ns&oc opa enivironmental statement volume 1, part 2

Beyond Green Developments North Sprowston and Old Catton

Chapter 6.0: Landscape & Visual

ES Volume 1: Main Text & Figures

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6.0 LANDSCAPE & VISUAL

INTRODUCTION

6.1 This Chapter considers the existing landscape resource and the nature of views which

sets the landscape baseline. It provides an assessment of potential effects on the

landscape and on views which would arise from the proposed development.

6.2 Landscape assessment seeks to identify the key features of the landscape which

comprise the landscape character of the site and to consider the effect on the

character from the proposed development. The assessment of impacts on the

landscape considers the changes which would result from the proposal. The

significance of landscape impacts is a value judgement which relates to the existing

landscape in terms of distinctiveness, values or scarcity and termed 'sensitivity' of

feature/receptor. The magnitude of impact is the extent to which the landscape

feature/receptor is affected.

6.3 Visual assessment considers the views of and into the site and the impacts of the

proposed development on those views and visual amenity. Significance of visual

impacts is considered in relation to the sensitivity of receptor and magnitude or extent

to which a view is affected.

6.4 The scope of this assessment has been largely determined by the Scoping Report,

which is found at Appendix 1.1 in Volume 2: Technical Appendices of this ES. The land

use planning policy framework is reviewed from a national, regional and local context.

The assessment methodology is outlined.

6.5 The Chapter includes a description of the baseline environment, identification of effects

and sensitive resources/receptors, and analysis of potential change to the baseline.

The prediction and evaluation of the likely effects are then considered and the key

proposals for avoiding or reducing negative effects along with the residual and

cumulative effects are set out.

6.6 The proposed development will introduce lighting into areas which are currently largely

unlit. This will have a visual impact on both day and night-time views and this Chapter

therefore takes into account the overall effects of lighting on the landscape and in

visual terms.

6.7 The landscape has a close inter-relationship with cultural heritage (refer to Chapter

7.0: Archaeology & Cultural Heritage in Volume 1: Main Text & Figures of this ES) and

ecology (see Chapter 5.0: Ecology of this ES) as there are aspects of cultural heritage

and ecology which can be considered as sensitive resources/receptors in landscape and

visual terms. The landscape aspects relating to ecology and cultural heritage should

therefore be read in conjunction with the relevant chapters.




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6.8 This Chapter is supported by a Technical Appendix, which are included as Appendix 6.1

in Volume 2: Technical Appendices of this ES, and contains details of the following:

Visual Analysis;

National Character Area (extract);

Broadland District Landscape Assessment (extract);

Local Landscape Character Assessment; and

Accompanying Plans and Images.

PLANNING POLICY & LEGISLATIVE CONTEXT

National Policy

National Planning Policy Framework

6.9 The National Planning Policy Framework (NPPF)1 published in March 2012, sets out the

Government's planning policies for England and how these are expected to be applied.

It is a material consideration in planning decisions. It sets aside all previous Planning

Policy Guidance and Planning Policy Statements.

6.10 The NPPF1 makes it clear that there is a presumption in favour of sustainable

development. Paragraph 14 makes it clear that 'for decision taking this means:

Approving development proposals that accord with the development plan without

delay; and

Where the development plan is absent, silent or relevant policies are out-of-date,

granting permission unless:

Any adverse impacts of doing so would significantly and demonstrably outweigh

the benefits, when assessed against the policies in this Framework taken as a

whole; or

Specific policies in this Framework indicate development should be restricted.'1

6.11 Paragraph 17 of the NPPF1 sets out the core land use planning principles which should

underpin both plan making and decision making. Those most relevant to this

submission include:

Proactively drive and support sustainable economic development to deliver the

homes, business and industrial units, infrastructure and thriving local places that

the country needs;

1 Communities and Local Government, (2012); The National Planning Policy Framework. TSO.




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Seek to secure high quality of design and a good standard of amenity for all

existing and future occupants of land;

Take account of the different roles and character of different areas;

Support the transition to a low carbon future in a changing climate;

Contribute to conserving and enhancing the natural environment;

Promote mixed use developments; and

Actively manage patterns of growth to make the fullest use of public transport,

walking and cycling.

6.12 The Government attaches great importance to the design of the built environment.

Paragraph 561 makes it clear that good design is a key aspect of sustainable

development, is indivisible from good planning, and should contribute positively to

making places better for people.

6.13 Paragraph 58 makes it clear that 'planning decisions should aim to ensure that

developments:

Will function well and add to the overall area, not just for the short term but over

the lifetime of the development;

Establish a strong sense of place, using streetscapes and buildings to create

attractive and comfortable places to live, work and visit;

Optimise the potential to accommodate development, create and sustain an

appropriate mix of uses (including incorporation of green and other public space

as part of developments) and local facilities and transport networks;

Respond to local character and history;

Create safe and accessible environments; and

Are visually attractive as a result of good architecture and appropriate

landscaping.1

6.14 Paragraph 641 states that in determining proposed developments, great weight should

be given to outstanding or innovative designs which help raise the standard of design

more generally in the area.

6.15 Paragraph 651 states that local planning authorities should not refuse planning

permission for buildings or infrastructure which promote high levels of sustainability

because of concerns about incompatibility with an existing townscape, if those

concerns have been mitigated by good design (unless the concern relates to a

designated heritage asset and the impact would cause material harm to the asset or its

setting which is not outweighed by the proposal's economic, social and environmental

benefits).




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Regional Policy

The Joint Core Strategy for Broadland, Norwich and South Norfolk

6.16 Three local authorities including Broadland, adopted a Joint Core Strategy (JCS)2 in

March 2011, providing co-ordinated strategic planning guidance for delivering growth.

6.17 The application site is located within the Norwich Policy Area (NPA) which is a focus for

major growth with some 7,000 dwellings sought via an urban extension to Old Catton,

Sprowston, Rackheath and Thorpe St Andrew growth triangle. Around 30ha of new

business park space are also proposed for allocation.

6.18 A Northern Distributor Road (NDR) is proposed to provide strategic access to the

growth triangle.

6.19 Of particular relevance to this Chapter, the urban extension is to include:

The retention of existing important green spaces and significant levels of

heathland re-creation; and

Restoring and conserving historic parkland and important woodland.

6.20 A number of JCS policies2 are relevant to this chapter namely:

Policy 1 Addressing climate change and protecting environmental assets; and

Policy 2 Promoting good design.

Local Policy

Broad Broadland Local Plan (Replacement) Saved Policies

6.21 There are a number of planning policies within the Broadland Replacement Local Plan3

which are of particular relevance, including:

ENV2 Layout and Design of Development;

ENV3 Landscaping of Development;

ENV5 Management of natural features and provision of compensating features

for those lost through Development;

ENV8 Areas of Landscape Value;

ENV10 Historic Parklands;

RL2 Provision of additional sports and recreational facilities; and

2 Greater Norwich Development Partnership, (2011); Joint Core Strategy for Broadland, Norwich and South Norfolk. GNDP.

3 Broadland District Council, (2006); Broadland District Local Plan (Replacement). BDC.




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RL7 New residential development and the provision of outdoor recreational

space.

6.22 The Proposals Map of the area is shown on Figure 6.1.

Landscape Character Assessment Supplementary Planning Document

6.23 The Landscape Character Assessment Supplementary Planning Document (SPD)4 is

supplementary to JCS Policy 1 Addressing Climate Change and Protecting

Environmental Assets2. The SPD defines particular landscape character areas within

the councils administrative boundaries and identifies the extent to which proposals for

development preserve or enhance landscape character.

