Landscape Impact Assessment
Site at Weston Hall, Weston Longville
Arbor Research Assoc
Kings Lynn Norfolk PE31 8HW 01328 738705
February 2014 Rev A Contents
1. Introduction and Purpose of Survey Page 3
1.1. Assessment Methodology Page 3
2. Planning Context Page 5
3. Landscape and Visual context Page 6
4. Site Description Page 6
5. Landscape Assessment of the Site Page 7
5.5. Conclusions Page 14
Appendix Page 15
2 Introduction
1.0. Purpose of the Survey
This survey is intended to provide an assessment of the landscape in and around the site of a proposed redevelopment of part of the site of an existing complex of buildings to form four new residential properties conforming to exceptional design and environmental standards. The development of the new properties will involve the demolition of a number of existing buildings and the conversion of other buildings which are located in land which is part of the larger parkland site of Weston Hall, Weston Longville. The site is proposed to be the subject of a full Planning Application for the development of the land as shown in the Appendix outlined red.
1.1. Assessment Methodology
The following sections outline the methodology that has been used to undertake the baseline characterization and subsequent assessment of impacts for the landscape and visual character of the area.
1.1.1. Study Area
The study area has been defined as the area over which the changes caused by the proposed development could affect people’s views of the landscape within the wider area surrounding the proposed scheme. The study considered the implications of locating the new building etc in other positions over the area of the proposal site and one other site has been included in the assessment of the landscape impacts to identify the comparative landscape (and other) factors in determining the choice of the preferred site. Suitable locations (all points from which the sites were publicly visible) were identified for their visual receptors, and evaluated in terms of their existing landscape character, visual quality and sensitivity to change.
1.1.2. Data collection
Desk studies were undertaken for the collection of baseline data including the landscape context, character and quality of the study area. The following data sources were used
Natural England; Landscape Character Areas Broadland District Council; Landscape Character Assessment SPD (Chris Blandford Associates) 2009
A site visit was made on 20th January, 5th and 14th February 2014 to enable the assessment of landscape quality and to define the landscape visual receptors.
1.1.3. Assessment Techniques
1.1.3.1. The methodology conforms to the Guidelines for Landscape and Visual Impact Assessment produced by the Landscape Institute and Institute of Environmental management and Assessment (2002) and the Design Manual for Roads and Bridges (DMRB) Volume 11, part 5 (which deals with assessment of landscape quality)
3 1.1.3.2. The assessment of landscape character involves the analysis of landform, land cover and historical/cultural aspects to discern a patter of similar landscape character across the study area. These are characterized by a broadly homogenous pattern of topography and drainage, vegetation cover, settlement, land use and visual structure.
1.1.3.3. The assessment of landscape quality (using the DMRB model) takes account of designations by local authorities as well as the historical and cultural associations in the area. It is a term used to indicate value based on character, condition and aesthetic appeal. The landscape is classified on a five point scale with parkland identified separately, which is related to lands.
1.1.3.4. Five level of quality are defined in the DMRB Volume 11 are;
1. Highest quality landscape 2. Very attractive landscape 3. Good landscape 4. Ordinary landscape 5. Poor landscape
1.1.4. Assessment Criteria
1.1.4.1. The key potential impacts of the scheme both beneficial and adverse upon the baseline landscape and receptor group’s views of that landscape are identified at the commencement of development with the existing landscape;
1.1.4.2. The criteria use to define the effects of potential impacts upon the landscape resources are;
Character and quality of existing landscape Key features of the existing landscape The nature of predicted impacts Degree of change to key features The ability of the landscape to accommodate change (an interpretation of sensitivity) The significance of change within a local, regional and national context and Magnitude of change
1.1.5. Definitions of Sensitivity and magnitude of landscape features and the magnitude of the visual impact
Sensitivity / magnitude of landscape Classification Sensitivity of Receptor Magnitude of Impact High Important components or landscape of Notable change in particularly distinctive character landscape characteristics susceptible to relatively small changes over an extensive area ranging to an intensive change over a more limited area Medium Landscape of moderate value Moderate changes in a characteristics reasonably tolerant of localized area changes
4 Low A relatively unimportant landscape the Virtually imperceptible nature of which is potentially tolerant of change in any components substantial change
Magnitude of Impact Classification Sensitivity of Receptor Magnitude of Impact major High period of exposure to view. High High value of existing degree of exposure to view. High value views. Large degree of of receptor function change to existing views. Limited availability and amenity value of any alternative views Moderate Medium period of exposure to view. Medium value of existing Medium degree of exposure to view, views. Medium degree of Medium value of receptor function change to existing views. Medium availability and amenity value of alternative views. Minor Small period of exposure to view. Low value of existing view. Small degree of exposure to view. Low Small degree of change to value receptor function existing views. Good availability and amenity of alternative views
2. Planning
2.1. The site is currently identified as being within the open countryside / Area of Landscape Value designation of the Broadland District Council Local Plan (2006 saved policies) and the adopted Greater Norwich Development Partnership Joint Core Strategy Development Plan Document 2011.
