Landscape and Visual Appraisal

LAND AT PATTERSON ROAD, WELLINGBOROUGH, NORTHAMPTONSHIRE

Planning Application for Proposed Multi- Silo Development

Landscape and Visual Appraisal

July 2020

Land at Patterson Road, Wellingborough, N’shire Planning Application for Proposed Multi-Silo Development Landscape and Visual Appraisal (LVA)

Notice

This report was produced by DB Landscape Consultancy Ltd. (DBLC) for Veka (referred to as the ‘applicant’ hereafter) for the specific purpose of accompanying a Planning Application for the construction of loading silos and related infrastructure at an existing site on Patterson Road, Wellingborough Industrial Estate, Wellingborough.

This report may not be used by any person other than the applicant without express permission. In any event, DBLC accepts no liability for any costs, liabilities or losses arising as a result of the use of or reliance upon the contents of this report by any person other than the applicant.

Document Control

Version Date Author Checked by Change Description

Draft ver. 1 27/04/20 D. Brittain (DBLC Ltd) T. Slater (3D Planning Draft version issued for Ltd) comment

Issue 07/07/20 D. Brittain (DBLC Ltd) T. Slater (3D Planning Final version issued Version Ltd)

Contact Details:

David Brittain DB Landscape Consultancy Ltd. tel: 01344 624 709 mob: 07736 083 383 email: [email protected] web: www.dblc.co.uk

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Contents

1 INTRODUCTION AND METHODOLOGY ...... 4 Introduction ...... 4 Methodology ...... 4

2 LANDSCAPE AND VISUAL BASELINE ...... 6 Introduction ...... 6 Description of the Site and Immediate Surrounds ...... 6 Description of the Wider Surrounding Area ...... 7 Existing Landscape Character Assessments ...... 9 VISUAL BASELINE ...... 13

3 PLANNING CONTEXT ...... 16 Landscape Designations and Policies ...... 16 National Level Landscape Policies and Guidance ...... 17 Local Level Landscape Policies and Guidance ...... 18

4 DESCRIPTION OF PROPOSED DEVELOPMENT AND MITIGATION ...... 20 Summary of Proposed Development ...... 20

5 SUMMARY OF KEY LANDSCAPE AND VISUAL EFFECTS ...... 22 Introduction ...... 22

6 ACCORDANCE WITH LANDSCAPE CHARACTER ASSESSMENTS, PLANNING POLICY AND GUIDELINES ..... 31

APPENDICES Appendix A Figures…………………………………………………………………………………………………………..……………33

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1 INTRODUCTION AND METHODOLOGY Introduction 1.1. DB Landscape Consultancy Ltd. (DBLC) was appointed by the applicant to undertake a Landscape and Visual Appraisal (LVA) report relating to proposals (hereafter referred to as the Proposed Development) to construct eight new loading silos (30m high), four new pellet silos (20m high) and a new 4.6m high (highest ridge), 588m2 storage building at the Veka Waste Recycling facility along Patterson Road, Wellingborough Industrial Estate, Wellingborough.

1.2 The Veka controlled land within which the silo construction works would be located is referred to as the ‘Site’. The application boundary of the Site extends over an area of approximately 2.6 hectares (ha) as indicated on Figure 1: Zone of Theoretical Visibility and Viewpoint Location Plan. The approximate six figure grid reference for the centre of the Site is E: 490017, N: 270074.

Methodology 1.3 Whilst this is not a full Landscape and Visual Impact Assessment (LVIA) this LVA examines the Level of Key Effects likely to arise from the Proposed Development on local landscape and visual receptors in a manner similar to a full LVIA.

1.4 Where necessary, the appraisal has been prepared with reference to relevant professional standards, published guidance and methodology provided by the following;

 Guidelines for Landscape and Visual Impact Assessment’, 3rd Edition 2013 (Landscape Institute and the Institute of Environmental Management and Assessment);  National Character Area 89: Northamptonshire Vales. (Natural England); and  Local Landscape Character Types (LCT): ‘Urban’ (Site itself) and LCT 17: River Valley Floodplain (in close proximity), as defined within the ‘Current Landscape Character Assessment’ (Northamptonshire County Council, 2003)

1.5 The LVA considers the landscape character of the Site and wider surrounds together with the location of the Site in terms of existing visibility from surrounding visual receptors including residential properties, Public Rights of Way (PRoW) and roads.

1.6 The structure of this LVA report has been split into the following sections:

 Introduction and Methodology

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 Landscape and Visual Baseline, including existing Landscape Character Assessments (Section 2);  Planning Context: Landscape Policies and Designations (Section 3);  Description of Proposed Development and Mitigation (Section 4);  Appraisal of the Level of Key Landscape and Visual Effects (Section 5);  Accordance with Landscape Character Assessments, Planning Policy and Guidelines (Section 6); and  Appendix A: Figures (Figures 1 to 18).

1.7 The following definitions are used for the description of the Level of Key Effects on the baseline landscape and visual conditions arising from the Proposed Development.

Table 7.1: Landscape and Visual Significance of Effects Definitions

Level of Key Effects Key Landscape Effects Key Visual Effects Major Beneficial Alterations that result in a Alteration to the composition of the considerable and distinct view which is considered to result in improvement of the existing a considerable improvement in the landscape character and existing view features Moderate Beneficial Alterations that result in an Alteration to the composition of the evident improvement of the view which is considered to result in existing landscape character an evident improvement in the and features existing view Minor Beneficial Alterations that result in a Alteration to the composition of the slight improvement of the view which is considered to result in existing landscape character a slight improvement in the existing and features view Negligible Beneficial Alterations that result in a Alteration to the composition of the very slight improvement to view which is considered to result in the existing landscape a very slight improvement in the character and features existing view Neutral No alteration to the existing No alteration to the existing view landscape baseline Negligible Adverse Alterations that result in a Alteration to the composition of the very slight deterioration to view which is considered to result in the existing landscape a very slight deterioration in the character and features existing view Minor Adverse Alterations that result in a Alteration to the composition of the slight deterioration of the view which is considered to result in existing landscape character a slight deterioration in the existing and features view Moderate Adverse Alterations that result in an Alteration to the composition of the evident deterioration of the view which is considered to result in existing landscape character an evident deterioration in the and features existing view Major Adverse Alterations that result in a Alteration to the composition of the considerable and distinct view which is considered to result in deterioration of the existing a considerable deterioration in the landscape character and existing view features

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2 LANDSCAPE AND VISUAL BASELINE Introduction 2.1 The landscape and visual baseline represents a study of the existing landscape receptors (i.e. landscape features and landscape character) relevant to the Site and surrounding areas and also visual amenity, against which effects likely to be caused by the Proposed Development can be assessed.

