Recharge Roadside Services Ltd

Land off A47/A6003,

LANDSCAPE AND VISUAL APPRAISAL

December 2020

FPCR Environment and Design Ltd Registered Office: Lockington Hall, Lockington, Derby DE74 2RH Company No. 07128076. [T] 01509 672772 [E] [email protected] [W] www.fpcr.co.uk

This report is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without the written consent of FPCR Environment and Design Ltd. Ordnance Survey material is used with permission of The Controller of HMSO, Crown copyright 100018896.

Rev Issue Status Prepared/Date Approved/Date

- draft MPS / 15 Dec 2020 CEH / 16 Dec 2020

Land off A47/A6003, Uppingham - Landscape & Visual Appraisal fpcr

CONTENTS

1.0 INTRODUCTION ...... 2

2.0 METHODOLOGY ...... 3

3.0 PLANNING POLICY ...... 7

4.0 BASELINE CONDITIONS ...... 11

5.0 LANDSCAPE PROPOSALS ...... 20

6.0 LANDSCAPE AND VISUAL EFFECTS ...... 22

7.0 SUMMARY AND CONCLUSIONS ...... 30

FIGURES

Figure 1: Site Location Plan

Figure 2: Aerial Photograph

Figure.3: Landscape Character

Figure 4: Designations

Figure 5: Topography Plan

Figure 6: Visual Appraisal

Figures 7-14: Photo Viewpoints

APPENDICES

Appendix A: LVA Methodology and Appraisal Criteria

Appendix B: Landscape Effects Table

Appendix C: Visual Effects Table

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1.0 INTRODUCTION

1.1 This Landscape and Visual Appraisal (LVA) has been carried out for the proposed roadside services and recharge centre development located off the A47, Uppingham by FPCR Environment and Design Ltd (FPCR). The purpose of this LVA study is to provide an assessment of the likely landscape and visual effects of the proposed development. The landscape and visual effects have been considered in relation to the proposals detailed in the planning application (Proposed Site Layout, 190244-104) and Design and Access Statement (DAS).

1.2 FPCR is a multi-disciplinary environmental and design consultancy established over 60 years, with expertise in architecture, landscape, ecology, arboriculture, urban design, masterplanning and environmental impact assessment. The practice is a member of the Landscape Institute and Institute of Environmental Management and Assessment and is frequently called upon to provide expert evidence on landscape and visual issues at Public and Local Plan Inquiries.

Site Location

1.3 The site is situated along the A47, located at the junction of the A6003 with Uppingham Road to the north and Ayston Road to the south. Uppingham is located adjacent to the south of the A47 and the village of Ayston is located approximately 0.5km to the north west. The southern boundary of Water is located approximately 4.6km to the north and Oakham approximately 7km to the north.

1.4 Figures 1 and 2 show the location and context of the site.

Proposed Development

1.5 The proposed development is for a roadside services and recharge centre, comprising eight pump petrol filling stations including a supporting retail unit, four electric charging stations, drive thru coffee shop, new vehicular access and parking, set within a landscape framework of retained and proposed Green Infrastructure (GI) including attenuation features.

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2.0 METHODOLOGY

2.1 This LVA has been prepared based upon the Guidelines for Landscape and Visual Impact Assessment, third edition (GLVIA3), published by the Landscape Institute and the Institute of Environmental Management and Assessment, in 2013.

2.2 In summary, the GLVIA3 states:

“Landscape and Visual impact assessment (LVIA), is a tool used to identify and assess the significance of and the effects of change resulting from development on both landscape as an environmental resource in its own right and on people’s views and visual amenity.” (GLVIA3 paragraph 1.1.)

2.3 There are two components of LVIA:

 “Assessment of landscape effects; assessing effects on the landscape as a resource in its own right;

 Assessment of visual effects: assessing effects on specific views and on the general visual amenity experienced by people.” (GLVIA3 paragraph 2.21.)

2.4 The GLVIA3 states:

“LVIA can be carried out either as part of a broader EIA, or as a standalone ‘appraisal’ of the likely landscape and visual effects of a proposed development…

 As a standalone ‘appraisal’ the process is informal and there is more flexibility, but the essence of the approach – specifying the nature of the proposed change or development; describing the existing landscape and the views and visual amenity of the area that may be affected; predicting the effects, although not their likely significance; and considering how those effects might be mitigated – still applies”. (GLVIA paragraph 3.2)

2.5 The components of this report include: baseline studies; description and details of the landscape proposals and mitigation measures to be adopted as part of the scheme; and identification and description of likely effects arising from the proposed development.

2.6 In terms of baseline studies, the assessment provides an understanding of the landscape that may be affected, its constituent elements, character, condition and value. For the visual baseline, this includes an understanding of the area in which the development may be visible, the people who may experience views, and the nature of views.

Assessment of Landscape Effects

2.7 GLVIA3 states that “An assessment of landscape effects deals with the effects of change and development on landscape as a resource” (GLVIA3 paragraph 5.1).

2.8 The baseline landscape is described by reference to existing published Landscape Character Assessments and by a description of the site and its context.

2.9 A range of landscape effects can arise through development. These can include:

 Change or loss of elements, features, aesthetic or perceptual aspects that contribute to the character and distinctiveness of the landscape;

 Addition of new elements that influence character and distinctiveness of the landscape;

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 Combined effects of these changes.

2.10 The characteristics of the existing landscape resource are considered in respect of the susceptibility of the landscape resource to the change arising from this development. The value of the existing landscape is also considered.

2.11 Each effect on landscape receptors is assessed in terms of size or scale, the geographical extent of the area influenced and its duration and reversibility. In terms of size or scale of change, the judgement takes account of the extent of the existing landscape elements that will be lost or changed, and the degree to which the aesthetic or perceptual aspects or key characteristics of the landscape will be altered by removal or addition of new elements.

2.12 The level of effect is determined by considering the sensitivity of the landscape receptors and the magnitude of effect on the landscape. Final conclusions on the overall landscape effects are drawn from the assessment components described. This appraisal describes the nature of the landscape effects, and whether these are adverse or beneficial, at the following stages of development; construction, completion (year 1) and longer term (year 15).

2.13 GLVIA3 sets out some guidance on the underlying principles, which are used in this appraisal. This includes Figure 5.10, Scale of significance. Whilst this scheme is not EIA development, and judgements on significance are not therefore required, the Figure does provide useful guidance on reaching an overall judgement on the level of effects. This is repeated below (note this includes the correction of a typo, from the published document)

Loss of mature or diverse landscape elements, features, characteristics, aesthetic or perceptual qualities.

Effects on rare, distinctive, particularly More significant representative landscape character. Loss of higher-value elements, features, characteristics, aesthetic or perceptual qualities.

Loss of new, uniform, homogeneous elements, features, characteristics, qualities. Effects on areas in poorer condition or Less significant degraded character. Loss of lower-value landscapes.

2.14 The criteria used in the appraisal are set out in Appendix A.

Assessment of Visual Effects

2.15 An assessment of visual effects deals with the effects of change and development on the views available to people and their visual amenity. This appraisal describes the nature of the visual effects and, whether these are adverse or beneficial, at the following stages of development; construction, completion (year 0 Winter) and longer term (year 15 Summer).

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2.16 The first stage in the assessment is to identify approximate visibility/ visibility mapping. This is done by either a computerised Zone of Theoretical Visibility (ZTV)1, or by manual methods using map study and field evaluation. A series of viewpoints are included within the assessment that are representative of views towards the site from surrounding visual receptors. Other views of the site are included where it supports the description and understanding of the site`s landscape and visual characteristics.

2.17 The views also typically represent what can be seen from a variety of distances from the development and different viewing experiences.

2.18 It is important to remember that visual receptors are all people. For each affected viewpoint, the assessment considers both the susceptibility to change in views and the value attached to views.

“The visual receptors most susceptible to change are generally likely to include:

 Residents at home;

 People, whether residents or visitors, who are engaged in outdoor recreation, including use of public rights of way, whose attention or interest is likely to be focused on the landscape and on particular views;

 Visitors to heritage assets, or to other attractions, where views of the surroundings are an important contributor to the experience;

 Communities where views contribute to the landscape setting enjoyed by residents in the area;

Travellers on road, rail or other transport routes tend to fall into an intermediate category of moderate susceptibility to change. Where travel involves recognised scenic routes awareness of views is likely to be particularly high.” (GLVIA3 paragraph 6.33.)

“Visual receptors likely to be less sensitive to change include:

 People engaged in outdoor sport or recreation which does not involve or depend upon appreciation of views of the landscape;

 People at their place of work whose attention may be focused on their work or activity, not on their surroundings, and where the setting is not important to the quality of working life (although there may on occasion be cases where views are an important contributor to the setting and to the quality of working life).” (GLVIA3 paragraph 6.34.)

2.19 Each of the visual effects is evaluated in terms of its size or scale, the geographical extent of the area influenced and its duration or reversibility.

2.20 In terms of size or scale, the magnitude of visual effects takes account of:

 “The scale of the change in the view with respect to the loss or addition of features in the view and changes in its composition, including proportion of the view occupied by the proposed development;

 The degree of contrast or integration of any new features or changes in the landscape with the existing or remaining landscape elements and characteristics in terms of form, scale and mass, line height, colour and texture;

1 Zone of Theoretical Visibility (ZTV): A map usually digitally produced, showing areas of land within which a development is theoretically visible. [GLVIA3]

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 The nature of the view of the proposed development, in terms of the relative amount of time over which it will be experienced and whether views will be full, partial or glimpses” (GLVIA3 paragraph 6.39).

2.21 The geographical extent of the visual effect in each viewpoint is likely to reflect:

 The angle of view in relation to the main activity of the receptor;

 The distance of the viewpoint from the proposed development;

 The extent of the area over which the changes would be visible.

2.22 As with landscape effects, the duration of the effect could be short to long term or permanent and the same definitions apply.

2.23 GLVIA3 states that there are no hard and fast rules about what makes a significant effect, and there cannot be a standard approach since circumstances vary with the location and context and with the type of proposal, but the following points should be noted;

 Effects on people who are particularly sensitive to changes in views and visual amenity are more likely to be significant

 Effects on people at recognised and important viewpoints or from recognised scenic routes are more likely to be significant

 Large-scale changes which introduce new, non-characteristic or discordant or intrusive elements into the view are more likely to be significant than small changes or changes involving features already present within the view. (GLVIA3 paragraph 6.44)

2.24 The criteria used in this appraisal are set out in Appendix A.

Overall Landscape and Visual Effects

2.25 The final conclusions on effects, whether adverse or beneficial, are drawn from the separate judgements on the sensitivity of the receptors and the magnitude of the effects. This overall judgement is formed from a reasoned professional overview of the individual judgements against the assessment criteria.

2.26 GLVIA3 notes, at paragraphs 5.56 and 6.44, that there are no hard and fast rules with regard to the level of effects, therefore the following terms have been used for this appraisal:

 Major

 Moderate

 Minor

 Negligible

2.27 Where it is determined that the assessment falls between or encompasses two of the defined criteria terms, then the judgement may be described as, for example, Major/ Moderate or Moderate/ Minor. This indicates that the effect is assessed to lie between the respective definitions or to encompass aspects of both.

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3.0 PLANNING POLICY

3.1 The following considers the relevant planning and legislative framework in the context of landscape and visual issues. Not all policies are referred to or listed in full but those of greatest relevance to the application site and nature of the proposed development are included.

National Planning Policy

National Planning Policy Framework (NPPF, February 2019)

3.2 The NPPF sets out the Government’s economic, environmental and social planning policy and in combination these policies give the Government’s vision of sustainable development. The NPPF emphasises the need for well-designed places, promoting healthy and safe communities and conserving and enhancing the natural environment.

3.3 Regarding landscape and green infrastructure, the Natural Environment section of the NPPF provides a policy context for the countryside and green infrastructure. The key objectives include protecting and enhancing valued landscapes and, minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures.

3.4 Paragraph 170 states at part a) that planning policies and decisions should protect and enhance valued landscapes and goes on to clarify that this should be in a manner commensurate with their statutory status or identified quality in the development plan. Part b) states that planning policies and decisions should recognise “the intrinsic character and beauty of the countryside”.

3.5 Paragraph 171 advises that:

“Plans should: distinguish between the hierarchy of international, national and locally designated sites; allocate land with the least environmental or amenity value, where consistent with other policies in this Framework; take a strategic approach to maintaining and enhancing networks of habitats and green infrastructure; and plan for the enhancement of natural capital at a catchment or landscape scale across local authority boundaries”.

3.6 Paragraph 172 goes on to add:

“Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues”.

3.7 The site is within an undesignated landscape with no special protected status. The character of the site and its immediate context is assessed within this report to help inform decisions regarding “the intrinsic character and beauty of the countryside”. The potential to enhance green infrastructure networks is also considered.

Planning Practice Guidance (PPG)

3.8 The PPG was first published on 6th March 2014 and is a regularly updated online planning resource which provides guidance on the NPPF and the planning system. The NPPF continues to be the primary document for decision making.

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Local Planning Policy

Rutland Country Council Local Plan (2011-2026)

3.9 The Local Plan 2011-2026 consists of a series of documents that sets out detailed policies and specific proposals for guiding the future development and use of land within the county up to 2026.

