Representations to Durham County Council Local Plan Preferred Options Report
Land at Eldon Whins, Newton Aycliffe
Yuill Homes
22 October 2012
NE21839
This document is formatted for double sided printing.
© Nathaniel Lichfield & Partners Ltd 2012. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Land at Eldon Whins, Newton Aycliffe : Representations to Durham County Council Local Plan Pre
Contents
1.0 Introduction 1
2.0 Spatial Vision 3 Question 1 3
3.0 Strategic Objectives 4 Question 2 4
4.0 Spatial Approach 6 Question 4 6
5.0 Quantity of New Development 7 Question 5 7
6.0 Distribution of New Development 10 Question 6 10
7.0 Other Strategic Sites 13 Question 13 13
8.0 Housing Land Allocations 16 Question 31 16 Access 16 Infrastructure Requirements 16 Mitigation of Landscape Impacts 17 Mineral Issues / Contamination and Stability 18 Topography 18 Flood Risk 18
9.0 Affordable Housing 19 Question 32 19
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Figures1
Figure 1.1 Land at Eldon Whins 1
Figure 5.1 HEaDROOM Methodology 8
Figure 6.1 Correct HA98 Allocation Boundary 11
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Appendices1
Appendix 1 NLP Housing Requirement Assessment
Appendix 2 Illustrative Masterplan
Appendix 3 Detailed Section Plan
Appendix 4 Plan Showing Correct Extent of Proposed Housing Allocation
Appendix 5 Southern Green Landscape Appraisal
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1.0 Introduction
1.1 This report is prepared by Nathaniel Lichfield & Partners (‘NLP’) on behalf of our client Yuill Homes. It provides representations to the Durham County Local Plan Preferred Options (LPPO) document of September 2012.
1.2 The site comprises two distinct parts, as shown in Figure 1.1 and explained below.
Part A – relates to 19.5 ha of land, the majority of which is identified at Policy 30 of the LPPO as a housing allocation (HA98). The remainder of the site comprised the land up to the field boundary (as shown in Figure 1.1).
Part B – relates to 25.5ha of land to the north of the Eldon Whins plantation.
Figure 1.1 Land at Eldon Whins
1.3 Together the site comprises 45ha of land referred to as ‘land at Cobblers Hall’, which was identified in the Core Strategy Policy Directions Paper (2011) as a potential Strategic Housing Site. This land is not identified within the LPPO as a strategic housing site. This document therefore forms a representation to the Council to identify the land as a strategic housing site.
1.4 Accordingly, these representations provide a response to the following questions of the LPPO: 1, 24,5, 6, 13, 31 and 32
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1.5 For ease of reference, the representations are structured around the topics and questions set out in the LPPO.
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2.0 Spatial Vision
Question 1
2.1 Question 1 asks whether we agree with the proposed Spatial Vision for County Durham.
2.2 Generally, we support the Spatial Vision, in particular its identification that: “The County’s towns and villages will have grown and regenerated and will be thriving and attractive places to live…” And “New development in Newton Aycliffe and Spennymoor will have improved the range and choice of housing in support of growth in the local economy…”
2.3 Clearly for Newton Aycliffe this will require the allocation and release of land around it’s edge. Our client’s land at Eldon Whins represents such a site as, evident from the proposed allocation of Part A under Policy 30. The allocation of the remainder of the site to the west and north should also be considered for the reasons set in this report. The development of the entire site would deliver a wide range of larger family housing in Newton Aycliffe.
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3.0 Strategic Objectives
Question 2
3.1 Question 2 asks do you agree with these strategic objectives for County Durham? If no, can you suggest how they can be improved?
3.1 In total 19 Objectives are proposed. In terms of our client’s land at Eldon Whins, the following objectives are relevant:
Objective 3 – we support improvements to the vitality and economic performance of the main towns by directing the majority of development to these centres;
Objective 5 – we fully support the recognition that the housing provided by the Local Plan must meet the full needs in terms of amount and type, including the provision of family homes and executive homes; and
Objective 6 – we support the recognition that new housing development will assist the regeneration of the County.
Objective 15 – we support the location of development close to facilities and services that reduce the need to travel;
3.2 In terms of Objective 3 our client’s land presents a viable opportunity to widen the range and choice of housing in Newton Aycliffe which will in turn support the local facilities at Cobblers Hall and the Town Centre, helping to improve and regeneration the settlement. The development of housing at the site will assist if meeting the demand for housing in Newton Aycliffe, particularly given the need for larger family and executive style housing in the County. Furthermore the development of the Hitachi factory at Newton Aycliffe will generate a local need for housing for the range of workers which will be employed at the site.
3.3 As already mentioned the development of this land will help to deliver an improvement in housing offer, both in terms of the quality of new housing, but also in terms of variety. This will help to ensure that the required need in terms of the amount and type of homes is delivered as required under Objective 5. There would be scope to provide a mix of housing across the site, including executive, large family housing and affordable housing.
3.4 In relation to Objective 6, the development of our client’s land would assist in the regeneration of the County, offering significant economic and social benefits. The development would assist in retaining high-earners within the County whilst also attracting new residents to South Durham. The development of the land would result in significant economic benefits, namely, increased expenditure in local services and facilities at Cobblers Hall and the Town Centre, enhancing their viability.
3.5 Finally the land at Eldon Whins is located approximately 100m from the Cobblers Hall Village Centre, which offers a range of services, including a
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medical centre. The site is also well served by public transport and the development of the site would include links to the existing path to the west and south of the site, connecting to the surrounding woodland and countryside. Crossings will also be provided across Middridge Road to connect with the existing Cobbler’s Hall village development.
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4.0 Spatial Approach
Question 4
4.1 Question 4 asks do you have any comments on the Council’s spatial approach at Policy 2 for delivering the Local Plan objectives.
4.2 We fully support the identification of the 12 main towns, which includes Newton Aycliffe, as areas for the focus of development. We would however disagree with the scale of development proposed for Newton Aycliffe, and this is discussed further in Section 5 of this report. We consider that the proposed scale of housing development in not sufficient to ensure the long term sustainability of the Newton Aylciffe, particularly given the proposed expansion to Aylciffe Business Park and the location of the Hitachi factory.
4.3 NLP have undertaken their own assessment of the potential housing requirement for County Durham using their HEaDROOM model. This assessment has concluded that housing requirement of 30,000 as set out in the LPPO is not sufficient to support the council’s aspirations to deliver 30,000 jobs. The HEaDROOM assessment concludes that the Council economic and housing strategy is misaligned.
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5.0 Quantity of New Development
Question 5
5.1 Question 5 asks whether we agree with Policy 3 on the quantity of new development across County Durham.
5.2 Paragraph 47 of the NPPF states that local planning authorities should: “ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing…including identifying key sites which are critical to the delivery of the housing strategy over the plan period.”
5.3 The planning system should: “Proactively drive and support sustainable economic development to deliver the homes…that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.”
5.4 We note the proposed levels of development as set out within Policy 3, and in particular, the figure of 30,000 new homes across County Durham and 2,000 new homes in Newton Aycliffe. Whilst we agree with the Council that these figures will help stimulate growth in the economy and generate new jobs we do not agree that the proposed housing allocation would meet the Council’s aspirations to deliver 30,000 jobs as set out in the LPPO.
5.5 NLP has developed its own HEaDROOM methodology which generates local housing requirements. As set out in Figure 5.1 below, HEaDROOM uses a range of demographic, housing and economic inputs to help produce a range of initial housing requirement scenarios. Policy twists are then applied to account for the local vision for change including the Local Authority’s vision for the future of the area as set out in the LPPO. This is used to generate a local housing requirement which has been successfully used at appeal and local plan examinations.
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Figure 5.1 HEaDROOM Methodology
Source: Nathaniel Lichfield & Partners
5.6 NLP has undertaken an assessment of the housing requirement for County Durham, using its HEaDROOM framework. The HEaDROOM model, in this case looked at 6 scenarios, as follows:
Demographic led scenarios Scenario 1 – 2008 bases household projection; Scenario 2 – 2010 based population projection; Scenario 3 – 2011 based population projection
Economic led scenarios Scenario 4 – Zero employment growth over the Local Plan period; Scenario 5 – Employment Growth of 19,000 jobs over the Local Plan period; Scenario 6 – Employment growth of 30,000 jobs over the Local Plan period.
5.7 Details on each of the Scenarios can be found in the Housing Requirement Assessment at Appendix 1. The outputs from the assessment can also be found at Appendix 1, but are summarised as follows:
The requirement associate with each of the scenarios exceed the requirement as set out in the LPPO;
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Based on the housing requirement of the LPPO the Council would not be able to sustain the existing number of jobs1;
5.8 For the purposes of our assessment it is prudent to consider the economic scenarios in more detail, particularly given the emphasis on economic growth set out in both the NPPF and the LPPO. In this sense it is important that the housing and economic strategies are coherent and deliverable. The outputs from each of the economic scenarios are summarised as follows:
Scenario 4 – the LPPO housing requirement is insufficient to sustain existing jobs in the County. A housing requirement of 30,000 units would result in a net reduction in the labour force of 16,000 people.
Scenario 5 – Based on the Council’s job growth target of 19,000 taken from their Employment Land Review the housing requirement would be 3,203 units per annum (equivalent to 62,762 dwellings between 2010 to 2030, nearly double the figure set out in the LPPO);
Scenario 6 – Models the housing requirement needed to deliver the 30,000 jobs let out in the LPPO. In order to achieve this number of jobs the housing requirement would need to be 75,470, more than double the figure set out in the LPPO.
5.9 It is clear that the Council’s economic and housing strategies do not align, such that the strategies are, in our view, unsound.
1 Based on predicted levels of economic activity, a predicted reduction in unemployment from 2014 onwards and current commuting rates across the County.
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6.0 Distribution of New Development
Question 6
6.1 Question 6 asks whether we agree with Policy 4 on the distribution of new development across the County.
6.2 Policy 4 of the LPPO sets a housing requirement of 2000 units for Newton Aycliffe for the plan period. The requirement results in the need to release land beyond the settlement boundary, which we support. NLP has however undertaken a HEaDRoom Assessment (Appendix 1) which concludes that the housing requirement set out in the LPPO is insufficient to sustain the existing number of jobs and as such a higher housing requirement across the County is needed if the Council is to meet its economic aspirations.
6.3 Newton Aycliffe is located within the former Sedgefield District which now forms part of the South Durham sub area, for which a total requirement of 9,680 units is identified in the LPPO. On behalf of our client we have undertaken an assessment of the housing requirement for the former Sedgefield District. Based on the settlements within the South Durham area, which were formerly within Sedgefield and an estimate of the percentage of the ‘Remainder of Durham’ which falls within the former Sedgefield District the requirement would be 5,7832.
6.4 The HEaDROOM assessment for the former Sedgefield District is presented in the Housing Requirement Assessment at Appendix 1. The same scenarios have been used to objectively assess the housing requirement for the former District and based on the housing requirement in the LPPO (5,783) Scenario 3 represents the nearest match. Scenario 3, which is based on zero job growth, would result in a housing requirement of 5,560 and although the requirement in the LPPO is marginally greater it would still result in no job growth over the plan period.
6.5 In order to achieve the economic aspirations set out in the Council’s Employment Land Review the housing requirement would need to be increased to a minimum of 475 units per annum (9,500), However, if the Council is to meet the aspiration for 30,000 jobs as set out in the LPPO this figure would need to be increased to 588 units per annum (11,760).
6.6 Within the LPPO a housing requirement of 2000 units is identified for Newton Aycliffe. Against the requirement of 5,783 for the former Sedgefield District, this equates to 34.8% of the requirement. This percentage has been applied to
2 Based on 60% of the ‘Remainder of South Durham’ Requirement being within the former Sedgefield District
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the requirement identified using Scenarios 4 and 5 and the results are as follows:
Scenario 4 (ELR job growth of 19,000) – 3,306
Scenario 5 (LPPO job growth of 30,000) – 4,092
6.7 These scenarios would deliver economic growth. It is clear from the above that the current housing requirement for Newton Aycliffe, as identified in the LPPO is insufficient to support economic growth and that a higher requirement is needed. This is particularly pertinent in the case of Newton Aycliffe where employment will be generated by the proposed Hitachi plan and extension to Aycliffe Business Park.
6.8 We fully support the identification of part of the site (Part A) as a preferred housing allocation (HA98). We do however make detailed comments on this allocation at Section 8, to clarify the area of the allocation and set out the proposals for this part of the site.
6.9 Part of the site is shown as a housing allocation under Policy 30 of the LPPO (HA98) and is identified for 342 units. The yield proposed for this area, Part A is incorrect as a result of an inaccuracy within the delineation of the site boundary. As presented in previous representations to the Local Plan, the site extends westwards to the field boundary, as shown in Figure 5.1. This provides a site area of 19.5ha, with a potential yield of 500 units. A draft masterplan for this part of the site has been prepared by our client and is presented at Appendix 2, with a detailed insert of the proposed development also presented at Appendix 3. This masterplan has been prepared to show how the development of the site could be configured.
Figure 6.1 Correct HA98 Allocation Boundary
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6.10 Furthermore the plan presented at Appendix L of the LPPO shows a hatching over the western half of the site which suggests a Community Woodland should be provided. Based on discussions with the Council, it is unclear what is meant by this hatching. As such it would appear to be an error on the plan as Community Woodland is not identified elsewhere in the report.
