HALSBURY HOMES LTD

GREEN LANE EAST,

Landscape and Visual Appraisal

May 2020 7014.LVA.005

COPYRIGHT

The copyright of this document remains with Aspect Landscape Planning Ltd. The contents of this document therefore must not be copied or reproduced in whole or in part for any purpose without the written consent of Aspect Landscape Planning Ltd.

Aspect Landscape Planning Ltd Hardwick Business Park Noral Way Banbury Oxfordshire OX16 2AF

t 01295 276066 f 01295 265072

e [email protected] w www.aspect-landscape.com

CONTENTS

1 INTRODUCTION 2

2 BASELINE ASSESSMENT 3

3 POTENTIAL LANDSCAPE AND VISUAL EFFECTS 14

4 SUMMARY AND CONCLUSIONS 18

PLANS

PLAN ASP1 SITE LOCATION PLAN PLAN ASP2 SITE AND SETTING

APPENDICES

APPENDIX 1 THE GROWTH TRIANGLE AREA ACTION PLAN (GT AAP) POLICIES MAP APPENDIX 2 EXTRACT FROM LANDSCAPE CHARACTER ASSESSMENT SPD – WOODLAND ESTATELANDS (E) LANDSCAPE CHARACTER TYPE (LCT) / E3 WOODED ESTATELANDS. APPENDIX 3 PHOTOGRAPHIC RECORD APPENDIX 4 OPPORTUNTIES AND CONSTRAINTS PLAN - RAC OC-01 APPENDIX 5 ILLUSTRATIVE SITE LAYOUT PLAN - RAC S-01

Green Lane East, Rackheath May 2020 Landscape and Visual Appraisal 7014.LVA.005

1. INTRODUCTION

1.1. Aspect Landscape Planning is instructed by Halsbury Homes LTD to review the possible landscape and visual matters relating to the development of land at Green Lane East, Rackheath, , hereafter referred to as the Site, for the provision of development of up to 165 Dwellings including 28% affordable housing and the provision of 16 supported living bungalows, with all Matters Reserved Except Access, hereafter referred to as the Proposed Development. The Site is illustrated on Plan ASP1.

1.2. The purpose of this Landscape and Visual Appraisal (LVA) is to provide a landscape and visual overview for the Proposed Development. The LVA reviews the existing landscape character and visibility of the Site and its ability to accommodate residential development as set out above. This appraisal covers landscape and visual matters only and should be read alongside the other submissions that accompany the application.

1.3. This appraisal will take the following format:

• Review of baseline conditions; • Identification of potential landscape and visual effects, with suggested approach to mitigation; and • Conclusions will be drawn

1.4. This appraisal does not represent a detailed Landscape and Visual Impact Assessment (LVIA) but has been prepared in line with guidance set out within GLVIA3, the industry best practice guidance. It is considered that if the Site is allocated a detailed LVIA would be prepared as part of any planning application for development on this site.

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2. BASELINE ASSESSMENT

2.1. The Site is located to the south west of Broad Lane, adjacent to the southern edge of an area known as New Rackheath, Norfolk. It lies on flat landform adjacent to the existing settlement edge. The location of the Site is illustrated on Plan ASP1.

2.2. The Site itself consists of 6.46ha of a medium sized triangular arable field, there is no boundary vegetation of note to the north eastern and south eastern boundaries, with the north western boundary defined by a combination of a shelter belt and hedgerow. The south western boundary is undefined, with the A1270 - Northern Distributer Road (NDR) within close proximity.

2.3. The Site is located immediately adjacent to the built-up area along Broad Lane, to the north east, the existing development on the north eastern edge of Broad Lane consists of detached properties, which form the southern extent of a wider triangular shaped residential development known as New Rackheath. Further to the south east, ribbon development extends along Broad Lane, consisting of large individual detached dwellings, agricultural and commercial buildings.

2.4. To the north west of the Site, residential allocation GT19 – Land South of Green Lane East – a reserved matters application has been approved - App Reference 20191032 - for the development of 157 dwellings and associated new roads and infrastructure, areas of new public open space, footpaths, cycleways and green infrastructure. This development lies immediately adjacent to the north western Site boundary. Further to the north west, residential allocation GT18 – Land South of Green Lane West - a reserved matters application has been approved - App Reference 20191032 - for the development of 322 dwellings, vehicular access, provision of open space and other associated works. The Site is illustrated within its immediate landscape context on Plan ASP 1 & ASP2

2.5. There are some notable shelter belts / woodlands within the local landscape, which together with the flat landform provide visual containment. A shelter belt runs adjacent to the majority of the north western Site boundary, before heading north west. The vegetation belt defines the south eastern and south western boundaries to the adjacent residential allocation GT19.

2.6. In terms of topography, the Site lies on flat landform at approximately 25m Above Ordnance Datum (AOD). The topography in the wider landscape rises to a local high 2

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point along Road of 31m AOD, approximately 865m to the west and to a low point of 18m AOD at the junction of Board Lane and Toad Lane, approximately 1.36km to the south east.

2.7. The Site is not subject to any qualitative landscape designations at a national or local level and is not publicly accessible. There are no Public Rights of Way (PRoW) within the immediate of local area, the PRoW network is illustrated on the OS plan that forms the base on Plan ASP1.

2.8. The north western boundary is defined by a mature shelter belt that screens views across the Site from future residents of GT19 and existing users and residents of Green Lane and associated pavement which runs adjacent to the north. The A1270 lies in close proximity to the south west of the Site and is located on elevated landform which limits further views from the south west. Screening of views is provided by the existing development to the north east along Broad Lane and existing vegetation that aligns the railway, this heavily restricts views from the south east. Overall, it is considered the views a limited to the immediate vicinity.

