{"id":1374,"date":"2014-09-15T14:10:47","date_gmt":"2014-09-15T13:10:47","guid":{"rendered":"http:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/?p=1374"},"modified":"2022-10-20T12:34:39","modified_gmt":"2022-10-20T11:34:39","slug":"mind-gap","status":"publish","type":"post","link":"https:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/mind-gap\/","title":{"rendered":"Mind the gap &#8211; by Martin"},"content":{"rendered":"<div class='booster-block booster-read-block'>\n                <div class=\"twp-read-time\">\n                \t<i class=\"booster-icon twp-clock\"><\/i> <span>Read Time:<\/span>3 Minute, 20 Second                <\/div>\n\n            <\/div><p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">What is a gap? It could of course be that chasm between the train and the platform, or it could be a year\u2019s worth of backpacking taken to separate the eras of study and work. For me, lately my context for the word \u2018gap\u2019 seems to have been one relating to Planning policy.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\"><a href=\"http:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/uploads\/2014\/09\/mind-the-gap.jpg\">\u00a0<\/a><\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">Strategic gaps and Local gaps have been around for a while. Local Planning Authorities (LPA\u2019s) have defined them in their Local Plans, and use them as an argument against development. I\u2019m guessing that most readers of this blog will have a sense that the Planning system is currently in a state of some turmoil. Many LPAs\u2019 are still relying on \u2018saved policies\u2019 of Local Plans which were written years ago, and are largely considered to be out-dated, and un-safe for application in the context of today\u2019s planning and development pressures. In particular, we know that the country needs more homes, and to that end LPA\u2019s are tasked with setting targets for delivering housing developments. Bringing those targets to a level which applies to the reality of today and the years to come often creates a disjuncture with the \u201csaved policies\u2019 of outdated Local Plans.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">\u00a0<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">This disjuncture presents itself as an opportunity for developers to apply for Planning consent, even when their proposals are against policy. When the policy is questionable in relation to the reality of today\u2019s targets to meet housing need, developers are willing to force the validity of those policies to be questioned. Perhaps this is more often than not where LPA\u2019s have at some time in the past designated a \u2018gap\u2019.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">\u00a0<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">If the validity of a gap designation is to be challenged, it is important to first understand what it is\u2026.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">\u00a0<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">Planning policy in relation to gaps place a presumption against development. But then so too do policies applicable to development outside the settlement boundary. What\u2019s the difference? It seems that a gap is very similar to the way the planning system considers countryside. It\u2019s like countryside \u2013 with attitude!<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">\u00a0<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">Planning guidance makes it clear that a gap designation is about the prevention settlement coalescence. Coalescence means the merging of settlement mass, so in a sense, you could consider a gap designation to be the antithesis of settlement massing and pattern.<\/span><\/p>\n<figure id=\"attachment_1381\" aria-describedby=\"caption-attachment-1381\" style=\"width: 300px\" class=\"wp-caption aligncenter\"><a href=\"http:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/uploads\/2014\/09\/Eastleigh-Borough-Council-Strategic-Gap.jpg\"><img decoding=\"async\" class=\"wp-image-1381 size-medium\" title=\"All that's needed are some Dad's Army style arrows\" src=\"http:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/uploads\/2014\/09\/Eastleigh-Borough-Council-Strategic-Gap-300x223.jpg\" alt=\"All that's needed are some Dad's Army style arrows\" width=\"300\" height=\"223\" srcset=\"https:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/uploads\/2014\/09\/Eastleigh-Borough-Council-Strategic-Gap-300x223.jpg 300w, https:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/uploads\/2014\/09\/Eastleigh-Borough-Council-Strategic-Gap.jpg 513w\" sizes=\"(max-width: 300px) 100vw, 300px\" \/><\/a><figcaption id=\"caption-attachment-1381\" class=\"wp-caption-text\">A \u2018Gap\u2019 on plan, courtesy of Eastleigh Borough Council, policy S9. (It\u2019s the green stripy bit)<\/figcaption><\/figure>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">Planning guidance also makes it is clear that a gap designation is not a reflection on the quality of a landscape. It is in no way comparable to \u2018National Parks\u2019, \u2018Areas of Outstanding Natural Beauty\u2019, or perhaps more appropriately at the local scale \u2018Areas of Great Landscape Value\u2019 (or equivalent terms used by individual LPA\u2019s). Nor is it a \u2018Green-belt\u2019, though the 2 things come from similar principles (but that\u2019s a story for another time).