ASSESSMENT METHODOLOGY

6.24 This assessment has been prepared in accordance with published and widely accepted

guidance, namely the Guidelines for Landscape & Visual Impact Assessment, 20025;

and the Landscape Character Assessment Guidance for England and Scotland, 20026.

These are widely regarded by professionals as the industry standard on the subject.

The guidance reflects recent changes in the recommended approach. As with the 1st

Edition of the Guidance for the Assessment of Landscape & Visual Impacts, it is the

responsibility of the landscape professional carrying out the assessment to ensure that

the approach and methodology adopted is appropriate to the particular development

being proposed.

6.25 The assessment distinguishes between landscape impacts and visual impacts which,

although related, are different. Landscape impacts are changes in the fabric, character

and quality of the landscape. Visual impacts relate solely to changes in available views

of the landscape and the effect of these changes on people.

Temporal Scope

6.26 The time frame, or temporal scope of this Chapter is 15 years following completion of

the proposed development. An assessment of the proposed developments impact

during construction is undertaken as well as impact on completion in Year One, Winter,

which is the worst-case scenario. The 'worst-case' is when leaves are off the trees and

is used to describe the potentially most significant and most negative impact. A

predicted impact assessment is undertaken for Year Fifteen, Winter, which includes the

4 Broadland District Council, (2008); Landscape Character Assessment SPD 2008 adopted in 2012. Broadland District Council

5 The Landscape Institute and Institute of Environmental Management and Assessment, (2002); Guidelines for Landscape & Visual Impact

Assessment. Second Edition. Ed. Taylor and Francis. Spon Press

6The Countryside Agency and Scottish Natural Heritage, (2002); Landscape Character Assessment. Guidance for England and Scotland.

The Countryside Agency & Scottish Natural Heritage




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proposed mitigation such as the established landscape when the new vegetation will

have matured. The residual impact is considered to be after 15 years from completion.

Technical Scope

6.27 Preparation of this assessment involved the following key stages;

Baseline survey;

Identification of potential effects;

Identification of sensitive landscape and visual receptors;

Description and quantification of the changes to the baseline;

Identification of mitigation measures; and

Evaluation of the predicted effects.

6.28 Effects are assessed on landscape/townscape resources/receptors

(landscape/townscape impact assessment) and visual resources/receptors (visual

impact assessment). The significance of effect on a landscape or visual receptor is a

function of the sensitivity of the receptor to change and the magnitude of change

caused by the proposed development.

6.29 A number of site visits have been undertaken to get a good working knowledge of the

application site and the initial tranche of panoramas from the specified viewpoints for

the visual assessment were taken in winter 2011 when the leaves were off the trees.

This represents the 'worst-case' scenario in terms of landscape and visual impact.

6.30 A digital SLR camera was used with a 35mm focal length, which represents as closely

as possible the view from the human eye. The panoramic photographs were stitched

together digitally to represent a continuous field of view. It should be noted, however,

that the merged photographs illustrate the views from the viewpoint locations but

there is no substitute for visiting the site personally to ascertain the views and

potential impacts.

6.31 A number of viewpoints, illustrated in Figure 6.2 Viewpoint Locations were selected

from the total taken to best represent a comprehensive representation of the views

towards the development.

Baseline Survey

6.32 The baseline survey was carried out to record and analyse the existing landscape

characteristics and the value of the Landscape & Visual resources in the vicinity of the

proposed development. This included:

Desk-study to identify the landscape character and likely Zone of Visual Influence

(ZVI);




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Research to establish the landscape and environmental context including nature

conservation interest and aspects of cultural heritage;

An analysis of landscape/townscape characteristics in order to understand how

they are made up and experienced as well as ascertaining their relative

sensitivity; and

The desk-top survey established the ZVI from which the Zone of Visual

Significance (ZVS) was established by field survey. A number of site visits made

over a period of time helped refine the ZVS. The ZVS represents worst-case.

Whilst this is an indication of the spatial scope where the visual effects could be

expected to be more or less significant, a more extensive record of panoramas

from viewpoints beyond the ZVS was made.

The Study Area

6.33 The study area for this Chapter has been largely determined by the proposed

development's ZVI, defined as the extent of visibility of the proposed development.

This was determined by a desk-top review and verified on-site. The ZVI is essentially

the area contained by the urban edge of North East Norwich, Spixworth to the north,

Rackheath to the east and St Faith's Road. However, there are aspects of the

landscape which extend beyond this and the most appropriate area is used for the

aspects under consideration. These areas are illustrated by the relevant plans.

Proposed Development

6.34 A full description of the proposed development is given in Chapter 2.0: Proposed

Development of this ES.

6.35 The process of masterplanning is iterative, and the findings of this assessment have

fed into the Masterplan so that, for example, the lowest densities and building heights

are around sensitive edges. At the rural edge, a maximum of three storey dwellings

are proposed, representing overall densities of between 15 and 25 dwellings per

hectare (dph). This allows a greater integration and soft edge between the proposed

development and rural hinterland. The greater area is typically between 32.5 and 37.5

dph. The density and heights build up to the squares. The maximum height is five

storeys on the High Street and Wroxham Road Square with the High Street having an

average density of 70 dph and Wroxham Square 55 dph.

6.36 The primary access points are:

Off Wroxham Road opposite the current entrance to the Sprowston Manor golf

course and hotel;




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Diversion of the North Walsham Road to run through the proposed main square

and then follow the current alignment of Church Lane north of the square,

rejoining the current North Walsham Road at Red Hall Farm; and

Access off the Buxton/Spixworth Road.

6.37 Church Lane will remain closed to vehicular traffic where it enters the application site

to the south.

Landscape & Visual Impact Assessment Scope

6.38 The scope of the Landscape & Visual Impact Assessment (LVIA) has been informed by

the Scoping Report (Appendix 1.1. of this ES) and the desk-top review. The inherent

landscape sensitivities which were identified in the scoping report are:

Areas of mature landscape structure including blocks of woodland, tree belts,

copses of mature trees, remnant hedge boundaries and hedgerow trees, and

parkland trees punctuating a landscape of predominantly arable farmland;

Landscape and recreational value associated with mature woodland;

Landscape setting to the city of Norwich, albeit with a strongly ordered human

influence; and

Historic buildings with a strong local vernacular.

6.39 The proposed viewpoints were sent to officers at the Broadland District Council on the

22nd December 2011. Officers then requested that the panoramas from the proposed

viewpoints were sent. This was done on 9th January 2012. The viewpoints and

panoramas were subsequently tabled at a meeting with the Council on 26th January

2012 for their further consideration.

6.40 The opinion of the Council was sought considered to ensure that the applicant had

considered all viewpoints considered important or whether they wished for additional

viewpoints to be included.

6.41 No additional viewpoints were requested, however, the applicant has added Viewpoint

18a and 18b since that time to ensure a comprehensive coverage of viewpoint

locations at Figure 6.2 Viewpoint Locations.

6.42 This assessment is based on the Parameter Plans and documentation supporting the

planning proposed development and as described in Chapter 2.0: Proposed

Development.

6.43 Beyond the area chosen, the visual effects of the proposed development are not

considered likely to be significant. This is due in part to:

Intervening distance;

Scale and height of the built components of development in relation to distance;




129

The effect of reduced contrast between different landscape textures and colours at

increasing distance;

Topography;

Intervening buildings, trees and vegetation; and

The increasing importance of atmospheric conditions such as haze.