Landscape Related Policy

2.9. The Site lies within District Council, the current local plan is made up of several documents:

• Joint Core Strategy DPD (Broadland, and ) adopted 2011, amendments adopted January 2014 • Development Management DPD adopted August 2015 • Site Allocations DPD adopted May 2016 • Growth Triangle Area Action Plan adopted July 2016 • Neighbourhood Plan

2.10. These documents set out planning policies that aim to help planning officers and applicants in achieving a high standard of development in the district and form the main guide to determining planning applications. Alongside these documents there are also a number of Supplementary Planning Documents (SPDs).

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2.11. At present the local development documents that are relevant to this LVA are;

Joint Core Strategy DPD (JCS DPD)

2.12. This sets out strategic policies in the Greater Norwich Area, which has been developed in partnership between Broadland, Norwich and South Norfolk Councils. These documents include the Changes to Local Plan Policies Map for Joint Core Strategy (Broadland part) 2014, which includes the settlement limits within the Growth Triangle area.

Development Management DPD (DM DMP)

2.13. The Development Management DPD aims to further the objectives set out in the National Planning Policy Framework (NPPF) and the Joint Core Strategy (Broadland, Norwich and South Norfolk).

The Growth Triangle Area Action Plan (GT AAP)

2.14. This plan specifically applies to the areas of Rackheath, , , and other parishes which are not covered by the Site Allocations DPD.

2.15. The Joint Core Strategy identified these areas for major urban development concentrating on growth that can support local services such as transport links, secondary education, healthcare, and green infrastructure.

2.16. Within the GT AAP, the land to the north west of the Site, beyond the shelter belt is allocated for residential development – GT18: Land South of Green Lane West and GT19: Land South of Green Lane East, see Appendix 1;

Landscape Character

2.17. At a regional level, the Natural Character Map of England illustrates that the Site is located within the Central NCA (78). At a more local level, the Broadland Landscape Character Assessment SPD – September 2013, undertaken by Chris Blandford Associates (May 2008), identifies the Site as being within the Woodland Estatelands (E) Landscape Character Type (LCT), this is sub divided into Landscape character Areas (LCAs), of which the Site lies within E3 4

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Spixworth Wooded Estatelands. An extract from the assessment is included within Appendix 2.

2.18. The Key characteristics of the LCT, including:

• “A pattern of small manor houses, isolated halls and larger estates, with associated parkland extending across much of the area: • These buildings impart a strongly ordered and human influence over the surrounding landscape; • Numerous copses, woodlands and small plantations associated with these estates, punctuating a landscape of underlying predominantly arable farmland; • Settlements have many historic buildings associated with them and a strong local vernacular; • Strong historic dimension throughout the landscape; • Woodland provides a sense of enclosure; • Underlain by a mixed geology of Till, with loams and pebbly soils.”

2.19. The assessment provides an overall description of the historic environment character as;

“Today, the field pattern is predominantly 20th century agriculture with some 18th - 19th century enclosures, patches of woodland and some inland managed wetland following river corridors. Ancient and semi-natural woodland as well as ancient replanted woods are present in this Type.

Dispersed small-medium linear and medium-large nucleated villages, small manor houses (such as Manor), isolated halls (such as Rippon Hall) and larger estates with associated parkland (such as Hall and Heydon Hall, Grade II* and II on the register of Parks and Gardens of Historic Interest respectively), extend across much of the area. Generally, settlements have many historic buildings associated with them and a strong local vernacular. Red and colourwashed brick are commonly used materials along with pantiled or thatched roofs.

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Key Forces for Change

The following Key Forces for Change have been identified for the Wooded Estatelands Landscape Character Type:

• Loss of field boundaries as a result of agricultural intensification; • Small-scale incremental development within villages, which may be inconsistent with local built character and materials; • Changes in woodland cover as a result of changes in management; • Changes in management of historic halls and their associated parkland settings; • Increased use of rural roads associated with tourism and visitors to historic attractions; • Loss of field trees and mature landscape structure as a result of agricultural intensification”.

2.20. The assessment provides an evaluation for the LCT as:

“Landscape Condition and Strength of Character

This Landscape Character Type has a generally strong and distinctly recognisable sense of place throughout, with historic halls, woodland copses and small settlements providing visual landmarks and focal points. As a result, this landscape is considered to have a generally strong character. There is evidence of decline in hedgerow field boundaries and loss of hedgerow trees, however, overall, this Landscape Character Type exhibits a mature landscape structure.

Management Strategies and Objectives

The overall strategy for the Wooded Estatelands should be to conserve the relatively intricate pattern of woodland clumps and copses and historic halls, alongside the generally strong character and recognisable sense of place. Plantings to enhance hedges should be appropriate to the specific local character of the Landscape Character Areas.

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Specific management objectives are to:

• Seek opportunities for the creation of woodland and wood pasture; • Seek opportunities to promote catchment sensitive farming; • Seek to conserve and restore declining hedgerows and field trees; • Seek opportunities for the management and creation of urban and urban fringe greenspace, as well as the maintenance and enhancement of green corridors through the built areas; • Seek to conserve and enhance the landscape structure within the area, including blocks and belts of woodland, copses of mature trees, mature parkland trees and intact hedgerows; • Conserve and enhance existing woodland belts to buffer potential new housing development; • Seek to retain and conserve parkland landscapes and character to provide greenspace between potential new housing development.”

2.21. The assessment provides a summary of visual character for the LCA as:

“This character area forms a narrow belt of land abutting the northern settlement edge of Norwich. The land within this area forms part of an extensive area of sands and gravels that rises gently northwards towards the centre of the district….Although land use within the area is influenced by its close proximity to Norwich, a large proportion of the area is still in arable cultivation, especially in western parts. Other more urban fringe uses have developed on converted farmland in central and western parts, such as golf courses and sporting fields.

