Landscape and Visual Appraisal
for
Egmere Local Development Order
on behalf of
North Norfolk District Council
Issue
November 2013
Quality Control
Landscape and Visual Appraisal
for
Proposed Local Development Order at Egmere
Checked by Project Manager:
Approved by:
Signature:
Signature:
Name:
Graham Farrier
Name:
Jonathan Billingsley
Title:
Principal Landscape Architect
Title:
Director
Date:
15 November 2013
Date:
15 November 2013
The Landscape Partnership is registered with the Landscape Institute,
the Royal Town Planning Institute, and is a member of the Institute of
Environmental Management and Assessment
The Landscape Partnership
Registered office
Greenwood House
15a St Cuthberts Street
Bedford
MK40 3JG
Registered in England No. 2709001
Status: Issue
Egmere LDO
Landscape & Visual Appraisal
Contents
Report
1
Introduction
1
2
Site Location and History
2
3
Landscape Character & Features
4
4
The Site & Immediate Surroundings
10
5
Dark skies
14
6
Views
14
7
Proposed Development & Landscape Proposals
17
8
Effects on Landscape Character
18
9
effects on the Site and Immediate Setting
22
10
Effects on Views
23
11
Effects on Designations
30
12
Effects on dark skies
30
13
Conclusion
31
Appendices
Appendix 1: Methodology
32
Appendix 2: Plan A – Building Heights and Zones
47
Appendix 3: National Character Area
49
Appendix 4: Summary Table of Effects
51
Appendix 5: Figures & Viewpoints (separate A3 document)
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Viewpoints
Location Plan
Designations
Landscape Character
Local Setting
Site Plan
Photographic Viewpoints
Historic Plan 1891
Historic Plan 1959
A- E and 1-15
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November 2013
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Landscape & Visual Appraisal
1
INTRODUCTION
1.1
This report has been prepared on behalf of North Norfolk District Council (NNDC) by The Landscape
Partnership Limited (TLP). The purpose of the report is to assess in landscape and visual terms the
suitability of creating a Local Development Order (LDO) on land at Egmere to support development
associated with the offshore wind energy sector.
This report considers the likely effects on the
landscape features of the site, the wider landscape character and changes to views. The assessment
is based on the ‘Draft LDO, Conditions and Design Code’ produced by North Norfolk District Council.
Recommendations for changes to the Draft LDO, Conditions and Design Code were made to minimise
adverse effects and provide further enhancements.
1.2
The Assessment provides a description of: the existing landscape features within the site; the
landscape and built features within the immediate vicinity of the site; the relationship of these features
to the local and wider landscape characteristics; and the contribution that these features have on
views. Any statutory or local landscape designations are also identified. An overview is provided of
where the proposed development is likely to be visible from and the existing views that are present.
The assessment will define the characteristics of the proposed development and how these relate to
the:
1.3
area defined by the LDO, and otherwise referred to as the ‘site’;
local and wider landscape character;
the capacity of the landscape to accommodate the proposed types of development;
the extent to which the development would be visible; and
where visible, assessing how the view would change.
In order to understand how landscape features, landscape character and views would be affected, the
assessment uses an objective approach based on the Guidelines for Landscape and Visual Impact
Assessment1. The application of these Guidelines, the criteria and categories used are set out in
Appendix 1, Methodology. This defines how the ‘significance’ of the changes to the landscape and
views are assessed.
This is achieved by identifying relative ‘sensitivity’ of the character of the
landscape or view and then assessing the ‘magnitude’ or extent of change that would result from the
proposed development. Changes can be experienced as an adverse, beneficial or neutral influence.
Other considerations are also taken into account such as seasonal variation, direct or indirect effects
and an assessment of effects over time - five years after the establishment of the LDO designation in
1
Guidelines for Landscape and Visual Impact Assessment, The Landscape Institute and Institute of Environmental Management and
Assessment, 3rd Edition, April 2013
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this instance. Five years has been selected to take account of when most development would have
been implemented within the initial timescale of the LDO and to provide some meaningful time for the
planting to establish.
1.4
The general assumptions and limitations applied in the assessment are also set out in Appendix 1.
However, there are a number of specific assumptions applicable to the site as follows:
the LDO boundaries, building heights, zones and structure planting are implemented as set out in
the plan ‘Proposed Egmere Local Development Order, Plan A – Building Heights and Zones, 4th
Revision, 24th October 2013 (refer to Appendix 2);
by Year 5, all zones for development would be fully developed;
existing buildings are retained. Following consultation with the predominant landowners within
the LDO (Holkham Estate and Walsingham Estate), their intention is to retain the existing
buildings, with the likelihood that existing operations will continue unless buildings are currently
vacant or surplus to need. At the present time this only applies to the vacant office buildings
within the ABN grain facility. It should be noted, that whilst this is the most likely predicted
situation for the LDO, the designation allows for the potential alteration of existing buildings or
demolition and replacement;
the consented Anaerobic Digester Plant and Solar PV Development, immediately to the west of
the site, will be completed as consented and be completed at the time the LDO comes into effect;
and
a maximum of 3 additional well spaced masts or similar are the only structures that will exceed
the maximum height allowed within the relevant zones within the LDO, and are no higher than
30m.
2
SITE LOCATION AND HISTORY
2.1
The site is located at Bunker’s Hill just north of the small hamlet of Egmere. The main settlements are
Fakenham 8.8kms to the south; North Creake and South Creake 4.5 to 5.5kms to west; Wells-NextThe-Sea 4.7kms to the north; and Great Walsingham and Little Walsingham 2.6kms to the east (refer
to Appendix 5, Figure 01). Interspersed within this area are a number of scattered farmsteads and
small hamlets. Holkham Hall and Park lies to the north-west enclosed by a perimeter wall and wide
mature belts of woodland. The B11005 passes directly north south through the site and forms one of
the main tourist routes to the North Norfolk coast.
2.2
The site occupies part of the technical area of the former North Creake Airfield. The Airfield was
originally used in 1941 as a decoy site for RAF Docking, it was opened as an operational airfield in
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1943 with three runways, then converted to Very Heavy Bomber use but never used for this purpose.
The creation of the airfield significantly changed the character of the local landscape and removed a
number of landscape features (refer to Appendix 5, Figure 7 & 8). The airfield later became a base
for RAF 100 (Bomber Support) Group for electronic counter measures. The 1959 OS plan (Figure 8),
illustrates the presence of the three main runways, taxiways, numerous loop style hardstandings, the
three main hangars (2 T2 and 1 B1), control tower, a number of huts, including Romney Huts, within
the technical area. The technical area extended further to the north than is currently evident, within
what is now arable farmland and forms the northern extent of the LDO. This is indicated on the 1959
OS plan by a number of buildings to the west of the B1105 (now demolished) and a large area of loop
hardstandings forming part of the taxiway. Many other parts of the former airfield are still present
including parts of the runways, and much of the technical area, including: the control tower (now
converted to residential use); the three hangars; a number of the Romney huts; and other small huts.
These built features retain an important local historical reference, but have been significantly modified
in the case of Bunkers Hill Mill or influenced by the presence of more recent buildings. Within the
southern part of the LDO are located the five relatively well preserved Romney Huts and a number of
other brick huts. The latter are in relatively poor condition and combined with the surrounding hard
surfacing and temporary storage further degrade their appearance. The LDO identifies this area as a
location to be retained and improved.
Designations
2.3
The site lies approximately 350m to the south of the Norfolk Coast AONB. The AONB is a long coastal
strip and hinterland that extends from the Wash to the west to Winterton in the east. The designation
covers the remote coastal marshes and dunes of the Heritage Coast, and high boulder clay cliffs east
of Weybourne. The AONB forms an important area of ecological and landscape value, with varied and
dynamic habitats and includes areas with a strong sense of wilderness. The coast is backed by gently
rolling chalkland and glacial moraine including the distinctive Cromer Ridge. An undulating, intimate
landscape with expansive skies, the AONB is also characterised by its imposing churches and quiet
brick and flint villages and small towns such as Wells-next-the-Sea. The AONB extends inland to cover
the hinterland of rolling farmland, estates and woodland, associated with the landscape within the
vicinity of the site.
2.4
The south-eastern boundary of Holkham Park is situated approximately 1.7kms to the north-west of
the site. The Park is designated as a Grade I Registered Park and Garden and one of the principle
landscape parks in England. Originally laid out by Thomas Coke (later the Earl of Leicester), Lord
Burlington, and William Kent in the early to mid 18th Century, it was greatly extended in the late 1700's
and early 1800's, with additional garden terraces added up to the mid 1800's. The park contains as
its centre piece a vast Palladian Hall, set in 25,000 acres of land and with a number of listed structures
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including a vinery, farm outbuildings and The Triumphal Arch located to the south of the Park (refer
to Appendix 5, Viewpoints 13 and 14).
2.5
Other heritage assets include the Scheduled Monuments (SM) of the Medieval Village of Egmere, lying
at its closest approximately 1km from the site and a number of listed buildings (refer to Appendix 5,
Figures 02). The most notable of the listed buildings within the vicinity of the site are the:
Grade II farmhouse and barns at Crabbe Castle Farm and Cottages approximately 300m to the
north-east of the site
Grade II listed buildings at Egmere Farm approximately 500m to the south-west of the site;
Grade II farmhouse and barn at Edgar Farm approximately 800m to the east of the site;
Grade II* foundations of St Edmunds Church situated within the Scheduled Monument of the
Medieval Village of Egmere approximately 1.2km to the south-west of the site: and
2.6
three Grade II listed buildings at Quarles Farm, 1.8kms to the west of the site.
At a greater distance to the east, lie the Conservation Areas of Walsingham (approximately 2.4kms)
and Wighton (approximately 3kms). The former incorporates several Grade I and II* listed buildings
as well as a number of other Grade II listed buildings. Wighton is smaller and composed of mainly
Grade II listed buildings and one Grade I listed building.
There are a several other Scheduled
Monuments within the River Stiffkey valley and Warham Conservation Area to the north of Wighton.
North Norfolk District Council has recently issued a consultation draft of the Walsingham Conservation
Area Statement, setting the reasons for its designation, the features of value and the future guidelines
for its conservation and management.
3
LANDSCAPE CHARACTER & FEATURES
National
3.1
The site lies within and to the eastern part of Character Area 76: North West Norfolk based on the
Character Map of England (refer to Appendix 3). This Character Map defines the character of the
landscape in England at a national scale. Character Area 76 covers a triangular area within the northwest of Norfolk, set in from the coastline extending from Hunstanton in the north-west to Blakeney in
the north-east and Downham Market and the Fens in the south-west. The key characteristics of the
Area are:
large scale arable and grassland landscape covering extensive rolling upland landforms;
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very open landscape with a seemingly elevated and remote character that contrast with the
smaller scale landscape to the east and within river valleys;
frequent long views from upland areas over remnant heath and mixed woodland;
huge estates that give a unified and well managed quality to the landscape and rectilinear network
of late enclosure contrasting with the open heath uplands to the west;
relatively few roads that are mainly straight with wide verges in the north of the Area and uniform
hawthorn hedges, with few hedgerow trees or copses; and
large widely spaced villages and well dispersed farms.
3.2
The predominant character of the LCA 76 is of a large scale geometric 18th century landscape imposed
on rolling terrain with arable and grassland interspersed with large belts of mixed woodland. The
landscape has been heavily influenced by the new agricultural techniques of the 18th and 19th century.
Estates had large landholdings, with the Holkham estate covering 80 farms. This created a uniformity
in farming and character of the landscape with arable cultivation replacing sheep grazing and woods
and shelterbelts planted for shooting. Whilst formal parkland and large houses associated with these
estates are a characteristic feature of the Area they are largely concealed behind extensive walls, tree
belts, and woodland.
Regional
3.3
A landscape character assessment for the East of England was undertaken by Landscape East, setting
out the landscape typology for the region.
This identifies that the site and the local and wider
landscape as falling within the Plateau Estate Farmlands, the key characteristics of which are as
follows:
medium to large scale arable landscape with rectilinear fields, composed of predominantly open
and rolling plateau with estate farms and discrete small villages and hamlets;
tree belts, coverts and occasional larger plantations, often associated with areas of 18 and 19th
century parkland;
many small parklands associated with large country houses; and
tranquil rural landscape, which in places can be perceived as being empty and remote, and has
the appearance of being a visually well ordered landscape.