6.11 Part B equates to 25.5ha of land with a potential yield of 750. This would make a significant contribution towards the housing requirements for Newton Aycliffe and in our view, drawing upon specialist highways and landscape advice, represents a more sustainable extension to the settlement, than the Copelaw site.
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7.0 Other Strategic Sites
Question 13
7.1 Question 7 asks whether we agree with Policy, which identifies the Council’s preferred strategic housing and employment sites for the County (excluding Durham City).
7.2 We do not support the proposed allocation of land at Low Copelaw (HA99) as a Strategic Housing Site for Newton Aycliffe. It is our opinion that our client’s land at Eldon Whins represents a more sustainable location for development. This is considered in detail in the remainder of this section.
7.3 The subject site falls within the former Sedgefield Borough and as such the saved policies of the Sedgefield Local Plan (1996) is the relevant local plan for the area. Within the local plan part of the site is allocated under Policy H2 for housing development. The allocated site, as shown is referred to as Eldon Whins, with a capacity of 160 dwellings, based on a site area of 8 hectares.
7.4 According to the supporting text Local Plan allocated sites were identified for housing for the following reasons;
relationship to areas of existing development,
satisfactory access arrangements,
availability of utility services,
proximity to community facilities such as shops and schools,
proximity to public transport routes; and
impact on the local landscape, agricultural land and neighbouring areas.
7.5 It is clear from the supporting text for Policy H2 that the already allocated site satisfies these criteria, as such the Council must consider that the principle of development of this part of the wider Eldon Whins site is acceptable.
7.6 Further guidance of the Council’s intentions for the development of Eldon Whins is set out under Policy H7 of the local plan. Policy H7 states that: “Housing development at Eldon Whins, Newton Aycliffe, will not commence until either the development at Cobblers Hall is substantially complete or until 2003, whichever is sooner.”
7.7 The supporting text confirms that it was the Council’s intention to deliver this site within the plan period, to ensure the planned development of the town. In order to ensure the development of this site, development was permitted to commence 10 years after the Plan’s base date of 1993, even if the Council’s development at Cobblers Hall was not completed.
7.8 The supporting text also goes on to say that:
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“The Eldon Whins site is adjacent to existing housing and to the Cobblers Hall area. The proposed development is well integrated into the urban form of the town and would be contained by woodland belts. The gap between the town and Middridge Village will be maintained. Improvements to Middridge Lane (C35) are proposed under Policy T8.” (NLP Emphasis)
7.9 This clearly shows that the Council recognised the need for and importance of the Eldon Whins site in delivering housing for Newton Aycliffe. It is also clear that the Council considered that the site would be a natural extension to the town, contained by existing woodland, and that the gap between the town and Middridge Village would not be compromised.
7.10 Within the Core Strategy Policy Directions Paper (CSPD) (2011) the Council identified our client’s land as a potential Strategic Housing Site. The CSPD identified a an area of 47ha, referred to as Cobblers Hall, which was described as follows: “The Cobbler’s Hall site is close to the existing local centre at Cobbler's Hall which has shops, a GP surgery, schools and a community centre. The town centre itself is only 1.5km away. There are no known highways problems. There is an existing, albeit infrequent, bus route close to the site. The site is not prominent in the landscape and could be easily screened. However, there are tree belts and hedges on site which would need to be protected and it is close to two local nature reserves. Great crested newts have been recorded on the site. There may be the remains of a prehistoric settlement on the site; it is within a landscape conservation area; and it would encroach upon the countryside separating Newton Aycliffe from Middridge.” (Para 6.34 CSPD Paper) (NLP Emphasis)
7.11 This is in contrast to how the CSPD Paper described the Low Copelaw site, then referred to as the Young Persons Centre. “The eastern site at Newton Aycliffe Young People’s Centre is already partly developed and is close to the existing urban area. There are schools, local shops and a superstore in the vicinity and other facilities in the town centre, 1km from the site boundary. There are no protected species on site. However, the site is separated from the town by a fast and busy road (the A167). This means that access to facilities by means other than the car would be dangerous, as would vehicular access onto the A167. The site is not well- related to the existing urban area and extends into the open countryside, which is within a landscape conservation area. There are surviving medieval earthworks and early post-medieval hedges on site, and there may be the signs of prehistoric activity associated with settlements on adjacent land. “(Para 6.35 CSPD Paper) (NLP Emphasis)
7.12 However, in the LPPO the Council has identified the Young Persons Centre as a Strategic Site (Low Copelaw – HA99) to provide 950 dwellings. The Core Strategy Policy Directions Paper previously indicated a need to find land for 500 dwellings beyond the settlement boundary, in the context of a requirement for Newton Aycliffe of 1500. The Preferred Options Local Plan identifies an increased requirement of 2,000 dwellings, and clearly the proposed Strategic
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Site is intended to accommodate the bulk of this increase. However it is noted that within the supporting text (Para 4.169) that: "Traffic management measures to promote sustainable modes of transport, such as walking and cycling will create sustainable access to the town centre and Aycliffe Business Park located less than 1.5 miles to the south. A strong landscape framework and green infrastructure network will be provided to capitalise on the sites natural features and to ensure integration with the surrounding landscape. Landscaping is to be provided around the periphery of the site, particularly along its eastern and southern edge. To increase the sustainability of the site, a Local Centre will be required to consist of a primary school, some retail provision and possibly community facilities.”
7.13 It seems from the above that the following is needed to make the site appropriate: 1 Traffic management measures; 2 Strong landscape framework 3 Local centre, including primary school and retail provision.
7.14 Based on the above the site at Eldon Whins is already appropriate, being located close to the existing centre at Cobbler’s Hall which provides a range of services, as acknowledged in the CSPD. Furthermore this site is not prominent in the landscape, as already acknowledged in the CSPD and therefore would not require the extensive landscaping required for the Copelaw site. The CSPD also concluded that there are no highway problems associated with the site, unlike the Copelaw site.
7.15 It is therefore difficult to understand the major shift in thinking between the CSPD Paper (2011) and the LPPO (2012). Notwithstanding the LPPO comments relating to the landscape and land use mix it is hard to understand how these, and indeed other measures, could overcome the clear view expressed in the CSPD paper that the site is not well-related to the settlement.
7.16 For the reasons set out in above and in the following sections we consider that our client’s site is a more sustainable and appropriate option for a Strategic Housing Site.
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8.0 Housing Land Allocations
Question 31
8.1 Question 31 asks for comments on the proposed housing allocations identified for the Main Towns, Smaller Towns and Larger Villages.
8.2 Whilst we support the identification of part of the subject site at HA98 ‘Eldon Whins’ as a preferred housing allocation we would raise the following comments.
8.3 The site as shown in the appendices does not reflect the full extent of the site, which extend further west, as is shown at Appendix 4 of this report. This equates to a site area of 19.5ha and not the 11.5ha shown in the LPPO which would result in an estimated yield of 500 units, as demonstrated in the Illustrative Masterplan at Appendix 2.
8.4 The plan presented at Appendix L of the LPPO shows a hatching over the western half of the site which suggests a Community Woodland should be provided. This differs for the main Proposals Map where the hatching is not shown. A review of the all other housing allocated sites has confirmed that there are no other sites which have an area of Community Woodland identified and indeed there is nothing on the Key to the Proposals Map which refers to Community Woodland. Furthermore based on discussions between our clients Landscape Consultants and the Council’s Landscape Officer it is unclear what is meant by the hatching and that it is likely to be a presentational error.
8.5 Appendix L to the LPPO provides Preferred Housing Allocation Site Summaries. In terms of HA98 we comment only where necessary below.
Access
8.6 White Young Green has been appointed by our Client to undertake an analysis of the potential access to the site. The have identified two access points along Middridge Lane which will be sufficient to meet the operational needs of the site and will provide a safe access arrangement to the site. They have also identified several traffic calming measures, including an extension of the existing speed restriction along Middridge Lane.
8.7 Furthermore the site bus stops are located along Middridge Road, to the south and east of the subject site, within 200m of the proposed entrance to the site. From here services operate to Newton Aycliffe, Middridge, Shildon, Bishop Auckland, Ferryhill and beyond to Durham and Darlington.
Infrastructure Requirements
8.8 Appendix L indicates that investment in to sewage treatment works will be required. It is envisaged that this would be addressed through Section 106 or
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CIL contributions at the time of development. This is not considered to be a constraint to the site’s development.
Mitigation of Landscape Impacts
8.9 Within the site details which accompany the allocation plan at Appendix L of LPPO the Council has identified a need for structural landscaping. A full landscape appraisal has been prepared by Southern Green (Appendix 5) which has informed the Masterplan presented at Appendix 2
8.10 The northern part of the allocation is enclosed by the Cobblers Hall Plantation giving it a secluded feel and restricting views to this part of the site. The topography of the development site is fairly flat only rising gently towards the north and west. Beyond the site boundary the land rises more steeply restricting views to the sites.
8.11 An important element of the masterplan was ensuring that the existing woodland blocks are integrated in to the overall development. The proposed Masterplan therefore seeks to retain these features, creating development zone in between with linkages also proposed to existing woodland, such as the Cobblers Hall Plantation. The masterplan also proposed to strengthen the planting along the western and north western boundaries of the site. A viewpoint analysis undertaken as part of the Landscape Appraisal confirms that this need not be an excessive tree belt.
8.12 In addition to retaining and building on existing features with the site the proposal would also include the following:
Native structure/ edge planting to provide a buffer strip to the development frontage to Middridge Road/Middridge Lane, which would be beneficial to the biodiversity of the surrounding landscape and would help provide a link to the existing woodland blocks.
Develop the wetland character from Byerley local Nature Reserve into the development site by maximising the potential of the existing drainage channels to the west of the site for SUDS.
Tree planting throughout the development would help break up the built environment.
Possible links into the ‘Great Aycliffe Way’ a circular route around Newton Aycliffe which passes in close proximity to the south and east of the site. However, this would be subject to land availability and ownership.
The creation of links into the wider path network to via the PROW which runs along the western boundary of the site, also subject to land availability and ownership.
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Mineral Issues / Contamination and Stability
8.13 Investigations would be undertaken at the planning application stage and any issues that could potentially arise could be suitably mitigated against. They would not prevent the site from being allocated for housing and the Plan being sound.
Topography
8.14 A detailed topography survey of the site has been undertaken and this has informed the proposed Masterplan. It is therefore our view that there are no insurmountable topographical features which cannot be overcome through the design process.
Flood Risk
8.15 As demonstrated in the proposed Masterplan, SUDS provision has been considered as part of the development. This will also enhance the biodiversity offer on the site. A detailed Flood Risk Assessment would be carried out to accompany a future planning application for the site, however the Environment Agency’s flood map, identifies the site as falling within Flood Zone 1 and is therefore suitable for housing.
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9.0 Affordable Housing
Question 32
9.1 We recognise Policy 31 on addressing housing need and the identified target of 15% of new housing as affordable housing in South Durham. We find it appropriate that the affordable housing requirement percentage has been applied at different levels across the County, as clearly affordable housing needs will vary across County Durham.
9.2 We also fully support the Council’s proposal to review the requirement every 2/3 years and to consider affordable housing requirements against: “c) the extent of housing need in the local housing market, as supported by up to date evidence; and d) the cost of developing the site and the impact of this on the viability of any proposed scheme. In circumstances where the viability of a scheme is in question, the developer will be required to demonstrate, to our satisfaction that this is the case.”
9.3 We also highlight the NPPF requirement that: “To ensure viability, the costs of any requirements likely to be applied to development, such as requirements for affordable housing, standards, infrastructure contributions or other requirements should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable.”
and that LPAs should, when preparing policies for the provision of local standards such as affordable housing: “…assess the likely cumulative impacts on development in their areas of all existing and proposed local standards, supplementary planning documents and policies that support the development plan, when added to nationally required standards. In order to be appropriate, the cumulative impact of these standards should not put the implementation of the plan at serious risk, and should facilitate development throughout the economic cycle.”
9.4 We would point out that part of the Eldon Whins site proposed for allocation is controlled by the Homes and Communities Agency, who are committed to the delivery of affordable housing. The site also falls within Yuill’s own Affordable Housing Programme and as such it early deliver would assist in the delivery of grant aided units elsewhere in the County.
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Appendix 1 NLP Housing Requirement Assessment
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Housing Requirement Assessment for County Durham
November 2012
PB/TB
This document is formatted for double sided printing.
© Nathaniel Lichfield & Partners Ltd 2012. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Durham Unitary Authority : Housing Requirement Assessment
Contents
1.0 Introduction 2 HEaDROOM 2 The Components of Housing Need 3
2.0 Scenario Assumptions and Approach 5 Demographic led scenarios 5 Economic led scenarios 6 Statistics 6
3.0 Results of HEaDROOM Analysis 7 HEaDROOM Outputs 7 Review of Scenarios 8 A Housing Requirement for the Former Districts 11
4.0 Conclusion 19
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1.0 Introduction
1.1 This report has been prepared by Nathaniel Lichfield & Partners (“NLP”) in order to identify the objectively assessed housing requirement for Durham County Council’s (“the Council”) administrative areas.