Three settlements are located within this area, including Spixworth, Horsham St Faith and Thorpe End. These settlements have expanded in recent years, with newer residential developments engulfing the historic core and forming large extensions. A number of roads radiate from the city of Norwich across the landscape, at times, coinciding with ribbon development….In southern parts of the area, a large business park and adjacent hospital have developed on the settlement edge of Norwich, at the junction of the A47 and A1042. The settlement edge of Norwich is often abrupt and encloses southerly views, forming a harsh boundary to the area. However in eastern parts of the area,

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the settlement edge is often well enclosed by woodland, tree belts, copses of mature trees and robust hedgerows in adjacent fields. Woodland in these areas, both coniferous and lowland mixed deciduous, is generally associated with high landscape and recreational value for adjacent urban populations.

Although the area abuts the urban edge of Norwich, the landscape generally comprises a semi-rural character. Its strength of character has been diluted by substantial fragmentation to the hedgerow structure in western parts. Here, the landscape is large-scale and open in character, with remnant patches of hedge boundaries and mature hedgerow trees adding interest, allowing only filtered views to settlement edges. Further east the influence of the Airport is substantial and greatly dilutes the area’s rural character. In eastern parts of the area, parcels of land form a patchwork of rectangular fields and woodland. Robust blocks of woodland generally contain views across this flat landscape, at times, forming distinct coniferous skylines. Part enclosure of the land has allowed medium sized estates to develop around large houses and halls. These are smaller and less dramatic than those in the north of the district, but comprise a similar parkland character. One of these has been converted into a hotel and surrounding parkland has been converted into a golf course. The road network has a strong influence; well used by commuters, it is noisy and busy. The mixture of land uses within the area generally coincides with a fairly weak sense of identity

Evaluation

Inherent Landscape Sensitivities

The following inherent landscape sensitivities have been identified:

• Mature landscape structure in eastern parts, including large blocks of woodland (including coniferous plantations), tree belts, copses of mature trees, remnant hedge boundaries and hedgerow trees, and parkland trees associated with large houses and halls. • High landscape and recreational value associated with mature woodland; in particular the woodland located in eastern parts on the settlement edge of Norwich.

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• Forms an important landscape setting to the city of Norwich. • Landscape setting of villages. • Landscape setting of historic houses and halls. • Open skyline in western parts.”

Landscape Planning Guidelines

2.22. The following Landscape Planning Guidelines apply to Spixworth Wooded Estatelands Landscape Character Area, those that relate to the Site are:

• “Seek to conserve the predominantly rural character of the area; • Seek to conserve and enhance the diversity of landscape structure within the area, including the patchwork of woodland and farmland with a recognisable hedgerow structure; • Seek opportunities for the restoration of fragmented hedgerows; • Seek to conserve the setting of historic houses, halls and parkland; • Ensure that any new development responds to historic settlement pattern and is well integrated into the surrounding landscape; • Seek to conserve and enhance the landscape setting of Norwich and seek to screen (where possible) existing and potential harsh settlement edges; • Seek to maintain and enhance copses of mature trees and existing robust hedgerows.”

2.23. The assessment does not include an assessment of sensitivity or value in terms of the individual LCAs, but provides a useful introduction to the wider landscape setting of the Site.

2.24. Aspect has undertaken an assessment of the Site and its localised setting in relation to the criteria set out within Box 5.1 of The Guidelines for Landscape & Visual Impact (GLVIA 3). A range of factors that can help in the identification of valued landscapes include:

• Landscape quality (condition); • Scenic quality; • Rarity; • Representativeness;

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• Conservation Interests; • Recreation Value; • Perceptual aspects; and • Associations.

2.25. Table 1 below seeks to assess the value of the Site based on the Box 5.1 criteria.

Table 1: Assessment of Landscape Value of the Site

Criteria Assessment of Value Landscape quality (condition) Low – The Site reflects that of its locality, comprising an arable field, it is acknowledged that the Site’s hedgerows and shelter belt are the only notable landscape feature. Scenic quality Low – There is limited intervisibility between the Site and its immediate and localised setting, as a result of the existing residential development, adjacent transport corridors and mature vegetation structure to the Site boundaries and within the immediate setting which influence the Sites character and provide a strong degree of separation from the wider rural landscape to the east. There are no internal features associated with the Site and as such the Site itself is of limited scenic value. Rarity Low – the Site comprises an area of arable land with the only notable boundary feature being the shelter belt to the north western boundary, this is a common feature in the localised setting and within the district and is not considered rare. Representativeness Low – There are no internal landscape features of note within the Site that do not exist elsewhere within the immediate setting and due to its size and location on the edge of settlement, and the strong degree of separation provided by the adjacent features, as noted above, it is considered that it does not contribute to the representativeness of the wider setting. Conservation Interests Low - the existing boundary vegetation is limited, with the shelter belt to the north western boundary being the only notable area of vegetation. This represents some ecological interest within the Site’s immediate setting. There are no localised or national landscape designations associated with the Site or its localised setting. Recreation Value Low – There is currently no public access to the Site. Perceptual aspects Low – The presence of existing development to the north east, railway to the south east and the recently constructed A1270 in close proximity to the south west of the Site form notable urbanising features within the localised landscape fabric and substantially reduce the perceived tranquillity of the Site and the immediate setting. Associations None – There are no known literary or historic associations with the Site.

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2.26. It is considered that the Site and its immediate setting do not represent a “valued landscape” with reference to para 170 of the NPPF.

2.27. As noted above, it is acknowledged that the Site is currently undeveloped, however, the proximity of the Site to the existing settlement edge of Rackheath and the associated transport infrastructure reduces the perceived rural character of the Site. Therefore, it is considered that the Site and its immediate setting is of low landscape value.

2.28. The nature of the receiving landscape and the existing detractors reduces the susceptibility of the Site to accepting a carefully designed, residential development. It is considered that the susceptibility of the Site is low.