2.2. Local Landscape policies
The following planning policies within the Local Plan / GNDP Plan are considered to be relevant to this assessment and to any Planning Application (in respect of Landscape issues). Hierarchically the JCS document is an overarching policy which supersedes elements within the Local Plan and presents a more recent adopted policy framework for planning purposes but the Local Plan still have relevance and weight where policies are saved.
Joint Core Strategy Document
Policy 1 of the JCS entitled ‘Addressing Climate Change and Protecting Environmental Assets’ concerns wider environmental protection and consideration of landscape issues. Of particular relevance to this assessment and application are elements concerning the promotion of connectivity between existing sites of ecological value and the wider countryside and the creation of and protection of any elements of wildlife value within sites. This aspect has relevance supported by being further underpinned by an assessment of the site area as being within the Norwich, Reepham and Aylsham sub regional green infrastructure corridor
5 and part of the Core Area (woodland) in the Norfolk Wildlife Trust Ecological Networks Strategy which forms part of the underlying data within the adopted Broadland District Council Landscape Character SPD.
Policy 2 of the JCS entitled ‘Promoting Good Design’ concerns the promotion of high quality design in both building and landscaping. This also includes a recommendation for the development process to consider and respect the local distinctiveness of the area in which it is set and to understand this by appreciation of and assessment of the landscape character of the area. The intention being to create a ‘sense of place’ which is appropriate and in accord with, the distinctive local characteristics of the area.
Local Plan Polices
ENV2 - Relevant aspects of this policy concern the use of native species for landscaping, the appreciation of the wider setting and landscape character in which the development is to be sited (and to respect this in the development proposals), and to understand the effects of external lighting and avoid light spillage beyond the area to be lit
ENV3 - Relevant aspects of this policy concern the securing the practical future management of the site including any nature conservation aspects if included
ENV5 - Relevant aspects of this policy concern the protection of existing natural features (wildlife and geological) and the encouragement of the inclusion in any development of features of wildlife value, particularly any which may accord with policy objectives / habitats included in the Norfolk Biodiversity Action plan. Especial mention is made of provision to improve connectivity between habitats and the provision of compensatory features where some wildlife features may be lost in the development process.
ENV6 - Concerns the need to avoid damage to any Nationally or European protected wildlife site
ENV7 - Concerns the need to avoid damage where possible to any locally designated wildlife site
ENV13 - Relevant aspects of this policy concern the recommendation to have account to improving / protecting / not harming the setting of a Listed Building
Broadland District Council Landscape Character Assessment
River Valley Character Type (area A) and River Wensum Character Area (area A1). These two sections detail the contextual ‘character type’ of River Valleys within the Broadland and Norfolk area giving details of their Ecological Character, Key forces for Change, Condition and Strength of Character and Management Strategies and Objectives in a general sense for all areas of this Type. The Character Area of the Wensum Valley (A1) is a more detailed appraisal and assessment of the character of the specific area of the Wensum in Broadland and contains more specific details of the Inherent Landscape Sensitive’s and
6 Landscape Planning Guidelines which relate to the specific features and context of the area.
3. Landscape and Visual Context
3.1. Landscape Designations
3.1.1. The site is outside the existing development boundary of the settlement of Gt Witchingham and is situated in what the Local Plan characterizes as open countryside with the addition of being within a large Area of Landscape Value. The site is also close to an historic parkland (Weston Park) on the eastern side of Weston Hall Road
3.2. Landscape Character Assessment
3.2.1. The site is located within one landscape character area as defined in the Broadland District Council Landscape Character Assessment 2009; River Valley Type (A) and within the detailed Character Area of the River Wensum area (A1)
3.2.2. The site is also within the Woodland Core Area of the Norfolk Ecological Network Mapping Project for the Western Broadland area. This document forms a part of the Landscape Character Assessment Landscape Strategy recommendations. This document makes specific reference to the need to enhance the provision of lowland woodland, together with enhancing the connectivity of the existing and new features
4. Site Description
4.1. The site is located to the western side of Weston Hall Road and between this roadway and the eastern side of the River Wensum. The area of land in which Weston Hall is located runs north east and south west between these two features on land which rises steeply from the river edge to the west and from the roadway to the east. The land also rises gently from the northern boundary near Lenwade Bridge to the southern boundary of the ‘parkland’.
4.2. The site contains a mixture of elements which indicate its different uses and historical development. The main house is of considerable antiquity (dating from the C16th) and is Listed set within a partly moated site inside the main grounds of the property. Extensions have been added over time - mainly in the C20th. The moated area is now only visible on two sides but was probably four sided originally (now filled in and not visible). There is also a small collection of older former farm / agricultural buildings including a timber framed barn (C17th).