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Norfolk Coast AONB
3.4
The Norfolk Coast AONB – Integrated Landscape Guidance produced by the Norfolk Coast Partnership
identifies the Landscape Character Areas, the key characteristics and guidelines for future
management.
The Guidance is based on Draft IV of the Landscape Character of North Norfolk
produced in February 2008. The landscape character area within the vicinity of the site, lying to the
north, is ROF6 – Egmere and East Wells which forms part of the Rolling Open Farmland landscape
type. The key characteristics of ROF6 are as follows:
well defined and intact network of hedgerow field boundaries, and together with hedgerow trees
and shelterbelts form the principal structural framework for the landscape type;
low settlement density, formed by occasional hamlets, farmsteads and isolated groups of farm
cottages is particularly distinctive in ROF6;
more undulating landform in comparison to other parts of Rolling Open Farmland; and
the landscape setting of rural villages, particularly views to landmark churches and windmills, and
the presence of historic buildings and distinctive vernacular farm buildings are key features within
the landscape type that are sensitive to change.
3.5
The main pressures for change predominantly relate to agricultural intensification, housing and other
small scale development within villages. Part of the 20 year vision is for ‘long open views across rolling
farmland are structured by Scot’s Pine shelterbelts and extensive woodlands linked by a restored
network of hedgerows. Groups of buildings are sheltered by copses and often ‘balanced’ by small
pastures’. In achieving this, the characteristic smooth skylines should be conserved with any necessary
development being well integrated with appropriate large scale planting, and ensuring the sensitive
location of tall structures within the LCA and other adjacent areas. In addition to conserving and
managing existing shelterbelts, woodlands and hedgerows, planting of further such features is
encouraged to extend their visual and ecological presence and to improve connectivity and diversity,
where possible by maintaining the scale and pattern of the landscape. The LCA is assessed as having
a Very High sensitivity.
District
3.6
At a district level the North Norfolk Landscape Character Assessment (NNLCA)2 provides a detailed
assessment of the landscape and guidance on future development. This provides the most appropriate
level of assessment for evaluating the development in the context of landscape character. Further
2
NNDC’s Supplementary Planning Document: North Norfolk Landscape Character Assessment (NNLCA), June
2009
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reference has also been made to the Norfolk Coast AONB – Integrated Landscape Guidelines, as
appropriate to location. This makes reference to broadly the same Landscape Character Types (LCT)
and Areas as set out in the NNLCA, but numbered and titled slightly differently as relevant to the AONB
(refer to Appendix 5, Figure 3 and 4).
Landscape Character Type
3.7
The site is located within the Landscape Character Type (LCT): Rolling Open Farmland that extends
across the district boundary to the west into King’s Lynn and West Norfolk and forms the main LCT
that covers the site and the local and wider setting. The key characteristics of the Type is similar to
that of national Character Area 76 and the regional Plateau Estate Farmlands in having a gently rolling
landform with large domed plateaux, an open character with long uninterrupted views, predominantly
arable land use and single species hedges providing geometrical and regular field boundaries. Other
features include: a very prominent skyline; relatively small woodlands of predominantly mixed
deciduous and coniferous with regular form or ‘blocks’ and younger than 100 years; airfields that
create prominent features with associated settlement and former hangers including those at Egmere;
large isolated farmsteads; and various B roads with relatively few minor roads and footpaths. It is also
noted that the airfield sites provide no attempt to integrate the settlement or site into the landscape
with utility architecture lacking any vernacular reference.
3.8
The overall condition of the Type is fair to good and moderate strength of character. This is further
defined by key characteristics and guidance provided in relation to development.
The following
references are taken from the NNLCA that are of particular relevance to the site:
open character – good condition and moderate to high sensitivity;
geometric arable fields and hedges – good to poor condition and moderate sensitivity and advises
that ‘appropriate large scale landscaping (not screening) can assist in integrating new
development’;
skyline – good condition and high sensitivity with guidance to ‘avoid developments which affect
or impinge on open skyline views’;
airfields – fair to poor condition and high sensitivity. Essentially alien landscape features that
offer ‘opportunities to develop positive enhancement proposals’ and considerable threats if the
adverse features are extended.
Their prominent location on domed plateau increases the
potential for positive remediation or harm.
3.9
Factors that may enhance the landscape character include: reinstatement of existing hedged
boundaries; suitable enlargement of existing woodland; landscaping that uses native species and
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actively blends with existing features rather than merely screening development; landscaping which
extends and enhances existing trees, hedges and other features on and adjacent to the proposed
development site; and creation of grassland.
Landscape Character Area ROF1
3.10
The LCT is further sub-divided into Areas. The site lies within ROF1: Egmere, Barsham, Tatterford
Area. This Area covers the site and most of the surrounding landscape that would be influenced by
the proposed LDO developments and forms the primary focus for assessing the effects of the LDO.
The most notable characteristics that differentiate it from the more extensive LCT are:
a more undulating landform;
greater presence of field boundary hedges that creates a more apparent feature and more
consistent condition; and
3.11
rectilinear road network branching off the B1105.
The condition of the landscape is good and strength of character is moderate. The lack of built
development means that it is more sensitive to increases in built development. However, the NNLCA
indicates that it has a ‘robust ability to accept other forms of development … and possible increases in
woodland’. The ecological value of the Area is fairly low and has the ‘capacity to be greatly enhanced
by improvements’. The former ‘Egmere Airfield’ is also highlighted as an example of the potential
disturbance that can occur to landscape character as a result of industrial development, which
additional development could further erode, and that ‘screening or integration of large buildings on
higher ground becomes difficult with small planting belts ineffective’. The LCA is assessed as having
a High sensitivity.
Landscape Character Area ROF1 Sub-Areas
3.12
A further division of the LCA is evident at the site level and thus for the purposes of this assessment
three sub-areas are defined (refer to Appendix 5, Figure 3):
LCA ROF1a: Egmere and East Wells – covers the LCA defined within the North Norfolk AONB
LCA (ROF6 Egmere & East Wells) and consequently has a Very High sensitivity;
LCA ROF1b: North Creake Airfield - the airfield is of sufficient size and influence on the
landscape as to be clearly definable as a sub-area. The loss of hedges has created a more open
landscape and the conglomerate of randomly arranged buildings within the technical area and the
presence of large hangars has notably affected this part of the LCA ROF1. The modifications to
the airfield buildings and introduction of further buildings has changed the former character and
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relationship of buildings within the technical area. The combined effects of the built form has
created a concentration of very mixed form and layout, and typically of utilitarian appearance with
little visual built quality. Consequently, the sensitivity is assessed as being Low; and
LCA ROF1c: Walsingham – concentrated on the gently sloping ground towards Walsingham.
The LCA has a unified character more typical of the core LCA ROF1 characteristics and therefore
has a Medium sensitivity.
Neighbouring Landscape Character Areas
3.13
The other LCA within the wider setting of the site is WP1: Wooded with Parkland: Holkham, which
predominantly incorporates the parkland of Holkham Park. The key characteristics are as follows:
walled area of Holkham Park encloses a large of areas of planned woodland, arable, grassland
and formal park and garden, creating a clearly defined designed character to the landscape;
3.14
numerous listed buildings and relocated model village, hamlets and estate houses; and
mature woodland beyond a walled area forming triumphal entrance avenue.
The landscape character is in good condition and strength of character is strong, but also surprisingly
robust with the ability to ‘absorb’ developments without unduly affecting the strong contextual
structure of the landscape. This ability to accommodate development, arises from the variety of
periods of development, the large amount of woodland and variations in topography. The assessment
also highlights that areas to the south of the Park are more vulnerable to change due to their low
settlement density and remote nature, as defined in ROF6. The sensitivity of the LCA is defined as
being High.
3.15
Other peripheral distant LCAs include:
SV1: Small Valleys: Wighton to Fulmodeston – covering the River Stiffkey valley and the
settlements of Great Walsingham and Little Walsingham. The sensitivity is assessed as being
Medium. The NNLCA identifies the lower reaches as being most sensitivity to change, due to
the enclosed valley landform, landscape features and glimpses and views within and outside the
valley, with the upper reaches being less sensitive to change; and
TF1: Tributary Farmland: Morston and Hindringham – landscape to the east of the Stiffkey
valley and is assessed as having a Medium sensitivity. The NNLCA makes reference to the
landscape being moderately sensitive to development changes, particularly within the coastal
parts and immediate settings, but less so beyond these parts.
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THE SITE & IMMEDIATE SURROUNDINGS
Site Features
4.1
Since the end of the use as an airfield, the land has predominantly returned to agricultural use, with
the area occupied by airfield buildings being utilised for alternative uses and development, which now
forms the predominant character of the site and local setting. These include the following elements,
as set out below (refer to Appendix 5, Figure 5).
Bunker’s Hill Mill – a large feed milling plant composed of different built elements and
structures, including tanks and gantries to the west of the B1105. Construction is predominantly
based around a former WWII T2 hangar, but much altered and additional built and structural
elements added. The main material and appearance is of grey corrugated and sheet metal
cladding and roofs. The different built elements have a typical height of approximately 15-16m,
with tallest section being 17m high, with other lower units of approximately 9m height. Some of
the original airfield taxiways have been retained and used for vehicle access to the mill and for
storage. The mill dominates the visual character of the site and the local landscape to the west
and north-west, creating a large scaled feature of industrial character.
ABN Grain Store Facility – a large storage facility forming part of the Holkham estate’s farming
operations, to the north of Bunker’s Hill Mill. This includes two large footprint stores with roof
ridges of 12m and 13m. The former lies to the east and is one of the original converted WWII
T2 hangars. A more recent central grain store of varying in height between 15m and 18m, and a
smaller store to the north with a ridgeline height of 7m. These are constructed of corrugated
metal and concrete construction and have a functional and utilitarian appearance with little visual
qualities. Between the stores are wide areas of hardstanding, which formed the original WWII
taxiways, and now used for access and parking by HGVs, machinery, and cars. A tall hedge of
approximately 5m is located to the north and a narrow belt of trees along part of the boundary
with the B1105.
The public footpath of Great Walsingham FP9 passes through the facility
connecting the B1105 to Blunt’s Corner to the west.
ABN Office Building – forming part of the ABN facility is an L shaped one storey brick office
block, which is currently vacant.
Agricultural Storage Hangar – former WWII B1 hanger, to the east of the B1105 and north of
the site, has now been utilised for agricultural storage. Constructed of metal cladding and roof
with a height of approximately 12m, it lies within open ground with little adjacent screening, much
as it was at the end of WWII.
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Walsingham Estate Storage Units – two moderate sized stores with associated hardstanding,
with a height of approximately 7m. The units are set within an area of woodland, which largely
screens the buildings from the surrounding landscape and to a reasonable extent from the B1105.
Wind Farm Place – office building, warehouse, car park and telecommunication mast used by
SCIRA as their headquarters in association with the Sheringham Shoal Offshore Wind Farm. The
development is located to the east of the site, off Edgar Road, and was consented on 8 July 2011.
Construction was completed at the end of 2012 and is currently in operation. The office building
is approximately 9m high, constructed of brick, fameless glazing, timber louvres and a green roof.
The warehouse of the same height and constructed of lower brick course with upper metal
cladding and standing seam metal roof. The telecommunication mast is approximately 27m high
(24.4m tower + 3m aerial, although the aerial does not appear to have been added).
Light storage units and Romney huts – to the east of the B1105 and south of Edgar Road.
This forms an amalgamation of randomly arranged and different sized units, with intervening
areas of hardstanding. Buildings to the south-east are composed of the original huts that formed
part of North Creake Airfield and separated from the B1105 by an area of woodland. The buildings
closer to Edgar Road are constructed of white painted concrete blocks with upper level metal
corrugated cladding and roofing with other brick built elements. The areas of hardstanding are
used for storage of materials, machinery and vehicles. The overall effect is to create a light
industry character with a poor visual built appearance. Romney huts lie to the east of the B1105,
together with some other former airfield huts in relatively poor condition.
Features Beyond the Site
4.2
Other neighbouring building and uses are located immediately to the south of the site, as set out
below.
Former Control Tower – two storey building now converted to a residential property.
Bunker’s Hill - one storey residential buildings with gardens contained by close board fencing.
Hardstanding - an area used for storage containers, separated from the residential properties
by a belt of trees and further enclosed by palisade fencing.
