2.0 Site Analysis 2.0 2.6 MOCK TEXT SITE ANALYSIS

14 2.0 SITE ANALYSIS

2.1 SITE LOCATION 2.2 EXISTING SITE PLAN 2.3 SITE OWNERSHIP

The site allocation lies to the South West of the The site itself is predominantly greenfield site made The 140ha site is divided into three Ownerships. centre of Middlesbrough in a prominent location up of Farmland, Green Open Spaces and Woodland. bordering the A19 and the A174. Middlesbrough Council own the public accessible Due to bordering the A19 and A174 the site itself is land to the East which incorporates the Green Open The site therefore has ease of connections to the isolated from the neighbouring green field land and is Spaces, Woodland and Blue Bell Beck. surrounding boroughs through this network of wider currently inaccessible to public access. connections. The farmland is divided between two ownerships, the Pearson’s and the Weightman’s.

The southern most portion of the land has already transferred from the Weightman ownership to Story / Miller Homes who are in process of developing 299 homes with access from Jack Simon Way.

15 Site Views Site Views View 1

View2.0 of 1 NorthSITE Public ANALYSIS Open Space from existing car park. Features: •View 2.4Flat of NorthsiteSITE with Public VIEWS mown Open grass. Space from existing car park. •Features: Mature trees bordering the A19. • ExistingFlat site residentialwith mown houses grass. to the left. • MatureView trees 1 bordering the A19. • ExistingView residential of North houses Public to the left. Open Space from existing car View 2 park. Features: View from 2 - Mosswood Flat site Crescent with over mown BlueBell grass. Beck. Features: •View Beck from runs- Mosswood inMature a small Crescent depression trees over bordering with BlueBell trees Beck. followingthe A19. the same route. •Features: Large -public Existing open space. residential houses to the left. • MatureBeck runs trees in a by small the depressionBeck and at with the fartrees site following boundary. the same route. • Large public open space. • MatureView trees 2 by the Beck and at the far site boundary. View from Mosswood Crescent over BlueBell Beck. Features: - Beck runs in a small depression with trees following the same route. VIEW 1 - Large public open space. - Mature trees by the Beck and at the far site boundary.

View 3 View from access lane to Stainby Farm. Features: - Land in foreground slopes steeply. - Open farm land used for grazing. - Long view to the Cleveland Hills.

VIEW 2 Site Views3

View 3 View from access lane to Stainby Farm. 2 Features:Stainsby Draft Masterplan •Date Land 20.12.18 in foreground - Rev A slopes steeply. •PageStainsby Open 6 Draft farm Masterplanland used for grazing. Date 20.12.18 - Rev A •Page Long 6 view to the Cleveland Hills.

View from path near Curthwaite.

Features: 4 • Existing houses facing on Public Open Space. • Beck runs in a small depression with trees following the same route. • Open fields beyond the beck.

Stainsby Draft Masterplan Date 20.12.18 - Rev A Page 7 Site Views

View 3 View from access lane to Stainby Farm. Features: • Land in foreground slopes steeply. • Open farm land used for grazing. • Long view to the Cleveland Hills.

View from path near Curthwaite. Features: • Existing houses facing on Public Open Space. • Beck runs in a small depression with trees following the same route. • Open fields beyond the beck.

2.0 SITE ANALYSIS

2.4 SITE VIEWS CONTINUED.

View 4 View from path near Curthwaite. Features: - Existing houses facing on Public Open Space. - Beck runs in a small depression with trees following the same route. - Open fields beyond the beck.

View 5 Features: - House and helicopter hangar on the right of VIEW 4 photo. Site Views - Grass paddock in the foreground. - Long views over Teesside. View 5 Features: • House and helicopter hangar on the right of photo. Stainsby• Grass Draft paddock Masterplan in the foreground. Date 20.12.18 - Rev A Page• Long 7 views over Teesside.