4.3. Beyond this area of the older historic buildings on the site are other more modern structures which date from various periods in the C20th. These appear to be associated with a semi-commercial walled garden and external orchard, pig or chicken rearing buildings which were converted to more domestic uses in the late C20th, and other structures which are entirely domestic (swimming pool and gym) and late C20th in date. Some of these buildings have been demolished but the majority remain. The more modern commercial and domestic buildings are located to the south western side of the older hall complex and straggle in an ad hoc manner up the fairly substantial hill to a high vantage point overlooking the River Wensum.
7 4.4. There is also a modern bungalow and older cottages associated with the estate. The bungalow is located near the walled garden and close to the Hall whilst the older cottages which appear to have been converted and enlarged, are near to the main access driveway entrance into the site off Weston Hall Road.
4.5. To the southern side of the site, the topography develops from low flood plain land (which has been planted up as a semi-parkland style in the late C20th) to a more pronounced ridge of land which is one of the higher points in the immediate area and has been developed as parkland with individual and groups of trees and used as a private golf course. There is also a mature older woodland to the south west of this area which adjoins the parkland. The boundary fringing the roadway of Weston Hall Road is mainly fenced with mature and semi-mature trees to the rear.
4.6. To the western side of the site and running for some distance parallel to the small sub stream which forms the site boundary, is a long ‘island’ of grass and trees which appears to be managed for amenity purposes. This is reached by a small roadway and bridge with access through the site from the main site entrance.
The location and extent of the site is shown on the Google Earth Image below
Site in 2006
4.7. Development Proposals
4.7.1. The development proposals concern the removal fo a number of existing buildings which include a gym, swimming pool building, storage buildings, garages and a single bungalow, which are located to the south of the main historic Hall, and their replacement
8 with four new detached dwellings on a similar footprint to the existing buildings together with the conversion of the former stables and barn area into two further dwellings. All access to remain serviced from existing main driveway area and existing internal roadway / surfaced areas with minimal alterations. Existing bungalow to be removed and extensions removed and added to various parts fo the main Hall.
4.7.2. The existing services to and from the site will be retained but additional landscaping will be undertaken both to the immediate surroundings of the new dwellings and also to key areas of the wider parkland grounds as informed by analysis of the landscape of the site and area (see Landscape Impact Assessment document C. J. Yardley Feb 2014)
5. Landscape Assessment of the Site
Based upon the researches and field survey works the following discussion is an appraisal and assessment of the landscape in and around the location site (for the new properties) located within the wider parkland area of the site. The assessment has specifically considered the wider setting of the location of the properties as the development has included a significant element of proposed landscaping which is intended to address both ecological and landscape issues which the applicant feels can be enhanced as part of the proposed development process.
5.1. Assessment of Landscape Character from the Broadland District Landscape Character Assessment Document
River Valley Landscape Type ‘A’ Appraisal
5.1.1. The landscape character assessment for the River Valley Type presents a range of features and elements which resonate only moderately with the specific aspects and setting of the site (in microcosm). These include;
1. An area characterized by its topography - with distinct valley landform of valley flood plain and gently (in the case of parts of the site steeply) sloping valley sides.
2. Strong presence of the river.
3. Remnants and reminders of historic settlement.
However there are significant factors which are mentioned which are not present in this Type and they are;
Willow Pollards Grazing in the valley floor Patchwork of small scale fields with strong hedged boundaries River crossings, fords and bridges
5.1.2. The landscape condition and strength of character are ‘generally strong’ with a ‘distinctly recognizable sense of place throughout resulting from the pattern of tree lined river courses, gently sloping valley landform and overall pastoral character. Strength of character is generally weaker in proximity to the edges of settlement. The overall condition of landscape elements is ‘generally good’ (3.4.15)
9 5.1.3. From a policy perspective, the general guidance for management objectives for this Type includes the following specific features which could be relevant to this site;
To seek to enhance the corridor of the River Wensum through creation of wetland habitats.
To seek to enhance the Valley sides through the creation of all types of grassland and woodland especially mixed habitats of grassland, heath and woodland.