2.29. Given the assessment of value above, it is considered that the Site is of low sensitivity.

Visual Environment

2.30. It is acknowledged that there are views into and across the Site from Broad Lane directly adjacent to the north eastern boundary and the railway line that runs adjacent to the south eastern boundary. The established vegetation to the north western Site boundary heavily restricts views from the future residential development of GT19 and pedestrians, residents and motorists of Green Lane further to the north of the Site. There are no Public Rights of Way within 1km of the Site.

2.31. Views from residential properties are considered to be of high sensitivity with those from roads considered transient receptors, with people passing through the landscape at speed and, as such, are of medium sensitivity to change.

2.32. As noted above, the presence of built form and the combination of flat topography and mature vegetation within the surrounding landscape limits views from the local and wider landscape over the Site.

2.33. During the Site visit a photographic record was taken to illustrate the visibility of the Site within its immediate context and these are included within Appendix 3.

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2.34. Viewpoints 1 – 2 are taken from Board Lane immediately adjacent to the north east of the Site and viewpoint 3 is taken from the southern corner of the Site looking north, from here there are views over the Site which illustrate the enclosure provided by the shelter belt to the north western Site boundary, the elevated A1270 / NDR and the mature field boundary vegetation that runs adjacent to the south east of the railway line, the combination of which heavily restricts views of the surrounding landscape.

2.35. Viewpoints 4, 5, 6, 7 & 8 are taken from the surrounding road network / field boundaries within the local landscape, the views illustrate the nature of screening as a result of the flat landform, mature vegetation and elevated NDR corridor. Where there are potential views, these are limited to, at most, glimpsed views over the south western part of the Site (viewpoint 8).

2.36. Viewpoints 9 – 10 are taken form the wider rural landscape to the east and south respectively, due to the combination of existing mature vegetation, built form and flat landform views of the Site are screened.

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3. POTENTIAL LANDSCAPE AND VISUAL EFFECTS

3.1. The Landscape and Visual Appraisal does not include a detailed assessment of effects but seeks to assess the principle of introducing residential development into the Site within the context of the receiving landscape and visual environment as identified within the baseline assessment.

3.2. This section will provide an overview of the possible effects in terms of landscape character and visibility if the Site were to be developed in an unsympathetic, non- landscape led way. The assessment then includes a series of recommendations for development to avoid or mitigate for the potential identified harm.

Potential Landscape Effects

3.3. The development of this Site could give rise to potential landscape effects including:

• Over development of the Site • Reduction in perceived openness • Loss of key landscape features • Increased intervisibility of built form • Loss of habitats • Reduction in perceived tranquillity

3.4. To avoid potential adverse effects, it is recommended that the proposals adopt a sensitive approach to the design of the layout and appearance of the scheme. It is acknowledged that the Site is located within countryside, albeit, adjacent to the existing settlement edge to the north east and north west (once built) with transport corridors adjacent to the south eastern boundary and most notably on elevated ground in close proximity to the south west. However, there is an opportunity to create a high quality residential development set within a robust green infrastructure that creates a sympathetic settlement edge and transition between the Proposed Development and the local landscape, through the establishment of landscaped boundaries which would soften views and reflect the wider settlement edge character of Rackheath.

3.5. New development should avoid the creation of hard and prominent edges by retaining the existing field boundary vegetation, incorporating it within landscaped 13

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buffers and open spaces especially to the boundaries. The establishment of landscape buffers and public open spaces also presents a number of opportunities for the creation of new formal and informal recreation facilities which would benefit both new and existing residents and provide new habitats. At present, the arable land which covers the Site is considered to be of limited ecological merit. Therefore, the creation of public open spaces and soft landscaped boundaries as part of the Site wide Green Infrastructure strategy within which the Proposed Development is located would allow for the establishment of areas of native wildflower grassland, shrub planting and trees, that would include the use of locally prevalent species. This would not only ensure that vegetated boundaries are established / enhanced but would also represent a positive contribution to local biodiversity.

3.6. In terms of the perceived tranquillity of the Site, this is reduced as a result of Broad Lane and adjacent residential development, to the north east, the railway line to the south east and the elevated A1270 in close proximity to the south west. Ensuring an appropriate offset from the Sites boundaries, together with the establishment of a vegetation structure would ensure that the influence of these features is reduced on the Site and that a more sympathetic settlement boundary is established than at present.

3.7. The key opportunities and constraints associated with the Site are illustrated on Opportunities and Constraints Plan - RAC OC-01 – Appendix 4, this has informed the Indicative Site Layout Plan – RAC SL-01 – Appendix 5. The proposed layout ensures that offsets from the Site boundaries and areas of internal open space are established, within which structural planting would provide soft landscaped buffers to the development edge and ensure that a sympathetic, landscape-led scheme is achieved.

3.8. The borough-wide assessment identifies a number of characteristics associated with the localised landscape setting of the Site. As set out above, it is considered that the incorporation of a sensitive, landscape-led approach to the Proposed Development would minimise the potential landscape effects arising upon the receiving landscape. That a carefully considered layout could incorporate a sympathetic design that compliments the localised landscape setting and addresses the specific management objectives for the LCT and the landscape planning guidelines as set out for the LCA within the District Landscape Character Assessment (refer extract within Appendix 2). 14

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3.9. In conclusion, through the incorporation of the recommendations set out above, a sensitive, landscape-led approach would minimise the potential landscape effects of the Proposed Development within the Site upon the receiving landscape. Therefore, it is considered that residential development can be integrated within the Site without significant adverse effects upon the localised or wider landscape receptor.

Potential Visual Effects

3.10. In terms of potential visual effects, these would be localised as a result of the small scale of the Site and its setting. Unsympathetic development could give rise to adverse visual effects, creating a hard built edge and extending the perceived presence of development into the countryside.

3.11. As identified within Section 2, and illustrated on the photographic record within Appendix 3, views of the Site are highly localised as a result of the combination of landform, mature vegetation and built form within the immediate setting. The implementation of native boundary planting would reflect that of the wider settlement edge and would ensure that a soft edge to the Proposed Development and wider settlement is achieved. This would filter any views of the proposals from the local and wider landscape once mature. The establishment of boundary planting would not only assist in visually screening the proposals and maintain the vegetated settlement character.

