NBN VISUAL IMPACT ASSESSMENT 37 FARMERS AVENUE … … · To assess the visual impact of the proposed NBN facility three photo montages were prepared within the Hotham Heights residential

N B N V I S U A L I M P A C T A S S E S S M E N T 3 7 F A R M E R S A V E N U E B O D D I N G T O N

Daly International

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COPYRIGHT STATEMENT FOR: NBN Visual Impact Assessment 37 Farmers Avenue Boddington

Our Reference: 9459-3135-13R draft rev 0

Copyright © 1987-2014 Ecoscape (Australia) Pty Ltd

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9 Stirling Highway • PO Box 50 NORTH FREMANTLE WA 6159 Ph: (08) 9430 8955 Fax: (08) 9430 8977

Rev. Author Approved Date

Draft rev 0 S Bateman D Kaesehagen 05/02/2014

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T ABLE OF CONTENTS Summary ...................................................................................................................................................... 6

1.0 . Introduction ........................................................................................................................................... 7

1.1 .... Project Scope ...................................................................................................................................... 7

1.2 .... Proposed Infrastructure ....................................................................................................................... 7

1.3 .... Study Area ........................................................................................................................................... 7

1.4 .... Planning Context ................................................................................................................................. 8

1.4.1 ....Visual Landscape Planning in Western Australia ............................................................................ 8

1.4.2 ....Guidelines for the Location, Siting and Design of Telecommunications Infrastructure ................... 8

1.4.3 ....State Planning Policy No. 2 Environment and Natural Resources .................................................. 8

1.4.4 ....Environmental Guidance for Planning and Development ................................................................ 8

1.4.5 ....Shire of Boddington Local Planning Strategy .................................................................................. 9

2.0 . METHOD ..............................................................................................................................................10

2.1 .... Visual Assessment Method ...............................................................................................................10

2.1.1 ....Desktop Analysis ............................................................................................................................10

2.1.2 ....Site Assessment .............................................................................................................................10

2.1.3 ....Photo Montage Analysis.................................................................................................................11

2.1.4 ....Visual Impact Analysis ...................................................................................................................11

3.0 . LANDSCAPE CHARACTER ...............................................................................................................13

3.1 .... Landscape Character Type ...............................................................................................................13

3.2 .... Landscape Character Units of the Study Area ..................................................................................13

3.2.1 ....Residential LCU .............................................................................................................................14

3.2.2 ....Industrial LCU .................................................................................................................................14

3.2.3 ....Rural LCU .......................................................................................................................................15

3.2.4 ....Townsite LCU .................................................................................................................................16

3.2.5 ....Community LCU .............................................................................................................................16

3.2.6 ....River LCU .......................................................................................................................................17

3.3 .... Landscape Values .............................................................................................................................17

4.0 . VIEW EXPERIENCE ............................................................................................................................19

4.1 .... Viewing Locations .............................................................................................................................19

4.2 .... View Experience ................................................................................................................................19

4.2.1 ....River LCU .......................................................................................................................................20

4.2.2 ....Residential and Industrial LCUs .....................................................................................................20

4.2.3 ....Townsite LCU .................................................................................................................................22

4.2.4 ....Rural and Community LCUs ..........................................................................................................22

5.0 . VISUAL IMPACT ASSESSMENT ........................................................................................................23

5.1 .... Visual Impact Criteria ........................................................................................................................23

5.2 .... Visual Management Objectives .........................................................................................................23

5.3 .... Viewshed (seen area) Analysis .........................................................................................................24

5.4 .... Photo Montage Analysis ....................................................................................................................25

5.5 .... Visual Impact Level ...........................................................................................................................26

6.0 . SUMMARY OF VISUAL IMPACTS .....................................................................................................27

I N T R O D U C T I O N

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6.1 .... Landscape Character ........................................................................................................................27

6.2 .... Landscape Values .............................................................................................................................27

6.3 .... View Experience ................................................................................................................................27

6.4 .... Visual management Objectives .........................................................................................................27

6.5 .... Visual management Recommendations ...........................................................................................27

References .................................................................................................................................................29

Appendix One: Maps .................................................................................................................................30

Appendix Two: Preference Indicators .....................................................................................................35

Appendix Three: Significance Levels ......................................................................................................36

Appendix Four: Photo Montages .............................................................................................................37

LIST OF TABLES

Table 1: Visual impact level matrix table ....................................................................................................12

Table 2: Visual impact analysis of photo montages 1-3 .............................................................................25

Table 3: Overall visual impact level of the proposed NBN facility ..............................................................26

LIST OF M APS

Map 1: Study Area ......................................................................................................................................31

Map 2: Landscape Characteristics .............................................................................................................32

Map 3: Landscape Character Units ............................................................................................................33

Map 4: Visual Landscape Analysis .............................................................................................................34

LIST OF PLATES

Plate 1: Monopole example .......................................................................................................................... 7

Plate 2: Residential LCU ............................................................................................................................14

Plate 3: Industrial LCU ................................................................................................................................14

Plate 4: Rural LCU ......................................................................................................................................15

Plate 5: Rural blocks amongst residential LCU ..........................................................................................15

Plate 6: Boddington Townsite LCU .............................................................................................................16

Plate 7: Community LCU ............................................................................................................................16

Plate 8: River LCU ......................................................................................................................................17

Plate 9: View towards hills that surround the study area ............................................................................18

Plate 10: Hotham River visible from Bannister Marradong Road ...............................................................18

Plate 11: Blue Gum Park ............................................................................................................................18


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Plate 12: Partially screened west view towards the industrial area from Farmers Avenue. .......................20

Plate 13: Partially screened south view towards Industrial LCU from Greenstone Way ............................20

Plate 14: Screened east view from Greenstone Way. ................................................................................21

Plate 15: Partially screened view to the south hill from Greenstone Way ..................................................21

Plate 16: Partially screened view to the south hill from Adam Street. ........................................................21

Plate 17: Partially screened west view from Farmers Avenue, near Jarrah Terrace .................................22

Plate 18: Modified view within the Townsite LCU. ......................................................................................22

Plate 19: Open views across the Rural LCU ..............................................................................................22

Plate 20: Montage location 1 – Shepherds Turn ........................................................................................28

Plate 21: Montage location 2 – Greenstone Way .......................................................................................28

Plate 22: Montage location 3 – Adam Street ..............................................................................................28

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SUMMARY Daly International on behalf of National Broadband Network Company (NBN Co) require a concise visual

impact assessment of the NBN Co Wireless facility which has been requested by the Shire of Boddington to

address community concerns.

