file 16 landscape and visual appraisal

8/13/2019 File 16 Landscape and Visual Appraisal

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Define |Cornwall Buildings

45-51 Newhall Street |Birmingham |B3 3QR

T:0121 213 4720 W:www.wearedefine.com

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Land off Shelford Road,Radcliffe on Trent

Landscape & Visual Appraisal

Prepared on behalf of

William Davis Limited

NOVEMBER 2013085 LVA 221113 FINAL


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Land off Shelford Road, Radcliffe on Trent: Landscape and Visual Appraisal

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CONTENTS

1. INTRODUCTION 3

2. METHODOLOGY 5

3. THE SITE & SURROUNDINGS 11

4. LANDSCAPE CHARACTER 14

5. VISUAL AMENITY 19

6. LANDSCAPE CHARACTER & VISUAL AMENITY APPRAISAL 33

7. CONCLUSIONS 36

FIGURES & REPRESENTATIVE VIEWPOINTS


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1. INTRODUCTION

1.1. THE PROJECT

1.1.1. This Landscape and Visual Appraisal (LVA) concerns the proposed development of

land off Shelford Road, Radcliffe on Trent, Nottinghamshire for residentialdevelopment, including public open space and associated infrastructure.

The Site

1.1.2. The application site (refer to Figure 1) is located on the eastern periphery Radcliffeon Trent.

1.1.3. Shelford Road delineates the sites northern boundary with existing residentialdevelopment beyond (except for an individual dwelling to the south of Shelford Road

that is not included within the site). The rear gardens of existing properties alongClumber Drive lie to the west of the western site boundary. A stream marks the

sites southern boundary, with the railway line, sports pitches and residentialdevelopment beyond. Agricultural land lies to the east of the site.

1.1.4. The site area is approximately 19.63ha, and largely comprises of agricultural land

sub-divided into regular shaped fields that gently slope down to the stream to thesouth. However, the northern part of the site also contains a number of agricultural

buildings and a farm house that previously formed Shelford Road Farm.

1.1.5. The site forms part of the designated Green Belt around Nottingham.

The Proposed Development

1.1.6. It is proposed that the former Shelford Road Farm buildings are demolished (theseparate residential property will be retained) and the site developed for residentialpurposes, providing up to 400 dwellings, a primary school, health centre (if required)

and associated infrastructure, including highway and pedestrian access, open spaceand structural landscaping, notably along the southern and eastern boundaries. Thedwellings would include a mix of traditional house sizes and types.

1.1.7. Vehicular pedestrian and cycle access to the proposed development would be via anew roundabout junction with Shelford Road to the north. The existing access driveto the site would be closed to vehicular movement, but retained for pedestrian andcycle movements.

1.1.8. The housing will be arranged in perimeter blocks enclosing the private garden spacewithin the block, and allowing the houses to front onto the streets and public openspaces, providing a permeable layout. Consequently new housing will back ontoexposed rear property boundaries to the west (Clumber Drive).

1.1.9. Development along the eastern site boundary will be at a lower density andinformally arranged to create a soft settlement edge where houses face out to the

countryside. A landscape buffer will be provided along this boundary, incorporatingretained hedgerows and proposed tree planting. Green fingers will extendwestwards from this buffer to permeate the development. An area of open space,including equipped childrens play and parkland, is located in the centre of thedevelopment. Public open space will also be provided to the south of built the

development. This will incorporate the drainage features and allotments. Theexisting hedgerow corridor will be retained within a central north-south green


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corridor, providing a pedestrian/cycle link to Shelford Road, and convenient access

to the central and southern open spaces.

1.1.10. Further details of the proposed development are set out in the Design and AccessStatement that also accompanies the planning application.

1.2. LANDSCAPE AND VISUAL APPRAISAL

1.2.1. This report is a Landscape and Visual Appraisal that records the baseline conditionof the surrounding landscape character and visual amenity, and considers how theproposed development would relate to this baseline condition. It does not assess indetail the impact of the proposed development (as a full Landscape and Visual

Impact Assessment (LVIA) would), but does appraise the nature of the landscapeand visual receptors (in terms of their value and sensitivity to the proposed

development) to guide an appropriate form of development. It is, therefore, a tool toinform and shape the proposed development as part of the iterative design process,predicting key issues and identifying mitigation where required. The appraisal alsoconsiders the implications of the proposed development for the purposes of the

Green Belt.

1.2.2. This appraisal follows the Guidelines for Landscape and Visual Impact Assessment

3rd Edition (2013) as published by the Landscape Institute and Institute forEnvironmental Management & Assessment (GVLIA3), although it is recognised thatthe nature of this appraisal is more informal and flexible than a LVIA.1

1.3. DOCUMENT STRUCTURE

1.3.1. This document is structured to clarify the methodology applied to the study area(section 2), describe the baseline conditions of the site and its surroundings (section

3), establish the baseline landscape character (section 4), establish the existing

visual amenity relating to the application site and the Green Belt purposes (section5), appraise the relationship of the proposed development with the baselineconditions identifying any mitigation required (section 6), and conclude with asummary of the issues raised in this appraisal (section 7).

1Para 1.11/3.2 GLVIA3


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2. METHODOLOGY

2.1. GENERAL APPROACH

2.1.1. The extent and depth of the appraisal should be appropriate and proportionate to

the scale of the project that is being assessed and the nature of its likely effects.2

Astudy area based on a 3km distance from the centre of the application site has beenidentified. This reflects the limit of everyday visibility and comfortably incorporatesthe general extent of the Zone of Theoretical Visibility (ZTV) verified through thefieldwork (see below), taking account of the local topography and urban and

landscape features.

2.1.2. This appraisal relies on professional judgement. To ensure a consistent and

transparent approach, all judgements made are discussed and debated with at leastone other Chartered Landscape Architect prior to being fixed. This methodology setsout a concise and transparent method, with matrices used to guide, not determine,professional judgements, and to provide transparency.

2.1.3. The appraisal includes reference to both impact and effect. Impact is used in

reference to the action being taken (such as vegetation loss), whereas the effect isdefined as the change (positive or negative) that results from that action, or from the

whole development.3

2.1.4. The appraisal process considers the nature of the receptor, specifically its

sensitivity, whether the receptor is a landscape element or a person experiencing aview. The judgement is based on consideration of both the susceptibility of the

receptor to the specific nature of change arising from the proposed development onthe site, and the value that should be attached to the receptor. 4

2.1.5. To provide clarity in the appraisal, the terms negligible, low, medium and high areused on a 4 point scale. In combining the assessments of susceptibility and value,there is a strong likelihood that a consistent judgement in those regards will result inthe same conclusion in respect of overall sensitivity (e.g. medium susceptibility andmedium value will result in medium sensitivity). However where there is a

differential judgement and there is no compelling case to conclude one way or theother a split judgement will be given.

2.2. LANDSCAPE AND VISUAL BASELINE

2.2.1. The landscape and visual baseline appraisal has been informed by a desktopappraisal of existing national, regional and local character assessments, and otherrelevant published reports.

2.2.2. This appraisal benefits from the thorough approach Nottinghamshire County Council(NCC) have undertaken with regard to the categorisation and assessment oflandscape character contained within the Greater Nottingham Landscape Character

Assessment (June 2009). This document provides a well-researched, thoroughapproach to landscape character in the region and forms a background to thelandscape character baseline. Reference is also made to National and RegionalLandscape Character Areas. However, due to the scale of the proposed

development and the detail provided within this broader landscape study, thisappraisal has focussed on the local study.

2Para 1.17 GLVIA3

3Para 1.15 GLVIA3

4See Box 3.1, page 37 of the GLVIA3


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2.2.3. The desktop exercise was followed by fieldwork to fully consider the baseline

condition, and test the accuracy and relevance of the published characterassessments to the site specifically5. This exercise included an appraisal of thesites landscape elements and characteristics, and how these relate and contributeto the wider landscape character and visual amenity.

2.2.4. The visual work was undertaken between February and March 2013, and thephotographs display clear open views devoid of significant vegetation cover that willprovide additional screening in a number of locations during the late spring and

summer months.