6.44 In this way, a record of landscape character and sensitive receptor viewpoints was

made and potential mitigation measures identified.

Identification of Potential Effects

6.45 Identification of potential effects has formed part of the design process and fed back

into the evolving design. The design parameters (Parameter Plans) provide sufficient

information to identify the likely:

6.46 Visual impacts are concerned wholly with the effect of the development on views as

perceived by people who have, or will have, views of the development.

Scale and nature of changes to landscape characteristics and landscape value; and

Changes affecting visual amenity.

Impacts and Receptors

6.47 The potential impacts have been assessed by the consideration of:

The sensitivity of the resource or receptor; and

The magnitude of change brought by the development to the resource or receptor.

6.48 From this, the impact is extrapolated by means of a matrix (see Table 6.1). The use of

matrices allows transparency to the judgements made.

6.49 Landscape impacts are defined by the Landscape Institute as 'changes to landscape

elements, characteristics, character and qualities of the landscape as a result of

development.5 These can be adverse, neutral or beneficial. Landscape receptors are

elements which can be affected by landscape impacts.

6.50 The term 'resource/receptor' is used in LVIAs to mean an element or assemblage of

elements that will be directly or indirectly affected by the proposed development. The

desk and field studies identify sensitive resources/receptors.

6.51 The sensitivity of the landscape/townscape (landscape/townscape receptors/resources)

depends upon an evaluation of 'each key element or characteristic of the landscape

likely to be affected by the proposed development, considering factors such as quality,

value and contribution to landscape character, its ability to accommodate change and

the degree to which elements or characteristics can be replaced or substituted.5




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6.52 Identification of the sensitivity of the visual resource (visual receptors/resources)

depends upon the location and context of the viewpoint and enabled viewing

opportunities, the context, expectations, activity or occupation of the

receptor/resource, and the importance of the view. It is also a function of the context

and proximity of the viewpoint in relation to the proposed development. This is

illustrated by the viewpoints chosen.

6.53 Assessing receptor sensitivity is a complex task as the landscape, including character

and visual aspect of value, is subjective to the individual due to perception and

experience. The principles for identifying sensitivity are set out in Table 6.1. Thus the

sensitivity of the receptor is a value judgement depending upon relative importance to

the individual or society to its various aspects or components. This assessment is

made by a professional experienced LVIA and to enable a more transparent review of

how these judgements are made, assessment matrices are used. The sensitivity matrix

is set out in Table 6.1 below. The terminology used within this Chapter differs from

those set out in Chapter 1.0: Introduction & Assessment Methodology of this ES. The

terminology, used within this Chapter is considered appropriate and has been adopted

with reference to key industry guidance and professional expertise.

6.54 The sensitivity of the landscape or visual receptors/resources is categorised as Very

High, High, Medium, Low or Negligible.

Landscape & Visual Sensitivity Matrix Table 6.1

Sensitivity Resource/Receptor Characteristics

VERY HIGH Landscape Receptor

Distinctive landscape feature/resource of

national importance such as Site of Special

Scientific Interest, National Parks and

Scheduled Ancient Monuments with no or

limited potential for substitution.

Landscape Character Distinctive landscape character within

nationally designated areas very susceptible to

change with no or limited potential for

substitution. Users are often very aware of the

value of the landscape.

Townscape Character Resources of national importance such as

Grade I and Grade II* listed buildings.

Visual Users are often very aware of the importance

of the view over nationally or regionally

distinctive areas.




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Sensitivity Resource/Receptor Characteristics

HIGH Landscape Receptor

Regional or County important components of

the landscape such as Regional and Country

Wildlife Sites susceptible to relatively small

change.

Landscape Character Regional or County important landscape

character susceptible to relatively small

change.

Townscape Character Regional of County important resources or

receptors such as Grade II listed buildings and

Conservation Areas.

Visual Viewers with proprietary interest and

prolonged viewing opportunities e.g. a person

viewing from their home, or a person on a

bridleway or public footpath.

MEDIUM Landscape Receptor

Resources of district importance.

Landscape Character A landscape of moderately valued

characteristics reasonably tolerant of change.

Townscape Character Buildings and groups of buildings of

moderately valued characteristics with limited

potential for substitution.

Visual Viewers with a moderate interest in their

environment e.g. users of recreation facilities,

sports grounds and public open spaces.

LOW Landscape Receptor

Resources of local importance with potential

for substitution.

Landscape Character A landscape of local significance, with

potential for substitution.

Townscape Character Relatively indistinct townscape e.g.

undesignated buildings of some limited

historical significance.

Visual Viewers with a passing interest in their

surroundings, e.g. motorists, or workers at an

industrial estate.

VERY LOW Landscape Receptor

Unimportant or degraded, relatively easily

substituted.

Landscape Character Unimportant or degraded, relatively easily

substituted.

Townscape Character Unimportant or degraded, relatively easily

substituted.

Visual Viewers with minimal interest in their

surroundings.




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Magnitude of Effect

6.55 The effects of the proposed development are quantified by identifying the magnitude

of the effect on the landscape and visual resources/receptors described in the baseline.

6.56 The magnitude of effect on landscape features and character includes consideration of

the scale and nature of features in either removed or introduced, the extent of loss of

vegetation and other features and the degree to which the landscape character may be

altered.

6.57 The magnitude of visual effect is gauged by the degree to which specific views would

change. This would depend on distance, for example, on views of increasing distance

the effect becomes less significant. This is why the ZVI of a proposal is generally

greater than the zone in which the effects are likely to be significant the ZVS.

6.58 The magnitude of effect on the landscape and visual resources/receptors is defined in

Table 6.2 below.

Magnitude of Effect Table 6.2

Magnitude Resource/Receptor Characteristics

SEVERE Landscape Receptor Total loss/damage/destruction of, or major

alteration/changes to key

elements/features/characteristics of the

receiving environment.

Landscape Character

Townscape Character

Visual

MAJOR Landscape Receptor Significant loss of, or major

alteration/changes to key


receiving environment. Landscape Character

Townscape Character

Visual

MODERATE Landscape Receptor Partial loss or alteration/changes to key


environment or the introduction of elements

that may be prominent within the receiving

environment.

Landscape Character

Townscape Character

Visual

MINOR Landscape Receptor Minor loss or alterations/changes to key



noticeable within the receiving environment. Landscape Character




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Magnitude Resource/Receptor Characteristics

Townscape Character

Visual

NEGLIGIBLE Landscape Receptor Very minor loss or alterations/changes to

key elements/features/characteristics of the



Townscape Character

Visual

NONE Landscape Receptor No loss or alterations/changes to key




Townscape Character

Visual

Significance of Impacts

6.59 The significance of an impact on the landscape or visual receptor is a function of the

scale, duration, magnitude of the effect, and the sensitivity of the receptor, as

illustrated in Table 6.3.

6.60 The matrix shows how a slight effect on a highly sensitive view is more significant than

a moderate effect on a low sensitive view.

6.61 Impacts can be beneficial, adverse or neutral. The impacts are described as beneficial

to some degree, neutral, or adverse to some degree. These are largely professional

value judgements.

6.62 The assessment of significance and whether the impact is adverse, neutral or beneficial

assumes a worst-case scenario when leaves are off the trees and there is minimal

screening from vegetation for example.




