Landscape
and Visual
Impact
Assessment
for the
Pathfinder
Project to
Re-locate
Manor
Caravan
Park,
Happisburgh
Oct. 2011
North Norfolk Coastal Change Pathfinder
Relocation of Manor Caravan Park, Happisburgh
LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Contents
1
2
Introduction
1.1
1.2
1.3
1.4
1.4.1
1.4.2
1.4.3
1.4.4
1.4.5
1.5
1.6
1.7
1.8
1.9
1.10
Assessment Methodology
2.1
3
4
5
Outline and need for re-location of Manor Caravan Park
Objectives of report
Outline and description of existing caravan site
Site selection and possible alternative sites
Option 1:Site A
Option 2: Site B
Option 3: Site C
Option 4: Site D
Option 5: Site E
Purpose of the assessment
The proposed relocation site
The study area
Figures
Viewpoints
Tables
Guidance and scope of work
Landscape Policy Context
Existing Landscape Environment
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.7.1
4.7.2
4.8
4.8.1
4.8.2
4.8.3
4.9
4.10
4.11
4.12
Introduction
Countryside Character of England map
Local Landscape Character Assessments
The site
The surrounding study area
Historic environment
Conservation area
Listed buildings within the conservation area
Listed buildings outside the conservation area within 1.5km
Public rights of way
The site
Existing caravan site
Study Area 5 km
Scheduled monuments
Register of historic park’s and gardens
Seascape context
Table 1 Landscape Baseline Summary
Meteorological conditions and seasonal variation
1
6
Existing visual environment
6.1
6.2
6.3
6.4
6.5
6.6
6.7
6.8
6.9
6.10
6.11
6.12
6.13
6.14
6.15
6.16
6.17
6.18
6.19
6.20
6.21
6.22
6.23
6.24
6.25
6.26
6.27
6.28
6.29
6.30
6.31
7
Landscape Effects
7.1
7.2
7.3
7.4
7.5
7.6
7.7
7.8
7.9
7.10
7.11
8
Introduction
Extent of visibility and visual receptors
Representative viewpoint appraisal
VP1 Vicarage Road, East Ruston
VP2 Coronation Close, Happisburgh Common
VP3 Corner of road to South west of Manor Farm
VP4 East of Manor Farm
VP5 Lantern Lane
VP6 Footpath 10 North of Lantern Lane
VP7 Footpath 8
VP8 Grub Street (south)
VP9 Grub Street (north)
VP10 B1159 South of Gold’s Farm
VP11 North Walsham Road NW of site
VP12 North Walsham Road East of Whites Farm
VP13 West of village hall
VP14 West of church from churchyard
VP15 SE of church on the corner of B1159
VP16 Adjacent to school car park entrance
VP17 From centre of site
VP18 From church tower
VP19 From top of lighthouse
VP20 From base of lighthouse
VP21 Southeast of Baldwin’s Farm
VP22 Close to water tower
VP23 From Hempstead Church
VP24 From Pollard Street
VP25 From Conservation Area across school playground to site
VP26 From south east corner of site looking eastwards to Whimpwell Street
VP27 From south east corner of site looking west
Table 2 Visual Baseline Summary
Introduction
Effect on national character areas
Effect on district landscape character types and areas
Effect on site and context
Effects on conservation areas within 5km
Effect on historic environment
Effect on public rights of way
Effect on designated landscape
Effects on seascape context
Construction of site and duration of effects
Table 3 Landscape Effects Summary Table
Visual effects
8.1
8.2
8.3
8.4
8.5
8.6
8.7
8.8
8.9
Introduction
VP1 Vicarage Road, East Ruston
VP2 Coronation Close, Happisburgh Common
VP3 Corner of road to South west of Manor Farm
VP4 East of Manor Farm
VP5 Lantern Lane
VP6 Footpath 10 North of Lantern Lane
VP7 Footpath 8
VP8 Grub Street (south)
2
8.10
8.11
8.12
8.13
8.14
8.15
8.16
8.17
8.18
8.19
8.20
8.21
8.22
8.23
8.24
8.25
8.26
8.27
8.28
8.29
VP9 Grub Street (north)
VP10 B1159 South of Gold’s Farm
VP11 North Walsham Road NW of site
VP12 North Walsham Road East of Whites Farm
VP13 West of village hall
VP14 West of church from churchyard
VP15 SE of church on the corner of B1159
VP16 Adjacent to school car park entrance
VP17 From centre of site
VP18 From church tower
VP19 From top of lighthouse
VP20 From base of lighthouse
VP21 Southeast of Baldwin’s Farm
VP22 Close to water tower
VP23 From Hempstead Church
VP24 From Pollard Street
VP25 From Conservation Area across school playground to site
VP26 From south east corner of site looking eastwards to Whimpwell Street
VP27 From south east corner of site looking west
Table 4 Visual Effects Summary table
9
Cumulative effects
10
Mitigation Measures
10.1
10.2
10.3
10.4
10.5
10.6
11
Introduction
Screening
The layout of the site
The number of pitches
Illustrative plan for the proposed site
Re-instatement of existing site to cliff top habitat
Summary and Conclusions
Appendix 1 Figures
Figure
Figure
Figure
Figure
Figure
Figure
Figure
1:
2:
3:
4:
5:
6:
7:
Location of Alternative Sites
Location within NE Norfolk
Environmental and Heritage designations
Landscape Character Areas
Viewpoint Location Plan 1 (Local Area up to 2km)
Location Viewpoints up to 5 km
Illustrative Landscape Plan
Appendix 2 Viewpoints
VP 1
VP 2
VP 3
VP 4
VP 5
VP 6
VP 7
Vicarage Rd, East Ruston
Coronation Close, Happisburgh Common
Corner of Rd SW of Manor Farm
East of Manor Farm
Lantern Lane
Footpath 10 North of Lantern Lane
Footpath 8
3
VP 8
VP 9
VP10
VP 11
VP 12
VP
VP
VP
VP
VP
VP
VP
VP
VP
VP
VP
VP
VP
Grub St (south)
Grub St (north)
North Walsham Rd South of Gold’s Farm
North Walsham Rd NW of Site
North Walsham Rd East of White’s Farm
village Hall
14 West of Church Farm from Churchyard
15 SE of Church on the Corner of B1159
16 Adjacent to School Car Park Entrance
17 From Centre of Site
18 From Church Tower
19 From Top of Lighthouse
20 From Base of Lighthouse
21 South east of Baldwin’s Farm
Water Tower
23 From Hempstead Church
24 From Pollard Street
25 View from Conservation Area across School Playground
26 From SE corner of site to Whimpwell St looking eastwards
27 From SE corner of site (Conservation Area) looking westwards
Appendix 3 Methodology
Appendix 4 Archaeological features
Appendix 5 Ecological report
4
North Norfolk Coastal Change Pathfinder
Relocation of Manor Caravan Park, Happisburgh
LANDSCAPE AND VISUAL IMPACT ASSESSMENT
1 Introduction
1.1 Outline and need for re-location of Manor Caravan Park
Manor Caravan Park is a small caravan site that has been run by the Lomax
family for over 45 years. It is located close to the cliff edge on land to the
north of the picturesque village of Happisburgh in North Norfolk, within the
shadow of St Mary’s, a fine mediaeval church which, together with the
lighthouse, are two iconic landmarks that can be seen from a distance by
travellers approaching Happisburgh. The old centre of the village with its
good range of historic buildings, many built of local red brick and flint with
thatched roofs, was designated as a Conservation Area in 1974, with further
open land to the north east of the village being included in 1989. This
extension to the Conservation Area includes part of the caravan site which is
used as a temporary camping and caravan area.
It is the coastal location which has made Happisburgh a popular tourist
destination for many years but this has also been its biggest threat, as this
part of the coastline has long been subjected to high levels of erosion. The
beach at low tide has a fine expanse of sand, but immediately below the
village the beach is far less attractive with rock armour, rubble, tangled metal
and the remains of various attempts to hold back the cliff erosion. Access
routes to the beach have frequently been eroded away and the present beach
access is via a metal gangway and steps from the caravan park.
Manor Caravan Park lies almost entirely within the area identified in the
Shoreline Management Plan as at risk before the year 2025 and at the
predicted rate of cliff erosion the entire caravan site is likely to be lost to the
sea within the next 50 years. It is for this reason that it has been identified
as one of the trial projects within the North Norfolk Pathfinder Project as
follows;

Work with the owner of Manor Caravan Park, Happisburgh at
assessing the options and constraints to relocating or adapting the existing
5
business to the changing coastline. Should an appropriate option be
available, the project will aid in the initial relocation.
It is considered that the Caravan Park plays a significant role in the vitality of
the village, bringing money into the local economy. The site is valued by the
local community and caravan owners and touring visitors use local facilities
including the local public house and shops.
This was emphatically reinforced by the feedback gathered at the public open
day held in Happisburgh on 24 April 2010 (see below)
“Do you agree that it is important to try to retain the caravan park in the village of
Happisburgh (on an alternative site)?”



Yes 59
No 3
No opinion 0
Manor Caravan Park …..is reducing in size and this will in time affect the
viability of the business.
The loss of the Caravan Park will therefore have impacts beyond just those
involved in the business and its guests e.g. by reducing the viability of other
local businesses, therefore putting them at an increased risk.
This project aims to work in conjunction with the Pathfinder Business Support
Project to identify options to enable the business to plan for its future and
overcome obstacles to secure its long-term survival in the village. This will
entail identifying a suitable alternative site beyond the erosion risk area.
http://www.northnorfolk.org/pathfinder/happisburgh.asp
1.2 Objectives of report
Following the work already carried out by the Pathfinder Project it is agreed
that it is important for the local economy that a relocation site for Manor
Caravan Park is found within the village of Happisburgh.
The key objectives of this report are:
 To evaluate possible options and recommend a preferred scheme
(identifying the most suitable site area) which assimilates the proposal
in the landscape, taking account of the sensitive location of the site at
the ‘gateway’ to the village and the setting of the Conservation Area
and various Listed Buildings
 To evaluate the impacts of the proposal to relocate Manor Caravan
Park from its current location to a site at North Walsham Road,
Happisburgh, acknowledging any beneficial landscape impacts of such
a proposal
6





To consider the effects that the proposed relocation site will have on
the existing landscape and visual environments, their characteristic
features and on the people who view it.
To determine the magnitude and significance of any change to the
character and value of the landscape as well as the potential impact
upon views, visual amenity and receptor groups within the Study Area.
To identify the most suitable options for the future use (and
characteristics) of the existing caravan park site, taking account of its
future management and public access/cliff top paths, and to devise a
scheme to implement this.
The inclusion in the scheme of a development of approximately eight
dwellings proximate to the proposed caravan park on the North
Walsham Road.
An integrated landscape scheme (including a scheme of management )
for the area included in the cliff top enhancement project, recognising
the setting of the Conservation area and St Mary’s House (Listed
Building), and possible interpretive material that might emanate from
the Coastal Heritage Project The creation of an area of coastal habitat
on the site where the caravan site is at present.
1.3 Outline and description of existing caravan site
Manor Caravan Park is located on the cliff top to the north of the village of
Happisburgh and is accessed by a narrow, steep, private road which runs to
the east of the Hill House Pub. The site has 134 static caravans arranged in
parallel rows, situated within a closely mown grass sward. The site office and
wardens accommodation are housed in a mobile unit (40 ft x20 ft) located to
the south-east of the entry road to the caravan site, whilst opposite on the
north western side of the road is a permanent single-storey brick building
which houses the toilet block with laundry washing and drying facilities.
An adjacent grass field to the south-east of the main site is the only part of
the Manor Caravan Park which lies within the Conservation Area. It is used
throughout the summer months for temporary caravans and camping and has
space for up to 80 touring caravans. An additional washroom is located close
to the camping area as well as a small children’s play structure. The former
lifeboat station is located at the eastern edge of this field and is used as an
RNLI shop. Due to the soft, rapidly eroding nature of the cliff line, access to
the beach is limited and all visitors to Happisburgh have to cross the field on
an unmarked, informal path through the caravan site to get to the only set of
steps to the beach. St Mary’s House can be seen clearly from this field.
The caravan site is currently licensed to open for seven months of the year
from April to October, although the caravans, which are all owner occupied,
remain on the cliff top site all year round and are unoccupied throughout the
winter months. Other than the existing boundary hedge planting which
separates the site from adjacent properties to the south and south west, the
site has no trees and very little existing vegetation other than grass, leaving
7
the caravans exposed to the harsh elements and strong, salt-laden sea winds.
Many caravans have remained in the same families for many years and
several are consequently coming to the end of their useful lives, and as such
may not be moveable.
Existing caravan site from St Mary’s Church tower 20110629
Caravan owners park their cars adjacent to their individual caravans using a
circular site road, the north-eastern-most part of which is very close to the
cliff edge.
The stretch of cliff and coastline immediately adjacent to the caravan site is
designated as an SSSI of Geological Importance. Recent archaeological
excavations on Happisburgh beach discovered more than 70 flint tools and
flakes that were human-made providing evidence that ancient humans were
living in the Happisburgh area more than 800,000 years ago, making this the
first known human settlement in Northern Europe.
8
Happisburgh Beach and Cliffs with Metal Steps
1.4 Site selection and possible alternative sites
It is understood that the loss of the Manor Caravan Park due to erosion will
have impacts on the local economy as well as the site owner, by reducing the
viability of other local businesses such as Hill House Pub and the village shop.
Following discussions with Mr Lomax (the site owner) and NNDC Pathfinder
Project Team, it was concluded that the ideal re-location site would need to
be as close to the village centre as the existing site in order to benefit the
local economy. However, the Pathfinder Project recommends ‘identifying a
suitable alternative site beyond the erosion risk area’ which rules out
extending the existing cliff top site to the north.
A number of different sites have been considered as possible options for the
relocation of Manor Caravan Park (see Appendix 1 Figure 1). These have been
assessed using a methodology for landscape assessment based on the
Landscape Institute and Institute of Environmental management and
Assessment’s Guidelines for Landscape and Visual Impact Assessment, second
edition, published in 2002 and the Landscape Character Assessment Guidance
for England and Scotland 2002, published by the Countryside Agency. This
involves assessments being made of the baseline condition and sensitivity to
development of the landscape features and the landscape character of the
site (judged against a pre-defined set of criteria). A further assessment is
then made of the likely magnitude of the operational effect of the proposed
9
development on the landscape features and character of the site. By using a
matrix with Sensitivity to Development on one axis and Magnitude of
Operation Effect on the other, an assessment as to the likely significance of
the effect of the development on landscape features and character can be
reached. The process is described more fully in Appendix 3.
1.4.1 Option 1: Site A
This site covers an area of 8.5 hectares of fertile arable farmland interspersed
and bounded by windswept hedgerows with intermittent trees on raised
banks. It is located to the south of the North Walsham Road as it approaches
Happisburgh from the north, and lies to the west of the Conservation Area.
The North-eastern boundary of the site is adjacent to the village primary
school’s new playing field and car park. To the south-east, it borders the rear
gardens of several properties to the south of Whimpwell Street. Its southern
and western borders are adjacent to arable land.
The land rises gently from 8.2m AOD in the south eastern corner where it
abuts private dwellings on Hempstead Rd, to 10.2m AOD in the northern
section adjacent to the rear of the village school and the North Walsham
Road. The arable land continues to rise gradually to the west to 11.3m AOD,
and to 11.85m AOD in the south west.
Exisiting hedgerows divide the site up and perimeter hedgerows of varying
density surround the site. Two parallel hedgerows traverse the fields from
NNW to SSE. The most eastern of these hedgerows is moderately dense and
uncut to 4m high on top of a 1m high earth bank, predominantly composed of
hawthorn with some existing small ash trees. It is bounded by a ditch on the
eastern side and a footpath on the western side.
The second hedgerow is much poorer in quality with isolated remnants of old
hedgerow plants, and is predominantly composed of Smyrnium olusatrum
(Alexanders) a tall rapidly growing biennial typical of hedge-banks near the
sea which is growing on top of the 1m high earth bank.