LANDSCAPE BASELINE

2.2 Figure 2 illustrates the location of some of the features within the landscape setting that are described below, and generally follow the standard OS map nomenclature. The combination of some or all of these landscape features contributes to the character and appearance of the Site and surrounds. Where necessary, additional landscape features such as woodland blocks or hedgerows have been added to the plan to provide further contextual information.

Description of the Site and Immediate Surrounds 2.3 The application boundary of the Site is illustrated on Figure 2 by the solid red line which covers an area of approximately 2.6ha, delineating land controlled by Veka. The Site is located along Patterson Road on the eastern side of Wellingborough Industrial Estate, which is situated at the north eastern corner of the town of Wellingborough, in close proximity to the railway heading north to Kettering. The existing Site infrastructure comprises a number of large commercial buildings, associated offices, car parking and circulation areas. In addition, a 23m high loading silo that was installed in late 2018 – 2019 following planning approval is located approximately halfway along the western side of the Site, in close proximity to the high boundary wall, which extends along the eastern side of Paterson Road.

2.4 Further to the west of Paterson Road are more commercial facilities forming another section of the Industrial Estate. To the immediate east, a fenced boundary separates the Site from a waste recycling operation beyond which runs the railway line and then the River Ise, flanked by open agricultural fields within the river floodplain, further to the east. To the north, a patch of scrubby woodland gives way to more open fields set between the railway line and the river while more commercial infrastructure associated with the Industrial Estate extends to the south of the Site, separated by Nielson Road, including other tall buildings within the Estate situated between Links Road and Bevan Close. These structures consist of approximately eleven silos and two

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associated buildings clad entirely in grey coloured sheet panels. The approximate height of the tallest building is 20m (estimated).

2.5 The Site is set within an established Industrial Estate at the north eastern corner of Wellingborough, which is very clearly separated from the rest of the town by Rixon Road and Stewarts Road, both of which extend from southeast to northwest along the south western boundary of the Estate, separating it from the residential area of Burrows Bush, beyond which is the main part of the town, further to the southwest.

Description of the Wider Surrounding Area

Topography, Land Use and Vegetation Cover

2.6 The Site is located within the Ise Valley which extends from north to south along the eastern edge of Wellingborough, at an elevation of approximately 50m Above Ordnance Datum (AOD). The floodplain extends approximately 60m to the east, across the river, before the landform starts to gently rise up to an elevation of between 70m – 80m AOD in the vicinity of the village of Finedon some 2.5kilometres (km) to the northeast of the Site. The valley slopes extend southwards towards the River Nene at the south-eastern corner of Wellingborough, providing extensive views across the eastern side of the town from some locations on the elevated hillside.

2.7 To the west of the Site, landform variation within the town is not as linearly defined although the topography still rises upwards to a height of approximately 80 – 90m AOD, allowing some medium - long views to the east and northeast, generally along the route of roads as they extend up the sloping land.

2.8 Land surrounding the Site to the north, east and southeast is largely rural and agricultural in nature, with a varied pattern of small – large fields separated by often patchy hedgerows, post and wire fences or defined by drainage ditches. Wellingborough Golf Course is located approximately 1.75km to the northwest of the Site and a mineral extraction operation is located approximately 2km to the east.

2.9 Vegetation cover is sparse across the surrounding landscape with few hedgerow trees and an absence of woodland blocks. However, the River Ise is flanked by trees along its path and there are isolated small patches of woodland and strips of vegetation associated with gardens, roadsides and the edge of residential areas of Wellingborough to the west and southwest and within the wider agricultural landscape to the north, east and southeast.

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Settlement and Infrastructure

2.10 The closest residential properties to the Site are located on Nest Lane, Teal Lane and Gannet Lane to the southwest, approximately 620m away from the Site boundary, with all built development between these properties commercial or industrial in nature, related to the Industrial Park. More residential areas lie to the west, further away from the Site, with estate related development in between.

2.11 There are a small number of properties located on Wellingborough Road, approximately 1.1km to the east of the Site, although a representative photograph looking towards the Site was not able to be taken from this location due to roadside vegetation and the private nature of the properties. However, the properties are surrounded by matures hedgerow and trees to the east and south which would mean that ground floor views are very restricted and first floor views are likely to be partially curtailed by intervening elements. It is anticipated that any views available would feature filtered glimpses of the commercial and industrial buildings, seen through intervening riverside vegetation.

2.12 The closest other residential properties not considered part of the main Wellingborough residential area are located on the gently rising valley sides to the northwest, northeast and east of the Site, consisting mainly of individual farms and properties. Views representative of these receptors have been included as viewpoint photographs.

2.13 In terms of the wider settlement pattern, the village of Finedon is located approximately 2.3km to the northeast on higher land while the village of Irthlingborough lies approximately 4.3km to the east. Higham Ferrers is a town of comparable size to Wellingborough and is located approximately 4km to the east, separated from Irthingborough by the River Nene and its floodplain.

Public Rights of Way (PRoW)

2.14 Refer to Figure 1 for the location and routes of Public Rights of Way (PRoW) surrounding the Site. In general, there are a lack of PRoW within the surrounding urban area and wider agricultural landscape.

2.15 The closest PRoW is a Bridleway located at the north western corner of the Site which heads north-westwards and crosses the railway line via an old brick built bridge before turning northwards, where it heads across agricultural land between the railway and the River Ise.

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2.16 There are very few PRoW on the sloping valley sides to the east, northeast and southeast of the Site, although a Footpath in close proximity to South Hill Farm (approximately 1.75km to the southeast) does have glimpsed, elevated views of the Industrial Estate in the distance.

2.17 There are no PRoW within the built up areas to the southwest although a Footpath heads in a north-westerly direction across agricultural land from a point part way up Wellingborough Road as it heads northwards out of the town, towards Great Harrowden. There are no views of the Site from this path due to intervening hedgerow vegetation and built development.

2.18 There are no other PRoW of relevance to the Proposed Development within the surrounding area (within a radius of approximately 2km) or any that have intervisibility with the Site.

Existing Landscape Character Assessments

Introduction

2.19 The combined elements of a landscape set one area apart from those adjacent to it and make its character distinctive to the people who both live in or visit the area. Recognition of this character variation requires an understanding of these influences that give different areas a unique 'sense of place'. This section reviews existing landscape character assessments that relate to the Site and the surrounding land.

2.20 Landscape Character Assessment is a process of characterising a landscape and of informing decision makers when considering effects on landscape character. GLVIA3 states the following about this method of categorizing landscapes: “Its role is to help ensure that change and development does not undermine whatever is characteristic or valued about any particular landscape, and that ways of improving the character of a place can be considered.”

2.21 Figure 2 illustrates the location of the Site and the surrounding context together with relevant landscape character areas, designated landscapes and historical/cultural features. See below for further explanation.