North Creake Business Park – incorporates a single storey building with limited fenestration,
other storage buildings, and a large area of hardstanding and car park. An area of scrub lies to
the south of the development.
Electricity Sub-Station – enclosed by palisade fencing, with a number of overhead powerlines
crossing the landscape from different directions and converging on the sub-station.
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Woodland – a number of woodland blocks lie in close proximity to the site, including to the south
e.g. Oglivie Wood, several woodland blocks to the east, and at a slightly greater distance to the
west. The latter includes woodland around the farmstead of Egmere Farm and tree shelterbelts
along Burnham Drive.
Overview
4.3
This mixture of buildings, structures and woodland creates the defining and dominant characteristics
of the site and immediate setting. In parts the more functional and utilitarian buildings can form an
intrusive influence on views and the landscape, where the more open aspect to the west, makes this
particularly apparent.
In other parts, most noticeably to the east, the woodland blocks provide
effective visual screens, containing the development, so that despite the elevation of the land and the
otherwise rural context for the site, there is limited awareness of the development, except within or
in close proximity to Bunker’s Hill.
4.4
The tree and woodland belts within the site, are largely of an even age stand, with limited understorey.
The inclusion of relatively high proportions of Scots pine provides evergreen content during winter,
although there are still some very filtered views through vegetation to the existing buildings within the
immediate local context of the site in winter. There is the potential to improve these woodlands and
tree belts through management and new planting to improve density, diversity and longevity.
Related Development
4.5
Two developments have been given planning consent within the immediate context of the site, which
have an important influence on the character of the landscape adjacent to the site and within views
to the south-west, west and north-west. A brief description of these developments is set out below.
Anaerobic Digester Plant
4.6
Planning consent for the AD plant (Ref: PF/12/1256) was granted on 5 February 2013.
This
incorporates the following elements:
grey metal fermentor, post-digester, and digestate storage tanks approximately 8.4m height x
23m diameter, 12.8m height x 37m diameter and 12.8m height x 34m diameter;
gas to grid processing unit 12.5m x 12m x 3m high;
CHP unit 12m x 3.2m x 6.3m high and 10 m high stack;
feed hopper, control building and site office with vehicular access through the existing access to
Bunkers Hill Mill;
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three tapered silage clamps with 3.5m high walls; and
woodland planting to the north and south, and a tree belt to west adjacent to the silage clamps.
A native mix of trees and shrubs is to be planted using 40-60cm plants, incorporating Scots pine
and holly.
4.7
Construction is currently being undertaken with the silage clamps largely completed. Construction is
expected to continue for the rest of this year and into next year, being completed towards the end of
2014.
Solar PV Development
4.8
The proposed development incorporates the following elements:
20MW solar farm covering approximately 44ha and divided into two parts by the central tree
shelter belt along Burnham Drive. The eastern section lies immediately to the west of the AD
plant and extending further to the south;
photovoltaic arrays arranged in a west-east direction, with the lower edge of each panel 0.8m
above ground level and the highest edge approximately 2.9m above ground level, and composed
of very dark blue modules. Grassland beneath the panels will be grazed by sheep;
evenly spaced inverter stations are centrally located amongst the solar arrays. The bulk of the
inverter is approximately 2.7m high and painted in a moss green, with a total height of
approximately 3.7m from ground level to the tallest element;
two centrally located switchgear housing in each of the two main sections, with a housing 3m
high with a moss green appearance, and a DNO and switchgear within the south-east corner;
2m high green weld mesh fence along the boundaries of each section and CCTV cameras erected
on 6m poles, predominantly at corners of the development; and
mixed native hedge along all boundaries, except where there is an existing hedge or tree
shelterbelt, planted as 125-150cm whips. The tree shelterbelt to the north of the western section
of the solar farm will be extended further to the east to visually connect with the woodland
planting within the AD Plant. A woodland native mix will be used, incorporating Scots pine and
holly, planted at heights of 100-125cm whips.
4.9
Works on the solar PV development are expected to start by the end of 2013.
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5
DARK SKIES
5.1
The lack of settlements, the limited presence of residential properties and farmsteads, and absence of
lit roads, results in there being very little artificial light within the local setting of the site. Even within
the wider setting, the settlements of Great Walsingham, Little Walsingham and Wighton have only
occasional low level street lighting. Within the Walsinghams white light is used and in Wighton orange
low pressure sodium lights are used. Low light levels also comes from residual light from residential
properties. Beyond these settlements, the only light is the occasional residual light from isolated
properties. Consequently, the skies within this part of North Norfolk are distinctly dark.
5.2
Within the vicinity of the site, the most notable light comes from the poultry barn to the north-east of
the site. Within the site the main light comes from the security lights on the Bunkers Hill Mill and ABN
stores, most notable of which is an elevated location on top of one of the towers of Bunkers Hill Mill
next to the entrance of the ABN facility, which can be seen from the B1105 further to the north. A
number of other security lights are fixed to buildings at lower heights, and whilst an intense white
light, are essentially only visible within the site and from the adjacent farmland to the west. Orange
low pressure sodium lights are fixed to the Impress Laundry Services building along Edgar Road, but
are only visible within this immediate context. The Wind Farm Place uses relatively low street lights
using directed cut off lanterns emitting a white light, which forms an unobtrusive light with the only
evident light coming from residual reflected light of tarmac surfaces, effecting only the immediate
context of Wind Farm Place. A few security lights are placed on the office building, which emit a
stronger white light that is only partially directed. This light is more obtrusive extending beyond Wind
Farm Place to effect adjacent visible areas. However, due to the contained nature of the site, and the
screening effect of adjacent woodland, the spread of light is relatively limited and mainly only visible
to the south-east and east. The most noticeable light comes from the red light fixed to the top of the
telecommunications mast, which is evident in a number of locations within the local setting. However,
the low intensity of the light and being red makes it a relatively unobtrusive light.
6
VIEWS
6.1
Figure 6 in Appendix 5 defines the Zone of Visual Influence (ZVI), i.e. the area in which it is possible
to either see the site or where there would be the potential to see features within the proposed LDO
developments.
6.2
Despite the elevated domed location of the site and the openness of parts of the surrounding
landscape, the site is remarkably visually well contained. The localised variation in landform and the
proximity of local tall hedges, shelterbelts, woodland and existing development, all have a significant
effect in reducing the extent of visibility of the site. Hedges are often dense and 3m or higher, so that
even in winter close to the site, views are very restricted. The influence on views is further limited by
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restricted access to the surrounding landscape, with few Public Rights of Way (PROWs) and relatively
sparse road network. Other than the B1105, roads are typically minor rural roads and often narrow
and contained by tall hedgerows.
South and West
6.3
There is little visibility of the site from the west, south-west and south of the site, being largely limited
to the immediate local setting. The closest location is from Public Footpath Great Walsingham FP9
(refer to Appendix 5, Viewpoint 1) which will also be changed and influenced by the close proximity of
the consented AD plant and solar PV development. The footpath does not form part of a publicised
route, and waymarking is in very poor condition. The difficulty of access through the ABN Facility
further discourages use and there is little indication of use. Accordingly the footpath is assessed as
having has a Low value and Medium susceptibility to change, giving a Medium sensitivity.
6.4
Viewpoint 7 and 15 are provided at different points along Creake Road at gaps within otherwise tall
hedges that enclose most of the road and restrict views mainly to the road corridor. Viewpoint 7
represents views from Egmere Cottages and consequently has a High sensitivity. The view from
Viewpoint 15 is a relatively restricted view from a narrow minor road and therefore are of Low value
and Medium susceptibility to change and thereby of Low sensitivity.
North
6.5
The site’s northern boundary is largely open, and thus the landscape to the north would potentially
experience more change. However, local variations in landform and the presence of hedges within
the landscape, restricts visibility and limits the extent of visibility up to a small section of the boundary
with Holkham Park, the fields to the south of Branthill Farm and the higher ground along Gallow Hill
Road (refer to Figure 6). From these directions the existing agricultural storage hangar to the north
of the LDO provides a useful guide as to the likely future visibility of any proposed development within
the northern part of the site. Within this area of visibility to the north, lie Crabbe Castle Road and
Crabbe Road, the northern edge of which also define the southern boundary of the AONB. These are
narrow rural roads enclosed by tall hedges, which largely restrict views towards the site to gaps in
the hedges, as indicated by Viewpoints 2 and 4. Consequently, these views are only representative of
the gaps in the hedges and not of successive views along the roads. The gaps are occasional and do
not form noteworthy views along the road. Indeed, travelling in a car, there would be little awareness
of the views available through the gaps and therefore have a Low value and Medium susceptibility to
change, creating a Low sensitivity.
6.6
Viewpoint 3 is from the B1105, which forms an important local road and tourist route to the coast.
The location is set just within the AONB looking south towards the site and provides one of the few
publicly accessible locations within the AONB that falls within the ZVI. The view is located within the
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AONB but is not particularly noteworthy, and consequently is assessed as of Medium value and Medium
susceptibility to change and thus a Medium sensitivity.
6.7
Two further viewpoints are provided from the only other two notable accessible locations within the
AONB with views towards the site. One of these is Viewpoint 9, on the minor road that runs along the
south-eastern boundary of Holkham Park, and occurs at moderate gap within the tall hedge that
otherwise encloses the south-eastern side of the road. Although not particularly noteworthy, it does
provide a brief opportunity to experience a moderately panoramic view from within the AONB and thus
has Medium value and Medium susceptibility to change, giving a Medium sensitivity. Viewpoint 10 is
taken from Gallow Hill Road, an unmetalled and unclassified road that is not a public footpath or public
bridleway, but is defined as an ‘All User Route’ allowing public access. This is not waymarked and
does not form part of a publicised route, so has a Low value, but a High susceptibility to change and
thus a Medium sensitivity.
East
6.8
To the east of the site, woodland blocks and tree belts form important landscape features within the
vicinity of the site and visually contain much of the site. Visual breaks within this massing of woodland
and trees allows some views into the site at particular points. Edgar Road, Egmere Road and Public
Bridleway Little Walsingham BR1 are the only publicly accessible locations to the east where there are
views towards the site. Tall hedges and trees enclose much of the length of Edgar Road and Egmere
Road preventing views towards the site. However, gaps within the hedges along Egmere Road allow
glimpsed views of the site, as demonstrated by Viewpoint 6 and also at the end of an oak avenue on
Edgar Road, as demonstrated by Viewpoint 5. Both viewpoints are not particularly noteworthy views
on minor roads, and thus have a Low value and Medium susceptibility to change, giving a Low
sensitivity.
6.9
Illustrative viewpoints A-F are taken from key points within the site. These are provided, along with
other viewpoints, to demonstrate the landscape and built features within and adjacent to the site, but
also to show the extent of the visibility from within the site.
6.10
Viewpoints 13 and 14 are provided to illustrate the vista along The Avenue and approach to Triumphal
Arch, which are Very High sensitivity views and are of particular importance to Holkham Park. They
also illustrate the way in which landform and localised woodland and hedges prevent any views towards
the site. Viewpoint 15 is also used an illustrative viewpoint to demonstrate the local containment of
the landform and vegetation within the vicinity of the Medieval Village of Egmere.
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Long Distance Views
6.11
Woodland blocks to the east of the site, visually contain much of the site, but with relatively small
parts of the site being visible over a much wider open landscape that extends for a long distance to
the east. Local variations in landform and vegetation play an important function in determining the
extent to which the eastern part of the site is visible. In this context, the Wind Farm Place and its
telecommunication tower and neighbouring tower provide a useful guide in determining the extent of
visibility of future development. Viewpoints 11 and 12 are provided as representative viewpoints from
these distant locations beyond the Stiffkey valley at c 5-7km distance. Both are taken from minor
roads and are not particularly noteworthy views and thus have a Low value, Medium susceptibility to
change and therefore a Low sensitivity.
Residential Properties
6.12
The only residential properties within the main ZVI are:
the residential properties along Bunker’s Hill immediately to the south and east of the site;
Meadow Cottages that lie adjacent to the Egmere Farm to the south-west of the site;
Egmere Cottages which are situated to the south of the site, on land that noticeably falls away to
the south-east resulting in the properties being at a lower height to the site;
a house situated adjacent to Holkham Park;
Branthill Cottages and Crabbe Castle Farm and Cottages to the north of the site;
Field Barn to the north-east of the site; and
Edgar Farm and The Bungalow to the east of the site.