River Wensum Landscape Area A1 Appraisal
5.1.4. The specific Landscape Area of River Wensum A1 Area develops these generic Type themes further but does not attempt to evaluate the landscape condition or strength of character further but does consider in detail the ‘Inherent Landscape Sensitivities’ of the site and provides ‘Landscape Planning Guidelines. These have been considered and the relevant factors which might be applicable to this site have been listed below;
Sensitivities
Mature landscape structure including blocks of woodland
Distinct mosaic of meadow and marsh habitats
Areas of … woodland, scattered scrub and groves of willow
Strong sense of intimacy and tranquility along the river valley floor which is sensitive to incremental small scale change
The strength of the areas’ character and unity
Planning Guidelines
Seek to conserve the landscape setting of historic churches, mills and halls such as Merton and Weston
Seek to ensure the sensitive location of development involving tall structures in relation to prominent skyline locations
Seek to conserve the landscape setting of existing villages such as Lenwade, Morton and Ringland
Seek to ensure that potential new development comprise a fully integrated landscape and urban design strategy which is consistent with the local landscape character
Seek to maintain and enhance green corridors which separate built up areas such as the corridor of the River Wensum
10 Seek to create semi-natural habitats to buffer the River Wensum SAC
5.1.5. The factors described above have been assessed from the descriptions of the landscape character of the Type and Area covering the site. These have been used to guide and focus the consideration of the specific landscape character of the site and its immediate area together with the proposed landscaping and design factors which are proposed as part of the redevelopment for the site. A fuller consideration of how the elements of guidance presented in the LCA can be directed at the redevelopment of the site is discussed below after detailed consideration of the specific landscape character presented by the site itself and thereby, relating the guidance to these specific elements with greater understanding of the potential opportunities and sensitivities presented by the site.
5.1.6. Assessment of specific landscape character of the area of the site and immediate visual envelope to 1km radius of the site
5.1.6.1. Informed by the BLCA document description and analysis of the landscape character of the area of the site, a more focused assessment for this report was undertaken to refine and understand the specific characteristics and nature of the landscape in and around the site was undertaken. A detailed description and analysis appears below;
5.1.6.2. The site of the proposed redevelopment of existing buildings to residential properties is located on relatively high ground at around the 20m contour level, but the ridge on which the site is located rises slightly higher to around 27m further to the south of the site and drop to around 14m at the level of the River Wensum. The topography of the site is rather more undulating than is common across the majority of the A1 landscape Area, and the steepness of the sides of the landform to the Wensum are much greater than that seen in most parts of the river valley, with some exceptions approx 1km to the west on the northern bank of the Wensum. However the dip slope to the area of the Weston Hall Road is much more gentle and ‘normal’ for the Area and Type. The presence of woodland is a very dominant feature on the southern and northern side of the Wensum in the area immediately east of Lenwade. This feature of a ‘wooded’ landscape strongly characterizes the appearance of the site, although it is of a more unusual form for this area (however the woodland area to the south west of the site which is older ‘conventional’ woodland, and wet woodland on the island adjacent to the site do give a much more normally characteristic element to the landscape setting of the site).
5.1.6.3. The principal aspects of the site which dominate its character are the topography as mentioned above and the more particularly the designed parkland / building collections elements on the site. The parkland which encompasses all of the site area with some minor exceptions is very particular but not entirely unique to the area of the Wensum Valley (there is a not dissimilar landscape on the hillside at Taverham Golf Club). The landscape is largely a recent creation (last 35 years). However there are other underlying elements within this parkland landscape which predate the more recent developments and are encompassed within the concept, although to a large degree, from outside the site, these older
11 elements are very subsidiary to the main, more recent, planting and design elements.
5.1.6.4. The parkland extends over a large area and comprises features which are strongly reminiscent of a municipal or urban golf club site. Indeed this is not surprising as the majority of the site to the southern side of the buildings was used as a private course. The elements included in this design were;
1. Large areas of closely mown grassland
2. Trees planted in random groups and individually - mostly Norway Maple and Lawson’s Cypress but with other areas to the extreme south which contain older Alder, younger Silver Birch and some other native and non native species such as Ash, Beech, Oak, Lime, and Red Oak.
3. On the flood plain area near Lenwade Bridge there is a prominent copse of individual Eucalyptus trees
4. Watercourses which punctuate the site and divide it into areas. Particularly a small stream to the southern boundary which is fed by wet flush areas and is managed by weirs; former possible mill stream leats on the western boundary of the site which have created islands and which are also present within the flood plain area near Lenwade bridge and finally water connections to the moated area to the south and east of the Hall which form a pleasant lakeside environment and setting to the Hall.
5. Older buildings associated with the Hall and the Barn / stables complex which give a character of the C17th with much more recent additions in the C20th 6. Buildings associated with the use of the site as a fruit farm / poultry farm and which are located to the south of the main Hall on rising ground
7. The same more modern C20th farm buildings which have been incorporated into and modified to suit later more amenity type uses (such as garaging and estate management) together with swimming pool and gym buildings
8. Woodland associated with older semi-natural types of management (with oak and hazel dating from the mid C18th)
9. Woodland associated with poplar plantations - a large copse / small woodland plantation on the southern boundary area of the site
10. A very managed and controlled landscape feel to the entire area
5.1.6.5. The overall impression of the site is that it is a very distinctive landscape which would not be out of place in a suburban fringe area of Norwich, or any other large urban area where golf courses are common. The aspects of the buildings - particularly the juxtaposition of the older but extensively modernized Hall and the more recent but very large brick utility and amenity buildings, is somewhat odd. However, they are all very difficult to see from any vantage point
12 and are only appreciated (even though they are on high ground in some cases) from within the site - largely due to the large number of trees on the site, and the few number of roads or paths nearby which are on high ground, or ground where trees are not prevalent to limit the views.