The proposed NBN facility is located at 37 Farmers Avenue Boddington in an area that consists of industrial,

residential and rural land use. The site was considered the most suitable location due to the following

factors:

industrial zoning

sufficient separation from residential developments and community sensitive uses

suitable coverage requirements

no vegetation removal required (Daly International 2012).

The proposed infrastructure of the NBN facility will consist of:

40m high monopole

radio transmission equipment

two outdoor units.

Ecoscape applied the methodology outlined in the Visual Landscape Planning Manual (DPI 2007) to

undertake the visual impact assessment (VIA) of the proposed NBN facility. The manual specifies a two

stage process to the visual assessment:

1. visual landscape evaluation

2. visual impact assessment.

The scope required a brief visual landscape evaluation which described landscape character, landscape

values and view experience to understand the visual context of the study area to determine how the

proposed NBN facility fits into the visual landscape. This was achieved through desktop analysis using

Geographic Information Systems (GIS) and site analysis. In summary, Six Landscape Character Units have

been identified within the study area with the general character of the area consisting of built form within the

residential, industrial and townsite areas surrounded by an undulating rural landscape. The landscape

values were identified as the Hotham River, undulating rural landscape and Blue Gum Park. The general

view experience was influenced by the level of screening from vegetation and built form and ranged from

open views over the rural landscape to screened views within areas that contained more buildings such as

the residential and industrial areas.

As a result of the visual landscape evaluation, the visual management objective (VMO) considered

appropriate for the study area was best practice siting and design which specifies that while it is

acceptable that developments may be visible, they should use sensitive design principles to blend the

development with the surrounding landscape.

To assess the visual impact of the proposed NBN facility three photo montages were prepared within the

Hotham Heights residential area that overlook the proposed site. The photo montages showed that the base

of the site will be screened by vegetation while the monopole will be visible from selected areas that have

views to the site. The analysis revealed that the monopole blends with the surrounding landscape which

resulted in an overall visual impact rating of Level 3, meaning it is not likely to be at variance with the VMO

of best practice siting and design.

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1.0 INTRODUCTION 1.1 PROJECT SCOPE

Daly International are acting on behalf of The National Broadband Network Company (NBN Co) to install a

Fixed Wireless Facility (NBN Facility) on 37 Farmers Avenue Boddington to provide wireless broadband

coverage to the Boddington Region. A number of sites were assessed, this site was selected on the basis of

the following factors:

the site will provide optimal quality for broadband coverage in the area

it is located in an industrial area

there is sufficient separation from residential areas

no vegetation removal required.

The application seeks planning consent for:

40m high monopole

radio transmission equipment

two outdoor units.

A visual impact Assessment (VIA) was recommended by the Shire of Boddington in a Council resolution

dated 19 February 2013 in response to concerns from residents nearby the proposed facility.

1.2 PROPOSED INFRASTRUCTURE

NBN Co proposes to install a 40m steel monopole at 37 Farmers Avenue,

Boddington. The monopole and ancillary equipment will be enclosed in a secure

compound of about 96m2. The monopole will feature a circular headframe at 40m.

Both monopole and headframe will remain unpainted (dull grey colour). Three panel

antennas will be installed on the headframe. One transmission dish (600mm

diameter) will also be installed on the monopole at 22m. Two outdoor units (ODU) will

be installed near the base of the monopole within the 96m2 compound in the south

east corner of the property (Daly International 2012). An example of the monopole is

shown on Plate 1.

The construction phase is likely to be ten weeks and once operational the facility will

function unstaffed with maintenance occurring one day per year.

1.3 STUDY AREA

The site is located at 37 Farmers Avenue, Boddington which is about 1.5 km south west of the Boddington

town site which is a rural town in the Darling Scarp 130km south east of Perth (Map 1). Boddington is one of

nine regional towns that is part of ‘SuperTown’ initiative funded by the State Government to increase the

town’s population through economic growth. The proposed NBN facility site is cleared and contains a

workshop and large shed. The land use surrounding the site consists of industrial lots, rural land and a

residential area to the north.

Plate 1: Monopole example


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1.4 PLANNING CONTEXT

The following documents provide guidance on visual landscape planning in Western Australia.

1.4.1 Visual Landscape Planning in Western Australia

This manual released by the Department of Planning and Infrastructure (DPI) (2007) has been developed to

help public and private sector planners address visual landscape in the planning process. The manual

explains the fundamental planning tools of visual landscape evaluation and visual impact assessment. It

provides guidelines for siting and design in relation to a range of landscape types and land uses, including

telecommunications towers. The methodology used for this assessment follows the guidelines set out in the

manual.

The manual lists the main issues associated with telecommunications towers which should be considered in

a proposal:

location and siting

design and colour

size

structures installed on roofs

prominent locations such as hilltops

multiple towers in close proximity

ancillary features.

1.4.2 Guidelines for the Location, Siting and Design of Telecommunications Infrastructure

The purpose of these guidelines published by the Western Australian Planning Commission (2004) are to

assist local governments and proponents in the planning stages for telecommunications infrastructure at the

local level. These guidelines should be read in conjunction with the WAPC Statement of Planning Policy No.

5.2: Telecommunications Infrastructure. The main principle relating to visual impact is that infrastructure

should be located and designed in a way that minimises visual impacts while meeting the needs of the

community. It states that where possible, infrastructure should be located in appropriately zoned areas such

as industrial or commercial and avoid residential areas.

1.4.3 State Planning Policy No. 2 Environment and Natural Resources

The Environment and Natural Resources Policy (WAPC, 2003) defines the principles and considerations that

represent good and responsible planning in terms of environment and natural resource issues within the

framework of the State Planning Strategy. This policy also identifies the importance of protecting and

enhancing landscapes and states the need:

to identify and protect landscapes with high natural resource value

for careful planning, siting and design of development proposals in a way that is sensitive to the

landscape character

for landscape or visual impact assessment for proposals that may impact on sensitive landscapes

(DPI, 2007).

1.4.4 Environmental Guidance for Planning and Development

Environmental Protection Authority (EPA) Guidance Statement Number 33 (EPA, 2008) is a document

relevant for land use planning and was developed to assist government agencies, proponents and

consultants achieve environmentally acceptable outcomes. The EPA’s position on Visual Amenity is

addressed in Part B (Landscape and Landforms) and Part D (Social Surroundings). The objective for visual


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amenity is to ensure that visual amenity is considered and measures are adopted to reduced adverse visual

impacts on the surrounding environment as low as reasonably practicable.