Stainsby Draft Masterplan Date 20.12.18 - Rev A Page 8 2.0 SITE ANALYSIS

2.5 Topography and Flood Risk 2.6 Site Access 2.7 Rights of Way & Connections

The site has a range of ground conditions. The There are only two potential access points to the There is one Public Right of Way to the South of the majority of the land within private ownership is site. Access points are limited as no new access can site. The route is along the site boundary next to the gently undulating and sloping fields. However, this be created from the A19 or A174 which border the A19 and A174. The PROW crosses the A19 and A174 land slopes more steeply where the Blue Bell Beck south and west of the site. To the east is an existing on single track road bridges. The crossing point of the and Saphwood Beck flow through the site and have residential area and any new access from here would A19 and A174 are important connections to retain as created small valleys along their course. There is also create unacceptable additional traffic through these there are very limited crossing points on these roads a band of steeper sloping ground near Stainsby Farm. areas. Two potential site access points have been for pedestrians, cycles or horses. identified at north and south of the site. The land owned by Middlesbrough Council features Within the council owned Public Open Space land two flat areas of public open space, Acklam Meadow South Access there are a number of footpaths that are well used by and Mandale Meadow, but the majority of the land is The south access point will be an extension of Jack Simon the local community, although they are not formally sloping towards the Becks. Way. The first phase of development from this access has recognised as PROWs. Some of these routes are already been designed and approved. From this first phase permanent features with tarmac paths, other are There is a small area of the site that has been of development there are two access points into the next more informal routes across the public open spaces identified as a flood risk zone, predominantly along phase of development. that have been created by people using the space. the course of Blue Bell Beck and particularly just There are a number of bridges crossing Blue Bell Beck before it is culverted under the A19; at the highest North Access but none across Saphwood Beck. point of the tidal reach. The northern access point is from the existing Mandale roundabout where there is already an access to a small The country park will create an extensive network of car park. This car park has the potential to be enhanced to paths creating links to land to the west of Blue Bell serve as an additional entrance to the proposed Country Beck, which currently has no public access. Park. It already serves as access to the green space for dog Existing Watercourses walkers and the local community and willExisting be retained Watercourses and Flood Zones enhanced in its function. Flood Zones Site Access Points

Existing Watercourses Site Access Points Public Rights of Way

Flood Zones Public Rights of Way Local Footpaths

Site Access Points Local Footpaths Existing Greenery

Public Rights of Way Existing Greenery Noise Pollution

Local Footpaths Noise Pollution Easement Location

Existing Greenery Easement Location

Noise Pollution

Easement Location

18 2.0 SITE ANALYSIS

2.8 Trees & Hedges 2.9 Air Quality and Easements 2.10 Site Analysis Summary

There is a ribbon of trees along the route of Blue Bell The most significant issues regarding air quality is All the previous site analysis diagrams have been Beck and Saphwood Beck. This cluster that extends anticipated to be traffic noise from the surrounding brought together in this image to give an overall from the South, near Jack Simon Way and stretches roads. The A19 & A174 both have high volumes of appreciation of the site constraints and opportunities. North to Stainsby North. At the north of the site the traffic. woodland widens and expands beyond the route and Key Opportunities & Constraints frames part of Stainsby North. Appropriate solutions to mitigate any noise pollution will need to be incorporated into the design. The - Large site with predominantly gently sloping land does Although there are the occasional mature trees much height of the site in relation to these roads varies not limit development layouts option. of the woodland is relatively new, apart from two across the site and the noise mitigation measure may - Sloping topography around the becks creates significant areas of trees; West Plantation & Acklam vary across the site to adapt. In some areas landscape opportunity for interesting POS. Whin (or Fox Covert) which are shown on maps dating bunds already exist to help mitigate the road noise, - Existing POS and mature woodland can be back to 1853. however in other areas the A19 is level with the site. incorporated and expanded upon to create the Country Park. The areas of agricultural fields are separated with There is one significant easement that affects the site, - New development can face onto attractive POS. hedge boundaries and the occasional hedgerow tree. but this is only on the north sections. Two large sewer - Very limited impact from flood risk. pipes pass under the site and no development can be - Main site entrance road from the South does not It is intended to retain the existing trees along Blue built within their easements. cause disturbance to any features within the site. Bell Beck where possible and enhance with new Existing Watercourses - Noise pollution from A19 & A174 will need to be mitigated. woodland planting as part of the newExisting country Watercourses park. Apart from the above there are no otherFlood Zones significant easements that affect the site. - Site is not part of the Conservation Area. Site Access Points Flood Zones - Easement around sewer pipe throughout the site will Site Access Points Public Rights of Way restrict certain uses and landscaping approaches.