The northern boundary hedgerow which is predominantly composed of
Prunus cerasifera separates the site from the North Walsham Rd. It is a
sporadic and intermittent hedgerow. Isolated trees within the most easterly
end towards the school car park have been allowed to grow to approx 4-5m
tall, whilst further west, where the hedgerow exists it has been cut regularly
to a height of approximately 1.5m.
A footpath traverses the site adjacent to the existing hedgerow, running from
the North Walsham road in the north to join up with the footpath which runs
along the southern boundary of the site linking Hempstead Rd in the east to
Grub Street in the west.
10
Views to the east and north are contained by the built up nature of the village
centre with its associated woodland planting around St Mary’s House which,
together with the landform, rises towards the coast and limit views out to the
sea. St Marys Church Tower and Happisburgh lighthouse are iconic and
significant features within the landscape to the north-east and south-east
respectively. To the south and west are vast, open, expansive views, where
the sky dominates the scene and where sculptural windblown trees and
telegraph poles and the distant water-tower dominate the skyline.
Vehicular access is available from the North Walsham Road to the north.
The baseline landscape quality of the site features of the site are considered
to be Low /Medium. The landscape character of the site overall is judged to
be Medium. The eastern end is adjacent to the rear of properties within the
conservation area but the western end is close to Grub St which has a lower
quality, with leaning telegraph poles and windblown solitary trees.
While it is recognised that the adjacent Conservation area has a High
sensitivity to change, the overall sensitivity of the landscape character of the
site itself to change is Medium/High, due to the condition of the hedgerows
and adjacent field boundaries. The sensitivity to change of these landscape
features is assessed as Low/Medium. This is as shown in Table 1: Landscape
Baseline Summary Table.
The magnitude of the impact of the proposed development on both the
character of the landscape of Site A and the features within it has been
judged to be Medium. Using the matrix shown in Appendix 3, a site with a
landscape character that has a Medium/High sensitivity to change and where
the magnitude of the impact on landscape character has been judged to be
Medium is given a Moderate/Major rating for significance of the effect.
The rating for the significance of the effect on the landscape features within
the area comes out as Moderate.
1.4.2 Option 2: Site B
Site B covers an area of 8 hectares and consists of the northern section of
Site A, with the western boundary extended all the way to Grub Street to the
west. Its boundaries run
from a point at the southern boundary of Orchard Cottage on The Street, to
the rear of the school playing field and car park, along the southern boundary
of the North Walsham Road until it reaches Grub Street, along the eastern
boundary of Grub Street to a point opposite Kiln Cottage where it cuts across
the arable fields back to the Orchard Cottage boundary. Vehicular access is
available from the North Walsham Road to the north. There is a wellmaintained hedge along the boundary with Grub Street to the west. The
11
boundary with the North Walsham Road has some hedging plants along it,
but they are sparse on the western section on this boundary. There are no
features at all on the southern boundary of this site option, as it does not
correspond to an existing field boundary. The hedge bank covered with the
biennial Smyrnium olusatrum (Alexanders) and containing some remnant
hedging shrubs which forms the western boundary to Site A crosses the site,
running in a NNW to SSE direction. A second hedge which runs parallel to it
also crosses the site. These two features divide the site into three almost
equally-wide sections.
The land rises gently from east to west, although the gradient of the rise
decreases towards Grub Street, so the western-most part of the site forms a
plateau. Having a greater proportion of its area on higher ground makes the
site more visually intrusive in views from the Conservation Area to the east,
from the approach to the village from the north and, to a lesser extent, from
the west.
The baseline condition of the landscape character and features of the site are
very similar to those of Site A. The landscape character is judged to be
Medium, while the landscape features are Low/Medium. The Landscape
sensitivity for the character of the site and its defining features are
Medium/High and Low/Medium respectively. The magnitude of the impact of
the development on the character of the landscape is considered to be
Medium/High – greater than the impact on Site A due to the higher
proportion of the site which is more elevated and further away from the main
village envelope. The impact on the landscape features has been assessed as
Medium. Using the matrix, these assessments result in a designation of
Moderate/Major for the significance of the effect on landscape character and
Moderate for the impact on the landscape features.
1.4.3 Option 3: Site C
A third site of 7.7 hectares has been considered to the west of Whimpwell
Street. It consists of the two fields directly to the south of Site A. The hedge
and public footpath which form the southern boundary of Site A make up the
northern boundary of Site 3. Its boundary runs from the point where the
Public Footpath (FP 8) meets Whimpwell Street, south to the rear of the
properties from Terrakunda to Lighthouse View, behind the area of land that
has been allocated within the North Norfolk LDF as being suitable for further
housing development, to the west of the allotments and along the northern
boundary of Lantern lane until it joins another Public Footpath (FP 10), which
forms the western boundary of Site C. The northern boundary is formed by FP
10.
The main site features are the hedges and hedge banks that run along some
of the boundaries and across part of the site. These vary in quality
considerably. The hedge that forms the northern boundary is in reasonable
12
condition to the east (close to the conservation area), but the ratio of gaps to
hedging plants gets greater on the more exposed areas further west as the
ground gets higher. There are very few surviving hedging plants along the
western boundary for most of its length – the hedge bank has Smyrnium
olusatrum (Alexanders) growing on it with a few windswept remnant trees.
However, there is a hedged and banked field boundary which runs across the
site in an east-west direction. There are gaps between the plants, but they do
form a distinctive landscape feature. This hedge and bank also runs a short
distance along the southern part of the western boundary. There are no
boundary features at all for the southern-most part of the western boundary,
however, as the site is part of what is currently a larger arable field.
The southern boundary of the site is formed by Lantern Lane and the
boundary of the allotments there. There is a bank with some small trees
dotted along it. On the eastern boundary, there are no physical features on
the southern section (around a plot allocated for housing in the Local
Development Framework), and the boundaries of the dwellings on that
section of Whimpwell Street on the northern section. The backs of some of
these dwellings directly overlook the site.
As was the case with Sites A and B, the landform rises from the east to the
west. However, it also gently rises from the north to the south, so the
gradient of the east-west gets less on the southern section of the site. The
area of land adjacent to the allotments is predominantly flat.
Access to the site would be off Whimpwell Street. This would mean a greater
visual impact within the village centre from the movements of caravans than
would a site entrance off the North Walsham Road (as would be possible with
Sites A and B). However, it could be argued that the visual impact on the
village centre from caravan movements would be no greater than is the case
at present with the cliff-top location of Manor Caravan Park.
The base-line character of the landscape and its features is similar to both
Site A and B, comprising of gently rolling arable fields with boundary banks
and hedges in varying quality. It has been assessed as being Medium and
Low/Medium respectively. The sensitivity of the site to development is also
similar – Medium/High for the landscape character and Low/Medium for the
landscape features. The magnitude of the impact on the landscape character
of developing a caravan site has been judged to be Medium. This is the same
as Site A (which has a similar visual relationship to the village envelope) and
less than Site B, which encroaches into the open countryside more and in a
more elevated position. The impact on the landscape features is also Medium.
13
This site is further from the village centre than the existing site (and Sites A
and B) but would not affect the setting of the Conservation Area to the same
extent as the other sites under consideration.
1.4.4 Option 4: Site D
Early discussions with Mr Lomax the site owner revealed that he was keen to
retain his cliff edge position so a fourth site was initially considered. Site D
consists of the area of land that he looked into obtaining to the north west of
the existing site. However, this backs on to and would affect the setting of the
Conservation Area, in particular St Mary’s Church, and is also within the ‘at
risk’ category from cliff erosion, so the site, if relocated to the north-west,
would have a limited life span. The Pathfinder Project Team felt that this
option would not deliver the required objectives, so it has been eliminated.
See Table 1: Landscape Baseline Summary (pages 25-26) and Table 3:
Landscape Effects Summary (Pages 43-44) for landscape assessments of
Optional Sites A, B and C
1.4.5 Option 5: Site E
The fifth site which was assessed was a ‘hybrid’ of the sites A and C, which
was bounded by the hedge and footpath that runs north-south across Site A,
continued southwards to the hedge that runs across Site C east-west and
included the whole of the rest of Site C. It is bounded by the gardens of the
dwellings to the east, a hedge with some gaps along the North Walsham
Road to the North, a reasonably intact field hedge with adjacent footpath
along the northern section of the western boundary, an embankment with
some small trees on to the south and is open on the other boundaries. The
land rises from east to west and, more gently, from north to south. It is
overlooked by dwellings on North Walsham Road to the north and Whimpwell
Street to the south. The Conservation Area is adjacent to the northern part of
the site on the eastern side.
Access could be off Whimpwell Street or possibly North Walsham Road
(depending on whether new houses are built there under the Pathfinder
scheme and whether access for both these houses and site could be designed
off the same stretch of road).
The condition of the landscape features on this site is slightly better than the
others that have been considered – the lower-lying position makes the site
less exposed to harsh sea winds and, as a consequence of this, the boundary
hedges are generally in better condition. The base-line condition of the
landscape features is therefore judged to be Medium. The quality of the
character of the landscape is also assessed as Medium. The sensitivity of the
landscape features to the proposed development is Low/Medium (as is the
14
case with all the sites considered) and the sensitivity to development of the
landscape character Medium/High. Although the magnitude of the operational
impact on landscape character with this site is likely to be slightly lower than
the other site options due to its low-lying position and proximity to the village
envelope, the difference was not judged sufficiently great for it to qualify as
Low/Medium, so it is scored in the Medium band for both features and
character. This means that the assessment of the significance of effect comes
out as a Moderate/Major for landscape character and a Moderate for
landscape features.
1.5 Analysis
In selecting a site suitable for a new caravan park, many commercial and
practical factors have to be considered. However, this document will limit
itself to only one of these factors – the impact of the development on the
local landscape character and the key viewpoints within that landscape.
Within these limited criteria, the best site is likely to be one which is visually
linked to the existing development within the village rather than encroaching
into open countryside and which is on low-lying land as this will make it less
obtrusive in long-range views and will allow it to be more easily screened with
boundary planting.
All four sites ended up with the same assessment of a Moderate/Major effect
on landscape character and a Moderate effect on landscape features.
Although in the same band, Site E was slightly less visually intrusive within
the wider landscape than the others, but Site C would have less impact on
landscape setting of the Conservation Area. The landscape impact of Site A
would be less than that of Site B.
It has become clear from discussions with Mr Lomax and the Pathfinder Team
that whilst various sites have been considered as possible re-location sites, it
is Option 1 (Site A) that fulfils their main criteria which are:



Remaining in close proximity to village amenities in order to be of
benefit to the local economy
Having good access by road
Land availability
Therefore this report considers in more depth the effects that Option 1: Site
A, as the proposed site for the re-location of Manor Caravan Park, will have
on the existing landscape and visual environments, their characteristic
features and on the people who view it. The purpose of the assessment is to
determine the magnitude and significance of any change to the character and
value of the landscape as well as the potential impact upon views, visual
amenity and receptor groups within the 5km Study Area.
15
The assessment defines the existing landscape and visual baseline
environment of the site within a 5 km radius study area and assesses its
quality and sensitivity to change. It describes the nature of the anticipated
change upon each and assesses the magnitude and significance of the
changes during the construction and operational stages of the proposed
caravan site. The assessment also identifies any integral mitigation measures
to assist with reducing effects upon particularly sensitive receptor groups and
landscapes.
1.6 The proposed re-location site
The proposed relocation site of Manor Caravan Park (Site A in the assessment
of possible site options above) remains within the village of Happisburgh, and
is located within the north eastern corner of a pocket of agricultural land that
is bounded by the North Walsham Road on the northern boundary, the village
school and residential properties on the eastern boundary, Lantern Lane to
the south and Grub street to the west. The site itself covers the two
easternmost fields of three parallel fields, which are divided by sporadic
hedges and ditches with associated footpaths. The landform of the site rises
gently from the south east to the north and west.
St Mary’s Church tower and Happisburgh Lighthouse stand out as two of the
most dominant features to the north and east of the site, while the Water
Tower is a dominant feature to the southwest of this flat, open arable
landscape.
See Appendix 1 Figure 1. Site Location
1.7 The study area
Following initial visual appraisal and landscape assessment it was decided that
a 5km radius study area around the proposed caravan site would be
appropriate to cover all the potentially significant landscape and visual effects,
see Appendix 1 Figure 2.
Within the study area the extent of visibility of the proposed development
depends on the following factors
i)
scale of the development
ii)
the nature of the receiving environment
iii)
the range and distribution of visual receptors
iv)
the relationship between the viewpoint and the development itself,
which in turn are influenced by orientation, distance and local
screening
v)
prevailing meteorological and weather conditions
1.8 Figures
Figures contained in this assessment (see Appendix 1) are as follows:
1. Location of Alternative Sites
16
2.
3.
4.
5.
6.
1.9
Location within NE Norfolk
Environmental and Heritage Designations
Landscape Character Areas
Viewpoint Location Plan 1 (Local area up to 2 km)
Location of Viewpoints up to 5 km
Viewpoints
Viewpoints contained in this assessment (see Appendix 2) are as follows:
VP 1
VP 2
VP 3
VP 4
VP 5
VP 6
VP 7
VP 8
VP 9
VP10
VP 11
VP 12
VP 13
VP 14
VP 15
VP 16
VP 17
VP 18
VP 19
VP 20
VP 21
VP 22
VP 23
VP 24
VP 25
VP 26
VP 27
Vicarage Rd, East Ruston
Coronation Close, Happisburgh Common
Corner of Rd SW of Manor Farm
East of Manor Farm
Lantern Lane
Footpath 10 North of Lantern Lane
Footpath 8
Grub St (south)
Grub St (north)
North Walsham Rd South of Gold’s Farm
North Walsham Rd NW of Site
North Walsham Rd East of White’s Farm
West of Village Hall
West of Church Farm from Churchyard
SE of Church on the Corner of B1159
Adjacent to School Car Park Entrance
From Centre of Site
From Church Tower
From Top of Lighthouse
From Base of Lighthouse
South east of Baldwin’s Farm
Close to Water Tower
From Hempstead Church
From Pollard Street
View from Conservation Area across School Playground
From SE corner of site to Whimpwell St looking eastwards
From SE corner of site (Conservation Area) looking westwards
1.10 Tables
1
2
3
4
Landscape Baseline Summary Table (see 4.12)
Visual Baseline Summary Table (see 6.31)
Landscape Effects Summary Table (see 7.11)
Visual Effects Summary Table (see 8.29)
2 Assessment Methodology
17
2.1 Guidance and scope of work
The methodology used in this assessment (see Appendix 3) is broadly based
on the Landscape Institute and Institute of Environmental Management &
Assessment’s Guidelines for Landscape and Visual Impact Assessment, second
edition, published 2002 (GLVIA), and the Landscape Character assessment
Guidance for England and Scotland 2002 published by the Countryside
agency.
The aim of the methodology is to systematically appraise the existing
landscape condition, to identify all the significant physical and visual
characteristics and assess their quality or value as well as the perceived visual
amenity value. These then provide a baseline against which the key
Landscape and Visual effects can be predicted and evaluated and their
magnitude and significance assessed in a logical and well reasoned order.
In accordance with the prescribed methodology, a number of clear stages
were identified and addressed during the undertaking of this assessment.
These include:
 A desk top study of current local plans for the site and surrounding
areas
 A desk top study of existing landscape character assessments for the
site and surrounding areas
 The delineation of a study area, to indicate the potential visibility of the
caravan site and to assist in identifying potential viewpoints
 The identification and agreement through consultation, of the number
and location of various representative viewpoints within the study area
 An assessment of the magnitude and significance of effects upon the
landscape character and visual environment during the construction,
operational of the proposed development
 An assessment of the expected magnitude and significance of effect
upon the setting of key Listed Buildings within a 1.5 km radius from
the site (where they are not associated with a Conservation Area) and
on the setting of Conservation Areas within a 5km radius from the site
 An assessment of any mitigation measures incorporated within the
proposals to help reduce identified potential landscape and visual
effects
A number of visits were made to the site and surrounding study area during
the Winter of 2010 and the Spring and Summer of 2011 to identify and
confirm the representative viewpoints, to gather baseline information and to
undertake the assessment itself, and to carry out consultations with the
caravan owner.