Core Strategy

3.10 The Core Strategy was adopted in 2011 and forms part of the Development Plan Documents that sets out the general vision and spatial strategy for the delivery of the Local Plan 2011-2026. The following policies/extracts are identified to be relevant to the site and the proposed development in landscape and visual terms:

Policy CS19 – Promoting good design

“All new development will be expected to contribute positively to local distinctiveness and sense of place, being appropriate and sympathetic to its setting in terms of scale, height, density, layout, appearance, materials, and its relationship to adjoining buildings and landscape features, and shall not cause unacceptable effects by reason of visual intrusion, overlooking, shading, noise, light pollution or other adverse impact on local character and amenities.”

Policy CS21 - The natural environment

“Development should be appropriate to the landscape character type within which it is situated and contribute to its conservation, enhancement or restoration, or the creation of appropriate new features.”

Policy CS23- Green infrastructure, open space, sport and recreation

“The existing green infrastructure network will be safeguarded, improved and enhanced by further provision to ensure accessible multi-functional green spaces by linking existing areas of open space.”

Site Allocations and Policies Development Plan Document (DPD), adopted October 2014

3.11 The Site Allocations and Development Plan Document (DPD) forms part of the Local Plan 2006 – 2026 for the County.

“The purpose of the Site Allocations and Policies DPD is to allocate specific sites for development and to set out more detailed policies for determining planning applications within the overall strategy provided by the Core Strategy.”

Policy SP7 – Non-residential development in the countryside

“Sustainable development in the countryside will be supported where it is:

 new employment growth comprising small scale, sustainable rural tourism, leisure or rural enterprise that supports the local economy and communities;

Provided that:

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iii) the development itself, or cumulatively with other development, would not adversely affect any nature conservation sites or be detrimental to the character and appearance of the landscape, visual amenity and the setting of towns and villages;

iv) the development would not adversely affect the character of, or reduce the intervening open land between settlements so that their individual identity or distinctiveness is undermined.”

Policy SP15 – Design and amenity

3.12 The following policies/extracts are identified to be relevant to the site and the proposed development in landscape and visual terms:

“All new developments will be expected to meet the requirements for good design set out in Core Strategy CS19 – Promoting good design

Proposals will be assessed to ensure they effectively address the following matters:

a) Siting and layout

b) Relationship to surroundings and to other development

c) Amenity

d) Density, scale, form and massing

e) Detailed design and materials

f) Landscaping

g) Trees and hedgerows

h) Impact on the highway network.”

Policy SP19 – Biodiversity and geodiversity conservation

“Development proposals will normally be acceptable where the primary objective is to conserve or enhance biodiversity or geodiversity.

All new developments will be expected to maintain, protect and enhance biodiversity and geodiversity conservation interests in accordance with Core Strategy CS21 (The natural environment).

Trees and hedgerows

Development that would result in the loss of trees and hedgerows of biodiversity importance will not be acceptable unless the trees or hedgerows are dead, dying, diseased or dangerous or in exceptional circumstances due to the practicalities of development – see also Policy SP15 (Design and amenity).”

Policy SP23 - Landscape character in the countryside

“Proposals to develop on land in the countryside will only be permitted where the development complies with either Policy SP6 (Housing in the countryside) or Policy SP7 (Non-residential development in the countryside) and Policy SP15 (Design and amenity) and Policy SP19 (Biodiversity and geodiversity conservation).

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New development in and adjoining the countryside will only be acceptable where it is designed so as to be sensitive to its landscape setting. Development will be expected to enhance the distinctive qualities of the landscape character types in which it would be situated, including the distinctive elements, features, and other spatial characteristics as identified in the Council’s current Rutland Landscape Character Assessment.

Proposals will be expected to respond to the recommended landscape objectives for the character area within which it is situated.”

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4.0 BASELINE CONDITIONS

Landscape Character

National Character

4.1 National Character Area (NCA) profiles have been prepared by Natural for the 159 NCAs defined across England. These NCA profiles include a description of the natural and cultural features that shape the landscape, how the landscape has changed over time, the current key drivers for ongoing change, and a broad analysis of each area’s characteristics. Figure 3 illustrates the NCAs and other defined character areas within the context of the site.

4.2 At this very broad landscape scale, the site lies within Natural England's National Character Area (NCA) 93 High Leicestershire. This NCA covers a broad area which includes Stamford to the East, Great Easton and East Langton to the south, Leicester to the west and Melton Mowbray to the north. The village of Uppingham is located towards the middle of the LCA. The Key Characteristics for the NCA are:

 A varied landform of geology and soils, predominantly a succession of Lias Group mudstones, largely cloaked by glacial tills and dissected to form a rolling landscape of ridges and valleys.

 High central plateau radiating streams south, east and west along wide and narrow valleys. There are also many associated waterbodies including rivers, reservoirs and field ponds.

 Mixed farming regime, with arable mainly on the ridgetops and the wide valley bottoms. Intact and well-managed hedgerow networks.

 Sense of many trees being present in the landscape arising from surviving concentrations of ancient woodland, abundant wide hedgerows, hedgerow trees, copses, spinneys and small woodlands, the last often sited on ridges.

 Ancient oak and ash woodlands and unimproved grassland provide important habitats for key species such as otter, barn owl, yellow wagtail, skylark, lapwing, grey partridge and tree sparrow.

 Sparse settlement of small villages with little modern development. Ironstone and limestone churches and vernacular buildings but also abundant red brick with some survival of timber frame and thatch.

 A rich historic landscape hosting iron-age hill forts, frequent and very prominent ridge and furrow, ancient woodland and veteran trees, fine landscape parkland and attractive country houses often associated with evidence of many deserted or shrunken medieval settlements.

 Network of quiet green lanes linking rural communities and a remote, sometimes empty character.

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East Midland Regional Landscape Character Assessment (EMRLCA) (April 2010)

4.3 The EMRLCA is a strategic regional level assessment, designed to provide more detailed landscape assessments at county, district and local scales. It subdivides the Region into 31 Regional Landscape Character Types (LCT).

4.4 The site lies within LCT 5C: Undulating Mixed Farmlands. Key characteristics are described as follows:

 Varied landform of broad rolling ridges, steep sided valleys, rounded hills and undulating lowlands;

 Well treed character arising from abundant hedgerow trees, copses and woodlands;

 Upland areas mark a major watershed in Middle England and are the source of major rivers;

 Mixed farming regime with mainly arable land uses on hills and ridges and in fertile lowlands; intact hedgerow networks generally associated with pastoral land uses;

 Sparse settlement patterns with limited modern development; widespread use of local limestone and ironstone in vernacular buildings and churches;

 Network of quiet country lanes linking rural communities;

 Remote, rural and sometimes empty character; and

 Frequent and prominent ridge and furrow and evidence of deserted or shrunken medieval settlements.

Landscape Character Assessment, (May 2003)

4.5 The Landscape Character Assessment was prepared by David Tyldesley and Associates on behalf of Rutland County Council in May 2003.

4.6 The report divides the county into five main landscape character types in Rutland, High Rutland, The Welland Valley, The Vale of Catmose, Rutland Water Basin and the Rutland Plateau. The site falls within the Landscape Character Type; High Rutland and within the sub landscape character area; A(ii) Ridges and Valleys.

4.7 The Site falls within landscape Character Type: High Rutland, while within the Landscape Character Area; A(ii) Ridges and Valleys which is described as follows:

“This extensive part of west, south and central Rutland has typical generic landscape elements, features and characteristics of High Rutland but differs from Leighfield Forest by lacking the sense of rural isolation and having a much more open, regular, geometric field pattern (exacerbated by some boundary removal) with fewer, low-cut or gappy hedges, fewer hedgerow trees and less enclosure. The ridges and valleys are evident but not as pronounced as to the west. There are fewer woodlands and those that occur tend to be enclosure or post-enclosure, straight-edged plantations. In parts there are a number of small plantations and some of the valley streams have linear strips of woodland or narrow, linear wetland habitats.

Mixed or arable farming prevails with a variety of crops and intensively managed, improved grasslands grazed by cattle and sheep. There are more farm steadings in the countryside and more and larger farm buildings.

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Although the sub-area does exhibit a number of historic features, with ridge and furrow and old lanes linking medieval villages still characteristic, this part of High Rutland has a less obvious feeling of antiquity and continuity. It is busier and noisier with the main roads passing through it, settlements are more frequent and larger (including Uppingham) and settlement pattern much denser, especially between North and and Uppingham. Roads, railways and disused railways form important linear features sometimes seeming to run against the grain of the ridges and valleys which run generally east - west.

The northern-most part of the sub-area, around Whissendine, differs from the rest of the sub-area in that it is more obviously a transition from the characteristic High Leicestershire / High Rutland landscapes to the west and the Vale of Catmose to the east. Notably, the ridges and valleys tend to run generally north - south rather than east west and the ridges are more rounded and lower, and the valleys shallower, than in the rest of the sub-area.

It differs from the Eyebrook Valley because it does not generally exhibit the same large scale valley structure and character, being more like a series of ridges and smaller valleys, some of which have no noticeable watercourse at all. Another distinguishing feature is the density of settlement pattern and larger size of the villages.

The settlements are Ayston, Bisbrooke, Braunston-in-Rutland, Brooke, , Lyndon, Morcott, North Luffenham, Pilton, Preston, , South Luffenham, Uppingham, Whissendine and Wing.”

Landscape Sensitivity and Capacity Study, Rutland County Council (May 2010)

4.8 This document relates to specified areas of land in Rutland located around Oakham, Uppingham and on the edge of Stamford which have been evaluated as part of the Local Development Framework Core Strategy.

‘…detailed fieldwork on the edges of Oakham, Uppingham and Stamford has been undertaken in order to provide a further refinement of the LCTs at an even finer grain of assessment than the 2003 county wide landscape character assessment.

… Land on the edge of Uppingham has been sub-divided into two landscape character types,

referred to in this report as ‘Uppingham Ridges and Valleys’ and ‘Uppingham Plateau’.’

4.9 The proposed site is located outside of the extent and study areas identified within the Landscape Sensitivity and Capacity Study.

Landscape Sensitivity and Capacity Study of Land to the north and west of Uppingham, Rutland, Addendum Report (June 2017)

“This study relates to five areas of undeveloped land to the north and west of Uppingham. The purpose of the study is to assess these sites in terms of their landscape sensitivity and capacity to accommodate housing...”

4.10 The proposed site is located outside of the extent and study areas identified within the Landscape Sensitivity and Capacity Study to the north and west of Uppingham.

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Designations

4.11 This section considers only the relevant landscape designations and strategies in the context of the landscape and visual issues of the site and the proposed development, see Figure 4.

4.12 There are no statutory or non-statutory landscape designations covering the site.

Listed Buildings and Conservation Area

4.13 There are a number of Listed Buildings located within Ayston to the north west including the Grade II Ayston Hall and Grade II* Listed Church of St Mary, while the nearest listed building is the Grade II Listed no.6 Main Street, Ayston located approximately 0.5km to the north west.

4.14 There are a number of Listed Buildings located with Uppingham, located within the Uppingham Conservation Area located approximately 0.65km to the south.

Scheduled Ancient Monuments

4.15 There are no Scheduled Ancient Monuments within close proximity to the site. However, the nearest Scheduled Ancient Monument is the Castle Hill motte and bailey, Beaumont Chase located approximately 1.5km to the west.

Public Rights of Way (PROW)

4.16 The PRoW footpath 224 E268/2 is located through the middle of the site, connecting the A47 to the south to the A6003 to the north. The PRoW footpath 219 E268/1 continues the footpath route of the E268/2, accessed off the southern edge of the A47 the route crosses the Uppingham Gate Business Park and continues in to the centre of Uppingham further to the south.

4.17 The PRoW footpath route 224 E270/1 connects Clatterpots Farm adjacent to the north of the A47 towards Baulk Road to the north east, located approximately 1.1km to the east. The PRoW footpath 224 E266/3 links Ayston to Leicester Road, while crossing the A47 located approximately 550m to the north west and 800m to the south west respectively.

4.18 The route of the Rutland Round long distance footpath is located along Leicester Road approximately 0.8-1.2km to the south west and west of the site. A number of other footpaths are located within the wider landscape, but at a distance beyond the site.

Topography

4.19 The following should be read in conjunction with Figure 5.

Site and Context – Landform

4.20 The topography of the site broadly falls south to north from approximately 131.5m Above Ordnance Datum (AOD) located adjacent to the A47 to the south, falling to approximately 122m AOD adjacent to an existing watercourse to the north. The Uppingham Gate Business Park is located opposite the site to the south of the A47 in a prominent and elevated position on the junction at approximately 135m AOD.

4.21 The topography of the wider landscape is undulating as stated within the EMRLCA, LCT 5C: Undulating Mixed Farmlands key characteristics.

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“Varied landform of broad rolling ridges, steep sided valleys, rounded hills and undulating lowlands.”

4.22 To the north of the site the topography rises towards Ayston and along the A6003, while continuing to undulate towards Rutland Water and Oakham further to the north. In the wider context the watercourse located adjacent to the site to the north, forms a shallow valley to the east, while Uppingham is located on high ground at approximately 135m – 145m AOD to the south. The topography falls steeply to the west of Leicester Road and Castle Hill motte and bailey from approximately 150m AOD to 110m AOD located around Wardley Wood.

