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LAND AT NIELSON ROAD, WELLINGBOROUGH,
NORTHAMPTONSHIRE
Planning Application for Proposed Silo
Development
Landscape and Visual Appraisal
May 2018
Land at Nielson Road, Wellingborough, N’shire Planning Application for Proposed Silo Development Landscape and Visual Appraisal (LVA)
DB/Issue version
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Notice
This report was produced by DB Landscape Consultancy Ltd. (DBLC) for Veka (referred to as the ‘applicant’
hereafter) for the specific purpose of accompanying a planning application for the construction of silos
and related infrastructure at an existing site on Nielson Road, Wellingborough Industrial Estate,
Wellingborough.
This report may not be used by any person other than the applicant without express permission. In any
event, DBLC accepts no liability for any costs, liabilities or losses arising as a result of the use of or reliance
upon the contents of this report by any person other than the applicant.
Document Control
Version Date Author / Checked by Change Description
Issue version 10/05/18 DB/CS Document checked & issued
Contact Details:
David Brittain DB Landscape Consultancy Ltd. tel: 01344 624 709 mob: 07736 083 383 email: david@dblc.co.uk web: www.dblc.co.uk
Land at Nielson Road, Wellingborough, N’shire Planning Application for Proposed Silo Development Landscape and Visual Appraisal (LVA)
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Contents
1 INTRODUCTION AND METHODOLOGY ..................................................................................................... 4
Introduction .......................................................................................................................................... 4
Methodology ......................................................................................................................................... 4
2 LANDSCAPE AND VISUAL BASELINE ......................................................................................................... 6
Introduction .......................................................................................................................................... 6
Description of the Site and Immediate Surrounds ................................................................................. 6
Description of the Wider Surrounding Area ........................................................................................... 7
Existing Landscape Character Assessments ........................................................................................... 9
VISUAL BASELINE ................................................................................................................................. 13
3 PLANNING CONTEXT .............................................................................................................................. 15
Landscape Designations and Policies ................................................................................................... 15
National Level Landscape Policies and Guidance ................................................................................. 16
County & Borough Level Landscape Policies and Guidance ................................................................. 17
4 DESCRIPTION OF PROPOSED DEVELOPMENT AND MITIGATION ............................................................ 19
Summary of Proposed Development ................................................................................................... 19
5 SUMMARY OF KEY LANDSCAPE AND VISUAL EFFECTS ........................................................................... 21
Introduction ........................................................................................................................................ 21
6 ACCORDANCE WITH PLANNING POLICY AND GUIDELINES ..................................................................... 27
APPENDICES
Appendix A Drawings………………………………………………………………………………………………………..……………28
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1 INTRODUCTION AND METHODOLOGY
Introduction
1.1. DB Landscape Consultancy Ltd. (DBLC) was appointed by the applicant to undertake a Landscape
and Visual Appraisal (LVA) report relating to proposals (hereafter referred to as the Proposed
Development) to construct the new silos and related infrastructure.
1.2 The land within which the silo construction works would be located is referred to as the ‘Site’.
The application boundary of the Site extends over an area of approximately 2.6 hectares (ha) as
indicated on Figure 1: Site Context, Landscape Character and Viewpoint Locations. The
approximate six figure grid reference for the centre of the Site is E: 490017, N: 270074.
Methodology
1.3 The LVA considers the landscape character of the Site and wider surrounds together with the
location of the Site in terms of existing visibility from surrounding visual receptors including
residential properties, Public Rights of Way (PRoW), recreational facilities and roads.
1.4 The structure of this LVA report has been split into the following sections:
Introduction and Methodology
Landscape and Visual Baseline, including existing Landscape Character Assessments
(Section 2);
Planning Context: Landscape Policies and Designations (Section 3);
Description of Proposed Development and Mitigation (Section 4);
Summary of Key Landscape and Visual Effects (Section 5)
Accordance of the Proposed Development with Planning Policies (Section 6); and
Appendix A: Drawings (Figures 1 to 6).
1.5 The Guidelines for Landscape and Visual Impact Assessment (GLVIA, third edition) published in
April 2013 by the Landscape Institute and Institute of Environmental Management and
Assessment has been utilised while undertaking this LVA.
1.6 In undertaking ‘appraisals’ of developments, (as opposed to full ‘assessment’), the GLVIA third
edition does not require consideration of the Significance of Effects to be stated. However, it is
considered appropriate to include a general Significance of Effects rating in this LVA report which
relates to Key Effects that have been identified. The Significance of Effects is assessed in relation
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to the existing baseline (landscape and visual amenity), but does not go into depth with regard
to the nature of the landscape or visual receptor (Sensitivity to the Existing Development) or the
nature of the effects (Magnitude of Effects). However, these variables are taken into account
when arriving at the Significance of Effects ratings given in the report and may be referred to in
the text if considered beneficial.
1.7 For the purposes of this LVA, the definitions in Table 1 below are used for the description of the
Significance of Effects relating to the landscape and visual baseline. Effects deemed to be of
Major Significance are likely to be ‘Significant’ and a material consideration in the planning
application or as part of a proposed development.
Table 1: Landscape and Visual Significance of Effects Definitions
Significance of Effects Landscape Effects Visual Effects Major Beneficial Alterations that result in a
considerable and distinct improvement of the existing landscape character and features
Alteration to the composition of the view which is considered to result in a considerable improvement in the existing view
Moderate Beneficial Alterations that result in an evident improvement of the existing landscape character and features
Alteration to the composition of the view which is considered to result in an evident improvement in the existing view
Minor Beneficial Alterations that result in a slight improvement of the existing landscape character and features
Alteration to the composition of the view which is considered to result in a slight improvement in the existing view
Negligible Beneficial Alterations that result in a very slight improvement to the existing landscape character and features
Alteration to the composition of the view which is considered to result in a very slight improvement in the existing view
Neutral No alteration to the existing landscape baseline
No alteration to the existing view
Negligible Adverse Alterations that result in a very slight deterioration to the existing landscape character and features
Alteration to the composition of the view which is considered to result in a very slight deterioration in the existing view
Minor Adverse Alterations that result in a slight deterioration of the existing landscape character and features
Alteration to the composition of the view which is considered to result in a slight deterioration in the existing view
Moderate Adverse Alterations that result in an evident deterioration of the existing landscape character and features
Alteration to the composition of the view which is considered to result in an evident deterioration in the existing view
Major Adverse Alterations that result in a considerable and distinct deterioration of the existing landscape character and features
Alteration to the composition of the view which is considered to result in a considerable deterioration in the existing view
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2 LANDSCAPE AND VISUAL BASELINE
Introduction
2.1 The landscape and visual baseline represents a study of the existing landscape receptors (i.e.
landscape features and landscape character) relevant to the Site and surrounding areas and also
visual amenity, against which effects likely to be caused by the Proposed Development can be
assessed.