7
PROPOSED DEVELOPMENT & LANDSCAPE PROPOSALS
7.1
Proposed developments within the LDO would be in accordance with the LDO conditions and Design
Code requirements (unless otherwise agreed with NNDC through the standard planning process). This
will include landscape proposals associated to each plot as appropriate to the part of the LDO to be
developed.
7.2
In addition, structure planting would be undertaken independently of any individual development
proposal. This structure planting would provide a framework to the LDO to ensure that developments
integrate appropriately with the surrounding landscape and views. This structure planting would be
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undertaken at an early stage in the implementation of the LDO so that the planting can establish to
achieve its intended objectives as quickly possible. The planting will incorporate the following aspects:
native, indigenous plants of local provenance, using species and mixes appropriate to the
character of the locality;
new mixed woodland that include a proportion of Scots pine and holly, to provide an evergreen
content and to reflect local landscape features;
plants whips of between 60-120cm height at 1.5/m2 for woodland, including 20% 2.0-2.5m
feathered trees and 60-90cm height whips at 5 plants per linear m for hedges;
use good horticultural practices to ensure successful establishment of the planting; and
continued management during the life of the LDO to ensure successful establishment and enable
the achievement of the intended objectives.
8
EFFECTS ON LANDSCAPE CHARACTER
District Scale
8.1
Refer to Appendix 4, Summary Table of Effects and Appendix 5, Figure 3.
8.2
The ZVI indicates the relatively limited visual influence on the landscape character of any future
development within the LDO. Within this context, the assessment has identified the extent to which
there be an awareness of this change within the affected areas, how these changes relate to the key
characteristics of each LCA and how the proposals relate to any defined guidelines.
LCA ROF1a: Egmere and East Wells (ROF6)
8.3
The key characteristics form important elements in how any future development would affect the LCA.
The changes would occur outside of the LCA, and thus would not directly affect it, but changes within
the neighbouring Area ROF1b would form an important indirect effect on its character. This is due to
its open and predominantly remote nature, with little presence of settlement. The more rolling aspect
of this part of the landscape type and strong network of hedgerows, also means that there would be
a fair proportion of the LCA where there be little or no awareness of change in the neighbouring subarea. Where change is experienced, it would occur in a part of LCA ROF1b where development already
forms a notable feature of the landscape and which is generally large scale and poor visual quality.
New buildings would typically be seen in front, behind or next to the agricultural storage hangar and
grain stores or against a backdrop of woodland. Consequently, the key characteristic of the skyline
would essentially remain unchanged and thus meeting one of the key guidelines for the LCA. There
would be awareness of further buildings being present between the existing buildings, and thus
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increasing the presence of buildings within the view, but not markedly extend the overall perception
of buildings adjacent to the B1105. Considered within ROF1a as a whole these affects would be a
minor increase in the existing intrusive features, with the potential that future buildings would be of a
better visual quality to the existing buildings. The setting of villages and views of landmark features
would be unaffected. The magnitude of effect on ROF1a would be Low Adverse creating a Moderate
Adverse Indirect significance of effect in winter and summer of Year 5. The proposed woodland
planting would create a beneficial feature and result in the LDO progressively having a beneficial effect
in the mid to long term. The woodland would screen and integrate both the proposed and existing
buildings, reflect one of the principle structural landscape features of the LCA and would form part of
the 20 year vision for ROF6, that of Scot’s Pine shelterbelts and extensive woodland connected by a
network of hedgerows, and buildings sheltered by copses. Consequently, this would meet some of
the key guidelines for the LCA.
ROF1b: North Creake Airfield
8.4
The LCA’s character has been heavily influenced by its former use as an airfield, which also affects the
way in which future development in the LDO would be experienced and relate to its characteristics.
The loss of hedgerows has removed the distinctive pattern evident elsewhere within the landscape
type, which creates a more open landscape, but has also been replaced by long shelterbelts and new
woodland, particularly evident within and adjacent to the site. Many of the original WWII airfield
buildings have been retained, but are often concealed or have been modified. The control tower and
Romney huts are distinct visual features that have a localised influence on the character, with two of
the large hangars being clearly noticeable large scale buildings within the LCA. The modifications and
additions resulting from the use of the technical area for agricultural storage and milling has added a
number of significant changes to the built form, not only changing the original appearance of the
airfield, but further extending the prominence of large scale buildings with a ubiquitous and poor
quality built appearance. The existing airfield buildings would be retained, with the likelihood that the
more recent introductions would also be retained. Consequently, change to the built form would
mainly occur beyond these areas of built development.
8.5
The presence of the woodland that has matured within and adjacent to the airfield’s technical area,
would integrate much of the proposed development within the LDO. The introduction of moderate
scaled buildings to the north of the LDO would form prominent new features further changing the
character of the airfield and the general landscape type, but would be a localised effect influencing
mainly the northern part of the LCA. The presence of Scots pine within the shelterbelts and woodland
helps reduce any variations between summer and winter, however it is expected that variation would
be evident close to the shelterbelts . The magnitude of effect in winter of Year 5 would be High Neutral
leading to a Moderate Neutral Direct significance of effect and reducing to a Medium Neutral
magnitude of effect in summer and therefore Minor Neutral Direct significance of effect. The
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proposed new woodlands associated with the LDO, when combined with the other woodland and
hedgerow planting forming part of the approved AD plant and solar PV development, would create
further valuable landscape features that reflect characteristics of the landscape type and LCA. This
would enable long term integration of the existing and potential future buildings into the landscape.
ROF1c: Walsingham and Barsham
8.6
The combination of gently sloping ground, rolling landform and well defined and strong hedgerow
pattern form important features in limiting the effects of any future proposed development on the LCA.
However, of greater significance is the presence of woodland blocks within the neighbouring LCA
ROF1b, which form intervening features that would largely contain and prevent any influence on the
LCA arising from future built development within the LDO. Any noticeable changes would form an
awareness of built development within an otherwise largely unsettled landscape. However, these
would be very localised effects over a moderate extent of the LCA and the effects would be limited.
As a result, the magnitude of effect would be Medium Adverse magnitude of effect, leading to a Minor
Adverse Indirect significance of effect in winter and summer of Year 5. The proposed woodland
planting would further add to the existing woodland present in the neighbouring LCA, further screening
and integrating built development into the landscape in the long term.
ROF1: Egmere, Barsham, Tatterford
8.7
The different effects on the three sub-areas of the LCA as discussed above can also be considered
together to provide an overall judgement on the effects to ROF1. The magnitude of effects of the
proposed LDO would be Low Adverse Direct and therefore Moderate Adverse Direct significance of
effect in winter and summer of Year 5. The NNLCA highlights the risk of further extending adverse
features within the location of the airfield but also identifies the opportunities for enhancement and
remediation if development incorporates large scale landscape features, such as woodland. This can
provide wider benefits, if it enables the integration and connection with other landscape features.
Whilst the proposed woodland planting would not have established enough to provide effective
screening by five years, within the mid to long term, this planting would form beneficial new landscape
features that would reflect key characteristics of the LCA and form an important element in the
integration of both existing and new buildings and meet the objectives set out in the NNLCA. This
would have a long term beneficial effect on the LCA.
WP1: Holkham
8.8
The good condition, strength of character and location within the AONB are all indications of the high
value of the LCA. The mature woodland belts which form one of the key characteristics of the LCA
provide an important feature in preventing any awareness of changes in features beyond the core part
of the LCA. As the only effects that would be experienced from the LCA are in the peripheral strip of
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landscape just beyond the south-eastern boundary of the Park. The limited presence of settlement
and relative remoteness of the adjoining areas of landscape to the south and east, makes the
introduction of further development potentially very apparent. However, the development that would
occur as a result of LDO, would be a change in a neighbouring LCA and within a part of the landscape
that formerly degraded by the construction of the airfield and that still remains as influence with the
presence of the converted buildings and more recent additions. The development associated with the
LDO would occur within this context of existing large scale built development, much of which has very
little aesthetic qualities. Future development would be of a similar scale and the potential of an
enhanced built appearance. Development within the northern part of the LDO would extend this
influence of buildings in an adjoining LCA, but would affect a very small part of the LCA, with the core
of WP1 and its key characteristics being predominantly unaffected. Consequently, the magnitude of
effect would be Negligible Adverse, creating a Minor Adverse Indirect significance of effect in winter
and summer of Year 5. The proposed woodland planting would be consistent with both LCA WP1 and
the adjoining LCAs ROF1 and ROF6, which together with the planting for AD plant and solar PV
development, would create a long term beneficial effect to the LCA.
Summary
8.9
The presence of the existing buildings and mature woodland (including Scots pine) within and adjacent
to the proposed LDO are important characteristics that influence the effect of development within the
LDO. The landscape character within the vicinity of the LDO is defined by Rolling Open Farmland
composed open arable farmland, with little settlement and a sense of remoteness.
The rolling
landform, woodland, visually strong tall hedges and the skyline are important characteristics. These
would not be affected by the LDO, indeed the landform, hedges and areas of woodland and shelterbelts
would play an important role in minimising the awareness of change resulting from development
occurring within the LDO. A localised change in character is clearly evident within LCA ROF1, arising
from the construction of the WWII airfield, in particularly the loss of hedgerows and the introduction
of large scale buildings within and adjacent to the proposed LDO. As a result this local change is
reflected in the sub area ROF1b. Many of the buildings within the technical area of the airfield have
been retained and modified and extended and other buildings constructed, most notably large scale
structures that form the Bunkers Hill Mill and ABN grain stores. The introduction of the AD plant and
solar PV development will further influence the landscape character of the North Creake Airfield.
Consequently, future developments within the LDO would be experienced in the context of these
existing built features. The location and extent of the LDO would ensure that future buildings would
be positioned adjacent to buildings of similar scale or screened and integrated by the adjoining areas
of existing woodland. There is also the opportunity to provide buildings of enhanced visual quality to
most of those that currently exist. The recently constructed Wind Farm Place development within the
southern part of the LDO forms an exception and high quality model in this context for future
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development. The extent of the landscape affected would be limited and where there are effects these
would not be significant. The proposed extensive woodland planting would also mature to meet one
of the key objectives of the 20 year vision for the Norfolk Coast AONB.
9
EFFECTS ON THE SITE AND IMMEDIATE SETTING
9.1
The site and immediate setting are already distinctly characterised by built development, much of
which is of a large scale and of functional appearance. The Bunker’s Hill Mill dominates parts of the
site and visually affects the interrelationship of the other buildings within the site. The construction of
the AD plant and solar PV development would also further add to the presence of buildings and
structures within the immediate setting of the site. Whilst buildings and structures form the dominant
characteristic of the site, woodland and trees also form an important feature, which helps to reduce
the prominence of buildings. To the east of the site, woodland either conceals or helps integrate the
buildings into its surroundings. With the presence of woodland further beyond to the east, this creates
the sense of buildings being set in woodland.
9.2
The landscape proposals would further strengthen this aspect. The proposals would retain the existing
woodland and include the provision of a significant area of additional woodland that would enclose the
built development. This would both screen the buildings within the immediate setting and connect
with other areas of existing woodland and elements as proposed as part of the AD plant and solar PV
developments. This would provide not only mitigation for the proposed built development, but also
provide wider benefits in integrating the existing development into the immediate landscape setting.
Consequently, the result would be development contained by woodland rather than creating an
impression of development set within woodland.
9.3
The changes to the character of the site, would depend on the proposals that come forward. In the
absence of more detailed proposals it is difficult to assess how the changes would specifically affect
the site. Wind Farm Place (Viewpoint E) provides an example of the type of development that could
take place within the LDO. The use of good quality building materials that are locally distinctive, the
use of a green roof and the planting of native trees and shrubs, all provide beneficial elements that
could be used in future developments. This enables the development to integrate well with its setting
and raises the built quality from that found elsewhere in the site. If other developments follow a
similar approach to Wind Farm Place the effects of the LDO would be limited to the loss of arable
farmland and small sections of hedges. Whilst further built development would extend the built
footprint this would be of a high quality, with further additional landscape features, enabling it to
integrate with its surroundings. Other long term benefits would be provided by the maturing of any
proposed woodland, trees or hedges.
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Landscape & Visual Appraisal
Summary
9.4
The existing landscape features would be expected to be retained (unless unavoidable to provide site
access) as part of the implementation of the LDO, in particularly the areas of woodland and trees.