1.4.5 Shire of Boddington Local Planning Strategy

The Shire of Boddington have a Local Planning Strategy which is intended to guide landuse over the next 15

years (Belton – Taylforth, 2007), which is available for download on the Shire’s website. The future vision

stated in the strategy is for Boddington to be widely recognised as a progressive local authority providing

quality services and facilities that encourage people to live, work, visit and invest in the district.

Visual amenity is not highlighted as a key issue within the Shire, except along Bannister Marradong Road,

where it is considered important to main the rural landscape character as this provides an entry statement

into the Shire from Albany Highway.

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2.0 METHOD 2.1 VISUAL ASSESSMENT METHOD

Ecoscape applied the methodology outlined in the Visual Landscape Planning Manual (DPI 2007) to

undertake the visual impact assessment (VIA) of the proposed NBN facility. The manual specifies a two

stage process to the visual assessment:

1. visual landscape evaluation

2. visual impact assessment.

The Visual Landscape Evaluation (VLE) stage is undertaken to understand the context of the project and the

surrounding landscape. It is also undertaken to set objectives for managing the visual landscape character.

From this evaluation it can be determined if a Visual Impact Assessment (VIA) is necessary which describes

the potential impacts in context of the landscape evaluation.

Ecoscape incorporated the relevant stages for this assessment as outlined below:

a description of the proposed project and visual elements of proposed infrastructure (Section 1)

Landscape Character Analysis: to identify and evaluate the existing landscape and Landscape

Character Types which is done from desktop and site analysis (Section 3)

View Experience: to assess viewing locations, view experience and valued landscape

characteristics to identify appropriate visual management objectives for the study area for the

purpose of assessing visual impacts (Section 4)

Visual Management Objectives: used as criteria for assessing visual impacts on the landscape

(Section 5)

Visual Impact Analysis: to determine the level of visual impact (Section 5).

2.1.1 Desktop Analysis

A desktop investigation was undertaken before the site assessment to understand the landscape context of

the study area in relation to topography, vegetation, waterform and land use. Maps were prepared to take

out on site to ground truth the landscape and the visual catchment pf the proposed NBN facility. The

following information was mapped using ArcGIS:

topography using 5m contours

Heddle vegetation complexes

drainage lines

tenure

viewshed from the proposed NBN facility using 3D analyst.

2.1.2 Site Assessment

Visual landscape analysis criteria were established prior to undertaking the field assessment. The majority

of the route was traversed by foot and vehicle on 22 January 2014. Waypoints and field notes were

recorded at view locations. Photographs were taken using a digital SLR camera of the landscape

surrounding the proposed NBN facility to enable further assessment through the preparation of photo

montages. GPS coordinates and a compass bearing for photographs were recorded at view locations.

M E T H O D

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The information noted at each viewpoint includes details of the visual elements of the landscape such as the

list below. The terminology used to describe landscape character have been adapted from CALM (1994),

DPI (2007) and The Landscape Institute (1995).

view description: general description of view

land use: natural, commercial, industrial, residential, recreational, rural

topography: flat, undulating, rugged

vegetation: description of vegetation type and form

waterform: evident or not evident, type of waterform

colours: monochrome, muted, colourful, type of colours

texture: smooth, textured, rough

line: straight, angular, curved, sinuous

form: vertical, sloping, rolling, horizontal.

2.1.3 Photo Montage Analysis

An important component of visual impact analysis is the preparation and analysis of photo montages.

The preparation of photomontages requires the following steps:

Data Collation: to produce a 3D model of the existing conditions, including topography, cadastral

boundaries, aerial photography and viewpoint (photograph) locations.

3D Model Preparation: the data is imported into a 3D Studio Max virtual world and combined with

a 3D model of the proposed infrastructure. Virtual cameras are used to produce representative

views of each identified sensitive viewpoints.

Preparation of Photo Montages: the output of the 3D model is a rendered 3D wireframe image of

the proposed infrastructure. This is overlaid on a panoramic photograph which results in a photo

montage of the proposed NBN facility.

Photo montages are analysed using visual impact criteria to determine dominant visual elements, which

include visibility, line, form, colour and texture, and also variable visual elements which include motion, light,

atmospheric conditions, season and distance. The outcome of this analysis is a percentage score that

determines the level of visual impact, either being not evident, blending or prominent. To determine the

overall impact level or the significance of the impact, the result of the visual impact analysis is combined with

the Sensitivity Level and the Visual Management Objective of the study area.

2.1.4 Visual Impact Analysis

To assess visual impact a visual landscape evaluation must be undertaken in order to understand the

landscape values of an area and the sensitivity level of the travel routes. The Landscape Institute (1995)

developed criteria to determine the level of impact which were based on landscape values and viewer

sensitivity. The criteria are ‘sensitivity’ and ‘magnitude’ which are categorised into high, medium and low.

Sensitivity being either the type of travel route or the landscape value. Depending on the sensitivity of the

landscape and magnitude of change, the impact can be described as either slight, moderate or substantial.

The principle of this criteria is similar to the visual impact levels used in this assessment which are Level 1, 2

and 3. These impact levels are based on:

Visual Absorbance Capacity (VAC) of a landscape which relates to the magnitude of change and

the visual prominence of the development

Significance Level which refers to type of travel route and therefore the degree of public sensitivity

(Appendix 3)

Visual Management Objective (VMO) which reflects the landscape values.

M E T H O D

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The visual impact levels outlined in Table 1 have been developed by Ecoscape to reflect current assessment

guidelines with the aim of providing a clear interpretation of visual impact.

The impact levels are:

Level 1: Visual impact is likely to be at variance with the VMO.

Level 2: Visual impact may be at variance with the VMO.

Level 3: Visual impact is unlikely to be at variance with the VMO.

None: There is no visual impact.

Table 1: Visual impact level matrix table

Visual Absorbance Capacity (VAC) rating Prominent Blending Not Evident

Significance Level rating 1 2 3 1 2 3 1-3

Visual Management Objective

Protection and Maintenance

L1 L1 L1 L2 L2 L2 None

Best Practice Siting and Design


Restoration and Enhancement


VISUAL IMPACT LEVEL

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3.0 LANDSCAPE CHARACTER The purpose of characterising the landscape for a visual impact assessment is to understand the visual

setting of the study area to determine if the proposed infrastructure will visually fit within the landscape.

Landscape character is derived from a combination biophysical and social characteristics such as; landform,

vegetation, waterform and land use.