Local Footpaths - Links to surrounding residential areas possible. Public Rights of Way

Existing Greenery Local Footpaths

Noise Pollution Existing Greenery

Easement Location Noise Pollution

Easement Location

19 StainsbyStainsby2.0 SITE Masterplan ANALYSIS Masterplan Assessment Assessment Fig.1-3 Fig.1-3 2.11 Desktop AnalysisStainsby Overview Masterplan AssessmentStainsby Masterplan Fig.1-3 Assessment Fig.1-3 Fig.1 DraftFig.1 MasterplanDraft Masterplan Fig.2 ExistingFig.2 Existing Site Satelite Site Satelite Fig.3 ExtractFig.3 Extract map 1853 map 1853 Fig.1 Draft Masterplan Fig.1 Draft Masterplan Fig.2 Existing Site Satelite Fig.2 Existing SiteFig.3 Satelite Extract map 1853 Fig.3 Extract map 1853 The site has undergone a desktop assessment for constraints associated with environmental impacts from residential developments. This includes a DEFRA MAGIC website search to identify potential receptors.

Fig 2 and fig 3 shows the comparison between the existing landscape , as shown by the satellite image, and the historical landscape, as shown by the extract of the 1853 map. Apart from the encroachment of housing

and roads the pattern of the landscape is clearly Orchard Orchard identifiable. The locations of former orchards have been highlighted on the plan as has West Plantation Woodland Woodland and Fox Covert, which continues to form a significant West plantation West plantation landscape feature. As is evident the pattern of the & Acklam Whin (Fox covert) & Acklam Whin (Fox covert) landscape across the site has changed little, woodland cover has perhaps increased and West Plantation and OrchardOrchard Acklam Whin are easily identified, along with a number

of orchards associated with the historic farm steads. WoodlandWoodland The location of West plantation has been transposed onto the satellite image, as has the location of the orchards; however the orchards are now gone or in West plantationWest plantation severe decline. Existing woodland will be retained and Orchard Orchard& Acklam& Acklam Whin (Fox Whin covert) (Fox covert) enhanced and the presence historically of orchards Orchard Orchard will inform the design. The rectilinear pattern of later enclosure hedgerows, many of which are now missing or in decline orSite recently Location Grid re-established,Ref: NZ471158 will Sitenot Location be Grid Ref: NZ471158StainsbyStainsby Masterplan Masterplan Assessment Assessment Fig.4-9 Fig.4-9 DEFRA DEFRA MAGIC MAGIC retained and insteadSite boundary a more naturalistic approachSite boundary will

be used basedPlans on nts landform and drainage. Plans nts Fig.4Fig.4 Habitats Habitats Fig.5Fig.5 Biodiversity Biodiversity Fig.6Fig.6 Landscape Landscape

Fig 4: Habitats NormalNormal Tidal Tidal Limit Limit NCANCA 23 Tees 23 Tees Lowlands Lowlands Due to the predominantly agricultural nature of the landscape habitats are restricted to narrow hedgerows and field edges. Small blocks of woodland follow the PriorityPriority Habitat; Habitat; WoodlandWoodland Habitat Habitat Network Network line of bluebell beck, the most significant of which are DeciduousDeciduous woodland; woodland; Orchard(High(High OrchardSpatial Spatial Priority) Priority) SettlementSettlement West Plantation and Fox Covert. Generally the riparian IncludingIncluding West West Plantation Plantation inter-warinter-war to postwar to postwar habitats associated with the beck are very narrow. & Fox& Foxcovert covert (see (see Fig.3 Fig.3 18531853 map) map) The northern most point of bluebell beck is under the OrchardOrchard WoodlandWoodland Habitat Habitat Network Network CivicCivic Provision; Provision; Education Education (Lower(Lower Spatial Spatial Priority) Priority) influence the tidal reach, which may cause seasonal PlantationPlantation on map on map only only flooding into the area directly south of the culvert. The plantation shown on Fig.4 is not present and there is Recreation;Recreation; Park Park & & Site LocationSite Location Gridonly Ref: Gridmarginal NZ471158 Ref: evidenceNZ471158 remaining on site of the former PriorityPriority Habitat; Habitat; Garden,Garden, Planned Planned Fields Fields farm orchards. The area of ancient woodland to the TraditionalTraditional Orchard Orchard (see (see Site boundarySite boundarysouth west is disconnected from the site by the A19. Fig.3Fig.3 1853 1853 map.) map.) EnclosedEnclosed Agriculture; Agriculture; Pre-Modern,Pre-Modern, Planned Planned Fields Fields Plans Plansnts ntsFig 5: Biodiversity. AncientAncient Woodland Woodland Fig 5 helps to highlight the relatively low site biodiversity and reflects the sites use as intensive arable farmland. Bluebell Beck however has the potential to deliver significant environmental benefits in the form a of a wide range of habitats including woodland, wetlands, grassland and riparian habitats and Fig.7Fig.7 Designations Designations Fig.8Fig.8 Water Water Fig.9Fig.9 Species Species has a high priority. 20 SSSISSSI Redcar Redcar Rocks Rocks & & TeesmouthTeesmouth and andCleveland Cleveland Lapwing/TreeLapwing/Tree Sparrow Sparrow CoastCoast SSSI SSSI

