PROPOSED RESIDENTIAL DEVELOPMENT
LAND ADJACENT TO COVENTRY ROAD
BULKINGTON, WARWICKSHIRE
Landscape Visual Assessment
FEBRUARY 2013 5105.LVA.003
COPYRIGHT
The copyright of this document remains with First Environment Consultants Ltd. The
contents of this document therefore must not be copied or reproduced in whole or in part for
any purpose without the written consent of First Environment Consultants Ltd.
First Environment Consultants Ltd The Studios
Sugarswell Business Park Shenington Oxfordshire OX15 6HW
T. 01295 477077
Bulkington, Warwickshire FEBRUARY 2013 Landscape Visual Assessment 5105.LVA.003
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CONTENTS
1.0 Introduction
2.0 Planning Policy Context
3.0 Baseline Visual Context
4.0 Visual Effects
5.0 Mitigation Measures
6.0 Summary and Conclusions
Appendices
Appendix A – Site and Setting
Appendix B – Landscape Masterplan
Appendix C – Photographic Record
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1.0 Introduction
1.1 First Environment Consultants Ltd has been appointed by Bellway
Homes to assess the landscape and visual matters relating to the
proposed residential development at Coventry Road, Bulkington in
Warwickshire.
1.2 The Landscape and Visual Assessment (LVA) will analyse the
planning policy and visual context of the local area, introduce the
principal of development and assess the ability of the landscape
setting and visual environment to accommodate change. This
document in NO way constitutes a full Landscape Visual Impact
Assessment (LVIA), according to the 2002 guidelines, as this has not
emerged as a requirement from pre-application discussions. However,
this document has been included for completeness to demonstrate
that the proposals will have a minimal impact in landscape terms on
the surrounding area. A number of plans and photographs have been
prepared to illustrate the visual context of the site and its setting.
These plans form part of the document and should be read in
conjunction with it. The location of the application is shown in
Appendix A (Site & Setting).
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2.0 PLANNING POLICY CONTEXT
2.1 This section provides a summary of the planning policies of relevance
to the landscape and visual amenity, from national through to local
policies
National Policy Guidance
2.2 The National Planning Policy Framework sets out the guidelines for
future planning applications and replaces the Planning Policy
Statement (PPS). Instilled within the core of the planning framework is
the presumption in favour of Sustainable Development with regards to
growth and development. Paragraph 14 of the National Planning
Policy Framework states the following;
At the heart of the National Planning Policy Framework is a
presumption in favour of sustainable development, which should be
seen as a golden thread running through both plan-making and
decision-taking.
i. local planning authorities should positively seek opportunities to meet the development needs of their area;
ii. Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change.
iii. Approving development proposals that accord with the development plan without delay; and,
iv. Where the development plan is absent, silent or relevant policies are out of date.
2.3 In line with the requirements of the National Planning Policy
Framework: Delivering Sustainable Development, the formulation of
the residential development will be carried out with the consideration
of Sustainable Development principles at its core. In particular, in
landscape terms the provision of native vegetation treatment along the
southern, western and northern site boundaries.
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Nuneaton and Bedworth Borough – Local Plan (Adopted 2006)
H7 – Development
2.4 Development on windfall sites will be permitted if the following criteria can be met:
i. It provides a beneficial use of previously developed land within the existing urban area.
ii. There is no significant loss of wildlife habitats.
iii. The character of the area is maintained with particular regard to the scale, design and density of the development.
iv. The site is located within 400 metres of a bus route.
v. The development creates a cohesive group or is well related to the existing pattern of development in the area.
vi. There are no problems with vehicular access or a significant increase in noise and disturbance by traffic gaining access.
vii. There is no significant loss of privacy from overlooking adjoining houses and / or their back gardens.
viii. The development provides an adequate living environment for future occupants.
ix. There is no loss of indoor or outdoor sporting facilities.
H12. The design and layout
2.5 The design and layout of new residential development should be to a high standard that addresses:
i. the landscape and setting;
ii. overall scale and density;
iii. personal safety, pedestrian priority, safer streets and secure parking and access arrangements;
iv. the character and quality of the local environment; and
v. energy efficiency through design and layout.