1.2 The purpose of this report is to inform the emerging draft County Durham Plan (CDP) which is currently under preparation. The draft CDP is obliged to meet the County’s objectively assessed development needs in accordance with the requirements of the National Planning Policy Framework.
HEaDROOM
1.3 This analysis draws upon NLP’s HEaDROOM framework which has been developed in order to define the quantum of housing that should be planned for through Local Plans. It makes use of the industry-leading PopGroup suite of software which was developed by the Local Government Association and, in so doing, provides a robust and transparent means by which the housing implications associated with a range of inputs can be tested. These inputs include: 1 Fertility and mortality rates; 2 Domestic and international migration trends; 3 Household headship rates; 4 Housing vacancy rates (including second home and holiday home ownership levels); 5 Employment change; and, 6 Unemployment levels and commuting patterns.
1.4 By flexing each of these inputs in turn, it is possible to develop a range of alternative scenarios which will have a range of implications in terms of the future housing requirements. The strengths and weaknesses of data and conclusions for each assessment basis can then be considered and balanced in order to achieve an understanding of the objectively assessed requirement.
1.5 HEaDROOM provides a mechanism by which key challenges can be understood and competing objectives assessed. It offers an understanding of the role of housing in ensuring that the future population of a locality can be accommodated in a manner that respects environmental limitations and strategic aspirations, but which also recognises the extent to which housing plays a crucial role in securing the economic well-being of the local area. In so doing, it has the capacity to provide the detailed evidence required to inform sound planning decisions, based upon an appreciation of the (potentially competing) policy requirements and the local nature of the relevant area.
1.6 By modelling a number of alternative trend and economic change-based scenarios, this report sets out the housing, economic, demographic and labour
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force impacts of different levels of housing growth in order to help the decision- making process that must inform the preparation of the Local Plan. The use of different scenarios provides the basis for strength of assessment and clarity regarding the objective assessment of housing need.
The Components of Housing Need
1.7 The NPPF requires consideration to be given to housing needs and supply in ensuring that “Local Plan(s) meet the full, objectively assessed needs for market and affordable housing”. In so doing, it is important to distinguish these two elements as follows: 1 Housing needs: how many houses do we need in the local area? 2 Housing supply: how / where can these houses be delivered?
1.8 The implication of this is that housing supply matters should be taken into consideration following the identification of local needs. They should not be used to inform the assessment of needs and any Local Plan that seeks to do so is unlikely to be found sound.
Supply Needs Land Demographic
Environment Economic Infrastructure Housing Policy
1.9 Housing requirements in any area are affected by the following inter-related considerations: 1 Demographic: the change in the number and profile of the people that will live in the local area; 2 Housing: the number of dwellings that are required to accommodate the changing population size and structure; and, 3 Economic: the number of workers and jobs that are forecast over the plan period that can be (or are required to be) supported by the local population.
1.10 The relationship between these factors is complex and each can shape housing demand. As such, the implication of changes to each need to be taken into account when seeking to identify the objectively assessed local housing need. In the context of the NPPF objectives it is particularly important to understand how alignment can be achieved between economic and housing objectives.
1.11 The key variables that should be tested as part of the process of objectively assessing need are summarised below:
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Economic Demographic Employment Growth Natural Change Economic Activity Migration Unemployment
Commuting
Housing Household Formation Rates
Housing Vacancy / Second Homes
1.12 The identification of an objectively assessed level of housing need is dependent upon a series of assumptions relating to each of these broad factors, all of which must be reasonable and clearly articulated.
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2.0 Scenario Assumptions and Approach
2.1 Based on past trends and the baseline housing, economic and demographic context of Durham, NLP has identified a number of scenarios which reflect potential future growth. These have been identified to reflect what has occurred previously, as well as what might happen in the future given the range of factors which affect population and household growth. The implications of the different scenarios can be identified and addressed in order to better understand the objectively assessed level of future housing need.
2.2 We explain the rationale behind each scenario below and set out the results of our modelling process in the next chapter. Scenarios 1-6 have been modelled for the County as a whole with Scenario 4 not modelled for the former districts due to the unreliability of this data when disagregated into the former district boundaries.
Demographic led scenarios
Scenario 1: 2008-based household projection
2.3 This scenario considers the dwelling requirements implied by the 2008-based Department of Communities and Local Government household projections by setting these figures alongside an allowance for second homes and vacancies.
Scenario 2: 2010-based population projection (Baseline)
2.4 This baseline scenario mirrors the demographic change projected by the most recent 2010-based Office of National Statistics (ONS) Sub National Populaiton Projections (SNPP). However, on the basis that the 2010-based CLG household projections have not yet been released, it considers the dwelling implications associated with the SNPP by applying the 2008-based CLG household projections alongside an allowance for second homes and vacancies. As such, it reflects the latest data but will be subject to change when the 2010-based household projections are released, albeit that we would not expect this to significantly change the dwelling implications.
Scenario 3: 2011-based population projection
2.5 This scenario uses the ONS 2011-based SNPP which forecasts population growth over the 10 years from 2011 to 2021 and updates the 2010-based SNPP using the most up to date Census population figures. The 2011-based SNPP has several shortcomings which mean that its use for strategic planning is limited. As an example, the 2011-based SNPP uses trends from the 2010- based SNPP but does not update them where the Census has demonstrated these trends to be over or underestimated. This scenario is therefore put forward for comparison purposes only.
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Economic led scenarios
2.6 Housing and employment are inextricably linked and need to be synergetic. An imbalance between them can act to constrain economic growth and regeneration or create unsustainable commuting patterns.
2.7 The job-led scenarios serve to help understand the demographic and housing implications of a given change in the number of local jobs, taking account of assumptions regarding economic activity, unemployment and commuting. This will help to understand the balance which needs to be struck between housing and employment provision.
2.8 Three sets of employment projections for Durham have been modelled:
Scenario 4: Zero employment growth over the Local Plan period
2.9 A ‘baseline/worst case’ scenario of zero job growth by 2030 is modelled to establish the minimum number of new dwellings required to maintain the existing number of jobs in Durham over the plan period.
Scenario 5: Employment growth of 19,000 jobs over the Local Plan period
2.10 This is the level of employment growth set out in the Durham Employment Land Review (2012).
Scenario 6: Employment growth of 30,000 jobs over the Local Plan period
2.11 This is the level of employment growth set out in the draft CDP Preferred Options (2012).
Statistics
2.12 The scenarios set out above represent the most up to date information available and are correct at the time of writing. Statistical information from the 2011 Census is beginning to emerge and further population and demographic data will become available over the next 12 – 18 months and could potentially have an impact on the above scenarios or our understanding of them. It is therefore crucial that as new information becomes available, the scenarios are updated to reflect the most up to date and accurate understanding of demographic, economic and household change in Durham.
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3.0 Results of HEaDROOM Analysis
3.1 The results of the HEaDROOM analysis can be compared with the proposed housing requirement set out in the draft CDP. The draft Local Plan identifies a requirement of 30,000 dwellings between 2010 and 2030 or 1,500 dwellings per annum.
HEaDROOM Outputs
3.2 The analysis is summarised in the graphs below, which indicate that there is a potential housing demand in Durham of between 40,262 dwellings (2,013 dwellings per year) under the baseline scenario (2) and over 75,470 dwellings (3,774 dwellings per annum) under economic growth scenario 6 between 20100 and 2030 – see figure 3.1.
Figure 3.1 Housing Requirement for Durham
Source: NLP's HEaDROOM Analysis
3.3 As shown above, the dwelling requirement associated with each of the scenarios exceeds that proposed by the draft CDP.
3.4 Table 3.1 shows the effect on population, dwellings and jobs of the scenarios 2, 4, 5 and 6. It shows that if the Council were to deliver a housing requirement of less than 40,771 dwellings over the plan period, the County would not be able to support the necessary economically active population required to sustain the existing number of jobs (based on predicted levels of economic activity, a predicted reduction in unemployment from 2014/15 onwards and current commuting rates across the County.)
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Table 3.1 Summary of Demographic and Economic Scenarios over period 2010-2030
Demograp Economic Led hic Led Scenario 5: 19,000 jobs Scenario 6: 30,000 jobs Scenario 2: Baseline Scenario 4: Zero Job Growth
Population Change 48,575 49,762 102,964 133,776
Dwelling Change 40,262 40,771 62,762 75,470
Employment Change 1,224 0 19,000 30,000
Source: NLP Analysis of PopGroup Outputs
3.5 It is apparent from table 3.1 that each scenario leads to a change in demographic structure. This is discussed further below, but the implications of this include changes to household size, formation rates and economic activity.
Review of Scenarios
3.6 Through reviewing the implications of each scenario, it is possible to identify which is best able to reflect Durhams’s future housing need as well as the policy aspirations to support an increase in jobs in the County.
Demographic Scenarios
3.7 The two demographic scenarios reflect the same approach in modelling the implications of past natural change and migration trends. Of these, changing migration levels tends to have the greatest direct impact upon future dwelling requirements.
3.8 When considering trend-based scenarios, it is important to understand how these will project forwards a continuation of previous circumstances. For example, a legacy of limited housing delivery or a failure to attract employment growth is likely to have impacted upon net migration. In turn, this would affect future in migration and therefore housing projections. Crucially, these scenarios are policy-neutral scenarios and do not consider the implications of specific objectives (for example, relating to economic growth).
3.9 Demographic scenarios 1 and 2 would result in a reduction in the number of working age people over the Local Plan period (Scenario 1: -1%; Scenario 2: - 4%). By contrast, both scenarios would result in an increase in the number of retired people within the County (45% increase for scenario 1 and 52% for
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scenario 2). This combination of a loss of working age people and increase in the number of retired people is a significant economic risk to the Council in terms of greater demands upon public services but fewer people to provide these services and less taxation income to fund them.
3.10 Scenario 3 would result in an annual housing requirement of 2,172 dwellings. This scenario reflects the higher proportion of 15 to 29 year olds accounted for in the 2011 Census and recognised by paragraph 1.25 of the draft CDP. This would have a positive effect on fertility and therefore the number of births across the plan period. This scenario, however, uses 2010-based SNPP migration rates which, in the case of Durham, have been historically under- estimated as demonstrated by the under-estimated 2011 population estimate (when considered next to the 2011 Census.) This scenario should therefore not be used for long-term strategic planning but serves as a useful indication of the effect of the 2011 Census.
3.11 To conclude, the demographic trend-based scenarios are essentially planning for the long-term decline of the County in terms of economic activity and an ageing population. It is important, therefore, that scenarios which focus on reversing that decline are considered.
Economic Scenarios
3.12 Given the emphasis that the draft CDP and NPPF places on economic growth, it is important the economic and housing strategies of the draft CDP are aligned so the Plan is coherent and deliverable. It is clear therefore that the objectively assessed housing requirement should be based both on demographic and economic considerations.
3.13 An increase in the quality and mix of housing in the County will help facilitate and avoid the loss of younger, economically active people. Stemming the outflow of working age persons and achieving a balanced community will ensure the area might avoid the economic risk of an economically inactive and older population.
3.14 The zero growth scenario (scenario 4) demonstrates how the Council’s proposed housing requirement is insufficient to sustain the existing number of jobs in the County. NLP has modelled the labour force and employment implications of a housing requirement of 30,000 dwellings to 2030. The demographic implications of this are a reduction in working age people by 9% and an increase in retired people by some 50%. This would result in a net reduction in the labour force across the County of over 16,000 people.
3.15 Whilst it is acknowledged that the housing requirement is a target and not a ceiling, the Council, by supporting a housing requirement of 30,000 dwellings is actually planning for economic decline led, primarily, by a naturally ageing population. Without the necessary housing to house young economic migrants the County will decline economically. The important link between housebuilding and the economy is recognised by the draft CDP at paragraph
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4.30 where it is stated that high levels of housebuilding “would indicate a successful and growing economy.” The Council should therefore plan for this.
3.16 By contrast, Scenario 5 is based upon economic modelling that was undertaken to inform County Durham’s Employment Land Review. It represents a job growth target of 19,000 jobs across the CDP period. Scenario 5 requires the delivery of 3,138 dwellings per annum to support the necessary economically active population (labour force). This is equivalent to 62,762 dwellings from the period between 2010 and 2030.
3.17 Scenario 6 models the housing requirement necessary to support the economic aspirations of the draft CDP (30,000 jobs). This scenario shows that the draft CDP’s housing and economic aspirations are completely misaligned and the Council should more than double the housing requirement for the County if its economic aspirations are to be met. To not do so and adhere to the existing jobs target of 30,000 jobs to 2030 is to ignore current and predicted levels of economic activity, historic and current levels of unemployment and the impact of commuting on the economically active population of the County.
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A Housing Requirement for the Former Districts
3.18 Although the Council has adopted ‘Delivery Areas’ for strategic planning purposes, this HEaDROOM report has calculated the number of dwellings required to support the projected populations of each of the former districts of County Durham and to support economic growth (jobs).1
Chester le Street
Figure 3.2 Chester le Street Housing Requirement
Source: NLP's HEaDROOM Analysis
3.19 Figure 3.2 shows a range of housing requirements for the former Chester le Street District. This shows an annual housing requirement of between 109 dwellings per annum based on the 2010-based SNPP and 334 dwellings per annum based on the Council’s aspirations for job growth set out in the draft CDP. The annual housing requirement (2004 – 2021) for Chester le Street is set out in the Regional Strategy (2008). It can be seen that the economic scenarios all exceed the Regional Strategy housing target.