Site and Immediate Context

4.23 An assessment of landscape character of the site and its immediate context has been carried out, providing a finer level of assessment than the published studies. The site and its immediate context can be seen on Figure 1 – Location Plan and Figure 2 Aerial Photograph.

4.24 The northern extent of Uppingham is located adjacent to the A47 to the south, while the Uppingham Gate Business Park and the Uppingham Surgery are located adjacent to the A47/A6003 roundabout junction.

4.25 The site comprises of the western section of a single agricultural field, which is bound by mature established hedgerows to the south, west and north with an existing watercourse located beyond the boundary of the site to the north. The eastern aspect of the site is open and part of a larger field. Fields patterns surrounding the site are irregular in size and shape, influenced by the road network, watercourse and the undulating topography in the immediate context. Tree cover is predominantly located along fields boundaries, the watercourse and vehicular routes, while woodland cover is sparse.

4.26 The PRoW footpath 224 E268/2 is located through the middle of the site, connecting the A47 to the south to the A6003 to the north.

4.27 In the wider context the site is located at the roundabout junction of the A47 with the A6003 Uppingham Road linking to Preston, Manton, Rutland Water and Oakham to the north and Uppingham to the south. Glaston Duddington and Peterborough are located along the A47 to the east, while Allexton, Keythorpe, Houghton-on-the-Hill and Leicester are located to the west. Ayston can be accessed off the A47 roundabout located to the north west. The A47/A6003 junction is busy with frequent traffic in all directions, distracting away from any sense of tranquillity that might be gained in the wider rural context.

Landscape Value

4.28 In terms of "landscape value" it is appropriate to examine the role of the site and its immediate context in terms of the range of local factors set out in the GLVIA3 (Box 5.1, page 84), and summarised in the methodology. This considers the landscape in terms of a range of factors as set out below. As a starting point, landscape designations have been considered.

4.29 Landscape Designations: The site and its wider landscape context (including its Visual Envelope, Figure 6) are not subject to any national, local or other landscape designations.

4.30 Landscape Quality (Condition): The site comprises of the western section of a single agricultural field, which is bound by mature established hedgerows to the south, west and north with an existing

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watercourse located along the boundary of the site to the north. The A47 is located beyond the site boundary to the south and the A47 roundabout junction is located beyond the boundary of the site to the west. Some of the existing site features such as hedgerows are in good condition. The overall condition of the site landscape is considered to be medium.

4.31 Scenic Quality: Views are limited from the wider landscape as a result of the undulating topography, while at a local level it is considered that there is a distinction in the scenic quality across the site. While the lower levels of the northern boundary of the site are located adjacent to an existing tree lined watercourse, the southern and western boundary are heavily influenced by the busy A47, A6003 roundabout, road network and Uppingham.

4.32 Rarity and Representativeness: As an area of agricultural land which contains few features of intrinsic landscape interest and is influenced by its location adjacent to the A47 and A6003, it is not considered to be a particularly rare or representative and it is typical of the surrounding landscape.

4.33 Conservation Interest: The site does not lie within or near to a Conservation Area, Listed Building or Scheduled Monument. Uppingham Conservation Area is located approximately 0.65km to the south. The nearest listed building to the site is the Grade II Listed no.6 Main Street, Ayston located approximately 0.5km to the north west. Ecological features such as the boundary hedgerows are in good condition, while an existing watercourse is located adjacent the site to the north.

4.34 Recreational Value: The majority of the site is not currently publicly accessible. However, the PRoW footpath 224 E268/2 runs through the middle of the site from the A47 to the south to the A6003 to the north.

4.35 Perceptual Aspects and Associations: The site itself has no association with particular people such as artists or writers or historical events which would contribute to the perception of the natural beauty of the area.

4.36 In conclusion and having appraised the above factors it is judged that the site and the immediate landscape is of medium landscape value.

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Visual Baseline

4.37 A visual appraisal has been undertaken for the site. This has explored the nature of the existing visual amenity of the area and sought to establish the approximate visibility of the site from surrounding locations and receptors. A series of photo viewpoints have been selected which support this analysis.

4.38 Photographs have been taken to illustrate a view from a specific vantage point, or to demonstrate a representative view for those receptors that are moving through the landscape, e.g. rights of way users. The photographs may demonstrate varying degrees of visibility and include both short and long range views. The photographs were taken on the 4th November 2020 and seasonal differences have been taken into account when determining the visual effects on these receptors.

4.39 ‘Photo Viewpoints’, as referred to in this report are ‘Type 1 Visualisations’ or ‘Annotated Viewpoint Photographs’, as referred to in the Landscape Institute Technical Guidance Note on ‘Visual Representation of Development Proposals’ (TGN 06/19).

Photo Viewpoints

4.40 An assessment of the likely visual effects of the proposed development upon surrounding receptors is detailed in the subsequent section. Figure 6 details the location of the Photo Viewpoints and Figures 7-14 illustrate the photo viewpoints. They are briefly described below.

Viewpoint 1 and 2

4.41 These viewpoints represent views for users of the PRoW Footpath, 224 E268/2 (Receptor E) as the PRoW passes through the site and on the approach to the site from the north. The PRoW is accessed off the A47 from the site boundary to the south, passing through the middle of the site, before crossing the watercourse located adjacent the site boundary to the north. The PRoW continues across arable land before connecting to the A6003 to the north. The topography of the site, falls from the A47 and the A6003 to the existing watercourse adjacent to the north of the site and is prominent in both viewpoints. The site is bordered and enclosed by existing hedgerows surrounding the site to the south, west and north, while the eastern boundary is open and part of a wider field network.

Viewpoint 3

4.42 This viewpoint represents the view for users of PRoW Footpath, 224 E268/1 (Receptor F), located off the A47 to the south. The PRoW links Twitchbed Lane to the A47 and the PRoW Footpath, 224 E268/2 that passes through the site. Accessed off Twitchbed Lane the PRoW is dominated by an area of scrub and access along the route is unclear, while access from the A47 along the PRoW leads across the car park of Uppingham Gate Business Park. The business park located at the junction of the A47 is visible above the hedgerow and boundary fence to the west. The middle ground of view is dominated by scrub and intervening vegetation located to the south of the A47. The PRoW is located in an elevated position adjacent to Twitchbed Lane, with glimpsed views possible of the highways signage associated with the A47. The phone mast visible, is located off the A6003, on higher ground beyond the site to the north.

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Viewpoint 4 and 5

4.43 These viewpoints represent views for users of the A47 and A6003 (Receptors I and J). Views are focussed on the roundabout junction and associated highways infrastructure, while existing mature trees and hedgerows surround the junction. The Uppingham Gate Business Park is located in an elevated position at the junction of the A47 and A6003, set back beyond a grassed embankment and boundary hedgerow planting. Views towards the roundabout are confined to the immediate junction on the approach from Uppingham along the A6003, with raised topography restricting views along the A47 to the east and west (Viewpoint 4). Glimpsed views can be gained across the roundabout towards the route of the A6003 to the elevated topography to the north of the site.

Viewpoint 6 and 7

4.44 Views on the approach to the site for users of Main Street, Ayston and along the A47 to the west are demonstrated by Viewpoints 6 and 7. Views are narrow, confined by existing vegetation on either side of the road on the approach to the site. (Receptors I and K). Highway infrastructure is prominent in the foreground and middle ground of the views, while glimpsed views can be gained of the business park at the junction.

Viewpoint 8

4.45 This view represents views for users of the un-named road that links Main Street, Ayston to the A6003 (Receptor K). Views from the un-named road to the north of the site are located in an elevated position, with views across open arable land in the middle ground of the view. Existing intervening vegetation located along the A6003 and A47 is prominent beyond the arable field. Distant partial views can be gained of the Uppingham Gate Business Park located at the roundabout junction of the A47 and A6003, with glimpsed views beyond through intervening vegetation of housing to the north of Uppingham.

Viewpoint 9

4.46 This viewpoint represents views for users of the A6003 (Receptor L) on the approach to the site from the north. The route of the A6003 is undulating and gradually falls on the approach to the roundabout junction from the crest of the hill located around the junction with the un-named road. Views are concentrated on the road corridor, while partial oblique views are possible across the site beyond intervening hedgerows and trees. Partial oblique views are also possible toward the Uppingham Gate Business Park, Uppingham Surgery and existing housing of Uppingham along this short section of the A6003.

Viewpoint 10

4.47 Views are possible for users of the A47 on the approach to the site from the east (Receptor I). The view is narrow and concentrated on the road corridor bordered on either side by existing vegetation. Highways infrastructure is also prominent along the route, on the approach to the roundabout. The Uppingham Gate Business Park located at the junction of the A47 is located in an elevated position and is prominent in the view.

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Viewpoint 11

4.48 This viewpoint represents views for users of the PRoW Footpath 224 E270/1, located approximately 1.1km to the east of the site. The footpath is located to the north of the A47 and Clatterpots Farm. The middle ground of the view is across open grassland that gently falls from the A47 to the existing watercourse that runs along the boundary of the site to the north. The A47 is located to the west of the view located beyond existing intervening vegetation, while distant and glimpsed views can be gained of the A6003 as it rises to the north of the site.

Viewpoints 12 and 13

4.49 These viewpoints represent views for Receptors D, H and M located at a distance from the site to the west. Users of PRoW footpath 224 E266/3 (Receptor H), experience views which are focussed across arable land beyond a boundary hedgerow along the length of the route. Partial open views are possible to the north of the A47, where tree cover is intermittent, with distant glimpsed views of the A6003 possible (Viewpoint 12). Traffic located along the A47 is also viewable in the middle ground. Views towards the site and Uppingham are obscured by intervening vegetation located around the A47 roundabout junction and wider area.

4.50 Viewpoint 13 represents distant views from residential properties located along Leicester Road and Shepherd’s Way (Receptor D) and the Leicester Road Cemetery (Receptor M). Views towards the site and Uppingham are distant and are obscured by intervening vegetation located around the A47 roundabout junction and wider area. Traffic located along the A47 is also viewable in the middle ground, while glimpsed views beyond can be gained of the Grade II* Listed Church of St Mary within Ayston to the north.

Summary of Visual Baseline

4.51 The baseline analysis results in a number of reasoned conclusions which are summarised below:

 The majority of views towards the site are gained from receptors within close proximity to the site, such as users of the A47, A6003, the Uppingham Gate Business Park at the junction of the A47 and users of the PRoW 224 E268/2.

 Residential receptors within the wider context are very limited, with potential distant visual effects confined to existing properties located off Twitchbed Lane, Firs Avenue and Goldcrest, with potential further distant views from Leicester Road and Shepherd’s Way.

 PRoW receptors include users of the PRoW footpath 224 E268/2 as it crosses through the site and located to the north, users of the PRoW footpath 224 E270/1 located to the east and users of the PRoW footpath 224 E268/1 located to the south.

 Potential oblique views towards the site are also possible for users of Main Street, Ayston and the un-named road to the north west.

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5.0 LANDSCAPE PROPOSALS

Introduction

5.1 The development proposals are described in the Design and Access Statement and other information accompanying the planning application. The existing landscape resource and the visual receptors and amenity of the site have been considered by the planning and design process and have informed the resultant scheme. This approach has entailed collaboration between landscape, urban design, ecological and other professionals. The landscape components of the scheme are an important integral part of the proposals.

Landscape Design and GI Objectives

5.2 The key objectives of the landscape and GI proposals for the scheme are to:

 Conserve all of the site’s perimeter trees and woodland cover where possible, while a single access point to the site will be provided off the A47/A6003 roundabout junction.

 Existing retained hedgerows and hedgerow trees will be supplemented and reinforced by proposed planting across the site, the proposed planting will tie in to the adjacent existing GI infrastructure context creating an attractive setting for the development.

 Provision of public open space within the site to the north will provide accessible open space for visitors.

Landscape and Green Infrastructure (GI) Proposals

5.3 The landscape and GI proposals for the scheme are detailed in the Design and Access Statement accompanying the planning application. In summary these proposals include:

 New native planting will be used to help inform the public open spaces;

 Retention of the majority of existing hedgerow located along the boundary of the site, this will be reinforced with new native tree and hedgerow planting to strengthen the existing framework;

 The vast majority of the existing hedgerow cover along the western and southern boundaries of the site will be retained.

 Provide new tree planting within the public open space to the north, to provide a landscape buffer, breaking up potential views of the development, to mitigate the effects on views from the north.

 SuDS features in the form of swales will be located to the north east of the site and will attenuate the Site’s surface water run-off as well as contributing to delivering biodiversity and amenity enhancements.

 The PRoW footpath route Footpath, 224 E268/2 will be retained and enhanced through the middle of the site.

 Use materials and design details which are in keeping with the local character and complement the local architecture.

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Landscape Management

5.4 All of the landscape areas and public open space features will be managed and maintained. This would be achieved through the implementation of a comprehensive Landscape Management Plan (LMP), to ensure the successful establishment and continued thriving of the landscape proposals.

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6.0 LANDSCAPE AND VISUAL EFFECTS

6.1 The following section outlines the likely landscape and visual effects that would arise from proposed development on the site. Schedules detailing these likely landscape and visual effects for the receptors are included in Appendices B and C respectively. Please refer to these in conjunction with the following descriptions.