2.3. APPRAISING LANDSCAPE CHARACTER

2.3.1. The appraisal of the landscape resource initially considered the susceptibility of thelandscape. This term is interpreted as the relative ability of a landscape (whether it

be the overall character, a particular area, or a specific element6) to accommodatethe proposed development without undue consequences. This was considered by

exploring the landscapes characteristics, elements and patterns. The specificlandscape receptors were identified (such as woodland / hedgerows) together withthe potential changes to them that would arise from the proposed development. Theability of the landscape character to receive the type of change proposed was

identified as being low, medium or high (see Matrix 1).

2.3.2. Following the appraisal of landscape susceptibility, the value of the landscaperesource has been established. The appraisal of landscape value considered therelative merits of the condition of the landscape and elements within it, its scenicquality, rarity, representiveness, conservation interest, recreational value, perceptualaspects and any other associations. It also considered any formal designations orstatus the landscape has, and any emphasis placed within such designations. This

judgement relied on a balanced and non-formulaic approach, with reference to thewritten explanation of low, medium or high value below (see Matrix 1).

2.3.3. Once the nature of the receptor had been appraised, the type of developmentproposed was considered against these judgements, and an overall conclusion in

respect of sensitivity made (refer to para. 2.1.5 above). Key issues for furtherconsideration within the design solution were identified together with primary

mitigation measures (key features and constraints essential to the design solution),and secondary mitigation measures where appropriate (post design measures).

2.4. APPRAISING VISUAL AMENITY

2.4.1. The starting point for appraising visual amenity was to identify the study area, andthe likely zone of (theoretical) visual influence of the type of development proposed.

A Zone of Theoretical Visibility (ZTV) was created using Ordnance Survey LIDARDSM (Digital Surface Model) data for a 5km2 area around the site, which includes

terrain features, buildings and vegetation, therefore providing a topographical modelof the earths surface. Selected key points within the site were chosen, based on

the sites form and topography, and terrain building software was used to producethe ZTV mapping. This was used to confirm the general extent of the sites visibility

from points taken at both ground level and a theoretical point 8.5m high aboveground level to represent development on the site.

5Para 5.15 GLVIA3

6Para 5.40 GLVIA3


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2.4.2. This exercise was supplemented by a desktop review of local policies and guidance

to identify any key viewpoints in the area that need to be specifically considered.

2.4.3. That process was followed by fieldwork to confirm the extent of the sites visibility asshown in the ZTV and to test and confirm the viewpoints to be appraised. Each viewwas identified in its relevant category as being:

Representative viewpoints these are selected to represent the experience of

different types of user, for example a viewpoint representative of views from acertain public footpath, or number of public footpaths. This is often the most

common type of viewpoint appraised.

Specific viewpoints these are chosen because they are key and sometimespromoted viewpoints within the landscape, such as visitor attractions or stand outviews of noteworthy landscape features.

Illustrative viewpoints these are chosen to demonstrate limited and specificissues that are neither representative of a typical public view, or a specific viewpoint.

In this case 11 representative viewpoints were selected from public locations withinthe ZTV. The viewpoints represent the available views of residents close to the site,travellers (using a variety of modes), and leisure users of public rights of way andrecreation facilities.

2.4.4. Views from private residences are often a matter raised in respect of visual amenity.

For private views to be considered in an appraisal, they must be: from roomsoccupied during daylight hours; more than views by people passing through an area,

and; representative of a wider community, not reflective of individual, private views. 7As is usually the case, in this instance the impact on private residences is better

addressed through a residential amenity assessment focussed on standardresidential amenity factors such as building separation, gardens sizes etc. The

relationship of the site and the proposed development to the existing residences,notably along its western edge, has been addressed within the Design and AccessStatement that also accompanies the planning application. That highlights the thatdevelopment will be limited to a maximum of 2 storeys with longer rear gardens (atleast 15.5m) and the inclusion of a vegetated buffer (approx. 5m within the 15.5m).

2.4.5. The susceptibility of the viewer to changes in the view and visual amenity arisingfrom the development was then appraised taking account of their activity in each

location and their focus on the view or visual amenity8. This was not a case ofreviewing susceptibility to change per se, as it must be specific to the development

proposed on the site. For example, a leisure walker is a highly susceptiblereceptor, but when walking along a sunken, tree lined corridor with few references or

views towards a particular site, the susceptibility to the type of change proposed onthe site is very different from a leisure walker experiencing a more direct view.

Therefore, in considering susceptibility, the type of viewpoint, receptor and activityare considered, along with the visual expectation and its popularity or volume of use.

These factors led to a conclusion of low, medium or high, or negligible wheresusceptibility to change would be barely perceptible (see Matrix 2).

2.4.6. The value of each view was then established. The assessment of viewpoint valueconsidered the status of the view, whether it is identified in any formaldocumentation, including planning or heritage studies or designations, but also

within general literature such as tourist guides, informal leisure based information

7Para 6.17/6.36 GLVIA

8Paras 6.32-6.35 GLVIA3


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(local signage) or in other cultural guides. This judgement relied on a balanced and

non-formulaic approach, with a reference to the written explanation of value (seeMatrix 2).

2.4.7. Once the nature of the receptor had been appraised, the type of developmentproposed was considered against these judgements and an overall conclusion in

respect of sensitivity made (refer to para. 2.1.5 above). Key issues for furtherconsideration within the design solution were identified together with primarymitigation measures (key features and constraints essential to the design solution),

and secondary mitigation measures where appropriate (post design measures).

Site Photography

2.4.8. In accordance with current guidance, on-site photography records the position (as agrid reference), height of camera lens, camera used, lens type and focal length, field

of view, date, time, weather and light condition. Photographs were recorded at 1.6metres above ground level to reflect the pedestrian eye height. Photographs are

taken with a fixed 50mm focal length lens fitted to a digital camera (Canon EOS 5DMKII SLR) with a full frame sensor and focal length multiplier of x1. Once thepanorama is produced it can be set out flat and a viewing distance can becalculated. This is the distance from eye to paper to gain a true representation of the

image.

2.4.9. For this appraisal, a single image has been taken and presented with a gaugerepresenting the horizontal angle with key indicators showing the field of view (FOV)for a 50mm lens (slightly short of 40 as advised in the Landscape Institute Advicenote 01/11). The size of the image was calculated to reflect a viewing distance of30cm. Extended panoramas are also provided so that the reader can clearly seeand understand the location of the site and proposed development within its setting.

These were stitched together using photo correction software.

2.5. APPRAISAL MATRICES

2.5.1. The following matrices summarise the appraisal considerations and judgementsmade in respect of sensitivity and value for both landscape and visual landscapeeffects.


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Matrix 1 - Landscape

Susceptibility Value

High

Consideration of the landscape

structure, including its characteristicsand elements, to identify the capacityof the landscape to receive changewithout undue consequences leadsto the conclusion that the landscapehas high susceptibility to the type anddegree of change proposed on thesite.

Consideration of the condition of the

landscape, its scenic quality, rarity,representiveness, conservationinterest, recreational value,perceptual aspects and otherassociations leads to the conclusionthat the landscape has high value.These landscapes are expected tohave national designation, ordemonstrate very high local value.

Medium

Consideration of the landscapestructure, including its characteristicsand elements, to identify the capacityof the landscape to receive changewithout undue consequences leadsto the conclusion that the landscapehas medium susceptibility to the typeand degree of change proposed onthe site.

Consideration of the condition of thelandscape, its scenic quality, rarity,representiveness, conservationinterest, recreational value,perceptual aspects and otherassociations leads to the conclusionthat the landscape has mediumvalue.

These landscapes are expected tohave a local designation/policy ornotable landscape elements ofrecognised value.

Low

Consideration of the landscape

structure, including its characteristicsand elements, to identify the capacityof the landscape to receive changewithout undue consequences leadsto the conclusion that the landscapehas low susceptibility to the type anddegree of change proposed on thesite.