SSSISSSI Impact Impact Risk Risk Zones Zones WoodlandWoodland Flood Flood Risk Risk (High(High Spatial Spatial Priority) Priority) TreeTree Sparrow Sparrow

GrasslandGrassland Assemblages Assemblages ObjectiveObjective 2 Area 2 Area WoodlandWoodland Flood Flood Risk Risk FarmlandFarmland Birds/Lapwing/ Birds/Lapwing/ (Lower(Lower Spatial Spatial Priority) Priority) Redshank/Redshank/ StainsbyStainsby medieval medieval village village & open& open field field system system KeepingKeeping Rivers Rivers Cool Cool ScheduledScheduled Monument Monument

StaintonStainton Vale Vale farm farm House House GradeGrade II II Stainsby Masterplan AssessmentStainsby Fig.4-9 DEFRAMasterplan MAGIC Assessment Fig.4-9 DEFRA MAGIC

Fig.4 Habitats Fig.4Fig.5 HabitatsBiodiversity Fig.5Fig.6 BiodiversityLandscape Fig.6 Landscape Normal Tidal Limit Normal Tidal Limit NCA 23 Tees Lowlands NCA 23 Tees Lowlands

Priority Habitat; PriorityWoodland Habitat; Habitat Network Woodland Habitat Network Deciduous woodland; Deciduous(High Spatial woodland; Priority) (HighSettlement Spatial Priority) Settlement Including West Plantation Including West Plantation inter-war to postwar inter-war to postwar & Fox covert (see Fig.3 & Fox covert (see Fig.3 1853 map) 1853Woodland map) Habitat Network WoodlandCivic Provision; Habitat Education Network Civic Provision; Education (Lower Spatial Priority) (Lower Spatial Priority) Plantation on map only Plantation on map only

Recreation; Park & Recreation; Park & Priority Habitat; Priority Habitat; Garden, Planned Fields Garden, Planned Fields Traditional Orchard (see Traditional Orchard (see Fig.3 1853 map.) Fig.3 1853 map.) Enclosed Agriculture; Enclosed Agriculture; Pre-Modern, Planned Fields Pre-Modern, Planned Fields Ancient Woodland Ancient Woodland 2.0 SITE ANALYSIS