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Significance of Impact Table 6.3

SENSITIVITY OF RECEPTOR

M

AG

NITU

DE O

F E

FFEC

T

Very

High

High Medium Low Very Low

Severe Severe/

Major

Major Major/

Moderate

Moderate Moderate/

Minor

Major Major Major/

Moderate

Moderate Moderate/

Minor

Minor

Moderate Major/

Moderate

Moderate Moderate/

Minor

Minor Minor/

Negligible

Minor Moderate Moderate/

Minor

Minor Minor/

Negligible

Negligible

Negligible Negligible Negligible Negligible Negligible Negligible

None None None None None None

6.63 This method allows transparency showing how impacts are assessed. However, there

are occasional circumstances when an adjustment is required to the matrix to reflect

local conditions or the relative weighting of factors. In these instances, professional

judgement is used to assess impact.

6.64 In this way changes in landscape characteristics, including elements of landform, land

cover and land-use as well as significant features are described and broadly quantified.

The effect of these changes of aspects of landscape value are also described in terms

of scenic quality, designated landscape, heritage interests, tranquillity, sense of place,

rarity or uniqueness and nature conservation interests.

6.65 Predicted changes to the visual baseline are described for each sensitive

resource/receptor.

6.66 Consideration is given to change during construction including enabling work and the

operation phase on completion and after 15 years.

6.67 Changes to the baseline can have a different character ranging from Large Positive to

Large Negative change. These are set out in Table 6.4 below.




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Character of Change Table 6.4

Change Characteristics

Large Positive (Beneficial) change Proposals would prevent further degradation of an asset

and be consistent with their long-term preservation; would

increase accessibility and understanding of visible assets by

removal of visually intrusive elements. Changes that have a

beneficial impact on receptors and resources (e.g. creation

of wildlife habitats through planting works).

Moderate Positive (Beneficial)

change

Proposals would reduce rate of current degradation and/or

enhance existing character.

Slight Positive (Beneficial) change Proposals would reduce rate of current degradation.

No Change (Neutral or

Negligible/Insignificant)

Proposals would not result in loss of any resource, asset or

feature.

Slight Negative (Adverse) change Change the nature of but not result in loss of any resource,

asset or feature. Effects that persist for a limited period

only; for example, those associated with particular

construction activities or which may disappear due to

natural recovery of the environment of their assimilation

into it.

Moderate Negative (Adverse)

change

Proposals would result in partial destruction of any

resource, asset or feature. Changes that have an adverse

impact on receptors and resources.

Large Negative (Adverse) change Proposals would result in complete destruction of any

resource, asset or feature. Highly visually intrusive and

would compromise the integrity/appreciation of preserved

assets and character of resource. The effects that result

from a large adverse change to the baseline environment or

which persist for the foreseeable future.

Identification of Mitigation Measures

6.68 Mitigation measures have been considered in relation to:

Primary measures which form part of the iterative design process; and

Secondary measures designed to address any residual adverse effects of the

development.

Evaluation of Predicted Residual Effects

6.69 Predicted landscape and visual effects are assessed in terms of their scale, duration,

magnitude, level and nature on the identified sensitive receptors.

6.70 The matrices allow consistency and transparency of approach. The nature of change

whether adverse, neutral or beneficial is guided by Table 6.4, but it is a subjective

consideration based on professional judgement.




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Lighting and Night-time Effects

6.71 At each viewpoint, this Chapter takes into account a general assessment of the likely

magnitude of lighting infrastructure within the general view. Night-time effects and the

potential significance of any impacts on the night landscape are considered. Broad

recommendations are made on the lighting design in mitigation to limit light pollution

on the surrounding communities and countryside.

EXISTING BASELINE CONDITIONS

Establishing the Baseline

6.72 The study area of this Chapter goes beyond the redline boundary of the application site

in order to understand the context, as the landscape and visual aspects which may be

impacted by the proposed development do not stop at the application site boundary. It

is guided by the Scoping Opinion as well as landscape and visual considerations

determined by the desk-top review and site visits. The landscape and environmental

considerations go well beyond the area of the application site. The visual study area is

guided by the desk study and refined by the site visit which takes in locations from

which the proposed development may have an impact.

6.73 The application site lies in the eastern, upland part of the Broadland region, within the

wide expanse of land that separates the Rivers Bure from the River Yare to the south.

The site lies some distance from the River Bure, the nearest extant water course being

a tributary known as Dobbs Beck. The northern limits of Norwich lie close to the

southern edge of the study area.

6.74 The application site therefore sits on the urban fringe of Norwich but retains a largely

rural character. The variety of landscape types in this area help to give a distinctive

character to individual parts of the site.

6.75 Figure 6.1 illustrates the environmental designations of the area as defined in the Local

Plan3.

6.76 There is an Area of Landscape Value (ENV8)3. to the northeast of the application site.

This is part of a larger area of the same designation which stretches approximately

between the North Walsham Road to the east of Spixworth to the Salhouse Road to the

southeast.

6.77 There are Historic Parkland/Historic Gardens ENV103 in the near vicinity of the

application site; one is Rackheath Park and the other adjacent and opposite the site on

the other side of the Wroxham Road called Sprowston Park, currently comprised of a

hotel with a golf course.




137

6.78 Figure 6.3 Topography Plan illustrates the topography of the local area. The landscape

around the application site is relatively contained with few long views apart from views

over fields which tend to be curtailed by hedgerows or plantations.

6.79 There are few Public Rights of Way (PRoW) in the area. There is a PRoW to the south

of the application site as shown in Figure 6.4.

The Application Site

6.80 The application site is located to the northeast of Norwich and consists of

approximately 207.4 hectares. It is predominantly agricultural land with a significant

part comprising the historic Beeston Park.

6.81 The application site incorporates almost all of the land that lies south of Beeston Lane

between Buxton Road and Wroxham Road. It also includes all of the fields immediately

to the north of Beeston Lane and two fields to the west of Buxton Road. Much of this

land is currently arable fields, although the site also incorporates a small number of

uncultivated blocks of pasture. The application site also includes a significant

proportion of the land within the small parish of Beeston St Andrew as well as fields

that fall within the neighbouring parishes of Sprowston, Spixworth and Old Catton.

6.82 The application site is bounded to the south by the established communities of Old

Catton and Sprowston, to the east by Sprowston Manor Golf Club and to the west by

Norwich Airport Industrial Estate. North of the application site runs the proposed route

of the NDR beyond which lies the village of Spixworth.

6.83 The application site lies on or close to three radial routes to and from central Norwich:

the A1151 Wroxham Road immediately to the east of the site; the B1150 North

Walsham Road which bisects the site and the Buxton/Spixworth Road to the west.

6.84 The application site lies between 20 and 35m Above Ordnance Datum (AOD) (Figure

6.3 Topography Plan) on a minor ridge with the land falling away to the north and east

towards the Broads. The easternmost fields show more marked changes in elevation,

the ground dropping away, quite noticeably in places, towards Dobbs Beck and into a

series of minor dells which run off it. To the south the land dips slightly before rising

again towards the Mousehold Heath area of Norwich.

6.85 Part of the application site is designated as an Historic Parkland/Historic Garden ENV10

which is a local designation Figure 6.1. These elements are part of Beeston Park and

Park Farm.

6.86 The night-time environment, due to its rural location is indicative of an E2

Environmental Zone, an area of low district brightness as defined by the Institute of

Lighting Engineers.




138

The Study Area

Landscape Baseline Character

6.87 For landscape character, the LVIA undertakes a desk-top review of national, regional

and local assessments to take into account the site's landscape setting within its

context and then proceeds with a local character assessment within the study area.

6.88 The hierarchy of assessment has been considered from national and regional through

to local levels and is informed by:

The Character of England Map (originally developed by the former Countryside

Commission and English Nature with support from English Heritage)7;

Detailed description of the Joint Character Areas obtained from the Natural

England web pages7; and

Broadland District Landscape Character8.