5.1.6.6. The site is located within a somewhat unusual area of the Wensum Valley in other wider ‘character’ aspects. The village of Lenwade / Gt Witchingham is somewhat unusual in that it has no obvious ‘core’ and is a fairly linear village with other areas set back off the main Norwich Road, few of which have any great history or age to them. The area of the Bridge with the Mill and prominent Public House give character to this river crossing area and are distinctive but not a particularly characteristic sight on the river (there are other mills but well spaced geographically).
5.1.6.7. The presence of a large linear industrial estate to the east of Lenwade further adds to the sense of ‘oddness’ - clearly formed to the side of a railway (now long removed), and in relation to the gravel extraction to the northern side of this feature; the scale and type is again odd and of some age (50+ years), but has only a minimal effect upon the setting and character of the Weston Hall site. The industrial estate element is again set in juxtaposition to the historic parkland (Listed) of Weston Park on the southern side of the Norwich Road, and which extends adjacent to the site on the eastern side of Weston Hall Road. The influence of the woodland belts surrounding the park are very significant to the setting of Weston Hall, and contribute very largely to the setting of the site within a ‘Woodland Core Area’ within the NWTs Ecological Network map. Woodland is also very strongly represented along the north eastern extent of the Wensum from Lenwade Bridge - but here it is much more natural and has developed within the marginal land in the flood plain - particularly where gravel extraction has made areas unviable for agriculture. This area and its elements have a much more minimal effect on the character of the site.
5.1.6.8. To the west of the site, the valley is more ‘typical’ of the elements described in the LCA assessment for the Type and Area with a fairly confined valley floor area, gently rolling valley sides and a sense of rural use and enclosure with many of the individual features of high hedges etc which are indicated in the LCA document. Similarly to the south west of the site the land rises onto a semi- plateau (which is outside the river valley and Valley type mentioned in the LCA) but is typical of the more open arable lands of central Norfolk. A large former WWII airfield was located on this land and there are now uses including poultry sheds and wind turbine activities, which are typical of the more modern application of these areas. It is notable that the Area of Landscape Value does not extend over this part of the landscape. Parts of this area are visible - just - from within the site on the highest ground to the southern end of the parkland area, but the effects of the airfield/plateau zone on the site, and the site on the setting and character of airfield/plateau zone are minimal due to the extensive tree’d elements between them.
13 5.1.5. Appraisal of the Guidance in the Landscape Character Assessment with the additional input of a detailed understanding of the specific character of the site
5.1.5.1. The guidance in the landscape character assessment is directed at restoring and enhancing what is seen as a fairly intact and strongly characterised landscape with relatively intact features and a good sense of place. Similarly, the degree of sensitivity of the landscape is indicated as being relatively sensitive to change in a number of key areas, some of which relate directly to the site or the immediate area of the site.
5.1.5.2. The re-development proposals have sought to address these factors very carefully and have tried to both identify suitable locations within the site which fulfill the requirements of amenity, but which is also sensitive by use of design and landscaping to fulfill the requirements of the LCA.
5.1.5.3. The site offers considerable opportunities to actively engage with the LCA Policy Issues for A1 in the following aspects
1. The site is already developed for buildings and contains some very large and extensive buildings which have deemed usage both as residential (bungalow), and for amenity and agricultural purposes (pool, gym and poultry etc). None of the buildings are attractive, or are designed to work well with the landscape, and are effectively a very jarring note located on a prominent hillside area. They also adversely affect the setting of the historic Listed Hall. At present the buildings are not overly prominent in the landscape, but this is largely due to the presence of some (arguably not particularly attractive or characteristic tree planting) which screens them. Redevelopment to reduce the existing and longer term visual impact of these buildings would be of great value in enhancing the setting of the Hall and improving the character of this otherwise attractive area of the Wensum Valley. The buildings which are proposed are located on very similar footprints to the existing buildings, but more importantly are set lower within the landscape and use materials which are designed (particularly green roofs and dug in levels) to use the topography of the site and green / low visual impact materials to massively reduce the visual ‘presence’ of the buildings. The appearance of the structures will also be of themselves vastly more appealing. They are clearly intended to be of the highest levels of design, and to be exemplars in architectural terms - designed to enhance and fit with their environment not jar against it. These design proposals would therefore also achieve objectives outlined in Policy 2 of the JCS (promoting good design / working with and enhancing the landscape character of the area); ENV8 (not detracting from areas of Landscape Value); ENV13 and 14 (not detracting from the setting of a Listed Building) in all cases, the development actively seeks to improve the existing situation by removing buildings of poor design which do detract from the character and setting of the area (and Listed Building) and replace them with buildings of appropriate and exceptional design which would achieve aims under Paragraph 55 of the NPPF.