<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\">\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">A gap is nevertheless a relevant consideration in a Landscape and Visual Impact Assessment as a constituent part of what makes Landscape Character \u2013 in the same way as a Conservation Area (a Heritage Designation) or a Site for Importance in Nature Conservation (an Ecological designation). Whist the actual (physical) effects on gaps, Conservation Areas or SINCs can be assessed by consultants in the relevant discipline, the visual or perceived effects on those designations are inherent in the assessment of Landscape and Visual effects.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\">\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">So, is a gap synonymous with the landscape? Well, in part. It\u2019s not a landscape designation, and the most apparent issue is to do with Strategic Planning, but \u2013 as is so often the case \u2013 the way we see and perceive the world around us only becomes tangible as part of a broad tapestry of landscape.<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">\u00a0<\/span><\/p>\n<p style=\"margin: 0cm 0cm 0pt;\"><span style=\"color: #000000; font-family: Calibri; font-size: medium;\">Evidently perceptions are an important thing. Whether a gap is synonymous with the landscape or not, it is an entity which has achieved notoriety, with literally thousands of the public making their feelings known by displaying the word \u2018Gap\u2019 on their sweaters.<\/span><\/p>\n        <div class=\"booster-block booster-reactions-block\">\n            <div class=\"twp-reactions-icons\">\n                \n                <div class=\"twp-reacts-wrap\">\n                    <a react-data=\"be-react-1\" post-id=\"1374\" class=\"be-face-icons un-reacted\" href=\"javascript:void(0)\">\n                        <img decoding=\"async\" src=\"https:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/wp-content\/plugins\/booster-extension\/\/assets\/icon\/happy.svg\" alt=\"Happy\">\n                    <\/a>\n                    <div class=\"twp-reaction-title\">\n                        Happy                    <\/div>\n                    <div class=\"twp-count-percent\">\n                                                  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It could of course be that chasm between the train and the platform, or it could be a year\u2019s worth of backpacking taken to separate the eras of study and work. For me, lately my context for the word \u2018gap\u2019 seems to have been one relating to Planning policy. \u00a0 Strategic [&hellip;]<\/p>\n","protected":false},"author":6,"featured_media":0,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[63],"tags":[72,8,127,26,71,78,126],"class_list":["post-1374","post","type-post","status-publish","format-standard","hentry","category-landscape-architect","tag-housing-estates","tag-landscape-architecture","tag-local-gap","tag-localism","tag-residential-landscapes-2","tag-rural-landscape","tag-strategic-gap"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Mind the gap - by Martin - terra firma blog<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.terrafirmaconsultancy.com\/landscape-architect-blog\/mind-gap\/\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Martin\" \/>\n\t<meta name=\"twitter:label2\" content=\"Estimated reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"3 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/\"},\"author\":{\"name\":\"Martin\",\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/#\\\/schema\\\/person\\\/6ea62e7663d9360c9f5cc6d58cc21342\"},\"headline\":\"Mind the gap &#8211; by Martin\",\"datePublished\":\"2014-09-15T13:10:47+00:00\",\"dateModified\":\"2022-10-20T11:34:39+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/\"},\"wordCount\":676,\"publisher\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/#organization\"},\"image\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/#primaryimage\"},\"thumbnailUrl\":\"http:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/wp-content\\\/uploads\\\/2014\\\/09\\\/Eastleigh-Borough-Council-Strategic-Gap-300x223.jpg\",\"keywords\":[\"housing estates\",\"landscape architecture\",\"Local Gap\",\"Localism\",\"residential landscapes\",\"Rural landscape\",\"Strategic Gap\"],\"articleSection\":[\"Landscape Architect\"],\"inLanguage\":\"en-GB\"},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/\",\"url\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/\",\"name\":\"Mind the gap - by Martin - terra firma blog\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/#primaryimage\"},\"thumbnailUrl\":\"http:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/wp-content\\\/uploads\\\/2014\\\/09\\\/Eastleigh-Borough-Council-Strategic-Gap-300x223.jpg\",\"datePublished\":\"2014-09-15T13:10:47+00:00\",\"dateModified\":\"2022-10-20T11:34:39+00:00\",\"inLanguage\":\"en-GB\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"en-GB\",\"@id\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/mind-gap\\\/#primaryimage\",\"url\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/wp-content\\\/uploads\\\/2014\\\/09\\\/Eastleigh-Borough-Council-Strategic-Gap.jpg\",\"contentUrl\":\"https:\\\/\\\/www.terrafirmaconsultancy.com\\\/landscape-architect-blog\\\/wp-content\\\/uploads\\\/2014\\\/09\\\/Eastleigh-Borough-Council-Strategic-Gap.jpg\",\"width\":513,\"height\":383,\"caption\":\"A 'Gap' on plan, courtesy of Eastleigh Borough Council, policy S9. 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