National Level Landscape Character Assessment

2.22 At the national level landscape character assessment has been defined by Natural England’s own assessment work which has divided areas of England into areas with similar landscape character called National Character Areas (NCA’s), published by Natural England. The Site lies within NCA 89: Northamptonshire Vales. The NCA does not describe the Site and its setting in detail, however it provides the regional landscape context.

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2.23 Relevant key characteristics of NCA 89: Northamptonshire Vales:

 “An open landscape of gently undulating clay ridges and valleys with occasional steep scarp slopes. There is an overall visual uniformity to the landscape and settlement pattern.  Diverse levels of tranquillity, from busy urban areas to some deeply rural parts.  Mixed agricultural regime of arable and pasture, with arable land tending to be on the broader, flat river terraces and smaller pastures on the slopes of many minor valleys and on more undulating ground.  Relatively little woodland cover but with a timbered character derived largely from spinneys and copses on the ridges and more undulating land, and from waterside and hedgerow trees and hedgerows, though the density, height and pattern of hedgerows are varied throughout.  Frequent large settlements that dominate the open character of the landscape, such as Northampton and Wellingborough, and associated infrastructure, including major roads, often visually dominant.  Frequent small towns and large villages often characterised by red brick buildings and attractive stone buildings in older village centres and eastern towns and villages. Frequent imposing spired churches are also characteristic, together with fine examples of individual historic buildings.”

2.24 In the Analysis section, under Landscape Attribute, the following is stated:

“Open landscape with many urban areas and large visually dominant settlements.”

2.25 In relation to this, Justification is provided as follows:

“This is a landscape dominated by the urban areas of Northampton and Wellingborough, and their associated urban fringe development.”

County and Borough Level Landscape Character Assessments

Current Landscape Character Assessment (CLCA, Northamptonshire County Council, 2003)

2.26 This report “provides a detailed review of Northamptonshire’s current landscape character at 2003”. The introduction goes onto state that “Beyond the main urban centres of Northampton, Corby, Wellingborough, Kettering and Daventry a rural landscape or scenic beauty and local distinctiveness extends across the county”.

2.27 According to Figure 7: Landscape Character Types which accompanies the CLCA, the Site is located on the north eastern edge of the Wellingborough ‘Urban’ character area (as reproduced on Figure 1, Appendix A). There are no further descriptions or explanation as to the character of Urban areas although the Site does lie close to the edge of Landscape Character Type (LCT) 17:

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River Valley Floodplain. Despite not being located within this LCT, the following Key Characteristic is relevant to the influence of the adjacent Urban areas on the floodplain landscape:

 “Significant urban influences on floodplain landscapes from surrounding large scale settlements and associated infrastructure elements”

2.28 In addition, the following statements in relation to LCT17 are relevant in the context of the site location:

“Communications and infrastructure: Urban areas, although located beyond the boundary of the River Valley Floodplains are visible on occasions, and have an impact on this rural landscape. High voltage pylons also pass over the landscape in some areas providing prominent vertical elements in this relatively open landscape.

Aesthetic and Perceptual Qualities: Urban influences from surrounding settlements and associated infrastructure have an impact on the character and perception of various sections of the landscape type.

Local Distinctiveness, Landscape Condition and Landscape Change: The condition and visual appeal of the landscape varies and is very much dependent on the influence that urban features have on the landscape and views to them. In the rural areas located away from the influence of large settlements, notably…W’borough, the scenic quality of the landscape improves in areas. However, the decline of hedgerows and overall gappy appearance creates a sense of fragmentation to the landscape, despite some areas retaining more traditional floodplain characteristics such as pollarded willows trees.

General: Where the river flows through or close to urban areas such as…..the Ise in W’borough the influence of adjacent development and infrastructure has a significant effect on the local character of the floodplain.”

2.29 The LCT is divided into four separate character areas, with the Site located in close proximity to the western edge of Landscape Character Area 17d: River Ise Floodplain. As with the LCT, the following explanatory text is relevant to the position of the Site:

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“Despite being heavily influenced by the close proximity of large urban areas and associated infrastructure, the character area does retain some sections that have rural character where the river is surrounded by vegetation. A varied character predominates throughout the floodplain landscape.

Woodland cover, although limited, is more abundant in this character area than any other areas of River Valley Floodplain. It is mainly confined to linear woodlands closely associated with the River Ise and its tributaries, along the dismantled railway northeast of w’borough…

Settlement in the character area is extremely limited, confined to isolated farms and dwellings and an area of industrial units along Furnace Lane. Despite limited settlement within the floodplain, significant urban areas are visible adjacent to the character area.

Other urban influences include…the mail railway line connecting w’borough and kettering which follows the western edge of the character area. It is a busy line with relatively frequent trains.”

2.30 In the Landscape Guidelines section, the following is of relevance:

Key Landscape Character Feature: Significant urban influences on floodplain landscapes from surrounding large scale settlements and associated infrastructure elements introducing a busier and developed character and detracting from the otherwise rural and more remote character of the floodplain.

Landscape Guideline: Seek to limit the effects of infrastructure and urban influences on the wider rural landscape through sensitive siting of any necessary developments and through creative mitigation that is in keeping with local landscape character.

Site Level Landscape Character Assessment

2.31 As mentioned above the Site itself does not lie within any of the character areas defined in the county level CLCA, but instead is on the north eastern edge of an ‘Urban’ area. The Site is indeed urban in character as it is an established commercial premises containing built development, areas of hardstanding, other related infrastructure and very limited natural landscape features (there is a small area of scrubby grassland in the north eastern corner of the Site.) The Site is surrounded on three sides by roads and other commercial activity of a similar commercial, built up nature typical of industrial estates of this type. Land to the immediate north consists of scrubby, undeveloped grassland giving way to an area of woodland adjacent to the railway (to the east) and other commercial built development (to the west).

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2.32 The Site is therefore not characteristic of nearby landscape character area 17d: River Ise Floodplain, even though the boundary of this character area lies only approximately 65m to the east, along the line of the railway. It is entirely typical of the industrial context in which it is set.

VISUAL BASELINE Zone of Theoretical Visibility (ZTV) 2.33 The visibility of the existing Site is primarily influenced by intervening built development surrounding it within the Industrial Estate and also the surrounding valley sides which offer elevated views towards the Site from a number of locations in the wider landscape. These longer distance views are, in some places, curtailed by intervening vegetation although due to the relative lack of vertical elements such as woodlands and tree belts in the landscape, a number of views from higher areas to the north, east and southeast are largely open and uninterrupted.

2.34 Consequently, the panoramic vista available from these locations is extensive, encompassing a large swathe of the eastern side of Wellingborough. However, the relative lack of publicly accessible locations within these locations, notwithstanding roads that pass through them, limits the availability of views for the general public.