Landscape Effects

Construction

6.2 During the construction phase, some short-term effects upon the landscape would occur. Anticipated effects would primarily be caused by:

 Clearance and set up of the compound area;

 Construction of access roads into the site from the western boundary in order to facilitate site access off the A47/A6003 roundabout junction;

 Building of the proposed roadside services and recharge centre, comprising of an eight pump petrol filling station including supporting retail unit and canopy, four electric charging stations, drive thru coffee shop, new vehicular access, parking and landscaping; and

 Construction traffic, including HGVs and staff cars travelling to and from the site;

6.3 All construction work would be carried out in full accordance with best practice procedures to minimise and protect, as far as practicable, potentially adverse effects upon the local landscape character. Appropriate methods will be adopted to protect and retain trees and vegetation based upon BS5837.

6.4 The landscape effects during construction are assessed as being of a transient nature and given that the timescales involved would be relatively short, this is considered to be of limited significance overall. Inevitably there would be some disruption to the site landscape character and its immediate surroundings during the construction phase, however it would be localised and limited in extent. Therefore, the landscape effects during construction are considered to be negligible for national and regional landscape character areas and major/moderate adverse to minor adverse for local areas and the site.

Operation (following Completion)

6.5 The following provides a summary of the landscape effects assessment included in Appendix B.

National Character Area

6.6 The site is located within the NCA 93 ‘High Leicestershire’ which covers an extensive area. The sensitivity and value of the landscape will vary across this large character area. The site occupies a very small area of this large NCA and landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible.

East Midlands Region Landscape Character Assessment

6.7 The proposed development is of a relatively modest scale and nature in the context of the broader LCT. The new development is located adjacent to the existing settlement edge to the north, while

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enclosed from the wider landscape by the existing context surrounding the site. The landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible.

Landscape Character Assessment, Rutland County Council

6.8 The site is located entirely within the Ridges and Valley’s sub-landscape character area.

6.9 The proposals will result in the replacement of a small to medium parcel of grassland at the edge of the existing settlement with a modest amount of built development located at the busy A47/A6003 roundabout junction and would be viewed in the context of the Uppingham Gate Business Park that is a prominent feature at the roundabout junction and the existing road junction.

6.10 The LCA; A(ii) Ridges and Valleys, states the following; “Although the sub-area does exhibit a number of historic features, with ridge and furrow and old lanes linking medieval villages still characteristic, this part of High Rutland has a less obvious feeling of antiquity and continuity. It is busier and noisier with the main roads passing through it, settlements are more frequent and larger (including Uppingham)…”

6.11 Structural landscape features of the boundary hedgerows will be retained and the landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible.

Site and Immediate Context

6.12 The change to the site and the immediate landscape would arise as a result of the replacement of an area of grassland at the edge of the settlement with a modest amount of development, associated infrastructure and new planting.

6.13 Whilst the introduction of the new development would inevitably alter the physical fabric and character of the site, the proposals will retain and enhance existing landscape features where feasible. Existing hedgerows and trees located along the boundaries would be retained, except, for a short section of hedgerow in order to permit access in to the site off the junction of the A47 roundabout. New hedgerow and tree planting will be included to mitigate any losses.

6.14 The topography falls steeply from south to north, in order to facilitate the site a number of level changes are located across the site. This includes short sections of levels changes in the form of an embankment and retaining wall along the A47 boundary and a retaining wall and cut and fill to the north of the on-site road within the site.

6.15 Some localised changes also would occur during construction of the development together with associated access roads and paved areas. The underlying direction and gradient of falls would generally remain as existing.

6.16 The formation of swales in the open space to the north of the site would constitute only a minor change to the landform. The biodiversity enhancements as a result of the introduction of the attenuation features will result in beneficial effects.

6.17 The proposed development is located adjacent to the Uppingham Gate Business Park and adjacent the busy junction of the A47/A6003 roundabout, while enclosed from the wider landscape by the surrounding undulating topography and existing tree and hedgerow context surrounding the site.

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6.18 Overall, the proposals have responded to the constraints of the site including topography, views and existing landscape features and retains the vast majority of boundary vegetation where feasible.

6.19 The effects upon the site and the immediate landscape arising from the proposals are assessed as major/moderate adverse at completion and moderate adverse at year 15 as the structural landscape proposals mature to help assimilate the development into the landscape context.

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Visual Effects

Visual Envelope (VE)

6.20 The VE (Figure 6) of the proposed development identifies the surrounding land from within which views towards any part of the proposed development are likely to be possible. The VE is not however, an indicator of the effect of the proposed development on the view but simply, its visible extent in the surrounding landscape.

6.21 These effects are predicted to affect a number of the key visual receptors identified in Figure 6 and are discussed in more detail in the Visual Effects Table at Appendix C which provides a full assessment of predicted visual effects.

6.22 The Visual Envelope is localised in its extent with the existing built form to the south and surrounding undulating topography and woodland context enclosing the site from the wider area and restricting any potential views towards the site. Direct views from the wider landscape towards the site are obstructed by intervening vegetation surrounding the site and immediate site context at the A47/A6003 roundabout junction.

6.23 There could be some limited locations (beyond the extent of the VE shown) that could have a potential distant or very limited view to a part of the development. Equally, there could be some locations shown within the VE that would not experience any views to the resultant development.

Construction

6.24 All construction works will be carried out in accordance with best practice procedures to protect and to minimise, as far as practicable, adverse impacts on visual amenity.

6.25 During the construction phase, adverse effects upon the local visual resource will occur, however this depends on the actual extent of visibility of the site for receptors. Inevitably visual receptors in closest proximity to the site and its boundaries will experience views of construction activity to include vehicles and associated machinery, site compounds and earthworks/ground modelling.

6.26 Overall, the construction phase would be of relatively short duration and consequently, there would be a short-term effect as a result. Construction effects for sensitive receptors such as the PRoW 224 E268/2 located in the site are considered to be major adverse. The PRoW 224 E268/1 to the south is considered to be minor adverse and the PRoW 224 E270/1 at a distance to the east is considered minor adverse/negligible. For residential receptors located off Twitchbed Lane, Hawthorn Drive and Orchard Close located in close proximity to the site are considered to be minor adverse. The details of the visual effects during the construction are included within Appendix C.

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Operation (following Completion)

6.27 The following provides a summary of the visual effects assessment included at Appendix C.

Residential Properties and Settlement

6.28 Views from residential receptors located along Twitchbed Lane, Hawthorn Drive and Orchard Close, would be from ground and first floor levels from properties that back and or side on to the Site. Views of the new development will be glimpsed through intervening vegetation and across an area of scrub adjacent to the Uppingham Gate Business Park. The Uppingham Gate Business Park is prominent in views towards the site. Due to the intervening topography and vegetation glimpsed views would be of roof and ridgelines of the development and seen beyond the A47. The proposed development would sit low in the landscape due to the existing topography, with limited views of the development but maintaining open views to higher ground beyond the site. On completion visual effects would be minor adverse/negligible and negligible at year 15.

6.29 Views from residential properties located along Firs Avenue and Goldcrest would be from rear ground or first floor levels. Distant views towards the site are restricted by intervening vegetation, with the potential for glimpsed views of the new access and frontage of the development, beyond intervening vegetation. These views would be concentrated on the existing A47/A6003 roundabout junction, existing offices and of the roof and ridge lines of the proposed development. Once complete, views of the development will be focussed on the established GI at the entrance to the development, which will tie in with the existing boundary hedgerow context. On completion visual effects would be negligible and negligible at year 15 as the new planting matures further filtering views.

6.30 Views from residential receptors within the wider landscape, such as properties located off Leicester Road and Shepherd’s Way to the east, will be very limited. Where visible, the new development will be glimpsed only as a result of distance, intervening vegetation and undulating topography. On completion visual effects would be negligible/none and negligible/none at year 15.

Public Rights of Way (PROW) and Other Footpaths etc

6.31 Views of the proposals are restricted to PRoWs within the immediate vicinity of the site, particularly for users of PRoW 224 E268/2 which passes through the middle of the site from the A47 to the South, connecting to the A6003 to the north.

6.32 The degree to which the proposals will be visible for users of the PRoW are likely to vary along its length as it approaches and passes through the site. For users of the southern section of the PRoW there will be full views of the development on either side of the route. Views will include the built development and will be permanently changed, but this is a short footpath which only links between two main roads As the PRoW passes through the site, the route will pass through the proposed open space of the development to the north. Views of the development along this section of the footpath will be filtered by new planting.

6.33 For users of the northern section of the PRoW there will be partial and glimpsed views of the development, through intervening vegetation located along the watercourse. Views along the PRoW route on the approach to the site from the north will view the development in the context of the Uppingham Gate Business Park, Uppingham Surgery and existing residential properties which can be viewed clearly adjacent to the A47.

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6.34 Due to the elevated position of the PRoW any views of the development, will be focussed on the rooflines of the proposed development, the northern facade of the proposed buildings, swales and open space to the north of the site. Once mature, new tree planting within the open space to the north of the site, will break up views of the northern building facade. On completion visual effects would be major/moderate adverse and moderate adverse at year 15.

6.35 Views from the PRoW receptor 224 E268/1 located to the south of the A47 are likely to vary along its route as it approaches the site, to where the PRoW joins the A47. Any views of the new development will be glimpsed through intervening vegetation and across an area of scrub adjacent to the Uppingham Gate Business Park. Views would also be gained along the PRoW route, where it passes through the Uppingham Gate Business Park car park.

6.36 The proposed development would sit low in the landscape due to the existing topography. Due to the topography and intervening vegetation views of the buildings would be glimpsed and focused on roof and ridgelines. On completion visual effects would be minor adverse/negligible and negligible at year 15.

6.37 Views from the PRoW receptor 224 E270/1 located at a distance to the east are likely to vary along its route. Views of the development will be distant, side on and transient.

6.38 As users approach the site along the PRoW, the development would be glimpsed only with views focused on the eastern facade of the development across open grassland. Views from further away along the PRoW route to the north east are restricted due to the topography and intervening vegetation.

6.39 On completion views towards the eastern section of the development would be focussed on the proposed GI along the eastern boundary of the site. As the GI matures it will tie in to the existing vegetation to the site, further filtering views of the development. On completion visual effects would be minor adverse/negligible and negligible at year 15 as the development matures and assimilates into the context.

6.40 Visual effects for users of the wider PRoW network are assessed as negligible/none upon completion and at year 15 due to the combined filtering effects of intervening features within the landscape.

Roads & Transport Users

6.41 Views are possible for road user receptors along the A47 and A6003 Ayston Road. Views for road users would however be predominately focussed along the transport routes on the approach to the A47/A6003 roundabout junction, while with the Uppingham Gate Business Park is located in an elevated position prominent in views.

6.42 Any distant views from further along either of these routes is restricted by either, changes to road alignment, direction, intervening vegetation located along the road boundary, changes in topography and the built form of Uppingham on the approach to the site.

6.43 Views from the junction towards the site are obscured by existing boundary vegetation and intervening vegetation located on the roundabout. Any views of the new development would be focussed on the site entrance, shop facade and entrance GI and would be seen across the roundabout. Views would be close range, side on and fleeting only due to users traveling through the landscape. Once mature, new tree and hedgerow planting at the site entrance will provide a robust frontage of GI with the development set back into the site. The frontage planting will tie in

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with the existing hedgerow boundary. On completion visual effects would be minor adverse and negligible at year 15

6.44 Users of Main Street, Ayston are primarily focussed on the vehicular route and highways infrastructure as you approach the A47/A6003 roundabout junction, with the Uppingham Gate Business Park and housing beyond located in an elevated position and prominent within views.

6.45 The approach to the roundabout along Main Street is from an elevated position, descending from Ayston to the roundabout junction. Views from elevated positions along the route would be brief and transient, but glimpsed views across the site of the roof and ridge lines of the proposed development would be possible. The development would be viewed in the wider context of properties located off Hawthorne Drive.

6.46 Direct views of the new development are possible from locations close to the A47/A6003 roundabout, with views primarily focussed on the junction. Views of the new development would be focussed on the site entrance, shop facade and entrance GI. Views of the development would be restricted to when passing immediately adjacent to the site around the roundabout, while these views would be short, side on and transient. Once mature, new tree and hedgerow planting at the site entrance will provide a robust planted frontage with the development set back into the site. The frontage planting will mature over time and will tie in with the existing hedgerow boundary. On completion visual effects would be minor adverse and negligible at year 15.

6.47 The degree to which the proposals will be visible for users of the A6003 Uppingham Road, varies along the route as the site and proposed development will only be discernible for a short section of the route on the approach to the A47/A6003 roundabout.

6.48 As the road passes over the crest of a hill to the north of the site, views are primarily focussed on the vehicular route as the A6003 descends on the approach to the roundabout junction. Due to the elevated position of the road views towards the development, will be focussed on the rooflines, the northern facade of the proposed buildings, swales and open space to the north of the site.