6.89 These character assessments form part of the landscape/townscape baseline for the

LVIA and are summarised below.

The Character of England

6.90 The National Character Assessment7 describes the application site as lying in Character

Area 78 as shown in Figure 6.5. The national assessment amalgamates 78 Central

North Norfolk with 84 Mid Norfolk and describes the key characteristics as:

Distinctive steep northern slope and more gentle southern face of Cromer Ridge,

with outlying spurs and hills, is most distinctive topographical feature;

Variable geology, with extensive sand and gravel soils. Topography variable with

notably vigorous minor undulations and some flat areas;

Predominantly arable, with variable field sizes, generally medium rather than

large; relatively well wooded, often a reflection of sporting interest within the

estates, but with little ancient woodland;

Remnant ancient countryside with patchwork field system which has been

sporadically rationalized, particularly towards the west. Sinuous lanes and mixed

hedges, with sunken lanes a feature of the Cromer Ridge;

7 Website: http://www.naturalengland.org.uk/publications/nca/default.aspx [Accessed September 2012]

8 Chris Blandford Associates, (2008); Broadland District Landscape Character. BDC.




139

Large number of small- to medium-size 18th Century estates, with more parkland

north of river Wensum and a notable parkland belt between the rivers Wensum

and Bure;

Dispersed villages and isolated farmhouses within complex minor road network.

Red brick and flint with pantiled or pegtile roofs. Cohesive 17th and 18th Century

vernacular architecture. Denser settlement pattern south of river Wensum;

Great density and stylistic variety of churches, often associated with small villages

or estates;

Areas of heathland, especially along Cromer Ridge and in the west, reflecting

lighter soils north of river Wensum; and

Coastal holiday resorts of Cromer and Sheringham.

6.91 The land is described as rolling within the Wensum and Yare valleys close to Norwich.

This rolling aspect is typical of the area immediately around the site and small- to

medium-size 18th Century estates described as characteristic of this character type is

also typical of this area. The sunken lanes described as a feature of the Cromer Ridge

are not typical of this area. For example, Church Lane is a narrow lane with banks on

both sides and not sunken in the accepted sense of the term.

6.92 This is a landscape of moderately valued characteristics and reasonably tolerant of

change. The sensitivity of this receptor is therefore Medium.

Broadland District Landscape Character

6.93 This document8, undertaken in 2008 by Chris Blandford Associates on behalf of

Council, describes the application site as within two character areas; E3 Spixworth

Wooded Estatelands and E4 Rackheath and Salhouse Wooded Estatelands illustrated

in Figure 6.6.

Local Character Area E3 Spixworth

6.94 This character area is described as forming a narrow belt of land abutting the northern

settlement edge of Norwich. The land within this area forms part of an extensive area

of sands and gravels that rises gently northwards towards the centre of the district. Its

simple geology is broken up by areas of loam, which coincides with higher quality

agricultural land. Although land use within the area is influenced by its close proximity

to Norwich, a large proportion of the area is still in arable cultivation, especially in

western parts.

6.95 Although the area abuts the urban edge of Norwich, the landscape generally comprises

a semi-rural character. The influence of the Airport is substantial and greatly dilutes

the area's rural character. In eastern parts of the area, parcels of land form a

patchwork of rectangular fields and woodland. Part enclosure of the land has allowed




140

medium sized estates to develop around large houses and halls. The assessment

continues that these are smaller and less dramatic than those in the north of the

district, but comprise a similar parkland character and that one of these has been

converted into a hotel and surrounding parkland has been converted into a golf course.

6.96 The following inherent landscape sensitivities have been identified:

Mature landscape structure in eastern parts, including large blocks of woodland

(including coniferous plantations), tree belts, copses of mature trees, remnant

hedge boundaries and hedgerow trees, and parkland trees associated with large

houses and halls;

High landscape and recreational value associated with mature woodland; in

particular the woodland located in eastern parts on the settlement edge of

Norwich;

Forms an important landscape setting to the city of Norwich;

Landscape setting of villages;

Landscape setting of historic houses and halls; and

Open skyline in western parts.

6.97 The application site demonstrates some of these characteristics. It was noted that

there are limited views of the site from the urban edge of Norwich. The assessment

also notes that the mixture of land uses within the area generally coincides with a

fairly weak sense of identity.

6.98 This is a landscape of moderately valued characteristics reasonably tolerant of change

and therefore of Medium sensitivity.

Local Character Area E4 Rackheath and Salhouse

6.99 This landscape character area is described as forming a large tract of land extending

southwards from the edge of the Bure valley within Broads Authority Area. The

topography of this area is generally flat, particularly in western parts, and falls

gradually towards the Broads. The land becomes increasingly undulating in northern

and eastern parts, and where tributaries of the Yare and Bure rivers incise it. Geology

is an important influence on the character of the area. Located on a band of sands and

gravels, the soils produced are light, sandy, and less fertile that the high quality land

further west.

6.100 Historically, much of this character area formed part of a large area of heathland. The

heathland extended from the northern settlement edge of Norwich almost to Salhouse.

Today, only areas of heath retained within the urban area of Norwich remain

(Mousehold Heath), which contain high ecological value and provide an important

landscape resource.




141

6.101 The area has only a recent history of agricultural development. The Enclosure Acts that

eventually led to the parcelling of this land have created a strong geometric layout,

with medium-sized regular fields and a strong grid road pattern. These mostly arable

fields are interspersed with plantations, copses of mature trees and woodland belts,

along with remnant patches of heath.

6.102 Retained for a long period as an area of common land, few settlements developed

within this landscape. Many of the settlements located in this area have only developed

in recent years, providing housing on the outskirts of Norwich along main transport

routes, often nucleated around road junctions. The settlements form blocks within the

surrounding rural landscape, and often comprise abrupt boundaries. This is particularly

evident in western parts of the area.

6.103 In northern and western parts of the area, part enclosure of the land has allowed

medium sized estates to develop around large houses and halls, such as Beeston Park,

Salhouse Hall, Rackheath Hall and Woodbastwick Hall, in several places with their

associated Historic parkland. These are smaller and less dramatic than those in the

north of the district, but comprise a similar parkland character.

6.104 The following inherent landscape sensitivities have been identified:

Mosaic of parkland, arable fields and woodland, providing a diverse and interesting

landscape character, particularly in northern and western parts;

Mature landscape structure including blocks and belts of woodland, copses of

mature trees and intact hedgerows, providing a robust visual mosaic, particularly

in eastern parts;

Landscape setting of historic houses, halls and churches;

Architectural and landscape features of houses and halls, including scenic parkland

landscapes rich in idyllic components such as rides, parkland trees and lakes;

Linear hamlets with a strong historic core;

Landscape setting of hamlets and villages;

Rich historic character and a strong sense of place, particularly in northern and

western parts;

Characteristic northerly views over descending wooded slopes to the Broads, and

associated close wooded horizon; and

Historic buildings and settlement character within Salhouse and Woodbastwick

(recognised by designation as a Conservation Area).

6.105 Beeston Park lies within the application site. This is a landscape of moderately valued

characteristics reasonably tolerant of change and therefore of Medium sensitivity.




142

Local Landscape Character

6.106 The land use of the application site is shown at Figure 6.7 and primary landscape

features associated with the site are shown at Figure 6.8. These were taken into

account to make a local character assessment undertaken through observation during

site visits. The character areas described below are shown at Figure 6.9.