2.35 A Zone of Theoretical Visibility (ZTV) study has been undertaken which has identified areas from which the Proposed Development may be visible. The ZTV was carried out using 3D Digital Surface Model (DSM) data which includes not only the underlying landform/topography but also a number of the main vertical features within the landscape such as built development, woodland blocks and various other features.

2.36 The ZTV study is illustrated on Figure 1: ZTV and Viewpoint Location Plan and indicates that the tallest elements of the Proposed Development (i.e. 30m high silos) would potentially be visible from a wide swathe of locations within the surrounding area, including from a number of residential areas to the southwest and rising land to the north and east. The reality is that most views from residential properties would be screened by adjacent and surrounding built development, as the ZTV shows that views of the proposed silos would be available from the roofs of houses, rather than from windows or gardens. This is where interpretation of the results of the ZTV study is important, although the ZTV still provides useful information about where representative viewpoints would ideally be located.

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Key Visual Receptor Groups

2.37 The range of receptors assessed here includes but is not limited to residents, road users and pedestrians/those visiting the area for amenity purposes (PRoW users). However, the extent of the effect upon certain groups will vary according to their level of perception of the type of development proposed.

2.38 For ease of presentation this LVA identifies three key categories of visual receptors: residents, road users and amenity (Public Rights of Way users and visitors to the area):

Settlements/Residents: It is generally held and embodied in recognised standard visual impact assessment methodology that residents will generally have a high level of sensitivity to changes in their landscape and visual environment. The most important views are likely to be those available from their own homes as they will be consistently present.

Amenity/Recreation: This visual receptor group embraces a broad category with often different objectives. It includes those people who are primarily concerned with the enjoyment of the outdoor environment for recreational pursuits and includes recreational walkers, cyclists and horse riders plus people sightseeing or generally enjoying the outdoors. These receptors are likely to have a higher sensitivity to changes in the view.

Road Users/People at Work: This category of visual receptor overlaps to a degree with the other two general categories in that it embraces residents and those who come to visit the area recreationally or pass through it. Again, sensitivity ranges from a medium - high level to a lower level depending on the type of road user(s) and their purpose in driving through the landscape. People at work with little interest in the landscape would have lower sensitivity to changes in the view.

Representative Viewpoints

2.39 As a result of the ZTV study and a Site visit carried out during March 2020, 8 viewpoints were selected from medium – long distance locations with potential views of the Proposed Development for a number of visual receptors including residents, PRoW users and road users. Figure 1 indicates the location of the viewpoints and Figures 3 to 16 illustrate a single frame view and a panoramic contextual view of each viewpoint (two A3 sheets per viewpoint, as per recent information contained within the LI/IEMA Visualisation Guidelines, November 2019)

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2.40 Section 5 below then uses the visual study to assess the key effects on visual amenity that the Proposed Development is likely to have on visual receptors at two identified stages of the Proposed Development.

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3 PLANNING CONTEXT Landscape Designations and Policies

National Level Landscape Designations

3.1 The Site is not located within a National Park or Area of Outstanding Natural Beauty (AONB).

County/Borough Level Landscape Designations

3.2 The Site does not lie within any areas designated at a County/Borough level for their landscape quality or scenic value.

National Level Historical and Cultural Related Designations with Relevance to Landscape

3.3 The nearest Scheduled Monuments are the Tithe Barn within the centre of Wellingborough, approximately 2.4km to the southwest and at Ditchford Bridge, approximately 3.4km to the southeast of the Site.

3.4 The nearest Registered Park and Garden is at Great Harrowden Hall (Grade II* Listed) approximately 1.8km to the northwest. The southern boundary of the

2.5 There are a number of Listed Building’s within the surrounding landscape, as shown on Figure 2. The nearest Listed Buildings are located in the vicinity of Great Harrowden House, approximately 1.5km to the northwest. There are 20 Listed Buildings in this area, the most important of which are as follows:

 Harrowden Hall, Grade I;  Great Harrowden Hall, Grade II*;  Statue approx. 30m south east of Harrowden Hall, Grade II*;  Statue approx. 60m south east of Harrowden Hall, Grade II*;  Gates, gatepiers and railings approximately 90m west of Harrowden Hall, Grade II*; and  Church of All Saints, Grade II*

3.6 There are three further Listed Buildings associated with Carrol Spring Farmhouse approximately 1.7km to the east of the Site. These are all Grade II Listed. There are numerous Listed Buildings associated with the village of Finedon, the most important of which are the Grade 1 Listed Church of St Mary the Virgin and the Grade II* Listed Vicarage and associated buildings.

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National Level Landscape Policies and Guidance

Revised National Planning Policy Framework (NPPF, February 2019)

3.7 On a national scale, the revised NPPF is the document of most relevance to planning applications for most developments. In relation to potential landscape and visual effects, relevant policies included within the revised NPPF are as follows:

3.8 Section 12: Achieving Well-designed Places states the following under Policy 127: “Planning policies and decisions should ensure that developments:

a) Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; and c) Are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities)”.

3.9 Section 15: Conserving and Enhancing the Natural Environment states the following under Policy 170: “Planning policies and decisions should contribute to and enhance the natural and local environment by: a) Protecting and enhancing valued landscapes, sites of biodiversity or geological value and soils (in a manner commensurate with their statutory status or identified quality in the development plan); b) Recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services – including the economic and other benefits of the best and most versatile agricultural land, and of trees and woodland”.

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Local Level Landscape Policies and Guidance

North Northamptonshire Joint Core Strategy 2011 – 2031 (Adopted July 2016, Northamptonshire County Council)

3.10 There are no policies within this document specifically relating to the type of development proposed although the following is relevant to the Site and its setting:

Policy 3: Landscape Character: Development should be located and designed in a way that is sensitive to its landscape setting, retaining and, where possible, enhancing the distinctive qualities of the landscape character area which it would affect. Development should: a) Conserve and, where possible, enhance the character and qualities of the local landscape through appropriate design and management; b) Make provision for the retention and, where possible, enhancement of features of landscape importance; c) Safeguard and, where possible, enhance important views and vistas including sky lines within the development layout; d) Protect the landscape setting and contribute to maintaining the individual and distinct character, and separate identities of settlements by preventing coalescence; and e) Provide appropriate landscape mitigation and/or suitable off-site enhancements.

The Plan for the Borough of Wellingborough (Adopted February 2019, Borough of Wellingborough, 2017)

3.11 Together with the North Northamptonshire Joint Core Strategy, the Plan for the Borough of Wellingborough (PBW) forms the ‘Local Plan’ for the Borough. The PWB was adopted on 26th February 2019 and replaces the policies in the Town centre Action Plan (2009) and saved policies from The Borough of Wellingborough Local Plan (either the 1999 version or 2004 version).