6.49 On the descent along the A6003 to the roundabout junction, the development will be visible but will be seen across hedgerows and breaks in tree cover along the A6003. Views will be close range, side on and fleeting, while seen in the context of Uppingham Gate Business Park, Uppingham Surgery and housing beyond. Once mature, new tree planting within the open space to the north of the site, will break up and soften views of the northern building facade. On completion visual effects would be moderate adverse and moderate/minor adverse at year 15

Other Visual Receptors including Places of Work,

6.50 Uppingham Gate Business Park is located in close proximity to the site. The Uppingham Gate Business Park is a prominent feature at the A14/A6003 roundabout, located in an elevated position. Partial glimpsed views of the proposed development will be possible from this receptor from first storey views facing towards the site, beyond the existing site boundary hedgerow adjacent to the A47. Due to the elevated position of the place of work, views towards the site, will be focussed on the rooflines of the proposed development. Views from the wider building network and ground floor are already focussed on the existing office car park and boundary hedgerows beyond, which restrict any views towards the site. On completion visual effects would be minor adverse and minor Adverse/negligible at year 15.

K:\9000\9097\LANDS\LVIA\9097-L-LVA GLVIA3.docx 28 Land off A47/A6003, Uppingham - Landscape & Visual Appraisal fpcr

6.51 Leicester Road Cemetery is located off Leicester Road. It is unlikely that the proposed development will be visible from this location owing to distance, intervening vegetation and undulating topography. Visual effects would be none at completion and at year 15.

Night–time Visual Effects

6.52 The project will follow the latest best practice guidance on lighting installations to minimise lighting emissions and pollution on the surrounding landscape and on the night time skies. The site is located close to the settlement edge of Uppingham with lighting columns already positioned around the junction. Given an appropriate mitigating lighting strategy, the existence of vegetation including mature trees within the local context and the additional proposed tree planting that will absorb some of the lighting effect, the lighting effects on the night-time skies are considered to result in only a slight increase in lighting levels from that already provided by the settlement and existing development.

K:\9000\9097\LANDS\LVIA\9097-L-LVA GLVIA3.docx 29 Land off A47/A6003, Uppingham - Landscape & Visual Appraisal fpcr

7.0 SUMMARY AND CONCLUSIONS

7.1 The site is situated along the A47, located at the junction of the A6003 with Uppingham Road to the north and Ayston Road to the south.

7.2 The proposed development is for a roadside services and recharge centre, comprising eight pump petrol filling stations including a supporting retail unit, four electric charging stations, drive thru coffee shop, new vehicular access and parking, set within a landscape framework of retained and proposed Green Infrastructure (GI) including attenuation features.

7.3 The northern extent of Uppingham is located adjacent to the A47 to the south, while the Uppingham Gate Business Park and the Uppingham Surgery are located adjacent to the A47/A6003 roundabout junction.

7.4 The site and its wider landscape context are not subject to any national, local or other landscape designations.

7.5 Having appraised the factors of designations, quality, scenic quality, rarity and representativeness, conservation, recreation and perceptual aspects and associations, it is judged that the site and its immediate landscape context are of medium landscape value.

7.6 At a national level the site is located within the NCA 93 ‘High Leicestershire’ which covers an extensive area. The site occupies a very small area of this large NCA, landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible. At a regional level the proposed development is of a relatively modest scale and nature in the context of the broader LCT. The landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible.

7.7 Within the Rutland County Council Landscape Character assessment the site is located entirely within the Ridges and Valley’s sub-landscape character area.

7.8 The LCA; A(ii) Ridges and Valleys, states the following; “Although the sub-area does exhibit a number of historic features, with ridge and furrow and old lanes linking medieval villages still characteristic, this part of High Rutland has a less obvious feeling of antiquity and continuity. It is busier and noisier with the main roads passing through it, settlements are more frequent and larger (including Uppingham)…”

7.9 Structural landscape features of the boundary hedgerows will be retained and the landscape effects are considered to be negligible on completion and the landscape effect at year 15 is assessed to be negligible.

7.10 The change to the site and the immediate landscape would arise as a result of the replacement of an area of grassland at the edge of the settlement with a modest amount of development, associated infrastructure and new planting. Whilst the introduction of the new development would inevitably alter the physical fabric and character of the site, the proposals will retain and enhance existing landscape features where feasible. Existing hedgerows and trees located along the boundaries would be retained, except, for a short section of hedgerow in order to permit access in to the site off the junction of the A47 roundabout. New hedgerow and tree planting will be included to mitigate any losses.

K:\9000\9097\LANDS\LVIA\9097-L-LVA GLVIA3.docx 30 Land off A47/A6003, Uppingham - Landscape & Visual Appraisal fpcr

7.11 The proposed development is located adjacent to the Uppingham Gate Business Park and adjacent the busy junction of the A47/A6003 roundabout, while enclosed from the wider landscape by the surrounding undulating topography and existing tree and hedgerow context surrounding the site.

7.12 Overall, the proposals have responded to the constraints of the site including topography, views and existing landscape features and retains the vast majority of boundary vegetation where feasible. The effects upon the site and the immediate landscape arising from the proposals are assessed as major/moderate adverse at completion and moderate adverse at year 15 as the structural landscape proposals mature to help assimilate the development into the landscape context.

7.13 The visual envelope is localised in its extent with the existing built form to the south and surrounding undulating topography and woodland context enclosing the site from the wider area and restricting any potential views towards the site. Direct views from the wider landscape towards the site are obstructed by intervening vegetation surrounding the site and immediate site context at the A47/A6003 roundabout junction.

7.14 Visual effects for residential receptors such as the properties located along Twitchbed Lane, Hawthorn Drive and Orchard Close are deemed as minor adverse/negligible at completion and negligible at year 15. Visual effects for residential receptors such as the properties located along Firs Avenue and Goldcrest are deemed as negligible at completion and negligible at year 15. Distant views from residential receptors within the wider landscape are unlikely and are deemed as negligible/none at completion and negligible/none at year 15.

7.15 Views of the proposals are restricted to PRoWs within the immediate vicinity of the site, particularly for users of PRoW 224 E268/2 which passes through the middle of the site from the A47 to the South, connecting to the A6003 to the north. The degree to which the proposals will be visible for users of the PRoW are likely to vary along its length as it approaches and passes through the site. On completion visual effects would be major/moderate adverse and moderate adverse at year 15. Views from PRoW receptor 224 E268/1 located to the south and the PRoW receptor 224 E270/1 located at a distance to the east are deemed as being no great than minor adverse/negligible at completion and minor adverse/ negligible at year 15. Visual effects for users of the wider PRoW network are assessed as no more than negligible/ none upon completion and at year 15 due to the combined screening effects of intervening features within the landscape.

7.16 Views are possible for road user receptors along the A47 and A6003 Ayston Road. Views for road users would however be predominately focussed along the transport routes on the approach to the A47/A6003 roundabout junction. On completion visual effects would be minor adverse and negligible at year 15. For user of Main Street, Ayston visual effects would be minor adverse at completion and negligible at year 15. The degree to which the proposals will be visible for users of the A6003 Uppingham Road, varies along the route as the site and proposed development will only be discernible for a short section of the route on the approach to the A47/A6003 roundabout. On completion visual effects would be moderate adverse and moderate/minor adverse at year 15

7.17 Uppingham Gate Business Park is located in close proximity to the site. On completion visual effects would be minor adverse and minor Adverse/negligible at year 15.

K:\9000\9097\LANDS\LVIA\9097-L-LVA GLVIA3.docx 31 Land off A47/A6003, Uppingham - Landscape & Visual Appraisal fpcr

7.18 In conclusion, it is assessed that the site’s landscape character has the ability to absorb change through the introduction of a relatively small scale development, located at the roundabout junction of the A47 and A6003. The proposed development for a roadside services and recharge centre, set within a landscape framework of retained and proposed Green Infrastructure (GI) would be appropriate within this landscape context and effects, as a result of the proposed development, would not give rise to any unacceptable landscape and visual harm.

K:\9000\9097\LANDS\LVIA\9097-L-LVA GLVIA3.docx 32 This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

Scale: 1:12500 @ A3 drawing title fpcr SITE LOCATION PLAN

0 500 1000m scale drawn issue date N 1:12,500 @ A3 LAN 16 December 2020 drawing / figure number rev Figure 1 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figures 1-5.indd This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Aerial imagery © 2019 Bluesky, DigitalGlobe, Getmapping plc, Infoterra Ltd and Bluesky. Map data © 2019 Google

Site Boundary

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

Scale: 1:12500 @ A3 drawing title fpcr AERIAL PHOTOGRAPH

0 500 1000m scale drawn issue date N 1:12,500 @ A3 LAN 16 December 2020 drawing / figure number rev Figure 2 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figures 1-5.indd This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

National Character Area (NCA)

*Site falls entirely within NCA 93: High Leicestershire

East Midlands Region Landscape Character Assessment, 2010

*Site falls entirely within Village Farmlands, LCT 5C: Undulating Mixed Farmlands

Landscape Character Assessment, Rutland County Council (2003)

*Site falls entirely within Landscape Character Type High Rutland

Landscape Character Sub-Areas

Aii - Ridges and Valley’s

Aiii- Eyebrook Valley

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

Scale: 1:12500 @ A3 drawing title fpcr LANDSCAPE CHARACTER

0 500 1000m scale drawn issue date N 1:12,500 @ A3 LAN 16 December 2020 drawing / figure number rev Figure 3 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figures 1-5.indd This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

Scheduled Monuments

Listed Buildings Grade II

Listed Buildings Grade II*

Conservation Area

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

Scale: 1:12500 @ A3 drawing title fpcr DESIGNATIONS

0 500 1000m scale drawn issue date N 1:12,500 @ A3 LAN 16 December 2020 drawing / figure number rev Figure 4 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figures 1-5.indd CM-00910777-Ordnance_Survey_Terrain5_5m_DTM_2009-04-22-2016-08-09 This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd. <= 90.0000.0000.0000.0000.0000.0000 Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) 90.0000 - 100.0000.0000.0000.0000.0000.0000 Site Boundary

160m-170m100.0000 AOD - 110.0000.0000.0000.0000.0000.0000

150m-160m110.0000 AOD - 120.0000.0000.0000.0000.0000.0000

140-150m AOD120.0000 - 130.0000.0000.0000.0000.0000.0000

130-140m AOD130.0000 - 140.0000.0000.0000.0000.0000.0000

120m-130m140.0000 AOD - 150.0000.0000.0000.0000.0000.0000

110m-120m 150.0000AOD - 160.0000.0000.0000.0000.0000.0000

100m-110m 160.0000AOD - 170.0000.0000.0000.0000.0000.0000

90m - 100m> AOD 170.0000.0000.0000.0000.0000.0000 CM-00910776-CM-0091077685m - 90 AOD

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

Scale: 1:12500 @ A3 drawing title fpcr TOPOGRAPHY PLAN

0 500 1000m scale drawn issue date N 1:12,500 @ A3 LAN 16 December 2020 drawing / figure number rev Figure 5 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figures 1-5.indd This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

1 Photo Viewpoint Location

A Visual Receptors

Approximate Extent of Visual Envelope

*Note:- The Visual Envelope provides a representative boundary and representative area of visual influence. Within the envelope, existing L landscape and / or physical features such as woodland planting and topography, provide localised screening effects. Further distant views K may occur outside the Envelope boundary, although the significance 8 of these views is considered to be negligible as a result of the distance and intervening screening effects. 9

K Visual Receptor List I 01 Places of Work A - Uppingham Gate Business Park located at the A47/A6003 07 E 06 Road roundabout junction (Opposite, South) M 13 12 02 05 Residential 11 B - Twitchbed Lane, Hawthorn Drive and Orchard Close (South) H 10 I G 04 A C - Firs Avenue and Goldcrest (South West) D F D - Leicester Road and Shepherd’s Way (West) 03 PRoWs J C B E - PRoW - Footpath, 224 E268/2 (Within the site and North) F- PRoW - Footpath, 224 E268/1 (South) G - PRoW - Footpath 224 E270/1 (East) H - PRoW - 224 E266/3 (West)

Road I - A47 (Adjaent, East and West) J - A6003, Ayston Road (South) K - Ayston Road, Main Street, Ayston and un-named road (North West) L -A6003, Uppingham Road (North)

Other M - Leicester Road Cemetery (West)

client Recharge Roadside Services Ltd

project Land off A47/A6003, Uppingham

drawing title fpcr VISUAL APPRAISAL

scale drawn issue date N 1:10,000 @ A3 MPS 16 December 2020 drawing / figure number rev Figure 6 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

K:\9000\9097\LANDS\LVIA\9097-L-Figure6.indd Residential properties, Residential properties PRoW Uppingham Gate A47 / A6003 Watercourse Site location A47 Site location Hawthorne Drive, Uppingham Uppingham 224 E268/2 Business Park Roundabout Junction

Photo Viewpoint 1: View south from Public Footpath E268 at junction with A6003

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

1 Photo Viewpoint Location K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures

client Recharge Roadside Services Ltd project Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design 08 Photo Viewpoint 1 Land off A47/A6003, Date & time of photo: 04 Nov 2020,11:31 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham 09 Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design drawing title Canon EOS 6D, FFS Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINT 1 01 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. fpcr Direction of View: 180º, bearing from North Enlargement factor: 100% com) drawn issue date 07 JR / MS 16 December 2020 06 13 drawing / figure number rev 12 02 05 11 Figure 7 - 10 04

03

client Freeths LLP

project Land off A47, Uppingham

drawing title fpcr PHOTO VIEWPOINT PLAN

scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m A47, located beyond A47 / A6003 A6003 located beyond site Uppingham Gate Business Park Site location site boundary hedgerow Roundabout Junction boundary hedgerow

Photo Viewpoint 2: View west located along the PRoW route 224 E268/2, within the site.