3 Landscape Policy Context
18
To establish the existing baseline environment, the assessment reviewed a
range of relevant landscape and seascape policy documents at national
regional and local levels, including:
Norfolk Structure Plan: Whilst this ceased to have an effect as a
development plan from 28th Sept 2007, four saved policies remain as a
material consideration. These are:
EC 10: economy tourism,
T17: transport and general aviation
T2: transport and new development
RC8: non-renewable energy
Of these only Policy EC10: economy tourism is relevant.
North Norfolk District Council’s Core Strategy Relevant policies (see
appendix 6) include:
 Policy EN12: Relocation and Replacement of Development Affected
by Coastal Erosion Risk
 Policy EN3: Undeveloped Coast
 Policy EC10: Static and Touring Caravan and Camping Sites
 Happisburgh LDF allocation Source:
http://www.northnorfolk.org/files/Site_Allocations_Plan_(Villages).p
df pages 138-140
In summary, the national, regional and locally important landscape/seascape
designations that fall within the study area comprise;
National Designations

The Broads (National Park Status)
National Registers



Registered Parks and Gardens in England (English Heritage)
Listed Buildings (English Heritage)
Scheduled Monuments (English Heritage)
Local Designations


Conservation Areas (NNDC)
SSSI Special Sites of Scientific Interest
The areas of landscape designation that lie within the 5 km study area are
illustrated on Figures 2 & 3 (see Appendix 1). They are relevant in so far as
they cover areas which are valued for architectural, archaeological, landscape
and visual amenity reasons.
The baseline quality and sensitivity to the proposed change is summarised in
Table1 Landscape Baseline Summary Table.
19
In addition to the above Policies the Pathfinder initiative is particularly
relevant to this proposal and this outline from the NNDC website explains it as
follows:
Pathfinder is an initiative set up by the Department for Environment Food &
Rural Affairs (Defra) which provides a fund to enable Local Authorities to
explore new ways of responding to the challenges faced by coastal
communities. The fund is available to help affected communities adapt to the
impacts of coastal change, it is not intended to be used for coast protection.
NNDC has been awarded £3 million for a wide range of pathfinder projects,
which have wide support from local, regional and national organisations. The
award was the largest in the country and Defra were particularly keen on the
projects relating to support for local business and tourism infrastructure, the
removal of dereliction and investigating coastal heritage.
Source:
http://www.northnorfolk.org/pathfinder/6736.asp
4 Existing Landscape Environment
4.1 Introduction
The identified 5 km study area around the site comprises a large area of sea,
coast, low-lying, fertile, largely arable farmland and a small area of fenland
and Broads area.
Villages are small, scattered and linear with a dispersed settlement pattern
following the road network. Isolated small farmsteads and cottages with
larger than average gardens, are a feature in this largely rural agricultural
landscape, which has typically large fields surrounded by high earth banks
with sporadic hedges, and very few areas of significant woodland.
The geology is primarily glacial, with marine deposits overlaid by glacial tills,
separated by stratified silt, clay and sand. The glacial tills are in turn covered
by a mix of sands and clays.
Offshore the Haisboro’ Sands are an area of shallow water where in places
the depth is as little as 1 foot, and these are considered as one of the most
treacherous places for shipping along the English coast, hence the building of
two lighthouses in 1781, although only the ‘high’ one now remains as an
iconic feature in this North Norfolk landscape.
4 .2 Countryside Character of England Map
The former Countryside Agency and English Nature, with support from English
Heritage produced the Character of England map in 1996. This combines
20
English Nature’s Natural Areas and the Countryside Agency’s Countryside
Character Areas into a composite map of Joint Character Areas.
The map and supporting descriptions provide the top tier of the hierarchy of
Landscape Character Assessment in England and a national context for
regional and local landscape and ecological assessments.
Figure 2 shows National character areas identified within the study area, and
the proposed re-location site for Manor Caravan Park lies within Countryside
Character Area 79- North East Norfolk and Flegg. A brief summary and Key
Characteristics of this area is presented below:
The North Sea has a major climatic influence on the northern part of this area
which is under constant threat of inundation.
North East Norfolk is geologically complex with glacial deposits of boulder
clay, sands and gravel over Crag (shelly sands and pebbly gravels frequently
with embedded fossils). The soils are deep loams which set the area apart,
making it the most fertile in the county. The coastal strip is subject to a harsh
maritime environment prone to inundation (most recently in 1953) and to
prevailing north easterly winds producing windswept vegetation. The fertility
of the soil has, for centuries ensured its intensive cultivation and from the 13th
to the 18th century this was the most agriculturally advanced area in the
country. As well as agriculture, the economy relies on tourists, attracted to
the long sandy beaches of the coast.
North east Norfolk comprises flat land, sloping gently towards the sea…….the
coast is bleak and open...... interrupted by sea walls and sand dunes. Large
imposing churches of flint construction are prominent features in the open
landscape along with other buildings…
The bleak open coastal area is interrupted by sea walls and sand dunes.
…The harsh easterly winds stunt and prevent tree growth and give rise to an
open landscape….
4.3 Local Landscape Character Assessments
Happisburgh is located within the administrative area controlled by North
Norfolk District Council, within the County of Norfolk. In the North Norfolk LDF
Landscape Character Assessment (June 2009) the study site for the relocation of Manor Caravan Park falls within Coastal Plain 1. (CP1) A brief
description follows:
Settlement pattern is linear along the coast with large areas of straggling
holiday developments composed of caravans, chalets and or bungalows
dominating the settlement structure. Most have an air of pre-war antiquity
such as the chalet park at Bacton which is composed of wooden huts, and the
surprisingly large Bush estate at Eccles which is the epitome of ad-hoc
‘plotlands’ holiday development being quite isolated down unadopted rough
tracks.
21
Landscape character types within the 5km study area are shown in Figure 4
(see appendix 1) and include:
 CP1 Coastal Plains 1 Bacton to Sea Palling
 CP2 Coastal Plains 2 Sea Palling to Waxham
 LP1 Low Plains 1 Edingthorpe to Honing
 LP2 Stalham Area
 SV7 Small Valley 7 Worstead Beeston Ashmanhaugh
For this assessment we have looked at all of the North Norfolk Landscape
Character Areas within the 5 km study area, assessing their condition as
shown in Table 1: Landscape Baseline Summary table
A small section of the study area falls within the Broads district but due to the
flat open landform and distance from site, a description of the Broads area
has not been included in this appraisal.
4.5 The study area
The 5km study area surrounding the site extends to cover approximately fifty
percent beyond the coast. Inland it extends as far as the coastal village of
Bacton in the north-west, to East Ruston in the south, and midway between
the coastal holiday villages of Eccles and Sea Palling in the east, all of which
lie within the county of Norfolk.
The character of the study area is generally level or very gently rolling and
relatively low-lying arable landscape. There are no major roads and the most
significant is the B1159, the coast road which dissects the study area from
Walcott in the north to Stalham in the south.
CP1 Settlement pattern is linear along the coast with large areas of ad-hoc
development straggling along roadways between settlements. The pattern is
distorted and disturbed but an underlying nucleated older (pre-late 19th
century) settlement pattern is discernible in the older properties, road
network and location of churches.
CP1-CP2 Large caravan sites and chalet parks are features of the coastal
landscape, most of which are sited a long the coastal fringe and dominate the
settlement structure, emphasising its straggling appearance particularly in the
stretch of coastline between Bacton, Walcott and Ostend to the north of
Happisburgh and the surprisingly large Bush Estate development which
stretches along the coast to the south of Happisburgh from Cart Gap to
Eccles.
Happisburgh, Lessingham and Ingham Corner are older settlements very
similar in style to the Broads villages. Within the central conservation area of
22
Happisburgh there are a high number of listed buildings many with thatched
roofs and coursed high quality flintwork. The field pattern is pre-enclosure,
but many field boundaries have been lost. Others are not hedged but banked
only. The landscape appears to have become less ‘treed’ during the past 50
years due to the non-replacement of old trees.
SV7 The landscape is strongly rural in character to the west of the study area
towards Witton and Ridlington, with a generally open landscape and a low
settlement presence, but with more than average wooded areas associated
with large Halls such as Crostwight hall.
LP2 Further south the landscape is gently undulating with larger than
average field sizes with banked field boundaries giving the impression of an
even larger more open landscape. The area around East Ruston is more
wooded in character and has a more intimate and small scale feel, whilst the
southern part of the study area is dominated by the hard edge of the town of
Stalham, which is very prominent and rarely softened by any mature trees or
woodland.
The quality and sensitivity of these landscape character areas and designated
landscapes are addressed in Table 1: Landscape Baseline Summary Table
(Page 18/19).
4.6 Historic environment
Features of archaeological interest are assessed in this report in their capacity
as contributing to the setting of the historic landscape and visual issues
connected with this, and not for their intrinsic historic or archaeological value
of significance.
Figure 3 (Appendix 1) identifies the main historic designations that lie within 1
km of the study area, and Appendix 4 contains a list of features of
archaeological interest within 1 km area of the study site. Evidence of two
former ditches and old footpaths have been identified on the proposed site.
As these are underground features any excavations in these areas related to
the proposed development may require the presence of an archaeologist
during the works.
All other Historic buildings are covered in the section below.
4.7 Conservation area
In 2010 a Conservation Area Appraisal was commissioned by NNDC for
Happisburgh, and information within this report is based on the 2010 Draft
Document.
23
Happisburgh Conservation area was adopted on 6th December 1974 and
includes the concentration of older houses and church that formed the
original centre of the village, together with houses on both sides of The Street
to the south. In 1989 the Area was extended to include open land to the
north east of the village, which includes the existing touring caravan site on
Manor Caravan Park.
Figure 3 (Appendix 1) shows the location and extent of the Conservation Area
in Happisburgh and its relationship to the proposed site for the re-location of
Manor Caravan Park which is situated immediately to the south of the
Conservation Area. Refer to Table 1 Landscape Baseline Summary for the
baseline quality and sensitivity.
4.7.1 Listed buildings within the conservation area
A number of listed buildings are included within the Conservation Area (for
locations see Appendix1 Figure 7) and these are all between 240-360metres
from the centre of the relocation site, they include:
Grade 1 St Mary’s Parish Church
Grade 2* St Mary’s (also known as Happisburgh Manor)
Grade 2 Two Summer houses at St Mary’s and encircling wall to St Mary’s,
Stable block to north of St Mary’s Drive
The Hill House
The Monastery
Thrums
St Annes(including outhouse)
Holly Farm, Whimpwell St
A full schedule of the listed buildings within the Conservation Area and their
intervisibility with the proposed relocation site of Manor Caravan Park is
included in Table 1
4.7.2 Listed buildings outside the conservation area within 1.5 km
The listed buildings that lie outside the Conservation Area but within 1.5 km
of the site (for locations see Appendix 1 Figure 7) include:
Grade 2 Happisburgh Lighthouse and Lighthouse Cottages
Baldwins Farm House
Manor Farmhouse and associated barns to the NE & E
Lower Farmhouse, Mill Rd
Church Farmhouse, North Walsham Rd
White’s Farmhouse and Barn, North Walsham Rd
A full schedule of the above listed buildings (outside the Conservation Area
but within 1.5 km of the site) and their intervisibility with the proposed
24
relocation of Manor Caravan Park is included in Table 1 Landscape Baseline
Summary (page 18/19).
4.8 Public rights of way
Within the 5 km study area there is a substantial network of footpaths
providing public access to much of the coastal area. As this is a predominantly
rural area many footpaths run along field boundaries and also along the cliff
top. Refer to Appendix 1 Figure 3 for the location of the existing Public Rights
of Way.
4.8.1 The Site
Within the proposed site public right of way FP9 traverses the site from NNW
to SSE along the western boundary of the first line of hedging west of the
village, and at its southern end it connects into FP8 which is an east west
footpath that runs along the southern boundary of the proposed site from
Whimpwell St in the east to Grub St in the west. This connects into FP10
which links the footpath system to Lantern Lane in the south.
4.8.2 Existing caravan site
Public right of way FP24 runs along the cliff top of the existing caravan site.
4.8.3 Study Area 5 km
Within the study area there is a relatively extensive network of Rights of Way
and Bridleways providing access along field boundaries (see Appendix 1
Figure 4).
4.9 Scheduled monuments
The only scheduled ancient monuments to be found within the Study Area are
the remains of Broomholm Priory in Bacton on the edge of the 5 km study
area. There are no Scheduled monuments within the Site Area.
4.10 Register of historic parks and gardens
Happisburgh Manor (St Mary’s House) lies to the north of the proposed re
location site and is a fine Grade II* country house in the Arts & Crafts style. It
is believed to be the first “fully worked” example of the four wing butterfly
plan house and influenced architects such as Prior and Lutyens
25
St Mary’s House Happisburgh
4.11 Seascape Context
Three key components for assessing the seascape include
 the marine component
 the hinterland component
 the coastal component
These assist with identifying seascape character which will embrace views
from land to sea, views from sea to land, views along the coastline and
include the effect on landscape of the conjunction of sea and land.
The coastline runs through the centre of the study area, and whilst the
influence of the sea is ever present, due to the flat low lying nature of the
landscape and sunken roads with hedges on mounds, views out to sea from
ground level, unless immediately on the cliff edge, are often surprisingly
limited.
Whilst the coastline immediately north and south of the study area at
Mundesley to the north, and at Waxham to the south, are designated within
the Norfolk Coast AONB, the study area is not included within the AONB.
However it is the character of the coastline at Happisburgh that is of
particular importance and significance to this report. The cliffs immediately
within the location of the existing site of Manor Caravan Park are designated
as a Special Site of Scientific Interest and recent archaeological excavations
have revealed evidence that ancient humans lived here more than 800,000
years ago, making this the site of the earliest known northern Europeans.
However it is the devastating impacts of coastal erosion (that have ironically
allowed these discoveries to be made) that are most obvious and in the
26
context of visual impact it is the general ‘running down’ of the coastal
environment at Happisburgh that is most significant.
4.12 Landscape Summary
The Landscape Baseline Summary (see Table 1) highlights the key landscape
and historical baseline features and designations within the study area that
are relevant to the assessment and identifies their condition (quality) and
sensitivity to change.
4.13 Table 1 Landscape Baseline Summary
National Character
Area
Distance
from site
Condition
(Quality)
Intervisibility
with site
Sensitivity to
Development
North East Norfolk and Flegg
N/A
Medium
Low
Low
N/A
2.3km
3.2km
3.8km
2.6km
Medium
Medium/High
Medium/High
Medium
Medium
High
Low
Low
Low
Low
Medium/High
Low/Medium
Low
Medium/Low
Medium/Low
4.1km
High
Low
Low
adjacent
High
High
High
0.5km
Low/Medium
Low
Low
0.33km
0.36km
Grade 1
Grade 2*
High
Low
High
High
0.36km
Grade 2
Low
High
0.38km
0.24km
Grade 2
Grade 2
Low
Low
High
High
0.34km
0.29km
0.29km
0.23km
Grade
Grade
Grade
Grade
High
High
High
Low
High
High
High
High
Listed Buildings
outside Conservation
Area within 1.5Km
Distance
from site
Condition
(Quality)
Intervisibility
with site
Sensitivity to
Development
Baldwin’s Farmhouse
Manor Farmhouse and
1.58km
1.12km
Grade 2
Grade 2
Low
Medium/Low
Medium
Medium/High
Local Character Area
Coastal Plain (CP1)
Coastal Plain (CP2)
Small Valley (SV7)
Low Plain (LP1)
Low Plain (LP2)
Designated
Landscapes
Broads Authority Area
Historic Landscape
Happisburgh Conservation
Area
Happisburgh SSSI
Listed Buildings in
Conservation Area
St Mary’s Parish Church
St Mary’s (Happisburgh
Manor)
St Mary’s 2 No Summer
0.36km Houses
St Mary’s encircling wall
Stable Block to the North of
St Mary’s Drive
Hill House
The Monastery
Thrums
St Anne’s including outhouse
27
2
2
2
2
associated Barns to NE and E
Happisburgh Lighthouse and
Lighthouse Cottages
Lower Farmhouse, Mill Road
Church Farmhouse, North
Walsham Rd
White’s Farmhouse and Barn
North Walsham Rd
Holly Farm Whimpwell St
0.6km
Grade 2
High/Medium
Medium/High
1.69km
0.49km
Grade 2
Grade 2
Low
Medium/Low
Medium
Medium/High
0.84km
Grade 2
Low
Medium
1.38km
Grade 2
Low
Medium
0.36km
High
Low
High
0.5km
Medium
Low
Low/medium
N/A
N/A
Low/medium
Medium
N/A
N/A
Low/Medium
Medium/High
N/A
N/A
Low/medium
Medium
N/A
N/A
Low/Medium
Medium/High
N/A
N/A
Low/medium
Medium
N/A
N/A
Low/Medium
Medium/High
Registered Parks and
Gardens
St Mary’s (Happisburgh
Manor)
Seascape Context
Seascape
Proposed Site A
Landscape Features
Landscape Character
Optional Site B
Landscape Features
Landscape Character
Optional Site C
Landscape Features
Landscape Character
5 Meteorological conditions and seasonal variation
Prevailing meteorological and weather conditions will have a significant
bearing on the visibility of the proposed caravan site during the course of the
year. The frequency of low cloud, mist fog and general poor atmospheric
visibility will combine at times to reduce the extent of the view usually
available during clear weather conditions. In addition the changing seasons
will have a distinct influence on the visibility of the proposal, during the height
of summer when hedgerow shrubs and trees are in full leaf the development
will be far less visible than during the winter months.