3.12. The careful masterplanning of the Site would not harm views across, or people’s appreciation of, the wider countryside setting to the south west. The adoption of a positive, outward looking layout would also assist the integration of the proposals, ensuring that the proposed dwellings do not turn their backs on the wider setting or present hard rear garden boundaries onto the surrounding open space. This approach also ensures that the properties overlook the proposed open spaces, creating a quality outlook for residents and passive surveillance for the open spaces.

3.13. Where visible, the adoption of a high quality palette of materials and a design language that compliments the local character would ensure that the proposals do not appear at odds or prominent within the localised setting.

3.14. It is considered that, subject to the incorporation of the recommendations set out above, namely adopting a landscape-led approach to masterplanning, which 15

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includes retention of boundary vegetation within the establishment of soft landscape buffers to the Site boundaries, residential development can be integrated within the Site without significant adverse effects upon the localised or wider visual amenity.

Potential Effects Upon Landscape Related Policy

3.15. The Site is not subject to any qualitative landscape designations at a national or local level and, as set out above, is not considered to represent a “valued” landscape with reference to para 170 of the NPPF.

3.16. It is also noted that a careful and considered approach to the masterplanning of the layout, built form and landscaping would ensure that the proposals comply with the landscape and visual related policies, within the District planning documents and the strategies within the Broadland District Landscape Character Assessment.

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4. SUMMARY AND CONCLUSIONS

4.1. Aspect Landscape Planning is instructed by Halsbury Homes LTD to review the possible landscape and visual matters relating to the Proposed Development at Green Lane East, Rackheath. The LVA will support an application for the provision of development of up to 165 Dwellings including 28% affordable housing and the provision of 16 supported living bungalows with all Matters Reserved Except Access.

4.2. The Site is not subject to any qualitative landscape designations at a national or local level and is not considered to represent a “valued” landscape with reference to para 170 of the NPPF.

4.3. It is acknowledged that the Proposed Development would change the character of the Site itself. Any greenfield development would give rise to a degree of harm from a landscape perspective. However, it is considered that the Site has capacity to accommodate sensitively designed, residential development. As identified within the character assessment, the proximity of the Site to the southern edge of Rackheath and the presence of a series of transport corridors reduces the perceived tranquillity and agricultural character. The Site is characterised by its flat landform, lack of mature vegetation, and heavily influenced by the adjacent transport corridors and built form. These features also provide a degree of separation with the wider more rural landscape, minimising middle and longer distance views and ensuring views of the Site are, at most, localised. The wider landscape setting contains a very limited network of footpaths, reducing opportunities for higher sensitivity receptors to view the Site.

4.4. Any masterplan should adopt a sensitive, landscape-led approach. Subject to the development of a sympathetic, high-quality layout with complementary landscape scheme, it is considered that the Site could accommodate residential development without significant harm to the wider receiving landscape character and visual environment.

4.5. Any development within the Site should incorporate the following elements:

• Retain and reinforce the existing shelter belt and limited mature boundary vegetation, where possible, within new vegetated / landscaped buffers to the

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Site boundary, this would create a soft landscape setting for the new development; • Incorporate a comprehensive scheme of landscaping utilising locally native species. Offsets to be established along the north eastern, south eastern and south western Site boundaries to provide robust landscape buffers and creating a degree of separation between the transport networks and the Proposed Development, reducing the influence of these existing adjacent urban features upon the Site. • Create new, varied habitats that are characteristic of this landscape setting. In particular, tree planting should be incorporated into the landscaping scheme to reinforce the presence of this characteristic local landscape feature; • Incorporate a network of publicly accessible open spaces within the Site. This would not only assist in provision of formal and informal recreation facilities but break up the built environment and assist in placemaking; • Create opportunities to enhance public access to the countryside, which at present is very limited; • Adopt a positive outward looking layout to ensure that the proposals do not appear to be turning their back on the wider setting and create an appropriate transition settlement edge; • Incorporate a simple palette of materials and architectural detailing that reflect the local vernacular.

4.6. It is concluded that the Site has the capacity to accommodate a sensitively designed residential development which would not give rise to significant landscape or visual effects and is in line with adopted planning policy and the landscape strategy set out within the Broadland District Landscape Character Assessment. The proposals would not represent uncharacteristic expansion of the urban extent and presents a number of opportunities to enhance local access to the countryside and recreational facilities, as well as habitat creation.

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ASPECT PLANS

APPENDIX 1

THE GROWTH TRIANGLE AREA ACTION PLAN (GT AAP) POLICIES MAP

APPENDIX 2

EXTRACT FROM LANDSCAPE CHARACTER ASSESSMENT SPD WOODLAND ESTATELANDS (E) LCT / E3 SPIXWORTH WOODED ESTATELANDS LCA

80 3.8 E: WOODED ESTATELANDS

Location and Boundaries

3.8.1 This Landscape Character Type is located in the central and northern30 part of the Study Area – bound to the east by River Valley (Landscape Character Type A), and to the west by Woodland Heath Mosaic (Type B) and Tributary Farmlands (Landscape Character Type D). To the south, it is met by the fringes of the city of Norwich. To the north it adjoins Random Enclosed Rolling Open Farmland, Small Valleys and Wooded with Parkland Landscape Character Types, within the North Norfolk District Landscape.

Key Characteristics

3.8.2 The following Key Characteristics are typical of the Wooded Estatelands Landscape Character Type:

 A pattern of small manor houses, isolated halls and larger estates, with associated parkland extending across much of the area:  These buildings impart a strongly ordered and human influence over the surrounding landscape;  Numerous copses, woodlands and small plantations associated with these estates, punctuating a landscape of underlying predominantly arable farmland;  Settlements have many historic buildings associated with them and a strong local vernacular;  Strong historic dimension throughout the landscape;  Woodland provides a sense of enclosure;  Underlain by a mixed geology of Till, with loams and pebbly soils.