3.20 The demographic scenarios shown in figure 3.2 produce the following trends by 2030;
1 Allotting the Council’s proposed job targets as per current employment proportions in the County: Chester le Street 7.4% of employment; Derwentside 13.8%, Durham 28.4%, Easington 17.2%, Sedgefield 16.5%, Teesdale 4.8% and Wear Valley 12.8%.
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A negative balance of natural change (deaths exceeding births), indicative of an elderly population;
Positive domestic migration which reflects the recent trend of in-migrants to the District;
An 12% reduction in people of working age;
A 47% rise in the population of people aged over 65; and
A reduction in 1,049 jobs over the plan period.
3.21 Scenario 3 show that for Chester le Street to avoid a decline in jobs over the plan period, a housing requirement of over 181 per annum should be adopted. Clearly a stagnated job market is not desirable given a growing population and so a housing requirement which matches the economic aspirations of the draft CDP should be adopted which would align the housing requirement with scenarios 4 and 5. This is particularly important given the strategic aspirations for and role of the Drum Industrial Estate (Policy 24 of the draft CDP).
Derwentside
Figure 3.3 Derwentside Housing Requirement
Source: NLP's HEaDROOM Analysis
3.22 The above analysis presents scenarios indicating a housing requirement of between 372 dwelling per annum and 676 dwellings per annum for the former district of Derwentside. When this is compared against the former district’s adopted requirement of 270 dwellings per annum as set out in the Regional Strategy all scenarios including the trend based demographic scenarios indicate a significantly higher housing requirement.
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3.23 The demographic scenarios shown in figure 3.3 produce the following trends over the plan period;
A negative balance of natural change after 2028 (deaths exceeding births), indicative of an increasingly elderly population;
Positive domestic migration which reflects the recent trend of in-migrants to the District;
A 3% reduction in people of working age; and
Job growth of just 286 jobs over the 20 year period
A significant ageing of the population with the proportion of people aged over 65 rising by 58% according the 2010-based SNPP.
3.24 Scenario 3 shows that for Derwentside to maintain its existing number of jobs, a housing requirement of over 372 per annum should be adopted. If the housing requirement for Derwentside is to be aligned with the economic aspirations of the draft CDP then a housing requirement of between 565 and 676 should be adopted.
Durham
3.25 Figure 3.4 confirms a significant rise in the housing requirement over that adopted in the Regional Strategy is required if Durham City is to meet baseline population growth forecasted through the 2010-based SNPP as well as economic growth planned for through the draft CDP economic strategy.
3.26 The demographic scenarios shown in figure 3.4 produce the following trends;
An positive natural change balance (birth exceeding deaths) demonstrating a young population relative to the County;
Negative domestic (uk-based) migration which reflects the recent trend of out-migrants from the City. International migration is strong and accounts for a large influx of population;
A 4% increase in people of working age;
Job growth of just 3,727 jobs over the 20 year period; and
An ageing of the population but relatively slowly compared with other districts in the County.
3.27 Durham City is, however, the economic engine room of the County. It is therefore crucial that the economic growth planned in the City is supported by the requisite level of housing growth. A housing requirement for Durham City should therefore accord with scenario 5 which demonstrates that 726 dwellings per annum should be delivered to meet with the Council’s job aspirations.
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Figure 3.4 Durham City Housing Requirement
Source: NLP's HEaDROOM Analysis
Easington
3.28 Figure 3.5 shows a range of housing requirement scenarios for Easington. Scenarios 2 shows the level of housing needed to meet ONS population projections for former district clearly showing that the housing requirement for Easington has been significantly under-estimated through the Regional Strategy and, in order to accommodate baseline population growth, the former district would need to deliver in excess of 382 dwellings per annum.
3.29 The demographic scenarios shown in figure 3.5 produce the following trends over the plan period;
An positive natural change balance (birth exceeding deaths) demonstrating a young population relative to the County;
Positive domestic migration which reflects the recent trend of in-migrants to the district;
A 1% reduction in people of working age;
Job growth of just 911 jobs over the 20 year period; and
An ageing population with 49% more retired people.
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Figure 3.5 Easington Housing Requirement
Source: NLP's HEaDROOM Analysis
Sedgefield
3.30 Figure 3.6 have five scenarios which show the housing requirements needed to meet different social and economic conditions.
3.31 Scenarios 1 and 2 are based on recent economic trends with scenario 2 showing the most up to trend based population and household projections. These scenarios demonstrate the following trends over the plan period;
A negative balance of natural change after 2025 (deaths exceeding births), indicative of an increasingly elderly population;
Positive domestic migration which reflects the recent trend of in-migrants to the district;
A 8% reduction in people of working age;
A decrease in jobs of 896 over the plan period; and
An ageing population with 44% more retired people living in the former district.
3.32 Scenario 3 shows that if Sedgefield is to avoid a decrease in economically active people, a housing requirement exceeding 278 dwellings per annum should be viewed as a minimum. This would, however, achieve no job growth over the plan period. The Council should therefore plan for a higher level of
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housing numbers to accord with the aspirations of the draft CDP which is to achieve significant job growth across the plan period.
Figure 3.6 Sedgefield Housing Requirement
Source: NLP's HEaDROOM Analysis
Teesdale
3.33 Figure 3.7 shows a range of housing requirement scenarios for Teesdale. Housing delivery in the former district has been limited to around 59 dwellings per annum which is less than the Regional Strategy’s housing target of 75 dwellings per annum. Two of the scenarios indicate that a housing requirement in excess of 200 dwellings per annum should be adopted if the following factors are to be avoided;
Scenario 2 shows the housing requirement needed to meet baseline population growth. Baseline demographic change indicates; - Negative natural change (deaths currently and are forecasted to exceed births indicating a older population living in Teesdale);
- A 77% increase in retired people living in the former District and a 20% reduction in people of working age; and
- A decrease in employment of 1,125 jobs.
3.34 These trends, as forecasted by the ONS, can be avoided if a housing strategy which supports economic growth, economically active people and in-migration is supported. Scenarios 4 and 5 set out the ambitious housing targets needed to bring about this change in housing and economic strategy. They show that to create the number of jobs envisaged by the ELR and draft CDP a housing
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requirement of 248 and 281 dwellings per annum respectively should be planned for.
Figure 3.7 Teesdale Housing Requirement
Source: NLP's HEaDROOM Analysis
Wear Valley
3.35 Figure 3.8 shows the housing requirement needed to meet different scenarios forecasted through the HEaDROOM Analysis.
3.36 Scenarios 1 and 2 relate to ONS published population and household projections. Scenario 2 takes updated population projections and applies them to scenario 1. Scenarios 3 – 5 show the level of housing needed to support different levels of job growth.
3.37 Scenario 2 shows that Wear Valley would have to deliver at least 262 dwellings per annum to house the population growth associated with recent demographic trends. By the end of the plan period, those trends will lead to;
A 67% increase in people of retirement age;
A 9% decrease in people of working age;
A negative balance of natural change after 2025 (deaths exceeding births), indicative of an increasingly elderly population; and
630 less jobs in the former district.
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Figure 3.8 Wear Valley Housing Requirement
Source: NLP's HEaDROOM Analysis
3.38 It is clear that if the trends set out above are to be avoided, a step-change in the Council’s strategic planning objectives should be adopted. This means a higher housing requirement to attract economically active people and retain families who will support a younger population. This, in turn, will support the Council’s ambitious job growth aspirations. Scenarios 4 and 5 therefore set out the number of houses needed to deliver the Council’s economic strategy. They show that a housing requirement in excess of 446 and 529 dwellings per annum will be sufficient to meet the job aspirations of the ELR and Local Plan respectively.
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4.0 Conclusion
4.1 This HEaDROOM analysis demonstrates that the level of housing growth that is proposed in the draft CDP is inadequate to meet household growth and other strategic and economic objectives. If implemented, it would result in a Local Plan that is internally inconsistent and that fails to reflect the requirements contained within the NPPF to meet objectively assessed housing needs.
4.2 Scenarios 1 to 4 of the figure 3.1 show that a housing requirement of less than 40,000 dwellings over the plan period would neither plan for baseline population growth or the Council’s job aspirations. Scenarios 5 and 6, whilst leading to a significant increase in housebuilding in the County, would deliver the necessary choice and range of housing stock to boost economic growth and facilitate the Council’s ambition to deliver a significant increase in jobs across the County.
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Appendix 2 Illustrative Masterplan
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0 25m 50m 75m
Project Midridge Road
Title Midridge Road, Newton Aycliffe
Client Yuill Homes
Date September 2012 Scale NTS N Drawn by MK
Drg. No IL31839-01 NE31839-01 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A
Land at Eldon Whins, Newton Aycliffe : Representations to Durham County Council Local Plan Pre
Appendix 3 Detailed Section Plan
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Appendix 4 Plan Showing Correct Extent of Proposed Housing Allocation
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KEY
The Site
0 25m 50m
Project Eldon Whins
Title Extent of Housing Allocation
Client Yuill Homes.
Date October 2012 Scale 1:1250 @ A4 N Drawn by EW
Drg. No IL21839/001
CL12345 Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A
Land at Eldon Whins, Newton Aycliffe : Representations to Durham County Council Local Plan Pre
Appendix 5 Southern Green Landscape Appraisal
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PUBLICATION TITLE: Landscape Appraisal for Land at Eldon Whins, Newton Aycliffe
JOB NUMBER: 751
VERSION: Final V2
DATE ISSUED: 30 August 2012
CLIENT: Yuill Homes Tranquility House, Harbour Walk, Hartlepool, TS24 0UX
AGENTS: Nathaniel Lichfield & Partners Generator Studios Trafalgar Street Newcastle Upon Tyne NE1 2LA
Prepared by:
David Stokoe
Approved by:
Ros Southern
This report has been prepared by Southern Green Ltd with reasonable skill, care and diligence, within the terms of the contract with the client Yuill Homes. No part of this document may be reproduced without the prior written approval of the above parties.
1 LANDSCAPE APPRAISAL FOR LAND AT ELDON WHINS, NEWTON AYCLIFFE
Contents Page
1.0 Introduction 3
2.0 Method of Assessment & Assessment Criteria 4
3.0 Landscape and Visual Context 9
4.0 Appraisal of Residual Effects 15
5.0 Landscape Character appraisal & potential mitigation measures 28
6.0 Summary, Conclusions and Recommendations 31
Appendix A – Figures
Fig 1 – Site Location Plan Fig 2 – Zone of Theoretical Visibility (ZTV) Plan Fig 3 – County Landscape Character Areas Plan Fig 4 – Broad Landscape Character Areas Plan Fig 5 – Broad Landscape Character Types Plan Fig 6 – Local Landscape Types Plan Fig 7 – Planning Designations Plan Fig 8 – Listed Buildings and Scheduled Monuments Plan Fig 9 – Viewpoints Location Plan
Appendix B – Viewpoints
Photo Sheet 1 – Viewpoints 1 and 2 Photo Sheet 2 – Viewpoints 3 and 4 Photo Sheet 3 – Viewpoints 5 and 6
2 1.0 INTRODUCTION
Purpose of the study
This assessment examines the potential effects on landscape and visual amenity of a possible new urban extension to create a residential development on land at Eldon Whins, to the north west of Newton Aycliffe, County Durham (Fig 1).
This assessment is based on a study area within a 3.5 km radius and has been carried out to determine the following:
• The existing landscape quality of the proposed development site and its context • sensitive viewpoints that may be affected by such a development • how a potential housing development on this site might be mitigated
The proposed development
For the purposes of this study a notional site boundary has been provided by NLP which has been shown on the illustrations however no masterplan is available at the time of writing, therefore the development mix and quantity is unknown. It is assumed the development would predominantly comprise houses which would be generally of two storeys in height with the possibility of some 2 1/2 storey town houses at key focal points such as vista stops and corner turners.
Scope of the report
The report is divided into the following sections:
Method of assessment and assessment criteria – a brief explanation of how the assessment has been carried out, with reference to standard methodologies;
Landscape and visual context – a description, classification and evaluation of the existing landscape character and an assessment of the baseline visual amenity;
Appraisal of residual effects – A broad assessment of the magnitude and significance of the potential residual landscape and visual effects of the potential development;
Landscape character analysis and potential mitigation measures – a review of the proposed development in the context of the landscape character assessment, along with suggested measures by which the effects of development might be mitigated;
Summary and conclusions – a summary of the assessment results and their significance accompanied by a concluding discussion on the acceptability of the proposed building in landscape and visual terms;
3 2.0 METHOD OF ASSESSMENT AND ASSESSMENT CRITERIA
The landscape and visual assessment has involved a desk study, field work, data processing and analysis, and interpretation using professional judgement.