PRoW Site location Watercourse A6003 224 E268/2

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

1 Photo Viewpoint Location

K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures 08 Photo Viewpoint 2: Continued client 09 Recharge Roadside Services Ltd project Photo Viewpoint 2 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, 01 Date & time of photo: 04 Nov 2020,11:26 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design drawing title 07 Canon EOS 6D, FFS 06 Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINT 2 13 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. 12 02 fpcr 05 Direction of View: 270º, bearing from North 11 Enlargement factor: 100% com) drawn issue date 10 JR / MS 16 December 2020 04 drawing / figure number rev

03 Figure 8 -

client Freeths LLP

project Land off A47, Uppingham

drawing title fpcr PHOTO VIEWPOINT PLAN

scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m Phone Mast Uppingham Gate Business Park Site location A6003 located off A6003 A47

Photo Viewpoint 3: View north from Public Footpath E268/1 at junction with Twitchbed Lane

Uppingham Gate Business Park, A47 Main Street A6003 A6003 Site location A47 Uppingham Gate Business Park Car Park

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd. This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment Ordnance Survey material - Crown Copyright. All rights reserved. Licence and Design Ltd. Number: 100019980 (Centremapslive.com)

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) Site Boundary

Site Boundary

1 Photo Viewpoint Location

1 Photo Viewpoint Location

08

09 08

09 01 K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures

client Photo07 Viewpoint 4: View north from A6003 Ayston Road, south01 of A47 roundabout Recharge Roadside Services Ltd 06 project 13 12 02 Photo Viewpoint 3 07 Photo Viewpoint 4 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, 05 Date & time of photo: 04 Nov 2020,12:31 11 06 Date & time of photo: 04 Nov 2020,12:27 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained 13 02 Uppingham 10 Camera make & model, & sensor format:12 Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in 04 05 11 part without written consent of FPCR Environment and Design drawing title Canon EOS 6D, FFS Canon EOS 6D, FFS 10 Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINTS 3 & 4 03 Horizontal Field of View: 87º 04 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. fpcr Direction of View: 355º, bearing from North Direction of View: 10º, bearing from North Enlargement factor: 100% com) drawn issue date 03 JR / MS 16 December 2020 drawing / figure number rev Figure 9 -

client Freeths LLP

project client Land off A47, Freeths LLP Uppingham project

drawing title Land off A47, fpcr PHOTO VIEWPOINT PLAN Uppingham drawing title scale drawn issue date fpcr PHOTO VIEWPOINT PLAN N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev scale drawn issue date Scale: 1:10000 @ A3 Figure 15 - N 1:10,000 @ A3 JRR 14 December 2020 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk drawing / figure number rev masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental0 assessment100 landscape 200 300design urban 400 design 500 ecology architecture arboriculture 1000m

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m Main Street A6003 Site location A47

Photo Viewpoint 5: View east from A47 roundabout

Site location A47 A6003 Ayston Road Uppingham Gate Business Park

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary

1 Photo Viewpoint Location

08 K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures Photo Viewpoint09 5: Continued client Recharge Roadside Services Ltd project 01 Photo Viewpoint 5 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, Date & time of photo: 04 Nov 2020,12:11 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham 07 Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in 06 part without written consent of FPCR Environment and Design drawing title 13 Canon EOS 6D, FFS 12 02 Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINT 5 05 Horizontal Field of View: 87º 11 Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. fpcr Direction10 of View: 75º, bearing from North Enlargement factor: 100% com) drawn issue date 04 JR / MS 16 December 2020 drawing / figure number rev 03 Figure 10 -

client Freeths LLP

project Land off A47, Uppingham

drawing title fpcr PHOTO VIEWPOINT PLAN

scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m A47 / A6003 A47 Site location A47 Roundabout Junction

Photo Viewpoint 6: View east from A47

Residential properties, Uppingham Gate A6003 Site location Main Street A6003 Hawthorne Drive, Uppingham Business Park A47

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised This drawing is the property of FPCR Environment and Design Ltd and is issued person, either wholly or in part without written consent of FPCR Environment on the condition it is not reproduced, retained or disclosed to any unauthorised and Design Ltd. person, either wholly or in part without written consent of FPCR Environment and Design Ltd. Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary Site Boundary

1 Photo Viewpoint Location 1 Photo Viewpoint Location K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures Photo Viewpoint08 7: View south east from Main Street client 08 Recharge Roadside Services Ltd 09 project Photo Viewpoint 6 09 Photo Viewpoint 7 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, Date & time of photo: 04 Nov 2020,12:06 Date & time of photo: 04 Nov 2020,12:00 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham 01 Camera make & model, & sensor format: Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in 01 part without written consent of FPCR Environment and Design drawing title Canon EOS 6D, FFS Canon EOS 6D, FFS 07 Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINTS 6 & 7 06 Horizontal Field of View: 87º 07 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. 06 13 02Direction of View: 115º, bearing from North Direction of View: 135º, bearing from North Enlargement factor: 100% com) fpcr 12 13 02 drawn issue date 05 12 11 05 JR / MS 16 December 2020 10 11 04 10 drawing / figure number rev 04 Figure 11 - 03 03

client Freeths LLP client Freeths LLP project Land off A47, project Uppingham Land off A47, Uppingham drawing title fpcr PHOTO VIEWPOINT PLAN drawing title fpcr PHOTO VIEWPOINT PLAN

scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 scale drawn issue date drawing / figure number rev N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture \\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd \\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd0 100 200 300 400 500 1000m 0 100 200 300 400 500 1000m Residential properties, Approximate location Uppingham Gate Residential properties, Firs Avenue Hawthorne Drive, Uppingham of site Business Park and Goldcrest, Uppingham,

Photo Viewpoint 8: View south east from un-named road east of Main Street

Residential properties, Uppingham Uppingham Gate A47/A6003 Site location A47 Site location A6003 A47 Main Street Hawthorne Drive, Uppingham Surgery Business Park roundabout PRoW 224 E268/2

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment This drawing is the property of FPCR Environment and Design Ltd and is issued and Design Ltd. on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment Ordnance Survey material - Crown Copyright. All rights reserved. Licence and Design Ltd. Number: 100019980 (Centremapslive.com) Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) Site Boundary

Site Boundary

1 Photo Viewpoint Location

1 Photo Viewpoint Location K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures Photo Viewpoint 9: View south from A6003 client Recharge Roadside Services Ltd project Photo Viewpoint 8 Photo Viewpoint 9 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, Date & time of photo: 04 Nov 2020,13:18 Date & time of photo: 04 Nov 2020,11:52 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham Camera make & model, & sensor format: Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in 08 part without written consent of FPCR Environment and Design drawing title Canon EOS 6D, FFS Canon EOS 6D, FFS Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINTS 8 & 9 08 Horizontal Field of View: 87º 09 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. Direction of View: 160º, bearing from North Direction of View: 180º, bearing from North Enlargement factor: 100% com) fpcr 09 drawn issue date 01 JR / MS 16 December 2020 drawing / figure number rev 01 07 06 Figure 12 - 13 07 12 02 06 05 11 13 12 02 10 05 04 11 10 04 03

03

client Freeths LLP

client project Freeths LLP Land off A47, project Uppingham Land off A47, drawing title Uppingham fpcr PHOTO VIEWPOINT PLAN drawing title fpcr PHOTO VIEWPOINT PLAN scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk drawing / figure number rev masterplanning environmental assessment landscape design urban design ecology architecture arboriculture Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk \\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd masterplanning environmental assessment landscape design urban design ecology architecture arboriculture 0 100 200 300 400 500 1000m

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m Uppingham Uppingham Gate Business Park A47 Site location Surgery PRoW PRoW 224 E268/1 224 E268/2

Photo Viewpoint 10: View west from A47

Clatterpots Farm A47 Approximate location of site A6003

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retainedThis drawing or disclosed is the propertyto any unauthorised of FPCR Environment and Design Ltd and is issued person, either wholly or in part withouton written the condition consent itof is FPCR not reproduced, Environment retained or disclosed to any unauthorised and Design Ltd. person, either wholly or in part without written consent of FPCR Environment and Design Ltd. Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary Site Boundary

1 Photo Viewpoint Location 1 Photo Viewpoint Location

08 08 09 K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures 09 Photo Viewpoint 11: View west from Public Footpath E270/1 north of Clatterpots Farm client 01 Recharge Roadside Services Ltd project 01 Photo Viewpoint 10 Photo Viewpoint 11 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design Land off A47/A6003, 07 Date & time of photo: 04 Nov 2020,11:12 Date & time of photo: 04 Nov 2020,10:53 should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained 06 07 comfortable arms length. Uppingham 13 Camera make & model, & sensor format: Camera make & model, & sensor format: or disclosed to any unauthorised person, either wholly or in 12 02 06 part without written consent of FPCR Environment and Design drawing title 13 05 02 12 Canon EOS 6D, FFS 11 Canon EOS 6D, FFS Visualisation Type: Type 1 PHOTO VIEWPOINTS 10 & 11 05 Ltd. Ordnance Survey material - Crown Copyright. All rights 10 Horizontal Field of View: 87º 11 Horizontal Field of View: 87º Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. 04 Direction10 of View: 270º, bearing from North Direction of View: 270º, bearing from North Enlargement factor: 100% com) fpcr 04 drawn issue date 03 JR / MS 16 December 2020 03 drawing / figure number rev Figure 13 -

client

Freeths LLP client

project Freeths LLP

Land off A47, project Uppingham Land off A47,

drawing title Uppingham fpcr PHOTO VIEWPOINT PLANdrawing title fpcr PHOTO VIEWPOINT PLAN scale drawn issue date 1:10,000 @ A3 JRR 14 December 2020 N scale drawn issue date drawing / figure number N 1:10,000rev @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture \\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd

\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100 200 300 400 500 1000m 0 100 200 300 400 500 1000m A6003 A47 Approximate location of site

Photo Viewpoint 12: View east from Public Footpath E266/3

Leicester Road Cemetery A47 Ayston A6003 Approximate location of site Residential properties off Leicester Road, Uppingham

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised This drawing is the property of FPCR Environment and Design Ltd and is issued person, either wholly or in part without written consent of FPCR Environment on the condition it is not reproduced, retained or disclosed to any unauthorised and Design Ltd. person, either wholly or in part without written consent of FPCR Environment and Design Ltd. Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com)

Site Boundary Site Boundary

1 Photo Viewpoint Location 1 Photo Viewpoint Location

K:\9000\9097\LANDS\LVIA\9097-L-Figures 7-14.indd K:\9000\9097\LANDS\LVIA\9097-L-Figures 08 08 client Photo Viewpoint 13: View east09 from Leicester Road 09 Recharge Roadside Services Ltd project Photo Viewpoint 12 Photo Viewpoint 13 Printing note: To give the correct viewing distance the sheet This drawing is the property of FPCR Environment and Design 01 Land off A47/A6003, Date & time of photo: 04 Nov 2020,12:52 Date & time of photo: 04 Nov 2020,13:08 01should be printed at a scale of 1:1 on A1. To be viewed at Ltd and is issued on the condition it is not reproduced, retained Uppingham Camera make & model, & sensor format: Camera make & model, & sensor format: comfortable arms length. or disclosed to any unauthorised person, either wholly or in 07 part without written consent of FPCR Environment and Design drawing title Canon06 EOS 6D, FFS Canon EOS 6D, FFS 07 Visualisation Type: Type 1 Ltd. Ordnance Survey material - Crown Copyright. All rights PHOTO VIEWPOINTS 12 & 13 13 02 06 12 Horizontal Field of View: 87º 13 Horizontal Field of View: 87º 02Projection: Cylindrical reserved. Licence Number: 100019980 (Centremapslive. 05 11 12 fpcr Direction of View: 90º, bearing from North Direction of View: 90º, bearing from North05 Enlargement factor: 100% com) 11 drawn issue date 10 04 10 JR / MS 16 December 2020 04 drawing / figure number rev 03 03 Figure 14 -

client Freeths LLP client Freeths LLP project Land off A47, project Uppingham Land off A47, Uppingham drawing title fpcr PHOTO VIEWPOINT PLAN drawing title fpcr PHOTO VIEWPOINT PLAN

scale drawn issue date N 1:10,000 @ A3 JRR 14 December 2020 scale drawn issue date drawing / figure number rev N 1:10,000 @ A3 JRR 14 December 2020 drawing / figure number rev Scale: 1:10000 @ A3 Figure 15 - FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk Scale: 1:10000 @ A3 Figure 15 - masterplanning environmental assessment landscape design urban design ecology architecture arboriculture FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture \\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 15.indd 0 100\\FPCR-VM-04\EarlyWork\9000\9097\LANDS\LVIA\9097-L-Figure 200 300 400 500 15.indd 1000m 0 100 200 300 400 500 1000m

Appendix A Appendix A Landscape and Visual Appraisal – Methodology and Assessment Criteria

Introduction

1.0 The methodology for the Landscape and Visual Appraisal (LVA) undertaken for the proposed development is detailed in the LVA report. The following information should be read in conjunction with this methodology.