Env1 – Green Belt
2.6 Within the Green Belt development will not normally be permitted unless it is for:
i. Agriculture and forestry,
ii. Essential facilities for outdoor sport and outdoor recreation, for cemeteries and for other uses of land which preserve the
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openness of the Green Belt, and which do not conflict with the purposes of including land in it.
iii. Limited extension, alteration or replacement of existing dwellings
iv. Limited infilling or redevelopment of major existing developed sites identified in adopted local plans.
Env14 – Supplementary Planning Guidance / Supplementary Planning Documents
2.7 The design and materials of all development should be of a high standard in keeping with the scale and character of the locality. All development should comply with Supplementary Planning Guidance and / or Supplementary Planning Documents produced by the Borough and County Council, where detailed guidance is considered necessary.
Strategic Housing Land Availability Assessment at April 2012
2.8 Developable sites within settlements
Site ref Site Address Settlement Locality Area (ha)
Final suggested yield
Yield 2017-2022
NUN193 Land to rear of 82-110.
Coventry Road
Bulkington Whitestone and Bulkington
1.69 41 41
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3.0 BASELINE VISUAL CONTEXT
3.1 A detailed visual appraisal has been undertaken for the site. The
baseline appraisal seeks to explore the nature of the existing visual
amenity of the area and to establish the approximate visibility of the
site from any surrounding receptors. This section provides a baseline
analysis of the available views’ amenity and is supported by a series
of photo viewpoints (Photographs 1-16). Many of these views form
specific visual receptors described in the subsequent visual effects
section. Drawing 5105 / PR-APX details the location of the photo
viewpoints.
Visual Impact
3.2 For this assessment the following criteria applies, according to the
2002 guidelines for Landscape Visual Impact Assessment (LVIA):
Visual Sensitivity
High Occupiers of residential properties with views
affected by the development.
Users of outdoor recreational facilities including
rights of way where interest may be focused on
the landscape.
Medium Users of outdoor recreational facilities where
the view is less important to the activities (e.g.
sports pitches). People at work places.
Low People traveling through the area in cars or on
trains, or people at places of work with limited
views potentially affected by the development
(e.g. Industrial sites).
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Visual Magnitude of Change
High Adverse Where the scheme would cause a significant
deterioration in the view.
Medium
Adverse
Where the scheme would cause a noticeable
deterioration in the view.
Low Adverse Where the scheme overall would cause a minor
deterioration in the view.
No change Where the scheme overall would not form a
noticeable deterioration or improvement in the
view.
Low Beneficial Where the scheme would cause a minor
improvement in the view.
Medium
Beneficial
Where the scheme would cause a noticeable
improvement in the view.
High Beneficial Where the scheme would cause a significant
improvement to the view.
3.3 Overall visual impact is determined by combining the sensitivity of the
receptor with the magnitude of visual change. Professional judgement
is used to determine the overall significance of impact based on these
two elements.
3.4 Overall significance is classified as Substantial, Moderate, Slight or
Negligible, and the effects can be adverse or beneficial.
3.5 Photograph 1
View north-west of the site, taken from Bedworth Road bridge
crossing the railway line facing south-east. The view depicts a new
residential development adjacent to the railway tracks, on the left hand
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side. The onsite trees, Lombardy poplars, can be seen in the
background.
3.6 Photograph 2
Taken adjacent to the railway tracks on the service road to the local
sewer treatment plant, facing south-east towards the site. The existing
vegetation on the pastures in the foreground and existing onsite
boundary vegetation allow only glimpsed views into the site.
3.7 Photograph 3
This view from the track, just off Leyland Road, on the southern fringe
of the village, facing south towards the site, allows only restricted
views. The existing vegetation and field boundaries in the middle
ground allow restricted views of the site. Only onsite Lombardy
Poplars are clearly visible from this location.
3.8 Photograph 4
View taken from a track just of Leyland Road, to the north-east of the
site, facing south-west. The site is located in the background, behind
two rows of field hedges. The existing vegetation does not allow views
of the site itself.
3.9 Photograph 5
This photograph is taken from the end of Villa Close to the north-east
of the site, on the southern fringe of the village. The foreground shows
a freshly ploughed field, with a native overgrown field boundary in the
middle ground, with existing residential dwellings in the background.
The site itself is not visible from this point.