Broad Landscape Character Types have been identified by CALM (1994) for Western Australia which are

described for the study area (Section 3.1). To understand the context of the study area, more detailed

landscape character units have been identified (Section 3.2).

3.1 LANDSCAPE CHARACTER TYPE

A Landscape Study undertaken by the former Department of Conservation and Land Management (CALM,

1994) classified Western Australian landscapes into Character Types. The main objective was to provide a

reference guide to assess the representation and significance of WA’s visual landscape to develop

appropriate planning and design guidelines and polices to protect and enhance the visual landscape. The

term landscape is defined as a combination of physical and cultural features. A Landscape Character Type

(LCT) is where there is a common combination of these characteristics such as landform, waterform,

vegetation and land use (CALM, 1994).

The study area is located within the Darling Uplands Landscape Character Type which is characterised by

undulating landform of lateritic soils blanketed with extensive areas of vegetation. The landscape values of

this region include deep valleys and rounded hills with granite outcrops and boulders. The landscape rises

from the Swan Coastal Plain to an approximate height of 300m above sea level (CALM 1994).

Boddington is set amongst a rural landscape that consists of rolling hills and valleys with partially cleared

paddocks. The vegetation consists of dark green woodland vegetation such as jarrah, marri and banksia

which are evident on the hills tops and along the roadside. The dominant waterform is the Hotham River

which is visible along Bannister Marradong Road and Williams Street (Map 1). The proposed NBN facility is

about 1.2km south west of the townsite which is located within an industrial area surrounded by residential

housing, rural land and public open space (Map 2).

3.2 LANDSCAPE CHARACTER UNITS OF THE STUDY AREA

A Landscape Character Unit (LCU) is a smaller unit than a Landscape Character Type (LCT). While the LCT

has common characteristics at a regional scale, there will be variations within an LCT that can be mapped at

a local scale. An LCU is a geographic area sharing common characteristics such as landform, vegetation,

waterform and cultural land use patterns relevant to human interaction and experience. Ecoscape identified

the LCUs of the study area from fieldwork and desktop analysis. The identified LCUs display particular

aesthetic characteristics which relate to form, line, colour, texture, scale, vegetation, waterform and land use.

Within the study area six LCUs were identified (Map 3) which generally correlate to the landuse within the

study area. The general character of the study area is a rural town set amongst undulating cleared farmland.

The purpose of describing the LCUs is to help understand the visual elements of the study area and later

assess how a proposed development fits into the visual landscape. The LCUs are:

Residential

Industrial

Rural

L A N D S C A P E C H A R A C T E R

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Townsite

Community

River

3.2.1 Residential LCU

The residential LCU is a modified landscape that consists of houses and residential streetscapes with the

hills visible on the horizon (Plate 2). The lines of the landscape vary from straight to angular such as the

roof lines and transmission poles. There are also curved lines of the tree canopy and the hills on the

horizon. The textures range from smooth roads and building materials to textured vegetation. Colours range

from various greens of the canopy, gold grasses, to a variety of colours such as reds and silver rooflines.

Plate 2: Residential LCU

3.2.2 Industrial LCU

The Industrial LCU is located along Farmers Avenue, west of Adam Street (Plate 3). The visual appearance

is cluttered as a result of the various colour and forms of the buildings and other infrastructure. The lines are

generally straight and angular such as straight lines of buidlings, rooflines, fences and transmission poles.

Plate 3: Industrial LCU


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The horizon line is curved and provides a natural background with the industrial LCU sitting below this

curved line. Textures range from smooth building materials to textured paddocks and vegetation. There are

also various colours of the different buildings such as reds, blues, orange and grey. The proposed NBN

facility occurs within the industrial LCU.

3.2.3 Rural LCU

This is the dominant character of the study area with the other LCUs nestled amongst the rural landscape.

The visual elements of this LCU are simple and consists of the rolling form of the hills on the horizon line and

straight lines of the paddocks, fences and roads (Plate 4). There are simple bands of colour such as the

golden paddocks (in the dry season) and dark green remnant vegetation on the roadside and hills in the

distance. There are also larger blocks amongst the residential LCU that share the visual characteristics of

the rural LCU (Plate 5).

Plate 4: Rural LCU

Plate 5: Rural blocks amongst residential LCU


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3.2.4 Townsite LCU

The Boddington townsite is located on the Bannister Marradong Road and consists of a range of businesses

on the main street and residential houses and other land uses on the side streets. While the natural

landform surrounds the town of Boddington, this LCU is the most modified landscape with mostly straight

and angular lines, smooth textures of building materials and a variety of colours (Plate 6).

Plate 6: Boddington Townsite LCU

3.2.5 Community LCU

This LCU consists of the school, ovals, country club and other recreation areas that occur south of Pollard

Street. Much of the area is open space with groups of buildings and other recreation infrastructure. The

lines are straight to angular rooflines, straight and vertical poles with colours ranging from light grey and

cream buildings, golden paddocks and green vegetation. The rolling green form of the hills are visible on the

horizon (Plate 7).

Plate 7: Community LCU


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3.2.6 River LCU

The Hotham River meanders to the north of the Boddington town in the valley between the surrounding

undulating landscape. This is the only natural LCU within the study area and contains simple visual

elements such as a curved dark vegetation canopy and straight to angular tree trunks. Textures range from

rough bark and foliage to smooth dark water (Plate 8).

Plate 8: River LCU

3.3 LANDSCAPE VALUES

Visual quality is described in Reading the Remote, Landscape Characters of Western Australia (CALM,

1994) as “the relative visual character of a landscape, expressed as an overall visual impression or value

held by society after perceiving an area of land / water.” CALM (1994) identified that visual quality increases

with greater:

naturalness value, such as landscapes that have minimal modification and where natural features

are prominent

presence of water features

topographic relief and ruggedness

vegetation and landscape diversity, including rural landscapes showing topographic variety and

transition zones between agricultural and natural land

historic features and land use patterns that strengthen the local rural character.

The DPI (1997) identified key character indicators that can be used as a basis for classifying the landscape

into two preference categories; ‘most’ preferred and ‘least’ preferred landscapes. These preference

categories were established for natural, rural and built landscapes. ‘Most’ preferred characteristics are

defined as landscape features that are highly valued by the community and contribute to the visual character

(DPI, 1997). ‘Least’ preferred are features not valued by the community and detract from the visual

character (DPI, 1997). The preference indicators for natural and rural environments are summarised in

Appendix 2.