6 Existing visual environment
6.1 Introduction
The purpose of the visual assessment is to determine the extent of the Visual
Study Area for the development, to determine how visible the proposal would
be on general visual amenity, from a number of representative viewpoints
reflecting various visual receptor groups. This assessment will identify and
define the character of the existing visual environment and assess its
sensitivity to change. This will then provide a baseline against which the
assessment of effects can be made using the methodology identified.
28
6.2 Extent of visibility and visual receptors
A range of visual receptors can be expected to be affected by the proposed
development including
 (A) Local residents: this group are likely to have a high level of
sensitivity to the changes in their visual environment, with the local
residents whose homes or places of work overlook, or are adjacent to
the proposed development being the most affected

(B) Pedestrians and motorists travelling through the area: This
category of receptors overlaps with the other two groups in that it
embraces local residents, workers and visitors to the area. It includes
all travellers on the B roads, local roads and footpaths

(C) Visitors to the area: this group covers a wide category with often
different objectives and levels of sensitivity and includes visitors whose
sole preoccupation is the enjoyment of the scenery, recreational
walkers, cyclists and equestrians, those visitors engaged in cultural
pursuits.
6.3 Representative viewpoint appraisal
To help define the existing visual baseline environment, a number of
representative viewpoints within the visual envelope of the development have
been identified. The existing characteristics of these viewpoints, including
their quality (condition) and their sensitivity to the proposed change are
described below. A synopsis of the visual baseline quality and sensitivity is
detailed in Table 2 at the end of this section. Viewpoints have been looked at
in winter and spring in order to show the seasonal variation, so dates are
shown on each Viewpoint
6.4
Viewpoint 1- Vicarage Road , East Ruston (March 11th 2011)
Landscape Character Area CP1
This viewpoint is located immediately to the north of East Ruston Old
Vicarage gardens, approximately 2.1km south west of the proposed relocation site. It illustrates the view of Happisburgh Church and Lighthouse as
seen by visitors approaching the area from the coast rd the B1159. Both of
these are iconic features within the landscape and both are focussed on in
hedgerow ‘window’ features within the gardens. The view centres on the
skyline with arable fields in the foreground, and vast expanse of sky above.
The view can be described as flat and open with predominantly uninterrupted
views of the Church and Lighthouse, which are visible as both stand on higher
ground. The conservation area of Happisburgh is visible in the far distance
29
although vegetation obscures views of many of the individual properties. The
group of houses at Coronation Close can be seen to the far right of the view.
The overall quality of the view is judged to be Medium given the simplicity of
the view and general lack of vegetation. The local residents, pedestrians,
motorists and visitors to the area are identified as the principal visual receptor
group at this location where the sensitivity to change is judged to be Medium
to High.
6.5
Viewpoint 2 - Coronation Close, Happisburgh Common (March
11th 2011)
Landscape Character Area CP1
Located to the east of Short Lane in Happisburgh Common at a distance of
1.75km south west of the proposed site, this viewpoint illustrates the view
from the key visual receptors of the residential (former Council House style)
properties south of Coronation Close. Looking towards the site from this
viewpoint the church tower and part of the church roof is only just visible, but
views of the site are constrained by the field boundary hedgerows, where
they exist. A clear view of the lighthouse is visible on the horizon, but the
centre of the conservation village is hidden behind vegetation.
The quality of the view is judged as Medium. To the west the view is cluttered
with telegraph poles, roadside signs, fences and garden hedges, whilst to the
east looking towards the lighthouse the view looks across arable land with a
neat roadside ditch in the foreground. The local residents, pedestrians and
visitors to the area are all principal visual receptors at this location where the
sensitivity to change is judged to be Medium.
6.6
Viewpoint 3 – Corner of Road to South West of Manor Farm
(March 11th 2011)
Landscape Character Area CP1
Located 1.15 km south of the proposed site to the immediate west of the
Manor Farm complex of listed buildings, this viewpoint illustrates the view
from the corner of the road as seen by travellers approaching Happisburgh
from the south. Whilst the church tower is clearly visible, views of the site
from this position are restrained by field boundary hedgerows, and as
planting around Manor Farm itself is substantial and includes a high
percentage of conifers, views from this receptor are limited and intermittent.
The quality of the view is judged as Medium due to the overpowering
presence of the conifers. The local residents, pedestrians and visitors to the
area are all principal visual receptors at this location where the sensitivity to
change is judged to be Medium.
6.7
Viewpoint 4 –East of Manor Farm (March 11th 2011)
Landscape Character Area CP1
30
This viewpoint is located immediately to the east of Manor Farm and is at a
distance of just over 1 km due south of the proposed site and illustrates the
open flat arable landscape. The Church and lighthouse can be seen
prominently on the horizon, whilst sea-views are not visible. Vegetation
screens the proposed site as well as the Conservation Area of the village from
this viewpoint, and the substantial perimeter screen planting belt around
Manor Farm is clearly visible, limiting views from this complex of listed farm
buildings.
The quality of the view is judged as Medium due to the overpowering
presence of the conifers. The local residents, pedestrians and visitors to the
area are all principal visual receptors at this location where the sensitivity to
change is judged to be Medium.
6.8
Viewpoint 5 – Lantern Lane (March 11th 2011)
Landscape Character Area CP1
This viewpoint from Lantern Lane, a single track minor road barely 0.5 km
from the centre of the proposed site, shows the site located within the field
beyond the horizontal earth bank, immediately after the intermittent line of
windswept hedgerow plants in the foreground. Hedge banks with poor quality
hedgerows are very typical of this location. The Conservation Area is also
visible with St Mary’s Church standing proudly above the village school. The
properties on Grub Street are also visible. The landform is again flat although
from this viewpoint it is also obvious that the land is falling slightly towards
the village.
The quality of the view is judged as Medium due to the presence of the
windswept nature of the planting. There are no houses close to this
viewpoint, so pedestrians and visitors to the area are principal visual
receptors at this location where the sensitivity to change is judged to be
Medium/ High.
6.9
Viewpoint 6 – Footpath 10 North of Lantern Lane (March 11th
2011)
Landscape Character Area CP1
This viewpoint is located midway between Lantern Lane and the perimeter of
the site on Footpath 10 at 0.35m from the centre of the site, and due to the
landform, from this angle the site itself is not visible, although intermittent
views of the school buildings, Church and Conservation Area of Happisburgh
clearly are, between the windswept remnants of the un-maintained hedgerow
plants, as seen in this early March view.
31
The quality of the view is judged as Medium due to the presence of the
windswept nature of the planting. As this viewpoint is taken from a footpath,
farmers, visitors on foot and local dog walkers are the principal visual
receptors at this location where the sensitivity to change is judged to be High.
6.10
Viewpoint 7 – Footpath 8 (March 11th 2011)
Landscape Character Area CP1
This viewpoint is located in the south eastern corner of the proposed site at
the point where the North South Footpath 10 links into the East West
Footpath 8 which forms the southern boundary of the site. From this
viewpoint the relationship and close proximity of the site to the northern end
of the village, in particular the church and school, is clearly obvious. The earth
bank in the foreground of the picture shows a complete lack of any hedgerow
vegetation although the early growth of the biennial plant Alexander’s
Smyrnium olusatrum can be seen and this can grow rapidly to between 1-2m
during the summer months, to form a seasonal screen. The hawthorn hedge
which is visible from this viewpoint follows the line of Footpath 9 and
separates the two fields which compose the proposed site. Even in this March
photograph this hedgerow is clearly much thicker and creates a good screen
and field boundary. The school whilst adjacent to the site, from this angle has
only one obvious (first floor room) window that overlooks the site.
The quality of the view is judged as Medium -High due to the close proximity
of the conservation area, but as this is also taken from a footpath, the
principal visual receptors at this location will be farmers, visitors on foot and
local dog walkers. The sensitivity to change is judged to be High.
6.11 Viewpoint 8 – Grub Street (south) (March 11th 2011)
Landscape Character Area CP1
This viewpoint is located at the area where the western end of Footpath 8
meets Grub Street, at approximately 0.300metres from the centre of the
proposed site. From this location the church and lighthouse stand out as focal
points, with the Conservation village nestled neatly into the wooded skyline
above what appears to be a flat arable landscape. However, on closer
inspection it is apparent that the landform dips down towards the western
boundary of the village allowing only the roofscape of the school buildings to
be visible.
The quality of the view is judged as being Medium. The local residents,
pedestrians and visitors to the area are all principal visual receptors at this
location where the sensitivity to change is judged to be Medium-High.
6.12 Viewpoint 9 – Grub Street (north) (March 11th 2011)
32
Landscape Character Area CP1
This viewpoint is located approximately 100 metres south of the corner of
Grub St and the North Walsham Rd, and 300m west of the centre of the
proposed site. Gold’s Farm is clearly visible to the left of the viewpoint
standing out as an apparent lone house in the landscape. Telegraph poles line
the treeless and poorly hedged field boundary banks of Grub St. whilst a lone
telegraph pole stands out within the area of the proposed site. This view
again shows the clustered nature of the Happisburgh Conservation area with
the Church tower and lighthouse standing out proudly against the skyline.
The flat arable landscape dominates the foreground whilst the vast open skies
above with the tracery of windswept isolated trees hint of the presence of the
North Sea in the distance.
The quality of the view is judged as being Medium. The local residents,
pedestrians and visitors to the area are all principal visual receptors at this
location where the sensitivity to change is judged to be Medium-High.
6.13 Viewpoint 10 – B1159 South of Gold’s Farm (March 11th 2011)
Landscape Character Area CP1
This viewpoint is located approximately 350 metres North West of the centre
of the proposed site. The North Walsham Rd which separates the daffodil field
from the proposed site is sunken below the raised field boundary banks. The
site is partially hidden on the northern boundary by the sporadic remnants of
hedgerow plants. Gold’s farm is situated immediately north of this viewpoint.
The properties within the conservation area are clearly visible, and the skyline
is backed by a solid screen of trees. The lighthouse and its associated
buildings are clearly visible from this viewpoint.
The local residents, pedestrians and visitors to the area are all principal visual
receptors at this location where the sensitivity to change is judged to be High.
6.14 Viewpoint 11 –North Walsham Road NW of Site (March 11th
2011)
Landscape Character Area CP1
This viewpoint is located to the north west of the proposed site at a distance
of 300metres from the centre of the site. The view shows the apparent
flatness of the arable land and the sporadic depleted nature of the boundary
hedgerows. The church and lighthouse are clearly visible on the skyline.
The quality of the view is judged as being Medium. The conservation area of
Happisburgh is clearly visible but open views of the vast open landscape are
interrupted by overhead power liens and leaning telegraph poles. The local
33
residents, pedestrians and visitors to the area are all principal visual receptors
at this location where the sensitivity to change is judged to be High.
6.15 Viewpoint 12 –North Walsham Road East of Whites Farm
(March 11th 2011) Landscape Character Area CP1
This viewpoint is taken on the North Walsham at the entrance gate to the
east of White’s Farm, a listed building. Whilst the upper part of the church
tower is visible the village centre and proposed site are not.
The quality of the view is judged as being Medium. The conservation area of
Happisburgh is clearly visible but open views of the vast open landscape are
interrupted by overhead power liens and leaning telegraph poles. The local
residents, pedestrians and visitors to the area are all principal visual receptors
at this location (listed building) where the sensitivity to change is judged to be
High.
6.16 Viewpoint 13 – West of Village Hall (March 11th 2011)
Landscape Character Area CP1
This viewpoint is located 450metres north of the proposed site to the west of
the village hall. None of the usual focal points are visible from this location
due to the high earth bank which surrounds the bowling green and neither is
the proposed site.
The quality of the view is judged as being Low. In addition to the users of the
cricket and bowling club facilities it is the local residents, pedestrians and
visitors to the area who are principal visual receptors at this location where
the sensitivity to change is judged to be Medium.
6.17 Viewpoint 14 – West of Church from Churchyard (March 11th
2011) Landscape Character Area CP1
This viewpoint is taken from the mound surrounding the church looking south
towards the water tower which is visible on the horizon, and is also located on
higher ground. The proposed site is partially visible between the rooftops of
the neighbouring properties all of which lie within the conservation village.
The line of telegraph poles shows the route of Grub Street.
The quality of the view is judged as being Medium High it is the local
residents, and visitors to the church who are principal visual receptors at this
location where the sensitivity to change is judged to be Medium High due to
the presence of the conservation area.
34
6.18 Viewpoint 15 – SE of Church on the Corner of B1159 (March
11th 2011)
Landscape Character Area CP1
From this viewpoint on the corner of the B1159 with The Street the proposed
site is more visible over the rooftops of the local houses. The water tower
stands out clearly on the horizon and the field boundaries which divide and
border the site especially along Grub Street are clearly visible despite not
being in leaf. The rural outlook of the view south from the Conservation area
is particularly obvious.
The quality of the view is judged as being High. It is the local residents,
walkers and visitors to the area who are principal visual receptors at this
location where the sensitivity to change is judged to be High due to the
presence of the conservation area.
6.19 Viewpoint 16 – Adjacent to School Car Park Entrance (March
11th 2011)
Landscape Character Area CP1
At this viewpoint from outside the school car park on the B1159, at a distance
of only 0.225 metres from the centre point, the proposed site is clearly visible.
The landform is more obvious from this angle too, with the land rising from
the edge of the school car park and adjacent school playing field (seen to the
left of the car park) to the first hedgerow, which from this position appears as
a reasonably dense screen. Views out to the south are limited as the land is
so flat, and only the water tower and occasional dwellings are visible on the
skyline.
The quality of the view is judged as being High. It is the school users, local
residents, walkers and visitors to the area who are principal visual receptors
at this location where the sensitivity to change is judged to be High.
6.20
Viewpoint 17 – From centre of site (March 11th 2011)
Landscape Character Area CP1
This viewpoint taken at the centre of the proposed site through a gap in the
boundary hedge shows the view looking across the eastern most field towards
the conservation village. The recent school building extension and playground
are both clearly obvious at the centre of the view, and the church tower
stands out against the skyline in the left of the view. The sycamore trees and
Holm Oaks that surround St Mary’s House (listed building) create a dense
backdrop to the skyline of the Conservation Area, even before the deciduous
trees are in leaf. A young ash tree within the hedgerow through which the
viewpoint is taken, can be seen on the left of the picture, showing that there
is existing tree growth within this exposed boundary hedgerow.