3.10 Photograph 6
The view to the north-east of the site, on the corner of Leicester Street
and Barnacle Lane, depicts the southern boundary of the village,
shown on the right. The middle ground shows existing residential
dwellings and native field boundaries. The site is located centrally in
the background and cannot be seen from this location.
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3.11 Photograph 7
This photograph is taken in a public open space, south of Barnacle
Lane, facing west towards the site. The existing vegetation in the
foreground does not allow for any views of the site.
3.12 Photograph 8
Taken to the east of the site, from a farm track of Shilton Lane, facing
west towards the site. The foreground of the photograph shows arable
fields with long distance views to the south-west, across the railway
lines. The site is located on the right of the view, behind a mature
group of trees, preventing clear views of the site.
3.13 Photograph 9
This photograph is taken from Shilton Lane, showing the long distance
view towards the site, looking west. The land form of the arable field in
the foreground and mature vegetation in the background do not allow
a view of the site.
3.14 Photograph 10
The photograph is taken just off Bulkington Road, adjacent to the
M69, to the south-east of the site. The mature field boundary of the
pasture in the foreground does not allow views of the site. Additional
existing vegetation in the background reduces any potential visibility of
the site.
3.15 Photograph 11
The view is taken to the south-east of the site, adjacent to the railway
corridor, facing north-west to the site. The view illustrates the mature
field boundaries of the arable field. Residential dwellings can be seen
in the background, only the Lombardy Poplars marking the location of
the site, which are approximately 15 to 18m high. There is no direct
view of the site itself.
3.16 Photograph 12
The photograph is taken from Top Road to the south of the site. The
view shows the arable fields to the south of the railway corridor, with
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the railway corridor in the middle ground, presenting a visual barrier,
only allowing views of the roof apexes. The residential dwellings in the
background allow the site to blend in, only allowing the Lombardy
Poplars to highlight its actual location.
3.17 Photograph 13
This view is taken from the village of Barnacle along Spring Road, to
the south of the site. The image depicts a pasture with a residential
dwelling in the foreground. The existing levels of vegetation and urban
structures, do not allow direct views of the site.
3.18 Photograph 14
This photograph is taken from Coventry Road facing north-east
towards the site. The view clearly shows Coventry Road being bridged
by the railway corridor. The existing and mature vegetation, along with
the railway line, to the left do not allow any views of the site.
3.19 Photograph 15
Taken to the south-west of the site on the edge of an arable field,
facing north, towards the site. The existing field boundaries and the
railway corridor allow only partial views of the established and tall
onsite vegetation.
3.20 Photograph 16
The photograph was taken to the south-west of the site, adjacent to a
farm, facing north-east towards the site. Views towards the site are
relatively unrestricted by vegetation. However, the railway and the
field boundaries only allow views of the mature onsite vegetation.
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4.0 VISUAL EFFECTS
4.1 The assessment of Visual Impact is based on field survey and
interpretation of the development and restoration / improvement
proposal taking account of any mitigating features. In general the
development phase would have only temporary adverse effects.
Whereas restoration / mitigation measures will provide significant long
term benefits.
4.2 This section should be read in conjunction with the Photographic
Record (Appendix C). Key views were selected, located on or
adjacent to green belt land, therefore examining the views which have
the greatest potential to be affected by the development (Nuneaton
and Bedworth Borough – Local Plan [Adopted 2006], Policy H7).
These views and the visual effects of the residential development
proposal are summarised below.
4.3 Photograph 1 is located on Bedworth Road and a railway bridge, to
the north-west of the site. The view depicts a new residential
development adjacent to the railway tracks, on the left hand side. The
onsite trees, Lombardy Poplars, can be seen in the background. The
proposed mitigation planting for the north-west site boundary will allow
screening vegetation to be maintained to this side of the site, resulting
in only a low adverse effect on this view.
4.4 Photograph 3 is located on the fringe of the village from the track, just
off Leyland Road, facing south towards the site. The existing
vegetation and field boundaries in the middle ground can be seen.
The onsite Lombardy Poplars are clearly visible from this location.
The existing onsite vegetation and proposed site boundary treatment
will allow only glimpsed views of the development. The resulting effect
for the view has been assessed as low adverse.
