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Preliminary Landscape and Visual Appraisal
Land off Loughborough Road, Ruddington, Nottinghamshire
1.
Site location and description
1.1
Land off Loughborough Road, Ruddington comprises a single field enclosure on the
south-eastern edge of Ruddington (see Plate 1, below). Ruddington is located
south of the city of Nottingham and is a broadly nucleated settlement centred on
the historic core along Kirk Lane and Wilford Road.
Plate 1: Site Location
1.2
The northern boundary of the site is irregular and defined by a mixture of wellmaintained hedgerow and post and rail fencing. A number of large, mature trees
within the rear curtilage of the property to the north lie close to the boundary. To
the east the site boundary is defined by a line of trees which appear as a grownout hedgerow. There are occasional gaps in this tree line, filled with post and rail
fencing. To the south the site boundary is defined by a well maintained hedgerow
lining the access road to Balmore Country House (a care home). To the west the
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site is defined by mature trees, including a number of tall poplars, lining
Loughborough Road. The site is broadly rectilinear in plan form and contained by
its substantial hedgerow and tree boundaries in all directions. The wider area of
Ruddington lies to the west and north; beyond the site to the east and south is
open countryside.
2.
Landscape and visual analysis
2.1
The site is located at the eastern edge of Ruddington and its enclosure by boundary
vegetation results in it remaining generally visually contained in the wider
landscape. The settlement pattern of Ruddington is largely nuclear with areas of
the settlement radiating out from the historic centre and extending along a number
of B-roads. Development is more limited on the eastern side of Loughborough
Road, however the precedent of development has been set by the existing
residential development to the north of the site along Loughborough Road itself
and at Flawforth Avenue. There are also two large properties directly adjacent to
the site to the north and the south, as well as Ruddington Fields Business Park,
located to the south-west.
2.2
The public right of way (PROW) network in the wider countryside is limited to a
bridleway to the south-east and east that connects the small village of Bradmore
with Flawforth Lane to the north; and a footpath that runs south of Silverdale Farm
to the north.
2.3
The site is broadly flat and is located on part of a wider plateau that extends south
and lies at approximately +40m AOD. The local topography falls to the north to a
tributary of the Fairham Brook. The landform rises steadily to the south and southeast and here the landscape becomes less vegetated and more open. As such views
towards the eastern edge of Ruddington are limited to this area, including potential
views from the PROW (bridleway) that passes along Mill Lane to the south-east.
2.4
In terms of the pattern of the local landscape the area has a wooded appearance
closer to the settlement edge and in the vicinity of Rushcliffe Country Park, in
particular when approaching Ruddington from the south along Loughborough Road,
where there is a clear distinction between the large scale arable farmland landscape
to the south and east, and the smaller scale, wooded paddocks of the village edge.
This vegetation has an important influence on the local landscape in terms of
intervisibility, serving to filter and screen views of the settlement edge. Elsewhere
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to the south and east the pattern of the landscape is more open and characterised
by medium to large scale arable fields, defined by hedgerows.
Landscape character
2.5
The site is located within Policy Zone SN04: Cotgrave and Tollerton Village
Farmlands,
as
defined
by
the
Greater
Nottingham
Landscape
Character
Assessment.
2.6
This policy zone is largely characterised by gently undulating farmland formed by
small streams and tributaries that have cut through softer mudstones and clays,
influenced by urbanising elements such as large nucleated commuter settlements
(including Ruddington), industry and farm buildings. The field pattern is medium
to large in scale and typically defined by hedgerows in variable condition. Overall
there is a relatively low level of woodland cover across the policy zone, however at
Ruddington, Rushcliffe Country Park creates a ‘wooded’ impression. There are also
some small areas of parkland associated with Ruddington Hall to the north.
2.7
The published character assessment provides an analysis of the policy zone, which
identifies the condition of the landscape. For SN04, the condition of the landscape
is considered to be ‘moderate’. It notes that there are areas of hedgerow
fragmentation and scrub encroachment due to lack of management. It also notes
that in other areas land is well managed. In relation to ‘landscape strength’, the
strength of the area’s character is also considered to be ‘moderate’. The published
assessment states that views across the policy zone typically contain urban
elements such as industry and large villages with modern fringes. The area has a
relatively uniform character of arable fields with prominent village fringes and the
published assessment also states that urban elements are frequent and exert a
strong influence.