Consideration of the condition of the

landscape, its scenic quality, rarity,representiveness, conservationinterest, recreational value,perceptual aspects and otherassociations leads to the conclusionthat the landscape has some valuebut it is categorised as being low.These landscapes are not expectedto have formal, character or qualitybased designations.

Negligible

Consideration of the landscapestructure, including its characteristics

and elements, to identify the capacityof the landscape to receive changewithout undue consequences, leadsto the conclusion that the landscapehas negligible susceptibility to thetype and degree of change proposed.

Consideration of the condition of thelandscape, its scenic quality, rarity,

representiveness, conservationinterest, recreational value,perceptual aspects and otherassociations leads to the conclusionthat the landscape has negligible orno value.


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Matrix 2 Visual

Susceptibility Value

High

Consideration of the receptor type,

activity and expectation, andfrequency of use leads to theconclusion that the viewer wouldhave high susceptibility to the typeand degree of change proposed tothe view.

Consideration of the formal status of

the view, reference to the view inpublished literature and visitorinformation leads to the conclusion thatthe view has high value.

Such views are expected to bespecifically identified in planningdocumentation or local guides.

Medium

Consideration of the receptor type,activity and expectation, andfrequency of use leads to theconclusion that the viewer wouldhave medium susceptibility to thetype and degree of changeproposed to the view.

Consideration of the formal status ofthe view, reference to the view inpublished literature and visitorinformation leads to the conclusion thatthe view has medium value. Suchviews might be located within adesignated area identified in planningdocumentation or local guides or besubject to policies that indicate theirvalue.

Low

Consideration of the receptor type,activity and expectation, andfrequency of use leads to theconclusion that the viewer wouldhave low susceptibility to the type

and degree of change proposed tothe view.

Consideration of the formal status ofthe view, reference to the view inpublished literature and visitorinformation leads to the conclusion thatthe view has some value but it is

categorised as being low.

Such views are unlikely to be identifiedin planning documentation or localguides.

Negligible

Consideration of the receptor type,activity and expectation, andfrequency of use leads to theconclusion that the viewer hasnegligible susceptibility to the typeof change proposed to the view.

Consideration of the formal status ofthe view, reference to the view inpublished literature and visitorinformation leads to the conclusion thatthe view has negligible or no value.

Such views are highly unlikely to be

identified in planning documentation orlocal guides.


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3. THE SITE & SURROUNDINGS

3.1. INTRODUCTION

3.1.1. The application site (refer to Figure 1) comprises 20.7ha of greenfield land located

on the eastern periphery of Radcliffe on Trent.

3.2. LANDSCAPE FEATURES

3.2.1. The site largely comprises pasture (the small fields in the northern part of the site)

and arable agricultural fields defined by hedgerows, some of which contain trees(refer to Figure 2). A tree and hedgerow survey of the site has, therefore, been

completed and accompanies the application.

3.2.2. The survey highlights that the hedges are predominantly hawthorn, with some

elderberry, ivy and brambles also present. The hedge on the southern site boundarycontains some mature trees, mainly ash, and hawthorn. They have all received

routine machine maintenance in recent years. The ecological survey that alsoaccompanies the planning application describes all of the hedgerows as speciespoor, and none are considered to qualify as important under the Hedgerow

Regulations 1997.

3.2.3. The tree assessment has examined a total of 49 trees (many are located off site, but

close to the sites boundaries). There are no category A trees which are consideredto be of high quality and value, and in a condition that allows them to make asubstantial contribution to the local environment. The trees on the southernboundary, and most of those around the buildings within the site, are category B

trees of moderate quality and value, able to make a significant contribution to thelocal environment. The other trees notably along the western boundary are

category C trees of low quality and value and in adequate condition. There are only2 trees on the northern boundary both of which are Category B trees. Notably thereare no trees along the eastern boundary of the site.

3.2.4. The other notable landscape feature close to the site is the stream that runs east west along the southern boundary before entering a culvert under the existing urban

form.

3.2.5. There are few hedgerow trees or woodlands in the surrounding area, although No

Joke Plantation, located on higher ground to the north, and Jubilee Plantation andDawsons Plantation, located to the east, are prominent features in the landscape.

3.3. TOPOGRAPHY

3.3.1. Radcliffe-on-Trent is elevated above the River Trent and its washlands with a

notable cliff face defining the north western settlement boundary (refer to Figure 3).The high point is at Malkin Hill located to the north of Radcliffe (up to approx. 70m

AOD). Within the settlement the land generally falls southwards towards the railwayline which runs along a valley bottom (approx. 20-30m AOD). To the south of therailway line, the land rises again up to Dewberry Hill on the southern boundary of thesettlement (up to approx. 80m AOD).

3.3.2. The site itself, is gently sloping with land falling evenly from the north-east (49.5m

AOD) to the south-west (33m AOD).


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3.4. LAND USE

3.4.1. The site itself and the surrounding countryside to the east is largely comprised ofarable agricultural land sub-divided into regular shaped fields by hedgerows.However, the northern part of the site also contains a number of agriculturalbuildings and a farm house that previously formed Shelford Road Farm, and three

smaller meadows. The buildings are accessed via a drive from Shelford Road.There are a number of other farmsteads located in the countryside to the north and

east.

3.4.2. The site is closely related to the urban form of Radcliffe (refer to Figure 4). Existingresidential development is located along the Shelford Road corridor to the north andwest of the site, including the development along Clumber Drive to the immediatewest of the site. There are also a number of individual residential properties to the

south of the Shelford Road in close proximity to the site.

3.4.3. The village centre is located to the south west of the site, and contains a variety of

local shops, eating/drinking establishments and services. Radcliffe-on-Trent trainstation is also located in the centre of the village. The railway line passes close tothe southern boundary of the site.

3.4.4. The closest area of informal public open space is situated along the cliff edge to the

north west of the site. Wharf Lane Recreation Ground, a more substantialrecreation area with sports pitches and childrens play equipment, is located to thenorth of the village centre. The Bingham Road Playing Fields are situated directlysouth of the site beyond the railway line.

3.5. MOVEMENT

3.5.1. Shelford Road is a well used 30mph single carriageway road that forms the northernboundary of the application site (refer to Figure 4). It provides a direct connection to

the village centre and the train station. Clumber Drive provides access to theresidential properties to the west of the site from Shelford Road. Bus services

operate along Shelford Road and Clumber Drive. The nearest bus stops are locateddirectly north of the site on Shelford Road.

3.5.2. The A52, to the south of the settlement, provides connections to the wider highwaynetwork (including the A46 to the east) and neighbouring settlements such as

Bingham to the east, and West Bridgeford and Nottingham to the west.

3.5.3. Pedestrian movement within the settlement is focused on the highway network, with

footpaths usually provided on both sides of the streets. A traffic free cycle route islocated along the A52. There are no further dedicated cycle ways within thesettlement.

3.5.4. There are no public rights of way in the countryside surrounding the site. However,the Trent Valley Way (a long distance path) runs from Holme Pierrepoint (and

beyond) to the west, along the northern edge of the settlement on the cliff edge(Radcliffe on Trent FP4 and FP6), and then on to Shelford (and beyond) to the north

east (Shelford FP6 and FP1). A public footpath also runs alongside the River Trent(Stoke Bardolph FP2). To the south of the settlement, a public footpath circles a

public open space on Dewberry Hill (Radcliffe on Trent FP10), and to the west thereare footpaths that run south from the A52 (Radcliffe on Trent FP1, FP2 and FP3).


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3.6. PLANNING & LANDSCAPE DESIGNATIONS

3.6.1. The site forms part of the designated Nottingham Green Belt, within which Radcliffe-on-Trent is inset (refer to Figure 5). Therefore, the assessment of selectedrepresentative viewpoints below considers the likely perceived impact of theproposed development on the purposes of the Green Belt (set out in the National

Planning Policy Framework para. 80) relating to urban sprawl, settlementcoalescence, and countryside encroachment (Radcliffe on Trent is not a historic

town so there is no need to consider its setting in that respect, and urbanregeneration is considered in the Planning Statement that sets out a full assessmentof Green Belt matters).