LANDSCAPE BASELINE
2.2 Figure 1 illustrates the location of some of the features within the landscape setting that are
described below, and generally follow the standard OS map nomenclature. The combination of
some or all of these landscape features contributes to the character and appearance of the Site
and surrounds. Where necessary, additional landscape features such as woodland blocks or
hedgerows have been added to the plan to provide further contextual information.
Description of the Site and Immediate Surrounds
2.3 The application boundary of the Site is illustrated on Figure 1 by the solid red line which covers
an area of approximately 2.6ha. The Site is located adjacent to Patterson Road on the eastern
side of Wellingborough Industrial Estate, which is situated at the north eastern corner of the
town of Wellingborough, in close proximity to the railway heading north to Kettering. The
existing Site infrastructure comprises a number of large commercial buildings, associated
offices, car parking and circulation areas.
2.4 The western boundary of the Site is formed by a high wall extending along Patterson Road
beyond which are more commercial facilities forming part of the industrial estate. To the east,
Nielson Road separates the Site from a waste recycling operation beyond which runs the railway
line and then the River Ise, flanked by open agricultural fields within the river floodplain, further
to the east. To the north, a patch of scrubby woodland gives way to more open fields set
between the railway line and the river while more commercial infrastructure associated with
the industrial estate extends to the south of the Site, including the tallest structures within the
estate situated between Links Road and Bevan Close. These structures consist of approximately
eleven silos and two associated buildings clad entirely in grey coloured sheet panels. The
approximate height of the tallest building is 20m (estimated).
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2.5 The Site is set within an established industrial estate at the north eastern corner of
Wellingborough, which is very clearly separated from the rest of the town by Rixon Road and
Stewarts Road, both of which extend from southeast to northwest along the south western
boundary of the estate, separating it from the residential area of Burrows Bush, beyond which
is the main part of the town, further to the southwest.
Description of the Wider Surrounding Area
Topography, Land Use and Vegetation Cover
2.6 The Site is located within the Ise Valley which extends from north to south along the eastern
edge of Wellingborough, at an elevation of approximately 50m Above Ordnance Datum (AOD).
The floodplain extends approximately 60m to the east, across the river, before the landform
starts to gently rise up to an elevation of between 70m – 80m AOD in the vicinity of the village
of Finedon some 2.5kilometres (km) to the northeast of the Site. The valley slopes extend
southwards towards the River Nene at the south-eastern corner of Wellingborough, providing
extensive views across the eastern side of the town from some locations on the elevated hillside.
2.7 To the west of the Site, landform variation within the town is not as linearly defined although
the topography still rises upwards to a height of approximately 80 – 90m AOD, allowing some
medium - long views to the east and northeast, generally along the route of roads as they extend
up the sloping land.
2.8 Land surrounding the Site to the north, east and southeast is largely rural and agricultural in
nature, with a varied pattern of small – large fields separated by often patchy hedgerows, post
and wire fences or defined by drainage ditches. Wellingborough Golf Course is located
approximately 1.75km to the northwest of the Site and a mineral extraction operation is located
approximately 2km to the east.
2.9 Vegetation cover is sparse across the surrounding landscape with few hedgerow trees and an
absence of woodland blocks. However, the River Ise is flanked by trees along its path and there
are isolated small patches of woodland and strips of vegetation associated with gardens,
roadsides and the edge of residential areas of Wellingborough to the west and southwest and
within the wider agricultural landscape to the north, east and southeast.
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Settlement and Infrastructure (including Listed Buildings)
2.10 The closest residential properties to the Site are located on Nest Lane, Teal Lane and Gannet
Laner to the southwest, approximately 620m away from the Site boundary, with all built
development between these properties commercial or industrial in nature, related to the
Industrial Park. More residential areas lie to the west, further away from the Site, with estate
related development in between. Refer to Viewpoint 7 for further consideration of views from
this location.
2.11 There are a small number of properties located on Wellingborough Road, approximately 1.1km
to the east of the Site, although a representative photograph looking towards the Site was not
able to be taken from this location due to roadside vegetation and the private nature of the
properties. However, the properties are surrounded by mature hedgerow and trees to the east
and south which would mean that ground floor views are very restricted and first floor views
are likely to be partially filtered. It is anticipated that any glimpsed views available would feature
a wide panorama of parts of the commercial and industrial buildings, seen through intervening
riverside vegetation.
2.12 The closest other residential properties not considered part of the main Wellingborough
residential area are located on the gently rising valley sides to the northwest, northeast and east
of the Site, consisting mainly of individual farms and properties. Views representative of these
receptors have been included as representative viewpoints.
2.13 In terms of the wider settlement pattern, the village of Finedon is located approximately 2.3km
to the northeast on higher land while the village of Irthlingborough lies approximately 4.3km to
the east. Higham Ferrers is a town of comparable size to Wellingborough and is located
approximately 4km to the east, separated from Irthingborough by the River Nene and its
floodplain.
Public Rights of Way (PRoW)
2.14 Refer to Figure 1 for the location and routes of Public Rights of Way (PRoW) surrounding the
Site. In general, there are a lack of PRoW within the surrounding urban area and wider
agricultural landscape.
2.15 The closest PRoW is a Bridleway located at the north western corner of the Site which heads
north-westwards and crosses the railway line via an old brick built bridge before turning
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northwards, where it heads across agricultural land between the railway and the River Ise. (Refer
to Viewpoint 8, Figure 5 for further information.)
2.16 There are very few PRoW on the sloping valley sides to the east, northeast and southeast of the
Site, although a Footpath in close proximity to South Hill Farm (approximately 1.75km to the
southeast) does have glimpsed, elevated views of the industrial estate in the distance. (Refer to
Viewpoint 6, Figure 4 for further information.)
2.17 There are no PRoW within the built up areas to the Southwest although a Footpath heads in a
north-westerly direction across agricultural land from a point part way up Wellingborough Road
as it heads northwards out of the town, towards Great Harrowden. There are no views of the
Site from this path due to intervening hedgerow vegetation and built development.
2.18 There are no other PRoW of relevance to the Proposed Development within the surrounding
area (within a radius of approximately 2km) or any that have intervisibility with the Site.
Existing Landscape Character Assessments
Introduction
2.19 The combined elements of a landscape set one area apart from those adjacent to it and make
its character distinctive to the people who both live in or visit the area. Recognition of this
character variation requires an understanding of these influences that give different areas a
unique 'sense of place'. This section reviews existing landscape character assessments that
relate to the Site and the surrounding land.