2.8
The overall landscape strategy for this policy zone is ‘Enhance’. The following
actions in relation to new built form, relevant to the site and its immediate context,
are suggested:
x
Enhance village fringes through planting small linear belts and copses to
break up the uniform nature of the urban edge;
x
Conserve the tree cover and pasture which softens the appearance of
smaller villages in the landscape; and
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x
Development along village fringes should aim to provide a dispersed
character rather than a sharp line and incorporate smaller fields or open
spaces, woodlands and trees along roads.
Green Belt
2.9
The Rushcliffe Green Belt Review 1 (Parts 1 and 2) sets out a strategic appraisal of
the Green Belt within Rushcliffe, together with a more detailed review around the
Nottingham built-up area (within Rushcliffe). The site is identified as parcel ‘RUD6:
Land at Loughborough Road’ and is in alignment with SHLAA site 431. RUD6 has
been assessed for its contribution against the five purposes of the Green Belt as
set out in the NPPF and is summarised as follows:
Plate 2: RUD6 Land at Loughborough Road
1 Rushcliffe Green Belt Review (Part 1), Rushcliffe Borough Council, November 2013 and Rushcliffe
Green Belt Review (Part 2), Rushcliffe Borough Council, January 2016.
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2.10
In conclusion, the review states that due to the location of the site within
Ruddington Conservation Area, the Green Belt designation preserves the special
character of the setting of Ruddington. It goes on to state that the Green Belt has
safeguarded the land from encroachment and checked unrestricted sprawl beyond
the strategic A60 boundary. Overall, the review concludes that the site is of
medium-high Green Belt importance.
3.
Landscape and Visual Constraints and Opportunities
3.1
There are a number of landscape and visual related constraints and opportunities
associated with the site and its immediate context which are considered as follows.
3.2
Landscape and visual constraints are considered to be:
x The site’s location within the Green Belt and within Ruddington Conservation
Area;
x The location of the site on the eastern side of the A60 road corridor; and
x Potential limited views to the site from the local landscape, including from
the PROW to the south-east.
3.3
Landscape and visual opportunities can be summarised as follows:
x The limited visibility of the site from the local and wider landscape context,
partly due to features and elements on and immediately adjacent to the site
but also due to the inherent characteristics of the wider landscape and
limited nature of the local PROW network;
x The existing framework of vegetation which provides visual containment
along the sites boundaries and creates the opportunity to integrate new
development with existing landscape elements, creating an advanced
landscape framework from the outset;
x Notwithstanding the site’s Green Belt and Conservation Area context, the
site is not subject to any overriding specific landscape designations;
x The location of the site within the transitional, settlement fringe area of
Ruddington, characterised by small paddocks, tree cover and views of built
form;
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x The site’s close relationship with the existing residential edge of Ruddington
along its western boundary, including properties fronting onto
Loughborough Road;
x The potential to further soften the appearance of the settlement edge in
views from the east with additional landscape planting and the formation of
a new, defensible Green Belt boundary; and
x The opportunity to conserve and enhance key landscape features (such as
hedgerows and boundary trees) and the design of new built form that is not
visually dominant but consistent with the local landscape character.
4.
Landscape and visual strategy for development
4.1
On the basis of the landscape and visual analysis, and the constraints identified, it
is considered that there are two important issues in respect of development
potential where landscape and visual matters are concerned: firstly the need to
identify the extent of an approximate ‘development envelope’; and secondly, the
need to establish a robust and enduring landscape framework to balance with that.
4.2
In terms of the development envelope, care must be given to the relationship
between the site and the wider landscape context to the east. The potential strategy
is summarised as follows:
x The concentration of the development envelope to the western area of the
site, allowing for a direct relationship between any proposed development
and the existing settlement edge along Loughborough Road;
x The set back of the development envelope from the eastern area of the site
in respect of the transition between the edge of Ruddington, the site and
the wider landscape to the east. This will allow the opportunity to enhance
the existing hedgerow boundary with robust new planting, including the
potential for linear tree belts as indicated by guidance contained in the
Greater Nottinghamshire Landscape Character Assessment along the
eastern edge. This will help to create a new defensible Green Belt boundary
in this location and to reduce any visual impacts from the wider landscape
to the east;
x The set back of the development envelope from the southern and northern
boundaries of the site to allow the opportunity to provide enhancement
planting, strengthening the tree cover in this location;
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x The articulation of the development envelope to help create development
along the village fringe that provides a ‘dispersed’ character rather than a
‘sharp line’, as per the guidance provided by the Greater Nottinghamshire
Landscape Character Assessment.