Broad landscape values within the study area include the hills surrounding the study area and the Hotham

River, which both contribute to the naturalness value of the study area (Plates 9-10). At a local level, stands

of trees with walking trails such as Blue Gum Park can also be considered as a landscape value which offers

diversity amongst the residential and rural landscape (Plate 11). These values are shown on Map 4.


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Plate 9: View towards hills that surround the study area

Plate 10: Hotham River visible from Bannister Marradong Road

Plate 11: Blue Gum Park

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4.0 VIEW EXPERIENCE This section documents how the landscape is viewed and valued, both of which are related to the

community’s ‘sense of place’. The way a landscape is perceived will differ amongst observers but general

valued characteristics can be categorised from the extensive desktop research undertaken by CALM (1994)

and DPI (2007). Understanding view experience is an integral part to developing strategies to manage

visual landscape character. An analysis of the following components was undertaken using GIS to illustrate

the visual landscape:

access routes and significance levels

viewsheds to determine visibility

valued landscape characteristics and view experience.

4.1 VIEWING LOCATIONS

Viewing locations are areas that can be accessed by the public (visual access). The significance of these

locations may vary depending on the sensitivity of the viewer travelling in these areas. For example

observers travelling along designated tourist routes will be more aware of the landscape or have a certain

expectation of the view experience. Subsequently, public sensitivity is used to help determine the

significance of potential visual impacts as indicated in Table 3 in Section 5.5.

The study area is accessed according to the volume and type of public use. Factors such as road hierarchy

and recreational/tourism potential are used to determine the degree of access. The significance levels of

accessible areas identified by DPI (2007) are:

Level 1: national/state significance

Level 2: regional significance

Level 3: local significance.

The significance level of access routes increases with (DPI, 2007):

importance of views including type, features and rarity

volume of use of roads, trails and navigable waterways

degree of viewer sensitivity, e.g. tourists

degree to which viewing the landscape is integral to the enjoyment of the travel route or site, for example

a freeway is a level 1 route but the surrounding landscape may not form a significant view

duration of view, for example glimpses along roads versus long views from a significant site.

Significance levels are outlined in more detail in Appendix 3. The significance levels of travel routes and

sites within the study area were initially mapped from the desktop assessment using the supplied cadastral

dataset and the Roads and Tracks Atlas (QPA, 2006) and then confirmed on site.

Map 4 shows the sensitivity levels within the study area, Level 1 areas include the townsite and residential

areas, Industrial and Rural areas are sensitivity Level 3.

4.2 VIEW EXPERIENCE

The view experience within the study area is related to topography and land use, view experience is

described below for each LCU.

V I E W E X P E R I E N C E

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4.2.1 River LCU

The view experience of the River LCU, particularly at river crossings is enclosed which is created by the

dense riparian vegetation, the view is dominated by the river landscape Plates 8 (section 3.2.6) and 10 (section 3.3).

4.2.2 Residential and Industrial LCUs

The Residential and Industrial LCUs have partially screened views through built form and roadside

vegetation (Plates 15-17), there are views to the hills in the distance and from Hotham Heights there are

also views over the industrial LCU towards the southern hill. Areas with more vegetation result in a

screened view such as the example on Plate 14 from Greenstone Way. The view experience within these

LCUs is a combination of buildings and other infrastructure amongst a variety of native roadside vegetation

such as tall Eucalypt trees and planted vegetation. The Industrial LCU has a greater variety of forms and

colours resulting in a more cluttered appearance compared to the Residential LCU (Plates 12-13).

Plate 12: Partially screened west view towards the industrial area from Farmers Avenue.

Plate 13: Partially screened south view towards Industrial LCU from Greenstone Way


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Plate 14: Screened east view from Greenstone Way.

Plate 15: Partially screened view to the south hill from Greenstone Way

Plate 16: Partially screened view to the south hill from Adam Street.


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Plate 17: Partially screened west view from Farmers Avenue, near Jarrah Terrace

4.2.3 Townsite LCU

The view experience within the Boddington Townsite is dominated by built form and manicured streetscapes

on the main street surrounded by the hills on the distant horizon. This is the most modified view type within

the study area as a result of high density commercial, retail, business and other land uses (Plate 18).

Plate 18: Modified view within the Townsite LCU.

4.2.4 Rural and Community LCUs

Rural and Community LCUs have open views as there is less built form (Plate 19). The views are generally

more expansive and simple compared to the modified views within the Residential, Industrial and Townsite

LCUs.

Plate 19: Open views across the Rural LCU

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5.0 VISUAL IMPACT ASSESSMENT The Visual Landscape Evaluation described landscape character, landscape values and view experience to

understand the visual context of the study area to determine how the proposed NBN facility fits into the

visual landscape.

The techniques used to identify the potential visual impacts of the proposed NBN facility were:

viewshed or seen area analysis (Section 5.3)

photo montages (Section 5.4).

5.1 VISUAL IMPACT CRITERIA

To determine the level of visual impact of the proposed NBN facility on the landscape, visual impact criteria

are assessed at a selection of view locations within the study area. These criteria were developed as a

conceptual framework for analysing landscapes (FPA 1990), they include:

dominant elements: visibility, line, form, colour and texture

variable elements: travel speed of the observer, light and atmospheric conditions.

Ecoscape has adapted these criteria into an assessment table (Table 2) to categorise visual impacts into

three levels. These categories relate to how much the proposed change contrasts with the surrounding

landscape, they can therefore be described as Visual Absorbance Capacity (VAC) ratings:

Not evident: Development is hidden, screened or not visible, from specified viewing locations.

Blending: Development is evident, but is not a dominant feature and blends with the existing

landscape.

Prominent: Development is a dominant feature in the landscape, drawing attention to itself.

The VAC criteria is also assessed in context of the public sensitivity level and the Visual Management

Objective (VMO) identified for the landscape to identify an overall ‘impact level’ rating which can also be

described as the significance of visual impact (Table 1 in Section 2.1.4 - methods).

The overall impact levels are:

Level 1: Visual impact is likely to be at variance with the VMO.

Level 2: Visual impact may be at variance with the VMO.

Level 3: Visual impact is unlikely to be at variance with the VMO.

None: There is no visual impact.

5.2 VISUAL MANAGEMENT OBJECTIVES

The aim of Visual Management Objectives (VMOs) is to provide criteria that enables the assessment of

visual impacts. VMOs can be identified from the Visual Landscape Evaluation (VLE) where outstanding

values would require the highest level of management such as the VMO of protection and maintenance.

The VMOs adopted by DPI (2007) to manage landscape character are:

best practice siting and design; which should be the baseline objective for the whole study area

protection and maintenance

restoration of degraded character or enhancement of opportunities.