1.1 As advised in the Guidelines for Landscape and Visual Impact Assessment (3rd Edition) (GLVIA3), the judgements made in respect of both landscape and visual effects are a combination of an assessment of the sensitivity of the receptor and the magnitude of the landscape or visual effect. The following details the definitions and criteria used in assessing sensitivity and magnitude for landscape and visual receptors.

1.2 Where it is determined that the assessment falls between or encompasses two of the defined criteria terms, then the judgement may be described as High/ Medium or Moderate/ Minor etc. This indicates that the assessment lies between the respective definitions or encompasses aspects of both.

Landscape

Landscape Sensitivity

1.3 Landscape receptors are assessed in terms of their ‘Landscape Sensitivity’. This combines judgements on the value to be attached to the landscape and the susceptibility to change of the landscape from the type of change or development proposed. The definition and criteria adopted for these contributory factors is detailed below.

1.4 There can be complex relationships between the value attached to landscape receptors and their susceptibility to change which can be especially important when considering change within or close to designated landscapes. For example, an internationally, nationally or locally valued landscape does not automatically or by definition have a high susceptibility to all types of change. The type of change or development proposed may not compromise the specific basis for the value attached to the landscape.

Landscape Value

1.5 Value can apply to a landscape area as a whole, or to the individual elements, features and aesthetic or perceptual dimensions which contribute to the character of the landscape. The following criteria have been used to categorise landscape value. Where there is no clear existing evidence on landscape value, an assessment is made based on the criteria/ factors identified below (based on the guidance in GLVIA3 paragraph 5.28, Box 5.1).

• Landscape quality (condition) • Conservation interest • Scenic quality • Recreation value • Rarity • Perceptual aspects • Representativeness • Associations

Landscape Definition Value High Landscape receptors of high importance based upon factors of quality, rarity, representativeness, conservation interest, recreational value, perceptual qualities and associations. Medium Landscape receptors of medium importance based upon factors of quality, rarity, representativeness, conservation interest, recreational value, perceptual qualities and associations. Low Landscape receptors of low importance based upon factors of quality, rarity, representativeness, conservation interest, recreational value, perceptual qualities and associations.

Landscape Susceptibility to Change

1.6 This means the ability of the landscape receptor (overall character type/ area or individual element/ feature) to accommodate the change (i.e. the proposed development) without undue consequences for the maintenance of the baseline position and/ or the achievement of landscape planning policies and strategies. The definition and criteria for the assessment of Landscape Susceptibility to Change is as follows:

Landscape Definition Susceptibility to Change High A highly distinctive and cohesive landscape receptor, with positive characteristics and features with no or very few detracting or intrusive elements. Landscape features intact and in very good condition and/ or rare. Limited capacity to accept the type of change/ development proposed. Medium Distinctive and more commonplace landscape receptor, with some positive characteristics/ features and some detracting or intrusive elements. Landscape features in moderate condition. Capacity to accept well planned and designed change/ development of the type proposed. Low Landscape receptor of mixed character with a lack of coherence and including detracting or intrusive elements. Landscape features that may be in poor or improving condition and few that could not be replaced. Greater capacity to accept the type of change/ development proposed.

Magnitude of Landscape Effects

1.7 The magnitude of landscape effects is the degree of change to the landscape receptor in terms of its size or scale of change, the geographical extent of the area influenced and its duration and reversibility. The table below sets out the categories and criteria adopted in respect of the separate considerations of Scale or Size of the Degree of Change and Reversibility. The geographical extent and duration of change are described where relevant in the appraisal.

Scale or Size of the Degree of Landscape Change

Scale or Size of Definition the Degree of Landscape Change

High Total loss of or substantial alteration to key characteristics / features and the introduction of new elements totally uncharacteristic to the receiving landscape. Overall landscape receptor will be fundamentally changed. Medium Partial loss of or alteration to one or more key characteristics / features and the introduction of new elements that would be evident but not necessarily uncharacteristic to the receiving landscape. Overall landscape receptor will be obviously changed. Low Limited loss of, or alteration to one or more key characteristics/ features and the introduction of new elements evident and/ or characteristic to the receiving landscape. Overall landscape receptor will be perceptibly changed. Negligible Very minor alteration to one or more key characteristics/ features and the introduction of new elements characteristic to the receiving landscape. Overall landscape receptor will be minimally changed. None No loss or alteration to the key characteristics/ features, representing ‘no change’.

Reversibility

Reversibility Definition

Irreversible The development would be permanent and the assessment site could not be returned to its current/ former use. Reversible The development could be deconstructed/ demolished and the assessment site could be returned to broadly its current/ historic use (although that may be subject to qualification depending on the nature of the development).

Visual

Sensitivity of Visual Receptors

1.8 Visual sensitivity assesses each visual receptor in terms of their susceptibility to change in views and visual amenity and also the value attached to particular views. The definition and criteria adopted for these contributory factors is detailed below.

Visual Susceptibility to Change

1.9 The susceptibility of different visual receptors to changes in views and visual amenity is mainly a function of; firstly, the occupation or activity of people experiencing the view at particular locations; and secondly, the extent to which their attention or interest may therefore be focussed on the views and visual amenity they experience. Visual Definition Susceptibility to Change

High Residents at home with primary views from ground floor/garden and upper floors. Public rights of way/ footways where attention is primarily focussed on the landscape and on particular views. Visitors to heritage assets or other attractions whose attention or interest is likely to be focussed on the landscape and/ or on particular views. Communities where views make an important contribution to the landscape setting enjoyed by residents. Travellers on recognised scenic routes. Medium Residents at home with secondary views (primarily from first floor level). Public rights of way/ footways where attention is not primarily focussed on the landscape and/ or particular views. Travellers on road, rail or other transport routes. Low Users of outdoor recreational facilities where the view is less important to the activities (e.g. sports pitches). Travellers on road, rail or other transport where views are primarily focussed on the transport route. People at their place of work where views of the landscape are not important to the quality of the working life.

Value of Views

1.10 The value attached to a view takes account of any recognition attached to a particular view and/ or any indicators of the value attached to views, for example through guidebooks or defined viewpoints or references in literature or art.

Value of Definition Views High A unique or identified view (e.g. shown as such on Ordnance Survey map, guidebook or tourist map) or one noted in literature or art. A view where a heritage asset makes an important contribution to the view. Medium A typical and/ or representative view from a particular receptor. Low An undistinguished or unremarkable view from a particular receptor.

Magnitude of Visual Effects

1.11 Magnitude of Visual Effects evaluates each of the visual effects in terms of its size or scale, the geographical extent of the area influenced and its duration and reversibility. The table below sets out the categories and criteria adopted in respect of the Scale or Size (including the degree of contrast) of Visual Change. The distance and nature of the view and whether the receptor’s view will be stationary or moving are also detailed in the Visual Effects Table.

Scale or Size of Definition the Degree of Visual Change

High The proposal will result in a large and immediately apparent change in the view, being a dominant and new and/ or incongruous feature in the landscape. Medium The proposal will result in an obvious and recognisable change in the view and will be readily noticed by the viewer. Low The proposal will constitute a minor component of the wider view or a more recognisable component that reflects those apparent in the existing view. Awareness of the proposals will not have a marked effect on the overall nature of the view. Negligible/ None Only a very small part of the proposal will be discernible and it will have very little or no effect on the nature of the view.

Level of Effect

1.12 The final conclusions on effects, whether adverse or beneficial, are drawn from the separate judgements on the sensitivity of the receptors and the magnitude of the effects. This overall judgement is formed from a reasoned professional overview of the individual judgements against the assessment criteria.

1.13 GLVIA3 notes, at paragraphs 5.56 and 6.44, that there are no hard and fast rules with regard to the level of effects, therefore the following descriptive thresholds have been used for this appraisal:

• Major

• Moderate

• Minor

• Negligible

1.14 Where it is determined that the assessment falls between or encompasses two of the defined criteria terms, then the judgement may be described as, for example, Major/ Moderate or Moderate/ Minor. This indicates that the effect is assessed to lie between the respective definitions or to encompass aspects of both.

Appendix B Land off A47/A6003 – Landscape and Visual Appraisal: Landscape Effects Table fpcr

APPENDIX B: LANDSCAPE EFFECTS TABLE (LET)

Landscape Receptor and Judged Sensitivity of Landscape Judged Magnitude of Description/ Notes Overall Effect at Overall Effect Overall Reference Landscape Effect Construction Upon Effect at 15 Phase Completion Years Post Completion

Susceptibility Landscape Overall Scale or Size of the Where Major Major Major to Change Value Sensitivity Degree of Change applicable, Moderate Moderate Moderate including degree of are the Minor Minor Minor contrast/ Effects Negligible Negligible Negligible integration) at Reversible? None None None Stages of Project

High High High High Yes Adverse Adverse Adverse Medium Medium Medium Medium No Beneficial Beneficial Beneficial Low Low Low Low N/A Negligible None

National Landscape

Character

There is a There is a There is a Natural England, National varied varied varied Construction: No The sensitivity and value of the landscape will vary across this large character Negligible Negligible Negligible Character Area Profile Susceptibility Susceptibility Susceptibility Negligible area and as the site occupies a very small area of the larger NCA, landscape to Change to Change to Change effects are considered to be negligible. (NCA) throughout this throughout throughout Completion: extensive this this Negligible The proposed development forms a relatively small part of the large NCA and NCA. extensive extensive there will therefore be negligible effects to the key characteristics and the NCA 93: High Leicestershire NCA. NCA. Year 15: as a whole. In this respect it does not provide details directly relevant to the site or its immediate surroundings, other than to establish the underlying Negligible characteristics of the wider landscape.

Landscape Character Assessment (LCA): County/District

There is a There is a Construction: No Negligible Negligible Negligible East Midlands Regional There is a The proposed development is of a relatively modest scale and nature in the varied varied varied context of the broader LCT. The new development is located adjacent to the Landscape Character Negligible Susceptibility Susceptibility Susceptibility existing settlement edge to the north, while enclosed from the wider landscape Assessment (2010) to Change to Change to Change Completion: by the existing woodland context surrounding the site. throughout throughout throughout this Negligible Landscape Character Type extensive this this LCT. extensive extensive Year 15: (LCT) LCT. LCT. Negligible Group 5: Village Farmlands

LCT 5C: Undulating Mixed Farmlands

Land off A47/A6003 – Landscape and Visual Appraisal: Landscape Effects Table fpcr

APPENDIX B: LANDSCAPE EFFECTS TABLE (LET)

Landscape Receptor and Judged Sensitivity of Landscape Judged Magnitude of Description/ Notes Overall Effect at Overall Effect Overall Reference Landscape Effect Construction Upon Effect at 15 Phase Completion Years Post Completion

Susceptibility Landscape Overall Scale or Size of the Where Major Major Major to Change Value Sensitivity Degree of Change applicable, Moderate Moderate Moderate including degree of are the Minor Minor Minor contrast/ Effects Negligible Negligible Negligible integration) at Reversible? None None None Stages of Project

High High High High Yes Adverse Adverse Adverse Medium Medium Medium Medium No Beneficial Beneficial Beneficial Low Low Low Low N/A Negligible None

Medium Medium Medium Construction: No Negligible Negligible Negligible Landscape Character The site is located entirely within the Ridges and Valley’s sub-landscape character area. Assessment, Rutland County Negligible

Council (2003) Completion: The proposals will result in the replacement of a small to medium parcel of Negligible grassland at the edge of the existing settlement with a modest amount of built Landscape Character Type: development located at the busy A47/A6003 roundabout junction and would be Year 15: High Rutland viewed in the context of the Uppingham Gate Business Centre that is a prominent feature at the roundabout junction. Negligible

The LCA; A(ii) Ridges and Valleys, states the following; “Although the sub-area Landscape Character Area: A(ii) does exhibit a number of historic features, with ridge and furrow and old lanes Ridges and Valleys linking medieval villages still characteristic, this part of High Rutland has a less obvious feeling of antiquity and continuity. It is busier and noisier with the main roads passing through it, settlements are more frequent and larger (including Uppingham)…”

Land off A47/A6003 – Landscape and Visual Appraisal: Landscape Effects Table fpcr

APPENDIX B: LANDSCAPE EFFECTS TABLE (LET)

Landscape Receptor and Judged Sensitivity of Landscape Judged Magnitude of Description/ Notes Overall Effect at Overall Effect Overall Reference Landscape Effect Construction Upon Effect at 15 Phase Completion Years Post Completion

Susceptibility Landscape Overall Scale or Size of the Where Major Major Major to Change Value Sensitivity Degree of Change applicable, Moderate Moderate Moderate including degree of are the Minor Minor Minor contrast/ Effects Negligible Negligible Negligible integration) at Reversible? None None None Stages of Project

High High High High Yes Adverse Adverse Adverse Medium Medium Medium Medium No Beneficial Beneficial Beneficial Low Low Low Low N/A Negligible None

Landscape Character: Site and Immediate Context The change to the site and the immediate landscape would arise as a result of Construction: Major/Moderate Major/Moderate Moderate Site and Immediate Context Medium Medium Medium No the replacement of an area of grassland at the edge of the settlement with High/Medium adverse adverse adverse a modest amount of development, associated infrastructure and new planting. Completion: Whilst the introduction of the new development would inevitably alter the physical High/Medium fabric and character of the site, the proposals will retain and enhance existing Year 15: landscape features as far as possible. Existing hedgerows and trees located along the boundaries would be retained, except, for a short section of hedgerow Medium in order to permit access in to the site off the junction of the A47 roundabout.