4.3
There will inevitably be some limited losses of vegetation across the site as a result
of any proposed development; this is most likely to occur as a result of potential
site access from Loughborough Road. Such losses should be minimised and where
they are predicted to occur, they should be balanced by proposals for the retention
and implementation of vegetation, including new landscape planting which would
be implemented as part of the strategy for green infrastructure and open space.
4.4
Taking this approach to the existing vegetation structure around the site would
ensure that the scale and form of the proposed development responds to landscape
elements and features present; this would help to integrate development into the
site and with the context of local landscape character. The retention of existing
vegetation would provide an immediate impact in terms of green infrastructure and
this would will help to reduce visual impacts and also integrate the proposed
development into the local landscape.
4.5
The location and extent of green infrastructure and open space within the site
should influence the formation and extent of the development envelope. The
retained areas of vegetation (as described above) would ensure that the built form
of a proposal would be contained in a robust and diverse framework of green
infrastructure and open spaces. A strategy for retaining existing vegetation
combined with proposals for extensive landscaping would result in a landscape
context for future proposals which show a variety of stages of establishment and
maturity. This would enhance the quality of a proposal and also help to integrate
the site with the local landscape character.
4.6
There are few existing internal landscape elements or features which can be used
as a reference to break down the overall massing of the development envelope.
Therefore within the development envelope there should be consideration of
providing green infrastructure corridors so as to break down the scale and massing
of any new development; this would also provide connections through the site and
also, in combination with green infrastructure planting, can contribute to screening
in the long term. A green infrastructure network within the development envelope
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would deliver a compartmentalised but connected development envelope which
provides sufficient space for a comprehensive green infrastructure network.
4.7
In landscape and visual terms coalescence can occur in the physical landscape
(where settlements physically merge) or through visual coalescence (where
settlements remain physically separate but come together in specific views from
the surrounding area and appear to be merged).
4.8
Given the extent of physical separation in the landscape between the eastern edge
of Ruddington and the small settlement of Bradmore to the south-east, there are
not likely to be issues of coalescence between the settlements. However the
strategy for existing vegetation in combination with new green infrastructure and
open space should aim to maintain and enhance a strong green framework to the
east of the site in order to ensure a robust settlement edge which is well defined
by an attractive edge of structural vegetation and landscaping, and responds
positively and sensitively to the context of the Conservation Area.
4.9
The layout of proposals for the site should incorporate substantial areas of private
garden space as well as the proposed publically accessible areas of green
infrastructure as these would have the capacity to hold a substantial number of
street and garden trees which will, over time, contribute to a network of green
infrastructure and help to integrate the character of the site with the surrounding
landscape.
4.10
All landscape mitigation which forms part of a proposal should be subject to a high
quality detailed landscape scheme so as to ensure that the functions of the
landscape components will be delivered; this would also reflect positively on the
design quality of a proposal as a whole.
4.11
These measures will help to assimilate any proposed development with the local
landscape character and reduce the likelihood of impacts on visual amenity,
particularly in respect of the landscape within which the site sits.
5.
Potential impacts on the Green Belt
5.1
Having identified the potential impact of a residentially led development on the site,
and established appropriate mitigation in response to this, it is possible to
understand the potential impact of this on the Green Belt. In assessing the potential
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impact on the Green Belt in landscape and visual terms, this analysis makes
reference to the five purposes of the Green Belt as defined by the NPPF.
5.2
The potential impacts of development on this site, with respect to Green Belt policy
will be limited to those at a site level. In the wider landscape context development
on the site will not conflict with the purpose and function of the Green Belt. This is
due to the settlement edge location of the site; the enclosure of the site by existing
green infrastructure; and the very limited likely landscape and visual impact.
5.3
In accordance with the NPPF, Green Belt boundaries should be defined clearly,
using physical features that are readily recognised and likely to be permanent. It
is considered that the eastern boundary of the site could form a clearly defined
Green Belt boundary by the nature of this being defined by mature vegetation and
the opportunity to enhance this. The landscape and green infrastructure strategy
for the site should also propose new planting throughout the site area and
particularly along the eastern boundary where there is an interface with the wider
landscape. These mitigation measures will help to establish and enhance a robust
landscaped edge to the proposed development and provide a definitive boundary
to the future Green Belt.
5.4
Table 1 sets out a summary of the likely impacts on Green Belt purpose, in
landscape and visual terms, using the criteria set out by the Green Belt Review.