3.6.2. The site is not subject to any landscape designation, and the Radcliffe-on-Trentdoes not contain a conservation area. However, Upper Saxondale to the south east

of the site is a designated conservation area.


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4. LANDSCAPE CHARACTER BASELINE

4.1. EXISTING LANDSCAPE CHARACTER ASSESSMENT REVIEW

4.1.1. The landscape character of the site and surrounding area has already been

assessed at a number of levels. However, given the scale and nature of the site,this appraisal has focussed on the local level assessments that have beenundertaken.

Strategic

National Character Areas

4.1.2. At a national level, the proposed development site is located within NationalCharacter Area 48 The Trent and Belvoir Vales, as defined by Natural England.

East Midlands Regional Landscape Character Assessment (EMRLCA)

4.1.3. At a regional level, the site is located within Group 4a: Unwooded Vales, asclassified by the EMRLCA (April 2010). This is one of 31 regional landscape

character types that covers a very large area to the east and north east ofNottingham that extends to Lincoln and Gainsborough.

Local

Greater Nottingham Landscape Character Assessment (GNLCA)

4.1.4. The GNLCA sets out the county and local level landscape assessment. Part of thepurpose for the study is given as;

The study has identified how well the landscape character areas couldadapt to change without severe detrimental effect on their character and

integrity. Particular emphasis has been placed on the transition betweenthe settlements to the wider countryside.

4.1.5. The broader framework is provided by a series of Regional Character Areas (RCAs),

which are then sub-divided into more detailed Draft Policy Areas (DPZs). These setout more detailed assessment, strategies and actions that can be applied to specific

sites.

4.1.6. The application site is located within the South Nottinghamshire Farmlands RCA

which covers a large area to the east and south of Nottingham (refer to Figure 6).The RCAs boundary with the smaller Trent Washlands RCA is located to the

immediate north of Radcliffe on Trent, but is not visible from the site (refer to Section5).

4.1.7. Key characteristics of the South Nottinghamshire Farmlands include:

fairly uniform gently rolling lowland landform;

The highest land is along the edge of the Trent Valley where a line of hills falls

sharply to the low-land of the Trent Washlands region;

Small nucleated settlements tend to be concentrated on traditionally highmudstone ridges; there is a lack of built form on lower alluvium basins;


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Closer to Nottingham, villages have expanded considerably which exerts anurbanising influence on the landscape;

Arable farmland is predominant although pasture is present along some streammargins, escarpment slopes and village fringes;

Uniform, something monotonous character created by large tracts of arable

farmland with few other notable features;

Strong pattern of medium to large scale hedged fields with smaller village sidepasture;

Hedgerows of variable condition, they tend to be intact along lanes and inpasture fields and less intact, smaller and often fragmented around arable

fields;

Hedgerow trees mainly ash with some oak and willow. Frequent young lime and

horse chestnut trees have been planted alongside roads and are a notablefeature;

General lack of woodland within the area with few hedgerow trees enables openextensive views across the area;

Trees and woodland along fringes of villages creates an impression of highertree cover than actually exists; and

Frequent overhead lines and pylons are prominent vertical features, their scale

emphasised by the lack of other vertical structures.

4.1.8. Selected guidelines and recommendations for the Character Area (relevant to thesite) include:

Conserve and enhance the overall structure and traditional agriculturalcharacter of the landscape;

Identify opportunities for enhancing the structure and unity of the landscapethrough new tree and woodland planting;

Conserve the character and setting of village settlements;

Promote measures for achieving better integration of new and existing features

in the countryside.

4.1.9. Radcliffe on Trent itself and the surrounding area to the east of the settlement to theA46, including the application site, are within DPZ SN05 East Bridgford EscarpmentFarmlands (refer to Figure 6). The surrounding area to the south of Radcliffe onTrent (and the A52) lies within DPZ SN04.

4.1.10. The following key characteristics (which are of relevance to the site) have beenidentified in DPZ SN05:

Escarpment with a steeply sloping northern edge down to the Trent Washlands

and a more gentle slope to the south to the A46 forming a broad plateau eitherside of Kneeton Road;


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Rural character with a sense of enclosure created on higher ground throughlimited views beyond the plateau to adjacent lower ground; on slopes views

towards the A46 and Nottingham City Centre provide an urbanising influence;

Land use is mainly arable;

Field boundaries mainly hedgerows of variable condition. Often intact alongside

roads and over 1.5m in height. Within fields there is more evidence offragmentation;

Little woodland cover, but where present it is often prominent generallyirregular shaped blocks;

Clumps of woodlands around village fringes help to reduce their prominence

within the landscape, although the rising roofline of Radcliffe on Trent remainslocally visible in the landscape;

Few hedgerow trees and where present they are often in small groups alongfield boundaries, often close to woodlands; and

Few settlements. The largest is Radcliffe on Trent on the gentle slopes of theescarpment.

4.1.11. It concludes that the landscape condition of the Policy Zone is Moderate referringto evidence of hedgerow fragmentation and a loss of field boundaries to enablearable expansion.

4.1.12. It defines the strength of the landscape character as Moderate due to the relativelyuniform character of arable fields with prominent village fringes. Views to urban

elements are frequent and exert an influence on the area, including longer viewsacross the edge of Radcliffe on Trent. There are local variations in the pattern of thelandscape where the landform changes to the south, close to Radcliffe on Trent.

4.1.13. The resulting landscape strategy for the Policy Zone is Enhance. The DPZ sets

out a number of landscape actions to help reinforce this strategy. Those relevant tothe site include:

Landscape Features:

Enhance field boundaries through the augmentation of hedgerows to reinforce

field pattern;

Enhance the distribution of hedgerow trees by encouraging planting of (mainlyash and some oak) trees within hedgerows. These should be carefully located

to ensure that an open character is retained;

Conserve the smaller pockets of permanent pasture around village fringes;

Enhance woodland cover, ensuring it is small in size and reflects surrounding

field patterns and the character of existing woodlands;

Built Form:

Enhance village fringes through planting small copses to break up the uniformnature of the urban edge, particularly along the fringes of larger settlementssuch as Radcliffe on Trent;


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Conserve the variety of built form and orientation of buildings along roads withinvillages;

Any developments along village fringes should encourage the use of red brickand pantile roofs and make a positive contribution to local character anddistinctiveness within each individual village;

Development along village fringes should aim to provide a dispersed characterrather than a sharp continuous built line and incorporate smaller fields or open

spaces, to provide a dispersed appearance to village fringes.

Other Development/Structures in the Landscape:

Retain and enhance hedgerow boundaries and hedgerow tree boundaries alongroads in the area;

Conserve the small rural character of roads through the area.

4.2. CONCLUSION

4.2.1. A review of the existing landscape character assessments and on-site field work has

concluded that the information contained within the GNLCA is appropriate forproviding the landscape character baseline for the site. They also provide a clear

indication of the capacity of the landscape to accommodate the proposeddevelopment.

4.2.2. The site is not subject to any landscape policy designation, but does lie within PolicyZone SN05 in the South Nottinghamshire Farmlands Character Area as defined bythe Greater Nottingham Landscape Character Assessment (GNLCA 2009). The

GNLCA concludes that the landscape character area has a moderate strength ofcharacter and is in moderate condition, with a general strategy to enhance.

4.2.3. The application site does not contain any particularly significant landscape features,but does reflect some of the general character of the wider landscape in that it ispart of a gently rolling lowland landform, where the fields in agricultural use (perhapssmaller in scale than the fields to the east) are divided by hedgerows and slope to

the stream to the south. There are few trees in the surrounding area, but wherewoodland is present it is prominently located in irregular blocks.

4.2.4. The prominent village fringes in the area are highlighted in the GNLCA, and thereare a number of local urban influences on the site. The site has a rural character,

but the influence of the urban area of Radcliffe on Trent is apparent, and indeedrecognised in the various studies. The settlement edge, notably the residential

properties to the west and north, but also to the south beyond the railway line wherethe existing urban area also extends beyond the sites eastern boundary, has asignificant influence on the character of the site. Its development for residentialpurposes would not, therefore, appear incongruous in its surroundings. The railwayline to the south is also a prominent feature in the landscape.