These would provide an important role in limiting the awareness of an increased presence of built
development with the site. Due to the now rather disjoined residual layout of the technical area,
combined with the need to retain the existing operational requirements, careful consideration would
be required to create an area of development that works well together and has a unified appearance.
This could include:
the future retention, use and management of existing buildings;
the setting of existing buildings in relation to new buildings;
how this fits with the future operational needs within the site;
further tree and shrub/hedge planting as part of individual areas of development; and
the overall character and appearance of the different building styles, context and arrangement
site, to enable a cohesive and holistic appearance to be established.
9.5
With the application of the Design Code there is the capability for future development to be of an
enhanced and sympathetic design quality. With the appropriate selection of building materials and
the inclusion of further tree, hedge and shrub planting, the built proposals would be able to further
integrate with the site and immediate setting, with the potential in time of creating material
enhancements to the existing situation.
The proposed planting of extensive areas of woodland,
connecting with existing woodland and hedges would provide a significant beneficial feature to the
landscape and views of the site once established.
10
EFFECTS ON VIEWS
Introduction
10.1
Refer to Appendix 4: Summary Table of Effects, Appendix 5: Figures 5 and 6 and Viewpoints 1-15.
10.2
Despite the relatively elevated location, the proposed LDO development would have limited visibility,
as illustrated by the ZVI. This is predominantly due to the presence of the mature woodland blocks
that lie within and just beyond the site. Much of these woodland blocks contain a high proportion of
Scots pine, which also help provide an effective screen in winter.
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South
10.3
To the south, of the site there would be very little awareness of any new development, with only the
tops of the new masts being visible. From Viewpoint 8 on the Public Footpath Barsham FP2, the
existing aerial on the Impress Laundry Building is just discernible, and then only in a gap within the
immediately adjacent hedge. There would be little discernible change in the view resulting from the
LDO, affecting a very small proportion of the view, creating a Negligible Neutral significance of
effects either in winter or summer. There are no other locations where the footpath would be affected.
10.4
Similarly, views from Creake Road would be barely affected. The road is contained by tall hedges,
with views only possible from occasional short gaps in the hedge or as very filtered views in winter.
One of these gaps, occurs at Viewpoint 7. It also provides a representative view from the adjacent
Egmere Cottages, whilst these are two storey houses, they are set on lower ground, so that the first
floor view is equivalent to Viewpoint 7. Views from the Cottages vary depending on orientation, but
some face towards the site. These are also further visually contained by tall hedges along the rear of
the gardens, which restricts views to the north. Nevertheless, it is likely that filtered views of the site
are possible through the top of the hedge or just above. The buildings of North Creake Airfield and
Bunkers Hill Mill and the AD plant under construction, together with adjoining areas of trees and
woodland form the main visible site features. The influence of the LDO on the view is unlikely to
change much from this situation, with only the tops of the masts forming additional new features in
the view. This would form very little discernible change over a small portion of the view, creating a
Negligible significance of effect from Creake Road and Minor Neutral significance of effect from
Egmere Cottages.
Views from the properties of Egmere Farm and Meadow Cottages would be
unaffected by the LDO.
10.5
Viewpoint 15 is provided to demonstrate that there would be no view from Creake Road in the vicinity
of the Medieval Village of Egmere Scheduled Monument. There are also no views of the site from
within the Scheduled Monument, either from the closest point to the site or from the highest point at
St Edmund’s Church. The influence of the intervening higher ground and woodland around Egmere
Farm mean that there would be no effect on views arising from the LDO.
10.6
The presence of other intervening buildings and fences prevents any effects on the residential
properties along Bunker’s Hill, with the exception of the Control Tower. With the retention of the
existing Bunker’s Hill Mill, buildings to the east of the B1105 and adjacent trees and woodland there
would be little change to views in summer from the Control Tower and slightly further filtered views
in winter, where development would be visible to the north-east of Edgar Road.
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West
10.7
Other than in close proximity to the site there would be no effect on publicly accessible views or from
residential properties to the west, due to variations in topography and the presence of hedges,
woodland and tree belts. This includes further to the north-west from within Holkham Park, along The
Avenue (Viewpoint 13) and at the Triumphal Arch (Viewpoint 14). Holkham Park itself is contained by
a substantial woodland belt along the south-eastern boundary, preventing any visual effects on the
parkland. The closest location to the parkland where views would be affected, is from the adjacent
road that runs along the south-eastern boundary. Much of the road would be unaffected, but over a
relatively short section, the topography changes to enable the potential for views of development
within the LDO. For much of this section, tall hedges enclose the road, and whilst very filtered views
in winter would be possible, changes are very unlikely to be discernible when travelling along the road.
The exception is at Viewpoint 9, where a moderate gap allows open views towards the site.
Nevertheless, this would be a fleeting view when travelling in a car. If stationary, development would
be partially visible as the upper half of buildings and masts, forming a noticeable change extending
between the ABN grain stores and the agricultural storage hanger further increasing the presence of
buildings within the view. However, there would be no change to the skyline, other than possibly
being able to discern the top of mast above the woodland. The proposed buildings would be seen
against a backdrop of existing buildings or woodland thereby reducing their influence on the view.
Development within the north-eastern part of the LDO would also be largely screened by intervening
landform. Whilst there would be an increase in awareness of buildings in the view this would be limited
in extent and consequently would have a Low Adverse magnitude of effect and thereby a Minor
Adverse significance of effect in Year 5, both in winter and summer. The intervening higher ground
would screen the lower parts of any building, and so the proposed woodland planting would only start
to have an influence after 10 years and provide a complete screen after 20 years from this location.
An adjacent residential property would be similarly affected.
10.8
The main location where views would be affected to the west, would occur along the Public Footpath
Great Walsingham FP9, walking south-east towards the site. Initially on rising from Blunt’s Corner
there are no views to the site due to the landform. However, closer to the site the viewer would see
the ABN grain stores and the agricultural storage hanger as clearly visible and intrusive features in the
view. New development would also form prominent new features in the view, partially contrasting
with existing features. This would become more apparent on reaching Viewpoint 1. The full extent of
the site becomes very apparent and a clear awareness of the visual intrusion of the existing buildings.
Further changes will also occur with the introduction of the AD plant and solar PV development. The
introduction of further buildings in the LDO, whilst prominent, would not noticeably change the
influence of the presence of buildings within the view, with the new buildings being potentially of
enhanced visual quality.
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10.9
Egmere LDO
Landscape & Visual Appraisal
New buildings would fill the gap between the ABN Facility buildings and the agricultural storage hanger
to the east of the B1105. This would affect a small part of the skyline and view over the
Stiffkey
valley. In the main, the view over the Stiffkey valley is already predominantly affected by the more
isolated agricultural storage hanger. Future built development would visual link the hangar with the
rest of the built forms within the view and assist in creating a more clearly defined group of buildings.
Whilst this would create an increase in the presence of built development occupying the view, this
would be over a relatively limited extent of the view and would be seen as buildings of similar or
smaller scale and likely to be of better visual quality to the existing buildings. This would create a Low
Adverse magnitude of effect and therefore a Minor Adverse significance of effect in Year 5 in both
winter and summer. The proposed planting would have some benefit by Year 5, but it would not be
until after ten years that a noticeable screening benefit would be achieved and a further ten years
before a more comprehensive screen of buildings would be provided. When this planting is combined
with the proposed planting associated for the AD plant and solar PV development, there would be long
term improvements to views along the footpath, with the removal of much of the visually intrusive
features.
North
10.10 There are a few publicly accessible locations to the north that would be affected, mainly in the local
vicinity of the site and predominantly from roads. Crabbe Castle Road and Crabbe Road are both
largely contained by tall hedges, which prevent views of the site in summer and only visible as very
filtered views in winter. Given the close proximity to the site, change from the introduction of new
development would be discernible, but at an oblique angle to the direction of travel, so would have
very little effect as a sequential experience. The only noticeable change would occur in the occasional
gaps in hedges, which when travelling would be experienced as a very fleeting awareness.
If
stationary, views from the gaps along Crabbe Castle Road are represented by Viewpoint 2. From this
location only the top of the agricultural storage hangar (approximately 12m height to ridge) is visible.
Consequently, any development (maximum 10m) within the vicinity of this hangar, would be limited
to the top of the buildings and masts. Development to the north of the ANB grain stores would be set
in the same visual context of the existing built forms. Consequently, the effect on the view would be
of medium scale influencing a moderate extent of the view, creating a Medium Neutral magnitude of
effect, and thus a Minor Neutral significance of effect in the winter or summer of Year 5. The
proposed woodland planting would screen both the existing and proposed buildings in the long term.
10.11 Similarly to Crabbe Castle Road, views along Crabbe Road are contained by tall hedges, with only very
filtered views through the hedges in winter, with any future development only being visible between
Crabbe Castle Farm and the junction with the B1105, and then only as an oblique view. In reality, this
would have very little effect, if at all, when travelling. Views only become possible within gaps within
the hedges, and essentially only be stopping at the gaps. This is illustrated in Viewpoint 4, next to
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Crabbe Castle Farmhouse. Views from the farmhouse would be unaffected by the LDO, due to the
adjacent outbuilding and 34 and 35 Crabbe Road. The latter two are two storey residential properties
which would have views affected, mainly from the first floor. Whilst similar to Viewpoint 4, the first
floor views would be more elevated, but the change would be experienced in an oblique part of the
view, with the central part of the view to the west remaining unaffected. Potential future buildings
would be located in the same visual context as the existing agricultural storage hangar (but set behind
behind) and the ABN grain stores (set in front), which already noticeably affect the view. The poplar
trees would have some effect in reducing their visual influence, but otherwise there would be little
difference between summer and winter. Development within the most north-easterly part of the LDO
would largely be screened by the agricultural storage hangar. From Viewpoint 4 development infront
of the ABN grain stores would be more evident in the view occupying a moderate extent of the view,
creating a Medium Neutral magnitude of effect and thereby a Minor Neutral significance of effect.
From 34 and 35 Crabbe Castle Farm, the magnitude of effect would be Low Neutral, creating a
Moderate Neutral significance of effect and from the first floor rear views from Crabbe Castle
Cottages a Medium Neutral magnitude of effect and thus a Major-Moderate Neutral significance of
effect. With the establishment of the proposed woodland blocks to the north of the LDO, the effects
would be reduced and in the long term would ultimately be beneficial screening the existing buildings
as well as the proposed buildings. The only other residential properties that would have views affected
would be from Branthill Cottages, where some first floor views of would be affected. Whilst more
distant from 34 and 35 Crabbe Castle Farm, the changes would be experienced near the centre of the
view, and thus would have a similar effect on views.
10.12 Further to the north-east, there are several unmetalled roads or track that provide All User Routes.
For the most part, views from these routes are unaffected, either being visually contained or prevented
by woodland, as in the case of Market Road or Gallow Hill Road (western section), or where intervening
higher landform restricts views to a more localised setting, as in the case of Wighton Road. The
exception is from parts of Gallow Hill Road (eastern section). Much of the route is contained by tall
hedges, but there are several small gaps in the hedge that allow views to the south, which would be
influenced by changes arising from the LDO, as represented by Viewpoint 10. However, this is a
relatively distant location, in which intervening landform and vegetation would partially screen any
future changes. The trees within the vicinity of Crabbe Castle Farm would largely screen views of new
buildings in summer, having a Negligible Neutral significance of effect in Year 5. In winter, the
changes would be discernible as filtered views through the trees, seen as the tops of the buildings in
the same visual context as the agricultural storage hangar and ABN grain stores. This would occupy
a small portion of the view creating a Low Neutral magnitude of change and thus a Minor Neutral
significance of change.
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East
10.13 Views to the east from publicly accessible locations is limited to Edgar Road, Egmere Road and Public
Bridleway Little Walsingham BR1 (Waterden Lane).
No residential properties would have views
affected, with Edgar Farmhouse having views prevented by adjacent barns and other intervening trees.
Even though when travelling west along Edgar Road, the site is in line with the direction of travel, the
presence of tall hedges, trees, subtle changes in landform and the woodland blocks near to the site,
mean that most of the road would be unaffected by changes occurring in the LDO, until very close to
the site, when any proposed development would then become noticeable. Even close to the site, these
changes would be little evident as illustrated in Viewpoint 5. The view is taken from the road verge
as this is the only location where the top of the office building in Wind Farm Place becomes visible.