It is recommended that the most appropriate VMO for the study area is best practice siting and design

considering the modified nature of the landscape consisting of various built form and other infrastructure

which is visible throughout most of the study area such as powerlines and the industrial area which is visible

V I S U A L I M P A C T A S S E S S M E N T

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from Hotham Heights. This VMO includes applying sensitive design guidelines to ensure that the landscape

values are retained.

5.3 VIEWSHED (SEEN AREA) ANALYSIS

The objective of the viewshed analysis was to determine the potential visible area from areas accessible to

the public. Seen area or viewshed analysis is a tool performed using a Geographic Information System

computer program, in this case, ArcGIS 10. It is a conceptual desktop method best complemented by a site

visit to confirm the results of the analysis. A seen area analysis calculates the areas that are visible from an

observation point using a set of user defined parameters such as height of observer, height of target and the

extent and angle of the viewing area. The analysis uses a surface elevation derived from a digital terrain

model (TIN). The output is therefore dependent on the quality of the input surface, in this case the TIN was

calculated from 5 m contour intervals. Vegetation screening and built form are not considered in the seen

area calculation.

A viewshed was done from the 40m monopole of the proposed NBN facility to identify the ‘visual catchment’

of the facility (Map 4). The viewshed output shows that most of the low lying land in the study area will have

a potential view towards the monopole. Other factors not considered in the analysis such as buildings and

vegetation will influence how much of the NBN infrastructure can be seen. From most locations within the

study area, vegetation and buildings provide visual screening towards the proposed NBN facility.


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5.4 PHOTO MONTAGE ANALYSIS

Photo montages were prepared within Sensitivity Level 1 areas that had the potential to see the NBN facility,

these locations were within 500m of the proposed NBN facility (Appendix 4). Three photo montage

locations were selected to show an indicative view of the NBN facility (Map 4):

1. Shepherds Turn, Hotham Heights

2. Greenstone Way, Hotham Heights

3. Adam Street.

Table 2: Visual impact analysis of photo montages 1-3

V A C R A T I N G CRITERIA Not Evident Blending Prominent Dominance Elements

Visibility 2 3 1

Line 1 2 3

Form 1 3 2

Colour 1 2 3

Texture 3 1 2

Variable Elements Motion (of viewer)

Stationary 1 2 3

Pedestrian Speed 1 2 3

Local Traffic Speed 1 2 3

Highway Speed - - - - - - - - -

Light

Morning 1 2 3

Midday 1 2 3

Afternoon 1 2 3

Atmospheric Conditions

Clear Sky 1 2 3

Cloudy 1 2 3

Overcast 1 2 3

TOTAL SCORE (%) AND VAC RATING

Not Evident Blending Prominent OVERALL RATING Montage 1 (Shepherds Turn) 0 86 14 BLENDING Montage 2 (Greenstone Way) 0 86 14 BLENDING Montage 3 (Adam Street) 0 100 0 BLENDING

From montage location 1 at the southern end of Shepherds Turn the visual impact was assessed as

blending (Table 2) for the following reasons:

the vertical line and straight form of the monopole is similar to the vertical line of the trees in the

foreground

the dull colour does not contrast greatly with the surrounding vegetation

none of the variable elements are likely to increase the prominence of the monopole.

There were elements of the monopole that contrasted with the surrounding landscape which were

considered prominent as indicated below, however this did not change the overall blending visual impact as

shown by the total score in Table 2:

the smooth texture of the monopole was considered to contrast with the textured vegetation

the top part of the monopole is visible above the canopy and horizon line of the hill in the

background which results in visibility being slightly more prominent than from other montage

locations.

Photo montage location 2 on Greenstone Way was chosen where there was a vacant lot and therefore the

most open view towards the proposed NBN facility. The views towards the NBN site along other parts of this


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road were obstructed by housing and vegetation. The visual impact from this location was assessed as

blending (Table 2) for reasons similar to those for montage location 1. Although more of the monopole is

visible compared to montage location 1, it does not contrast greatly with the surrounding landscape for the

following reasons:

it does not extent above the horizon line of the hill in the background

the straight line is not too dissimilar from the straight line of the trees in the foreground and the

straight lines of the buildings in the industrial area

the dull colour does not contrast greatly with the dark green vegetation on the hill behind the

monopole

the vertical form and smooth texture was considered a prominent contrast however as many forms

in the industrial area are horizontal or sloping, the hill in the background is also horizontal to rolling

and the smooth texture contrasts with the rough texture of the vegetation in the background.

Photo montage location 3 is on Adam Street and has a closer view of the industrial area than the previous

montages. The visual impact was assessed as blending (Table 2) for all visual criteria due to the greater

number and variety of built forms in this view. The transmission pole in the foreground also dominates the

view compared to the monopole, they also share similar visual characteristics such as straight lines and

vertical form.

5.5 VISUAL IMPACT LEVEL

All photo montages have been assessed as having a Level 3 visual impact as shown in Table 3, meaning

that the proposed NBN facility is unlikely to be at variance with the visual management objective of best practice siting and design. The montage locations were selected for their potential to have the highest

visibility to the NBN site. Therefore other areas outside these locations, are also likely to be a Level 3 visual

impact or no visual impact, which is mainly due to screening from buildings and vegetation.

Table 3: Overall visual impact level of the proposed NBN facility

Montage VAC Rating (montage analysis)

VMO Sensitivity Level

Visual Impact Level

1 BLENDING Best

Practice Siting and

Design

1 L3

2 BLENDING 1 L3

3 BLENDING 1 L3

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6.0 SUMMARY OF VISUAL IM PACTS 6.1 LANDSCAPE CHARACTER

The proposed NBN facility is located within the Industrial LCU which is adjacent to the Rural LCU and

Residential LCU. As the residential LCU is a sensitivity level 1 area, photo montages were prepared within

Hotham Heights which has existing views over the industrial area. The visual impact of the monopole from

all locations was assessed as blending as it shares many similar visual characteristics to the surrounding

landscape, also the ancillary infrastructure at ground level will be screened by vegetation from these

locations, therefore the visual impact of the monopole does not alter the existing landscape character. The

Rural, River, Townsite and Community LCUs will not be impacted by the proposed NBN facility.

6.2 LANDSCAPE VALUES

The proposed NBN facility is unlikely to impact on landscape values of the study area as identified on Map 4.

The NBN facility is not within view of the Hotham River or Blue Gum Park, however it is visible against the

hill south of the Industrial LCU, however the hill retains is visual prominence.

