PROPOSED RESIDENTIAL DEVELOPMENT LAND …apps.nuneatonandbedworth.gov.uk/BT_NBBC_Planning... · BULKINGTON, WARWICKSHIRE Landscape Visual Assessment FEBRUARY 2013 5105.LVA.003 . COPYRIGHT

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

1

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


2

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).


3

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.


4

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


5

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


6

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).


7

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


Low Adverse Where the scheme overall would cause a minor


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


8

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.


9

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


10

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.


11

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


12

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.


13

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.


14

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.


15

APPENDICIES


16

SITE & SETTING


17

LANDSCAPE MASTERPLAN


18

PHOTOGRAPHIC RECORD