4.5 Photograph 4 taken from a track just of Leyland Road, to the north-
east of the site, facing south. The site is located in the background,
behind two rows of field hedges. The mature Hawthorn hedge in the
foreground allows glimpsed views of the mature vegetation in the
background. The existing vegetation does not allow views of the site
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itself. The resulting effect, including the proposed mitigation, will result
in no change upon completion of the project.
4.6 Photograph 14 is taken from Coventry Road, with in the designated
green belt (Env1), facing north-east towards the site. The view clearly
shows Coventry Road being bridged by the railway corridor. The
existing and mature vegetation, along with the railway line, to the left
do not allow any views of the site.
4.7 Photograph 15 is taken to the south-west of the site, on the southern
side of the railway corridor, within the designated green belt (Env1),
facing north, towards the site. The existing field boundaries and the
railway corridor allow only partial views of the mature onsite
vegetation. Taken the mitigation measures into account, the resulting
effect for the view has been assessed as low adverse.
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5.0 MITIGATION MEASURES
5.1 The proposed development site falls outside the green belt (Nuneaton
& Bedworth Borough Local Plan Proposal Map 2006). A residential
scheme would be acceptable subject to appropriate amendments to
address any potential landscape, character issues. Any visual impact
resulting from the development will be mitigated for with sufficient
quality to outweigh these concerns.
5.2 Several established trees and hedgerows are to be removed to
facilitate the proposed development. However, where possible the
existing boundary vegetation particularly that which provides the
interface with the open countryside and views from the greenbelt will
be retained.
5.3 The south-west, north-west and north-east boundaries are subject to a
substantial mitigation regime. Extra Heavy Standard specimens are to
be planted on all three boundaries at suitable spacing to ensure the
full establishment of the trees. Native species have been selected, to
integrate the development into the existing landscape setting and
character.
5.4 A native hedge mix is proposed to all three boundaries mentioned
above, at a standard specification. Due to the chosen species mix and
the density recommended, the hedge will provide an instant visual
impact and will fully establish within a few growing seasons.
5.5 On the south-west boundary, where the site lies adjacent to the
railway line, the majority of the existing vegetation is to be retained.
This boundary will be enhanced as detailed above and a sufficient
buffer zone is maintained between the proposal and the offsite wildlife
corridor. The chosen planting has been intentionally selected to
introduce a balanced ecological approach and no net loss to
biodiversity (see SLR Consulting Ltd – Eco Assessment – Ref. 421-
01578-00033).
5.6 The mitigation strategy has been carefully considered to provide
appropriate compensation for any potential loss of habitats and
important hedgerows.
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6.0 SUMMARY AND CONCLUSIONS
6.1 The preceding analysis has identified the extent of visual impacts
arising from the proposed development. The context of the area is
influenced in visual terms by residential and agricultural land uses.
6.2 The proposed development site is located adjacent to the Green Belt,
as shown on the Site & Setting Plan 5105.SS01 in the appendices.
The development will not have an adverse impact on the Green belt.
6.3 The visual assessment identified a restricted number of potentially
sensitive views. Typically areas of potential sensitivity were assessed
as views between the B4029 – Bedworth Road, to the north and the
M69 to the south. The existing vegetation in addition with proposed
landscape treatment will mitigate the proposed development while
helping to integrate the proposals into the wider landscape context
and views.
6.4 Lower levels of visual impact are attributed to those views to the east
and south of the development site. The development phase of the site
would effectively be mitigated by a combination of proposed trees and
hedgerows. Initial adverse impacts during the development stage
would be replaced by beneficial enhancements upon completion of the
development and landscape treatment.
6.5 The proposed landscape scheme will mitigate the loss of existing
onsite tree cover, by proposing a robust boundary treatment to the
north, south and west. The boundary treatment will consist of a native
hedge mix and Extra Heavy Standard native trees, which will soften
the visual impact and provide a natural screen to the development.
6.6 The mitigation planting will provide an instant and appropriate
measure to ensure that any existing screening benefit is maintained
on the boundaries of the site. Following the establishment of the
enhanced boundary treatment the site will benefit from an increased
biodiversity and proposed built form will be screened from any
sensitive exterior views.
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LANDSCAPE MASTERPLAN
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PHOTOGRAPHIC RECORD