2. The sites of the buildings as proposed are barely visible from any public vantage point due to the combination of topography and woodland / hedged boundary cover. The existing buildings (which are approx 8m high in several places) are barely visible from the area of Weston Park Road, and to a lesser extent from Easthaugh Road to the south. The opportunity to develop these new buildings and remove the existing more prominent and less characteristic existing ones
14 would significantly improve the built environment and setting of the Hall. The proposed development again achieves aims under the same policies as for (1) above.
3. The current site ecology is very limited due to the intensive nature of the site management, and the type of planting and site usage types. There are no areas where wildlife can be accommodated - particularly in relation to the management of land near watercourses, due to the intensive cutting and management of the ground flora. However, there are very significant opportunities presented by the potential of the site to dramatically improve the ecology of the area and the feel and character of the landscape, by allowing some areas to become less managed, and by replacing some more natural and characteristic features (such as hedged boundaries, natural woodland, longer grass and buffer strips near watercourses, removal of non-native tree species and their replacement with native types and provision of Otter halts etc). The proposals seek to actively address key landscape and ecological features which the site has the potential to accommodate, and which have been stated to be of note within the LCA. This also therefore achieves aims under Policy 1 and 2 of the JNC (enhancing character, providing connectivity between areas of existing wildlife value as identified in the Ecological Mapping Network document, and improving the on site ecological value of part of a ‘Core Area’ with special regard to woodland); ENV2 (use of native species and accordance with enhancing the wider setting of the development with appreciation of its character); ENV3 (considering future management of environmental assets); ENV5 (protecting existing environmental features and encouraging those which achieve aims identified in the Norfolk Biodiversity Action Plan. The landscape assessment has been undertaken specifically to feed into the design opportunities which have been informed by the Broadland LCA and Norfolk BAP/ Norfolk Living Landscapes (NWT) (Ecological mapping project); ENV8 (removal of inappropriate land management and land cover types and restoration of more natural and locally characteristic landscape features and types which will enhance the designation of the area as being of Landscape Value);
4. The site also offers very considerable opportunities to remediate and restore landscape features and habitats, whilst also adding others which will be of active benefit to the wider landscape. The opportunity to actively engage with the provision of the three Biodiversity Action Plan habitats which are present in this Landscape Character Area by restoring wet grassland areas on the fringe of the watercourses on the site, introducing heath land features by providing gorse and broom / scrub features to the sloping dry land on the ridge area and by creating and restoring Wood Pasture and Parkland habitats gives considerable potential to actively improve and enhance the ecology of the site and wider connectivity of habitats within the area. It is also proposed to restore the existing Orchard which, whilst not actively stated as one of the characteristic Biodiversity Action Plan habitats in the Area is nevertheless a Biodiversity Action Plan target habitat.
5.2. Visual Impact Assessment
5.2.1. A careful assessment of views around the existing site was undertaken to compare and contrast the impact on the landscape of the new development and the value of any mitigating landscaping, depending upon where on the site the proposed house would be
15 located. Similarly the designs for the houses were a strong consideration in ameliorating and reducing any visual impacts, and this was to a degree reliant upon the landform in different parts of the site. The location of viewpoints and visual receptor areas are shown on the plan overleaf. These have been used to assess the visual impact of the development both in relation to the character of the landscape and in relation to the visual receptor areas.
16 Site location with viewpoints and visual envelope shown
Photo point 1
Figure 1 - Red outline is the site extent with both the existing buildings shown and the area which would be occupied by new buildings
The coloured zone for the site assumes retention of most of the existing trees and hedging but not of any additional landscaping which might be added to screen the site - the visual envelope of the site
With additional landscaping on the site as proposed in the landscaping plan, this would further secure the long term invisibility of the site from public vantage points Photographs of site within visual envelope area
Figure 2 - View from southern boundary off Easthaugh Road looking north - distant view of Gym building seen above the rising land through the copse on this southern boundary. The building is approx 8m to the ridge - new proposed buildings will be lower than this and will be even less visible from any public vantage point Figure 3 - View from Weston Hall Road looking west and north west over the site - note that existing trees and rising land obscure the entire site of existing buildings more or less
19 Figure 4 - view of site from Lenwade Bridge. The existing hall is just visible through the trees in the centre of the photograph along with the folly on top of the rising knoll to the north west but the existing site buildings are not visible at all
20 5.2.2. Analysis of Visual Impact of Site for new Dwellings
(View Location are shown on the plan in the plan preceding)
5.2.2.1. The visual envelope presented by the proposed location of both the existing buildings and new properties on the extent of the site is indicated on the preceding plan. The dwelling types proposed are all to be built into the sloping landform (with the exception of the new house in the walled garden) and will be substantially lower in the landscape than the existing (really quite substantial) buildings on the site. Similarly the footprints of the existing and new buildings occupy a very similar extent to the site. The views have taken no account of any additional planting or landscaping and have taken a ‘worst case - winter without leaves on the trees’ scenario as the basis for the extent.