Summary of Visual Character

3.8.3 This gently rolling landscape of predominantly arable farmland is underlain by a mixed geology. In certain locations, Till predominates. This results in a

30 This landscape continues outside the District boundary to the north, within North Norfolk District. For further information see Landscape Character Assessment for North Norfolk District Council Local Development Framework: Draft Version.

Landscape Character Assessment SPD 81 land cover of loams and pebbly soils. Topography within this Landscape Character Type is more strongly rolling than with adjacent flatter landscapes, with field boundary trees, copses and woodlands nestled within the folds of the landscape.

3.8.4 The numerous copses, woodlands and small plantations provide a sense of enclosure, as well as being points of visual focus within views across the farmland. There is a striking settlement pattern of small manor houses, isolated halls and larger estates. Large historic halls are dominant landscape features, often with associated parkland and designed landscapes, which contrast with the adjacent farmed landscapes.

3.8.5 A network of minor and major roads cut across and link small villages within this Landscape Character Type. The influence of the urban edge of Norwich is also quite strong towards the south of this Landscape Character Type. Despite this, there is generally a predominantly rural character and associated strong sense of tranquillity throughout most of this landscape. Views across this landscape are restricted in places by the pockets of woodland. In other places, however, long views across gently rolling farmland can be gained.

Historic Environment Character

3.8.6 Evidence of prehistoric presence within this Character Type has been recorded, mainly as findspots, including Palaeolithic hand axe finds, Mesolithic flintwork and tranchet axes and Iron Age horse equipment. The only evidence of this period still upstanding are the Bronze Age barrows, although these tend to be greatly reduced in size.

3.8.7 Echoes of Horstead's ancient past have been found as early Celtic and Roman cremation urns and the outline of a Roman marching camp believed to have been constructed during the Boadicean Rebellion. Elsewhere, Roman objects and coin findspots have been recorded as well as a Roman site at Bolwick Hall Farm.

3.8.8 Town names in the form of ‘ham’, such as Marsham, Horsham and , reflect the Early Medieval period along with metalwork, pottery, coins and the remains of St Faith Priory, a Scheduled Ancient Monument near Horsford, dated 1105.

3.8.9 A number of perceptible moats notably Horsford Castle’s Norman motte and bailey (with remains of a keep, traces of stone buildings and a barbican) bear witness to the Medieval period. Other buidlings relating to this period include Blickling Hall, which began life as a manor house in the 11th century and was owned by Harold Godwinson (later to become the King of England). By 1091 it had become the country palace of the bishops and towards the end of the 14th century, Sir Nicholas Dagworth had a moated house built on the Site.

3.8.10 In between these large estates, in the early 14th century, arable cultivation dominated. However, by 1750 this had gradually become more mixed with pastoralism becoming more apparent. Unlike other areas of Broadland the area around Horstead and Frettenham were untouched by parliamentary

Landscape Character Assessment SPD 82 enclosure. Today, the field pattern is predominantly 20th century agriculture with some 18th - 19th century enclosures, patches of woodland and some inland managed wetland following river corridors. Ancient and semi-natural woodland as well as ancient replanted woods are present in this Type.

3.8.11 Dispersed small-medium linear and medium-large nucleated villages, small manor houses (such as Horsford Manor), isolated halls (such as Rippon Hall) and larger estates with associated parkland (such as Blickling Hall and Heydon Hall, Grade II* and II on the register of Parks and Gardens of Historic Interest respectively), extend across much of the area. Generally, settlements have many historic buildings associated with them and a strong local vernacular. Red and colourwashed brick are commonly used materials along with pantiled or thatched roofs.

Ecological Character

3.8.12 The ecological character of this landscape character type is dominated by the following habitats:  Extensive areas of woodland and shelterbelts associated with large estates  Small copses of woodland near river valleys  Unimproved valley meadow  Fen  Damp neutral grassland  Hedgerow network  Treebelts and clumps of mature trees

3.8.13 The Nature conservation value of these habitats is recognised by the following designations:

Marsh Site of Scientific Interest (SSSI)  County Wildlife Sites

Key Forces for Change

3.8.14 The following Key Forces for Change have been identified for the Wooded Estatelands Landscape Character Type:

 Loss of field boundaries as a result of agricultural intensification;  Small-scale incremental development within villages, which may be inconsistent with local built character and materials;  Changes in woodland cover as a result of changes in management;  Changes in management of historic halls and their associated parkland settings;  Increased use of rural roads associated with tourism and visitors to historic attractions;  Loss of field trees and mature landscape structure as a result of agricultural intensification.

Evaluation

Landscape Character Assessment SPD 83 Landscape Condition and Strength of Character

3.8.15 This Landscape Character Type has a generally strong and distinctly recognisable sense of place throughout, with historic halls, woodland copses and small settlements providing visual landmarks and focal points. As a result, this landscape is considered to have a generally strong character. There is evidence of decline in hedgerow field boundaries and loss of hedgerow trees, however, overall, this Landscape Character Type exhibits a mature landscape structure.

Management Strategies and Objectives

3.8.16 The overall strategy for the Wooded Estatelands should be to conserve the relatively intricate pattern of woodland clumps and copses and historic halls, alongside the generally strong character and recognisable sense of place. Plantings to enhance hedges should be appropriate to the specific local character of the Landscape Character Areas. For more information refer to ‘Planting hedges in Norfolk – maintaining regional character; A guide to restoring and planting hedges’ www.norfolkbiodiversity.org/reports/ . Specific management objectives are to:

 Seek opportunities for the creation of woodland and wood pasture;  Seek opportunities to promote catchment sensitive farming;  Seek to conserve and restore declining hedgerows and field trees;  Seek opportunities for the management and creation of urban and urban fringe greenspace, as well as the maintenance and enhancement of green corridors through the built areas;  Seek to conserve and enhance the landscape structure within the area, including blocks and belts of woodland, copses of mature trees, mature parkland trees and intact hedgerows;  Conserve and enhance existing woodland belts to buffer potential new housing development;  Seek to retain and conserve parkland landscapes and character to provide greenspace between potential new housing development.