3.12 Policy E2 is concerned with Non Employment Uses in Established Industrial Estates and states the following relevance:

“Proposals which involve non-employment uses……within the established industrial estates as defined on the Policies Maps will be permitted where they satisfy the following:

 They will not have a negative impact on the character of the industrial estate and its role as an industrial and business location by, in isolation or in combination with

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other completed or committed development, prejudicing the maintenance of the overall balance of B uses within the area”.

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4 DESCRIPTION OF PROPOSED DEVELOPMENT AND MITIGATION Summary of Proposed Development 4.1 A full description of the Proposed Development, including illustrated plans, are contained in the Planning Application. In summary, the Proposed Development would be located at the existing Site operated by the applicant, the extent of which is indicated on Figure 1. The development would comprise the installation/construction of new silos and a new building (as shown on drawings provided by DT Architects, contained within the Planning Application) as follows:

 Eight new loading silos, 30m in height;  Four new pellet silos, 20m in height;  New storage building, approximately 60m x 9.8m (588m2). The height of the building to the northeast facing ridge would be 4.6m. The opposite eave height would be 3.485m;  A new yard area surfaced partly with tarmac and partly with concrete (approximately 1,878m2m in total area); and  The access off Paterson Road would be widened by 3m, involving the removal of 3m of existing brick wall.

4.2 The proposed built development bullet listed above would be in addition to the existing infrastructure present within the Site, as described above in Section 2.

4.3 The Proposed Development can be divided into two separate and identifiable stages. The first would be the Construction stage, which would occur over a duration of approximately 3 months (estimated – to be confirmed in due course). The second would be the completed development and its operation. In respect of these, the following elements have been examined in detail due to their potential landscape and visual implications:

Construction Stage (Approximate duration Approx. 3 months)

4.4 The anticipated approximate duration of this stage is approximately 3 months. Works which are likely to result in landscape and/or visual effects include the following:

 Vehicle movements into and around the Site delivering and moving construction materials;  Movement and operation of construction plant including cranes, concrete mixers, HGV’s etc.;  Removal of 3m of brick wall to allow for access widening; and

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 Silo installation and building construction works involving increased activity in and around the Site, crane operation, mobile plant movement and related works.

Operational Stage (Permanent)

4.5 Once construction works had finished, activity within the Site would reduce to a level comparable with existing, although the presence of the new infrastructure would be evident. The most noticeable of these would clearly be the nine 30m high loading silos which would then be the tallest structures within the Industrial Estate.

4.6 The four 20m high pellet silos would be less visually apparent and the new storage building would blend into the surrounding commercial infrastructure.

4.7 The silo structures would be clad in stainless steel or aluminium panels (to be confirmed) and there would be various steel pipework and ladders/handrails on the outside of the structures for inspection and maintenance purposes.

4.8 The new storage building would feature Kingspan roof panels coloured goosewing grey (RAL 7038). The wall panels would be coloured oyster (RAL 7035).

Mitigation Measures

4.9 The Proposed Development by its very nature does not include any special mitigation measures that would be implemented. However, the construction works would be undertaken to a high standard in the shortest time possible.

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5 SUMMARY OF KEY LANDSCAPE AND VISUAL EFFECTS Introduction 5.1 This section assesses the level of key landscape effects of the Proposed Development on the Site, the surrounding landscape, identified designations, and conservation features. It also assesses the level of key effects upon visual receptors within the surrounding area. The Proposed Development is assessed at two stages:

 Temporary Construction stage (estimated at 3 months); and  Permanent Operational stage Level of Key Effects on Landscape Features within the Site

5.2 There would be no landscape features lost or affected as a result of the Proposed Development. The existing scrubby vegetation at the north eastern corner of the Site would be retained in place and protected as necessary to prevent any disturbance or damage during the construction works.

5.3 Therefore there would be no effects on landscape features.

Level of Key Effects on Landscape Character

5.4 This sub-section assesses the potential key effects on the landscape character of the following:

 The Site itself and immediate surrounds; and  County Level Landscape Character Area 17d: River Ise Floodplain;

Sensitivity/Susceptibility to the Proposed Development

5.5 The Site and immediate surrounds are located within an established Industrial Estate with a waste recycling operation to the immediate north east and a road to the immediate south east beyond which are commercial buildings, offices and associated car parks. The estate extends further to the south, west and northwest, with the dominating character across this whole area identified as commercial and industrial. The Site already features an existing 23m high silo which was installed approximately two – three years ago and is operating as intended.

5.6 Landscape character area 17d: River Ise Floodplain is located adjacent to the ‘urban’ area in which the Site is located and is currently affected by the character of the Industrial Estate. Indeed, one of the key character features of this area states that there are “Significant urban

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influences on floodplain landscapes from surrounding large scale settlements and associated infrastructure elements introducing a busier and developed character and detracting from the otherwise rural and more remote character of the floodplain.”

5.7 It is therefore considered that the Sensitivity of the Site/immediate surrounds and of the River Ise Floodplain landscape character area to the Proposed Development is Low. Both of these areas are tolerant of development of a similar commercial and industrial nature.

Level of Key Landscape Effects

5.8 The overall Level of Key Effects on the character of the Site/immediate surrounds and of the River Ise Floodplain landscape character area during the construction works and also at the operational stage is assessed as Negligible Adverse. Set within the existing context, the construction works and subsequent presence of the silos would be noticeable (especially the 30m high loading silos) but would have very little or no effect on the commercial/ industrial character of the Site/immediate surrounds or the essential character of the adjoining county level landscape character area.

5.9 There would be negligible or no effect on the character of Great Harrowden Hall Registered Park and Garden or any Listed Buildings, all of which are in excess of 1.8km from the Site. These designated areas and features are currently affected to a varying, though generally minor, degree by the Industrial Estate and the Proposed Development would not change that to any noticeable extent.

Potential Key Effects on Visual Amenity

5.10 This section assesses the potential visual effects of the Proposed Development upon receptors including the representative viewpoints both during construction works and at the operational stage.

5.11 The appraisal has been undertaken within the following context;

 The Site is located within an established Industrial Estate on the north eastern side of Wellingborough;  The Industrial Estate and the built development within it have been a visual component of the local landscape for many years;

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 One 23m high loading silo which was installed in late 2018 - 2019 and now forms an integral part of the Site infrastructure. This silo is visible from a number of locations within the Industrial Estate and from the surrounding area although it doesn’t break the skyline in a number of these views and is seen in the context of the other, adjacent built development that comprise the Industrial Estate; and  From some locations, the existing silo does break the skyline, together with the next tallest structure, which lies approximately 385m to the south of the Site boundary and extends to a height of approximately 20m. This structure comprises a grey coloured, rectangular shaped building located next to a second building which is a little lower in height, along with a number of associated silos.