Plateau Farmland

6.107 The summary of characteristics is as a generally flat arable landscape with

medium/large fields.

6.108 Historic lanes are associated with this character type. These are typically narrow with

banked, hedged verges and often with mature Oak trees of considerable stature.

6.109 There are some strong hedgerow boundaries often with substantial Oak trees. These

are often associated with historic lanes such as Church Lane and field boundaries as

shown on the Tithe in Map at Figure 6.10 and the 1946 aerial photographs at Figure

6.11. Some of these are likely to be historic. The medium/large fields allow views

across to woodland beyond.

6.110 This character area is determined to be moderately valued and reasonably tolerant of

change. It is therefore of Medium sensitivity.

Beeston Parkland

6.111 This has the original 18th Century hall with a local designation as historic parkland. It is

enclosed by mixed plantation woodland. The topography slopes up from the north to

the southern end of the park and the public road which passes through has an informal

rural character of a parkland drive. Whilst it is still recognisable as an estate it is likely

that over the years its condition is not as it once was.

6.112 This is Historic Parkland covered by Policy ENV10 in the Local Plan3, as well as being

within a designated Area of Landscape Value ENV8 in the Local Plan (Figure 6.1).

6.113 Certain areas have been identified for the protection of their landscape importance,

based on their scenic quality, sense of place, unspoilt character and value as a

resource, conservation interest and consensus of opinion. The higher quality areas

have been classed as Areas of Landscape Policy ENV83.

6.114 Policy ENV8 states that 'Areas of landscape value are defined on the proposals map,

indicating those areas of special scenic quality or importance in the landscape. The

inherent visual qualities and distinctive character of these areas will be protected.

Development will only be permitted where this is not detrimental to the character,

scenic quality or visual benefit of the area.'3




143

6.115 The Council states that in Norfolk the historic parklands associated with large country

houses greatly contribute to the landscape and heritage of the county. The importance

of historic parks and gardens is recognised by the maintenance of a Register of Parks

and Gardens of Special Historic Interest by English Heritage which contains those of

national importance. A study by Norfolk County Council identifies additional ones of

local importance. Beeston Park is identified as being of local importance.

6.116 Policy ENV10 states that 'The District Council will promote the restoration and

maintenance of historic parkland landscapes and historic gardens shown of the

Proposals Map. Development which would adversely affect their character and setting

will not be permitted.'3

6.117 Most landscapes are of Medium sensitivity, however, because of its designation this

landscape is determined as having a High/Medium sensitivity to reflect its designation.

Its character is susceptible to relatively small change. The worst-case was taken of

High sensitivity.

Red Hall Parkland

6.118 This is compact historic parkland enclosed by mixed plantation woodland. It has a

gently sloping topography, with grassland subdivided into grazing paddocks. A public

road passes through the parkland, with the informal rural character of a parkland

drive. This parkland is within a designated Area of Landscape Value ENV8 in the Local

Plan3.

6.119 Most landscapes are of Medium sensitivity, however, because of its designation this

landscape is determined as having a High/Medium sensitivity to reflect its designation.

Its character is susceptible to relatively small change. The worst-case was taken of

High sensitivity.

Sportsfields

6.120 This is a flat area heavily influenced by formal human sporting activity and consists of

mixed sports pitches with associated buildings and access roads, connected to the

Norwich Rugby Club and Norwich School. It is also influenced by the adjacent B1150.

There are some remnant boundary hedgerows and trees bordering the sports fields

and good hedgerow cover along the roadside.

6.121 Whilst most landscapes are considered Medium, this landscape is considered to have a

Low sensitivity reflecting that it is heavily influenced by sporting activity and the

adjacent B1150.

Enclosed Plateau Farmland

6.122 This has small/medium fields which are generally grassland and strong hedgerow

boundaries some of which follow historic features and are likely to be historic.




144

Boundary oak trees are important landscape features. This landscape is considered to

be of Medium sensitivity.

Fragmented Plateau Farmland

6.123 This area is characterised by relatively open arable fields and sparse hedgerows

allowing only medium/long distance views where topography allows. Whilst there is

some remnant boundary Oak trees the hedgerows are sometimes fragmented with

extensive gaps set in a generally arable area with medium to large fields. The

landscape framework is weak.

6.124 There are some discordant elements, such as residential built edge and airport

lighting.

6.125 Whilst most landscapes are Medium sensitivity, this landscape has some discordant

elements. Even so, Medium is taken as worst-case.

Other Landscape Receptors

Public Rights of Way

6.126 The area offers a very limited system of paths used for informal recreation purposes as

illustrated in Figure 6.3. There is one designated PRoW which bounds the application

site to the south. Church Lane was once open to traffic and is now closed to vehicles.

Local walkers now use this as a walking route. The route will be retained in the

proposed development.

6.127 The sensitivity of this receptor is High as it is a valued resource.

Trees

6.128 There are substantial trees and plantations in the area. Mature trees on-site include a

number of mature Oak trees which are significant in the landscape.

6.129 Of the 339 trees and groups of trees recorded within the site, 89 are Category A trees,

many of which are Oak. There are 161 Category B trees and 71 Category C trees.

6.130 The sensitivity of this receptor is Medium as it is a locally valued resource of district

importance.

Hedges

6.131 There are a number of substantial hedges in the area. Some of these follow historic

features such as lanes and boundaries.

6.132 Hedgerow G392 has been classified as an Important Hedgerow under the Hedgerow

Legislation. Some of the hedgerows are identified as key commuting routes for bats.




145

6.133 The sensitivity of this receptor is Medium as it is a locally valued resource.

Historic Parks and Garden ENV10

6.134 This refers to the area covered by Policy ENV103 as illustrated in Figure 6.1 as a

landscape receptor.

6.135 It has a High sensitivity as it is valued at the Regional level. (This is also reflected in

the Character Areas as described above.)

Area of Landscape Value ENV8

6.136 This refers to the area covered by Policy ENV83 as illustrated in Figure 6.1 as a

landscape receptor.

6.137 It has a High sensitivity as it is valued at the Regional level.

Listed Buildings

Parish Church of St Mary and St Margaret

6.138 The Church is Grade I listed. It was built in the 14th Century and restored in 1889. It is

built of brick and flint. The church lies to the south of a cemetery and an area of

allotments. It is visually separated from the site by a significant tree screen.

6.139 The sensitivity of this receptor is Very High to reflect it is a resource of national

importance.

Wall, Gate and Gate-Piers of Churchyard of Parish Church of St Mary and St Margaret

6.140 The churchyard wall and gates listed Grade II and dated 1857 are of knapped flint,

gault brick and wrought iron. Similar to the church, these are visually separated from

the site by a significant tree screen.

6.141 The sensitivity of this receptor is High reflecting its regional importance.

Oak Lodge Farmhouse

6.142 This is a Grade II 18th Century farmhouse with major early 19th Century extension to

the west. It is part of an earlier brick and flint house. The farmhouse lies off the North

Walsham Road. It is surrounded by outbuildings. Whilst it is close to the site there is a

significant tree screen between the two. This has a High sensitivity.

6.143 The sensitivity of this receptor is High reflecting it regional importance.

Walls to South of Beeston St Andrew Hall

6.144 These are curved 18th Century Grade II listed. Whilst outside the redline boundary, no

development is proposed adjacent to the wall.




146

6.145 This has a High sensitivity reflecting its regional importance.

Visual Baseline

6.146 The landscape of this area of northeast Norwich is generally well contained as is not

evident in long distance views, with limited opportunities to view the application site

from outside the immediate area.