The screening influences of the localised variations in landform and woodland blocks are evident in
this view. At most, only the top of small portions of new buildings would be visible and possibly masts.
This would have very little influence on the view, creating a Low Adverse magnitude of effect and thus
a Negligible Adverse significance of effect in summer and winter of Year 5.
10.14 Similarly, Egmere Road has views largely contained by tall hedges and trees and here views towards
the site are more oblique. However, there are several small gaps from the road, where there would
be views towards the site, as represented by Viewpoint 6. The intervening higher landform, hedges
and woodland would largely prevent any views of future changes in the LDO, limited only to seeing
the top of future masts. The significance of effect on views in winter and summer would be Negligible
Adverse, which would not be discernible as a change when travelling in a vehicle. Further the south,
the Public Bridleway Little Walsingham BR1 rises on walking or riding west, reaching a local ridgeline,
where views become available where gaps occur within the tall hedges that enclose the bridleway.
From these locations, Wind Farm Place office and warehouse buildings and telecommunication mast is
partially visible. A small part of any future development within the adjacent land to the south would
also be visible and to a limited extent beyond Wind Farm Place. New masts would also be evident.
The changes would form a Low Adverse magnitude of effect and therefore a Minor Adverse
significance of effect on a Medium sensitivity receptor.
B1105
10.15 Much of the road would be unaffected by the proposed LDO. Approaching from the south and on
entering the LDO, the traveller would be barely aware of any changes. It is only on passing through
the site that the traveller would notice a significant change to the appearance of the site, as described
under the effects for the Site and Immediate Setting in Section 9. As described within Section 9, in
the absence of detailed proposals it is difficult to make a judgement on the extent and nature of effects
that would occur, but if similar to Wind Farm Place, these are likely to have a positive influence that
would integrate well with its setting and provide some beneficial effects.
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10.16 On approaching the site from the north, the traveller passes through the Norfolk Coast AONB, but it is
not until the very edge of the AONB is reached when views of future proposed development would
become visible, as represented by Viewpoint 3. At this point, the ABN central grain store (at the centre
of the view) and the agricultural storage hangar (to the left of the view) become prominent features
in the view. Potentially proposed development would occur in front of the grain store and behind and
to the right of the agricultural storage hangar, but would be of lower height. The tall hedges along
the B1105 would almost entirely screen views of these buildings in summer, and only visible in winter
when very filtered views through the hedges would be possible with only telecommunication masts
potentially being visible. The presence of built development in the view would be extended in winter,
but only in the locations where the existing hedges would largely screen the buildings. Consequently,
the magnitude of effect overall in winter of Year 5 would be Medium Neutral creating a Moderate
Neutral significance of effect and in summer would be Low Neutral magnitude of effect and thereby
a Minor Neutral significance of effect. Beyond Viewpoint 3 and on reaching the boundary of the
LDO, the hedges end allowing open views where the proposed developments would form prominent
new features within the view.
Summary
10.17 The location of the proposed LDO is visually well contained, particularly to the south and east, where
there would be very little change to views in these directions. Views that are affected to the west and
north-west are limited to a very localised setting, predominantly along the Public Footpath Great
Walsingham FP9 and along a small section of the road adjacent to Holkham Park. These views are
already influenced by the large scale hangars, grain stores and mill and to varying extents by the AD
plant under construction and the proposed solar PV development. Whilst the proposed LDO would
introduce further buildings these would be seen in the same visual context as the existing buildings
and mainly of a lower height, creating a minor additional adverse effect on views. Effects on public
views to the north are limited to a few locations along roads and tracks, where gaps in the enclosing
tall hedges would be affected, with little overall effect on the experience of using these roads or tracks.
Even where change is experienced in views from the gaps in the hedges, the effects would not be
significant. Very few residential properties would be affected by changes in their view, with the only
potential significant effect occurring to the Crabbe Castle Cottages where the change would be a
neutral effect. The most noticeable change would occur along the B1105, but essentially on travelling
through the LDO. The change in these views would be dependent on the layout and design of the
proposed developments that come forward, but with suitable measures in place within the Design
Code, the changes could be sympathetic with the potential to create long term benefits to views along
this road.
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11
EFFECTS ON DESIGNATIONS
11.1
There would be no landscape or visual effect on the Registered Park and Garden of Holkham Park, the
Scheduled Monument of the Medieval Village of Egmere or Walsingham Conservation Area. The only
landscape designation is the Norfolk Coast AONB, the effects on which are best understood through
the assessment of effects on the LCA ROF6 (refer to para. 8.3), which identified that there would be
a Moderate Adverse Indirect significance of effect. However, this should also be considered in the
wider context of the AONB and the predominant reasons for its designation, which would remain
largely unaffected by the proposed LDO. Development within the LDO would indirectly affect a small
peripheral area on the edge of the hinterland of the AONB, where change would be experienced in a
part of the landscape outside of the AONB that has already been notably affected by built development.
The proposed planting would also create net landscape enhancements in the longer term.
12
EFFECTS ON DARK SKIES
12.1
The dark skies of this part of North Norfolk are a distinctive and valuable aspect of the local and wider
setting. Whilst the existing security lighting within the site is an intrusive feature, this largely only
affects the site and immediate local context. The Design Code requires developers to submit proposals
for lighting. In the absence of such proposals it is not possible to determine what the effects would
be on the site and local and wider setting. However, the implementation of poorly designed lighting,
particularly from more elevated and open locations, is likely to significantly increase light pollution and
harm on the dark skies. Appropriately designed lighting and some residual light from internal lighting
is likely to be acceptable, particularly where any development is largely contained by woodland. Where
the site is more open to the north, careful consideration needs to be given to the suitability of the
proposed lighting and any potential effects.
It is recommended that all lighting should be
demonstrated as being necessary, together with defining its required function and over what time
periods it needs to be in operation, and incorporate the following design considerations:
use of fully directional lights using full cut off lanterns or fittings to prevent direct light spread
beyond the required area to be lit;
mount lanterns as low as possible, whilst retaining safety requirements and over proliferation of
lighting units to achieve the required light levels;
avoid over lighting, providing only the required lumen levels necessary for the required function;
avoid lighting of reflective surfaces; and
light only surfaces only when required e.g. consider fitting Passive Infrared Sensors.
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13
CONCLUSION
13.1
Despite the openness of the wider landscape, the location of the LDO is visually well contained from
many locations by mature woodland and shelterbelts. The site has also been heavily influenced by
changes that occurred as a result of the WWII North Creake Airfield and the subsequent
redevelopments which has created a localised landscape character of lower value. There are few
residential properties and public rights of way within the locality of the LDO and roads are mainly
narrow rural roads, with the exception of the B1105, which passes through the LDO. The roads are
in the main enclosed by tall hedges limiting views to filtered views in winter or from the occasional
gaps in the hedges. The Norfolk Coast AONB lies to the north of the proposed LDO, but only small
areas of a peripheral part of the hinterland would be affected. Where affected it would be experienced
as an indirect effect occurring outside the AONB in a location already affected by large scale utilitarian
buildings.
The existing landscape features within the site would be largely retained and further
enhanced by extensive areas of new woodland planting, creating further beneficial landscape features,
habitats, providing further screening of both existing and future buildings and enabling a far more
sympathetic integration of built form into the surrounding landscape. Where effects occur to the
landscape and views, the changes experienced would not be adversely significant and in the main
would be of minor significance.
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Appendix 1: Methodology
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SCOPE AND PROCESS
Introduction
1.1
Landscape and visual assessment involves a combination of quantitative and qualitative
considerations within a framework that allows for structured, informed and reasoned professional
judgment. The Guidelines for Landscape and Visual Impact Assessment (GLVIA), Third Edition,
forms the current nationally recognized professional guidance tool. The GLVIA reflects current
legislation and professional experience over many years of undertaking landscape and visual
assessments. This methodology follows the principles recommended within GLVIA Third Edition
as part of the assessment process.
1.2
Whilst the process of assessment is often referred to as a Landscape and Visual Impact
Assessment, it is important to understand the difference between ‘impact’ and ‘effect’. ‘Impact’
is defined as the action being taken and ‘effect’ as the change resulting from the action. The
changes resulting from the implementation of the Development form the main consideration of
this assessment and thus the word effect is mainly used. The two main components are:
1.3
landscape effects - assessing effects on the landscape as a resource in it is own right;
visual effects - assessing effects on specific views and the general amenity of the view.
An assessment of the existing situation and the effects of the proposals is carried out in relation
to the following geographical extents:
1.4
national and regional scale landscape character and the wider visual setting;
county and district scale landscape character and the local visual setting; and
the site and more immediate landscape and visual setting.
The spatial scope of the landscape and visual assessment covers a study area of approximately
6km radius from the Site. This is based on the initial results of a desktop study reviewing location,
topography and nature of the development. This desk based work is then verified as part of the
field survey.
1.5
The likely effects of the proposed scheme were assessed in terms of the degree of change on
completion of the works in the fifth year (Year 5) in winter and in summer. The field survey and
assessment was carried out in late summer, and a correlation made as to what the predicted
effects would be in winter. An assessment in Year 5 is based on initial period for the LDO to be
in existence and will provide the most complete situation in which development will have been
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undertaken. It also enables the initial effectiveness of the proposed planting and soft works to be
determined in meaningful way relative to the timespan of the LDO. Beyond Year 5, the proposed
planting can be expected to continue to grow to reach their mature height, providing further
mitigation. Reference within the assessment will be made as how long this could be expected to
take.
1.6
The assessment uses the following process for both landscape and visual effects, as set out in the
GLVIA:
Figure A1 - Assessing the significance of effect
Viewpoint Analysis and Assessment
1.7
The extent of visual influence of the Development is described as the Zone of Visual Influence
(ZVI). This area is identified in two stages. First an initial desk based study of landform, major
vegetation and built form is carried out and second an assessment in the field. The field work
includes walking the site and observing locations that are visible beyond the Site and then checking
this by visiting the locations beyond the Site where publicly accessible. The extent of the ZVI is
therefore progressively determined and fine-tuned.
1.8
The proposed viewpoints were discussed and agreed with North Norfolk District Council.
1.9
In order to help determine whether features of the proposed development would be visible from
mid to long distance views, existing features within the site were used as reference points, in
particular the SCIRA HQ and its approximately 27m high mast (24.4m tower + 3m aerial, although
the latter does not appear to have been added) and a neighbouring mast at a height of
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approximately 30m, Bunkers Hill Mill and the ABN Grain Facility. Binoculars were used to help
determine the relative scale to features within the site.
13.2
To assist the reader, viewpoints are provided to demonstrate the range of available views for a variety
of receptors, and geographical locations. The GLVIA refers to three types of viewpoint, which are set
out and utilised as described below.
Representative Viewpoint – provides a viewpoint that may be considered as typical or similar to
a particular location and where the significant effects are unlikely to differ. It therefore can be
considered as being representative of other views e.g. from a PROW or group of houses. Where
the viewpoint is not representative of a neighbouring visual receptor, and there would be
different significant effects, this is stated within the text.
Specific Viewpoint – illustrates a particular noteworthy or key view. This may be a promoted
viewpoint or from a specific visitor attraction, tourist destination, statutory landscape
designation, or particular locally valued recreational or cultural landscape associations.
Illustrative Viewpoint – provided to demonstrate particular features, effects or issues. These
are used to illustrate: particular site features; the extent of visibility from within the site and from
non-publicly accessible locations; or features that prevent views from certain locations.
1.10
A range of representative viewpoints are selected to assess the available views at a variety of
different geographical locations, distances and receptor experiences (refer to Appendix 5, Figures
5 and 6). Viewpoint locations include public rights of way and roads. Viewpoints are provided to
help appreciate and then describe the views available, identify features within the view, define
the location and extent of the site within the view, and to provide a visual record. Illustrative
viewpoints are also used to indicate features within the site and landscape context or to
demonstrate features which restrict or prevent views. Specific viewpoints are used to illustrate
an important view or vista. The location and extent of the site is indicated to help the reader,
using a dotted line where the proposed development would not be visible, a dashed line where
only visible through vegetation and a solid line where all or parts of the development would be
visible as an open view.