5.12 The surrounding landscape is characterised by rising valley sides to the northwest, north, east and southeast across which there is a relative lack of vertical features such as woodlands or hedgerows. This means that elevated views from residential properties, roads and a limited number of PRoW towards the lower lying Site are available, though many of these are from distances in excess of 300 – 500m due to the widespread nature of these visual receptors across the rural, agricultural landscape.

5.13 As a result of initial desk work, the ZTV study and subsequent fieldwork, eight representative viewpoints were selected at middle to long distance locations surrounding the Site, as shown on Figure 1. Intervening elements (vegetation, landform and occasionally built form) are the principal elements that control visibility of the Site from the surrounding area. Figures 3 to 18 include single frame views and panoramic contextual views (two A3 sheets in total) for each viewpoint, representing visual receptors including residents, PRoW users and road users.

Temporary Construction Stage (Estimated 3 months)

Sensitivity of Visual Receptors to the Proposed Development

5.14 The most sensitive visual receptors are residents with permanent views towards the Site. However, the Site is located within an established and partially visible Industrial Estate, so in that context, sensitivity of the residential receptors to development of a similar nature (i.e. commercial/industrial) may be reduced. Nevertheless, Sensitivity for all residents is rated as High.

5.15 Users of Footpaths, Bridleways and Byways Open to All Traffic are considered amenity users and their Sensitivity to the Proposed Development can range from Low to Medium to High,

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depending on the nature of the existing view, the type/location of the route itself and the reason for the user(s) to be utilising the route. In the case of the limited number of PRoW assessed in this LVA (related to Viewpoints 2, and 8 only), users are considered to have a Low - Medium Sensitivity to the Proposed Development: views are influenced at present by the existing Industrial Estate so therefore this reduces sensitivity to proposed development of a similar kind.

5.16 Road users are considered to generally have a Low Sensitivity though some amenity or recreational road users such as cyclists may have a higher sensitivity to the landscape they are passing through.

Level of Key Visual Effects – Residents (construction stage)

5.17 Residents in closest proximity to the Site are located approximately 620m to the southwest, within a residential area to the western side of Nest Lane. The 2018 LVA for the (now existing) 23m silo considered that views of the silo construction works (and the silo in place) from this residential area would result in no more than Minor Adverse visual effects. The subsequent site visit in relation to the Proposed Development has confirmed that intervening vegetation combined with partial views of existing commercial and industrial related built development would mean that views of the works to construct the eight 30m high loading silos and the four 20m high pellet silos may be glimpsed but would result in only limited visual disruption.

5.18 (Note: A photo view from this group of properties has not been included as one of the eight representative viewpoints as it was included in the previous LVA for the (now existing) 23m silo and it is considered that the quality of the view would not alter by a significant amount, due to the influence of the other industrial/commercial related elements already visible from this section of the path).

5.19 All the other residential properties (or groups of properties) considered as part of this LVA (at Viewpoints 1, 3, 4, 6, 7 and 8) are over 1.0km from the Site although for a number of them, there are existing, partial views of the commercial/industrial built development in and around the Site, including the existing 23m high silo.

5.20 Whilst the works, including operation of cranes to lift sections of the new building and silos into position, would be noticeable from a number of the residential locations or their access roads, the temporary nature of the work, the distance between the residential receptors and the works, the wide panorama available to a number of the more elevated viewpoints plus the context in which the works would be carried out (i.e. within an active and busy Industrial Estate

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already partially visible) all combine to mean that disturbance to views for all residential receptors would be limited. The more elevated residential properties (i.e. views represented by Viewpoints 3, 6, 7 and 8) would be looking slightly down towards the works which would merge with the adjacent commercial/industrial backdrop, which is a permanent component of the existing view. This would reduce the adverse effects of the works for these and similarly located properties. Some works however may extend above the skyline when viewed from some locations (e.g. Viewpoint 7) which would make them slightly more noticeable.

5.21 It is therefore considered that during construction works, the Level of Key Visual Effects for all residential receptors would range from None (e.g. Viewpoint 4, from where the Site is not visible at all due to intervening vegetation) to Minor Adverse, depending on the location of the property and degree of visibility of the works. The main source of visual disruption would be from cranes operating at a height to install the silos, which would be visible from a number of properties, and which would extend above the skyline from a limited number of locations at lower elevations. However, these works would be similar to that already experienced during installation of the existing silo and would be temporary (medium term) in duration.

Level of Key Visual Effects – PRoW Users (construction stage)

5.22 PRoW users in close proximity to the Site, such as those using the Footpath to the immediate north of the Site which crosses the railway via pedestrian footbridge, would experience limited visual disruption as they would view the works in the context of the existing degraded view of the railway and waste recycling operation at the edge of the Industrial Estate, as well as views of the existing silo structure. (Note: A photo view from this Footpath has not been included as one of the eight representative viewpoints as it was included in the previous LVA for the (now existing) 23m silo and it is considered that the quality of the view would not alter by a significant amount, due to the influence of the other industrial/commercial related elements already visible from this section of the path).

5.23 PRoW users on the path represented by Viewpoint 2 are further from the Site and at a similar elevation but it is considered that construction works would be noticeable above the tree line in relation to the loading silos, such as crane movements etc. However, parts of the Industrial Estate are visible including the existing silo and the top of the 20m high building, so the temporary works would cause limited additional disturbance to the view. The Level of key Visual Effects is therefore rated as Minor Adverse.

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5.24 PRoW users on the path represented by Viewpoint 8 are very likely to miss the construction works altogether due to landform (southern section of path where there are no views), distance and the restricted views through the hedgerow flanking the path heading east, where there are few gaps. The Level of key Visual Effects for users of this PRoW is therefore rated as Negligible Adverse.

Significance of Effects – Road Users (construction stage)

5.25 The Industrial Estate is partially visible from a number of roads in the surrounding area, most notably from those on the elevated valley sides, as demonstrated by a number of the Viewpoints (VP’s 1, 3, 5). However, it is difficult to identify the Site itself among the mass of commercial and industrial built development and this is compounded by the presence in places of intervening vegetation. The construction works involving mobile plant movements (especially cranes installing the loading silo) would be noticeable to a limited extent, but distance, intervening elements and the context of the view in addition to the temporary nature of the works and the transient nature of the road users, plus their generally low sensitivity to visual change, would all combine to limit the visual effects. The Level of Key Visual Effects for road users would therefore range from None to Negligible/Minor Adverse, depending on the nature of the user and their interest in the surrounding landscape.

Operational Stage (Permanent/long term)

Level of Key Visual Effects – Residents (operational stage)

5.26 The eight 30m high silos would be the most visible elements of the Proposed Development, although the four 20m silos would also be visible from a number of locations, while the new storage building would be far less visible due to its lower height, and would merge into the surrounding Industrial Estate infrastructure with no discernible change to views for residents.