6.147 A number of viewpoints (Figure 6.11) have been used to represent views. The

panoramas from these viewpoints follow Figure 6.11.

6.148 Descriptions of the viewpoints are given below. These are supplemented by images

contained within Figure 6.12 a- z of this ES.

Viewpoint 1

6.149 View over the valley landscape close to the settlement of Rackheath (Figure 6.12a).

6.150 The sensitivity of this receptor is weighted High to take account of the proximity of

residences. This allows for worst-case.

Viewpoint 2

6.151 Glimpsed view over the valley landscape within a small industrial estate close to the

settlement of Rackheath (Figure 6.12aa).

6.152 The sensitivity of this receptor is considered Low to take account of the fact that most

viewers will only have a passing interest in their surroundings.

Viewpoint 3

6.153 View over the valley landscape close to the settlement of Rackheath on Green Lane

East. Viewers generally from passing vehicles (Figure 6.12c).

6.154 The sensitivity of this receptor is considered Low to take account of the fact that most

viewers will only have a passing interest in their surroundings.

Viewpoint 4

6.155 View over the valley landscape close to the settlement of Rackheath on Green Lane

East (Figure 6.12d).

6.156 The sensitivity of this receptor is considered Medium to take account of the proximity

to the nearby settlement of Rackheath and reflect the worst-case that viewers could

have a moderate interest in their surroundings.




147

Viewpoint 5

6.157 Views westwards over the valley landscape close to the settlement of Rackheath on

Green Lane East. Glimpsed view through gaps in the hedgerow, primarily by occupants

of passing vehicles (Figure 6.12e).

6.158 The sensitivity of this receptor is considered Medium to take account of the proximity

to Rackheath and reflect the worst-case.

Viewpoint 6

6.159 Views westwards towards Dobbs' Beck from Wroxham Road. Views over open arable

landscape, primarily by occupants of passing vehicles (Figure 6.12f).

6.160 The sensitivity of this receptor is considered Low to reflect that the view will be seen

primarily by occupants from passing cars.

Viewpoint 7

6.161 View westwards along the eastern boundary of the application site from Wroxham

Road. The narrow woodland belt of Sprowston Plantation partially screens the

development area but allowing glimpsed views through (Figure 6.12g).



Viewpoint 8

6.163 View westwards along the eastern boundary of the application site from Wroxham

Road on the western edge of the Sprowston Plantation (Figure 6.12h).



Viewpoint 9

6.165 View north westwards over arable fields and the urban fringe from the edge of the

Tesco development (Figure 6.12i).


primarily by viewers with only a passing interest in their surroundings.

Viewpoint 10

6.167 View north westwards from the car park close to the allotments and church on Church

Lane, Sprowston. This is a popular area for walkers using Church Lane, now closed to

vehicular traffic (Figure 6.12j).




148

6.168 The sensitivity of this receptor is given weight to reflect that receptors would have a

higher than normal expectation to the view due to the proximity of Church Lane,

popular for walkers.

Viewpoint 11

6.169 View north eastwards from the B1150 North Walsham Road at the urban fringe. The

road is a dominant feature and with mixed development creates a somewhat confused

character (Figure 6.12k).

6.170 The sensitivity of this receptor is Low to reflect that the view will be seen primarily by

occupants of passing cars.

Viewpoint 12

6.171 View south eastwards form North Walsham Road, with glimpsed views towards St.

Mary and St. Margaret's Church. This is a flat area with a relatively featureless

landscape with roadside hedgerows limiting views to the open landscape beyond

(Figure 6.12l).



Viewpoint 13

6.173 View south westwards from the North Walsham Road to the north of the application

site. The view is over fields and paddocks on the flatter plateau landscape of this area

(Figure 6.12m).

6.174 The sensitivity of this receptor if Low to reflect that the view will be seen primarily by


Viewpoint 14

6.175 View south westwards from the North Walsham Road to the northeast of Spixworth

(Figure 6.12n).



Viewpoint 15

6.177 View south westwards from the residential area on the south side of Spixworth (Figure

6.12o).

6.178 The sensitivity of this receptor is weighted to reflect the proximity to Spixworth and

allow for viewers with a proprietary interest.




149

Viewpoint 16

6.179 View south westwards from public footpath close to residential area on the southern

side of Spixworth (Figure 6.12p).

6.180 The sensitivity of this receptor is High as it is taken from a PRoW.

Viewpoint 17

6.181 View south eastwards from Quaker Lane to the southwest of Spixworth. The hedgerow

and Oak tree boundaries are an important feature of this flat landscape (Figure 6.12q).

6.182 The sensitivity of this receptor is Low to reflect that most of the views will be seen

primarily by occupants of passing cars.

Viewpoint 18a

6.183 This view is into the parkland of Beeston Hall along the entrance road through the

boundary plantation (Figure 6.12s).

6.184 The sensitivity of this receptor is taken as High to reflect that the receptor may have

heightened awareness of their surroundings.

Viewpoint 18b

6.185 This view is glimpsed through gaps in the hedgerow along the enclosed landscape od

Beeston Lane (Figure 6.12t).

6.186 The sensitivity of this receptor is weighted to Medium to reflect that although most of

the views will be primarily by occupants of passing cars it has been weighted to reflect

the potential heightened awareness of the landscape of Beeston Park and to reflect

worst-case.

Viewpoint 18

6.187 View south eastward from St Faith's Road (Figure 6.12r).

6.188 The sensitivity of this receptor is Low to reflect that most views will be seen primarily

by occupants of passing cars.

Viewpoint 19

6.189 View eastwards over arable fields at the urban fringe over the flat landscape and large

fields characteristic of this area (Figure 6.12u).

6.190 The sensitivity of this receptor is Low to reflect that most views will be seen primarily

by occupants of passing cars.




150

Viewpoint 20

6.191 View eastwards over arable fields at the urban fringe over the flat landscape and large

fields characteristic of this area (Figure 6.12v).

6.192 The sensitivity of this receptor is High to reflect the proprietary interest of the nearby

residents.

Viewpoint 21

6.193 View northwards from residential area off Buxton Road (Figure 6.12w).


residents.

Viewpoint 22

6.195 View northwards from residential area off Buxton Road (Figure 6.12x).


residents.

Viewpoint 23

6.197 View south eastwards from Church Lane, now closed to vehicles and regularly used by

local walkers. There is a strong landscape structure with mature hedgerows and a

number of veteran and mature boundary Oak trees (Figure 6.12y).

6.198 The sensitivity of this receptor is taken as High to reflect the heightened awareness of

receptors.

Viewpoint 24

6.199 View westwards from Beeston Lane, closed to through traffic. An area with a strong

landscape structure (Figure 6.12z).

6.200 The sensitivity of this receptor is High to reflect the potentially heightened awareness

of receptors.

Viewpoint 25

6.201 View southwards on Buxton Road. This area has a strong landscape structure with

mature hedgerow and field boundary Oaks with glimpsed views to the landscape

beyond (Figure 6.12aa).

6.202 The sensitivity of this receptor is Low to reflect that most of the views will be seen by





151

Viewpoint 26

6.203 View northwards from the residential area near St. Mary's Grove over fields to the Park

and Ride scheme. The field is regularly used by local walkers (Figure 6.12bb).

6.204 The sensitivity of this receptor is High. Additional weighting is given to sensitivity to

reflect proximity of existing residences.