3.8.17 Within this Landscape Character Type, the following Landscape Character Areas have been defined:

E1: Blickling and Oulton E2: Marsham and E3: Spixworth E4: Rackheath and Salhouse

3.8.18 A Summary of each area’s visual character, inherent landscape sensitivities and landscape planning guidelines are set out below.

E1: BLICKLING AND OULTON

Summary of visual character

3.8.19 This Character Area comprises a gently rolling landscape, stretching southwards from the upper reaches of the River Bure. The land becomes

Landscape Character Assessment SPD 90 E3: SPIXWORTH

Summary of visual character

3.8.29 This character area forms a narrow belt of land abutting the northern settlement edge of Norwich. The land within this area forms part of an extensive area of sands and gravels that rises gently northwards towards the centre of the district. Its simple geology is broken up by areas of loam, which coincides with higher quality agricultural land. Although land use within the area is influenced by its close proximity to Norwich, a large proportion of the area is still in arable cultivation, especially in western parts. Other more urban fringe uses have developed on converted farmland in central and western parts, such as golf courses and sporting fields. The other major land use in this area is Norwich Airport. Although the majority of airport infrastructure is located south of the District boundary, the northern section of the airport’s runways encroach central parts of this character area.

3.8.30 Three settlements are located within this area, including Spixworth, Horsham St Faith and Thorpe End. These settlements have expanded in recent years, with newer residential developments engulfing the historic core and forming large extensions. A number of roads radiate from the city of Norwich across the landscape, at times, coinciding with ribbon development. The A140 is a particularly busy road that dissects the centre of the area, introducing considerable amounts of movement and noise to the landscape. The airport is a major influence of the character within central parts, creating an open exposed landscape. Due to the location of the airport in this area, various restrictions have reduced the number of new developments within the area, curtailing the expansion of Norwich here. The airport and its associated buildings and machinery are visually intrusive, and the robust tree belts located around its boundary form striking lines across the landscape. In southern parts of the area, a large business park and adjacent hospital have developed on the settlement edge of Norwich, at the junction of the A47 and A1042. The settlement edge of Norwich is often abrupt and encloses southerly views, forming a harsh boundary to the area. However in eastern parts of the area, the settlement edge is often well enclosed by woodland, tree belts, copses of mature trees and robust hedgerows in adjacent fields. Woodland in these areas, both coniferous and lowland mixed deciduous, is generally associated with high landscape and recreational value for adjacent urban populations.

3.8.31 Although the area abuts the urban edge of Norwich, the landscape generally comprises a semi-rural character. Its strength of character has been diluted by substantial fragmentation to the hedgerow structure in western parts. Here, the landscape is large-scale and open in character, with remnant patches of hedge boundaries and mature hedgerow trees adding interest, allowing only filtered views to settlement edges. Further east the influence of the Airport is substantial and greatly dilutes the area’s rural character. In eastern parts of the area, parcels of land form a patchwork of rectangular fields and woodland. Robust blocks of woodland generally contain views across this flat landscape, at times, forming distinct coniferous skylines. Part enclosure of the land has allowed medium sized estates to develop around large houses and halls. These are smaller and less dramatic than those in the north of the district, but comprise a similar parkland character. One of

Landscape Character Assessment SPD 91 these has been converted into a hotel and surrounding parkland has been converted into a golf course. The road network has a strong influence; well used by commuters, it is noisy and busy. The mixture of land uses within the area generally coincides with a fairly weak sense of identity.

Evaluation

Inherent Landscape Sensitivities

3.8.32 The following inherent landscape sensitivities have been identified:

 Mature landscape structure in eastern parts, including large blocks of woodland (including coniferous plantations), tree belts, copses of mature trees, remnant hedge boundaries and hedgerow trees, and parkland trees associated with large houses and halls.  High landscape and recreational value associated with mature woodland; in particular the woodland located in eastern parts on the settlement edge of Norwich.  Forms an important landscape setting to the city of Norwich.  Landscape setting of villages.  Landscape setting of historic houses and halls.  Open skyline in western parts.

Landscape Planning Guidelines

3.8.33 The following Landscape Planning Guidelines apply to Spixworth Wooded Estatelands Landscape Character Area:

 Seek to conserve the predominantly rural character of the area;  Seek to conserve and enhance the diversity of landscape structure within the area, including the patchwork of woodland and farmland with a recognisable hedgerow structure;  Seek opportunities for the restoration of fragmented hedgerows;  Seek to conserve the setting of historic houses, halls and parkland;  Ensure that any new development responds to historic settlement pattern and is well integrated into the surrounding landscape;  Conserve the landscape setting of villages, such as Horsham Saint Faith and Spixworth  Seek to maintain greenspace between the edges of Norwich urban area and adjacent villages;  Seek to conserve and enhance the landscape setting of Norwich and seek to screen (where possible) existing and potential harsh settlement edges;  Seek to maintain and enhance copses of mature trees and existing robust hedgerows.