4.2.5. A review of the list of actions advocated for the character area and the specific landparcels within it have highlighted a number of common themes that should be taken

into account in the development of the site. These include enhancing fieldboundaries by augmenting the hedgerows and adding hedgerow trees and by

providing small scale woodland blocks and copses to break up the uniform nature ofthe urban edge. In terms of built development, the GNLCA refers to the use of red

brick and pantile roofs to reflect the local character, and to softening the urban edge


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by through dispersed development with small open spaces. These actions will be

used to inform the developing scheme proposals to ensure that, where possible, anyproposals for the site will look to strengthen the prevalent landscape character.Relevant mitigation measures are outlined in more detail in Section 6.

4.2.6. Furthermore, the area is not subject to any landscape designation and the site does

not contain any specific landscape elements of acknowledged importance. Whilstthe site does form part of the Green Belt in the area, that is not a landscapedesignation, i.e. it is not determined on the basis of landscape character, quality or

value. The landscape character is not rare and the site has no particular scenicquality or recreation or conservation value.

4.2.7. Therefore, based on the character assessment and appraisal of the sitecharacteristics outlined above, the landscape character of the area and notable

landscape elements within the site are considered to have a susceptibility ofLow and a value of Low, resulting in an overall sensitivity of Low to thechange proposed on the site.

4.2.8. This reflects the proximity and influence of the adjacent settlement edge, the abilityof the existing landscape structure to absorb potential development, the lack of anysignificant landscape features of importance on the site and the ability to retainthose features that do exist.


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5. VISUAL AMENITY

5.1. INTRODUCTION

5.1.1. The visual amenity of the site and its surroundings has been appraised through the

preparation of a Zone of Theoretical Visibility (ZTV) (Figure 7) and the identificationof 11 representative views (Viewpoint Sheets 1-11). Each view is examined belowand within the attached figures, with a description of the existing view, clarification ofthe relevant receptors, consideration of the sensitivity and value of the view, andconfirmation of any key issues relating to the proposed development site.

5.2. ZONE OF VISUAL INFLUENCE

5.2.1. The ZTV is attached at Figure 7. This has been verified through fieldwork, where it

became apparent that the sites ZTV is contained by both the areas topography andthe existing urban form to the north, west and south. The site is, however, morewidely visible to the east. The visibility of the site can be summarised as follows.

5.2.2. Existing residential properties effectively contain views of the site the east and northwest to the immediate surrounds of the site. To the north Malkin Hill limits views of

the site from the countryside to approximately 1km from the centre of the site.

5.2.3. To the east the sites ZTV bleeds out along the valley between Malkin Hill to the

north and Dewberry Hill and Upper Saxondale to the south to a distance ofapproximately 2km from the site.

5.2.4. From the south the site is visible from open areas located between the railway lineand Grantham Road (A52). The site is also visible from the north facing slopes of

Dewberry Hill and Upper Saxondale south of the Grantham Road (A52) to a

distance of approximately 1.5km from the centre of the site. The available publicviews are, however, severely restricted by existing buildings in the urban area.

5.3. REPRESENTATIVE VIEWPOINTS

VP1: SAXONDALE DRIVE

5.3.1. This view is from Saxondale Drive a lightly used minor road running from UpperSaxondale to the A45 (and Viewpoint 2) and towards Radcliffe on Trent. It has a

pedestrian path to one side. The representative viewpoint is located close to theedge of Upper Saxondale. The view is west to the sites south eastern corner,

which is approximately 1.1km away. The viewpoint is at approximately 52m AODwhich is virtually level with the northern boundary of the site, but elevated above the

main part of the site (up to 20m).

5.3.2. Open fields either side of Saxondale Road, enclosed by trimmed hedgerows andmature trees, form the foreground to the view. Lighting columns along SaxondaleRoad and existing properties are prominent elements in the view. In the wider

panorama the open countryside up to Malkin Hill in the north and Dewberry Hill tothe west frame the view. The urban form of Radcliffe is visible in the middle

distance, notably the development to the south of the A52. Although it is notimmediately apparent in the photograph, the urban form of Nottingham on higherland above and beyond Radcliffe is visible in the longer distance and forms most of

the views skyline.


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5.3.3. The open fields that form the site are clearly visible, marked by the rears of the

properties on Clumber Drive rising up to Shelford Road. The existing buildingswithin the site are also visible (but not clearly). Development on the site would,therefore, be visible from this viewpoint. However, the degree of change at thisdistance would be limited, and the view of the site is heavily filtered by the maturetrees and residential properties on Saxondale Drive. The trees would effectively

screen the view of the site in the summer months.

5.3.4. Suggested mitigation is set out in Section 6 below, but notably includes the provision

of landscape buffer along the eastern boundary, incorporating retained hedgerowsand significant tree planting.

5.3.5. This view is currently experienced by a relatively small number of motorists andpedestrians using Saxondale Drive. Their expectation is rising as they leave Upper

Saxondale and obtain wide views of the surrounding countryside, but is still affectedby the immediate juxtaposition with the urban form and the prominence of Radcliffein the view and Nottingham beyond. There would only be an extremely limitedchange in the view, particularly in Summer when the existing vegetation will screen

the site almost entirely. Therefore, it is considered that the view has a lowsusceptibility to the proposed change.

5.3.6. The viewpoint is located on the edge of Upper Saxondale Conservation Area, but

there is no indication that the view has any particular value. It is therefore,concluded that the viewpoint is of medium value.

5.3.7. Taking the above factors into account it has been concluded that this representativeview has an overall sensitivity of low.

Green Belt

5.3.8. This is the only location within or close to another settlement where the application

site is visible. However, there is already significant development in Radcliffe onTrent to the south of the A52 that is closer and more visible than the proposeddevelopment on the application site would be. Whilst, as described above, thedevelopment on the site would be visible, the degree of change would be very

limited. The current urban form of Radcliffe already contains the site on three of itssides, and the development would extend no further east than the existing built form.

Notably foreshortening of the view to the development along Clumber Drive wouldbe barely noticeable, with the development appearing contiguous with the existingbuilt form. Therefore, from this viewpoint the perception of change in respect of theGreen Belt purposes will be negligible. The proposed landscape corridor along the

eastern site boundary (see mitigation below) will also help to contain the furthergrowth of the urban form of Radcliffe in the future and soften the transition of theurban area to the countryside.

VP2: GRANTHAM ROAD (A52)

5.3.9. This view is from Grantham Road (the A52) a heavily used trunk road that links the

east coast to Nottingham, and provides the main approach to Radcliffe from theeast. It has pedestrian paths to both sides. The view is available along a 400m

length of the A52 where it is not lined on the north side by a hedgerow. Therepresentative viewpoint is at the junction of Saxondale Drive with the A52, and

there are also a small number of residential properties on the northern part of

Saxondale Drive in this location. The view is west to the sites south-eastern corner,which is approximately 0.75km away from the viewpoint. The viewpoint is at


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approximately 44m AOD which is level with the approximate centre of the south

sloping site.

5.3.10. The A52 extending into Radcliffe, an unused access from it, and associated urbanelements form the immediate foreground in the view. It is a very busy road and themovement and noise is intrusive. Beyond the A52, flat, open fields along the valley

bottom form the main part of the view, enclosed by the slightly raised railway lineand associated vegetation along it. In the wider panorama the edge of Radcliffesurban form is prominent in the view (left of photograph). The flat perspective

means that less of the settlement and the city beyond is visible in the view than atVP1, although they still form the skyline in the majority of the view. To the north(right of photo) Malkin Hill forms the skyline, and Shelford Lodge Farm is prominent,surrounded by arable fields.

5.3.11. The central and northern part of the site are visible in the view, again marked by therears of the properties on Clumber Drive, but the southern part is screened by therailway line and associated vegetation. Indeed, the flatter perspective means that itis largely the hedgerows within and around the site that are visible, rather than the

ground surface. The existing buildings on the site are clearly visible, but appearcontiguous with buildings along Shelford Road. The trees would effectively screen

the view of the site in the summer months. Suggested mitigation is set out inSection 6 below, but notably includes the provision of landscape buffer along theeastern boundary.