2.20 Landscape Character Assessment is a process of characterising a landscape and of informing
decision makers when considering effects on landscape character. “Its role is to help ensure that
change and development does not undermine whatever is characteristic or valued about any
particular landscape, and that ways of improving the character of a place can be considered.”
(Ref 1)
2.21 Figure 1 illustrates the locations of the Site and the surrounding context together with relevant
landscape character areas, designated landscapes, historical/cultural features and viewpoint
locations. See below for further explanation.
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National Level Landscape Character Assessment
2.22 At the national level landscape character assessment has been defined by Natural England’s own
assessment work which has divided areas of England into areas with similar landscape character
called National Character Areas (NCA’s), published by Natural England. The Site lies within NCA
89: Northamptonshire Vales. The NCA does not describe the Site and its setting in detail,
however it provides the regional landscape context.
2.23 Relevant key characteristics of NCA 89: Northamptonshire Vales:
“An open landscape of gently undulating clay ridges and valleys with occasional steep
scarp slopes. There is an overall visual uniformity to the landscape and settlement
pattern.
Diverse levels of tranquillity, from busy urban areas to some deeply rural parts.
Mixed agricultural regime of arable and pasture, with arable land tending to be on the
broader, flat river terraces and smaller pastures on the slopes of many minor valleys and
on more undulating ground.
Relatively little woodland cover but with a timbered character derived largely from
spinneys and copses on the ridges and more undulating land, and from waterside and
hedgerow trees and hedgerows, though the density, height and pattern of hedgerows
are varied throughout.
Frequent large settlements that dominate the open character of the landscape, such as
Northampton and Wellingborough, and associated infrastructure, including major roads,
often visually dominant.
Frequent small towns and large villages often characterised by red brick buildings and
attractive stone buildings in older village centres and eastern towns and villages.
Frequent imposing spired churches are also characteristic, together with fine examples of
individual historic buildings.”
2.24 In the Analysis section, under Landscape Attribute, the following is stated:
“Open landscape with many urban areas and large visually dominant settlements.”
2.25 In relation to this, Justification is provided as follows:
“This is a landscape dominated by the urban areas of Northampton and Wellingborough,
and their associated urban fringe development.”
County and Borough Level Landscape Character Assessments
Current Landscape Character Assessment (CLCA, Northamptonshire County Council, 2003)
2.26 This report “provides a detailed review of Northamptonshire’s current landscape character at
2003).” The introduction goes onto state that “Beyond the main urban centres of Northampton,
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Corby, Wellingborough, Kettering and Daventry a rural landscape or scenic beauty and local
distinctiveness extends across the county.”
2.27 According to Figure 7: Landscape Character Types which accompanies the CLCA, the Site is
located on the north eastern edge of the Wellingborough ‘Urban’ character area (as reproduced
on Figure 1, Appendix A). There are no further descriptions or explanation as to the character of
Urban areas although the Site does lie close to the edge of Landscape Character Type (LCT) 17:
River Valley Floodplain. Despite not being located within this LCT, the following Key
Characteristic is relevant to the influence of the adjacent Urban areas on the floodplain
landscape:
“Significant urban influences on floodplain landscapes from surrounding large scale
settlements and associated infrastructure elements”
2.28 In addition, the following statements in relation to LCT17 are relevant in the context of the site
location:
“Communications and infrastructure:
Urban areas, although located beyond the boundary of the River Valley Floodplains are
visible on occasions, and have an impact on this rural landscape. High voltage pylons also
pass over the landscape in some areas providing prominent vertical elements in this
relatively open landscape.
Aesthetic and Perceptual Qualities:
Urban influences from surrounding settlements and associated infrastructure have an
impact on the character and perception of various sections of the landscape type.
Local Distinctiveness, Landscape Condition and Landscape Change:
The condition and visual appeal of the landscape varies and is very much dependent on the
influence that urban features have on the landscape and views to them. In the rural areas
located away from the influence of large settlements, notably…W’borough, the scenic
quality of the landscape improves in areas. However, the decline of hedgerows and overall
gappy appearance creates a sense of fragmentation to the landscape, despite some areas
retaining more traditional floodplain characteristics such as pollarded willows trees.
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General:
Where the river flows through or close to urban areas such as…..the Ise in W’borough the
influence of adjacent development and infrastructure has a significant effect on the local
character of the floodplain.”
2.29 The LCT is divided into four separate character areas, with the Site located in close proximity to
the western edge of Landscape Character Area 17d: River Ise Floodplain. As with the LCT, the
following explanatory text is relevant to the position of the Site:
“Despite being heavily influenced by the close proximity of large urban areas and associated
infrastructure, the character area does retain some sections that have rural character where
the river is surrounded by vegetation. A varied character predominates throughout the
floodplain landscape.
Woodland cover, although limited, is more abundant in this character area than any other
areas of River Valley Floodplain. It is mainly confined to linear woodlands closely associated
with the River Ise and its tributaries, along the dismantled railway northeast of w’borough…
Settlement in the character area is extremely limited, confined to isolated farms and
dwellings and an area of industrial units along Furnace Lane. Despite limited settlement
within the floodplain, significant urban areas are visible adjacent to the character area.
Other urban influences include…the mail railway line connecting w’borough and kettering
which follows the western edge of the character area. It is a busy line with relatively frequent
trains.”
2.30 In the Landscape Guidelines section, the following is of relevance:
Key Landscape Character Feature: Significant urban influences on floodplain landscapes
from surrounding large scale settlements and associated infrastructure elements
introducing a busier and developed character and detracting from the otherwise rural and
more remote character of the floodplain.
Landscape Guideline: Seek to limit the effects of infrastructure and urban influences on the
wider rural landscape through sensitive siting of any necessary developments and through
creative mitigation that is in keeping with local landscape character.
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Site Level Landscape Character Assessment
2.31 As mentioned above the Site itself does not lie within any of the character areas defined in the
county level CLCA, but instead is on the north eastern edge of an ‘Urban’ area. The Site is indeed
urban in character as it is an established commercial premises containing built development,
areas of hardstanding, other related infrastructure and limited natural landscape features (there
is a small area of scrubby woodland and grass in the north eastern corner of the Site.) The Site
is surrounded on three sides by roads and other commercial activity of a similar built nature
typical of industrial estates of this type.
2.32 The Site is therefore not characteristic of nearby landscape character area 17d: River Ise
Floodplain, even though the boundary of this character area lies only approximately 65m to the
east, along the line of the railway. It is entirely typical of the industrial context in which it is set.