Landscape Character Assessment SPD 98

A2 D3 D1

E2 B1

F1 F1

A1 E3 E4

A1 A1

D4 Norwich

F3

KEY LCA E3

Study Area Boundary

0 500 1,000 m Broads Authority Area This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. OS Licence Number 100018156 - 2007 within Broadland District S:\projects\11107301 Broadland LCA\GIS\Projects\11107301_LCAs\11107301_LCA_E3.mxd CHRIS BLANDFORD ASSOCIATES BROADLAND DISTRICT LANDSCAPE Landscape Character Area E3: www.cba.uk.net CHARACTER ASSESSMENT Spixworth Wooded Estatelands MARCH 2008

APPENDIX 3

PHOTOGRAPHIC RECORD

APPENDIX 4

OPPORTUNTIES AND CONSTRAINTS PLAN - RAC OC-01

0m 10m 20m 30m 40m 50m 100m 150m 200m 1:1000

For Noise Attenuation, the dotted line denotes an 80m Distance required from the N edge of the Northern Distributor Road to the frontage of any proposed dwellings. PROPOSED RESIDENTIAL DEVELOPMENT FOR 165 DWELLINGS WITH 1.0 ACRE ( 4047 sq.m ) FOR SUPPORTED LIVING BUNGALOWS. W SITE AREA 74568 sq.m or 7.46Ha ( Approx )

Site boundary outline. Public Open Space requirements: Primary views over Open Spaces Policy EN3 requires 4 Ha / 1000 population = 40 sq.m per person. are shown with white arrows. Policy RL1 requires 2.02 HA / 1000 population = 20.2 sq.m per person.

. T The extent of surveyed Floor Risk Zone Approx. Population is 2.44 persons / dwelling CYAN N is shown outlined in dotted lines. ( E.g. Our Salhouse Rd scheme = 892 people in 365 dwellings = 2.44 )

E S Therefore On-Site Public Open Space requirements = E M ( 60.2 sq.m x 2.44 ) x 165 dwellings. K 146.8 sq.m x 165 = 24222 sq.m ( 2.42 Ha ) Public Open Space. N

A Site of potential adjacent development by others ( See BDC Planning Application 20191032 ) Developable Site Area = 7.4568 - 2.4222 ( P.O.S. ) - 0.4047 ( Supported Bungalows ) = 4.63 Ha B Proposed scheme of 165 dwellings creates approx. 35.6 dwellings / Ha ( Net ). M

E

Public Open Space. D

E Existing T P A rees. C S Dwelling frontages The extent of surveyed Floor Risk Zone outlined in is shown outlined in CYAN dotted lines. D Stars denote focal point N or gateway buildings. RED Green Lane East. A . Provide Landscape screen planting L buffer around the existing Sub-Station. E H Public Location of the Northern Distributor Road. T Public Open Space. Open Space. O T Existing Sub-Station. N O

E Dwelling frontages C outlined in RED . A P Land for S ‘Supported Living’ Public Bungalows. N Open Public ( 4047 sq.m ) Space E Open Space. P Site entry located here to prevent any exiting vehicle P.O.S. headlights intruding into opposite bungalow frontages. O N Broad Lane. E E TO WROXHAM. R RED G H “C” Supported Living Bungalows added. 14-04-20. G “B” Scheme amended. 17-12-19. U “A” Land for Extra Care Facility denoted. 02-12-19. O Dwelling frontages outlined in . 1 Acre ( 4047sq.m ) for R development of 16 No. H 1 Bed or 2 Bedroom T ‘Supported Living’ Bungalows. S Public W Open Space. IE V

AY LINE.

EXISTING RAILW Proposed Total Public Open Space Areas shown dark Seymour House Loddon Norfolk NR14 6JD Green. To be minimum 2.422 Ha ( see calculation above ) - Tel: 01508 521500 -

Provide woodland edge Tree Planting strip within the Public Open Space alongside the Railway edge. Ensure that scheme is designed to establish a clear maintained strip WICH. TO NOR ( Yellow dotted line ) to prevent any Trees overhanging / compromising the railway boundary.

PROJECT: RESIDENTIAL DEVELOPMENT Broad Lane. GREEN LANE EAST SITE PLAN. RACKHEATH. TITLE: 1:1000 @ A1 Size. OPPORTUNITIES & CONSTRAINTS.

Scale: 1:1000 @ A1 size Date: April 2020. DWG NO. RAC OC - 01c Drg Loc: Norwich, Rackheath / Drawings / Masterplan v11.cdr This drawing, the design and its contents are copyright with Halsbury Homes and may not be copied or reproduced in any form without prior written consent.

APPENDIX 5

ILUSTRATIVE SITE LAYOUT PLAN - RAC SL-01

0m 10m 20m 30m 40m 50m 100m 150m 200m 1:1000

N

W Site boundary outline.

S E

Public Open Space.

Existing T rees.

Dwelling frontages Stars denote focal point outlined in or gateway buildings. RED Green Lane East. .

Public Public Open Space. Open Space.

Location of the Northern Distributor Road. Existing Sub-Station.

Dwelling frontages outlined in RED .

Land for ‘Supported Living’ Public Bungalows. Open ( 4047 sq.m ) Space Public Open Space.

Broad Lane.

TO WROXHAM. RED

“C” Supported Living Bungalows added. 14-04-20. “B” Scheme amended. 17-12-19. “A” Land for Extra Care Facility denoted. 02-12-19. Dwelling frontages outlined in . 1 Acre ( 4047sq.m ) for development of 16 No. 1 Bed or 2 Bedroom ‘Supported Living’ Bungalows. Public Open Space.

AY LINE.

EXISTING RAILW Seymour House Loddon Norfolk NR14 6JD - Tel: 01508 521500 -

WICH. TO NOR

PROJECT: RESIDENTIAL DEVELOPMENT Broad Lane. GREEN LANE EAST RACKHEATH. SITE PLAN FOR 165 DWELLINGS & 16 No. SUPPORTED LIVING BUNGALOWS. TITLE: 1:1000 @ A1 Size. INDICATIVE SITE LAYOUT PLAN.

Scale: 1:1000 @ A1 size Date: July 2018. DWG NO. RAC SL - 01c Drg Loc: Norwich, Rackheath / Drawings / Masterplan v11.cdr This drawing, the design and its contents are copyright with Halsbury Homes and may not be copied or reproduced in any form without prior written consent.