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To check the unrestricted
sprawl of large built-up
areas.
Green Belt Purpose
-
-
-
The proximity and visual connectivity of
the area/site to the settlement’s clearly
defined urban edge.
The extent to which the area/site is
contained and whether its development
would round off the urban edge.
The existence of clearly defined
boundaries.
Assessment Criteria
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Development of the site will not lead to unrestricted sprawl of the
built up area of Ruddington as it will be contained within its
existing vegetation framework and remain enclosed along its
clearly defined eastern, northern and southern boundaries by green
infrastructure and its western boundary by the existing settlement
edge and the road corridor of the A60. These boundaries could also
be enhanced and strengthened as part of a proposed development.
A combination of new and existing vegetation and a set-back could
also be introduced along the sites eastern edge such that
development would not constitute a visual intrusion into the wider
landscape.
The site is located on the eastern edge of the settlement of
Ruddington. The site makes a contribution to the definition of the
boundary of Ruddington through its mature green infrastructure
boundaries and its small scale nature (in comparison to the larger
scale landscape pattern of the wider countryside to the east and
south) which serve to contain it both physically and visually. The
site lies directly opposite the existing residential properties that
form the edge of Ruddington along Loughborough Road. There is a
visual relationship between these properties, Loughborough Road
and the site gained through gaps in the existing boundary
vegetation to the west of the site.
Summary
Table 1: Summary of Likely Impacts on Green Belt Purpose – Green Belt Review Assessment Criteria
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To assist in safeguarding the
countryside from
encroachment.
To prevent neighbouring
towns merging into one
another.
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-
-
-
-
The existence and scale of inappropriate
development within the area/site.
The degree to which the character of the
area/site is ‘urban fringe’ rather than
‘open countryside’.
The degree to which development would
physically reduce the distance between
the urban edge and neighbouring
settlements.
The degree to which the development
would result in the perception that
distances between settlements have
reduced.
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The site is influenced by urban edge elements, such as the busy
A60 road corridor and its infrastructure, such as lighting columns;
and adjacent land uses, such as the care home to the south, which
overlooks the site at its south-eastern corner and displays signage
directly adjacent to the site. In this respect the small scale field
enclosure of the site reads more closely with the settlement fringe
of the village than it does with the larger, more open farmland of
the wider countryside to the east. The presence of existing
properties to the north and south is likely to preclude development
further in these directions, therefore limiting the chance of
encroachment beyond the site.
Development of the site will result in a small loss of open land in
the context of the edge of Ruddington. However, the majority of
the existing vegetation will be retained, and together with a robust
green infrastructure strategy, development can be located within a
comprehensive landscape setting which would be consistent with
the existing settlement edge and prevent encroachment into the
wider countryside. Furthermore development of the site will not
extend the existing settlement edge further east than the
alignment of the settlement pattern created by Flawforth Avenue.
Development on the site is therefore not likely to reduce the
distance or the perception of distance between the urban edge and
neighbouring settlements. Overall, development of the site will not
lead to coalescence (‘merging’) of neighbouring settlements.
Development of the site will represent a relatively small scale
extension on the eastern edge of Ruddington which will not extend
further east or south than the existing settlement pattern, or the
existing settlement limit set by properties on Flawforth Avenue to
the north. The closest settlement to Ruddington in this location is
the small village of Bradmore to the south-east and the wider area
of Nottingham to the north.
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To assist in urban
regeneration, by
encouraging the recycling of
derelict and other urban
land.
To preserve the setting and
special character of historic
towns.
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Consider if development would impact
upon the likelihood of sites within the
existing urban area in coming forward,
and whether development in the broad
location would facilitate the possibility of
reusing previously developed land.
As all Green Belt broadly delivers this
objective and urban regeneration can only
be achieved in combination with other
development plan policies an average
score of 3 is used unless local
circumstances indicate there are specific
regeneration issues.
-
-
The degree of harm that may be caused
to the setting or special character of the
existing built up area of settlement, taking
into account the visual aspects of
designated and non-designated heritage
assets (conservation areas, listed
buildings, historic parks and gardens,
scheduled monuments or important
heritage features)
-
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It is considered that all areas of Green Belt by their nature and
designation should contribute to the recycling of derelict and urban
land
The site lies within Ruddington Conservation Area. It is
considered that the appropriate, sensitive siting and design of
development on the site is unlikely to risk the setting and
character of Ruddington and the Conservation Area in landscape
and visual terms.