5.2.2.2. The existing photographs of the site and assessment of the visual envelops from which the site area and existing buildings can be viewed (both on public and private property) is shown in the PINK envelopes on the site plan map Figure 1 - this demonstrates the very limited extent of the visual envelope from which the buildings and site can be seen although the site itself is actually situated on the side of rising land. Trees and existing higher and more undulating landforms between the site and the areas beyond the site are responsible for this somewhat unusual phenomenon. The views of the site buildings from public vantage points are very muted indeed, and can only be seen with knowledge of their whereabouts. The existing buildings of the converted cottages near the main gate, and this area of the driveway and gateway are by far the most prominent structures on the site. Even the Hall is very difficult to see from any vantage point, and whilst it can be seen from Lenwade Bridge, again it is largely obscured by trees
5.2.2.3. The mown grassland / tree landscape setting of the buildings and site is however very prominent, and gives a strong character to the site and location. It also advertises the ‘probability’ that there are buildings in the vicinity, even though they cannot be seen. There is therefore a strong sense of a ‘built’, or at least strongly domesticated, landscape being present. This is reinforced by boundary fencing, gateway, driveway, gate house cottages etc.
5.2.2.4. There are therefore very few publicly accessible locations from where the site can be viewed and which will therefore be affected by changes to the buildings on the site in amenity terms. However, the alterations in the building types will have minor positive improvement by reducing the physical appearance of buildings on the site, and moreover will improve the building materials and design aspects of these minor glimpsed views of the buildings significantly where they do operate. In terms of the improvement to the setting of the River Wensum itself, although this stretch opposite to the site cannot be seen from a public vantage point, the aesthetics of the setting in will be enhanced on what is one of the most important lowland chalk streams in the Country.
5.2.2.5. Of much more significance to a public (and wider) impact on landscape could be the changes proposed to the setting and landscaping of the site itself. This currently has been described in the sections above, and its use of features and introduction of a character type which is at odds with other aspects of the wider landscape setting of the area have been discussed. Positive changes to this landscape setting as part of the development have been considered. The parkland setting for the site is fairly clearly seen from the northern (Lenwade Bridge) area and from the southern and eastern sides of the site from Weston Hall Road and Easthaugh Road. Proposals to increase tree cover over parts of the area of the parkland and alter grassland management / remove non-native species of trees etc would be clearly visible
21 where these features are close to the roadways or where (as shown in Figs 2 - 4) areas over the site are clearly visible from roadways. Local visual receptors would therefore see a significant improvement in amenity through relatively minor alterations to the non-built landscape of the site.
5.3. Landscape Quality
5.3.1. Landscape quality is a highly subjective way of considering landscape and can - it is suggested - only be used in a very broad sense to give some degree of ‘relative’ indication of the degree of value to be placed on a landscape.
5.3.2. The assessment procedure carried out for this assessment was undertaken in accordance with the DMRB (Volume 11). The meaning of the term landscape quality in this procedure is used to indicate value based on character, condition and aesthetic appeal.
5.3.3. Based on the landscape character assessment carried out by the District Council and the more detailed and site area specific LCA carried out for this assessment document, together with a wider consideration of the views, intactness, detracting features and positive aspects of the landscape of the area, it is considered that the landscape of the site would be classified as ‘Ordinary’ (below mid point) and immediate area would rate as ‘Good’ (mid point) within the five point range in the DMRB assessment. The reasons for the rating concern the appropriateness of the landscape to its surroundings / character and ecological aspects and its sense of place and distinctiveness. The landscape of the wider area has some significant positive elements such as the mature woodland of the natural copse to the south west of the site and the areas around Weston Park and within the valley floor area, together with other areas of woodland and mature high hedges / smaller enclosed fields and small rural lanes. Similarly the riverine feature of the Wensum and the wetlands associated with it would rate as highly attractive and distinctive with excellent ecological value. In contrast the landscape of the site is more reminiscent of an urban fringe landscape with a sense of place which is not in character with its surroundings and location, and of limited ecological value.