VISUAL BASELINE
Extent of Visibility
2.33 The visibility of the existing Site is primarily influenced by intervening built development
surrounding it within the industrial estate and also the surrounding valley sides which offer
elevated views towards the Site from a number of locations in the surrounding area. These
longer distance views are, in places, curtailed by intervening vegetation although due to the
relative lack of vertical elements such as woodlands and tree belts in the landscape, many views
from higher areas to the north, east and southeast are largely open and uninterrupted.
Consequently, the panoramic vista available from these locations is extensive, encompassing a
large swathe of the eastern side of Wellingborough.
Key Visual Receptor Groups
2.34 The definition of a visual envelope and fields of view provided by the zone of visibility appraisal
defined by fieldwork allows receptors and representative viewpoints to be identified and
adopted as the basis for the visual impact analysis. The range of receptors assessed here includes
but is not be limited to residents, road users, pedestrians/those visiting the area for amenity
purposes and those working outdoors. However, the extent of the effect upon certain groups
will vary according to their level of perception of the type of development proposed.
2.35 For ease of presentation this LVA identifies three key categories of visual receptors: residents,
road users and amenity (Public Rights of Way users and visitors to the area):
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Residents: It is generally held and embodied in recognised standard visual impact
assessment methodology that residents will have a high level of sensitivity to changes in
their landscape and visual environment. The most important views are likely to be those
available from their own homes as they will be consistently present.
Road Users: This category of visual receptor overlaps to a degree with the other two
general categories in that it embraces residents and workers and those who come to visit
the area or pass through it.
Amenity: This visual receptor group embraces a broad category with often different
objectives. It includes those who are primarily concerned with the enjoyment of the
outdoor environment for recreational pursuits and includes recreational walkers, cyclists
and horse riders. It also includes those who work within the local outdoor environment.
Representative Viewpoints
2.36 As a result of the Site visit carried out during March 2018, ten viewpoints were selected from
locations with views of the Site, for a number of visual receptors including residents, PRoW users
and road users. Figure 1 indicates the location of the viewpoints and Figures 2 to 6 illustrate
panoramic photographs of the view from each viewpoint (two per A3 sheet). Visibility of the
existing Site was assessed during winter when screen planting and woodland areas are most
visually permeable.
2.37 Refer to each panoramic photograph for labels indicating key information and features together
with text beneath the photograph which explains the existing view and comments on the likely
change(s) to the view should the Proposed Development go ahead. Section 5 below then uses
the visual study to assess the effects, if any, the Proposed Development is likely to have on visual
receptors at two identified stages of the Proposed Development.
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3 PLANNING CONTEXT
Landscape Designations and Policies
National Level Landscape Designations
3.1 The Site is not located within a National Park or Area of Outstanding Natural Beauty (AONB).
County/Borough Level Landscape Designations
3.2 The Site does not lie within any areas designated at a County/Borough level for their landscape
quality or scenic value.
National Level Historical and Cultural Related Designations with Relevance to Landscape
3.3 The nearest Scheduled Monuments are the Tithe Barn within the centre of Wellingborough,
approximately 2.4km to the southwest and at Ditchford Bridge, approximately 3.4km to the
southeast of the Site.
3.4 The nearest Registered Park and Garden is at Great Harrowden Hall (Grade II* Listed)
approximately 1.8km to the northwest. The southern boundary of the Hall grounds and garden
is defined by a c. 3m high brick wall which screens all views towards the Site, so there would be
no intervisibility between the Hall and its garden and the Proposed Development.
3.5 There are a number of Listed Buildings within the surrounding landscape, as shown on Figure 1.
The nearest Listed Buildings are located in the vicinity of Great Harrowden House, approximately
1.5km to the northwest. There are 20 Listed Buildings in this area, the most important of which
are as follows:
Harrowden Hall, Grade I;
Great Harrowden Hall, Grade II*;
Statue approx. 30m south east of Harrowden Hall, Grade II*;
Statue approx. 60m south east of Harrowden Hall, Grade II*;
Gates, gatepiers and railings approximately 90m west of Harrowden Hall, Grade II*; and
Church of All Saints, Grade II*
3.6 There are three further Listed Buildings associated with Carrol Spring Farmhouse approximately
1.7km to the east of the Site. These are all Grade II Listed. There are numerous Listed Buildings
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associated with the village of Finedon, the most important of which are the Grade 1 Listed
Church of St Mary the Virgin and the Grade II* Listed Vicarage and associated buildings.
National Level Landscape Policies and Guidance
National Planning Policy Framework (NPPF, March 2012)
3.7 On a national scale, the NPPF was adopted in March 2012 and replaces a whole raft of former
planning policy documents including most of the Planning Policy Statement (PPS), Planning
Policy Guidance (PPG) and Minerals Planning Guidance (MPG) documents. In relation to
potential landscape and visual effects, relevant policies included within the NPPF are set out in
Table 2 below.
3.8 The core policies state:
“always seek to secure high quality design and a good standard of amenity for all existing
and future occupants of land and buildings.
Take account of the different roles and character of different areas, promoting the
vitality of our main urban areas, protecting the Green Belts around them, recognising
the intrinsic character and beauty of the countryside and supporting thriving rural
communities within it.”
3.9 Policy 56 in Section 7: Requiring Good Design states:
“The Government attaches great importance to the design of the built environment. Good
design is a key aspect of sustainable development, is indivisible from good planning, and
should contribute positively to making places better for people”
3.10 Policy 58 states that “planning policies and decisions should aim to ensure that developments:
“Respond to local character and history and reflect the identity of local surroundings and
materials, while not preventing or discouraging appropriate innovation; and
Are visually attractive as a result of good architecture and appropriate landscaping”
3.11 Policy 64 states that:
“Permission should be refused for development of poor design that fails to take the
opportunities available for improving the character and quality of an area and the way it
functions.”
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3.12 Section 11 is entitled Conserving and Enhancing the Natural Environment. Policy 109 in this
section states that the “planning system should contribute to and enhance the natural and local
environment by:
“Protecting and enhancing valued landscapes, geological conservation interests and
soils”
County & Borough Level Landscape Policies and Guidance
North Northamptonshire Joint Core Strategy 2011 – 2031 (Northamptonshire County Council)
3.13 There are no policies within this document specifically relating to the type of development
proposed although the following is relevant to the Site and its setting:
Policy 3: Landscape Character:
Development should be located and designed in a way that is sensitive to its landscape
setting, retaining and, where possible, enhancing the distinctive qualities of the landscape
character area which it would affect. Development should:
a) Conserve and, where possible, enhance the character and qualities of the local landscape
through appropriate design and management;
b) Make provision for the retention and, where possible, enhancement of features of
landscape importance;
c) Safeguard and, where possible, enhance important views and vistas including sky lines
within the development layout;
d) Protect the landscape setting and contribute to maintaining the individual and distinct
character, and separate identities of settlements by preventing coalescence; and
e) Provide appropriate landscape mitigation and/or suitable off-site enhancements.