35
The quality of the view is judged as being High. It is the local farmer and
walkers using the footpath who are principal visual receptors at this location
where the sensitivity to change is judged to be High.
6.21 Viewpoint 18 – From Church Tower (June 29th 2011)
Landscape Character Area CP1
This viewpoint is taken from the top of St Mary’s Church Tower and the
majority of the proposed relocation site is visible from this location. The
Conservation area of Happisburgh and The Street can be seen in the
foreground of this view, with the village school in the centre and its
associated new playing field to the rear of the school, and the adjacent new
school car park. Beyond this are the two fields which constitute the proposed
site which in this late June view are planted with crops.
The school playing field has a mixed native perimeter hedgerow, which
although planted recently is beginning to grow into a good screen, whilst
the main field boundary hedge between the two fields that constitute the
proposed site can also be seen clearly from this angle as a good hedgerow
with some gaps. Whilst no trees are visible within the hedge we know from
View 17 that young ash trees are present.
This view clearly shows the contrast between the dense planting within the
Conservation area, and the flat arable nature of the landscape beyond with its
intermittent field boundary hedges and trees, many of which are small and
windblown. Further small areas of woodland can be seen in association with
farms.
Happisburgh Lighthouse can be seen to the left of this view in its elevated
and isolated position surrounded by arable farmland.
The quality of the view is judged as being High. It is visitors to the Church
Tower who are principal visual receptors at this location where the sensitivity
to change is judged to be High.
6.22 Viewpoint 19 – From top of Lighthouse (March 11th 2011)
Landscape Character Area CP1
This panoramic view taken from the top of Happisburgh Lighthouse shows the
existing caravan site perched on the cliff edge overlooking the sea, and its
close proximity to St Mary’s House and St Mary’s Church. The Conservation
Area of Happisburgh is partially hidden amongst the trees whilst the linear
nature of the rest of the village as it extends south eastwards along
Whimpwell Street can be seen to the left of the view. The houses along Beach
Road are visible tin the right of the picture. The proposed site is visible to the
left of centre of this view to the east of the village.
36
The flat arable nature of the landscape allows views out to Bacton gas Site in
the north, but it is also clear from this viewpoint how views of the sea are
hidden from the proposed site by the mound on which St Mary’s Church and
St Mary’s House stand.
The quality of the view is judged as being High. It is visitors to the
Lighthouse who are principal visual receptors at this location where the
sensitivity to change is judged to be High.
6.23
Viewpoint 20 –From base of Lighthouse (June 29th 2011)
Landscape Character Area CP1
This viewpoint looking north and west from the base of the lighthouse shows
how the land falls away to the south west from the mound on which the
lighthouse stands, down towards to the village, and then rises gradually
away from the village, so from this viewpoint the proposed site is barely
visible. The water tower is visible on the far horizon and the church tower is
visible above the tree tops. The sea however is not visible form this angle.
As in much of this predominantly flat landscape, telegraph poles become
dominant features within the landscape as is the one on the road down from
the lighthouse.
The quality of the view is judged as being Medium-High. It is the residents,
local farmer and visitors to the lighthouse who are the principal visual
receptors at this location where the sensitivity to change is judged to be
Medium-High.
6.24
Viewpoint 21 – South east of Baldwin’s Farm (June 29th 2011)
Landscape Character Area CP1
This viewpoint is taken from a point on the small minor road leading to
Baldwin’s Farm (listed building) 150 metres south east of the house. The land
rises to the north and hedgerows and small areas of woodland at this point
are such that any views out towards Happisburgh are totally obscured.
Large remote and isolated farmhouses are typical of this area, and roads are
minor so it will only be tourists and residents who will be the principal visual
receptors at this location. The quality of the view is judged as being Medium
and the sensitivity to change is judged to be Medium.
6.25 Viewpoint 22 – Close to Water Tower (May 17th 2011)
Landscape Character Area CP1
This viewpoint is located to the north of the water tower on a minor road
approximately 1.3 km west of the proposed site. From this location the church
37
and lighthouse are prominent and the top rear of the new school building can
be seen. The landscape is predominantly flat arable land and any vegetation
between the viewpoint and the proposed relocation site helps to obscure the
site.
The quality of the view is judged as being Medium. The water tower is in an
isolated location on a minor road so it is the local residents, local farmers
pedestrians and motorists who are principal visual receptors at this location
where the sensitivity to change is judged to be Medium.
6.26
Viewpoint 23 – From Hempstead Church (May 17th 2011)
Landscape Character Area CP2
This viewpoint is located in a position opposite Hempstead Church on Church
Lane, the small minor road leading to the Bush Estate, a collection of holiday
homes on the coast at Eccles, approximately 3.5 km south-east of
Happisburgh. From this viewpoint the landscape appears very flat with the
tower of St Mary’s church standing out proudly above Happisburgh. Whilst the
lighthouse is partially visible, the sea is not, and the proposed relocation site
is not visible at this distance due to the cumulative screening effect created
by existing vegetation and landform.
The quality of the view is judged as being Medium. It is the local residents,
pedestrians and motorists, local farmers and walkers who are principal visual
receptors at this location where the sensitivity to change is judged to be
Medium.
6.27 Viewpoint 24 – From Pollard Street (May 17th 2011)
Landscape Character Area LP1
This viewpoint is located approximately 4.5 km north west of the proposed
relocation site, close to Grange Farm in Pollard Street a small settlement 1 km
to the south west of Bacton. The view shows the relatively flat, low lying
arable and grazing farmland with isolated pockets of woodland associated to
the farmland. Happisburgh Church is just visible in the far distance, standing
out above woodland to the left of the group of trees in the centre of the
view, and the water tower is visible to the right of the same group of trees.
Distance and the cumulative screening effect created by existing vegetation
do not allow the site to be seen from this viewpoint.
The quality of the view is judged as being Medium. It is the local residents,
local farmers pedestrians and motorists who are principal visual receptors at
this location where the sensitivity to change is judged to be Medium.
6.28 Viewpoint 25 – From Conservation Area across School
Playground to site (July 19th 2011) Landscape Character Area
LP1
38
This viewpoint is taken from The Street looking across the school playground
towards the west. This viewpoint is one of the only positions along The Street
where the site, which is 0.2km away, is clearly visible at ground and road
level from within the conservation area. The new school extension building
with its ramped disabled access and steps are visible to the right of this
viewpoint, whilst the white painted building on the left is the Post Office and
small village shop. The eye is taken to the green fields in the distance, which
include the school playing field in the foreground and the proposed site lies
beyond the first line of hedging. The arable fields rise gently towards the
west.
The quality of the view is judged as being Medium. It is the local school
children and residents, local pedestrians, visitors and motorists who are
principal visual receptors at this location where the sensitivity to change is
judged to be Medium.
6.29 Viewpoint 26 – From South east corner of site looking
eastwards to Whimpwell Street (July 19th 2011) Landscape
Character Area LP1
This viewpoint is located at the junction of Footpath 8 with Footpath 9 on the
edge of the proposed site looking east towards Whimpwell Street. Footpath 8
can be seen clearly to the right of the view on the edge of the arable field,
adjacent to the existing intermittent and rather unkempt boundary hedge,
which separates the proposed site from the adjacent field. The lighthouse is
just visible above the hedge to the right. The properties along Whimpwell
Street are only partially visible in this summer picture as the vegetation cover
is screening them. The chimneys of St Mary’s House can be seen within the
tree line to the left of the viewpoint.
The quality of the view is judged as being Medium. It is the local pedestrians
and farmers, who are principal visual receptors at this location where the
sensitivity to change is judged to be High.
6.30
Viewpoint 27 – From South east corner of site looking west
(July 19th 2011) Landscape Character Area LP1
This viewpoint is located in the southeast corner of the site where Footpath 8
enters the field. A small timber bridge crosses over a ditch from Whimpwell
Street and the footpath rises up following the landform towards the centre of
the proposed site. The garden boundary hedgerow of the adjacent property
on Whimpwell Street can be seen to the right of the viewpoint, and the
hedgerow on the horizon marks the line of the Footpath 9 which traverses the
site on the western far side of the hedge. A telegraph pole and power lines
which also traverse the site are visible from the viewpoint.
39
The quality of the view is judged as being High. It is the local pedestrians
and farmers, who are principal visual receptors at this location where the
sensitivity to change is judged to be High.
6.31 Table 2 Visual Baseline Summary
Map
Ref
Viewpoint
Location
Grid
Ref
1
Vicarage Rd N of
East Ruston
Coronation
Cottages
Corner of Rd adj
to Manor Farm
East manor farm
Lantern Lane
Fp10 N of
Lantern Lane
FP8
Grub St
Grub St
S of Gold’s Farm
N Walsham Rd
NW of Site
E White’s farm
W of Village Hall
W of Church
SE of Church
Adj school car pk
Centre of site
Top of Church
Top of lighthouse
Base lighthouse
SE Baldwin’s farm
Nr water tower
Hempstead Ch
Pollard Street
Sch playground
Adj Whimpwell St
SE corner site
looking west
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
Landscpe
Character
Type
CP1
Receptor
Group
TG367289
Dist to
Centre
of Site
2.1km
A,B & C
Quality of
Baseline
View
Medium
Sensitivity of
Receptor Grp
To Change
Med/High
TG377291
1.75km
CP1
A,B & C
Medium
Medium
TG378296
1.15km
CP1
A,B & C
Medium
Medium
TG381298
TG379303
TG378304
1.05km
0.5km
0.35km
CP1
CP1
CP1
A,B & C
B&C
B
Medium
Medium
Medium
Medium
Med/High
High
TG379306
TG376306
TG375308
TG375309
TG376309
0.175km
0.3km
0.3km
0.35km
0.3km
CP1
CP1
CP1
CP1
CP1
B
A,B
A,B
A,B
A,B
C
C
C
C
Med/High
Medium
Medium
Medium
Medium
High
Med/High
Med/High
High
High
TG371312
TG376312
TG379311
TG380311
TG379310
TG378308
TG379312
TG384306
TG384306
TG364308
TG366304
TG404283
TG337327
TG380310
TG387301
TG387301
0.75km
0.45km
0.3km
0.3km
0.225km
N/A
0.35km
0.6km
0.55km
1.4km
1.3km
3.5km
4.6km
0.2km
0.2km
0.2km
CP1
CP1
CP1
CP1
CP1
CP1
CP1
CP1
CP1
CP1
CP1
CP2
LP1
CP1
CP1
CP1
A,B & C
A,B & C
A&C
A,B & C
A,B & C
C
C
C
B&C
A,B & C
A,B & C
A,B & C
A&B
A,B & C
B&C
B&C
Medium
Low
Med/High
High
High
High
High
High
Med/High
Medium
Medium
Medium
Medium
Medium
Medium
Medium
High
Medium
Med/High
High
High
High
High
High
Med/High
Medium
Medium
Medium
Medium
Medium
High
High
&
&
&
&
7 Landscape effects
7.1 Introduction
In order to establish the ability of the landscape with its characteristic
features to accommodate an identified change, the evaluation process looks
40
at the physical form and attributes of the landscape including its quality,
value, sensitivity to change and the range of visual receptors within the area.
From this the magnitude and subsequent significance of any landscape effects
arising from the proposed development are quantified. The assessment
method used for this process can be found in Appendix 3.
7.2 Effect on National Character Areas
North East Norfolk and Flegg
Character Area 79 North East Norfolk and Flegg is the only national Character
area considered to be potentially affected by the proposed development. The
landscape is predominantly a low plateau of fertile soils. Tourist development
is prevalent along the coast and villages are dispersed throughout the
landscape. Intervisibility with the site depends on localised topography and
the degree of intervening vegetation and buildings, and is generally
concentrated in the more elevated open portions of the character area. The
intervisibility with the site is therefore judged as Low as the proposed
development is comparatively small in scale and height and it is generally only
local views that will be affected by the proposal.
The magnitude of the proposed development on this character area is
therefore Low and as there is a low level of sensitivity of this character area
on a national level the potential effect is Minor.
7.3 Effect on district Landscape Character Types and Areas
As mentioned in section 4.3 the study area is located almost entirely within
the administrative area controlled by North Norfolk District Council. The North
Norfolk LDF Landscape Character Assessment (June 2009) describes all the
Landscape Character Types, and the predicted effects on the Landscape
Character Areas within the study area of the re location of Manor Caravan
Park to the proposed site are summarized below, and outlined in Table 3.

Coastal Plains 1 (Bacton to Sea Palling)
The Coastal Plains landscape character type is located to the north and east
of Stalham, fringed on the south by the Broads and Coastal Fen Types. It
embodies a very open landscape with long uninterrupted views and dominant
skies with a strong presence of the sea, but due to landform and vegetation
the sea is often not visible.
The proposed relocation site in Happisburgh is located within Coastal Plain 1
where the landscape is generally level but at the same time is very gently
rolling. This is not a high quality landscape due to the poor condition of the
41
hedgerows. Areas closest to the coast show the most degraded and eroded
character due to recent overlying developments.
The magnitude of the potential effect of the relocation of Manor Caravan Park
on this landscape is judged to be medium because post development the
character would be partially changed. Where it will visible from within this flat
open arable landscape, the essential landscape character would only be
partially affected by the imposition of the relocated caravan site. However as
mentioned in 10.1.3 ‘this is a landscape which has been adversely affected by
decades of ad hoc and other development pressures.’ Caravan sites are a key
element within this landscape type, and the large Bush Estate at Eccles, 2km
to the east of Happisburgh is the epitome of ad hoc holiday bungalow
developments, originally built between the wars or post 1945.
Therefore the significance of the effect is judged to be Moderate.

Coastal Plains 2 (Sea palling to Waxham)
This Landscape Character type lies 2 km to the east of Happisburgh and is
considered to be rather more simple in landscape terms with fewer jarring
elements so its condition is judged to be medium to high.
Sensitivity to development is medium, however the magnitude to operational
effect is negligible due to the landform and distance to the site. Post
development the change to the landscape would be barely discernible.

Small Valley 7
This landscape character area relates to a number of small discrete river
valley extensions from the Broads all feeding into the River Ant. Within the
study area approximately 2.5-3km east of Happisburgh is an area of SV7
type landscape around the villages of Crostwight and Ridlington.
Settlement is relatively low but there are a small number of large houses
including Crostwight Hall and Heath Farm. Woodland presence is higher
than average and related to the large houses.
The condition of the landscape character is judged to be medium to high
due to the amount of woodland and wooded carr, some semi-naturalised.
The sensitivity to development is low and the magnitude of operational
effect is low to negative, due to the landform and the high tree cover,
resulting in a minor to negligible significance of effect.
 Low Plains 1
This landscape character type lies to the west of Happisburgh and
extends from just south of Bacton Gas Site in the north, to Honing in the
south. This landscape is strongly rural in character with a generally open
landscape although having more than average woodland cover as at
42
Bacton wood and at the well wooded Honing Common. The removal of
hedgerows and hedgerow trees means that this is a landscape of
moderate condition.
Sensitivity to development is medium to low, as this is a moderately
valued landscape which is reasonably tolerant of change. Consequently
the magnitude of operational effect is low and the significance of effect is
minor. The distance to the proposed development as well as the
topography would result in only minor alteration to the baseline landscape
character, so that the underlying character would remain similar to the
baseline.

Low Plains 2
This landscape character type covers the gently undulating landscape area
to the south-west of Happisburgh extending to the outskirts of the small
town of Stalham in the south. Field sizes are generally large, but due to
the majority of them being banked without hedges, the landscape appears
more open than normal.
The condition of the landscape is Medium, and the sensitivity to the
development is Medium, but its capacity to accept new development is
greatly reduced by its open nature and the starkness of the existing
development. However, the magnitude of the operational effect is
negligible to low because of the distance to the proposed development
and because the landform is dipping away towards the Broads in the
south. The significance of effect is consequently minor.