5.27 For comparison purposes, the existing 23m high silo has been identified on the viewpoint photographs where visible. Views of this silo and the approximate 20m building to the south of the Site are experienced in the context of other, lower elevation commercial and industrial built development within the surrounding Industrial Estate, especially from elevated locations which provide views generally looking down onto the Estate.

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5.28 The construction of the Proposed Development would introduce a number of new, industrial related structures into the landscape, which would be characterised by their height, so that they would extend above the rest of the built development within the Industrial Estate.

5.29 Views from residential properties would therefore include additional built development to a greater or lesser extent, depending on the current visibility of the existing 23m silo and also other factors such as the angle of view and intervening elements. The LVA for the (now existing) 23m silo concluded that, once in place, the structure would result in visual effects for all residential receptors ranging from Negligible to Minor Adverse. The addition of the Proposed Development into the view would result in further visual disruption, but again would be seen in the context of the existing Industrial Estate, partial views of which are available from all the residential viewpoints appraised.

5.30 The effect of the additional silos within the views for most residential receptors with views of the existing silo would be of a Minor Adverse level, as the level of visual disruption caused by the existing Industrial Estate infrastructure is such that the additional structures would be noticeable but would not have a significant effect on the quality of the view.

5.31 For a number of the residential receptors located at slightly higher elevations, for example those represented by Viewpoints 3 and 8, the angle of view looking down towards the site means that the 30m silos would come close to, or may just, break the horizon line and therefore would be more noticeable. But only a small part of the top of the silos would extend above the horizon line which would offset the adverse visual effects it would cause, and would be tempered by the aforementioned predominance of other Industrial Estate built development which dominates the view towards the Site. For these residential receptors, the Level of Key Visual Effects would be no more than Minor Adverse. The silos would soon become part of the accepted visual panorama, including the rest of the Industrial Estate.

5.32 For some slightly lower lying residential areas, as represented by Viewpoints 6 and 7, the angle of view means that the 30m silos would extend further above the horizon line and would therefore focus attention on these structures. At present, the profile of the higher landform to the northeast, between Wellingborough and Finedon, which rises up to elevations of between 70m AOD and 80m AOD, is visible above the existing 23m high silo. However, the 30m silos would extend a small way above this landform (horizon) profile in the view and would therefore tend to draw the eye towards these structures more than the existing silo and other built development within the Industrial Estate which all lie below the horizon line.

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5.33 Due to this, the Level of Key Visual Effects for these receptors would be slightly higher than it is for the existing silo, at a Minor - Moderate Adverse level. This would also be influenced by the number of silos that would be visible, adding vertical elements to the view that increase the amount of industrial related infrastructure visible and reinforcing the presence of the Industrial Estate itself.

5.34 However, views of the new silos would still be seen in the context of the existing Industrial Estate buildings and infrastructure, so this would limit the additional adverse effects that would be caused by the introduction of the Proposed Development, from all residential locations.

Level of Key Visual Effects – PRoW Users (operational stage)

5.35 While there would be less movement and activity than during the construction stage, the new 20m and 30m silos would be permanent and partially visible from PRoW surrounding the Site. However, as with the construction works, the structures would be seen in the context of the surrounding Industrial Estate, elements of which are visible from all routes, to a greater or lesser degree, depending on proximity to the site and intervening elements.

5.36 In addition, the transient nature of PRoW users means that they would experience views towards the Proposed Development for a relatively short duration, possibly at an oblique angle, and visual disturbance would therefore be limited accordingly. The level of Key Visual Effects for the majority of PRoW users is assessed as ranging between Negligible to Minor Adverse.

5.37 However, for users of the Byway Open to All Traffic (B.O.A.T.) represented by Viewpoint 2, a combination of the direction of travel (south), the lack of existing Industrial Estate infrastructure in the view due to intervening vegetation, the angle of view (slightly upwards towards the silos) and that the Proposed Development would be visible above the intervening tree line, means that visual intrusion would be slightly more for users, at a Minor – Moderate Adverse level. A similar level of effects would be experienced by users of the Bridleway heading south from the end of the B.O.A.T. and crossing over the railway bridge in close proximity to the northern boundary of the site.

Significance of Effects – Road Users (operational stage)

5.38 The new silos, especially the 30m high loading silos, would be visible from a number of roads but this would generally be at some distance away from the Site, which would reduce the degree of visual disturbance, as well as the visual receptors being transient and moving through the

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landscape. As with many other receptors, the new silos would often be seen from an elevated position along with elements of the surrounding Industrial Estate infrastructure, including the existing 20m high building (as seen on Viewpoints 1, 3 and 5). Set within this context, the Level of Key Visual Effects for road users would therefore range from Negligible to Minor Adverse, depending on the nature of the user and their interest in the surrounding landscape.

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6 ACCORDANCE WITH LANDSCAPE CHARACTER ASSESSMENTS, PLANNING POLICY AND GUIDELINES

6.1 Sections 2 & 3 above summarised relevant landscape character assessments along with national and local planning policies relating to landscape and visual issues. Table 1 below considers these in respect of the Proposed Development as follows:

Table 1: Accordance of the Proposed Development with Planning Policy

LCA or Planning Accordance with Assessment/Policy/ Guidelines Policy Document

The site lies within the ‘Urban’ area as identified within this document, so Current Landscape the Proposed Development would be entirely in character with that type of Character Assessment land use. (CLCA, Northamptonshire County Council, 2003) The site is however in close proximity to Landscape Character Type (LCT) 17: River Valley Floodplain and specifically Landscape Character Area (LCA) 17d: River Ise Floodplain, although it is not considered to be characteristic of the LCT or LCA. The Industrial Estate itself however is considered to be one of the ‘surrounding large scale associated infrastructure elements’ which has a ‘Significant urban influence’ on the floodplain landscape, as identified as one of the key characteristics of the LCT/LCA. The Proposed Development would add to the infrastructure elements but would not have a material effect on how the Industrial Estate influences the wider LCT/LCA areas.

In addition, there is recognition that vertical features within urban areas beyond the LCT boundary, including communications and infrastructure (e.g. HV pylons) already have a visual impact on the rural landscape. The Proposed Development would add to this visual disturbance for visual receptors within LCT 17/LCA17d, although when set within the context of the existing effects of the Industrial Estate, including vertical elements within it, the additional effects would not be of a Major level.

The landscape guidelines recommend that development “seeks to limit the effects of infrastructure and urban influences on the wider rural landscape”. It is considered that the Proposed Development would be noticeable but would not have a material effect on the wider rural landscape, for the reasons set out above.

NPPF (February 2019) Section 12: Achieving Well Designed Places. Policy 127

It is considered that the industrial character of the proposed silos and the proposed building are typical of the Industrial Estate in which they would be located, so in that respect they would be in accordance with point c) of this policy. The additional adverse effects the silos would cause on the visual appearance of the Estate from locations within the surrounding landscape would be noticeable but not of a Major level.