1.11
The assessment of views includes the detailed consideration of:
the proximity of the visual receptor to the proposed development;
the extent of visibility or proportion of the proposed development visible within the wider context
of the view;
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the nature and complexity of the existing view and any changes that would affect the skyline;
elements within the view that may detract from or add to its quality;
the extent to which the proposed development occupies the view, and whether a framed view,
glimpsed or panoramic view; and
whether the view would be experienced from a specific fixed location or whether it would form
part of a sequence of views when the viewer would be moving, and if from a fixed location, such
as a window, whether the proposed development would form the central focus of the view or a
more oblique outlook.
1.12
A variety of visual receptors are assessed with a focus on those who are most likely to be
concerned about changes to views.
Photography and Site Work
1.13
Photographs are taken using an Olympus E- 410 digital single lens reflex camera with a 14-42mm
zoom lens. The camera has a focal length multiplier of 2, making the 25mm focal length equivalent
to a 50mm focal length lens on a manual 35mm film SLR camera. The horizontal field of view in
landscape format from a single frame shot is approximately 40 degrees.
1.14
The camera is rotated in increments to allow a reasonable proportion of overlap of photographs
to create a join that is as accurate as possible.
1.15
The photographs were taken in overcast and sunny weather, with the presence of predominantly
high cloud and average to good visibility. Wherever possible photographs are taken with the sun
behind or to one side of the view to prevent overexposure and high contrast of photographs or
features appearing in shadow.
1.16
The panoramic photographs are stitched together using an Adobe Photoshop Plugin (Photomerge).
Exposure and levels are adjusted to ensure a smooth transition between the photographs.
Assumptions and Limitations
1.17
The following assumptions have been made in respect to the assessment of effects:
the assessment Baseline Year is 2013, i.e. when the baseline data is obtained and surveyed;
the proposed developments in the LDO are regarded as being permanent in landscape and visual
terms due to the potential length of operation of the offshore windfarms.
The proposed
developments would potentially involve a permanent loss of existing site features. However, all
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beneficial landscape features e.g. woodland, trees, hedges would be retained, unless unavoidable,
and it is assumed that all existing buildings would be retained. The proposed development is
considered to be potentially long-term and partially reversible;
existing vegetation will continue to grow at rates appropriate to the location, species and maturity
of the vegetation;
the proposed tree planting would grow at a rate of approximately 350mm/year and the proposed
shrubs/hedge planting at approximately 400mm/year, based on the average expected growth
rates for the selected species growing on fertile agricultural soils. Predicted growth is also based
on the assumption that no growth will take place in the first year, as the plants adjust to their
new growing environments;
the receptor for a view from public rights of way, public open space and within a residential
property is an adult standing with an eye height of 1.6m;
visual effects are assessed on the basis of good visibility. Visual effects can be expected to vary
e.g. poor visibility at times of low cloud, rainfall and dusk. At these times a reduction in visual
clarity, colour and contrast would be experienced. Reduced visibility would limit the extent of
view possible particularly from mid to long distance views. Consequently, the assessment of
effects is based on the worst case scenario, where the proposed development would be most
visible; and
extent of use of public rights of way is based on: known information e.g. if the right of way forms
part of a promoted route at a local or national level, signage and; and circumstantial evidence at
the time of the survey, e.g. recent disturbance of grass and crops, a clearly defined path, extent
of wear, and the number of people using the right of way at the time of the survey. The extent
of use of a road is based on the number of vehicles observed using the road at the time of the
survey and as could reasonably be expected for the class of road.
1.18
In undertaking the assessment, other than the site, private property has not been accessed, as it
is generally considered impractical to seek approval to gain access to residential properties or
other buildings to assess the effect on views from each window in a property or adjoining land.
Assessment is therefore based on the nearest publicly accessible location, which will usually be a
road or public right of way or views from the site. Professional judgement is therefore required
as to what the likely effect on views would be from windows, making allowances for changes in
height e.g. from a first floor window.
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2
CRITERIA AND CATEGORIES: LANDSCAPE
2.1
The assessment includes a description of the existing landscape elements including topography,
vegetation, landform, land uses, infrastructure and historical context of the landscape and provides
an assessment of the effects of the proposed LDO developments.
The national landscape
character areas provide a useful basis for setting the scene and to understand where the broad
scale of the landscape at the national context.
Reference is also made to the regional level
landscape typology. The primary source assessing landscape character is based on the North
Norfolk Landscape Character Assessment. An assessment of effects on the site itself is made
predominantly in relation to change/loss of landscape features.
2.2
In determining the significance of effects on the landscape, sensitivity is determined for each
landscape character area or landscape type that would be affected and combined with the
magnitude of change arising from the proposed development. The criteria and categories used to
determine the effects on landscape, is set out below.
Landscape Sensitivity (The Nature of the Receptor)
2.3
This in part is based on the value of the landscape receptor. This includes considerations such
as: landscape quality / condition; landscape fabric and rarity; scenic quality; wildlife, heritage and
cultural interest; recreation value; and perceptual aspects.
The presence of a landscape
designation can help to identify value and reasons for a designation are usually established in a
supporting study. Landscapes without any formal designation may also express characteristics
that are valued locally and these may be set out. W in landscape character assessments.
Table A1.1: Value of Landscape Receptor
Value of Landscape
Receptor
Criteria
Very High
Areas with international or national landscape designations, i.e. National
Parks and Areas of Outstanding Natural Beauty or international heritage
designations i.e. World Heritage Sites and their landscape setting. A
landscape that contains a significant presence of nationally important
heritage assets or that otherwise indicates a very high heritage value.
Very high value may occasionally exist in landscapes with no such
designation, where the Landscape Character Assessment or Historic
Environment Assessment indicates an area as being of particular high
sensitivity or international or national rarity.
High
Landscape Character Assessments that identify an Area of being of high
sensitivity e.g. good condition and/or strong strength of character or of
particular local value. The presence of many nationally important
heritage assets that indicates a landscape of high heritage value or a
high historic landscape character value. Areas with local landscape
designations may indicate a High value, but weight should also be given
to the Landscape Character Assessment to determine the specific value.
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Medium
Landscape type or area is identified as medium sensitivity (e.g. having a
moderate condition and/or strength of character) including judgements
within relevant Landscape Character Assessments as of medium
sensitivity. The landscape likely to exhibit some damage or
deterioration but may have some individual features of local rarity or
value. The presence of regionally or locally important heritage assets or
Historic Landscape Character Areas that indicate a moderate heritage or
historic landscape character value.
Low
Landscape type or area is identified as having low sensitivity (e.g. poor
condition and/or weak strength of character). Landscapes will typically
illustrate clear indication of damage, deterioration, and limited visual
cohesion. The landscape is likely to have limited heritage value or has
notably deteriorated.
‘Susceptibility to change’ assesses the relative ability for the landscape to accommodate the
changes that would result from different types of development. This is an integral element of the
landscape, but one that can only be judged in the context of the generic type of development
being proposed. However, it is not necessary to understand the specifics of the development to
make this judgement and thus susceptibility to change can be considered as part of the baseline
assessment.
Susceptibility to change will, in part, relate to the features and characteristics
displayed within the landscape type or area: the relative extent of enclosure and openness; the
presence of similar development within or adjacent to the landscape type or area;
condition/quality; and the ability to meet landscape planning policies and strategies. Where
available, reference is made to judgements made in landscape character assessments as well as
site based judgements. It is particularly important to make this judgement in the context of the
site, i.e. determining the relative presence of those aspects that are evident within the proximity
of the site.
Table A1.2 Landscape Susceptibility to Change
2.5
Susceptibility to change
Criteria
Very High
A very limited ability of the landscape to accommodate office and
service facilities development.
High
A fairly limited ability of the landscape to accommodate office and
service facilities development.
Medium
A moderate ability of the landscape to accommodate office and
service facilities development.
Low
A well-defined ability of the landscape to accommodate office and
service facilities development.
These two aspects of susceptibility to change and value are combined to create an overall
judgement of sensitivity as follows.
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Table A1.3: Landscape Sensitivity Matrix
Value
Criteria
Susceptibility
Very High
High
Medium
Low
Very High
Very High
Very High
High
Medium
High
Very High
High
Medium
Medium
Medium
High
Medium
Medium
Low
Low
Medium
Medium
Low
Low
Magnitude (The Nature of the Effect)
2.6
The magnitude of effect of the Development on each of the landscape character types or areas
was assessed on the basis of three factors: ‘size or scale of change’, ‘geographical influence’
and ‘duration and reversibility’, which are combined to provide an overall judgement of
magnitude.
2.7
The size or scale is based on the following professional judgement and site based assessment.
Table A1.4: Landscape: Size or Scale of Change
2.8
Size/Scale
of Change
Criteria
Very High
The proposals constitute a very major change to the key characteristics and
attributes of the landscape type or area, resulting in total loss or permanent
alteration to existing landscape features and forming a dominant new feature in
the landscape.
High
The proposals constitute a major change to the key characteristics and attributes
of the landscape type or area, resulting in major loss or permanent alteration to
existing landscape features and forming a prominent new feature in the
landscape.
Medium
The proposals constitute a noticeable change to the key characteristics and
attributes of the landscape type or area, resulting in a conspicuous loss or
alteration to existing landscape features and forming a new feature in the
landscape.
Low
The proposals constitute a minor change to the key characteristics and attributes
of the landscape type or area, resulting in limited loss or alteration to existing
landscape features and forming a minor new feature in the landscape.
Negligible
The proposals constitute little discernible change to the key characteristics and
attributes of the landscape type or area, resulting in no loss or permanent
alteration to existing landscape features and forming a barely discernible new
feature in the landscape.
Geographical influence determines the extent of the Landscape Character Type or Area affected
by the proposed development.
This is on the basis of a 6km radius from the site, which is
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considered to be the maximum typical visual influence of the proposed LDO development, other
than negligible effects.
Table A1.5: Landscape: Geographical Influence
2.9
Geographical
Influence
Criteria
Very High
Effects experienced over an extensive area of a district level landscape
character area, where this is likely to have an evident effect at the national
level of landscape character.
High
Effects experienced where changes would occur over large parts of a landscape
character area.
Medium
A moderate extent of a landscape character area is affected.
Low
Effects limited to a localised area and small proportion of the overall landscape
character area.
Very Low
Effects limited to a very restricted extent, sufficient that there is little
discernible influence on the character of the landscape character area.
Magnitude is also affected by duration and reversibility, as set out below:
Table A1.6: Landscape: Duration and Reversibility
Duration & Criteria
Reversibility
2.10
Very High
Long term development (over 30 years) and permanent
High
Medium term development (10 to 30 years) and very difficult to reverse or long
term development (over 30 years) and partially reversible
Medium
Medium term development (10 to 30 years) and partially reversible or short term
development (1 to 10 years) and very difficult to reverse or long term
development (over 30 years) and fully reversible
Low
Medium term development (10 to 30 years) and fully reversible or short term
development (1 to 15 years) and partially reversible
Very Low
Short term development (1 to 15 years) and fully reversible
The three aspects of magnitude are combined based on professional judgement, with greater
weight being given to scale/size of change, into one of the following categories: High, Medium,
Low or Negligible or No Change where there is no effect.
Significance of Effect
2.11
On the basis of the above the following categories of significance of effect for landscape change
are identified.
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Table A1.7: Significance of Effect on Landscape
Magnitude
Criteria
2.12
Sensitivity
Very High
High
Medium
Low
High
Major
Major
Major-Moderate
Moderate
Medium
Major-Moderate
Major-Moderate
Moderate
Minor
Low
Moderate
Moderate
Minor
Negligible
Negligible
Minor
Minor
Negligible
Negligible
For the purposes of this assessment, effects that are considered to be ‘significant’ (highlighted in
green) i.e. those of greatest consideration in determining a planning application, are those that
create a Major or Major-Moderate significance of effect, whether beneficial, neutral or adverse.
3
CRITERIA AND CATEGORIES: VIEWS
3.1
In determining the significance of effects on views, sensitivity is determined for each visual
receptor that would be affected and combined with the magnitude of change arising from the
proposed development. The criteria and categories used to determine the effects on views, is set
out below.
The Nature of the Receptor (Sensitivity)
3.2
The sensitivity of views is considered in relation to the person experiencing the view. This in part
will be based on the value that the receptor places on the view. This is considered on a collective
basis, so will be influenced by the extent to which it is publicised, relative noteworthiness i.e.
clearly defined view or vista that is distinguished from other views, and the extent to which the
view is utilised or enjoyed.
Table A1.8: Value of View
Value of view
Criteria
High
Views from publicised vantage points and of regional and sub-regional value.
