over a relatively limited area, where the view from Whitchurch Lane opens north up Donnefield Avenue. Moving away from the site to the east or west along Whitchurch Lane, the proposed development would tend be screened by existing two-storey houses.
The magnitude of visual effect would be medium. The high quality proposal would be a positive addition to views from Donnefield Avenue.
Proposed developmentExisting view
Viewpoint location
Page 18 | Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal | February 2020
Viewpoints 6/8/19
AVR2/3
AVR1
Omit viewpoint
Extra view
requested by LPA
Site (indica�ve)
Registered parks
and gardens
(Historic England)
Conserva�on areas
(LBH)
Locally listed
buildings (LBH)
Listed buildings
(Historic England)
I
II
World Imagery copy
1:5,000
Viewpoint longlist
5 July 2019
Viewing distance: 500mm Camera and lens: Canon 5diii/50mm Date and time: 5 December 2019, 11:40 Viewpoint 1: Accurate Visual Representation (AVR 1 / type 4)Paper size: 420mm x 297mm Camera height: 1.5m Grid reference: 518228 191222 Whitchurch Lane opposite Donnefield AvenuePrinted image size: 390mm x 260mm Horizontal FoV: 39.7° (Enlargement factor 100 per cent) Distance/direction: ca. 100m south of Site
Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal |February 2020 | Page 19
Viewpoint 2Canons Park near the southern entrance from Whitchurch Lane
Existing ViewThis viewpoint is located approximately 70m north of Whitchurch Lane, within the Canons Park CA and RPG (grade II). The view looks west towards the Site, with the sports ground and pavilion of Arnold House School, Canons Park Activity Centre in the foreground. Beyond the sports pavilion, there is a partial view of the existing residential buildings at Canons Park Close, which are located opposite the Site on Donnefield Avenue. The residential buildings are outside of the CA and RPG. The existing mature broadleaved trees on the railway embankment, west of the Site, are clearly visible in the background. To the right of the view is the mature tree planting to Canons Park. The viewpoint is located at a point defined as a 'panoramic view' in picture 6.31 of the Canons Park Estate CAAMS (London Borough of Harrow) (see Figure 5.1 of this report). The CAAMS also identifies the presence of a visual barrier along the eastern boundary of the sports ground. It is thought that this was a tall hedgerow which has been removed in recent years. This boundary is marked by security fencing and a recently-planted, short-cut hedgerow. These features form the foreground of the viewpoint photograph and offer a low quality yet visually permeable boundary.
Townscape AppraisalThe viewpoint lies within the Canons Park TCA, which has a medium to high sensitivity.
The eastern elevations of all three of the proposed apartment buildings (A, B and C) would be visible from this viewpoint, from approximately second floor upwards depending on the extent of screening from existing buildings and trees on the eastern side of Donnefield Avenue. The proposed apartment buildings would form a backdrop to the sports ground pavilion and the Canons Park Close flats (two and three-storey buildings). The eastern elevations, particularly of Building A, would be partially softened by existing trees along Donnefield Avenue. The gap between Buildings A and B is visible but from this viewpoint the gap between Buildings B and C is closed. The massing is more effectively broken up in views from slightly further north than this viewpoint (for example, viewpoint 3).
The proposed buildings would occupy ca. 31 degrees HFoV and up to 4 degrees VFoV above the roofline of the existing buildings in view.
This viewpoint demonstrates the transition in scale from nearby two and three-storey housing to the
proposed six storey with seventh storey set back apartment buildings. Similar views would be possible across the sports ground from the west from an approximate 1.7 ha of the southern end of Canons Park. For example, viewpoint 3 shows a similar view from slightly to the north-east of viewpoint 2.
- Scale of effect: Medium to large. - Extent of effect: The effect on the TCA where this viewpoint is located would be indirect and would arise at a local extent, with similar views available from ca. 1.7 ha of the park. - Magnitude of effect: Taking into account scale, extent and duration/reversibility, the effect on the townscape would be medium to large in magnitude. - The proposal would be a distinctive addition to views in the southern part of the park, adding high-quality residential buildings as the backdrop to views across the sports ground. These views currently include lower-quality buildings. The scheme would mean a measured change in the scale of buildings present in views to the fringe of this part of the park. Note that these views are not designed views such as those present north-south on the main axis from Canons House (grade II). The architectural quality of the proposed development would be high, as is demonstrated in the Design and Access Statement. The addition of high-quality, carefully conceived buildings to the local townscape would be positive.
Visual AppraisalThe main visual receptors at this viewpoint would be park users. Visual receptors are assumed to be medium to high sensitivity in this location: appreciation of the surrounding landscape is likely to be a factor of visiting the park.