7.4 Effect on site and context
The proposed site for the re-location of Manor Carvan Park site is situated on
arable land at the gateway to the village of Happisburgh on the North
Walsham Rd. However, unlike the majority of other coastal towns and villages
from Overstrand to Walcott in the north-west, Happisburgh is not a village
that drivers pass through on their way to other resorts. Travellers
approaching Happisburgh on the B1159 from the north need to turn left onto
the North Walsham Road and follow the winding road eastwards around two
tight bends to access the village. It is only after passing Gold’s Farm that the
site becomes fully visible, and even then hedges are raised on earth banks
and roads are subsequently sunken throughout much of this area, so views
are often limited.
The site itself lies in an area of lower land to the west of the village on arable
land that borders (in part) to the Conservation area. To the north and north
east the land rises towards the coast, and also rises to the west and south
west.
43
This is a low, generally level but at the same time very gently rolling arable
landscape which causes vertical elements in the landscape to stand out. The
three most familiar features in this landscape are St Mary’s Church tower,
Happisburgh Lighthouse and the water tower which are all built on raised
ground, so long distance views of these building would not be adversely
affected by the proposed development. However the flat landform also allows
less attractive features also stand out and these include the leaning telegraph
poles and isolated windswept trees such as those along Grub Street to the
west of the site.
Whilst this not a high quality landscape due to the poor condition of the
hedgerows and the lower quality of development on the periphery of
Happisburgh, the site does represent a largely intact agricultural landscape on
the edge of the village and the proposal to relocate the caravan site to this
area would introduce another element into the landscape. For this reason the
magnitude of operational effect upon the site is judged to be Medium. The
resultant significance of effect when combined with a Low to Medium
sensitivity to change is Moderate.
7.5 Effects on Conservation Areas within 5km
The proposed site is located to the south of the North Walsham Road on an
area of arable land adjacent in parts, to the Conservation Area of
Happisburgh, which includes the properties on either side of The Street, as
well as those up to and including the Church. Many of these properties are
situated within well wooded gardens, in particular St Mary’s House which lies
to the north east of the proposed site. Seasonal variations will change as
many of the trees are deciduous but for the majority of the year when the
trees are in leaf, views of the site from many of the buildings within the
Conservation area will be restricted by vegetation.
The village school which lies within the Conservation Area has recently
extended its school playing fields into the north eastern section of this arable
land, so in this section the proposed caravan site would not be adjacent to
the Conservation Area.
However due to the close proximity of the conservation area views of the
relocated Manor Caravan Site will be unavoidable from within the
Conservation Area, in particular from across the school playground. The
magnitude of effect on the conservation area is therefore judged to be High in
a local context, and given the High sensitivity to change, the effect of the
proposed development would result in a significance level of Major.
In addition there will be a positive benefit for conservation and biodiversity by
returning the existing site to coastal habitat, as detailed in section 10.4.
7.6 Effects on historic environment
44
A number of listed buildings are included within the Conservation Area and
the effects of the proposed relocation on these buildings is shown on Table 3
and described as follows:
St Mary’s Parish Church Grade 1 is situated on a hill 330m to the North
east of the proposed site and is a major feature in the landscape. Its
intervisibility with the site is High as can be seen in VP14 from the churchyard
and in VP18 from the top of the church tower. As such its sensitivity to the
development is High, and with a Medium magnitude of operational, the
significance of effect is judged to be Moderate –Major.
St Mary’s (also known as Happisborough Manor) Grade 2* is situated within
well wooded grounds 360m east of the proposed site. Together with its two
Summer houses, encircling wall and Stable block to north of St Mary’s Drive
all of which are Grade 2 listed, this is a very important house and group of
buildings but their intervisibility with the site is Low, although their sensitivity
to the development is High. However due to the density of the planting
around St Mary’s House the significance of effect to all the group of buildings
is judged to be Negligible.
The Hill House Grade 2 is situated to the north east of the proposed site
and like the church sits high above the village of Happisburgh with
commanding views. It lies adjacent to existing caravan site, but its sensitivity
to the development to the proposed development is judged as High whilst its
magnitude of operational effect is Medium, which gives its significance of
effect a rating of Moderate-Major.
Thrums and The Monastery Grade 2 are adjacent properties situated to
the north-east of the proposed site on the hill leading up the existing caravan
site. Both properties have a High sensitivity to the development but due to
the position of the existing properties to the west of The Street their view of
the proposed development is limited meaning that the magnitude of
operational on these properties is judged as Low and the significance of effect
is consequently Moderate.
St Annes(including outhouse) Grade 2 is situated to the west of the
proposed site, and to the south of the drive to St Mary’s house, on the
eastern side of the Street. The buildings on the western side of the Street
block its views of the proposed development, so whilst its sensitivity to the
development is judged as High the magnitude of operational effect is Low so
the significance of effect is Moderate.
Outside the Conservation Area but within the 1.5 km of the proposed site are
a number of buildings that are also Grade 2 listed. The majority of these
buildings are farmhouses but also included is the Lighthouse and its
associated cottages.
The buildings with a Moderate significance of effect are those that are closest
to the proposed development site and include:
45
The Lighthouse and Lighthouse Cottages
Manor Farmhouse and associated barns
Church Farmhouse.
Those with a Negligible significance of effect are:
Baldwins Farm to the
Lower Farmhouse on Mill Rd.
Whites Farmhouse and Barn on North Walsham Rd
Holly Farm on Whimpwell St.
See Appendix 1 Figure 7 for the location of all listed buildings.
7.7 Effect on public rights of way
The footpath running through the centre of the site will cease to be a
footpath and it will not be possible for it to be retained within the proposed
caravan site for security reasons, therefore an alternative route will be
created as mitigation.
7.8 Effect on designated landscape
Broads Authority: Due to landform and distance from the proposed
development the effect on the Broads Authority Area will be unaffected.
SSSI : It will not be possible to see the proposed site from the SSSI so the
effect it will have on it is negligible .
7.9 Effects on Seascape Context
The proposed relocation site of Manor caravan Park will not be visible from
the Sea so the effect will be negligible. However the removal of the existing
site and its reinstatement as coastal habitat will have a positive effect on the
seascape as cliff-top caravans on the existing site are currently visible from
the beach. Once the site is re-located this view from the beach looking back
to the cliff-top will be improved.
7.10 Construction of site and duration of effects
Construction Phase: It is anticipated that the construction of the proposed
re-location site is likely to take a phased approach and will include the
building of the park infrastructure such as road ways and footpaths, including
the creation of a new entrance/exit point onto the North Walsham Road, site
buildings including warden’s accommodation, site office, toilet blocks and
washrooms, plus associated drainage and other services. In addition the
existing caravans will need to be moved from the present site to the new site.
As some of the caravans are too old to be moved they will need to be
replaced with new ones. There will be a degree of upheaval duration the
construction phase but it is proposed that preliminary planting will be put in
prior to the building of the hard site infrastructure to minimise the effect on
46
the local inhabitants of Happisburgh. Construction effects are however likely
to be very local in nature as well as short lived and small in scale.
Operational effects: These will be on-going when the site is operational,
but in general once the caravans are all in position, the only additional traffic
will be visitors travelling to and from the site by car, as is the case with the
current site. The touring caravan site is only used in the summer months and
again the effect on the village of Happisburgh will be the same as with the
present site with touring caravans coming and going throughout the summer.
The residents of Happisburgh have lived with Manor Caravan Park in their
village for over 40 years and tourism is important for the local economy, as
identified within Coastal Plains 1 Landscape Character study for this area of
North Norfolk.
7.11 Table 3 Landscape Effects Summary Table
National Character Area
Condition
Quality
Sensitivity to
Development
Significance
of Effect
Low
Magnitude of
Operational
Effect
Low
North East Norfolk and Flegg
Local Character Area
Coastal Plain 1 (CP1)
Coastal Plain 2 (CP2)
Small Valley 7 (SV7)
Low Plain 1 (LP1)
Low Plain 2 (LP2)
Designated Landscape
Broads Authority Area
Historic Landscape
Happisburgh Conservation Area
Happisburgh SSSI
Listed Buildings in Conservation
Area
St Mary’s Parish Church
St Mary’s (Happisburgh Manor)
St Mary’s 2 No Summer Houses
St Mary’s Encircling Wall
Stable Block to N of St Mary’s Dr
Hill House
The Monastery
Thrums
St Annes including outhouse
Listed Buildings outside Cons Area
within 1.5km
Medium
Medium
Med/High
Med/High
Medium
Medium
Med/High
Low/Med
Low
Med/Low
Med/Low
Medium
Negligible
Low/Negligible
Low
Negligible/Low
Moderate
Negligible
Minor/Negligible
Minor
Minor
High
Low
Negligible
Negligible
High
Low/Medium
High
Low
High
Negligible
Major
Negligible
Grade 1
Grade 2 *
Grade 2
Grade 2
Grade 2
Grade 2
Grade 2
Grade 2
Grade 2
Condition
Quality
High
High
High
High
High
High
High
High
High
Sensitivity to
Development
Moderate/Major
Negligible
Negligible
Negligible
Negligible
Moderate/Major
Moderate
Moderate
Moderate
Significance
of Effect
Baldwin’s Farmhouse
Grade 2
High
Medium
Negligible
Negligible
Negligible
Negligible
Medium
Low
Low
Low
Magnitude of
Operational
Effect
Negligible
Manor Farmhouse and Assoc Barns to
NE and E
Happisburgh Lighthouse and
Lighthouse Cottages
Grade 2
High
Medium/Low
Moderate
Grade 2
High
Medium/Low
Moderate
47
Minor
Negligible
Lower Farmhouse , Mill Road
Grade 2
High
Negligible
Negligible
Church Farmhouse, N Walsham Rd
Grade 2
High
Medium/Low
Moderate
White’s Farmhouse and Barn
N Walsham Rd
Holly Farm Whimpwell St
Grade 2
High
Negligible
Negligible
Grade 2
High
Negligible
Negligible
High
High
Low
Moderate
Medium
Low/Med
Negligible
Negligible
Landscape Features
Low/Medium
Low/Medium
Medium
Moderate
Landscape Character
Medium
Medium/High
Medium
Moderate/Major
Landscape Features
Low/Medium
Low/Medium
Medium
Moderate
Landscape Character
Medium
Medium/High
Medium/High
Moderate/Major
Landscape Features
Low/Medium
Low/Medium
Medium
Moderate
Landscape Character
Medium
Medium/High
Medium
Moderate/Major
Registered Parks and Gardens
St Mary’s (Happisburgh Manor)
Seascape Context
Seascape
Proposed Site (Option A)
Option B Site
Option C Site
8 Visual effects
8.1 Introduction
The approach to undertaking this visual assessment has been to determine
how visible the relocation of Manor Caravan Park will be in the proposed relocation site. The methodology used is detailed in Appendix 3. The extent of
the visual effect of the proposed development will be greatest close up to the
development site, and significantly reduced the further away from the site
due to the subtleties of intervening landform, hedgerows, blocks of
woodlands and buildings.
The following analysis refers to the 27 representative viewpoints as outlined
in 8.2- 8.29 below:
8.2
Viewpoint 1- Vicarage Road , East Ruston (March 11th 2011)
Landscape Character Area CP1
From this viewpoint at approximately 2.1 km south west of the proposed relocation site, the flat landform and relative distance from the site will restrict
the views of the development so the magnitude of impact is judged to be
Low. The key visual receptors AB&C will be the residents of and visitors to the
48
Old Vicarage Gardens at East Ruston, as well as other travellers and visitors
to this area, and the sensitivity to change for these groups is judged to be
Medium so the overall impact significance of effect is assessed as MinorModerate as views of all the significant landscape features (namely
Happisburgh Church and Lighthouse) will be unaffected. The planting and
reinstatement of a boundary hedge on a hedge bank, if allowed to grow to a
height of about 3m, would provide an effective screen and mitigate the
impact on the view.
8.3
Viewpoint 2 - Coronation Close, Happisburgh Common (March
11th 2011)
Landscape Character Area CP1
Located to the east of Short Lane in Happisburgh Common at a distance of
1.75km south west of the proposed site, this viewpoint illustrates the view
from the key visual receptors of the residential (former Council House style)
properties south of Coronation Close. The site is not visible from this
viewpoint where the magnitude of impact is judged to be low,
The local residents, pedestrians and visitors to the area are all principal visual
receptors at this location where the sensitivity to change is judged to be
Medium, and the overall significance of effect is assessed as Minor-Moderate.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would provide an effective screen
and mitigate the impact on the view.
8.4
Viewpoint 3 – Corner of Road to South West of Manor Farm
(March 11th 2011)
Landscape Character Area CP1
Located 1.15 km south of the proposed site to the immediate west of the
Manor Farm complex of listed buildings, views of the proposed site from this
position are restrained by field boundary hedgerows, and as planting around
Manor Farm itself is substantial and includes a high percentage of conifers,
views of the site from this receptor are limited and intermittent.
The quality of the view is judged as Medium due to the overpowering
presence of the conifers. The local residents, pedestrians and visitors to the
area are all principal visual receptors at this location where the sensitivity to
change is judged to be Medium so given the distance from the site the
magnitude of impact is assessed as low and the significance of effect is
judged as Minor –moderate.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would provide an effective screen
and mitigate the impact on the view.
49
8.5
Viewpoint 4 –East of Manor Farm (March 11th 2011)
Landscape Character Area CP1
At just over 1 km south of the proposed site, the proposed development from
this viewpoint, to the east of Manor Farm, will be barely visible due to the
presence of exisiting hedgerows and vegetation which will screen the site.
Views from the Manor farm complex will be limited due to the existence of the
dense evergreen planting around the property.
The quality of the view is judged as Medium again due to the overpowering
presence of the conifers. The local residents, pedestrians and visitors to the
area are all principal visual receptors at this location where the sensitivity to
change is judged to be Medium. Given the distance from the site, the
magnitude of impact is assessed as low and the significance of effect is
judged as Minor –moderate.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would provide an effective screen
and mitigate the impact on the view.
8.6
Viewpoint 5 – Lantern Lane (March 11th 2011)
Landscape Character Area CP1
At less than 0.5km from the centre of the site, the proposed caravan site will
be clearly visible form this viewpoint on Lantern Lane, as the existing
hedgerows are in poor condition, and in many cases field boundaries are only
marked with raised earth banks, so provide no significant screening to the
site. This view shows the scene in late winter before the leaves are on the
trees, but does show that the view of the church will not be obscured by the
development.
From this viewpoint the anticipated magnitude of effect arising from the
proposed development is Medium and when combined with a Medium-High
sensitivity to change in the view for pedestrians and other users of Lantern
Lane, the resulting significance of impact is assessed to be Moderate.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view. The replanting of some of the other hedges
within the area between the viewpoint and site, in order to fill up some of the
gaps, would also contribute towards this.
8.7
Viewpoint 6 – Footpath 10 North of Lantern Lane (March 11th
2011)
Landscape Character Area CP1
50
From this viewpoint on the on Footpath 10 midway between Lantern Lane
and the perimeter of the site, at 350m from the centre of the site, due to the
landform the site itself is not visible, but the proposed development will be
visible above the earth banks surrounding the site.
Given the above the magnitude of effect arising from the proposed
development is therefore assessed as Medium. When combined with a High
sensitivity to change to the type of development, the significance of effect on
the key receptor group of pedestrians using the Footpath, is assessed to be
Moderate-Major.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view. The replanting of some of the other hedges
within the area between the viewpoint and site, in order to fill up some of the
gaps, would also contribute towards this.
8.8
Viewpoint 7 – Footpath 8 (March 11th 2011)
Landscape Character Area CP1
From this viewpoint on the south eastern corner of the proposed site at the
junction of Footpath 10 with Footpath 8 the site is clearly visible. From this
angle the caravans within the proposed development will obscure a
proportion of the buildings within the conservation area, although the church
will still remain prominent in its elevated position.
From this viewpoint the anticipated magnitude of effect arising from the
proposed development is assessed to be High and when combined with a
High sensitivity to change in the view for pedestrians using the footpaths the
resulting significance of impact is assessed to be Major.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view.
8.9
Viewpoint 8 – Grub Street (south) (March 11th 2011)
Landscape Character Area CP1
When viewed from this viewpoint on Grub Street at 300m south west from
the centre of the site, the proposed caravan site will be visible but due to the
landform falling towards the village, the site will be partially hidden from view.
