Townscape and Visual Impact Assessment (TVIA)

Townscape and Visual Impact Assessments

Urban developments often introduce changes to the built environment that can significantly impact the character and appearance of a townscape. In larger-scale city or town-based proposals, it is not uncommon for new infrastructure or buildings to interrupt valued views, heritage settings or the cohesion of a historic streetscape.

Where visual or contextual sensitivity is high, we recommend arranging a Townscape and Visual Impact Assessment (TVIA) early in the planning process, ensuring that all potential design effects on the local townscape are fully understood and mitigated in line with local policy, national guidance and best practice guidelines.

What is a TVIA?

Also referred to as a townscape visual impact assessment or simply a townscape visual assessment, a townscape and visual impact assessment (TVIA) is a methodical process used to assess how a proposed urban development might affect the character and visual quality of the surrounding area.

During the assessment, the existing urban context – including architectural styles, spatial patterns, skyline features and key viewpoints – is analysed. The TVIA then evaluates how these characteristics may change as a result of the development, with the insights being critical in guiding sensitive design, shaping planning applications, and maintaining or enhancing the urban quality of towns and cities.

For smaller urban projects or those outside of EIA regulations, a townscape and visual appraisal (TVA) may be more appropriate. A similar form of analysis is used in a townscape and visual appraisal, but in a less formal and more concise way that is better suited to modest developments in less sensitive locations. Unlike a TVIA, a TVA usually doesn’t require an environmental impact assessment (EIA) alongside it.

When Would Someone Need a Townscape and Visual Impact Assessment?

A TVIA is usually required when a proposed urban scheme could alter the existing layout, fabric or skyline of a town or city, cause potential impacts to green spaces or urban open spaces, or when there is potential to disrupt long-established views, heritage settings or a historic environment.

In many cases, a TVIA is undertaken as part of an environmental impact assessment (EIA). It is common for large-scale urban regeneration projects, tall buildings or major infrastructure works within city centres or historically sensitive areas. In these contexts, a TVIA enables local authorities and design teams to assess both immediate and cumulative visual impacts before granting consent.

Appropriate Planning Projects

Townscape and visual impact assessments are often needed for different types of larger-scale or sensitive urban proposals, including:

TVIA Law

A TVIA must comply with a variety of national and local planning policies, urban design standards and heritage protection frameworks, including:

• The National Planning Policy Framework (NPPF)
• Local Development Plans and Supplementary Planning Documents (SPDs)
• The Town and Country Planning Act 1990
• The Planning (Listed Buildings and Conservation Areas) Act 1990
• The Town and Country Planning (Environmental Impact Assessment) Regulations 2017
• Conservation Area Appraisals
• World Heritage Site Management Plans
• Design Codes and Urban Character Studies
• The Building Better, Building Beautiful Commission’s Principles

TVIA in Development

When a development has the potential to disrupt visual continuity or townscape character, a TVIA can offer valuable insights that help streamline the planning process. It allows for clear and evidence-based evaluations of a project’s impact on the local built environment, assisting planners in making informed, policy-aligned decisions.

A comprehensive TVIA also helps identify cumulative impacts, ensures proper engagement with stakeholders and the community, promotes context-sensitive urban design, and increases the likelihood of planning success for large and sensitive developments.

TVIA Protocol

Townscape and Visual Impact Assessment

A TVIA typically includes two core components: a townscape assessment and a visual impact assessment.

The townscape component considers the architectural and spatial qualities of the existing environment, including building heights, land use patterns, materials, key nodes and street hierarchy. It assesses how the proposed development would affect these urban characteristics.

The visual assessment explores the visual experience of people within the surrounding area, including residents, pedestrians, commuters and users of public space. The surveyor evaluates key views, visual prominence, and how the new development will appear within its wider context.

Townscape and Visual Impact Assessment Report

The final TVIA report is a detailed document outlining all potential effects on townscape character and visual amenity, with the landscape consultant acting as an expert witness. It typically includes site analysis, baseline conditions, predicted impacts, mitigation strategies, and professional conclusions regarding the development’s acceptability.

Recommendations may include changes to design, layout, height or materiality to ensure that the proposal integrates positively with the townscape. If implemented, these changes will usually help the proposal meet planning policy expectations and provide the planning officer with sufficient solutions to approve or condition the development accordingly.

TVIA Methodology

Our methodology involves a combination of fieldwork and visual analysis carried out by landscape architects, consultants and surveyors in line with the latest guidance from the Landscape Institute.

Photomontage and Photography for Townscape and Visual Impact Assessments

Photography and photomontage play a central role in most TVIAs. High-resolution photography is used to capture key townscape views and illustrate the baseline environment. From there, photomontages are developed to show how the proposed development will appear in context from different vantage points.

Visual modelling provides clarity for decision-makers, the public and stakeholders, offering a realistic preview of the end result. Typical viewpoints include heritage assets, conservation areas, public parks, street corridors and key urban approaches.

Guidelines for a Townscape and Visual Impact Assessment

TVIAs must follow best practice guidance to ensure they are accurate, consistent and robust. The main guidance used for TVIAs is:

• GLVIA3 – Guidelines for Landscape and Visual Impact Assessment (3rd Edition)
• Historic England’s Advice Note 4 – Tall Buildings
• CABE’s Urban Design Compendium
• Design Council and Local Authority Design Codes
• Local townscape character assessments and conservation area appraisals

Such documents collectively provide the framework to assess visual change and urban character effects with precision and credibility.

Help with TVIA Services

If your urban project is located within a conservation area, close to a listed building or involves tall or large-scale architecture, a TVIA is often required. Seeking early advice from qualified townscape professionals can save time, reduce redesign costs and increase your chances of a smooth planning process.

At Arbtech, we provide clear, tailored advice for townscape and visual impact assessments across the UK. To understand what’s involved, get pricing or discuss your project in more detail, see the contact options below.

Price Range for Townscape and Visual Impact Assessments

TVIA costs can vary significantly depending on the location, complexity and scope of the development. Key factors influencing price include the number of verified viewpoints, the need for photomontages, proximity to sensitive receptors, and the overall scale and size of the proposed scheme.

Our pricing structure starts with a base cost and is adapted to reflect your project’s specific requirements. Once we understand your needs, we’ll create a fixed quote with no hidden extras.

Consultants and Surveyors for TVIAs

Townscape and visual impact assessments should be led by experienced built-environment professionals. Our consultants hold qualifications in landscape architecture, urban design and/or town planning and are skilled in assessing visual and contextual impact in line with national and local policy.

With access to chartered professionals across the UK, we can deliver assessments that meet high professional standards, satisfy planning authorities, and reinforce the quality of your application with robust, policy-compliant evidence.

Instruct Our Team for Townscape and Visual Impact Assessments

If you’re unsure whether your development needs a TVIA or would benefit more from a lighter TVA, reach out to our expert team. We’ll help you identify the most suitable assessment and arrange a time that fits your project timeline.

Once the TVIA is completed, you’ll have a report that clearly outlines visual and contextual impacts and supports your application with the necessary evidence. We aim to ensure your application is well-received and your project progresses without delay.