Viewpoint 27

6.205 View south eastwards from North Walsham Road with glimpsed views towards St. Mary

and St. Margaret's Church, Sprowston. This is a flat, relatively featureless landscape

with roadside hedgerows limiting views to the open landscape beyond (Figure 6.12cc).

6.206 The sensitivity of this receptor is Low to reflect that the views will be seen mostly by

the occupants of passing cars.

ASSESSMENT OF POTENTIAL IMPACTS

Construction Phase

6.207 The enabling and construction phase of the proposed development is described in more

detail in Chapter 3.0: Development Programme & Construction of this ES. Key

potential impacts during construction include:

Cranes and scaffolding within the landscape/townscape, in particular during the

later phases of construction;

The effect of site vehicles and construction traffic within the application site and in

the surrounding areas;

Other components of construction, including stockpiles of materials;

Lighting of specific areas such as construction compounds; and

Through the construction phase, the change form an open area to an area of

development.

Operational Phase

Upon Completion

6.208 Key effects on completion include:

Change of land use and operation, which will not be uncharacteristic of the

surrounding land uses associated with the urban area of Norwich and will read as

very much part of the local scene on the edge of Norwich;




152

Change from a land use from a pastoral farmed landscape to a residential

development with associated infrastructure including lighting;

Establishment of new focal points, landmarks and vistas; and

The creation of a well-connected public realm and residential areas set in a well

tree'd and established landscape with considerable areas of open space and

access to water bodies.

15 years after Completion

6.209 Key effects include:

Maturing of the landscape infrastructure;

Maturing of the boundary and screening vegetation; and

Increasing integration of the proposal with the surrounding townscape existing

and recently developed.

Effects of Lighting

6.210 The proposed development would introduce artificial lighting into an area which is

generally unlit at the present time. The application site and immediate surrounding

identified as an E2 Environmental Zone, characterised as an area of low district

brightness.

6.211 The application site lies to the northeast of Norwich, but if other developments come

on-stream including the NDR, this area would be at the outer edge of the greater

residential area of Norwich and contained within the NRP. The proposed development

would not, therefore, be an outlier development but contained within the greater

Norwich area.

6.212 It is assumed that any proposed lighting, either during construction or operation, will

be restricted to the minimum required for construction works and for highway safety

requirements, and controlled in order to reduce or prevent light spillage onto adjacent

areas. It is also expected that times for on-plot luminance during the construction

phase will be controlled to accommodate working hours.

6.213 As a result, the effect on the nature conservation interest is likely to be kept to a

minimum and the effect on the landscape and townscape character is also likely to be

minimal.

6.214 The impact on very local views is likely to be significant, but these are relatively

limited as demonstrated in the visual assessment and would be further reduced when

viewed against the sky glow from the existing and proposed built areas.

6.215 In general, the occupiers of existing adjacent residential properties are likely to

experience elevated levels of artificial light; however extensive green infrastructure is




153

proposed which will include substantial planting helping reduce light spill into adjacent

areas.

Potential Impacts on Landscape Character

6.216 The interpretation of sensitivity and magnitude of effect is described in detail in the

preceding section. These two factors lead directly to the extrapolation of significance of

impact.

National Character Area

6.217 The magnitude of effect on this receptor (Character Area 78) is Negligible, considering

the overall extent of the receptor.

Receptor: Character Area 78 Central North Norfolk

Sensitivity: Medium

DURING CONSTRUCTION Magnitude Negligible

Significance of Impact Negligible

ON COMPLETION Magnitude Negligible


15 YEARS POST COMPLETION Magnitude Negligible


Broadland Landscape Character Area E3 and E4

6.218 The magnitude of effect on this character area (E3) is likely to be Negligible as the

proposed development represents a very minor loss.




154

Receptor: Local Character Area E3

Sensitivity: Medium







6.219 The magnitude of effect on this character area (E4) is likely to be Negligible as the

proposed development represents a very minor loss.

Receptor: Local Character Area E4

Sensitivity: Medium







Local Landscape Character

6.220 This local character area, Plateau Farmland, is relatively extensive in the area and the

magnitude of effect is likely to be Moderate with the partial loss of key elements and

the introduction of elements that may be prominent in the receiving environment.




155

Receptor: Plateau Farmland

Sensitivity: Medium

DURING CONSTRUCTION Magnitude Moderate

Significance of Impact Moderate/Minor

ON COMPLETION Magnitude Moderate


15 YEARS POST COMPLETION Magnitude Moderate


6.221 The local character area, Beeston Parkland, will be little affected by the proposed

development as it is intended to retain this character area. The magnitude of effect is

considered Negligible as the proposed development retains the parkland.

Receptor: Beeston Parkland

Sensitivity: Medium/High







6.222 The magnitude of effect on Red Hall Parkland is considered Minor as the proposed

development retains the parkland.




156

Receptor: Red Hall Parkland and Buildings

Sensitivity: Medium/High

DURING CONSTRUCTION Magnitude Minor


ON COMPLETION Magnitude Minor


15 YEARS POST COMPLETION Magnitude Minor


6.223 The magnitude of effect on the Sportsfields is considered to be Moderate worst-case

is taken.

Receptor: Sportsfields

Sensitivity: Low


Significance of Impact Minor





6.224 This local character area, Enclosed Plateau Farmland, is relatively typical in the local

area and the magnitude of effect is likely to be Moderate with the partial loss of key

elements and the introduction of elements that may be prominent in the receiving

environment.




157

Receptor: Enclosed Plateau Farmland

Sensitivity: Medium







6.225 This local character area, Fragmented Plateau, is relatively influenced by the Airport

and residential edge. The magnitude of effect is likely to be Moderate with the partial

loss of key elements and the introduction of elements that may be prominent in the

receiving environment.

Receptor: Fragmented Plateau

Sensitivity: Medium







Potential Impacts on other Landscape receptors

Public Rights of Way

6.226 PRoWs are highly valued at local level; the closest PROW lies to the south of the

application site, and will not be affected by the proposed development. Church Lane,

closed to through traffic, is used by walkers. This will continue to be available to

walkers.




158

6.227 The magnitude of effect is considered Negligible as there will be no physical impacts on

PRoWs. The southern portion of Church Lane will be maintained as far as possible as a

quiet, tree lined lane, with habitat value to bats and other wildlife.

Receptor: Public Rights of Way

Sensitivity: High







Trees

6.228 Trees are highly valued resource of district importance. It is proposed that the majority

of significant trees will be retained and augmented by a new landscape associated with

the proposed development.

6.229 All plantation trees will be retained apart from those which need to be removed for

arboricultural/management reasons; it is proposed to retain the majority of the

remaining trees. As shown in Figure 5.1 all Category A trees are to be retained with

observation of Root Protection Zones (RPZ). Assuming all Category R trees are

removed for arboricultural reasons, of the remaining, 16 out of a total of 339 trees and

groups of trees have been identified for removal to facilitate the proposed design.

Further details of the ecological impact are contained within Chapter 5.0: Ecology of

this ES.

6.230 The magnitude of effect is considered Minor as the majority of trees will be retained.

The Proposed development will bring forward a new landscape strategy to the overall

benefit of the application site.




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Receptor: Trees

Sensitivity: Medium

DURING CONSTRUCTION Magnitude Minor


ON COMPLETION Magnitude Minor


15 YEARS POST COMPLETION Magnitude Minor


Hedges

6.231 Hedges are highly valued resource of district importance. It is proposed that some of

the hedges will be retained and mitigated by new landscape associated with the

proposed development.

6.232 It is proposed to retain 50% of the hedges across the ap

ns&oc opa enivironmental statement volume 1, part 2

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