Fig 6: Landscape

Stainsby Masterplan Assessment Fig.4-9 DEFRA MAGIC The site is situated within the NCA Character area 23 of the Tees Lowlands and surrounded by urban StainsbyFig.4 Habitats Masterplan AssessmentFig.5Stainsby Fig.4-9 Biodiversity DEFRAMasterplan MAGIC AssessmentFig.6 Fig.4-9Fig.7 Landscape Designations DEFRA MAGIC Fig.7Fig.8 DesignationsWater Fig.8Fig.9 WaterSpeciesdevelopment including the A19 to the west and Fig.9 Species residential development to the east, , including schools, Normal Tidal Limit SSSI Redcar Rocks & SSSI Redcar Rocks & dating from the 1950s to the 1980s. The majority of the Fig.4 Habitats Fig.5Fig.4 BiodiversityHabitats Fig.6Fig.5 LandscapeBiodiversity NCA 23 Tees Lowlands Fig.6 Landscape Lapwing/Tree Sparrow Lapwing/Tree Sparrow Teesmouth and Cleveland Teesmouth and Cleveland site itself comprises enclosed and private agricultural Normal Tidal Limit Normal Tidal Limit Coast SSSI Coast SSSI land. The development of the peripheral areas is shown NCA 23 Tees Lowlands NCA 23 Tees Lowlands Priority Habitat; Woodland Habitat Network on Fig 10. Deciduous woodland; (High Spatial Priority) SSSI Impact Risk Zones SSSIWoodland Impact Flood Risk RiskZones Woodland Flood Risk Settlement Tree Sparrow Tree Sparrow Including West Plantation (High Spatial Priority) (High Spatial Priority) Priority Habitat; PriorityWoodland Habitat; Habitat Network Woodlandinter-war to Habitat postwar Network Fig 7: Water & Fox covert (see Fig.3 Deciduous woodland; Deciduous(High Spatial woodland; Priority) Settlement(High Spatial Priority) Settlement Including1853 map) West Plantation IncludingWoodland West Habitat Plantation Network Civic Provision; Education Grassland Assemblages Grassland Assemblages inter-warObjective to postwar 2 Area inter-warObjectiveWoodland to postwar 2 AreaFlood Risk Bluebell Beck forms the primaryWoodland water course Flood within Risk & Fox covert (see Fig.3 &(Lower Fox covert Spatial (see Priority) Fig.3 Farmland Birds/Lapwing/ Farmland Birds/Lapwing/ Plantation on map only (Lower Spatial Priority) the area with a number of areas (Lowerof standing Spatial water Priority) in 1853 map) 1853 map) Woodland Habitat Network CivicWoodland Provision; Habitat Education Network Civic Provision; Education the area. There is some flood riskRedshank/ from rivers within the Redshank/ (Lower Spatial Priority) (LowerRecreation;Stainsby Spatial Parkmedieval Priority) & village Stainsby medieval village Plantation on map only Plantation on map only Keeping Rivers Cool Bluebell Beck area to the north ofKeeping the site Rivers and some Cool Priority Habitat; Garden,& open Planned field system Fields & open field system Scheduled Monument Scheduled Monument further surface water flood risk in the central east areas Traditional Orchard (see Recreation; Park & Recreation; Park & of the site. PriorityFig.3 1853 Habitat; map.) Priority Habitat; Garden, Planned Fields Garden, Planned Fields EnclosedStainton Agriculture; Vale farm House Stainton Vale farm House Traditional Orchard (see Traditional Orchard (see Fig 8: Species Fig.3Ancient 1853 Woodland map.) Fig.3 1853 map.) Pre-Modern,Grade II Planned Fields Grade II Enclosed Agriculture; Enclosed Agriculture; Notable species identified within MAGIC include Pre-Modern, Planned Fields Pre-Modern, Planned Fields Ancient Woodland Ancient Woodland Lapwing and Tree Sparrow to the north of the site as well as Grassland assemblages, Farmland Birds and potentially Redshank. Bat species are expected within Bluebell Beck and are likely to use this area as well as Fig.7 Designations Fig.8 Water Fig.9 Species linear hedge features for foraging.

SSSI Redcar Rocks & Fig.7 Designations Fig.8Fig.7 WaterDesignations Fig.9Fig.8 SpeciesWater Fig.9 Species Teesmouth and Cleveland Lapwing/Tree Sparrow SSSICoast Redcar SSSI Rocks & SSSI Redcar Rocks & Teesmouth and Cleveland Teesmouth and Cleveland Lapwing/Tree Sparrow Lapwing/Tree Sparrow Woodland Flood Risk CoastSSSI Impact SSSI Risk Zones Coast SSSI (High Spatial Priority) Tree Sparrow SSSI Impact Risk Zones SSSIWoodland Impact Flood Risk Risk Zones Woodland Flood Risk Tree Sparrow Tree Sparrow (High Spatial Priority) (HighGrassland Spatial Assemblages Priority) Objective 2 Area Woodland Flood Risk Farmland Birds/Lapwing/ (Lower Spatial Priority) GrasslandRedshank/ Assemblages Grassland Assemblages Objective 2 Area ObjectiveWoodland 2 Flood Area Risk Woodland Flood Risk Stainsby medieval village Farmland Birds/Lapwing/ Farmland Birds/Lapwing/ (LowerKeeping Spatial Rivers Priority) Cool (Lower Spatial Priority) & open field system Redshank/ Redshank/ StainsbyScheduled medieval Monument village Stainsby medieval village & open field system &Keeping open field Rivers system Cool Keeping Rivers Cool ScheduledStainton Vale Monument farm House Scheduled Monument Grade II Stainton Vale farm House Stainton Vale farm House Grade II Grade II