Desk Study
The aim of the desk study is to establish the key landscape features and landscape planning designations affecting the proposed development site and its surrounding landscape (Fig 7). The landscape and visual assessment has drawn on information provided in the following reference sources:
• Durham Landscape Character Assessment, 2008 • Durham Consolidated Planning Policy Framework, • Sedgefield Local Plan, July 2007 (Saved Policies) • www.magic.gov (Planning/ environmental designations) • www.english-heritage.org.uk (National Heritage List for England) • Ordnance Survey mapping for the area
Baseline Visual Assessment
The aim of the baseline visual assessment is to ensure that an appropriate range of viewpoints is included in the appraisal.
The viewpoints represent views from a range of potential visual receptors which have been classified according to their associated land use, for example the occupants of settlements, footpaths users, roads users etc. Having identified the receptors in the study area it is then possible, through site survey, to identify those likely to be most affected by future development.
The initial selection of viewpoints includes a representative range in relation to the following criteria:
• A range of distances of receptors from proposed the development to a maximum distance of 3.5 km; and • A range of locations of receptors from the proposed development, with the aim of achieving a reasonable distribution from different compass points around the site.
The visual assessment considers the site and its surroundings focussing on a maximum radius of 3.5 km from the approximated centre of the proposed development site. It was considered that observers beyond this distance would be unlikely to obtain clear views of the site because of the surrounding built fabric, tree cover and topography.
The desk study and baseline assessment therefore provided a focus for subsequent field survey work.
4 Field Survey
A field survey was carried out to verify and refine the viewpoints and receptors identified in the desk study and baseline assessment, and to gain a full appreciation of the relationship between the proposed development and the surrounding landscape. The field survey also helped establish the existing condition and quality of the landscape within the study area.
A series of panoramic photographs was taken by Southern Green Ltd on the 9th August 2012 to record the view from each viewpoint and to provide a basis for discussion in this report.
Viewpoint photography
All photographs in this assessment were taken using a Canon EOS 400D digital SLR camera. This was set to an equivalent focal length of 50mm, ISO 200, the aperture manually set to f/8 and white balance set to daylight, in accordance with best practice guidelines. Photographs were taken at a height of 1.65m, the eye height above ground of the photographer.
For each viewpoint in this report a sequence of photographs was taken through 180˚. The photographs were then ‘stitched’ using Huggin software, which removes barrel distortion to create a seamless panoramic image.
Appraisal Criteria
The aim of a landscape and visual appraisal is to identify, predict and evaluate potential key effects arising from a proposed development. The prediction of magnitude and appraisal of significance of the residual landscape and visual effects is based on pre-defined criteria. However, the nature of landscape and visual appraisal requires interpretation by professional judgement in order to ensure a level of consistency is applied to the appraisal.
Landscape Sensitivity
The sensitivity of the landscape to change is defined as high, medium, or low based on professional interpretation of a combination of parameters, as follows:
• Landscape designation • Landscape scale; • Landscape quality; • Land use at the viewpoint; • Quality of the intervening landscape between the viewpoint and the proposed development.
5
Table A : Definition of Landscape Sensitivity High • A landscape of national or regional importance • A landscape containing notable landscape features or structures with physical, cultural or historic attributes Medium • A landscape which has been eroded by change (e.g. as a result of land use or by the inclusion of man made elements) but which still contains some special characteristics Low • A landscape containing a limited number of special characteristics due to a significant deterioration of character
Visual Receptor Sensitivity The receptor is the special interest or viewer group that will experience an effect. This includes residents, recreational users, visitors and groups of viewers present at or passing through the viewpoint. Visual receptors are classified according to their sensitivity, with some deemed more sensitive than others. In visual appraisal, greater weight is given to the visual impacts upon public viewpoints than upon private properties. Views from rooms that are used during daylight hours are also deemed to be more important.
Visual Sensitivity is defined as high, medium, or low and considers the following factors:
• The nature of views. • Frequency of use; and • Sensitivity of the receptors.
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Table B : Definition of Visual Receptor Sensitivity High • Users of recreational routes including footpaths, cycle routes or public rights of way • Users of outdoor recreational facilities whose attention or interest may be focused on the landscape (e.g. visitors to beauty spots, scenic viewpoints or picnic areas) • Communities (where the development results in changes to the landscape setting, or valued views enjoyed by that community) • Visitors to important landscape features or buildings with physical, cultural or historic attributes (e.g. Scheduled Monuments and Listed Buildings) Medium • Users of secondary footpaths (e.g. footpaths alongside roads, undesignated routes, informal tracks) • Views experienced by people travelling through the landscape on roads, train lines or via other transport routes, including on-road cycle paths • Primary views from private residential properties Low • People engaged in outdoor sports or recreation (other than for the appreciation of the landscape) • Users of commercial buildings, or commercially engaged pedestrians whose attention may be focussed on their work or activity rather than the wider landscape • Views from industrial areas, or from places of work • Secondary views from private residential properties
Magnitude of Change The magnitude of change arising from the proposed development at any particular viewpoint is described as high, medium, low or negligible based on the interpretation of a combination of largely quantifiable parameters, as follows:
• Degree of physical change in landscape features and landscape character; • Duration of effect; • Distance of the viewpoint from the development; • Extent of the development in the view; • Angle of view in relation to main receptor activity; • Proportion of the field of view occupied by the development; • Background to the development; and Extent of other built development visible, particularly vertical elements.
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Table C : Definition of Magnitude of Change High A change in landscape quality and character that is major in scale, extent and/or duration. Consider the loss of key characteristics and, or the creation of conflicting elements of landscape character. The nature of effect, depending on the capacity of a landscape to change over time can be adverse or beneficial. If applicable the inclusion of mitigation measures should be evaluated. Medium A change in landscape quality and character that is relatively less significant in scale, extent and/or duration but would result in the deterioration of key characteristics. Consider the creation of conflicting elements of landscape character potentially leading to changes in existing character. Low A change of landscape quality and character that is small in scale, extent and/or duration, where elements of a less significant character value are lost or eroded by the inclusion of new conflicting characteristics. Negligible A change in landscape quality and character that is small in scale, extent and/or duration. This includes either a deterioration of existing landscape character elements or the addition of characteristic or barely perceptible features and elements.
Appraisal of Effects
The significance of any identified landscape or visual effect is assessed in terms of substantial, moderate, slight or none.
Firstly, the development is assessed in terms of the effect on landscape amenity:
Table D : Appraisal of Effects on Landscape Amenity Magnitude of Change (C) Landscape Sensitivity (A) High Medium Low Negligible
Substantial/ Moderate/ High Substantial No Effect Moderate Slight Substantial/ Medium Moderate Slight No Effect Moderate Moderate/ Low Slight Slight No Effect Slight
Secondly, the development is assessed in terms of the effect on visual amenity:
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Table E : Appraisal of Effects on Visual Amenity Magnitude of Change (C) Visual Sensitivity (B) High Medium Low Negligible
Substantial/ Moderate/ High Substantial No Effect Moderate Slight Substantial/ Medium Moderate Slight No Effect Moderate Moderate/ Low Slight Slight No Effect Slight
Analysis and reporting
Analysis and reporting of the baseline assessment takes place after completion of the desk and field surveys. The baseline landscape assessment provides a description, classification and evaluation of the landscape of the study area, from which to assess the potential landscape effects of the proposed development.
9 3.0 LANDSCAPE AND VISUAL CONTEXT
Site description
The assessment of landscape character and quality has concentrated on a 3.5 km radius study area, centred on the proposed development. The site is located at the north west extent of Newton Aycliffe bounded to the south by South Side/ Middridge Lane and to the east by Middridge Road.
Landscape quality
The subject site is predominantly well-maintained arable farmland subdivided by hawthorn hedges and blocks of mature woodland and drainage ditches. There are a total of 6 field units all under arable production at the time of survey.
Cobbler’s Hall Plantation is a block of dense, mature, predominantly deciduous woodland which encloses the north east leg of the development site. Species include; Ash (Fraxinus excelsior), Birch (Betula pendula), Cherry (Prunus avium), Hazel (Corylus avellana), Oak (Quercus robur), Poplar (Populus alba sp.), Scots pine (Pinus sylvestris) and Sycamore (Acer pseudoplatanus). The most northerly field unit is totally enclosed by the plantation giving it a secluded feel. The rest of the site is increasingly open towards the west where drainage ditches rather than hedgerows separate the field units. However, mature hawthorn hedges and occasional hedgerow trees, predominantly Ash (Fraxinus excelsior) bound the north west, west and southerly extent of the development site.
The topography of the development site is fairly flat only rising gently towards the north and west. Beyond the site boundary the land rises more steeply to the west towards the small settlements of Middridge, Old Eldon and the town of Shildon which are situated in elevated positions in relation to the site and Newton Aycliffe generally.
Newton Aycliffe new town lies immediately to the south and east of the roads bounding the development site. The nature of the townscape at this point is predominantly residential which is quite well assimilated into the urban/rural interface by a maturing tree belt to the east of Middridge Road. To the north and west the landscape is characterised by a mainly arable, agricultural landscape, with scattered farms, farmsteads and small villages. Field units are generally bounded by hawthorn hedges of variable quality some being gappy and often with mature hedgerow trees. There are numerous blocks of woodland which is generally mature and distributed more densely towards the Newton Aycliffe urban fringe.
Byerley Park Local Nature Reserve lies to the south of the site and comprises woodland, wetland, meadows and seasonal ponds.
National context - Landscape Character Areas
The development site is located within a landscape defined by Natural England as having a national character type known as Landscape Character Area 15: ‘Durham Magnesian Limestone Plateau’ which has the following key characteristics:
• Gently undulating, low upland plateau of open, predominantly arable, farmland dipping southward and eastward with incised denes cut into coastal edge on the east.
10 • Clearly defined west-facing escarpment, dissected by minor streams, with remnant broadleaved woodland, scrub and species-rich limestone grassland on steeper slopes. • Widespread industrial development, with large-scale active and disused quarries and landfill sites often prominent on the escarpment and areas of derelict, under- used or recently restored colliery land. • Varied coastal scenery of low cliffs, bays and headlands, rich in wildlife, although despoiled in places by former extensive dumping of colliery waste on beaches and foreshores. • Strong urban development, dominated by Sunderland and by larger mining towns and villages towards the north and east, contrasting with small villages in rural areas. • A19 corridor, railway lines and other infrastructure elements. Landscape Character Regional context - Durham Landscape Character Assessment
Within the 3.5 km study area there are three different landscape character areas, as defined by the County Durham Landscape Character Assessment including; Tees Lowlands, West Durham Coalfield and East Durham Limestone Plateau. The proposed development site is located entirely within the area known as ‘Tees Lowlands’, (refer to Figure 3 ‘County Landscape Character Areas Plan) and has the following key characteristics:
• A broad lowland plain of gently undulating, occasionally flat terrain. • Carboniferous and Permian limestones and sandstones are masked by thick layers of glacial drift. • The meandering River Tees flows through the heart of the area on a narrow floodplain between low gravel terraces. • An open landscape of arable and mixed farmland on clay soils. • Sub-regular patterns of low clipped hedges, often fragmented by the amalgamation of arable fields, with scattered hedgerow oak and ash • Low lying ‘flats’ and ‘carrs’ with peaty or alluvial soils are drained by ditches and stells. • Occasional heavily wooded parklands – woodland cover is generally low elsewhere. • A nucleated settlement pattern of old villages connected by winding lanes and occasional larger towns. • Older buildings are typically of sandstone with clay pan-tile roofs. • Numerous deserted or shrunken medieval villages. Relics of rigg and furrow cultivations. • A visually open and broad scale landscape with panoramic views to distant hills.
The Tees Lowlands character area is further subdivided into ‘Broad Landscape Character Types’ (refer to Figure 5 ‘Broad Landscape Character Types Plan’). The site lies within the ‘Lowland Plain’ character type and has the following key characteristics:
• Open lowland plain. • Permian rocks are masked by a thick mantle of glacial clays, sands and gravels. • Gently rolling or undulating topography with areas of flat or hummocky terrain. • Seasonally waterlogged brown and reddish-brown clay soils with pockets of brown earths and brown sands. • Mixed but largely arable farmland of cereals and oil-seed rape.
11 • Semi-regular patterns of old enclosures, often fragmented by amalgamation into large arable fields. • Low clipped hawthorn hedges. • Relics of rigg and furrow in older pastures. • Few trees - thinly scattered hedgerow ash, oak and sycamore. • Sparsely wooded but with some heavily wooded areas of old parkland and estate farmland. • Nucleated pattern of small green villages connected by winding lands. Many shrunken or deserted medieval villages. Scattered farms. • Busy trunk roads and overhead transmission lines in places. • A visually open and broad scale landscape with long distance views to the Cleveland Hills to the south. • Heavily wooded areas create a greater degree of enclosure and a more intimate scale. • A sparsely settled rural landscape.
The ‘Lowland Plain’ Broad Landscape Character Type is further subdivided into ‘Local Landscape Types’ (refer to Figure 6 ‘Local Landscape Types Plan’). The site lies within the ‘Plain Farmland: Arable’ local landscape type and has the following key characteristics:
Gently rolling or gently undulating arable farmland on the heavy clay soils of the Tees plain. Field boundaries are largely pre-enclosure hedges, usually dominated by hawthorn and trimmed fairly low, with scattered (locally abundant) hedgerow ash, oak and sycamore. Field patterns are sub-regular, often preserving the curving alignment of medieval strip fields, and are locally disrupted by field amalgamations.