5.3.12. The view is experienced by a large number of people travelling along the A52.However, the vast majority are motorists, whose focus is on the road and who are

aware they are about to enter a significant urban area. The existing development tothe south of the A52 in particular is already visible in views along the road corridor

and there would only be a limited degree of change in the view. Therefore, it is

considered that the view has a low susceptibility to the proposed change.

5.3.13. The viewpoint has no formal status in planning documentation or local guides, nordoes the visual experience indicate particular value. It is therefore, concluded that

the view is of low value.


Green Belt

5.3.15. As described above, whilst the development on part of the site would be visible, the

degree of change would be limited. The current urban form of Radcliffe alreadycontains the site on three of its sides, and the development would extend no further

east than the existing built form. Similar to VP1, whilst there would be someforeshortening of the view to the development along Clumber Drive, the change

would be barely noticeable and, because of the sites containment within the visibleurban form, the development would appear contiguous with the existing built form.Furthermore, no other settlements are visible in the view so there would be noperception of coalescence arising from the proposed development. Therefore, from

this viewpoint the perception of change in respect of the Green Belt purposes will benegligible. The proposed landscape corridor along the eastern site boundary (see

mitigation below) will also help to contain the further growth of the urban form ofRadcliffe in the future, and soften the transition of the urban area to the countryside.


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VP3: RADCLIFFE ON TRENT FP10

5.3.16. This view is from Radcliffe on Trent FP10 which runs from Woodland Close in theresidential area to the south of the A52 to and around an elevated informal publicopen space on Dewberry Hill on the southern edge of the settlement. The viewpointis located on the public footpath link from the public open space to Woodland Close.

The view is north to the sites south western corner, which is approximately 600maway. The viewpoint is elevated at approximately 67m AOD, which is approximately

17m above the highest part (north east) part of the site.

5.3.17. It is a publicly accessible view that is almost directly aligned with the site, but is onlyavailable for a very short section of the footpath on exiting the public open space.Glimpse views of the site are available from the north edge of the informal publicopen space, but are significantly screened by the surrounding vegetation. Similar

views may be available from the upper floors of properties in this part of Radcliffethat are orientated towards the site.

5.3.18. The vista is enclosed by the close boarded fence and vegetation on either side ofthe footpath as it descends the slope to Woodland Close. Residential properties fillthe foreground of the view, descending down the slope and along the valley bottom.The A52, formal recreation area and the railway line with its associated vegetation

are visible horizontal elements through the view in the valley bottom to the south ofthe site. In the long distance the open arable fields rising up to Malkin Hill areclearly visible, with countryside above and beyond Radcliffe visible in the vista.

5.3.19. The elevated viewpoint means that the open fields in the site are prominent on thefacing slope in the middle ground of the vista, together with existing residentialproperties to the west. Indeed, the somewhat abrupt interface between the two isapparent. The site appears as an extension of the countryside into the urban form

of the settlement. The hedgerow framework in and around the site is clearly visible.The existing buildings are prominent, but appear contiguous with the residentialproperties that line Shelford Road to the north.

5.3.20. The entirety of the proposed development would be prominent in the view.

However, the development would be set within the context of the existing urban formto the south, west and north. In that respect it would neither foreshorten the view or

break the skyline.

5.3.21. Suggested mitigation is set out in Section 6 below, but notably includes the retentionof the existing hedgerow structure, the provision of a landscaped area in thesouthern part of the site and green fingers running east west from the eastern

boundary landscape buffer, stepping up the slope to Shelford Road.

5.3.22. The view is experienced by a relatively small number of people exiting the informalpublic open space for only a very short stretch of the footpath, and those occupying

the properties that are orientated towards the site. However, whilst the degree ofchange in the view as a result of the development would be substantial, theexpectation of the viewer would be significantly mitigated by both the immediateresidential context to the footpath and the existing urban setting of the site.

Therefore, it is considered that the view has a medium susceptibility to theproposed change.

5.3.23. The viewpoint has no formal status in planning documentation or local guides, nor

does the visual experience indicate particular value. It is, however, a public right ofway and, therefore, it is concluded that the view is of medium value.


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5.3.24. Taking the above factors into account it has been concluded that this representative

view has an overall sensitivity of medium.

Green Belt

5.3.25. As described above, from this viewpoint the site appears as an extension of thecountryside into the urban form of the settlement. The development on the sitewould be prominent in this view and the degree of change substantial, appearing ascountryside encroachment (although it is a very worse case representation of views

from this locality). However, the development would be set within the context of theexisting urban form to the south, west and north, and extend no further east than theexisting development. In that respect the development will represent a rounding offof the urban form rather than urban sprawl. Furthermore, no other settlements arevisible in the view so there would be no perception of coalescence arising from the

proposed development. Again the proposed landscape corridor along the easternsite boundary (see mitigation below) will help to contain the further growth of the

urban form of Radcliffe in the future, and soften the transition of the urban area to

the countryside.

VP4: COVERT CRESCENT

5.3.26. This view is from the residential area to the south of the A52 and the site. The

viewpoint is located on Covert Crescent; a residential road. The view is north to thesites southern boundary, which is approximately 400m away. The viewpoint is

elevated at approximately 54m AOD, which is marginally (4m) higher than thehighest part (north east) part of the site. It is a publicly accessible vista that isdirectly aligned with the site, but is only available for a short section of the roadwhere the alignment, topography and built form allow. Similar views may beavailable from the upper floors of properties in this part of Radcliffe that are

orientated towards the site.

5.3.27. The vista is enclosed by residential properties either side of the crescent.

Residential properties fill the foreground of the view, descending down the slope andalong the valley bottom. The open fields in the site are visible on the facing slope inthe middle ground of the vista, together with existing residential properties to thewest, although the flat perspective means that they are less prominent than from

Viewpoint 3. The site appears as an extension of the countryside into the urbanform of the settlement. The hedgerow framework in and around the site is visible.The existing buildings are clearly visible, but appear contiguous with the residentialproperties that line Shelford Road to the north. In the long distance the open arable

fields rising up to Malkin Hill are clearly visible, with countryside above and beyond

Radcliffe visible in the vista.

5.3.28. The entirety of the proposed development would be visible in the view. However,the development would be set within the context of the existing urban form to thesouth, east and north. In that respect it would neither foreshorten the view or breakthe skyline.

5.3.29. Suggested mitigation is set out in Section 6 below, but notably includes the retention

of the existing hedgerow structure, the provision of a landscaped area in thesouthern part of the site and green fingers running east west from the eastern

boundary landscape buffer, stepping up the slope to Shelford Road.

5.3.30. The view is experienced by a relatively modest number of people travelling aroundthe residential area and occupying the properties that are orientated towards thesite. However, the view only occurs occasionally in the area where the topography


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and existing built form allow. Furthermore, whilst the degree of change in the view

as a result of the development would be substantial, the expectation of the viewerwould be significantly mitigated by both the immediate residential context to thefootpath and the existing urban setting of the site. Therefore, it is considered thatthe view has a medium susceptibility to the proposed change.

5.3.31. The viewpoint has no formal status in planning documentation or local guides, nordoes the visual experience indicate particular value. It is, therefore, concluded thatthe view is of low value.

5.3.32. Taking the above factors into account it has been concluded that this representativeview has an overall sensitivity of medium.

Green Belt

5.3.33. As described above, from this viewpoint the site appears as an extension of the

countryside into the urban form of the settlement. The development on the sitewould be prominent in this view and the degree of change substantial appearing as

encroachment (although it is a very worse case representation of views from thislocality). However, like VP4, the development would be set within the context of theexisting urban form to the south, west and north, and extend no further east than theexisting development. In that respect the development will represent a rounding off

of the urban form rather than urban sprawl. Furthermore, no other settlements arevisible in the view so there would be no perception of coalescence arising from theproposed development. Again the proposed landscape corridor along the easternsite boundary (see mitigation below) will help to contain the further growth of theurban form of Radcliffe in the future, and soften the transition of the urban area tothe countryside.