Tourist attractions / historic estates /statutory heritage asset with a specific
vista or focused views. Particularly noteworthy public views from national
trails, National Parks or AONBs or statutory heritage assets i.e. more than
local value & could be expected to be regularly used. Windows from
residential properties specifically designed to take advantage of a particular
view.
Medium
Locally known or valued viewpoints. Views from promoted public rights of
way or clear evidence of regular use and areas of informal open space.
Views from regularly used rooms or living space. Panoramic view, vista or
other noteworthy view from active recreation areas or transport routes.
Low
View is not publicised and/or that there is relatively limited evidence of being
regularly used. Visually degraded locations. View from small windows or
otherwise assumed as not forming the main living or work spaces. Views of
little noteworthiness from areas of active recreation or transport routes.
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The ‘susceptibility to change’ of the visual receptor will vary depending on the activity or use
of the particular location and the extent to which the view is an important aspect of the activity
or use. The following criteria are used to determine susceptibility to change:
Table A1.9: Susceptibility of Visual Receptor to Change
3.4
Susceptibility of
visual receptor
to change
Criteria
High
Residential properties. Areas of open space where informal recreation is
the main activity e.g. country parks and public open space. Users of public
rights of way. Recreational activity where the primary enjoyment comes
from the view. General views from heritage assets or attractions.
Medium
Areas of outdoor sport or active recreation where appreciation of views
forms part of the experience e.g. golf courses; pedestrians using footways
along roads; vehicular users and cyclists on roads; and rail passengers.
Low
Areas of active sport or play where the view does not form part of the
experience e.g. football, rugby, play equipment. Commercial premises and
areas of employment, where the view has limited value in relation to the
activity being undertaken. There may be specific locations where buildings
and the type of employment has been designed to enhance the quality of
working life, in which case a higher level sensitivity would be applicable.
These two aspects are combined to create an overall judgement of sensitivity as follows:
Table A1.10: Visual Sensitivity Matrix
Value
Criteria
Susceptibility
High
Medium
Low
High
Very High
High
Medium
Medium
High
Medium
Low
Low
Medium
Low
Low
The Nature of the Effect Likely to Occur (Magnitude)
3.5
The magnitude of effect of the Development on each view was assessed on the basis of three
factors, ‘size or scale of change’, ‘geographical influence’ and ‘duration and reversibility’,
which are combined to provide an overall judgement of magnitude. The size or scale is based on
the following professional judgement and site based assessment.
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Table A1.11: Visual: Size or Scale of Change
3.6
Size/Scale
of Change
Criteria
Very High
The proposed development would become the most dominant feature in the view
and that completely contrasts with the other existing features in the view. The
contrasting features of the development would be fully visible.
High
The proposal development would constitute a major change to the view, forming
a prominent new feature in the view that noticeably contrasts with other existing
features in the view. The development would be predominantly visible.
Medium
The proposals development would form a noticeable change to the view, forming
a conspicuous new feature in the view that partially contrasts or harmonises with
other features in the view. The contrasting features of the development would
be partially visible.
Low
The proposal development would constitute a small change to the view, forming
a minor new feature in the view that largely integrates with its surroundings with
little discernible change. This could also be a result of being a glimpsed or
filtered view through vegetation and/or at some distance relative to its scale.
Very Low
The proposed development would be a barely discernible change to the view,
which could e.g. be due to a very filtered view through vegetation or
considerable distance relative to scale.
Geographical extent determines how far the effect would be experienced.
The wider the
geographical effect, the greater magnitude of change.
Table A1.12: Visual: Geographical Influence
Geographical Criteria
Influence
Very High
The development effects all or nearly all of the view and forms the primary
focus of the view to the extent that it is overwhelming. It is likely that the view
is within the site or very close to the site.
High
The development effects a large extent of the view and at the centre of the
view. It is likely that the view is close to the site or possibly in the site.
Medium
The development effects a moderate extent of the view and lies near the centre
of the view or at a slightly oblique angle. It is likely that this is a localised view.
Low
The development effects a small extent of the view and and/or at a moderately
oblique angle. It is likely that the development is in the mid-distance of the
view.
Very Low
The development effects a very small extent of the view and and/or at a very
oblique angle. It is likely that the development is in the far distance of the
view.
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Magnitude is also affected by duration and reversibility, as set out below:
Table A1.13: Visual: Duration and Reversibility
3.8
Duration and
Reversibility
Criteria
Very High
Long term development (over 30 years) and very difficult to reverse
High
Medium term development (10 to 30 years) and very difficult to reverse or
long term development (over 25 years) and partially reversible
Medium
Medium term development (10 to 30 years) and partially reversible or short
term development (1 to 10 years) and very difficult to reverse or long term
development (over 30 years) and fully reversible
Low
Medium term development (10 to 30 years) and fully reversible or short
term development (1 to 10 years) and partially reversible
Very Low
Short term development (1 to 10 years) and fully eversible
The three aspects of magnitude are combined based on professional judgement, with greater
weight being given to scale/size of change, into one of the following categories: High, Medium,
Low or Negligible or No Change where there is no effect.
Significance of Effect
3.9
On the basis of the above, the following categories of significance of effect for visual change are
identified, with those with a green tone identified as of overall as being ‘significant’.
Table A1.14: Significance of Effect on Views
Magnitude
Criteria
3.10
Sensitivity
Very High
High
Medium
Low
High
Major
Major
Major-Moderate
Moderate
Medium
Major-Moderate
Major-Moderate
Moderate
Minor
Low
Moderate
Moderate
Minor
Negligible
Negligible
Minor
Minor
Negligible
Negligible
For the purposes of this assessment, impacts that are considered to be ‘significant’ (highlighted in
green) i.e. those of greatest consideration in determining a planning application are those that
create a Major or Major-Moderate significance of effect, whether beneficial, neutral or adverse.
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Criteria of Other Factors Assessed
3.11
The assessment also considered the following aspects, as set out below.
Direct and Indirect: direct effects relate to the changes on the site including re-contouring of
landform, loss and addition of vegetation, removal or inclusion of built structures and surface
treatments, etc. Direct effects are also experienced where there are changes to the character of
the landscape, where the proposed development is physically located within a character area or
type. Effects on views are also always considered to be direct. Indirect effects occur where the
character is influenced by consequential changes in a neighbouring landscape character area.
Seasonal Variation and Duration: due to the role that vegetation can play in preventing or
limiting views, or influencing the character of the landscape, the difference between winter and
summer is also assessed.
Beneficial, Neutral or Adverse Effects: adverse effects are those that would be damaging to
the quality, integrity or key characteristics of the landscape and/or visual resource. Beneficial
effects are those effects that would result in an improvement in the quality, integrity or key
characteristics of the landscape and/or visual resource. Neutral effects are those effects that
would maintain, on balance, the existing levels of the quality, integrity or key characteristics of
the landscape and/or visual resource. A neutral effect may therefore arise where beneficial effects
offset adverse effects or where the value judgement would consider the change to be different,
but neither a deterioration or an enhancement.
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Appendix 2: Plan A – Building Heights and Zones
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Appendix 3: National Character Area
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Appendix 4: Summary Table of Effects
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Significance of
Effect (Year 5 summer)
Low
High Low
Adverse
Moderate
Adverse
LCA ROF1a:
Egmere and
East Wells
Very
High
High
Very
High
Low
Medium High Low
Adverse
Moderate Low
Adverse
Medium High Low
Adverse
Moderate
Adverse
LCA ROF1b:
North Creake
Airfield
Medium Low
Low
High
High
Medium
Neutral
High
Minor
Neutral
LCA ROF1c:
Walsingham
and Barsham
High
Medium Medium Low
Medium High Medium
Adverse
LCA WP1:
Holkham
Very
High
Medium High
Very
Low
LCA SV1:
Wighton to
Fulmodeston
Medium High
LCA TF1:
Morston and
Hindringham
Medium Medium Medium Low
Overall
Magnitude
Moderate Low
Adverse
Size / Scale
of Change
High Low
Adverse
Overall
Magnitude
Low
Duration and
Reversibility
Low
Size / Scale
of Change
High
Overall
Sensitivity
High
Value
LCA ROF1:
High
Egmere,
Barsham,
Tatterford Area
Location
Duration and
Reversibility
Magnitude
(Year 5 - Summer)
Geographical
Influence
Geographical
Influence
Magnitude
(Year 5 - Winter)
Susceptibility
Sensitivity
Significance of
Effect (Year 5 –
winter)
Table 1: Summary Table of Effects on Landscape Character and Views
Effects on Landscape
Low
Medium No
Change
High High
Neutral
Moderate Low
Adverse
High Negligible Minor
Adverse Adverse
No
High No
Change
Change
High
High Medium
Neutral
Medium High Medium
Adverse
Moderate
Adverse
Negligible Very Low High Negligible Minor
Adverse
Adverse
No Change No
Change
No
Change
High No Change No
Change
Low
High Very Low Minor
Adverse Adverse
Low
Low
High Low
Adverse
Minor
Adverse
Low
High Low
Adverse
Minor
Adverse
Low
Low
High Low
Adverse
Minor
Adverse
Medium High Medium
Neutral
Minor
Neutral
Medium
Medium High Medium
Neutral
Minor
Neutral
Effects on Views
Viewpoint 1–
Footpath Gt
Walsingham
FP9
Low
High
Viewpoint 2 Crabbe Castle
Road
Low
Medium Low
Viewpoint 3 –
B1105
Medium Medium Medium Low
Medium High Medium
Neutral
Moderate Very Low Very Low High Low
Neutral
Neutral
Minor
Neutral
Viewpoint 4 –
Crabbe Road
Low
Medium Low
Medium
Medium High Medium
Neutral
Minor
Neutral
Medium High Medium
Neutral
Minor
Neutral
Viewpoint 5 –
Edgar Road
Low
Medium Low
Low
Low
Negligible Low
Adverse
Low
Negligible
Adverse
Viewpoint 6 –
Egmere Road
Low
Medium Low
Very Low Very
Low
High Negligible Negligible Very Low Very Low High Negligible Negligible
Adverse Adverse
Adverse
Adverse
Viewpoint 7 –
Egmere
Cottages &
Creake Road
Medium High
High
Very Low Low
High Negligible Minor
Neutral Neutral
Viewpoint 8 Footpath
Barsham FP2
Low
Low
Very Low Low
High Negligible Negligible Very Low Low
Neutral Neutral
High Negligible Negligible
Neutral
Neutral
Viewpoint 9 –
Road east of
Holkham Park
Medium Medium Medium Low
Low
High Low
Adverse
Minor
Adverse
Low
High Low
Adverse
Low
High Low
Neutral
Minor
Neutral
Very Low Low
High
Medium Low
Medium
High Low
Adverse
Medium
Very Low Low
Low
High Low
Adverse
High Negligible Minor
Neutral
Neutral
Minor
Adverse
Viewpoint 10 – Low
Gallow Hill Rd
High
Viewpoint 11 – Low
Blakeney Road
Medium Low
Very Low Very
Low
High Negligible Negligible Very Low Very Low High Negligible Negligible
Adverse Adverse
Adverse
Adverse
Viewpoint 12 – Low
Bridge Street
Medium Low
Very Low Very
Low
High Negligible Negligible Very Low Very Low High Negligible Negligible
Adverse Adverse
Neutral
Neutral
Viewpoint 13 - High
The Avenue
Holkham Park
High
No
Change
Medium Low
Low
No
High No
Change
Change
No Change No
Change
w:\2013 projects\b13023 egmere, walsingham-local development order\documents\report2- lvia\text\b13023 egmere ldo - lva report_nov 2013_issue.docm
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No
Change
High Negligible Negligible
Neutral
Neutral
High No Change No
Change
© The Landscape Partnership
November 2013
Status: Issue
Egmere LDO
Landscape & Visual Appraisal
Viewpoint 14 - High
Triumphal Arch
Holkham Park
Medium Low
No
Change
No
High No
Change
Change
No Change No
Change
No
Change
High No Change No
Change
Viewpoint 15 – Low
Creake Road
Medium Low
No
Change
No
High No
Change
Change
No Change No
Change
No
Change
High No Change No
Change
w:\2013 projects\b13023 egmere, walsingham-local development order\documents\report2- lvia\text\b13023 egmere ldo - lva report_nov 2013_issue.docm
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© The Landscape Partnership
November 2013