Views of the Conservation Area will however be affected as the village already
appears to sit in a dip, although the church tower and lighthouse will remain
clearly visible.
From this viewpoint the anticipated magnitude of effect arising from the
proposed development is assessed to be Medium-High and when combined
with a Medium-High sensitivity to change in the view for residents of Grub
51
Street, pedestrians and other users of Grub Street, the resulting significance
of impact is assessed to be Moderate-Major.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view. The replanting of hedging plants to fill up
any gaps in the hedge along Grub Street, would also contribute towards this
(although this hedge is in reasonable condition in comparison to some of the
other field hedges nearby).
8.10
Viewpoint 9 – Grub Street (north) (March 11th 2011)
Landscape Character Area CP1
When viewed from this viewpoint which is located approximately 100 metres
south of the corner of Grub St and the North Walsham Rd, and 300m west of
the centre of the proposed site, the proposed development will be significant
and will have the effect of screening the Conservation Area although the
church tower will remain visible above the development.
From this viewpoint the anticipated magnitude of effect arising from the
proposed development is assessed to be Medium-High and when combined
with a Medium-High sensitivity to change in the view for residents of Grub
Street, pedestrians and other users of Grub Street, the resulting significance
of impact is assessed to be Moderate-Major.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view.
8.11
Viewpoint 10 – B1159 South of Gold’s Farm (March 11th 2011)
Landscape Character Area CP1
The proposed development will be clearly visible from this viewpoint
which is located approximately 350m North West of the centre of the
proposed site, and immediately south of Golds Farm on the North Walsham
Rd. on the approach to the village of Happisburgh. As the road is sunken the
development will be more visible from this angle.
The view of the properties within the Conservation Area will be affected by
the proposed development and it is possible that views of the lighthouse and
its associated buildings will be partially blocked from this viewpoint.
Given the above, the magnitude of effect arising from the proposed
development is therefore assessed as High. When combined with a High
sensitivity to change to the development, the significance of effect on the key
receptor group of local residents, pedestrians and visitors to the area, is
assessed to be Major.
52
By planting a suitable boundary feature along the site boundary with North
Walsham Road, it should be possible to screen the site from this viewpoint.
However, it might also screen the view of the Lighthouse and the
Conservation Area.
8.1
Viewpoint 11 –North Walsham Road NW of Site (March 11th
2011)
Landscape Character Area CP1
When viewed from this viewpoint on the North Walsham Road at a distance
of 300m north west of the centre of the site, the proposed development
would be clearly visible, as this is the approach to the village from the north
west. Whilst the Church and lighthouse would still remain visible much of the
view of the Conservation area would be screened by the development,
although the roofscape would be visible.
From this viewpoint with an open flat panorama the magnitude of the effect
arising from the proposed development is assessed to be High, which when
combined with a High sensitivity to change the significance of the effect on
the key receptor group of travellers approaching Happisburgh on the North
Walsham Road is Major.
By planting a suitable boundary feature along the site boundary with North
Walsham Road, it should be possible to screen the site from this viewpoint.
However, it might also partially screen the view of the Conservation Area.
8.13 Viewpoint 12 –N Walsham Road East of Whites Farm (March
11th 2011)
Landscape Character Area CP1
From this viewpoint on the North Walsham Road at the entrance to the east
of White’s Farm, at a distance of 850m from the centre of the site, the
proposed development would not be clearly visible even in winter. The
landform and existing hedgerows and earth banked field boundaries all help
to screen the site, as well as the Conservation Area. The lighthouse is visible
just above the tree line, as is the church tower and the proposed
development will not interfere with these views.
Given the above, the magnitude of effect arising from the proposed
development is assessed as Low, which when combined with a High
sensitivity to change , the significance of effect on the key receptor groups of
residents and travellers approaching Happisburgh is Moderate.
53
It should be possible to effectively screen the site from this viewpoint through
the planting of a suitable boundary treatment.
8.14 Viewpoint 13 – West of Village Hall (March 11th 2011)
Landscape Character Area CP1
From this viewpoint located 450m north of the proposed site to the west of
the village hall, it is unlikely that the proposed development will be visible due
to the high earth bank which surrounds the bowling green, although its
presence in other ways will be significant.
Therefore the anticipated magnitude of effect is judged to be medium, and
when combined with a medium sensitivity to change, the significance of effect
on the key receptors at this location who are the local residents, pedestrians
and visitors to the area, is assessed as moderate.
It should be possible to effectively screen the site from this viewpoint through
the planting of a suitable boundary treatment.
8.15 Viewpoint 14 – West of Church from Churchyard (March
11th2011) Landscape Character Area CP1
From this viewpoint on the mound surrounding the church looking south
towards the water tower, the proposed development which is approximately
600m due south, will be visible above the rooftops of the houses in the
Conservation Area of Happisburgh. The line of telegraph poles shows the
route of Grub Street so the site is predominantly hidden behind buildings from
this angle.
From this viewpoint which is within the Conservation Area, the anticipated
magnitude of effect arising from the proposed development is judged to be
High and when combined with a Medium-High sensitivity to change to the
visitors to the churchyard, the resulting significance of impact is assessed as
Moderate-Major.
From elevated viewpoints within the Conservation Area, a boundary treatment
of involving the planting of native trees and shrubs along a strip between the
North Walsham Road and the site will only partially screen it. The planting of
specimen trees within the site itself will also help to partially screen it and will
help to mitigate the effects of sunshine being reflected off the caravans.
8.16 Viewpoint 15 – SE of Church on the Corner of B1159 (March
11th 2011)
Landscape Character Area CP1
From this viewpoint to the north of Thrums a listed building within the
Conservation Area, looking down towards the corner of the North Walsham
54
Road the proposed development will be very clearly visible over the rooftops
of the adjacent houses at this close proximity of 300m to the centre of the
site. The iconic view of the water tower on the horizon in its rural setting will
be unaffected, but it is just the fields immediately south of the Conservation
area that will be affected.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High. When combined with a High sensitivity to
change the significance of effect on the key receptor groups who are the local
residents, walkers and visitors to the area, is assessed to be Major.
From elevated viewpoints within the Conservation Area such as Viewpoint 15,
a boundary treatment of involving the planting of native trees and shrubs
along a strip between the North Walsham Road and the site will only partially
screen it. The planting of specimen trees within the site itself will also help to
partially screen it and will help to mitigate the effects of sunshine being
reflected off the caravans. In time, it will be possible to partially, but not
completely, mitigate the visual impact of the proposed development from this
viewpoint.
8.17 Viewpoint 16 – Adjacent to School Car Park Entrance (March
11th 2011)
Landscape Character Area CP1
At this viewpoint from outside the school car park on the North Walsham
Road , at a distance of only 225 m from the centre of the proposed site, the
relocated caravan site will be adjacent to and therefore clearly visible from
the school car park. However at this angle, because of the comparatively flat
landform the existing hedgerows already provide good screening and will help
reduce the impact of the proposed caravan site. Views to the south and west
are limited as the land is so flat, and only the water tower and occasional
dwellings are visible on the skyline.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High. When combined with a High sensitivity to
change the significance of effect on the key receptor groups who are the local
residents and school car park users, walkers and visitors to the area, is
assessed to be Major.
The creation of a buffer strip between the development site and the school
car park would screen the site from this viewpoint if belts of native shrubs
were used which grew to a height of at least 3m.
8.18
Viewpoint 17 – From centre of site (March 11th 2011)
Landscape Character Area CP1
55
This viewpoint taken from the centre of the proposed development site
through a gap in the boundary hedge shows the view looking across the
eastern most field towards the conservation area of Happisburgh village.
Views of the church tower will remain as this stands out on a promontory but
views of the school and other buildings within the conservation village from
this viewpoint will be obscured.
The sycamore trees and Holm Oaks that surround St Mary’s House (listed
building) will continue to create a dense backdrop to the skyline of the
Conservation Area, and existing planting within the hedgerow can be
protected to enhance and improve the proposed site.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High. When combined with a High sensitivity to
change the significance of effect on the key receptor groups who are the local
residents and school car park users, walkers and visitors to the area, is
assessed to be Major.
While the views of the caravans will not be effectively screened from views
within the site itself, the retention of the existing hedge that bisects the site
will help to provide limited partial screening.
8.19 Viewpoint 18 – From Church Tower (June 29th 2011)
Landscape Character Area CP1
This viewpoint shows the proposed relocation site from the top of St Mary’s
Church Tower. It is clear from this perspective how the school playing field
and car park have already spread out into the flat open arable land adjacent
to the tight village heart of Happisburgh. However it is also clear how the
village has spread south eastwards in a linear pattern. The proposed
relocation of the caravan site will affect the view from this perspective but this
is a low level development and with a careful design and planting could
become a reflection of the area around St Mary’s House and appear as an
extension to the heart of the village of Happisburgh. While the boundary
planting will only screen a relatively small part of the site from this elevated
viewpoint, partial screening in the medium to long term could be provided by
the planting of specimen trees within the site, especially on the northern
section of it. If deciduous trees are planted (and, apart from Holm Oak, most
of the appropriate species for this location are broadleaf trees), this will be
more effective in the growing season when the trees are in leaf than in the
winter and early spring.
This viewpoint clearly shows the contrast between the dense planting within
the Conservation area, and the flat arable nature of the landscape beyond
with its intermittent field boundary hedges and trees, many of which are small
and windblown. Further small areas of woodland can be seen in association
with farms, but this is an opportunity to enhance the wooded area around
village.
56
The view of Happisburgh lighthouse and its open rural setting will remain
unchanged by the development.
While the view from the church tower looking south-west would be adversely
affected by the development (especially in the short-term when the specimen
trees that provide some mitigation are not fully established), the view from
the church tower looking in the other direction towards the sea will be
improved by the removal of the caravans from the existing Manor Caravan
Park and the restoration of coastal grassland habitat to the site.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High. When combined with a High sensitivity to
change the significance of effect on visitors to the Church Tower who are the
key receptor group, is assessed to be Major.
8.20 Viewpoint 19 – From top of Lighthouse (March 11th 2011)
Landscape Character Area CP1
From this viewpoint at the top of Happisburgh Lighthouse, the existing and
proposed relocation sites for Manor Caravan Park can both be seen. The
negitive impact on the view of relocating the caravans onto the proposed
inland location would be balanced by their removal from their current cliff-top
site. In the longer-term, the planting of specimen trees within the proposed
new caravan site would help to screen it and mitigate the visual impact from
this viewpoint. Set against this is the fact that, because of the eroding
coastline, the existing caravan park would not be there in the long-term if
relocation does not take place.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High. When combined with a High sensitivity to
change the significance of effect on visitors to the Church Tower who are the
key receptor group, is assessed to be Major.
8.21
Viewpoint 20 –From base of Lighthouse (June 29th 2011)
Landscape Character Area CP1
From this viewpoint looking north and west from the base of the lighthouse
due to the landform the proposed development would be barely visible as it
would be sunken down below the existing houses, and the majority of those
visible from this viewpoint are not within the Conservation Area. It is only St
Mary’s House and its well wooded setting with the church tower rising above
it that identifies the Conservation Area from this perspective.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as Low. When combined with a Medium-High
sensitivity to change the significance of effect on residents, local farmer and
57
visitors to the lighthouse who are the key receptor group, is assessed to be
Moderate.
Planting a suitable boundary treatment on the southern and eastern
boundaries of the proposed site would effectively screen the limited views of
the site from this viewpoint.
8.22 Viewpoint 21 – South east of Baldwin’s Farm (June 29th 2011)
Landscape Character Area CP1
From this viewpoint at 1.4km west of the centre of the site, close to
Baldwin’s farm clearly there is no view whatsoever of the proposed
development or any of the usual marker buildings. This is due to the landform
and existing vegetation.
The magnitude of effect from this viewpoint arising from the proposed
development is assessed as Negligible, and when combined with a Medium
sensitivity to change the significance of effect on residents and tourists, the
key receptor groups, is assessed to be Negligible.
8.23 Viewpoint 22 – Close to Water Tower (May 17th 2011)
Landscape Character Area CP1
From this viewpoint which is located to the north of the water tower on a
minor road approximately 1.3 km west of the proposed site, the proposed
development will be almost obscured by existing vegetation in this
predominantly flat arable land. Views of the church and lighthouse will be
unaffected by the proposed development.
The magnitude of effect from this viewpoint arising from the proposed
development is assessed as Medium and when combined with a Medium
sensitivity to change the significance of effect on residents, pedestrians,
motorists and tourists who are the key receptor group, is assessed to be
Moderate.
The planting and reinstatement of a boundary hedge on a hedge bank, if
allowed to grow to a height of about 3m, would help to screen the site and
mitigate the impact on the view.
8.24 Viewpoint 23 – From Hempstead Church (May 17th 2011)
Landscape Character Area CP2
From this viewpoint opposite Hempstead Church on Church Lane, a small
minor road leading to the Bush Estate, (approximately 3.5 km south-east of
the site) the proposed development will not be seen due to the distance from
the viewpoint and the cumulative screening effect created by existing
58
vegetation and landform. Within this very flat landscape the lighthouse, water
tower and telegraph poles are the only significant features on the horizon.
The magnitude of effect from this viewpoint arising from the proposed
development is assessed as Low-Negligible and when combined with a
Medium sensitivity to change the significance of effect on residents,
pedestrians, motorists and tourists who are the key receptor group, is
assessed to be Minor.
8.25 Viewpoint 24 – From Pollard Street (May 17th 2011)
Landscape Character Area LP1
From this viewpoint located approximately 4.5 km north west of the proposed
relocation site, close to Grange Farm in Pollard Street a small settlement 1 km
to the south west of Bacton, the proposed development is not visible at all,
due to distance and the cumulative screening effect created by existing
vegetation in this relatively flat, low lying arable and grazing landscape.
The magnitude of effect from this viewpoint arising from the proposed
development is assessed as Minor and when combined with a Medium
sensitivity to change the significance of effect on residents, pedestrians,
motorists and tourists who are the key receptor group, is assessed to be
Minor.
8.26 Viewpoint 25 – From Conservation Area across School
Playground to site (July 19th 2011) Landscape Character Area
LP1
From this viewpoint which is in The Street looking across the school
playground towards the west, the centre of the proposed development is only
200m away. This is one of the few public places along The Street where the
development will be clearly visible at ground and road level. The view is
contained by the positions of the school and post office.
The magnitude of effect from this viewpoint arising from the proposed
development is assessed as High and when combined with a Medium
sensitivity to change the significance of effect on the local schoolchildren,
residents, motorists and tourists who are the key receptor groups, is assessed
to be Moderate-Major.
The creation of a buffer strip between the development site and the school
car park would screen the site from this viewpoint if belts of native shrubs
were used which grew to a height of at least 3m. There is also a young hedge
that has been planted along the field edge that forms the western boundary
of the school field. When it has grown to maturity, this too will help to screen
the view of the site from this viewpoint.
59
8.27 Viewpoint 26 – From South east corner of site looking
eastwards to Whimpwell Street (July 19th 2011) Landscape
Character Area LP1
From this viewpoint which is located at the junction of Footpath 8 with
Footpath 9,on the south eastern edge of the proposed site looking east
towards Whimpwell Street, the adjacent properties at the southern end of the
Conservation area are visible.
From their upper rooms most will have a view of the proposed development,
although existing vegetation appears to be screening the majority of the
properties.
Footpath 8 can be seen clearly to the right of the view on the edge of the
arable field, adjacent to the existing intermittent and rather unkempt
boundary hedge, which separates the proposed site from the adjacent field.
The lighthouse is just visible above the hedge to the right. The properties
along Whimpwell Street are only partially visible in the summer as the
vegetation cover screens them. The chimneys of St Mary’s House can be seen
within the tree line to the left of the viewpoint.
From this viewpoint the magnitude of effect arising from the proposed
development is assessed as High and when combined with a High sensitivity
to change the significance of effect on the local pedestrians and farmers who
are the key receptor groups, is assessed to be Major.
While the views of the caravans will not be effectively screened from views
within the site itself, the retention of the existing hedge that bisects the site
will help to provide limited partial screening.