The Plan for the Borough of Wellingborough: Publication Version (Borough of Wellingborough,
2017)
3.14 Together with the North Northamptonshire Joint Core Strategy, the Plan for the Borough of
Wellingborough (PBW) forms the ‘Local Plan’ for the Borough. The emerging PWB will replace
the policies in the Town centre Action Plan (2009) and saved policies from The Borough of
Wellingborough Local Plan (either the 1999 version or 2004 version). These were prepared prior
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to the NPPF so they need to be updated and also to respond to changes that have happened
since the original plans were prepared.
3.15 The publication version of the PWB is the one that the Borough of Wellingborough intend to
submit to the Planning Inspectorate for examination, so it is not yet active. However, it is
considered that the PWB should be included within this LVA report as its policies will become
active during the life of the Proposed Development.
3.16 Policy E2 is concerned with Non Employment Uses in Established Industrial Estates and states
the following relevance:
“Proposals which involve non-employment uses……within the established industrial
estates as defined on the Policies Maps will be permitted where they satisfy the following:
They will not have a negative impact on the character of the industrial estate and
its role as an industrial and business location by, in isolation or in combination with
other completed or committed development, prejudicing the maintenance of the
overall balance of B uses within the area”.
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4 DESCRIPTION OF PROPOSED DEVELOPMENT AND MITIGATION
Summary of Proposed Development
4.1 A full description of the Proposed Development, including illustrated plans, are contained in the
Planning Application. In summary, the Proposed Development would be located at the existing
Site operated by the applicant, the extent of which is indicated on Figure 1. The development
would comprise the installation/construction of new infrastructure (as shown on Drawing No.
AP0201 Revision P01, dated March 2018, DT Architects) as follows:
Proposed new area of tarmac – 1,120m2;
Proposed new area of concrete – 921m2;
Proposed new separation building, 10.3m high and an area of 69m2;
Proposed new hammermill building, 8.6m high and an area of 50m2; and
Proposed loading silo, 23m high
4.2 The proposed built development bullet listed above would be in addition to the existing
infrastructure present within the Site, as described above in Section 2.
4.3 The Proposed Development can be divided into two separate and identifiable stages. The first
would be the Construction stage, which would occur over a duration of approximately 3 months
(estimated - to be confirmed in due course). The second would be the completed development
and its operation. In respect of these, the following elements have been examined in detail due
to their potential landscape and visual implications:
Construction Stage (Approximate duration approx. 3 months)
4.4 Works which are likely to result in landscape and/or visual effects include the following:
Vehicle movements into and around the Site delivering and moving construction
materials;
Movement and operation of construction plant including cranes, concrete mixers, HGV’s
etc.; and
Construction works involving increased activity in and around the Site, crane operation,
mobile plant movement and related works.
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Operational Stage (Permanent)
4.5 Once construction works had finished, activity within the Site would reduce to a level
comparable with existing, although the presence of the new infrastructure would be evident.
The most noticeable of these would clearly be the 23m high loading silo which would then be
the tallest structure within the Industrial Estate.
4.6 The structure would be clad in metal panels (colour to be confirmed) and there would be various
steel pipework and handrails on the outside of the building.
Mitigation Measures
4.7 The Proposed Development by its very nature does not include any special mitigation measures
that would be implemented although the loading silo design has been reduced in height from
the original proposal. In addition, the construction works would be undertaken to a high
standard in the shortest time possible.
4.8 In addition, the existing small patch of woodland and vegetation in the north eastern corner of
the Site would not be disturbed as part of the Proposed Development.
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5 SUMMARY OF KEY LANDSCAPE AND VISUAL EFFECTS
Introduction
5.1 This section assesses the significance of key landscape effects of the Proposed Development on
the Site, the surrounding landscape, identified designations, and conservation features. It also
assesses the potential key effects upon visual receptors within the surrounding area. The
Proposed Development is assessed at two stages:
Temporary Construction stage (estimated at 3 months); and
Permanent Operational stage
Potential Key Effects on Landscape Features within the Site
5.2 There would be no landscape features lost or affected as a result of the Proposed Development.
The existing vegetation at the north eastern corner of the Site would be retained in place and
protected as necessary to prevent any disturbance or damage during the construction works.
5.3 Therefore there would be no effects on landscape features.
Potential Key Effects on Landscape Character
5.4 This sub-section assesses the potential key effects on the landscape character of the following:
The Site itself and immediate surrounds; and
County Level Landscape Character Area 17d: River Ise Floodplain;
Sensitivity/Susceptibility to the Proposed Development
5.5 The Site and immediate surrounds are located within an established Industrial Estate with a
waste recycling operation to the immediate north east and a road to the immediate south east
beyond which are commercial buildings, offices and associated car parks. The estate extends
further to the south, west and northwest, with the dominating character across this whole area
identified as commercial and industrial.
5.6 Landscape character area 17d: River Ise Floodplain is located adjacent to the ‘urban’ area in
which the Site is located and is currently affected by the character of the Industrial Estate.
Indeed, one of the key character features of this area states that there are “Significant urban
influences on floodplain landscapes from surrounding large scale settlements and associated
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infrastructure elements introducing a busier and developed character and detracting from the
otherwise rural and more remote character of the floodplain.”
5.7 It is therefore considered that the Sensitivity of the Site/immediate surrounds and of the River
Ise Floodplain landscape character area to the Proposed Development is Low. Both of these
areas are tolerant of development of a similar commercial and industrial nature.
Significance of Effect
5.8 The overall Significance of Effect on the character of the Site and of the River Ise Floodplain
landscape character area during the construction works and also at the operational stage is
assessed as Negligible Adverse. Set within the existing context, the construction works and
subsequent operation of the development would be noticeable (especially the 23m high loading
silo) but would have very little or no effect on the commercial/ industrial character of the
Site/immediate surrounds or the essential character of the adjoining county level landscape
character area.
5.9 There would be negligible or no effect on the character of Great Harrowden Hall Registered Park
and Garden or any Listed Buildings, all of which are in excess of 1.8km from the Site. These
designated areas and features are currently affected to a varying, though generally minor,
degree by the Industrial Estate and the Proposed Development would not change that to any
noticeable extent.
Potential Key Effects on Visual Amenity
5.10 This section assesses the potential visual effects of the Proposed Development upon receptors
including the representative viewpoints both during construction works and at the operational
stage.