The second landscape character area (to the north and west of the proposed development site) is known as ‘East Durham Limestone Plateau’ (refer to Figure 6 ‘Local Landscape Types Plan’) and has the following key characteristics:
• A rolling low upland landscape of ridges and valleys with a strong east-west grain. • Soft and thinly bedded strata of Carboniferous sandstones, shales and coals give rise to gently rounded ridges with occasional steeper bluffs. • Open ridges of pastoral farmland with regular grids of dry stone walls or gappy thorn hedges are crossed by straight enclosure roads and lanes. Fragments of heathland survive on infertile acidic soils. • Valleys are broad with moderate slopes and occasional narrow floodplains. Agricultural land use is mixed with arable fields and improved pastures bounded by hawthorn hedges with scattered hedgerow oak and ash. • Ancient oak woods are found in narrow steep sided denes, and along the banks of rivers and streams. • Coniferous plantations are found on higher valley sides and ridges. • Old agricultural villages lie on ridge tops or valley floors. Buildings are of local sandstone with roofs of stone or welsh slate. • Mining villages of Victorian terraced housing of brick or stone and welsh slate and later estate housing are scattered across the valleys and ridges. • Occasional parklands and wooded estates surround small country houses. • Relics of the mining industry include disused railway lines and viaducts, old coke ovens and small spoil heaps. • 0pencast coal workings are locally prominent features. Extensive areas of land have been opencast or reclaimed and their landscape often lacks maturity.
12 • The landscape is broad in scale, defined within the valleys by the enclosing ridgelines, with panoramic views from higher ridges across adjacent valleys. • A landscape heavily influenced by development with a semi-rural or urban fringe character in places.
The third landscape character area (to the west of the East Durham Limestone Plateau character area) is known as ‘West Durham Coalfield’ (refer to Figure 3 ‘County Landscape Character areas Plan’) and has the following key characteristics:
• A rolling low upland landscape of ridges and valleys with a strong east-west grain. • Soft and thinly bedded strata of Carboniferous sandstones, shales and coals give rise to gently rounded ridges with occasional steeper bluffs. • Open ridges of pastoral farmland with regular grids of dry stone walls or gappy thorn hedges are crossed by straight enclosure roads and lanes. Fragments of heathland survive on infertile acidic soils. • Valleys are broad with moderate slopes and occasional narrow floodplains. Agricultural land use is mixed with arable fields and improved pastures bounded by hawthorn hedges with scattered hedgerow oak and ash. • Ancient oak woods are found in narrow steep sided denes, and along the banks of rivers and streams. • Coniferous plantations are found on higher valley sides and ridges. • Old agricultural villages lie on ridge tops or valley floors. Buildings are of local sandstone with roofs of stone or welsh slate. • Mining villages of Victorian terraced housing of brick or stone and welsh slate and later estate housing are scattered across the valleys and ridges. • Occasional parklands and wooded estates surround small country houses. • Relics of the mining industry include disused railway lines and viaducts, old coke ovens and small spoil heaps. • 0pencast coal workings are locally prominent features. Extensive areas of land have been opencast or reclaimed and their landscape often lacks maturity. • The landscape is broad in scale, defined within the valleys by the enclosing ridgelines, with panoramic views from higher ridges across adjacent valleys. • A landscape heavily influenced by development with a semi-rural or urban fringe character in places.
Transport routes and Public Rights of Way (Refer to figure 7)
A railway line runs through the study area through Newton Aycliffe Industrial Estate, skirts the south west extent of the town and on to Shildon. Newton Aycliffe railway station is approximately 1.8 km to the south of the site.
Middrige Road runs along the eastern perimeter of the proposed development site and in a south west to north east direction linking to the A689 and A167 and Chilton to the north. Burn Lane which provides access to the centre of Newton Aycliffe links into Middridge Road just to the north of the site. Middridge Lane forms the southern boundary and runs in a broadly east-west direction linking the settlements of Middridge and Shildon with Newton Aycliffe.
There are some cycle routes within the study area but none within close proximity to the development site. Most of the routes are to the south of the area linking the Industrial Estate with the wider town.
13 A public footpath runs along the western boundary of the site linking in to the wider path network, to Middridge and the north.
Immediately to the north of the site a public footpath leads from Middridge Road, through Cobbler’s Hall Plantation and on to Moor Lane at Eldon Moor House. The ‘Great Aycliffe Way’ is a circular route which skirts around Newton Aycliffe passes immediately to the south and east of the site.
Designations
All relevant landscape designations on or around the site are illustrated on the Planning Designations Plan (Fig 7). The following statutory designations fall within the study area, or lie within close proximity:
1. Scheduled Monument Sites
There are no Scheduled Monuments within or near the proposed development site.
2. Registered Parks and Gardens
Windlestone Park is located approximately 2 km to the north of the site.
3. Listed Buildings
There are no listed buildings within the proposed development site, although there are a number of listed building located within the 3.5km study area none are within 2 km of the site.
4. Ancient and Semi-Natural Woodland
There are no areas of Ancient or Semi-Natural Woodland within the proposed development site or within the 3.5 km study area.
5. Sites of Special Scientific Interest (SSSIs)
There are no SSSI’s within the proposed development site.
The nearest is Middridge Quarry SSSI situated around 1.7 km away from the site and immediately to the north of the railway line.
6. Green Belt
The proposed development site does not lie within or adjacent to any designated Green Belt land.
7. Conservation Areas
The proposed development site does not lie within or adjacent to a Conservation Area.
There are a number of conservation areas within the study area; Shildon Conservation Area is located approximately 3 km from the site, Middridge Conservation Area is just over 1 km to the west of the site and Windlestone Conservation Area 1.5-3 km to the north
14 8. Local Nature Reserves (LNRs)
There are no LNRs within the proposed development site.
The nearest are Byerley Park LNR, directly south of the proposed development site and less than 100 metres away from the site and the Moor LNR situated within Newton Aycliffe about 750 metres to the east.
15 4.0 APPRAISAL OF RESIDUAL EFFECTS
Introduction
This section provides an assessment of the landscape and visual effects arising from a proposed development on this site. These effects have been assessed by:
• Analysis of the visibility of a proposed development from various distances within the study area; and • Consideration of the potential landscape and visual effects from key viewpoints beyond the site boundary.
Visual envelope
The visual envelope is the extent to which the proposed development would be seen from areas in the surrounding landscape. In this case there is no masterplan for the site and no detailed exercise has been carried out to identify a precise Zone of Theoretical Visibility however the visual envelope can broadly be defined as follows:
• To the north – partly limited by the dense, mature woodland of Cobbler’s Hall Plantation and further to the north smaller linear mixed woodland blocks linked by hedgerows in Windlestone Park and to the south of Windlestone Park • To the south –partly limited by existing mature trees, the built form of Newton Aycliffe and the landform. • To the east – limited by trees and buildings on the edge of Newton Aycliffe. • To the west – An area of High land which runs from Eldon Blue House to the west of Old Eldon and down towards Shildon effectively defines the extent of visibility to the west
Viewpoint analysis
A total of six viewpoints were selected and agreed with Durham County Council albeit when the viewpoints were tested on site some required adjustments due to screening by hedgerows and trees. For example viewpoint 3 was intended to be taken from Middridge Lane and due to a “wall of vegetation” was relocated to Spout Lane in Shildon, which gas a comparatively open apsect. The views are taken from a range of distances and directions around the proposed development site. They have also been selected to represent the views that would be experienced by a range of receptors.
The views included in this report were taken on a fine clear day in August 2012 when there was full leaf cover to trees and hedgerows, therefore the photographs can be considered to represent a ‘best case scenario’ with regard to filtering effects. This is of particular significance to the site being considered here, as many of the views are contained by intervening trees and hedgerows. Each viewpoint has also been considered in terms of what its predicted winter view might be like.
Viewpoints from the south and east are limited because of the proximity to the Newton Aycliffe townscape as indicated on Figure 2 Zone of Theoretical Visibility (ZTV) Plan.
The selected viewpoints are listed overleaf in Table 1 and their locations are shown on the plan (Fig 9). The summary of effects on landscape and visual amenity is listed i
16 Table 1: Viewpoint analysis table
ViewpoinViewpoint Distance Receptors t number description to edge of site 1 W from Middridge 50m Road users, pedestrians using footways Road 2 E from PROW at 515m Pedestrians using Public Footpath and Middridge secondary views (not principal) from residences in Middridge 3 E from Spout Lane, 1800m Road users, pedestrians using footpaths and Shildon residential properties adjacent to the road 4 SE from Access 1594m Road users, and glimpsed secondary views Road to Eldon from nearby residential properties Lodge 5 SE from PROW at 825m Road/ Public Footpath users junction with Moor Lane 6 S from Layby on 570m Road users Moor Lane
17 Viewpoint 1: View West into site from Middridge Road
Existing View The existing view is from a point adjacent to the Middridge Road/ Middridge Lane junction. The foreground is a highways landscape with mown grass verge in front of a wider area of unmaintained grassland with several mature trees present. A dense, well maintained hawthorn hedge is present beyond this which represents the site boundary. An arable crop can just be perceived beyond the hedge in the development site which is set against the dense, mature woodland of Cobbler’s Hall Plantation to the north of the view. A dense, linear belt of woodland to the westerly extent of the view limits views to the western part of the development site.
Predicted View The proposed development would be clearly visible behind the roadside hedge and between the woodland belts to the north and west. The linear woodland belt adjacent to Cobbler’s Hall Plantation would effectively screen the majority of the development to the northern extent of the site although there would be some filtered views through the trees particularly after leaves fall in winter. There is also a small gap through this belt of trees which would allow relatively clear views into a small portion of this part of the development. The linear woodland belt to the west provides an effective screen and will block the majority of views into this area of the site although some filtered views of upper storeys/ roofscapes may be possible particularly in winter. It may be necessary to provide an access link through this tree belt which may provide a glimpse of the development beyond the trees. It is anticipated that that the high profile corner plot will be developed to front on to Middridge Road/ Middridge Lane to create a focal point to the development.
Landscape Sensitivity The viewpoint falls within the Tees Lowland ‘Lowland Plain’ character type and the “Plain Arable Farmland” local landscape type. The landscape in the view beyond the road corridor is predominantly rural and reflects to varying extents key landscape characteristics of these types such as undulating topography from north to south, arable farmland , low clipped hawthorn hedges and plantations (locally). The presence of the highway and associated infrastructure is urban in character and thus reduces landscape quality. Landscape sensitivity is assessed as low.
Visual Sensitivity The key receptors for this viewpoint would be road users on Middridge Road/ Middridge Lane. Visual receptor sensitivity is therefore concluded to be medium.
Magnitude of change There will be clear, short range views of the triangular shaped part of the development site adjacent to the Middridge Road/ Middridge Lane junction. Dense woodland will effectively screen the rest of the development with only filtered and partial views available. The magnitude of change from this viewpoint is therefore considered to be high.
Effect on landscape amenity A low landscape sensitivity combined with a high magnitude of change results in a moderate/ slight effect on landscape amenity.
Effect on visual amenity A medium visual receptor sensitivity combined with a high magnitude of change results in a substantial/ moderate effect on visual amenity.
18 Mitigation Careful consideration should be given to the location and design of any highways access point to the development to minimise visual impact. The urban design of the development should reflect the need for a strong frontage on to Middridge Road which should be complemented by appropriate landscape treatment which is respectful of the generally well greened road corridor. A fairly modest amount of woodland planting to the wide roadside verge could provide effective screening in time and consideration should be given to allow the development of hedgerow trees in the roadside hedge through the adoption of an appropriate maintenance regime. The existing mature woodland on site would benefit from an appropriate woodland management to ensure the long term viability of these features which provide structure and will help the integration of new development.
19 Viewpoint 2 – View North from PROW to the North East of Middridge
Existing View The footpath emerges from the north east extent of Middridge village which allows views west towards the development site. The viewpoint is slightly elevated in relation to the site by about 10 metres, however, views from this point are contained by a dense hedge to the north of the view and a hedge to a garden boundary to the west of the view. An area of unmaintained grassland is present in the foreground; beyond this a dense area of woodland and scrub filters views of the development site with just the northern extent being visible. Beyond this intervening vegetation arable farmland is visible set against a backdrop of mature woodland.
Predicted View It is predicted that a small portion of the northern extent of the development would be visible beyond the mid ground vegetation and it is possible that there will be filtered views through the vegetation particularly in a winter scenario when the trees are devoid of leaf cover. It is anticipated that these filtered views will allow only minimal visibility of the development.
Landscape Sensitivity The viewpoint falls within the Tees Lowland ‘Lowland Plain’ character type. The landscape in the view is predominantly rural and reflects to varying extents key landscape characteristics of the type such as mature hedgerow trees and arable fields. The rank grassland and presence of incongruous ornamental hedge species outside the village boundary present a slightly incoherent scene of ordinary landscape quality and accordingly landscape sensitivity is assessed as low/medium.
Visual Sensitivity Receptors for this viewpoint would be predominantly users of the public footpath and possibly some secondary views from the upper storeys of nearby residential properties which have a primary orientation to the north and not in the direction of the proposed site. Visual receptor sensitivity is therefore concluded to be high.