8.28
Viewpoint 27 – From South east corner of site looking west
(July 19th 2011) Landscape Character Area LP1
From this viewpoint which is taken from the south-eastern corner of the
proposed development site, at a distance of 200m from the centre of the site,
the proposed development would be clearly visible. The landform can be seen
gradually rising which from this perspective and together with the existing
hedgerow along the horizon, effectively screens out much of what happens
beyond the horizon. From this viewpoint the magnitude of effect arising from
the proposed development is assessed as Major and when combined with a
High sensitivity to change the significance of effect on the local pedestrians
and farmer’s who are the key receptor groups, is assessed to be Major.
While the views of the caravans will not be effectively screened from views
within the site itself, the retention of the existing hedge that bisects the site
will help to provide limited partial screening.
Table 4 Visual Effects Summary
60
VP
No
Viewpoint
Location
Quality of
Baseline
View
1
Vicarage Rd N of E
Ruston
Coronation Cottages
Corner of Rd adj
Manor Fm
East of Manor farm
Lantern Lane
FP 10 N of Lantern
Lane
FP8
Grub St
Grub St
South of Gold’s
Farm
N Walsham Rd NW
of Site
E of White’s Farm
West of Village Hall
West of church in
Churchyard
SE of Church, corner
of the Street
Adj to school car
park entrance
Centre of site
Top of church
Top of lighthouse
Base of lighthouse
SE of Baldwin’s
Farm
Nr Water Tower
Hempstead Church
Pollard St
The Street School
Playground
Corner of site
adjacent to
Whimpwell St
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
SE Corner of site
looking west
Magnitude of
Operational
Effect
Significance
of Effect
Medium
Sensitivity
to change
of
Receptor
Group
Medium
Low
Minor/Moderate
Medium
Medium
Medium
Medium
Low
Low
Minor/Moderate
Minor/Moderate
Medium
Medium
Medium
Medium
Medium/High
High
Low
Medium
Medium
Minor/Moderate
Moderate
Moderate/Major
Medium/High
Medium
Medium
Medium
High
Medium/High
Medium/High
High
High
Medium/High
Medium/High
High
Major
Moderate/Major
Moderate/Major
Major
Medium
High
High
Major
Medium
Low
Medium/High
High
Medium
Medium/High
Low
Medium
High
Moderate
Moderate
Moderate/Major
High
Medium
High
Major
High
High
High
Major
High
High
High
Medium/High
Medium
High
High
High
Medium/High
Medium
High
High
High
Low
Negligible
Major
Major
Major
Moderate
Negligible
Medium
Medium
Medium
Medium
Medium
Medium
Medium
Medium
Medium
Low/Negligible
Low
High
Moderate
Minor
Minor
Moderate/Major
Medium
High
High
Major
Medium
High
High
Major
9 Cumulative effects
Whilst there are many other caravan sites along the north Norfolk coast, none
of these are visible from the proposed relocation site so there will be no
cumulative effects.
10 Mitigation measures
61
10.1 Introduction
There are a number of ways in which the landscape and visual impact of a
new caravan park and some new dwellings on this site could be mitigated
through its design. This can help to integrate the site into its setting in ways
which are appropriate to the local landscape character.
10.2 Screening
There is scope for the creation of boundary hedges on hedge banks around
the proposed site. This is the boundary treatment of many fields in the
surrounding area (although the hedges are, in many cases, in a poor
condition). Views of the site from the south, east and west could be screened
by a native hedge planted on a bank and managed so that it is above the
height of a caravan (i.e. about 3m high). This would also allow some longrange views of the church and light-house from viewpoints to the south,
south-east and south-west over the site to be retained. If possible, it would
be advantageous if some of the existing hedges around the fields to the south
and east of the site could also be improved by planting to fill in the gaps.
Although it is rather patchy in places, the existing hedge along the western
boundary of the site (along the North Walsham Road) does play an important
role in screening views over the fields where the caravan park and dwellings
could be developed from the existing dwellings on the western side of the
road and for road users. The visual impact of the proposed development in its
construction phase and for the next few years would be limited if this hedge
were to be retained and enhanced through additional planting.
The views of the site from the elevated viewpoints within the Conservation
Area to the north (i.e. the church roof as seen in VP18 and top of the lighthouse VP19) could be partially screened through the planting of trees within
the site. Although it would not completely screen the site from these
viewpoints, this would help to ‘soften’ the views, and make the caravans less
intrusive in the scene. Trees on the site would also help to mitigate to some
extent the visual effect of the sun being reflected off the roofs of the
caravans. One of the landscape characteristics of the village of Happisburgh is
its relatively high tree cover (especially within the Conservation Area around
St Mary’s, which is registered Historic Parkland) as illustrated in VP18. Groups
of trees associated with a building (often a farmhouse) is also a feature of the
local landscape, as can be seen on Figure 22. The planting of trees within the
caravan park would not be visually discordant with the site’s landscape
setting. Care should be taken within the design to ensure that there are still
some views across the site to the lighthouse and church tower from
viewpoints to the south, south-east and south-west, though. It would be
sensible to plant a similar mix of trees to those which have flourished in the
grounds of St Mary’s (i.e. Sycamore, Holm Oak and Lime).
10.3 The layout of the site
62
The site rises gently to the south, making the southern section more visible in
views from the Conservation Area to the north and, to a lesser extent, from
the viewpoints to the south, south-east and south-west. The south-western
section of the site is particularly visible from the most prominent view over
the site from the Conservation Area – the view along the road from the area
in front of Hill House (VP15). To minimise the visual impact of the
development of a caravan site and the construction of houses on the site, it
would be advisable to design it so that the most prominent structures (i.e. the
dwellings, the site Reception Building and the static caravans) are kept to the
northern end eastern parts of the site as much as possible. The new dwellings
should be as close as possible to the existing village ‘envelope’ to the north of
the site. The least visually intrusive features such as the play area should be
in the north-western corner of the site, with the camping area and area for
touring caravans (which will be used primarily in the summer season) would
be best placed on the rest of the northern section of the site.
The use of buffer strips can help to mitigate the visual impact of the site.
There would be scope to do this along the western boundary of the caravan
site, which would decrease the visual impact of the development on views of
people entering the village along the North Walsham Road. A buffer strip
could also be included in the design between the development and the school
field to the north.
10.4 The number of pitches
The existing Manor Caravan Park site has the caravans arranged in such a
way as to fit in the maximum number that the regulations covering the
spacing of caravans will allow. Their layout is in rows, side by side.
In designing the potential relocation site, the owner recognises that it would
be desirable to have a different arrangement which gives more space
between the caravans and allows them to be aligned in such a way that the
windows of adjacent caravans are not directly facing each other. This would
allow the planting of specimen trees within the park between the caravans.
To do this would require a lower density of caravans than are on the existing
site. The size of the site under consideration has the capacity to incorporate
the same number of static and touring pitches as are on the existing cliff-top
site, but at a lower density and positioned in a non-linear arrangement rather
than in parallel rows. Decreasing the density of caravans in this way helps to
mitigate the visual impact of the site. It is not felt that decreasing the number
of caravans on the proposed relocation site still further (and therefore further
decreasing caravan density) is necessary, as the proposed density allows
sufficient space for the mitigation planting that is desirable and avoids the
need for arranging the caravans in regular rows.
10.5 Illustrative Plan for the proposed site
63
In order to illustrate the ways in which the number of pitches on the existing
site can be accommodated by the proposed one while leaving sufficient space
for the mitigation planting that is needed to help to assimilate the park into its
landscape setting, an Illustrative Plan has been drawn up (Appendix 1 Figure
7). This shows how the various mitigation measures described above could be
incorporated into the site design. The site is bounded by belts of hedging
plants on hedge banks in order to provide a screen of over 3m high, with an
additional buffer area (including a footpath) between the school field and the
site. There would also be a buffer strip along the boundary with North
Walsham Road, to ensure that the impact on this entrance to the village was
kept to a minimum. Almost all of the existing hedge which runs across the site
would be retained. A woodland walk and a pond area are also included within
the site. There would be a large number of specimen trees within the site
itself to help to screen it from elevated viewpoints and mitigate against the
reflection of sunshine off the caravans. The static caravans would be
concentrated in the lower-lying areas where they would be least obtrusive.
The part of the site that is most noticeable from the main viewpoints within
the Conservation Area (the north-western section) would be kept as a
recreation area. The next most visible section would be used as the camping
and touring field as this would be unlikely to be used for much of the year.
There would be a car park, a Reception building and two toilet blocks. The
relatively low density of pitches would allow the caravans to be arranged in a
non-linear way, avoiding need for parallel rows across the site.
10.6 Re-instatement of existing site to cliff top habitat
The existing cliff-top caravan site mostly consists of close-mown grass with
surfaced paths running through it. The only areas of habitat with any
significant value to wildlife are relatively small areas of Bramble (Rubus
fruticosus) and Rosa rugosa. The transferring of the caravans to the new site
would create an opportunity to enhance the value of the site for wildlife
through the creation of new habitat.
It is proposed that the main part of the site would be managed as a
patchwork of close-mown grass, wildflower meadow areas and clumps of
gorse with some individual trees of species that are tolerant of coastal
conditions. The meadow areas would be seeded with a mix of 20%
wildflowers and 80% meadow grasses that were carefully selected to be
suitable for the site conditions. There is an opportunity for a footpath to run
through the site, which could form part of the coastal path that is being
developed. Such an area would be designed to for informal use and would
require a relatively low amount of maintenance.
There could be a 3-4m wide buffer zone of rough grassland and gorse
between the cliff top and the edge of the cliff. A timber post-and rail fence
might be necessary within the buffer zone for safety reasons, which would
need to be moved backwards as the cliff-top erodes. On the other boundaries
64
of the site, there is the potential to plant a broad belt of a tree and shrub mix
of species tolerant of coastal conditions, such as Sea Buckthorn, Holly,
Hawthorn, Holm Oak and Maritime Pine.
11 Summary and conclusion
The aim of this assessment has been to establish the full extent of the likely
landscape, seascape, visual and cumulative effects arising from the relocation
of Manor Caravan Park from its present cliff top location to a more inland site.
Four possible options that met the Pathfinder requirement of being outside
the zone under threat within the next 50 years were initially assessed. All of
them were assessed as having a Moderate/Major effect on landscape
character and a Moderate effect on landscape features if developed as a
caravan site. Within these bands, the option on the lowest land (Site E) which
was also closest to the village envelope was judged to have the least overall
impact on the wider landscape and the one furthest to the south (Site C) to
have the least impact on the Village Conservation Area. Site A had less visual
impact on the wider landscape than Site B. Of these four sites, it was Site A
(located to the south of the North Walsham Road on the western boundary of
the village of Happisburgh) that has been assessed in more depth as it was
considered to best fulfil the main criteria specified by the Pathfinder Project in
being outside the ‘at risk’ area of coastal erosion, whilst remaining close to
the village amenities of Happisburgh so that it can remain of benefit to the
local economy, and local businesses can continue to benefit from visitor trade.
The assessment recognises that this is a sensitive location being at the
‘gateway’ to the village and adjacent to the conservation area of Happisburgh
but these factors have been carefully quantified within the findings of this
report.
The existing site is an area of close-mown grass at the top of the cliffs,
adjacent to the Conservation Area. It is overlooked by St Mary’s Church
(Grade 1 Listed) to the west, with the Grade 2* listed building St Marys
(formerly Happisburgh Manor) adjacent to the South-west. There are views of
the caravans at the edge of the site on top of the cliff from the beach. The
relocation of the caravan park from this site would allow it to become a
coastal grassland habitat, consisting of a patchwork of wildflower meadow,
close-mown grass and gorse bushes. It would be designed to provide informal
use and to increase the biodiversity of the site.
The proposed re-location site (Site A) is situated on arable land that rises
gently in an east-west direction within the Coastal Plains landscape character
area on the North Norfolk coast, between Bacton and Sea Palling, north of
Stalham and east of North Walsham. As an area made up of two arable fields
with field hedges (some of which are quite sparse) and banks around them,
the biodiversity of the site at present is somewhat limited. There is some
archaeological interest, with two former ditches and footpaths on the Norfolk
65
Historic Environment Record and other features of archaeological interest
nearby.
Although located with an apparently flat landscape, minor variations in
landform combined with sunken roads between raised field boundaries topped
with intermittent hedgerows and trees are such that long distant views of the
proposed caravan site are often limited. As a caravan site, the development
itself is unlikely to be above 3m in height so intervening landform, built form
and vegetation all assist in the screening of screen the site, but it must also
be noted that caravan sites are a recognised feature of the Coastal Plains
(CP1) landscape.
The matrix of landscape effects summary table shows that none of the
landscape character areas within the 5 km study area will have more than a
moderate significance of effect, and this is only in the Coastal Plains CP1
landscape which is to be expected as this is where the proposed re-location
site will be sited. All of the other local landscape character areas will only
have a minor or negligible effect, as will the Broads area.
Within the designated landscape areas the most significant effect will be on
the Conservation Area of Happisburgh where it is judged to be major. Within
this area the listed buildings judged to have a moderate –major significance
of effect will be St Mary’s Church and Hill House, whilst several others to be
affected to a moderate significance will be the Monastery, Thrums and St
Annes.
Outside the Conservation Area but within 1.5km of the site, the buildings
judged to be affected to a moderate significance are Manor Farmhouse,
Happisburgh Lighthouse and Cottages and Church Farmhouse. The rest have
a negligible significance of effect.
The nature of the landform and the distance inland of the proposed
development, together account for the negligible significance of effect on the
seascape.
In terms of the visual effects as reflected in the survey, the main viewpoints
to be affected are from the highpoints which include the slope leading down
from Hill House (VP15) and from the top of the church (VP18). There is also a
major significance from the top of the church and lighthouse, although it must
be remembered that these views will also be improved when the existing
caravan site has been reinstated to cliff top habitat after the relocation
process has been completed. Other areas which will have a major or
moderate visual effect are to the immediate south and west of the site from
walkers using the footpaths.
Major effects are limited to the immediate vicinity of the site within a radius of
approximately 0.5-1.5m. Views from the adjacent Conservation Area of
Happisburgh to the site will be major although the buildings themselves
66
restrict public views to only two main locations which are from Hill House and
across the school playground. Views from top of listed buildings where public
access is available such as the Church tower and Lighthouse will be major,
but the tree cover in the garden area around St Mary’s house is so dense and
mature that views of the site from within the house and garden are well
screened.
Significant effects will therefore be limited to residents of the properties and
visitors to the immediate vicinity of the site. Within this arable open landscape
the introduction of a caravan site will add a new dimension, however there is
scope for mitigation through native tree and shrub planting to enhance the
re-located site so it will, in time, reflect the scene around St Mary’s house to
the north where Holm oaks, sycamores and limes have created a significantly
dense tree cover. When the planting was established the new caravan site
would, from a distance, appear as an extension of this tree cover.
It can be considered that the overall nature of the effect of the re-located
caravan site will result in a positive gain in biodiversity when the existing site
has been re-instated to native habitat and the proposed site is fully planted
with native trees and shrubs.
In order to comply with the North Norfolk District Council Core Strategy Policy
EN12: Relocation and Replacement of Development Affected by Coastal
Erosion Risk, the proposed relocation of the caravan site must meet the
following test:
Taken overall (considering both the new development and that which is being
replaced) the proposal should result in no detrimental impact upon the
landscape, townscape or biodiversity of the area, having regard to any special
designations.
Having investigated the potential landscape and visual impact of the
relocation of Manor Caravan site and reinstatement of the existing site to a
cliff-top grassland habitat, we have concluded that in can be done in a way
that meets this policy requirement.
The proposed re-location would also, in our judgement, meet the
requirements of Core Strategy Policy EN3: Undeveloped Coast in that it
involves the replacement of a business that is considered important to the
well-being of a coastal community and which is threatened by coastal erosion.
It would also comply with Core Strategy Policy EC10: Static and Touring
Caravan and Camping Sites in that it would involve the relocation of existing
provision within the Coastal Erosion Constraint Area and would result in no
significant intensification of use.
67