5.11 The appraisal has been undertaken within the following context;
The Site is located within an established Industrial Estate on the north eastern side of
Wellingborough;
The Industrial Estate and the built development within it have been a visual component
of the local landscape for many years; and
The tallest existing structure lies approximately 385m to the south of the Site boundary
and extends to a height of approximately 20m. This structure comprises a grey coloured,
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rectangular shaped building located next to a second building which is a little lower in
height, along with a number of associated silos. The structure is visible in a number of
views from locations in the surrounding landscape.
5.12 The surrounding landscape is characterised by rising valley sides to the northwest, north, east
and southeast across which there is a relative lack of vertical features such as woodlands or
hedgerows. This means that elevated views from residential properties, roads and a limited
number of PRoW towards the lower lying Site are available, though many of these are from
distances in excess of 300 – 500m due to the widespread nature of these visual receptors across
the rural, agricultural landscape.
5.13 As a result of initial desk study and subsequent fieldwork, ten representative viewpoints were
selected at locations surrounding the Site, as shown on Figure 1. Intervening elements
(vegetation and occasionally built form) are the principal elements that control visibility of the
Site from the surrounding area. Figures 2 to 6 include panoramic photographs representing the
view towards the Site from each viewpoint, representing visual receptors including residents,
PRoW users, recreational/amenity users and road users.
Temporary Construction Stage (Estimated 3 months)
Sensitivity of Visual Receptors
5.14 The most sensitive visual receptors are residents with permanent views towards the Site.
However, the Site is located within an established and partially visible Industrial Estate, so in
that context, sensitivity of the residential receptors to development of a similar nature (i.e.
commercial/industrial) may be reduced. Nevertheless, Sensitivity for all residents is rated as
High.
5.15 Users of Footpaths, Bridleways and Byways Open to All Traffic are considered amenity users and
their Sensitivity can range from Medium to High depending on the nature of the route itself and
the reason for the user(s) to be utilising the route. In the case of the limited number of PRoW
assessed in this LVA (related to Viewpoints 2, 6 and 8 only), users are considered to have a
Medium Sensitivity to the Proposed Development.
5.16 Road users are considered to generally have a Low Sensitivity though some amenity or
recreational road users such as cyclists may have a higher sensitivity to the landscape they are
passing through.
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Significance of Effects – Residents (construction stage)
5.17 All the residential properties considered as part of the LVA are approximately 600m or further
from the Site although for all of them, there are existing partial views of the
commercial/industrial built development in and around the Site. Whilst the works, including
operation of cranes to lift sections of the new buildings and loading silo into position, would be
noticeable from a number of the residential viewpoints or their access roads, the temporary
nature of the work, the distance between the residential receptors and the works, the wide
panorama available to a number of the more elevated viewpoints plus the context in which the
works would be carried out (i.e. within an active and busy Industrial Estate already partially
visible) all combine to mean that disturbance to views for all residential receptors would be
limited.
5.18 It is therefore considered that during construction works, Significance of Effects for all
residential receptors would range from Negligible to Minor Adverse, depending on the location
of the property and degree of visibility of the works.
Significance of Effects – PRoW Users (construction stage)
5.19 While in relative close proximity to the Site, PRoW users at Viewpoint 8 (and along the rest of
this stretch of path) would see construction works in the context of the existing degraded view
of the railway and waste recycling operation at the edge of the Industrial Estate. Significance of
Effects is therefore rated as Minor Adverse.
5.20 PRoW users on the path represented by Viewpoint 2 are further from the Site and at a similar
elevation but it is likely that construction works would be noticeable above the tree line in
relation to the loading silos, such as crane movements etc. However, parts of the Industrial
Estate are visible including the top of the 20m high building, so the temporary works would
cause limited additional disturbance to the view. Significance of Effects is therefore rated as
Minor Adverse.
5.21 PRoW users on the path represented by Viewpoint 6 are very likely to miss the construction
works altogether due to landform (southern section of path where there are no views), distance
and the restricted views through the hedgerow flanking the path heading east, where there are
few gaps. Significance of Effects is therefore rated as Negligible Adverse.
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Significance of Effects – Road Users (construction stage)
5.22 The Industrial Estate is partially visible from a number of roads in the surrounding area, most
notably from those on the elevated valley sides, as demonstrated by a number of the Viewpoints
(VP’s 1, 3, 4, 5 and 9). However, it is difficult to identify the Site itself among the mass of
commercial and industrial built development and this is compounded by the presence in places
of intervening vegetation. The construction works involving mobile plant movements (especially
cranes installing the loading silo) would be noticeable to a limited extent, but distance,
intervening elements and the context of the view in addition to the transient nature of the road
users would all combine to reduce the visual effects. Significance of Effects for road users would
therefore range from Negligible to Minor Adverse, depending on the nature of the user and their
interest in the surrounding landscape.
Operational Stage (Permanent/long term)
Significance of Effects – Residents (operational stage)
5.23 The most visible structure to be constructed as part of the Proposed Development is the 23m
loading silo due to its height. All other proposed elements would merge into the Site
infrastructure with no discernible change to views for residents, but clearly the loading silo
would be visible to a greater or lesser extent from a number of properties, including those
represented by a number of the selected viewpoints (Viewpoints 3, 4, 5, 6, & 7).
5.24 For comparison purposes, the existing approximately 20m high building located to the south of
the Site has been identified on the viewpoint photographs where possible. Views of this
structure are experienced in the context of other commercial and industrial built development
within the surrounding industrial estate, especially from elevated locations which provide views
looking down onto the estate.
5.25 Viewpoints 9 and 10 are located within the more built up residential areas within
Wellingborough and due to intervening elements (other buildings and vegetation) the existing
20m building is not visible. However, it is likely to be partially visible from other properties to
the west, southwest and south of the Site, if only from first or second floor windows with views
above the surrounding built development.
5.26 It is to be expected therefore that the top part of the proposed loading silo would be visible from
a number of properties in the surrounding area. However, as with the constriction works, the
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structure would be seen in the context of the surrounding Industrial Estate, so the additional
disturbance to the views caused by the structure would be minimal.
5.27 There may be a limited number of properties where the silo would extend above the vegetated
horizon line, making it slightly more apparent. However, if this were the case, it would only
extend a very limited way above the horizon as the existing tall building does not do this, so this
would not be something that would affect views to a significant degree.
5.28 It is therefore considered that during the operational stage Significance of Effects for all
residential receptors would range from Negligible to Minor Adverse, depending on the exact
location of the property and the view available.
Significance of Effects – PRoW Users (operational stage)
5.29 While there would be less movement and activity than during the construction stage, the 23m
high loading silo would be permanent and partially visible from PRoW surrounding the Site.