6.3 VIEW EXPERIENCE

The view experience ranges from open rural views to screened views of built form surrounded by the hills

which are often visible on the horizon line. From most view locations it is unlikely the proposed NBN facility

will alter the existing view as it is located in an area with existing industrial infrastructure, also the hill behind

the facility helps blend the monopole with the surrounding landscape as opposed to the pole extending

above the horizon line. Where it does skyline as observed from montage location 1, the existing trees help

to reduce some of the visual impact (Plates 20-22).

6.4 VISUAL MANAGEMENT OBJECTIVES

All photo montages have been assessed as having a Level 3 Visual Impact (Table 3), subsequently the

proposed NBN facility is unlikely to be at variance with the VMO of best practice siting and design for the

study area. The visual impacts are also likely to be Level 3 or no visual impact outside these locations which

is mainly due to screening from buildings and vegetation.

6.5 VISUAL MANAGEMENT RECOMMENDATIONS

There are no recommendations as a result of the Level 3 impact which is due to the monopole blending with

the surrounding landscape. Also it is unlikely that the base of the NBN facility will be seen from the

residential area because it will be screened by industrial sheds and existing vegetation.

S U M M A R Y O F V I S U A L I M P A C T S

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Plate 20: Montage location 1 – Shepherds Turn

Plate 21: Montage location 2 – Greenstone Way

Plate 22: Montage location 3 – Adam Street

Tall trees partially screen the monopole

Monopole

Monopole blends into the background hill.

Base of the facility is screened by trees and sheds.

Monopole

The monopole blends with the existing industrial area.

Monopole

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REFERENCES Belton – Taylforth, 2007, Shire of Boddington Local Planning Strategy. Prepared for the Shire of

Boddington.

Conservation and Land Management, Department of (CALM) (1994) Reading the Remote: Landscape

Characters of Western Australia. CALM, Perth

Daly International Pty Ltd (2012) Planning Report Proposed Fixed Wireless Facility 37 Farmers Avenue

Boddington WA 6390. Report prepared for NBN Co Limited.

Department of Planning and Infrastructure (DPI) (2007) Visual Landscape Planning in Western Australia: a

manual for evaluation, assessment, siting and design. Western Australian Planning Commission, Perth.

Forestry Practice Authority Tasmania (FPA) (1990) A Manual for Forest Landscape Management. Updated

2006 FPA, Tasmania.

Institute of Environmental Assessment and The Landscape Institute (1995) Guidelines for Landscape and

Visual Impact Assessment (1st edition), E & FN Spon, London.

QPA Publishing (2006) Roads and Tracks Western Australia, Quality Publishing Australia (QPA), Jolimont,

WA.

Western Australian Planning Commission (WAPC) (2004) Guidelines for the Locations, Siting and Design of

Telecommunications Infrastructure, WAPC, Perth.

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APPENDIX ONE: MAPS

!! BODDINGTON

Farmers Avenue

BannisterMarradong

Rd

Greenstone WyHakea

Rd

HothamRiver

AdamRd

Pollard St

447000 448000 449000 450000 451000 45200063

6800

063

6900

063

7000

063

7100

063

7200

0

GDA 1994 MGA Zone 50

NBN VISUAL IMPACT ASSESSMENT37 FARMERS AVENUE BODDINGTON MAP 1

STUDY AREA1:20,000SC ALE : @ A 3

0 0.5 1 km

AU TH OR : S B CH EC KE D: JNPR OJE CT NO : 3135-13DATE : FEB 2014

CLIENT: DALY INTERNATIONAL

!!

!!

!!

BODDINGTON

BUNBURY

PERTH

ALBANY HWY

NBN project site

0 50 km

LegendWatercourseMain roadLocal roadContours Study siteCadastral boundaryVegetation extent (DAFWA 2012)

OVERVIEW MAP

HothamRiver

Wandoo Woodland

Forest: jarrah, marri, wandooon upper slopes

Wandoo Woodland onlower slopes

Wandoo Woodland

Wandoo Woodland

Golf Course

School

Hotham HeightsResidential Estate

Light Industrial

Wandoo Woodland onlower slopes

BoddingtonTownsite

NBN PROJECT SITE

Ripa

rian w

oodla

nd: Flooded gums and Paperbark

Farmers Avenue

BannisterMarradong

Rd

447000 448000 449000 450000 451000 45200063

6800

063

6900

063

7000

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0



LANDSCAPE CHARACTERISTICS1:20,000SC ALE : @ A 3

0 0.5 1 km



IMAGERY: Dwellingup 2006

LegendWatercourseStudy siteCadastral boundary

Elevation (m)342 - 360324 - 342307 - 324289 - 307271 - 289253 - 271236 - 253218 - 236200 - 218

HothamRiver

NBN PROJECT SITEFarmers Avenue Bannister Marradong Rd

Greenstone Way

447000 448000 449000 450000 451000 45200063

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LANDSCAPE CHARACTER UNITS1:20,000SC ALE : @ A 3

0 0.5 1 km




LegendWatercourse5 m contoursStudy siteCadastral boundary

Landscape Character UnitsBoddinton TownsiteCommunity FacilitiesIndustrialResidentialRuralRiver

!1

!2 !3!4

!5

!6

!21

!11!01

!9

!7

!8

!31

!!1!!2 !!3Hotham

River

Hill

Farmers Avenue

Bannister Marradong Road

Rd

Hill

Hill

Hill

Shep

herds

Turn

Greenstone WayAd

am S

t

Pollard Street

NBN PROJECT SITE

448000 449000 450000 451000 45200063

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063

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0



VISUAL LANDSCAPE ANALYSIS1:15,000SC ALE : @ A 3

0 250 500 m




Legend!!1 Photo montage locations

Photo locations (refers to Plates in the report)!1 Plate 4,18!2 Plate 15!3 Plates 13, 14, 23 (montage location 2)!4 Plate 16!5 Plate 12!6 Plates 11, 17!7 Plate 6!8 Plate 19!9 Plate 7!01 Plate 9!11 Plate 5!21 Plate 8!31 Plate 10

5 m contoursStudy siteCadastral boundaryPotenitial seen area from the NBN 40 m monopole

Landscape ValuesHillsHotham RiverBlue Gum Park

Landscape Character UnitsBoddinton Townsite (Sensitivity Level 1)Community (Sensitivity Level 1)Residential (Sensitivity Level 1)Industrial (Sensitivity Level 3)Rural (Sensitivity Level 3)River

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APPENDIX TWO: PREFERENCE INDICATORS The table below lists the preference indicators for natural and rural landscapes (DPI, 2007).