21 Fig 10 Views from POS; The POS to the East of Saphwood and Bluebell Beck is generally inward looking and compartmental, with the occasional long axis views through the compartments that often terminate at the existing housing. There are occassional views over or through the trees to the high points within the development site, most noteably from the POS to the west of Foxberry Ave, due to the narrow line of trees along the beck. The development site occupies a gently undulating plateau spur, dissected to the west by the XXXX and delineated by the course of the Bluebell and Saphwood Becks to the East, the sides of which become steadily steeper to the south, with few dramatic features other than shallow depressions and hollows. Due to the topography the most prominent views of the development site follow the crest line between the plateua and the steeper valley side. The multi story buildings of Stockton-on-Tees form a focal point in many of the longer distance views. 1982-1983 OS 10m 5m 5m

1954-1957 OS

1968-1969 OS

10m 1968-1969 OS 15m Pond

10m Views of Thornaby-on-Tees Town Centre High Rise 1.4km 20m Trees 1968-1969 OS

10m Well 15m Tree Views of Thornaby-on-Tees 15m Town Centre High Rise 1.7km

Tree

20m 20m 2.0 SITE ANALYSIS 20m

15m 2.13 Views from Public Rights of Way 2.12 Views from Public Open Spaces 1968-1969 OS

The POS to the East of Saphwood and Bluebell Beck is generally inward looking and compart- There is a high point to the south of the site, on the bridge that the footpath crosses, that

mental,20m with the occasional long axis views through the compartments that often terminate provides good views across the site; To the North across Stockton and Middlesbrough and Trees 30m at existing housing. There are occasionalTree views over or through the trees to the high points distant views East toward the Cleveland Hills and Roseberry Topping. Generally though

within the development site,25m most notably from the POS to the west of Foxberry Ave, due to views are not dramatic and are dominated by the tree line along Bluebell Beck, including the the narrow line of trees along the beck at this point. The development site occupies a gently prominent East Plantation, and the existing housing development in the middle distance. The 20m 1982-1983 OS undulating plateauTrees spur, dissected to the west by the A19 and delineated by the course of the elevation of the high point is not great enough for views not to be blocked by the proposed Fig.11 Views from PROW There is a high point to the south of the site, on the bridge that the footpath crossess, that provides good views Fig 10 ViewsBluebell from POS; and The SaphwoodPOS to the East ofBecks Saphwood to theand Bluebell East, theBeck sidesis generally of inwardwhich looking become and compartmental, steadily steeper with the occasional to the long axis development; other than from the very edges of the development. views through the compartments that often terminate at the existing housing. There are occassional views over or through the trees to the highacross points the site; To the North across Stockton and Middlesbrough and distant views East toward the Cleveland Hills and Roseberry Topping. Generally 26m within thesouth. development Other site, than most noteablyblue bell from beck the POS here to the are west30m few of Foxberry dramatic Ave, due features to the narrow other line ofthan trees shallow along the beck.depres The development- though views are not dramatic and are dominated by the tree line along Bluebell Beck, including the prominent East Plantation, and the existing housing site occupiessions a gently and undulating hollows. plateau Due spur, to thedissected topography to the west bythe the XXXXmost and prominent delineated by theviews course of of the the Bluebell development and Saphwood site Becksdevelopment to in the middle distance. The elevation of the high point is not great enough for views not to be blocked by the proposed development. the East, the sides of which become steadily steeperTrees to the south, with few dramatic features other than shallow depressions and hollows. Due to the topographyfollow the most the prominent crest viewsline ofbetween the development the plateau site follow andthe crest the line steeper between thevalley plateua side. and theThe steeper multi-story valley side. buildThe multi- story buildings ofings Stockton-on-Tees of Stockton-on-Tees form a focal point form in many a offocal the longer point distance in many views. of the longer distance views. 1982-1983 OS 1982-1983 OS 10m 5m 5m 30m 10m 5m 5m Distant views of Stockton-on-Tees. 4.8km Significant views 1954-1957 OS 20m Glimpsed views through or over trees and buildings 1954-1957 OS Prominent area of land form Crest line between plateau and valley side DRAFT Low areas and depressions Distant views of Middlesbrough/Industry. Traffic Noise 8.5km Settlement edge 1968-1969 OS 1968-1969 OS