The visual effect as described in the townscape assessment and illustrated by the AVR to the right would be medium to large in scale. Similar views to those illustrated by this viewpoint would be possible from an area to the east of the sports ground covering ca. 1.7 ha. This southern part of the park is the area with the most available views towards the site. Elsewhere within the park, parkland trees or areas of vegetation would limit views to a far greater extent.
The magnitude of visual effect would be medium to large. The addition of high quality, carefully conceived buildings to local views would be positive.
Proposed developmentExisting view
Viewpoint location
Viewpoints 6/8/19
AVR2/3
AVR1
Omit viewpoint
Extra view
requested by LPA
Site (indica�ve)
Registered parks
and gardens
(Historic England)
Conserva�on areas
(LBH)
Locally listed
buildings (LBH)
Listed buildings
(Historic England)
I
II
World Imagery copy
1:5,000
Viewpoint longlist
5 July 2019
Page 20 | Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal | February 2020
Viewing distance: 500mm Camera and lens: Canon 5diii/50mm Date and time: 23 December 2019, 9:55 Viewpoint 2: Accurate Visual Representation (AVR 1 / type 4)Paper size: 420mm x 297mm Camera height: 1.5m Grid reference: 518443 191322 Canons Park near the southern entrance with Whitchurch LanePrinted image size: 390mm x 260mm Horizontal FoV: 39.7° (Enlargement factor 100 per cent) Distance/direction: ca. 250m east of the Site
Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal |February 2020 | Page 21
Viewpoint 3Canons Park southern area
Existing ViewThis view looks west towards the Site from within the Canons Park CA and RPG (grade II). The viewpoint is located on the north-south axis of the Park (Whitchurch Avenue/Causeway) which is defined by a slightly elevated turfed path, a relict feature of the designed landscape. This view is perpendicular to the designed landscape axis. In the middle ground is the sports ground and pavilion of the Arnold House School, Canons Park Activity Centre. Beyond the sports pavilion, there is a partial view of the existing two and three-storey residential buildings at Canons Park Close, which are located opposite the Site on Donnefield Avenue. The existing mature broadleaved trees on the railway embankment, west of the Site are clearly visible in the background.
Townscape AppraisalThe viewpoint lies within the Canons Park TCA, which has a medium to high sensitivity.
The viewpoint lies ca. 100m north of viewpoint 2 and illustrates a similar townscape effect. Note that the orientation of the view better demonstrates the spaces between the three buildings in breaking up the massing.
The proposed apartment buildings would occupy ca. 36 degrees HFoV, with two gaps of ca. 3 and 1.3 degrees. The buildings would add up to 4.6 degrees VFoV above the roofline of the existing buildings in view.
- Scale of effect: Large - Extent of effect: The effect on the TCA where this viewpoint is located would be indirect and would arise at a local extent, with similar views available from ca. 1.7 ha of the park. - Magnitude of effect: Taking into account scale, extent and duration/reversibility, the effect on the townscape would be large in magnitude. - The proposal would be a distinctive addition to the view, adding high-quality apartment buildings as the backdrop to views across the sports ground. These views currently include lower-quality buildings. The scheme would mean a measured change in the scale of buildings present in views from this part of the park to its fringes. Note that these views are not designed views such as those present north-south on the main axis from Canons House (grade II). The architectural quality of the proposed development would be high, as is demonstrated in the Design and Access Statement. The addition of high-quality, carefully conceived buildings to the local townscape would be positive.
Visual AppraisalThe main visual receptors at this viewpoint would be park users. Visual receptors are assumed to be medium to high sensitivity in this location: appreciation of the surrounding landscape is likely to be a factor of visiting the park.
The visual effect as described in the townscape assessment and illustrated by the AVR to the right would be large in scale. Similar views to those illustrated by this viewpoint would be possible from an area to the east of the sports ground covering ca. 1.7 ha. This southern part of the park is the area with the most available views towards the site. Elsewhere within the park, parkland trees or areas of vegetation would limit views to a far greater extent.
The magnitude of visual effect would be large. Note that this is not a designed view within the historic landscape. The scale of proposed development nevertheless contrasts with existing buildings in the view across the sports ground to the edge of the park. The addition of high quality, carefully conceived apartment buildings to the view would be positive. The overall visual effect on users of the park at this viewpoint would be neutral.