Magnitude of change Visibility of the proposed development is anticipated to be minimal primarily because of intervening vegetation and tree cover. It is likely that a small portion at the north west extent of the development will be visible and filtered views of the upper storeys/ roofscape may be apparent to a limited extent. It is anticipated that these views will allow greater visibility in winter, however, it is considered overall that the magnitude of change is low.
Effect on landscape amenity A medium landscape sensitivity combined with a low magnitude of change results in a slight effect on landscape amenity.
Effect on visual amenity A high visual receptor sensitivity combined with a low magnitude of change results in moderate/slight effect on visual amenity.
Mitigation Appropriate planting to the north and west boundaries of the site would ultimately aid integration by further filtering views of built development. Careful consideration should be given to the layout of new properties, design detailing and materials to avoid large expanses of a single material and continuous rooflines which could be
20 more difficult to assimilate into a predominantly rural landscape. Providing variety in materials, elevation and orientation should be considered in the design phase.
21 Viewpoint 3 – View East from Spout Lane near Shildon
Existing View The existing view is taken from an informal layby on the eastern side of Spout Lane at the north eastern extent of Shildon. There is a corresponding gap in the roadside hedge which allows panoramic views from this elevated position across expansive open farmland towards Newton Aycliffe and to the Cleveland hills beyond. The foreground view is dominated by an extensive area of agricultural land which is currently unmaintained grassland, possibly set aside. Middridge Lane is marked by fairly dense vegetation along its length to the northern extent of the view. There is a considerable area of immature forestry planting in the mid ground which over time will fundamentally alter this scene. Further agricultural land beyond gives way to the western extent of Newton Aycliffe’s urban fringe which is generally well assimilated from this point because the various groups, blocks and belts of woodland planting and individual trees merge to provide what appears as comprehensive cover at this distance. Some larger elements of the built environment are prominent most noticeably industrial scale buildings in Newton Aycliffe, however, existing residential development appears well integrated.
Predicted View It is anticipated that the development will be barely perceptible from this point because of intervening vegetation along Middridge Lane, around Middridge Village and along field boundaries. The considerable distance between the viewpoint and the site (approximately 1.8km) will further reduce visual effects. It is possible some of the roofscape will be visible through views filtered by the intervening tree cover as can be observed for existing residential areas in Newton Aycliffe at the urban fringe to the south of the development site. It is expected that the development will be slightly more prominent during the winter months after leaf fall.
Landscape Sensitivity The viewpoint falls within the Tees Lowland ‘Limestone Escarpment’ character type. The landscape in the view is predominantly rural and reflects to varying extents key landscape characteristics of the type such an old agricultural village, open ridges and hawthorn hedges with scattered hedgerow trees of Oak and Ash. The immediate foreground comprising unmaintained grassland and gappy roadside hedge does not present a high quality landscape but the agricultural landscape beyond, the manner in which Newton Aycliffe is assimilated into the landscape and the Cleveland Hills backdrop represent a higher quality landscape. Landscape sensitivity is assessed as medium.
Visual Sensitivity The key receptors for this viewpoint would be road and roadside footpath users travelling along Spout Lane, recreational users of the informal path network in the field immediately to the east of the viewpoint and residential properties along Spout lane. Visual receptor sensitivity is therefore concluded to be medium.
Magnitude of change It is considered that the development would be barely perceptible from this viewpoint because of the intervening vegetation, land form and the distance involved. The magnitude of change is therefore considered to be negligible.
Effect on landscape amenity A medium landscape sensitivity combined with a negligible magnitude of change results in no effect on landscape amenity.
22 Effect on visual amenity A medium visual receptor sensitivity combined with a negligible magnitude of change results in no effect on visual amenity.
Mitigation Consideration should be given to introducing a development arrangement which minimises expanses of a single material/colour and provides a varied roofscape in terms of orientation and elevation. The landscape strategy for the development should seek to utilise tree planting to integrate the development into the urban fringe as can be seen in some existing residential developments along the western extent of Newton Aycliffe.
23 Viewpoint 4 – View South East from access road to Eldon Lodge
Existing View The existing view is taken from a field gateway on the eastern side of the Eldon Road access road. The foreground is dominated by the roadside hedges and a gappy hawthorn hedge which provides a field boundary. Beyond the hedge are a series of predominantly arable field units separated by hedges with generally mature hedgerow trees. Larger blocks and belts of mature woodland can be seen towards the northern extent of the view and towards the edge of Newton Aycliffe. The Cleveland Hills define the skyline broken only occasionally by hedgerow trees. The built environment of Newton Aycliffe is well integrated by existing vegetation but some larger industrial buildings can be seen particularly to the south of the view.
Predicted View There will be no clear and uninterrupted views of the site and it is anticipated that the development will be barely visible due to filtered views through the intervening trees, hedges and woodland. Cobbler’s Hall Plantation will further reduce visibility of the north and east of the development site. Winter leaf fall will marginally increase visibility.
Landscape Sensitivity The viewpoint lies on the boundary between the within the Tees Lowland ‘limestone escarpment’ and ‘lowland plain’ character types. The landscape in the view is predominantly rural and reflects to varying extents key landscape characteristics of the types such as mixed but largely arable farmland of cereals and as Oil Seed Rape, undulating topography, low clipped hawthorn hedges, few trees, thinly scattered hedgerow trees such as Oak, Ash, and Sycamore and long distance views to the Cleveland Hills. The quality of the landscape from this viewpoint is compromised to an extent by the immediate foreground but beyond that the view encompasses the southern extent of the Windlestone Park grounds which are classified as a registered park and garden, a well ordered agricultural landscape and the backdrop of the Cleveland Hills with minimal intrusion from the built environment. Landscape sensitivity is assessed as high.
Visual Sensitivity The primary receptors for this viewpoint will be road users and visual sensitivity is concluded to be medium.
Magnitude of change It is anticipated the ‘western third’ of the proposed housing development will be barely perceptible. Filtered views may be perceptible in the ‘central third’ particularly during winter and Cobbler’s Hall Plantation will effectively screen views of the north eastern section of the site. The magnitude of change is therefore considered to be negligible.
Effect on landscape amenity A high landscape sensitivity combined with a negligible magnitude of change results in a no effect on landscape amenity.
Effect on visual amenity A low/medium visual sensitivity combined with a negligible magnitude of change results in a no effect on visual amenity.
24 Mitigation Structure planting within buffer strips to the north and west boundaries of the proposed development could be used to further filter out views and provide a valuable linkage with other areas of woodland.
25 Viewpoint 5 – View South East from footpath on Moor Lane
Existing View This view is from a PROW which runs from Windlestone Hall to Middridge, the viewpoint is taken where the path meets Moor Lane adjacent to a field gate access. The foreground view comprises an arable field, road side hedge and access track/PROW heading south towards the nearby fishing ponds. There is a varied mix of trees which define the northern edge of the ponds and also within the ponds site itself. Further tree cover is present further east both as hedgerow trees and occasional small copses. Filtered views of Middridge can be seen to the south and there are glimpsed views to the roofs of a small number of residential properties in Newton Aycliffe.
Predicted View The development site is fairly well filtered by existing vegetation but it is anticipated that small areas of a 2 storey housing development will be visible. Intervening vegetation should effectively screen the ground floor of properties but areas of first floor and roofscapes could potentially be visible particularly during winter.
Landscape Sensitivity The viewpoint falls within the Tees Lowland ‘Lowland Plain’ character type. The landscape in the view beyond the road corridor is predominantly rural and reflects to varying extents key landscape characteristics of the type such as arable farmland and oil seed rape in the foreground, thinly scattered hedgerow of Ash Oak and Sycamore although there are many coniferous species in the view which are out of character. The variety of tree species including some non- native species breaking the skyline provides a slightly incongruous scene not totally harmonising with the agricultural landscape which creates a landscape of ordinary landscape quality. Landscape sensitivity is assessed as low/medium.
Visual Sensitivity This view represents the views of footpath users and to lesser extent road users. Visual sensitivity is therefore concluded to be high.
Magnitude of change It is likely that the upper storey/ roofscape of the western fringes of a housing development would be just visible from this viewpoint and only in limited gaps between the various trees and hedgerows, the magnitude of change is therefore considered to be low.
Effect on landscape amenity A low/ medium landscape sensitivity combined with a low magnitude of change results in a slight effect on landscape amenity.
Effect on visual amenity A high visual receptor sensitivity combined with a low magnitude of change results in a moderate/slight effect on visual amenity.
Mitigation Structure planting within buffer strips to the north and west boundaries of the proposed development could be used to further filter out views and provide a valuable linkage with other areas of woodland.
26 Viewpoint 6 – View from Layby on Moor Lane near Fishing Ponds
Existing View The viewpoint is taken from a point adjacent the layby for the fishing ponds just off Moor Lane. The foreground view is comprised of a reasonably flat enclosed by a hawthorn hedge at the boundary to Moor Lane. To the south the ornamental mix of trees associated with the fishing pond site is still visible. Further east the hedgerow trees become less varied being predominantly ash (Fraxinus excelsior), including those at the north and west boundaries of the development site. There is a telecommunication mast in the mid-ground and Cobblers Hall Plantation can be seen to the east of the view.
Predicted View Cobblers Hall Plantation effectively screens the north and east aspects of the development site representing about one third of the land area. Hedgerow trees along the north and west boundaries will filter views of the development but any buildings in this area will be partially visible. Because of the flat nature of the topography at this point the buildings adjacent the northern boundary will be the most visible aspect of the development particularly in winter conditions when the deciduous trees are devoid of leaf cover.
Landscape Sensitivity The viewpoint falls within the Tees Lowland ‘Lowland Plain’ character type. The landscape in the view is predominantly rural and reflects to varying extents key landscape characteristics of the type such as arable farmland, thinly scattered hedgerow of Ash Oak and Sycamore and as with nearby View 5 there are many coniferous species in the view which are out of character. The presence of ornamental tree species is out of context and the incomplete boundary hedges to field units reduce landscape quality accordingly Landscape sensitivity is assessed as low/medium.
Visual Sensitivity This view represents the views road users as there are no public footpaths in this location. There are nearby fishing ponds where people will be engaged in outdoor sport. According to the sensitivity matrix, visual sensitivity is assessed as medium.
Magnitude of change Sectors of the development will be visible where gaps in the medium ground tree cover allow longer range views into the site. These views will still be filtered by the hedgerow trees to the northern boundary of the site. The magnitude of change is considered to be low.
Effect on landscape amenity A low/medium landscape sensitivity combined with a low magnitude of change results in a slight effect on landscape amenity.
Effect on visual amenity A medium visual receptor sensitivity combined with a low magnitude of change results in a slight effect on visual amenity.
Mitigation Structure planting within a substantial buffer strip to the north and west boundaries of the proposed development could be used to further filter out views and provide a valuable linkage with other areas of woodland.
27
Table 2: Summary of effect on landscape and visual amenity
Nr Viewpoint Landscape Visual Magnitude Effect on Effect on Sensitivity Sensitivity of change landscape visual amenity amenity 1 W from Middridge Low Medium High Moderate/ Substantial Road Slight / Moderate 2 E from PROW at Low/ High Low Slight Moderate/ Middridge Medium Slight 3 E from Spout Lane, Medium Medium Negligible No Effect No Effect Shildon 4 SE from Access High Medium Negligible No Effect No Effect Road to Eldon Lodge 5 SE from PROW at Low/Medium High Low Slight Moderate/ junction with Moor Slight Lane 6 S from Layby on Low/Medium Medium Low Slight Slight Moor Lane
28 5.0 LANDSCAPE CHARACTER APPRAISAL AND POTENTIAL MITIGATION MEASURES
The development site is located on the urban fringe of the Newton Aycliffe New Town. Topography of the development site has a slight undulation from north to south but is relatively flat within some of the internal fields. To the west of the site the land slopes gently towards the village of Middridge and the town of Shildon. A mature block of mature woodland encloses the north and east of the site and the other site boundaries comprise hawthorn hedges with frequent medium to large mature hedgerow trees. Two smaller linear blocks of mature mixed woodland further subdivide the site. The land within this strong landscape structure is agricultural land currently under an arable crop.
Avoidance
At present there is no masterplan for the development and this study is based on the assumption that the site will be developed primarily for residential purposes. It has become apparent from the processes involved in compiling this report that the presence of the woodland blocks in and adjacent to the site are important elements in terms of the capacity of the landscape to accommodate a new residential development of this scale. Accordingly an important consideration will be to have a clear strategy to integrate existing woodland blocks into the overall development concept. Careful consideration should be given to linkages through these blocks to minimise tree loss and damage. A woodland management plan would help ensure the long term viability of these important landscape elements.
Opportunities should also be taken to build on this existing landscape structure by strengthening the planting to the western and north western boundaries to further filter views from the west/north west, albeit the viewpoints analysis confirms that the proposed plating would require adequate but not excessive tree belts.
There are no footpaths within the site that would be disrupted. Care should be taken in the siting and appearance of the entrance to the development, avoiding or reducing impacts to the substantial hedge and trees along the southern boundary.
Compensation and enhancement
Recommendations for mitigation based on the viewpoint analysis and character appraisal of this report include:
• Native structure/ edge planting to provide a buffer strip to the development frontage to Middridge Road/Middridge Lane to soften the development and filter views from Middridge Road particularly. Providing a generous mix of native species would be beneficial to the biodiversity of the surrounding landscape and would help provide a link to the existing woodland blocks.