However, as with the construction works, the structure would be seen in the context of the
surrounding Industrial Estate, elements of which are visible from all routes, to a greater or lesser
degree. Significance of Effects for PRoW users is assessed as ranging between Negligible to
Minor Adverse.
Significance of Effects – Road Users (operational stage)
5.30 The 23m high loading silo would be visible from a number of roads but this would generally be
at some distance away from the Site, which would reduce the degree of visual disturbance, as
well as the visual receptors being transient and moving through the landscape. As with many
other receptors, the 23m loading silo would be seen from an elevated position along with
elements of the surrounding Industrial Estate infrastructure, including the existing 20m high
building. Set within this context, Significance of Effects for road users would therefore range
from Negligible to Minor Adverse, depending on the nature of the user and their interest in the
surrounding landscape.
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6 ACCORDANCE WITH PLANNING POLICY AND GUIDELINES
6.1 Section 3 above summarised relevant national and local planning policies relating to landscape
and visual issues. Table 2 below considers these in respect of the Proposed Development as
follows:
Table 2: Accordance of the Proposed Development with Planning Policy
Policy Document Accordance with Policy
NPPF (March 2012) Core Policies, Policies 56 & 64 (Good Design), 58 (Character)
It is considered that the Proposed Development has been designed to a high
quality in order to meet operational and environmental requirements and
the character of the Site and surroundings has been taken into account
during the planning and design process.
North
Northamptonshire
Joint Core Strategy
2011 – 2031
Policy 3: Landscape Character
The Site is classified by the Current Landscape Character Assessment (NCC,
2003) as being within an ‘Urban’ area and the character of the Site itself is
typical of the Industrial Estate in which is it located. The Proposed
Development would not introduce features that are uncharacteristic of the
existing baseline and therefore, set within that context, the scheme would
be in accordance with this policy.
In terms of the effect of the Proposed Development on county landscape
character area 17d: River Ise Floodplain (located approximately 70m to the
east), the existing industrial estate (and, in part, the built development
within the town itself) adversely influences the character area, as recognised
in the Current Landscape Character Assessment referred to above.
Views from the surrounding area towards the Proposed Development,
especially from higher ground, would include the 23m loading silo although
for the most part this would merge with the surrounding industrial estate
infrastructure and would not cause unacceptable adverse effects on the
landscape setting of the character area. The top of the silo may extend above
the horizon line by a small amount when seen from some locations but this
would not have a significant adverse effect on the character of the River Ise
Floodplain.
The Plan for the
Borough of
Wellingborough
(Publication Version
2017)
Policy E2: Non Employment Uses in Established Industrial Estates
The Proposed Development would not have an unacceptably negative
impact on the character of the industrial estate as the structures proposed
would be typical of others in the immediate surroundings.
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APPENDIX A: DRAWINGS
Figure 1 Site Context, Landscape Character & Viewpoint Locations
Figure 2 Viewpoints 1 & 2
Figure 3 Viewpoints 3 & 4
Figure 4 Viewpoints 5 & 6
Figure 4 Viewpoints 7 & 8
Figure 4 Viewpoints 9 & 10
2
3
4
6
7
9
10
8
5
1
Area 4f Area 17d Area 4g
1
KEYPLANNING APPLICATION
BOUNDARY
PUBLIC RIGHT OF WAY
SITE OF NATURE CONSERVATION
VALUE
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
FIGURE 1
SITE CONTEXT, LANDSCAPE CHARACTER
AND VIEWPOINT LOCATION PLAN
0
NIELSON ROAD, WELLINGBOROUGH
1:12,500 @ A3
1805_014_011_FIGURE 1
MAY 2018
PROPOSED SILO DEVELOPMENT
LISTED BUILDINGS
GREAT HARROWDEN HALL
REGISTERED PARKS AND
GARDENS
LOCAL WILDLIFE SITES
LOCAL NATURE RESERVE
INDUSTRIAL ESTATES
HOUSING/EMPLOY/LEISURE/OPEN
SPACE
NATIONAL LANDSCAPE CHARACTER AREAS
The whole extent is within Area 89: Northamptonshire
Vales
Drawing No.
Site
Project
Drawing Title
Date
Scale
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 01344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
Client
File Ref. Revision
NORTHAMPTONSHIRE COUNTY CHARACTER
ASSESSMENT
LANDSCAPE CHARACTER AREA
BOUNDARY
4f KETTERING & WELLINGBOROUGH
SLOPES
4g IRTHLINGBOROUGH SLOPES
17d RIVER ISE FLOODPLAIN
Area
Home Farm
Site is located in this
approximate position
2
3
4
10
8
1
Harrowden Lane
Site is located in this
approximate position
Silo building (estimated
18m tall) between Bevan
Close and Links Road
Commercial buildings
within the industrial estate
Railway line
Drawing No.
Site
Project
Drawing Title
Date
Scale
Client
File Ref. Revision
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 017344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
1
KEY
PLANNING APPLICATION
BOUNDARY
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
Viewpoint 1: Looking southeast from The Slips in close proximity to Home Farm, approximately 1.1km from the Site. The view from the road is obscured by a roadside hedgerow and where this is absent, the line of tall, mature
trees visible in the photograph which are approximately 270m from the viewpoint. In winter, filtered views through the woody vegetation to the industrial estate beyond are evident, as shown by the photograph. In summer, it is
likely these views would be much reduced. Ground floor views from the house are screened by a fence and hedgerow although first floor views are available and would be similar to the view from the road, just slightly elevated.
Viewpoint 2: Looking south from the start of a Byway Open to All Traffic (BOAT) off Harrowden Lane, approximately 1.1km from the Site. Intervening vegetation screens views of the Site itself although other buildings within the
industrial estate are partially visible through gaps in the woody winter vegetation. The tallest building in the estate (approx. 18m high) is visible extending above the tree belt, approximately 1.5km away from the viewpoint. This
indicates that the top section of the proposed 23m high silos, which would be c. 400m closer to the viewpoint, is likely to be visible in the centre of the view, above the trees.
The photos were taken on Friday March 16th 2018. The weather conditions were wetmand
overcast but visibility was reasonable. The photographs were taken with a Nikon D5300
DSLR camera with a Nikon AF-S Nikkor 35mm fixed focal length lens
Approximate location and extent of Site
Access road to
Hillside Farm
Harrowden Lane
Silo building (estimated
18m tall) between Bevan
Close and Links Road
2
3
4
10
8
1
Approximate location and extent of Site
Silo building (estimated
18m tall) between Bevan
Close and Links Road
A510 Wellingborough Road
Drawing No.