10m 10m 1968-1969 OS 1968-1969 OS 15m 15m Pond Pond

10m 10m Views of Thornaby-on-Tees Town Centre High Rise 1.4km 20m 20m Trees 1968-1969 OS Trees 1968-1969 OS

10m Well 15m 10m Well 15m Tree Tree Views of Thornaby-on-Tees 15m 15m Town Centre High Rise 1.7km East Plantation landmark Tree Tree 20m 20m 20m 20m 20m 20m

15m 1968-1969 OS 15m 1968-1969 OS Views terminate at tree line.

20m 20m Trees 30m Tree Trees 30m Tree Distant views of Cleveland Hills. 25m 13km 25m

20m 1982-1983 OS Trees 20m 1982-1983 OS Trees

26m 30m 26m 30m Views of Cleveland Hills Trees blocked by development. Trees

High point

30m 22 30m Significant views 20m Glimpsed views through or over trees and buildings Prominent area of land form 20m Crest line between plateau and valley side DRAFT Low areas and depressions DRAFT Traffic Noise Settlement edge Fig XXX Surface Water XXX Where appropriate the green links should be aligned to take advantage of the sites existing surface water drainage patterns, so that surface water can be managed as part of a naturalistic sustainable drainage system (SuDS), that includes ponds and wetlands and water channels, for the benefit of amenity, biodiversity and water quality; in accordance with the CIRIA SuDS manual.

10m 5m 5m

10m 15m Pond

10m

20m Trees

10m Well 15m Tree 15m

Tree

20m 20m 20m

15m

2.0 SITE ANALYSIS

2.14 Views from Site. 2.15 Topography and Flooding & Surface Water 20m Trees 30m Tree The gently south sloping topography allows distant views North across Stockton and Where appropriate, and subject to detailed site investigation, the green links should Middlesbrough, and distant views East toward the Cleveland Hills and Roseberry be aligned to take advantage of the sites existing surface water drainage patterns, so 25m Topping. To the South views are terminated by the rising ground and the new devel- that surface water can be managed as part of a naturalistic sustainable drainage sys- 20m Trees opment. There are no dramatic vantage points and only the edge of the development tem (SuDS), including ponds, wetlands and water channels for the benefit of amen- will benefit from views once completed, and these will generally be short distance, ity, biodiversity and water quality; in accordance with the CIRIA SuDS manual. SuDS elements should not be placed within existing flood zones, or within areas under the of the proposed beck and country park; except where space can be created to allow 26m 30m Fig XXX Surfaceinfluence Water ofXXX the Where tidal appropriate reach; the unless green links under should specific be aligned to circumstances take advantage of the forsites theexisting specific surface water ben drainage- Fig.12 Viewslonger from distance Site. The viewsgently south from sloping the topography site high allows ground. distant views North across Stockton and Middlesbrough, and distantpatterns, views so that surface water can be managed as part of a naturalistic sustainable drainage system (SuDS), that includes ponds and wetlands and water East toward the Cleveland Hills and Roseberry Topping (Mark high ground on plan). To the South views are terminated by the rising ground and the channels, for theefit benefit of wildlife of amenity, and biodiversity habitat. and water quality; in accordance with the CIRIA SuDS manual. Trees new development. There are no dramatic vantage points and only the edge of the development will benefit from views once completed, and these will generally be short distance (of the proposed beck and country park); except where space can be created to allow longer distance views from the site high ground.