5.4. Sensitivity of Landscape to Change
5.4.1. From the information contained in the Landscape Character assessment analysis (both in regard to the BDC LCA and the specific assessment carried out for the site) and from further assessment of the landscape in relation to both its quality (as above) and sensitivity (the degree to which changes in/to the features and character of the landscape affect the appearance of the landscape) it is assessed that the landscape in which the development proposal is located is ‘Medium’ by the definition given in the Guidelines for Landscape and Visual Impact Assessment produced by the Landscape Institute and Institute of Environmental management and Assessment (2002). The landscape at this location is in transition not just in terms of its character type but also of its degree of sensitively. The existing presence of significant numbers of unattractive buildings on the site, proximity to busy roads (particularly the Norwich Road and Weston Hall Road) and the more intensive developed area of Lenwade and the industrial estate, are all factors in de-sensitising the landscape, but the hidden and potentially (disregarding the very managed appearance as existing) strongly rural nature of the setting for the site with its proximity to the exceptional quality of the River Wensum (one of the finest lowland chalk rivers in England), the rolling, (potentially) heathy ground and good woodland militate for this being a more sensitive landscape - one which can be restored and recovered. Therefore, a judgment between these two contrary elements has been considered appropriate in this instance, with ‘rural’ factors being considered more important and dominant. The
22 landscape is therefore moderately sensitive to change, but this can be a positive change as well as a negative one.
5.5. Conclusions to Visual Impact Assessment for development of new properties on land of existing buildings at Weston Hall
5.5.1. The assessment of the landscape character, quality and sensitivity have all indicated that whilst the landscape of the area of the site has some good and positive ‘rural’ elements which support and create a distinct and moderately valuable rural landscape, the intactness and quality of the landscape are not outstanding or especially important within the context of the Norfolk countryside as a whole. The site itself has elements and a character which are not in keeping with either a historic hall / parkland, or within the more rural River Valley context of the area and older site features. The site has therefore been very substantially transformed by fairly recent late C20th additions which have not always been sensitive to the nature of the site, its potential or its setting.
5.5.2. The existing buildings on the site which are proposed to be removed are of very poor quality in terms of design and use of materials. Whilst they are not prominent in the landscape, they are a dominant feature of the site itself and adversely affect the setting for the Listed Hall, and dominate a very pleasant shortish stretch of the River Wensum (which is privately accessible only).
5.5.3. Of equal note is the appearance of the setting of the buildings within a parkland type landscape which has been planted and designed within the last 40 years or so to look and feel very much like an urban fringe golf course. The use of inappropriate species of trees and plants, and the management of the grassland of the site all contribute to a landscape which is not in keeping with the character of the surrounding landscapes (in terms of the nearby Weston Park, the River Valley or wider Farmland types).
5.5.4. The impact of re-development of the existing buildings (their removal and replacement with lower set, modern residential properties which use green roofing and will occupy the more or less the same footprints as the existing buildings) will have a minor positive effect on the wider public landscape (as they will be even less visible than the currently low visibility buildings). However they will have a very marked positive effect upon the setting of the Hall and the stretch of the Wensum which are currently dominated by the buildings which loom over the hillside scarp slope of the River.
5.5.5. In addition, occasioned by the proposed development, is the potential to improve and restore the landscape setting of the hall and wider buildings / site landscape both in visual terms and ecological terms. The site holds considerable potential, and whilst not overly visible from a long distance, its presence along a reasonable stretch of Lenwade Bridge, Weston Hall Road and Easthaugh Road means that improvement and enhancement would have a significant positive effect on the area as a whole from a public as well as private perspective. The proactive landscaping works would be able to be tailored very well (given the underlying site features of topography) to the specific features picked out as contributing to landscape character within the Landscape Type and Area of the Valley and Wensum. The works would also be able to actively contribute to the delivery of target habitats identified in the Norfolk Biodiversity Action Plan, Broadland Landscape Character Assessment and the Living Landscapes initiative (NWT). All these factors are underpinned by a raft of policy initiatives in the NPPF, Joint Core Strategy (Greater Norwich) and Broadland Local Plan.
5.5.6. Overall therefore it is considered that this development would raise no significant visual impact issues and would be more or less invisible from outside the site immediately, and without further landscaping. The opportunities to enhance the local landscape would have moderate positive
23 landscape impact, and the enhancements for ecological improvement could be of more significant magnitude within the local area.
Appendix including Photographs of the site
24 Internal photographs of site
Figure 5 - Existing buildings on an area of the site proposed to be redeveloped (looking at walled garden)
Figure 6 - Existing Gym and area overlooking the Wensum looking north Figure 7 - Typical view of parkland golf course area with Lawson’s Cypress and Norway Maple trees in mown grassland setting
Figure 8 - existing buildings from parkland looking north
26 Figure 9 - Existing bungalow proposed to be removed within parkland setting
Figure 10 area of springs and impounded water features near southern boundary with Poplar plantation to the south.
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