planning application for proposed silo development ...€¦ · event, dblc accepts no liability for...

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)

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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: [email protected] web: www.dblc.co.uk

mailto:[email protected]

http://www.dblc.co.uk/


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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





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

[email protected]

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

[email protected]

www.dblc.co.uk

1

KEY

PLANNING APPLICATION

BOUNDARY


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




2

3

4

10

8

1





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

[email protected]

www.dblc.co.uk

3

KEY


BOUNDARY


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.








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

[email protected]

www.dblc.co.uk

5

KEY


BOUNDARY


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).




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




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

[email protected]

www.dblc.co.uk

7

KEY


BOUNDARY


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.




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

[email protected]

www.dblc.co.uk

9

KEY


BOUNDARY


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.




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