30m 1982-1983 OS 10m 5m 5m 10m 5m 5m

20m 1954-1957 OS Surface water Drainage. DRAFT Ridge line

1968-1969 OS

Long Distance views across the Tees and indsutrial areas and beyond.

10m 10m 1968-1969 OS 15m 15m Pond Pond

10m 10m 20m 20m Trees Trees 1968-1969 OS

10m Well 15m 10m Well 15m Tree Tree 15m 15m

West Plantation Tree Tree prominent landmark 20m 20m 20m 20m 20m 20m

15m 15m 1968-1969 OS

20m 20m

Trees 30m Trees 30m Tree Distant views of the Cleveland Tree Hills & Roseberry Topping 25m 25m

20m 1982-1983 OS 20m Trees Trees Rising ground & trees block long distance views

26m 30m 26m 30m

Trees Trees

30m 30m 23

20m DRAFT Surface20m water Drainage. DRAFT Ridge line Fig. 13 Assessment of Draft masterplan. This plan assess the draft masterplan development areas against the site assessment; plotted views (in and out of site); significant site features (woodland, orchards, topography); site constraints (flooding and easements, traffic noise); strategic environmental objectives (MAGIC); and layout changes (single access and omission of northern part of devbelopment). It highlights potential conflicts and opportunities.

1982-1983 OS 10m 5m 5m

1954-1957 OS

1968-1969 OS

10m 1968-1969 OS 15m Pond

10m

20m Trees 1968-1969 OS

Orchardmast 1856 OS 10m Well 15m Tree tpole 15m Original woodland replanted 1929

Tree mast West Plantation 1856 OS 20m 20m 20m

Acklam Whin/Fox Covert (Scrub)1915 OS

15m 1968-1969 OS

2.0 SITE ANALYSIS

20m

Trees 30m 2.17 Retained Views 2.16 Assessment of Draft masterplan. Tree

This plan assess the draft masterplan25m development areas against the site assessment, Visual analysis of the site has influenced the layout of the proposed development, including; plotted views (in and out of site);20m significant1982-1983 site OSfeatures (woodland, helping to reduce adverse visual effects. Key views to and from the site have been Trees orchards, topography); site constraints (flooding and easements, traffic noise); retained where possible.

strategic environmental objectives (MAGIC); and layoutOrchard 1856 changes OS (single access Fig. 13 Assessmentand omission of Draft of masterplan. northern part of26m development).30m It highlights potential conflicts and Fig 17 Retained Views; Visual analysis of the site has influenced the layout of the proposed development, helping to reduce adverse visual effects. Key This plan assess the draft masterplan development areas against the site assessment; plotted views (in and out of site); significant site featuresviews to and from the site have been retained where possible. (woodland, orchards,opportunities topography); site to constraints be resolved (flooding by and further easements, design. traffic noise); strategic environmental objectives (MAGIC); and layout Trees changes (single access and omission of northern part of devbelopment).Orchard 1856 OS It highlights potential conflicts and opportunities.

30m 1982-1983 OS 10m 5m 5m 10m 5m 5m Conflict areas Long Distance views across the Tees and indsutrial areas and beyond. 20m 1954-1957 OS Opportunity areas DRAFT Draft masterplan development areas

1968-1969 OS

10m 10m 1968-1969 OS 15m 15m Pond

Views of Thornaby-on-Tees Town Centre High Rise 1.4km 10m Development10m set back from adjacent POS 20m 20m Trees 1968-1969 OS

Orchardmast 1856 OS 10m Well 15m 10m 15m Tree tpole 15m Original woodland 15m replanted 1929 West Plantation prominent landmark Long views Tree mast West Plantation 1856 OS 20m 20m 20m 20m 20m 20m

Acklam Whin/Fox Covert (Scrub)1915 OS Distant views of high ground

15m 15m 1968-1969 OS Deep views into the site retained

20m 20m

Trees 30m 30m Tree

25m 25m Deep views into the site 20m 1982-1983 OS 20m Distant views of the Cleveland Trees Hills & Roseberry Topping

Orchard 1856 OS 26m 30m 26m 30m Views of Cleveland Hills blocked by development. OrchardTrees 1856 OS

High point

24 30m 30m Conflict areas 20m 20m Opportunity areas DRAFT Draft masterplan development areas