Site
Project
Drawing Title
Date
Scale
Client
File Ref. Revision
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 017344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
3
KEY
PLANNING APPLICATION
BOUNDARY
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
Viewpoint 3: Looking southwest from Harrowden Road, beside access road to Hillside Farm, approximately 1.4km from the Site. The elevated view shows agricultural fields in the foreground with a wide panorama across the eastern part of
the town, encompassing a number of commercial buildings within Wellingborough Industrial Estate in the middle distance. The Site itself is difficult to discern amongst the other built development due to the extent of the industrial estate
across the middle part of the view, but the general site location can be identified. The proposed 23m silos would be visible and may extend just above the vegetated horizon line in the distance.
Viewpoint 4: Looking southwest from the A10 (Wellingborough Road) in close proximity to the access road leading to Ryebury Farm, screened from view by an intervening woodland block to the rear of the photograph. The view
shows gently sloping agricultural land in the foreground with commercial built development associated with Wellingborough Industrial Estate visible in the middle distance. Beyond this area, the side of the Ise valley rises towards
the distant horizon line. As with Viewpoint 3, The proposed 23m silos would be visible and may extend just above the vegetated horizon line in the distance.
The photos were taken on Friday March 16th 2018. The weather conditions were wetmand
overcast but visibility was reasonable. The photographs were taken with a Nikon D5300
DSLR camera with a Nikon AF-S Nikkor 35mm fixed focal length lens
Approximate location and extent of Site
Silo building (estimated
18m tall) between Bevan
Close and Links Road
Finedonhill Farm
Sidegate Lane
6
7
5
Footpath out of site to left of the view,
with flanking hedgeriw screening
views towards the Site
Gap in vegetation allow glimpsed views
towards the north eastern corner of
Wellingborough, largely comprising built
development within the Industrial Estate
Drawing No.
Site
Project
Drawing Title
Date
Scale
Client
File Ref. Revision
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 017344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
5
KEY
PLANNING APPLICATION
BOUNDARY
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
Viewpoint 5: Looking west from Sidegate Lane, beside access road to Finedonhill Farm, approximately 1.5km from the Site. The elevated view shows agricultural fields in the foreground with a wide panorama across the north eastern part
of the town, encompassing a number of commercial buildings within Wellingborough Industrial Estate in the middle distance. The Site itself is difficult to discern amongst the other built development due to the extent of the industrial estate
across the middle part of the view, but the general site location can be identified. The proposed 23m silos would be visible and may extend just above the vegetated horizon line in the distance.
Viewpoint 6: Looking northwest from Footpath beside property in close proximity to South Hill Farm, approximately 1.9km from the Site. The view shows the garden to the side of the property bounded by a low scrubby hedgerow and
occasional trees, which allow views over and through gaps in the vegetation towards the valley beyond. Built development within Wellingborough Industrial Estate is partially visible in the middle and far distance, although angle of view and
distance restricts clarity. The Site itself is very difficult to discern although the proposed 23m silos would likely be visible from the garden, some windows and limited gaps in the hedgerow beside the Footpath (as per the viewpoint location).
The photos were taken on Friday March 16th 2018. The weather conditions were wetmand
overcast but visibility was reasonable. The photographs were taken with a Nikon D5300
DSLR camera with a Nikon AF-S Nikkor 35mm fixed focal length lens
Site not visible in this
approximate location
Commercial development within
Wellingborough Industrial Estate
7
8
Waste recycling operation to
the immediate east of the Site
Brick building at the north
western corner of the Site
Silo building (estimated
18m tall) between Bevan
Close and Links Road
Drawing No.
Site
Project
Drawing Title
Date
Scale
Client
File Ref. Revision
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 017344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
7
KEY
PLANNING APPLICATION
BOUNDARY
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
Viewpoint 7: Looking northeast from walkway in front of properties along Nest Lane, approximately 635m from the Site. The view shows grassland and scattered trees in the foreground which partially filter views towards
commercial buildings associated with the Wellingborough Industrial Estate on the left hand side of the view. The Site is not visible due to intervening vegetation and built development, however the proposed 23m silos are likely
to be very partially visible above and through the tree canopy, especially in winter.
Viewpoint 8: Looking south from a Bridleway on a footbridge over the railway, approximately 110m from the boundary of the Site. The view shows the railway line extending to the south flanked by a scrubby vegetated bank leading up to
the edge of the Wellingborough Industrial Estate. The centre of the view is dominated by boundary netting and supports associated with the waste recycling operation beyond, with mounds of material evident through the netting. The Site is
very partially visible although most of it is screened by intervening vegetation and other elements. The 23m high silos would be immediately apparent from this viewpoint and from other points along the Bridleway.
The photos were taken on Friday March 16th 2018. The weather conditions were wetmand
overcast but visibility was reasonable. The photographs were taken with a Nikon D5300
DSLR camera with a Nikon AF-S Nikkor 35mm fixed focal length lens
Buildings within
Wellingborough
Industrial Estate
Entrance to car park
and Sullington Warren
(National Trust)
St Mary's
Church, Finedon
Approximate extent of Site
4
7
9
10
8
1
Buildings within north western part
of Wellingborough Industrial Estate
Site not visible in this
approximate location
Drawing No.
Site
Project
Drawing Title
Date
Scale
Client
File Ref. Revision
29 DALE LODGE ROAD
SUNNINGDALE
BERKSHIRE
SL5 0LY
T: 017344 624 709
M: 07736 083 383
david@dblc.co.uk
www.dblc.co.uk
9
KEY
PLANNING APPLICATION
BOUNDARY
VIEWPOINT LOCATION AND
DIRECTION OF VIEW
Viewpoint 9: Looking east from the junction between Gainsborough Drive and Bacon Road, approximately 1.4km from the Site. The view shows the road gently descending to the east, with properties and landscape planting on
either side interrupting most views beyond, although the higher elevation allows views over lower level houses in the middle distance towards the upper parts of commercial buildings within Wellingborough Industrial Estate. The
agricultural, gently rising eastern side of the Ise valley is visible in the far distance. From this location, the top of the proposed 23m silos may be visible above the intervening built development and vegetation.
Viewpoint 10: Looking east from the eastern end of The Banks, approximately 1.3km from the Site. The view shows a small children's playground set within grassland flanked by mature, tall hedgerows and scrubby woodland
which contain views along a relatively narrow corridor. Buildings within the Wellingborough Industrial Estate are partially visible in the middle distance, although visibility is very restricted. The Site itself is not visible although the
tops of the proposed 23m silos may be visible above the intervening vegetation to the right hand side of the view.
The photos were taken on Friday March 16th 2018. The weather conditions were wetmand
overcast but visibility was reasonable. The photographs were taken with a Nikon D5300
DSLR camera with a Nikon AF-S Nikkor 35mm fixed focal length lens
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