New hedgerow and tree planting will be included to mitigate any losses.

The proposed development is located adjacent to the Uppingham Gate Business Park and adjacent to the busy junction of the A47/A6003 roundabout, while enclosed from the wider landscape by the surrounding undulating topography and existing tree and hedgerow context surrounding the site.

The topography falls steeply from south to north, in order to facilitate the site a number of level changes are located across the site. This includes short sections of levels changes in the form of an embankment and retaining wall along the A47 boundary and a retaining wall and cut and fill to the north of the on-site road within the site. Some localised changes also would occur during construction of the development together with associated access roads and paved areas. The underlying direction and gradient of falls would generally remain as existing.

The majority of the existing boundary hedgerows and trees will be retained and protected as part of the proposals. Removal will be limited to a short section of hedgerow in order to permit access in to the site off the junction of the A47 roundabout. Where removal of hedgerows and trees is necessary to facilitate access into the site, new hedgerow and tree planting will be included to mitigate any losses. Further to this, existing boundary vegetation will be supplemented with additional hedgerow and tree planting and new hedgerow and tree planting is proposed across the site.

The formation of swales in the open space to the north of the site would constitute only a minor change to the landform. The biodiversity enhancements as a result of the introduction of the attenuation features will result in beneficial effects.

Appendix C Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None Places of Work Opposite Site Low Medium Low Partial Permanent Construction:  Partial / Glimpsed views of the proposed Moderate/Minor Minor Adverse Minor Adverse/ A development will be possible, beyond the existing Adverse Negligible /Glimpse Medium/Low Uppingham Gate (South) site boundary hedgerow adjacent to the A47. Business Park Completion:  Due to the elevated position of the place of work,

located at the any potential views towards the site, will be A47/A6003 Low focussed on the rooflines of the proposed roundabout Year 15: development. junction  Views towards the development will be restricted to Low/Negligible views from the first floor of the northern façade of

the Uppingham Gate Business Park. Views from (Viewpoints the ground floor are already focussed on the 3 & 4) existing office car park and boundary hedgerows beyond, which restrict any views towards the site. Residential  Ground and first floor views from properties that High Medium High/ 160-325m Glimpse Permanent Construction: Minor Adverse Minor Adverse/ Negligible back and or side on to the Site. Twitchbed Lane, Medium Negligible B (South) Low  Any views of the development will be glimpsed Hawthorn Drive through intervening vegetation and across an area and Orchard Completion: of scrub adjacent to the Uppingham Gate Business Close Low/ Negligible Park.  The Uppingham Gate Business Park is prominent in Year 15: views towards the site. (Viewpoint 3) Negligible  Due to the intervening topography and vegetation any views towards the site would be glimpsed and focused on roof and ridgelines of the development beyond the A47.  The proposed development would sit low in the landscape due to the existing topography, with any views limited, maintaining open views to higher ground beyond the site.

Residential  Distant views towards the site are restricted by High Medium High/ 200m- 510m Glimpse Permanent Construction: Negligible Negligible Negligible C intervening vegetation, with glimpsed views of the Firs Avenue and Medium (South West) Negligible site access and frontage of the site, beyond Goldcrest intervening vegetation. Completion:  Any views of the development would be from rear Negligible ground or first floors. Where distant and glimpsed views of the development might appear through Year 15: breaks in existing vegetation, views would be

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None Negligible concentrated on the A47/A6003 roundabout junction, existing offices and of the roof and ridge lines of the proposed development.  Once complete, any views of the development will be focussed on the established GI at the entrance to the development, which will tie in with the existing boundary hedgerow context. Residential  Views towards the site are distant and restricted by High Medium High/ 750m-1km Glimpse Permanent Construction: Negligible/None Negligible/None Negligible/None D the existing undulating topography and by Medium Leicester Road (South West) Negligible intervening vegetation. and Shepherd’s Way Completion: (Viewpoint 13) Negligible/ None Year 15: Negligible/ None PRoW  The degree to which the proposals will be visible for High Medium High 0-130m Full Permanent Construction: Major Adverse Major/Moderate Moderate E users of the PRoW are likely to vary along its length Footpath, 224 Adverse Adverse E268/2 (Within the Site /Partial High as it approaches and passes through the site. and north)  For users of the southern section of the PRoW

Completion: there will be full views of the development on either (Viewpoints 1 High/Medium side of the route as the user goes through the site. and 2)  Views will include the built development and will be Year 15: Medium permanently changed, but this is a short footpath which only links between two main roads.  As the PRoW passes through the site, the route passes through the open space of the development to the north.  For users of the northern section of the PRoW there will be partial and glimpsed views towards the site, through intervening vegetation located along the watercourse.  Views along the PRoW route on the approach to the site from the north are seen in the context of the Uppingham Gate Business Park, Uppingham Surgery and existing residential properties which can be viewed clearly adjacent to the A47.

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None  Due to the elevated position of the PRoW views of the development will be focussed on the rooflines of the proposed development, the northern façade of the proposed buildings, swales and open space to the north of the site.  Once mature, new tree planting within the open space to the north of the site, will break up views of the northern building facade. PRoW  The degree to which the proposals will be visible for High Medium High/ 25m-200m Glimpse Permanent Construction: Minor Adverse Minor Adverse/ Negligible F users of the PRoW are likely to vary along its route PRoW - Medium Negligible (South) Low as it approaches the site, to where the PRoW joins Footpath, 224 the A47. E268/1 Completion:  Any views of the development will be glimpsed only Low through intervening vegetation and across an area of scrub adjacent to the Uppingham Gate Business (Viewpoints 3) Year 15: Park. Low/Negligible  Views would also be gained along the PRoW route, where it passes through the Uppingham Gate Business Park car park.  The proposed development would sit low in the landscape due to the existing topography.  Due to the topography and intervening vegetation views would be glimpsed and focused on roof and ridgelines of the development.  Views will reduce as associated landscape planting matures.

PRoW  The degree to which the proposals will be visible for High Medium High 1.2km Glimpse Permanent Construction: Minor Adverse/ Minor Adverse/ Negligible G users of the PRoW are likely to vary along its length Footpath 224 Negligible Negligible (East) Low / Negligible as it approaches nearer to the site at a distance. E270/1  Views of the development will be distant, side on Completion: and transient. Low / Negligible  Views will be possible from close proximity to the (Viewpoint 11) site along the PRoW, but views of the development Year 15: would be glimpsed and focused on the eastern facade and seen across open grassland.

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None Negligible  Views from greater distances along the PRoW route to the north east are restricted due to the

topography and intervening vegetation.  On completion views towards the eastern part of the development would be focussed on the proposed GI along the eastern boundary of the site.  As the GI matures it will tie in to the existing vegetation to the site, further filtering views.

PRoW High Medium High 500m-600m Glimpse Permanent Construction: Negligible/None Negligible/None Negligible/None H  Views of the development will be distant and Footpath 224 (West) Negligible restricted by the existing undulating topography and E266/3 by intervening vegetation. Completion:

Negligible (Viewpoint 12) Year 15: Negligible Road  Views are primarily focussed on the vehicular route Medium Medium Medium Adjacent Full - Permanent Construction: Minor Adverse Minor Adverse/ Negligible I as it passes adjacent to the site and on the A47 None Negligible (1km East and Low approach to the A47/A6003 roundabout junction. West)  Approaching the site from the east towards the Completion: junction views are confined to the A47 vehicular (Viewpoints 5, 6 Low/ Negligible route, bordered by mature existing vegetation on and 10) either side of the route, before opening out slightly Year 15: at the junction providing views of the Uppingham Low/ Negligible Gate Business Park located in an elevated position.  Approaching from the east views of the development will be of close range, glimpsed, side on and transient and limited to where the entrance to the PRoW Footpath, 224 E268/2 forms a break in the boundary hedgerow.  Approaching the site from the west towards the junction views are primarily focussed on the roundabout and associated infrastructure.  Views towards the site are only possible when located at the A47/A6003 roundabout, with views primarily focussed on the junction.

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None  Views from the junction towards the new development will be obscured by existing boundary vegetation and intervening vegetation located on the roundabout.  Views would be focussed on the site entrance, shop facade and entrance GI.  The new development will only be visible when passing immediately adjacent to the site around the roundabout, while these views would be short, side on and fleeting.  Once mature, new tree and hedgerow planting to the site entrance with serve to set the development back beyond a robust frontage of GI that will tie in with the existing hedgerow boundary. Road  Views for these receptors are primarily focussed on Medium Medium Medium Opposite Site – Full - Permanent Construction: Minor Adverse Minor Adverse Negligible J the vehicular route and highways infrastructure on A6003, Ayston 250m None Medium/Low the approach the A47/A6003 roundabout junction, Road (South) with the Uppingham Gate Business Park located in Completion: (Viewpoints 6 an elevated position prominent in the view. and 10) Medium/Low  Views of the site entrance are possible on the approach to the roundabout junction with no views Year 15: possible from further along the route to the south. Low  Views of the new development will only be possible from the A47/A6003 roundabout, with views primarily focussed on the junction and will be obscured by existing boundary vegetation and intervening vegetation located on the roundabout.  Views of the development would be focussed on the site entrance, shop facade and entrance GI, while views would be across the roundabout and or adjacent, while these views would be short, side on and fleeting.  Once mature, new tree and hedgerow planting to the site entrance with serve to set the development back beyond a robust frontage of GI that will tie in with the existing hedgerow boundary. Road  Views are primarily focussed on the vehicular route Medium Medium Medium Opposite Site – Full - Permanent Construction: Minor Adverse Minor Adverse Negligible K and highways infrastructure on the approach to the 500m None A47/A6003 roundabout junction, with the

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None (North West) Medium/Low Uppingham Gate Business Park and housing Main Street, beyond located in an elevated position and Ayston and Completion: prominent in views. Unnamed road  The approach to the roundabout along Main Street linking to the Medium/Low is from an elevated position, descending from A6003 Year 15: Ayston to the roundabout junction. Views of the Low development from elevated positions along the route would be brief, but would allow for glimpsed (Viewpoints 7 views across the site of the roof and ridge lines. and 8) These views would be seen in the wider context of properties located off Hawthorne Drive.  Direct views towards the site are only possible when you are located at the A47/A6003 roundabout, with views primarily focussed on the junction.  Views of the development would be focussed on the site entrance, shop facade and entrance GI.  The development would only be visible when passing immediately adjacent to the site around the roundabout, while these views would be short, side on and fleeting.  Negligible or no views would be possible from Main Street closer to Ayston or the un-named road linking to the A6003.  Once mature, new tree and hedgerow planting to the site entrance with serve to set the development back beyond a robust frontage of GI that will tie in with the existing hedgerow boundary.

Road L Medium Medium Medium Opposite Site – Full - Permanent Construction:  The degree to which the proposals will be visible for Moderate Adverse Moderate Adverse Moderate/Minor 500m None users of the A6003 Uppingham Road, varies along Adverse A6003, Medium the route as the site and proposed development is Uppingham (North) Road Completion: only discernible for a short section of the route on the approach to the A47/A6003 roundabout. Medium  As the road passes over the crest of a hill to the (Viewpoints 9) Year 15: north of the site, views are primarily focussed on the vehicular route as the A6003 descends on the Medium/Low approach to the roundabout junction.

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Land off A47/A6003 – Landscape and Visual Appraisal: Visual Effects Table fpcr

APPENDIX C: VISUAL EFFECTS TABLE (VET)

Ref Receptor Judged Sensitivity of Visual Judged Magnitude of Visual Effects Description/ Notes Overall Effect at Overall Effect Overall Type, Receptor Construction Upon Completion Effect at 15 Location and Phase (Winter) Years Post photographs Completion (including approx (Summer) no. of dwellings where applicable) Susceptibility Value Overall Distance from Nature Is the View Size/Scale of Visual Major Major Major to Change Sensitivity Site Boundary of View Temporary or Effect (including (or Built permanent? degree of contrast/ Moderate Moderate Moderate Development integration) at Minor Minor Minor where stated) Stages of Project Negligible Negligible Negligible (approx. m/km) None None None High High High Full High Medium Medium Medium Partial Medium Adverse or Adverse or Adverse or Low Low Low Glimpse Low Beneficial Beneficial Beneficial None Negligible/ None  Due to the elevated position of the road views of the development, will be focussed on the rooflines, the northern façade of the proposed buildings, swales and open space to the north of the site.  On the descent along the A6003 to the roundabout junction, side on views of the new buildings will be possible but it will be seen across hedgerows and breaks in tree cover along the A6003. Views will be of close range, side on and fleeting, while seen in the context of Uppingham Gate Business Park, Uppingham Surgery and housing beyond.  Once mature, new tree planting within the open space to the north of the site, will break up and soften views of the northern building facade. Other  Views towards the site are restricted by the existing Medium Medium Medium 1.1km Glimpse Permanent Construction: None None None M undulating topography and by intervening Leicester Road (West) None vegetation and the new development will not be visible. Cemetery Completion:

None (Viewpoint 13) Year 15:

None

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