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Section 15: Conserving and Enhancing the Natural Environment. Policy 170

The site does not lie in an area particularly valued for its scenic quality or beauty, and is not within an AONB or National Park. The existing Industrial Estate is visible from a number of locations within the countryside to the north, east and southeast so it already influences these views and has done for a number of years. It is therefore considered that the Proposed Development would not have an unacceptable adverse effect on the intrinsic character and beauty of the countryside surrounding the site.

North Policy 3: Landscape Character Northamptonshire Joint Core Strategy The Site is classified by the Current Landscape Character Assessment (NCC, 2011 – 2031 (July 2016) 2003) as being within an ‘Urban’ area and the character of the Site itself is typical of the Industrial Estate in which is it located. The Proposed Development would not introduce features that are uncharacteristic of the existing baseline and therefore, set within that context, the scheme would be in accordance with this policy.

In terms of the effect of the Proposed Development on county landscape character area 17d: River Ise Floodplain (located approximately 70m to the east), the existing industrial estate (and, in part, the built development within the town itself) adversely influences the character area, as recognised in the Current Landscape Character Assessment referred to above.

Views from the surrounding area towards the Proposed Development (especially from higher ground looking down towards the Industrial Estate) would include the four 20m and the eight 30m loading silos. However, it is considered that these structures would visually merge with the surrounding Industrial Estate infrastructure and other built development within the adjacent land and would not cause unacceptable adverse visual effects on the landscape setting of the adjacent character area (LCA 17d: River Ise Floodplain, as mentioned above).

The top of the 30m high silos would extend above the horizon line when seen from some lower level locations, mainly residential areas to the southwest of the site. This would increase the visibility of industrial elements within views towards the undulating, rural landscape to the south of Finedon, although the existing elements within this panorama already influence the quality of the views, which are not considered particular ‘important’. The addition of the Proposed Development would not result in an unacceptable change to the quality of these views.

The Plan for the Policy E2: Non Employment Uses in Established Industrial Estates Borough of Wellingborough The Proposed Development would not have an unacceptably negative (Publication Version impact on the character of the industrial estate as the structures proposed 2017) would be typical of others in the immediate surroundings.

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APPENDIX A: FIGURES

Figure 1: Zone of Theoretical Visibility & Viewpoint Location Plan Figure 2: Landscape Context Plan Figure 3: Viewpoint 1: Single Frame View Figure 4: Viewpoint 1: Context View Figure 5: Viewpoint 2: Single Frame View Figure 6: Viewpoint 2: Context View Figure 7: Viewpoint 3: Single Frame View Figure 8: Viewpoint 3: Context View Figure 9: Viewpoint 4: Single Frame View Figure 10: Viewpoint 4: Context View Figure 11: Viewpoint 5: Single Frame View Figure 12: Viewpoint 5: Context View Figure 13: Viewpoint 6: Single Frame View Figure 14: Viewpoint 6: Context View Figure 15: Viewpoint 7: Single Frame View Figure 16: Viewpoint 7: Context View Figure 17: Viewpoint 8: Single Frame View Figure 18: Viewpoint 8: Context View

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4 INDICATIVE SITE BOUNDARY

RADIUS FROM APPROX. CENTRE OF SITE AT 500m INTERVALS

2 VIEWPOINT LOCATION

1.5km ZONE OF THEORETICAL VISIBILITY

The 5.0km radius ZTV was produced using DEFRA sourced LiDAR 3D DSM (Digital Surface Model) base data on a 2m grid resolution. Points were taken around the top of the 20m and 30m high proposed silos. Target eye level was set at 1.6m. DSM data includes the underlying landform and also vertical 3 elements including woodland, buildings and other landscape features. It is however not entirely accurate or comprehensive 2 and is only an indication of the likely visibility of the proposed development 1.0km

1 5 500m

Proposed development location: four 20m high pellet silos and eight 30m high loading silos

0 100 200 300 400 500 METRES

SCALE 1:12,500

7 Client

Site

Project

Drawing Title

Date Drawing No.

Scale

File Ref. Revision 29 DALE LODGE ROAD SUNNINGDALE BERKSHIRE SL5 0LY T: 017344 624 709 M: 07736 083 383 [email protected] 8 www.dblc.co.uk KEY Area 4g Area 4f 1.5km INDICATIVE SITE BOUNDARY

RADIUS FROM APPROX. CENTRE Area 17d OF SITE AT 500m INTERVALS

PUBLIC RIGHT OF WAY

GREAT HARROWDEN HALL: REGISTERED PARKS AND GARDENS 1.0km LISTED BUILDING: GRADE I

LISTED BUILDING: GRADE II*

LISTED BUILDING: GRADE II

SITE OF NATURE CONSERVATION VALUE 500m

LOCAL WILDLIFE SITES Proposed development

location: four 20m high LOCAL NATURE RESERVE pellet silos and nine 30m high loading silos INDUSTRIAL ESTATES

HOUSING/EMPLOY/LEISURE/OPEN SPACE

NATIONAL LANDSCAPE CHARACTER AREAS (NCA) The whole area shown on the plan is within NCA 89: Northamptonshire Vales

NORTHAMPTONSHIRE COUNTY CHARACTER ASSESSMENT LANDSCAPE CHARACTER AREA BOUNDARY: Area 4f: KETTERING & WELLINGBOROUGH Area 17d SLOPES Area 4g: IRTHLINGBOROUGH SLOPES Area 17d: RIVER ISE FLOODPLAIN

0 100 200 300 400 500 METRES

Area classified SCALE 1:12,500 as 'Urban' Client

Site

Project

Drawing Title

Date Drawing No.

Scale

File Ref. Revision 29 DALE LODGE ROAD SUNNINGDALE BERKSHIRE SL5 0LY T: 017344 624 709 M: 07736 083 383 [email protected] www.dblc.co.uk Existing 23m high silo

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Approximate extent of single frame image presented in Figure 3

Existing 23m high silo

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Harrowden Lane

Existing 23m high silo

Harrowden Lane

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Existing 23m high silo

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo in this approximate area not visible due to intervening vegetation and landform

Existing 23m high silo in this approximate area not visible due to intervening vegetation and landform

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Existing 23m high silo

A510

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Existing 23m high silo

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Gainsborough Drive

Bacon Road

Gainsborough Drive

Existing 23m high silo

Gainsborough Drive Gainsborough Drive

Bacon Road

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk Existing 23m high silo

Existing 23m high silo

Project Drawing Title Technical Information Client T: 01344 624 709 Date M: 07736 083 383 [email protected] Site File Ref. Drawing Ref. www.dblc.co.uk