• Develop the wetland character from Byerley local Nature Reserve into the development site by maximising the potential of the existing drainage channels to the west of the site for SUDS.
• Allow hedgerow trees to develop in existing hedges through the adoption of appropriate management techniques. This would help further filter views into the site from viewpoints to the north, west and east.
29
Additional recommendations: • Tree planting throughout the development would help break up the built environment. This is of greater importance when mitigating against long range or elevated views towards the site, but would still offer excellent opportunities to enhance the landscape setting of a proposed development in this location.
• The exploration of possible links into the ‘Great Aycliffe Way’ a circular route around Newton Aycliffe which passes in close proximity to the south and east of the site. However, this would be subject to land availability and ownership.
• The creation of links into the wider path network to via the PROW which runs along the western boundary of the site, also subject to land availability and ownership.
30 6.0 SUMMARY, CONCLUSIONS and RECOMMENDATIONS
Summary
The landscape and visual appraisal of the proposed new development site to the west of Newton Aycliffe has established that the development would bring about levels of change as follows:
• The nature of the site in relation to the Newton Aycliffe townscape, significant woodland blocks, peripheral intervening trees on and outside the site result in negligible effects upon landscape or visual amenity from an arc encompassing views from the north east, east, south east and south • No landscape and visual effects are apparent from viable viewpoints sampled beyond 2km from the centre of the site, through a combination of intervening hedgerows, mature trees, woodland blocks and topography to the east and north east of the site. • Slight landscape effects and Moderate/ slight visual effects are predicted from the public footpath at Middridge and also from the public footpath at the junction with Moor Lane. • Slight landscape effects and slight visual effects are predicted from the road on Moor Lane. • Substantial/ moderate visual effects and moderate/ slight landscape effects are evident from Middridge Road because of the very close proximity to the site and comparative lack of tree cover.
Conclusions
It has been determined that within the 3.5 km study area there are no substantial landscape effects and no substantial visual effects.
There is a substantial/moderate effect on visual amenity in relation to close range views into the site from Middridge Road, the primary visual receptor being road users. There is limited tree cover along the road side verge at this point and there will be a fundamental change in visual amenity brought about by the introduction of residential development on land previously used for agriculture. However, the parcel of land is adjacent to other residential areas and neatly contained by dense woodland to the north. It is considered that the development could be successfully integrated as an extension to Newton Aycliffe’s urban fringe through appropriate design, mitigation and sensitive treatment of existing woodland. Mitigation measures should include strengthening road side planting and considerate siting and detailing of the site access.
The general topography of the study area is such that the wider landscape slopes up to the west and north of the site as a consequence there are a range of elevated views back towards the site. However, the mix of hedges, hedgerow trees and woodland blocks which characterize these areas of the local landscape means that there are rarely clear, unfiltered views of the site resulting in slight to no landscape effects and moderate/ slight to slight visual effects. Generally it is considered that due to the nature of the development visibility from the north, northwest and west will be fleeting, partial and generally long range. The manner in which the existing built fabric of Newton Aycliffe has been successfully assimilated into the wider landscape along this western urban fringe is noticeable and gives an indication that this development could also be successfully integrated. The tree and shrub cover
31 associated with Byerley Local Nature Reserve and the mature woodland of Cobbler’s Hall plantation are fundamental to this integration and suggest that further planting to the western and north western boundaries of the site would be a sensible mitigation measure. Implementation of this planting could effectively link the Cobbler’s Hall Plantation with the local nature reserve.
Recommendations
Key recommendations include:
• Appropriate, predominantly native structure planting to the west and north western boundaries of the development site would then link Cobbler’s Hall Plantation to the north east with Byerley Nature Reserve to the south • Implementation of a woodland management plan to safeguard the long term viability of the woodland blocks within the site • Implementation of an appropriate hedgerow maintenance regime to encourage the establishment of more hedgerow trees, particularly Ash (Fraxinus excelsior) and Oak (Quercus robur). • Appropriate structure planting to the highway verge on Middridge Road to enhance the setting and to integrate the development. • Considerate location and design of the main access point to the development • Give careful consideration to masterplanning, layout and detailed design to minimise visual effects of built elements including roofscape particularly in relation to elevated views from the west and north west of the site.
Further detailed mitigation and design measures are recommended in this report from each individual viewpoint. Each should be given due consideration in the design of the new development.
It is considered that this site would be acceptable for housing development in accordance with the scope of this landscape and visual appraisal and subject to good design and the implementation of appropriate mitigation measures.
32 Appendix A
Figures
Fig 1 – Site Location Plan Fig 2 – Zone of Theoretical Visibility (ZTV) Plan Fig 3 – County Landscape Character Areas Plan Fig 4 – Broad Landscape Character Areas Plan Fig 5 – Broad Landscape Character Types Plan Fig 6 – Local Landscape Types Plan Fig 7 – Planning Designations Plan Fig 8 – Listed Buildings and Scheduled Monuments Plan Fig 9 – Viewpoints Location Plan
33 Appendix B
Photo Sheets
Photo Sheet 1 – Viewpoints 1 and 2 Photo Sheet 2 – Viewpoints 3 and 4 Photo Sheet 3 – Viewpoints 5 and 6
34 KEY A689 Site Boundary A167 A688 3.5km Radius
A689
A689
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 1: Site Location Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius Areas where the proposed A689 development may be visible NOTES: 1. Blocks of trees are set at a height of 15m above ground level. A689 2. Existing buildings generally are assumed to be 2 storey and are set at a height of 8m above ground level. 3. Proposed buildings on the development site are set at a height of 12m above ground level.
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 2: Zone of Theatrical Visibility (ZTV) Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
A689 Council Boundary
Tees Lowlands
A689 West Durham Coalfield
East Durham Limestone Plateau
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 3: County Landscape Character Areas Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
A689 Council Boundary
Urban
A689 Sedgefield, Windlestone & Aycliffe
Southern Limestone Escarpment
Bradbury, Preston & Mordon Carrs
Central Wear Valley
Gaunless Valley
Brussleton
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 4: Broad Landscape Character Areas Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
A689 Council Boundary
Lowland Plain
Limestone Escarpment A689 Coalfield Valley
Lowland Carrs
Coalfield Valley Floodplain
Coalfield Valley Upland Fringe
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 5: Broad Landscape Character Types Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
A689 Council Boundary LOCAL LANDSCAPE TYPES Urban Infrastructure A689 Nurseries & Market Gardens Mineral Working Dene Pastures Water Parkland Disturbed Lane Parks & Recreation Ground High Ridge & Valley Farmland: Wooded Pasture Scarp & Dislope Farmland: Arable Scarp & Dislope Farmland: Pasture Scarp & Dislope Farmland: Open Arable Scarp & Dislope Farmland: Open Pasture Lowland Woods Lowland Woods: Denes & Bluffs Carr Farmland: Open Arable Carr Farmland: Open Pasture Escarpment Valley Farmland: Open Arable Escarpment Valley Farmland: Open Pasture 1km 2km 3km 3.5km Escarpment Ridges & Spurs: Open Arable Escarpment Ridges & Spurs: Open Pasture A167 Escarpment Ridges & Spurs: Wooded Pasture B6282 Valley Farmland: Arable Valley Farmland: Pasture Valley Farmland: Open Arable B6443 Valley Farmland: Open Pasture A6072 Valley Farmland: Wooded Arable Valley Farmland: Wooded Pasture Plain Farmland: Arable Plain Farmland: Pasture Plain Farmland: Open Arable Plain Farmland: Open Pasture Plain Farmland: Wooded Arable Plain Farmland: Wooded Pasture B6443 Plain Farmland: Wooded Estate Arable Plain Farmland: Wooded Estate Pasture N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 6: Local Landscape Types Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
Council Boundary A689 Main A-Road
Secondary B-Road A689 PROW - Footpath
PROW - Bridleway
Cycle Route - Traffic Free
Cycle Route - Road
Conservation Area
Registered Park and Garden
Local Nature Reserve
Site of Special Scientific Interest (SSSI)
National Inventory of Woodland and Trees
1km 2km 3km 3.5km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 7: Planning Designations Plan
July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius
1 A689 Registered Park and Garden 13 1 Listed Buildings 11 12
A689 REGISTERED PARK AND GARDEN: 1. WINDLESTONE HALL
1
LISTED BUILDINGS: 1. - OLD FARM COTTAGE - NURSES TEACHES CENTRE, WALL AND GATE PIERS 2. - MIDDRIDGE GRAINGE FARMHOUSE - CART SHED ON REAR OF MIDDRIDGE GRANGE FARMHOUSE - OUTER WALLS AND GATE PIERS TO EAST OF MIDDRIDGE GRANGE FARMHOUSE - WALLS AND GATE PIERS TO EAST OF MIDDRIDGE GRANGE FARMHOUSE
3. - NORTH SECTION OF RAILWAY BRIDGE, 150 METRES SOUTH OF EAST THICKLEY GRANGE 4. - CHURCH OF ALL SAINTS 5. - RAILWAY INSTITUTE AND FORECOURT WALLS 6. - SHILDON SIGNAL BOX 7. - COAL DROPS, 110 METRES EAST OF SOHO ENGINE SHED - BLACK BOY STABLES AND OUTBUILDINGS - SOHO ENGINE SHED - WALL, 10 METRES SOUTH WEST OF BLACK BOY STABLES, RUNNING WEST FOR 150 METRES TO SOUTH OF SOHO ENGINE SHED - OFFICES OF DUCKWORTH LIMITED - DURWORTH LIMITED; FORMER CHAPEL NOW FACTORY FOR DURWORTH LIMITED - HACKWORTH MUSEUM - SOHO COTTAGES 8. - AQUEDUCT ACROSS RAILWAY 10 9. - SOUTH PORTAL OF SHILDON RAILWAY TUNNEL 10. - DRINKING FOUNTAIN, 30 METRES SOUTH-EAST OF ENTRANCE TO RECREATION GROUND 9 1km 2km 3km 3.5km 11. - HOWLISH HALL 12. - HA-HA WALL TO SOUTH-WEST OF WINDLESTONE HALL SCHOOL 8 - FIELD BOUNDARY TO SOUTH-WEST OF WINDLESTONE HALL A167 - GARDEN WALL TO SOUTH-WEST OF WINDLESTONE HALL, WITH GATE AND GATEWAY B6282 - GARDEN WALL TO WEST OF WINDLESTONE HALL SCHOOL - THE COACH HOUSE, TO NORTH OF GARDEN COTTAGE 7 - WALL AND PIERS TO WEST OF YEW COTTAGE 6 - OUTBUILDINGS TO NORTH OF YEW COTTAGE - YEW COTTAGE - STABLES TO NORTH OF WINDLESTONE HALL, NOW CLASSROOMS TO 5 3 B6443 WINDLESTONE HALL SCHOOL - CLOCK TOWER NORTH OF WINDLESTONE HALL - STABLES, NOW SCHOOL LAUNDRY, TO NORTH-WEST OF WINDLESTONE HALL A6072 - CURVED GARDEN WALL TO WEST OF WINDLESTONE HALL 4 - WINDLESTONE HALL RESIDENTIAL SCHOOL - TERRACE WALL TO EAST AND SOUTH OF WINDLESTONE HALL, WITH PIERS AND STEPS - EDEN HOUSE, WITH WALLS, RAILINGS AND GATES 13. - NORTH LODGE TO WINDLESTONE HALL - ENTRANCE GATEWAY TO WINDLESTONE HALL, WITH PIERS, QUADRANT WALLS AND GATES
2
B6443
N
1 0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 8: Listed Buildings & Scheduled Monuments Plan July 2012 KEY A689 Site Boundary A167 A688 3.5km Radius Areas where the proposed A689 development may be visible 4 Viewpoint Locations
A689 1 View west from Middridge Road
2 View from east side of Middridge (Public Footpath)
3 View east from Spout Lane near Shildon
4 View south east from access road to Eldon Lodge
4 5 View south east from footpath on Moor Lane
6 View from layby on Moor Lane near fishing ponds
5 6
3 1km 2km 3.5km 2 1 3km
A167 B6282
B6443
A6072
B6443
N
0 0.5 1 2km
Project : Land at Eldon Whins LVA Drawing Title: A6072 A167 Figure 9: Viewpoints Location Plan
July 2012
Extent of Proposed Site
1 View west from Middridge Road
Extent of Proposed Site
2 View from east side of Middridge (public footpath)
Project : Land at Eldon Whins LVA Drawing Title:
Figure 10: Photo Sheet 1 and 2
July 2012
Extent of Proposed Site
3 View east from Spout Lane near Shildon
Extent of Proposed Site
4 View south east from access road to Eldon Lodge
Project : Land at Eldon Whins LVA Drawing Title:
Figure 11: Photo Sheet 3 and 4
July 2012
Extent of Proposed Site
5 View south east from footpath on Moor Lane
Extent of Proposed Site
6 View from layby on Moor Lane near fishing ponds
Project : Land at Eldon Whins LVA Drawing Title:
Figure 12: Photo Sheet 5 and 6
July 2012 Land at Eldon Whins, Newton Aycliffe : Representations to Durham County Council Local Plan Pre
3186869v3