Most preferred natural characteristics high degrees of perceived naturalness

high degree of topographic variety or vertical relief (dramatic relief, ruggedness, rock outcropping, outstanding ridgelines and beach forms)

vegetative diversity (distinctive patterns, species composition, height, colour and texture)

diversity of vegetation age and density (structural complexity)

unusually expansive landforms or vast horizontal scale (desert landscapes, beach and dune fields, rolling hills)

presence of water bodies (waterfalls, rivers, estuaries, oceans, lakes, inundated areas)

distinctive displays of colour: soils, vegetation (often seasonal), topography, rock formations or water bodies

distinctive landscape features (waterfalls, unique plants, reefs, geological formations such as Ranges, cliff faces and granite outcrops)

outstanding combinations of landform, vegetation patterns and water features in one area

seascapes (combinations of ocean, reefs, beach, dune formation, coastal rocks, coastal vegetation)

areas or sites frequently prone to ephemeral features (fauna, water or wave conditions, beach erosion scarps, climatic conditions).

Least preferred natural characteristics disturbed areas with little evidence of naturalness

areas of diseased, dead or dying vegetation

areas with severe weed infestations in a natural landscape

areas of soil erosion (especially where human-induced)

water bodies with degraded banks, weed infestations, stagnation, eutrophication, algae or litter

evidence of mining (gravel pits, sand mines, limestone).

Most preferred rural characteristics unusual diversity in agricultural landscapes (colour and contrast or species diversity of cropping)

agricultural patterns, colours and textures that complement natural features

gradual transition zones between agricultural land and natural landscape

topographic variety and ruggedness

presence of water bodies (dams, lakes, inundated areas) that borrow location, shape, scale and edge configuration from natural elements

areas or sites frequently prone to ephemeral features (presence of fauna, distinctive crop rotations, water conditions and climatic conditions)

significant landscape features (trees and tree stands, historic relics, some windmills and areas of unusual topographic variation)

settlement patterns and individual structures that strengthen the local rural character (silos, windmills, water tanks, historic buildings, bridges, hay bales and dams)

historic features and land use patterns that strengthen the local rural character (historic farm machinery, old shearing sheds, windmills and historic buildings)

distinctive remnant vegetation located along streamsides, roadsides and in paddocks (parkland cleared paddocks).

Least preferred rural characteristics areas of soil salinity/salt scalds or dead, dying or diseased vegetation

areas of extensive weed infestation

eroded areas

tips, dumps and landfill areas

recently harvested areas (stumps, debris, abandoned off-cuts)

land use areas that contrast significantly from natural landscape characteristics (can include plantations, mines, rural settlement and/or housing, utility towers, roads and fencing)

abandoned structures in a state of disrepair or destruction

unmanaged roads and access tracks

farm structures and buildings in a state of disrepair

jetties and other marine structures that are either closed or not maintained

eutrophied dams, lakes and water bodies.

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APPENDIX THREE: SIGNIFICANCE LEVELS The table below categorises travel routes and sites into Significance Levels (DPI, 2007)

Level 1: national / state significance State highways and other main roads (sealed or unsealed) with high levels of vehicle usage

designated tourist routes, scenic drives

recreation, conservation, cultural or scenic sites, areas, viewpoints and lookouts of state or national significance, including their access routes

walking, cycle or bridle tracks of national or state significance

towns, settlements or residential areas

passenger rail lines

navigable waterways of national or state recreation importance

ocean sites of national or state recreation importance e.g. surf breaks

views of national or state importance.

Level 2: regional significance main roads with moderate levels of vehicle usage (sealed or unsealed)

recreation, conservation, cultural or scenic sites, areas, viewpoint, and lookouts of regional or high local significance (including their access routes)

navigable waterways of regional recreation significance

walk, cycle or bridle paths of regional significance

views of regional importance.

Level 3: local significance all remaining roads with low levels of vehicle usage

locally significant roads or tracks

recreation and other use areas of local significance

navigable waterways of local recreational significance

walk, cycle or bridle paths of local significance

views of local importance.

Explanatory note - significance increases with the:

importance of views, including type, features and rarity

volume of use of roads, trails and navigable waterways

degree of sensitivity of viewers; those who are more likely to be more sensitive include wilderness users, other recreational users, tourists, people who choose to live in an area because of its landscape character and views (e.g. assessed by noting how vocal observers are about specific travel routes or use areas, indicated in letters, protests etc.)

degree to which experiencing the landscape is integral to enjoyment of a travel route or site Is it the focus of the use, as in recreational use, or just incidental, as is more likely with people using a route to work?

length of duration of a view; range could include glimpses from a high speed road, longer duration views obtained from roads used for sightseeing or from recreation sites and lookouts and very long and frequent views from the main living areas of homes.

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APPENDIX FOUR: PHOTO MONTAGES

SH

EP

HE

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S T

UR

N

GREENSTONE WAY

FARMERS AVE

AD

AM

ST

V IEW 1: SHEPHERDS TURNNBN VISUAL IMPACT ASSESSMENT37 FARMERS AVENUE BODDINGTON MONTAGE 1- ASCALE N/A


AUTHOR: IU QA: SB PROJECT NO: 3135-13

9 Stirling Hwy.North Fremantle WA 6159

ph: (08) 9430 8955web: www.ecoscape.com.au

EXISTING VIEW FROM SHEPHERDS TURN

PROPOSED 40M MONOPOLE VIEW FROM SHEPHERDS TURN

VIEW LOCATION

SH

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HE

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S T

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N

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FARMERS AVE

AD

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VIEW 2: GREENSTONE WAYNBN VISUAL IMPACT ASSESSMENT37 FARMERS AVENUE BODDINGTON MONTAGE 2- ASCALE N/A





EXISTING VIEW FROM GREENSTONE WAY

PROPOSED 40M MONOPOLE VIEW FROM GREENSTONE WAY

VIEW LOCATION

SH

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HE

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N

GREENSTONE WAY

FARMERS AVE

AD

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VIEW 3: ADAM STREETNBN VISUAL IMPACT ASSESSMENT37 FARMERS AVENUE BODDINGTON MONTAGE 3- ASCALE N/A





EXISTING VIEW FROM ADAM STREET

PROPOSED 40M MONOPOLE VIEW FROM ADAM STREET

VIEW LOCATION

Documents

NBN VISUAL IMPACT ASSESSMENT 37 FARMERS AVENUE … … · To assess the visual impact of the proposed NBN facility three photo montages were prepared within the Hotham Heights residential