VP5: BINGHAM ROAD PLAYING FIELDS

5.3.34. This view is from the Bingham Road Playing Fields to the south of the site betweenthe railway line and the A52. The viewpoint is located on the pitch to the immediate

south of the site, close to the rear of the properties that back on to the playing fields.The view is north to the sites southern boundary, which is approximately 140maway. The viewpoint is at approximately 39m AOD, which is marginally (5m) higherthan the lowest part of the site (south west). It is a publicly accessible view for users

of the recreation area.

5.3.35. A wide view is available, but it is enclosed by the robust vegetation that lines therailway line bordering the playing fields to the north. Recent residential development

encloses the view to the east (right of photograph), and ultimately also to the west.The roofs of the existing residential properties in the area to west of the site arediscernable through above the vegetation climbing the facing slope. Properties tothe north of Shelford Road, Shelford Lodge Farm and No Joke Plantation on the

higher ground to the north of the site are also visible on the skyline above thevegetation.

5.3.36. The railway vegetation effectively filters the view of the site in the winter, andscreens the view in the summer. The farm buildings within the site are visible

through the vegetation, but the fields are not discernable. Once development takesplace on the site, the properties in the southern part of the site nearest to the

viewpoint, notably their roofs, will be visible in a similar manner to the existing

properties to the west. Suggested mitigation is set out in Section 6 below, butnotably includes the provision of a landscaped area in the southern part of the site.


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5.3.37. The view is experienced by a relatively modest number of people using the playing

fields. That type of user will tend to be focussed on their activity, and not on theirsurroundings, which are in any case largely urban in character. Moreover, thechange in the view as a result of the development would be slight, and reflect theexisting urban context to the north of the railway line. Therefore, it is consideredthat the view has a low susceptibility to the proposed change.

5.3.38. The viewpoint has no formal status in planning documentation or local guides, nordoes the visual experience indicate particular value. It is, therefore, concluded that

the view is of low value.


VP6: BINGHAM ROAD

5.3.40. This view is from the Bingham Road to the south of the site. Bingham Road is oneof the main routes to and from the centre of Radcliffe on Trent and connects to the

A52. It has footpaths to both sides. The viewpoint is close to the junction of the A52,where the elevated position of the road provides a view across the playing fields tothe site, for a stretch of approximately 175m. The view is north to the sites southernboundary, which is approximately 230m away. The viewpoint is at approximately

41m AOD, which is marginally (7m) higher than the lowest part of the site (southwest).

5.3.41. A wide view is available, but is ultimately enclosed by existing residentialdevelopment both to the east and west. The playing fields and associatedinfrastructure fill the foreground of the view, enclosed by the vegetation along therailway line which runs through the view. The slight elevation means that the

residential area to the west of the site is more prominent from this viewpoint thanViewpoint 5, although the trees lining Bingham Road provide some further filtering.Properties to the north of Shelford Road, Shelford Lodge Farm and No JokePlantation on the higher ground to the north of the site are visible on the skylinebeyond the site. The slight elevation and angle of view means that a wider

perspective of the open countryside to the east of the site is also available, albeit stillenclosed by urban development to the north and east.

5.3.42. The railway vegetation effectively filters the view of the southern part of the site inthe winter and screens the view in the summer. The farm buildings within the siteare discernable through the vegetation, and the fields in the northern part of the siteare visible. Development on the site will, therefore, be visible in a similar manner to

the existing properties to the west, but extending across the majority of the view andclosing the vista to the open countryside to the east.


of a landscaped area in the southern part of the site and green fingers running eastwest from the eastern boundary landscape buffer and stepping up the slope.

5.3.44. The view is experienced by a relatively high number of motorists, and a modestnumber of cyclists and pedestrians using Bingham Road. The views of the site are

limited to a short section of the road, and they will also be influenced by the existingbusy (movement and noise) urban context, with prominent urban elements in the

view. Whilst, the development would reflect the existing urban context to the north

of the railway line, there would be a significant degree of change in the view.Therefore, it is considered that the view has a medium susceptibility to theproposed change.


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does the visual experience indicate particular value. It is, therefore, concluded thatthe view is of low value.

5.3.46. Taking the above factors into account it has been concluded that this representativeview has an overall sensitivity of low/medium.

VP7: OATFIELD LANE

5.3.47. This view is from Oatfield Lane an extremely lightly used minor road running fromthe A45 to Shelford Road. It is a narrow lane without footpaths that runs through the

large open arable fields to the east of Radcliffe on Trent. The viewpoint isapproximately midway along the lane as it climbs up to Shelford Road. The view iswest to the sites eastern boundary approximately 1.2km away.

5.3.48. Large open arable fields fill the foreground of the view and forms the horizon on the

higher ground to the north (right of photograph), although Shelford Lodge Farm andthe tops of the trees in the No Joke Plantation are visible above the horizon. To the

south (left of photograph) the rising land to Dewberry Hill to the south of Radcliffe onTrent forms the skyline. Radcliffe is visible in the distance on the facing slopes andalong the valley bottom. Although it is not immediately apparent in the photograph,the urban form of Nottingham on higher land above and beyond Radcliffe is visible

in the longer distance.

5.3.49. The open fields that form the site are not discernable because of the flat perspectiveand intervening vegetation. The farm buildings on the site, and the rears of thedwellings along Clumber Drive which marks the sites eastern boundary, arediscernable in the view. They are not prominent, because of the distance and use ofneutral material colours, but the abrupt interface between current urban form and

countryside is apparent. The development on the site would, therefore, also bevisible, but the change in the view would be extremely limited. That is, there wouldbe some foreshortening of the view to the urban area, but at this distance it wouldbe to a barely perceptible degree.


of landscape buffer along the eastern boundary, incorporating retained hedgerowsand significant tree planting to soften the urban interface with eth countryside.

5.3.51. This view is currently experienced by a very small number of motorists, who aretraveling in a direction that is perpendicular to the view and will be focussed on theroad and, therefore, away from the direction of the view. There would be an

expectation of an open view that is rural in character albeit with urban elements setwithin the landscape, but the development will result in a barely perceptible change

at this distance. It is therefore, concluded that the viewpoint has a lowsusceptibility to the proposed change to the view.

5.3.52. Their expectation is rising as they leave Upper Saxondale and obtain wide views ofthe surrounding countryside, but is still affected by the immediate juxtaposition withthe urban form and the prominence of Radcliffe in the view and Nottingham beyond.There would only be an extremely limited change in the view, particularly in Summer

when the existing vegetation will screen the site almost entirely. Therefore, it isconsidered that the view has a low susceptibility to the proposed change.



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view has an overall sensitivity of low.

Green Belt

5.3.55. As described above, the development on part of the site would be visible in thedistance, but the degree of change would be extremely limited. That is, there wouldbe some foreshortening of the view to the urban area, but at this distance it wouldbe to a barely perceptible degree and, because of the sites containment within the

visible urban form, appear contiguous with the existing urban form not as urbansprawl or countryside encroachment. The only other visible settlement from this viewis Upper Saxondale to the south (not in photograph). However, the viewpointhighlights that there is already significant visible development to the south of the

A52 in Radcliffe on Trent that appears much closer to Upper Saxondale. There

would, therefore, be no perception of coalescence arising from the proposeddevelopment. Therefore, from this viewpoint the perception of change in respect of

the Green Belt purposes will be negligible.

VP8: SHELFORD ROAD (AT ENTRANCE TO SHELFORD LODGE FARM)

5.3.56. This view is from Shelford Road a well used road that forms the sites northernboundary and links to the centre of Radcliffe on Trent. At this point Shelford Road

has no footpaths. The viewpoint is close to the entrance to Shelford Lodge Farmon the approach to Radcliffe. The view is west to the sites northern boundary which

is only approximately 50m away.