Proposed developmentExisting view
Viewpoint location
Viewpoints 6/8/19
AVR2/3
AVR1
Omit viewpoint
Extra view
requested by LPA
Site (indica�ve)
Registered parks
and gardens
(Historic England)
Conserva�on areas
(LBH)
Locally listed
buildings (LBH)
Listed buildings
(Historic England)
I
II
World Imagery copy
1:5,000
Viewpoint longlist
5 July 2019
Page 22 | Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal | February 2020
Viewing distance: 500mm Camera and lens: Canon 5diii/50mm Date and time: 23 December 2019, 10:10 Viewpoint 3: Accurate Visual Representation (AVR 3 / type 4)Paper size: 420mm x 297mm Camera height: 1.5m Grid reference: 518444 191404 Canons Park southern areaPrinted image size: 390mm x 260mm Horizontal FoV: 39.7° (Enlargement factor 100 per cent) Distance/direction: ca. 240m east of the Site
Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal |February 2020 | Page 23
Viewpoint 5Canons Park central amenity parkland area
Existing ViewThis view looks south-west towards the Site from within the Canons Park CA and RPG (grade II). The viewpoint is located within open parkland, containing amenity grassland and mature parkland trees. The entrance to Canons Park at the north end of Donnefield Avenue is visible in the centre of the view, with the mature coniferous hedging to the north-east boundary of the Site visible beyond. The view towards Donnefield Avenue is characterised by glimpse views of the existing properties at Canons Park Close, with existing tree planting dominant in the view, including the coniferous hedge to the site boundary and views of tree canopies to the railway embankment beyond.
Townscape AppraisalThe viewpoint lies within the Canons Park TCA, which has a medium to high sensitivity.
The northern and eastern elevations of Building C would be visible from this location. Building B would be partially visible, being screened in part by parkland trees. With the removal of the existing conifers at the north-eastern site boundary to Donnefield Avenue, Building C would be visible from ground and first floor upwards.
This viewpoint demonstrates the transition in scale from nearby two and three-storey housing to the proposed development, which is six storeys with a set back seventh storey (the wider field of view is shown in the baseline photograph in Appendix 1). The viewpoint clearly illustrates the recessed seventh floor, which is effective in slightly reducing the perceived scale of the proposed buildings.
The proposed buildings would occupy ca. 19.4 degrees HFoV and 8.7 degrees VFoV.
Similar views would be possible from an approximate 1 ha of the park near the viewpoint, although parkland trees would often provide local screening. This viewpoint is considered to offer the most open view from the northern part of the park.
Note that, while the view is channelled by the space between trees in the amenity area in the northern part of the park, the view is not a designed view (i.e. it is not a recognised or designed part of the historic landscape). The view is not identified in picture 6.31 of Canons Park Estate CAAMS (see Figure 5.1 of this report).
- Scale of effect: Medium to large. - Extent of effect: The effect on the TCA where this viewpoint is located would be indirect and would arise at a local extent, with similar views available from an area of ca. 1 ha. - Magnitude of effect: Taking into account scale, extent and duration/reversibility, the effect on the townscape would be medium to large in magnitude. - The proposal would be a distinctive addition to the view, adding high-quality apartment buildings as the backdrop to views from the park. These views currently include lower-quality buildings. The scheme would mean a measured change in the scale of buildings present in views from this part of the park to its fringes. The proposed buildings would sit within the well-vegetated wider view to edge to the park. The architectural quality of the proposed development would be high, as is demonstrated in the Design and Access Statement. The addition of high-quality, carefully conceived buildings to the local townscape would be positive.
Visual AppraisalThe main visual receptors at this viewpoint would be park users. Visual receptors are assumed to be medium to high sensitivity in this location: appreciation of the surrounding landscape is likely to be a factor of visiting the park.
The visual effect as described in the townscape assessment and illustrated by the AVR to the right would be medium to large in scale. Similar views to those illustrated by this viewpoint would be possible from the amenity area in the northern part of the park over an area of ca. 1 ha, with many views screened or partially screened by parkland trees.
The magnitude of visual effect would be medium to large. This is an incidental view across a 20th Century amenity area on the edge of the park: this is not a designed view within the historic landscape. The scale of proposed development nevertheless contrasts with existing buildings in the view. The addition of high quality, carefully conceived apartment buildings to the view would be positive. The overall visual effect on users of the park at this viewpoint would be neutral.
Proposed developmentExisting view
Viewpoint location
Viewpoints 6/8/19
AVR2/3
AVR1
Omit viewpoint
Extra view
requested by LPA
Site (indica�ve)
Registered parks
and gardens
(Historic England)
Conserva�on areas
(LBH)
Locally listed
buildings (LBH)
Listed buildings
(Historic England)
I
II
World Imagery copy
1:5,000
Viewpoint longlist
5 July 2019
Page 24 | Land at Canons Park, London Borough of Harrow | Townscape and Visual Appraisal | February 2020