5.3.57. The road is framed by an established trimmed hedgerow that forms the sitesnorthern boundary and directs the view along the road to the entrance to Radcliffe.The dwellings on the south side of Shelford Road (left of photograph) and the

associated frontage vegetation are a prominent urban element in the view. Theresidential properties to the north of Shelford Road, that forms the eastern extent ofRadcliffes current urban form are also prominent features, beyond the arable field in

the foreground (right of photograph).

5.3.58. The view of the site is aligned with the direction of travel along Shelford Road, butthe roadside hedgerow screens the fields and buildings within the site. Indeed, thefurther extent of the site to the south is not apparent as the land drops away from

Shelford Road. However, the construction of the access roundabout on the edge ofthe settlement will require the removal of approximately 100m of the hedgerow and,therefore, open up views into the site, and of the proposed residential development.

5.3.59. Suggested mitigation is set out in Section 6 below, but notably includes the provisionof a hedgerow around the roundabout and the provision of a landscape buffer alongthe eastern boundary, incorporating significant tree planting.

5.3.60. This view is experienced by a reasonably large number of people travelling along

Shelford Road and entering Radcliffe. The vast majority are motorists whoseexpectation is moderated by the awareness that they are approaching the urban

area, but also the prominence of existing urban elements in the view. However,given the proximity to the site and the degree of change in the view that will arose

from the development, it has been concluded that the viewpoint has amedium/high susceptibility to the proposed change.



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Green Belt

5.3.63. As described above, whilst the construction of the access roundabout will open upviews of the site and proposed development from this locality. The change in viewwill be significant. The development will, however, be viewed in the context of theexisting urban form that encloses the site appearing as a consolidation of that rather

than urban sprawl or encroachment on the countryside. Furthermore, no othersettlements are visible in the view so there would be no perception of coalescencearising from the proposed development.

VIEWPOINT 9: SHELFORD ROAD (CLOSE TO NO. 112)

5.3.64. This view is from Shelford Road a well used road that forms the sites northernboundary and links to the centre of Radcliffe on Trent. At this point Shelford Road

has footpaths to both sides. The viewpoint is close to number 112, at approachingthe exit from Radcliffe on Trent. The view is east to the sites northern boundarywhich is only approximately 50m away.

5.3.65. The view of the site is aligned with the direction of travel along Shelford Road. Theroad is framed by the vegetation and front boundaries of existing properties that

extend further along the north side of Shelford Road and enclose the view to thenorth. However, beyond the last property on the south side on Shelford Road, a

wider panoramic view is available above the trimmed hedgerow that lines the road.

5.3.66. The farm buildings in the site and the adjacent residential properties are prominenturban elements in the view beyond the small pasture field in the immediate

foreground. However, longer distance views to the countryside are availablebetween Shelford Road and the sites farm buildings. Upper Saxondale is visible on

the horizon. To the south, the relatively recent development on Hudson Way isvisible beyond the site, with the older dwellings in the residential area to the south of

the A45 climbing the facing slope up to Dewberry Hill.

5.3.67. The development on the site will be prominent within the view and enclose the viewsto the surrounding countryside at this point. However, the access roundabout onShelford Road will be located beyond the curve in the road, and screened by the

existing dwelling on the south side of Shelford Road. Suggested mitigation is setout in Section 6 below.

5.3.68. This view is experienced by a reasonably large number of people travelling alongShelford Road. The vast majority are motorists whose expectation is rising as theyleave Radcliffe, but is still affected by the immediate urban context, and theprominence of existing urban elements in the view. However, given the proximity tothe site and the degree of change in the view, it has been concluded that the

viewpoint has a medium/high susceptibility to the proposed change.






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5.3.71. As described above, the development on the site will be prominent within the viewand enclose the views to the surrounding countryside and Green Belt at this point.In that respect there will be a significant urbanising effect, but as the site is alreadyenclosed by the existing urban form to the north, west and south, the development

will appear as a consolidation of the urban form in this location rather than sprawl orindeed encroachment on the countryside. Upper Saxondale is visible in the longer

distance, that is likely to be screened in the future, and the existing development tothe south of the A52 already appears much closer. There would therefore, be noperception of coalescence.

VP10: SHELFORD ROAD

5.3.72. This view is from Shelford Road to the north of Radcliffe on Trent. At this pointShelford Road has no footpaths. The viewpoint is located on the high ground closeto the No Joke Plantation. The view is south to the sites northern boundary which is

approximately 470m away. The viewpoint is at 63m AOD which is approximately13m above the highest point of the site.

5.3.73. Open views across the agricultural land to both the north and south of ShelfordRoad are available to receptors as they pass No Joke Plantation at the top of Malkin

Hill. However, further south at the Viewpoint the robust trimmed hedgerow on thenorth side of Shelford Road (right of photograph) effectively screens views of the

arable fields to the north. A short distance further south, a hedgerow starts on thesouth side of Shelford Road and directs the receptors view along the road as itdescends the hill to Radcliffe.

5.3.74. At the viewpoint a wide view of the countryside to the south Shelford Road is

available. Arable fields fill the foreground of the view, but the rising land toDewberry Hill is visible in the distance and forms the skyline. Consequently theresidential development to the south of the A45 in Radcliffe, is prominent in the

view.

5.3.75. The southern part of the site is visible in the middle distance, but is difficult todiscern. The site farm buildings are just visible above the hedgerow, and whilst thefields in the site cannot be seen, the upper storeys of the properties on the southern

part of Clumber Drive, beyond the site, are identifiable. Consequently, thedevelopment proposed on the site will also be visible, but the change in the viewwould be extremely limited. That is there would be some foreshortening of the viewto the urban area, but to a barely perceptible degree at this distance.

5.3.76. Suggested mitigation is set out in Section 6 below, but notably includes the provisionof landscape buffer along the eastern boundary, incorporating retained hedgerowsand significant tree planting to soften the urban interface with the countryside. .

5.3.77. This view is currently experienced by a reasonably large number of motorists andcyclists, who are traveling in a direction that is aligned with a view of the site, but the

view is only available for a relatively short stretch of the road (approximately 300m).There would be an expectation of an open view that is rural in character. However,

the existing urban form of Radcliffe is already prominent in the view and thedevelopment will result in a barely perceptible change at this distance. It is

therefore, concluded that the viewpoint has a low susceptibility to the proposed

change to the view.


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5.3.80. As described above, the development on part of the site would be visible, but thedegree of change would be extremely limited. That is, there would be some

foreshortening of the view to the urban area, but at this distance it would be to avery limited degree and, because of the sites containment within the visible urbanform, would appear contiguous with the existing urban form, not as urban sprawl orcountryside encroachment. The proposed landscape corridor along the eastern site

boundary (see mitigation below) will also help to contain the further growth of theurban form of Radcliffe in the future, and soften the transition of the urban area to

the countryside. The only other visible settlement from this view is Upper Saxondaleto the south. However, the viewpoint highlights that there is already significantvisible development to the south of the A52 in Radcliffe on Trent that appears muchcloser to Upper Saxondale than the development on the site would. There would,

therefore, be no perception of coalescence arising from the proposed development.Therefore, from this viewpoint the perception of change in respect of the Green Beltpurposes will be negligible.

VP11: RADCLIFFE ON TRENT FP2

5.3.81. This view is from Radcliffe on Trent FP2 which runs south from the A52 on openrising land. The viewpoint is located on the public footpath, approximately 500m

south of the A52. The view is north east to the sites western boundary, which isapproximately 1.75km away. The viewpoint is at approximately 47m AOD, which isapproximately level with the highest point of the site.

5.3.82. It is a publicly accessible view with open panoramic views towards Nottingham andacross Radcliffe on Trent round to Dewberry Hill. Higher ground in the very longdistance forming the majority of the skyline. The urban form of Radcliffe, particularlythat on the higher ground in the northern part of the settlement, is prominent in the

view as the receptor walks northwards.

5.3.83. In the view towards the site, No Joke Plantation on Malkin Hill forms the skyline inthe long distance and the arable land on the higher ground to the north east

provides the background to the urban form of the settlement. The site itself is notvisible in the view, but the upper parts of

file 16 landscape and visual appraisal

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