11 Visual 11.1 Introduction 11.2 Approach and Methods 11.3 Baseline Conditions 11.4 Potential Impacts 11.5 Potential Mitigation 11.6 Summary of Route Corridor Options Assessment 11.7 Scope of Stage 3 Assessment 11.8 References
11 Visual
11.1 Introduction
11.1.1 This chapter presents the assessment of the Stage 2 route corridor options for the Forth Replacement Crossing in terms of impacts on the buildings, viewpoints, footpaths and transport routes (collectively referred to as receptors) that would notice a discernible change to the character and visual amenity of their views.
11.1.2 Impacts assessed as being of Moderate or greater are considered to represent clearly perceptible changes to views and mitigation would generally be required to reduce these where possible.
11.1.3 The likely mitigation is considered and taken into account to summarise the residual impacts for each route corridor and identify the northern and southern route corridors with the lowest overall visual impact.
11.1.4 Visual impacts relating specifically to views from the road are considered in Chapter 16 (Vehicle Travellers). Visual impacts during construction are addressed in Chapter 17 (Disruption Due to Construction).
11.2 Approach and Methods
Study Area
11.2.1 The indicative study area for the visual assessment was identified through a combination of desk based assessment and site survey. The assessment identified the locations of property areas likely to experience a visual change related to the project for each route corridor option. For the purposes of comparative assessment at Stage 2, the study area has been limited to an approximate 3km distance from the route corridor options (considered to be the approximate distance when elements of this infrastructure could have a discernible visual impact on a receptor and a robust comparison made) subject to screening by surrounding topography and woodland.
11.2.2 Due to the anticipated height of the proposed replacement bridge structure, it would be visible from locations to the west along the Firth of Forth and viewpoints throughout Edinburgh City, beyond the study area. At this stage it is considered that potential impacts beyond the study area would not be significant, due to distance, the proximity of the existing Forth Road Bridge and Forth Rail Bridge and effective integration of the Forth Replacement Crossing. However, as explained in Section 11.7, the use of separate assessments for the replacement bridge and approach roads, with separate study areas and Visual Envelope Maps will be undertaken at Stage 3, in consultation with SNH. This will ensure that potential visual impacts upon the wider landscape are considered as part of the detailed assessment.
Guidance and Approach
11.2.3 The visual assessment follows guidance provided in DMRB Volume 11 Section 3 Part 5, Landscape & Visual Assessment and Supplementary Guidance (Highways Agency et al., 1993; Scottish Executive, 2002) and Guidelines for Landscape and Visual Impact Assessment (Landscape Institute and Institute of Environmental Management & Assessment, 2002).
11.2.4 The assessment has been carried out through:
- review of proposed route corridor options and replacement bridge design to ascertain the likely visually intrusive elements of the proposals; and
- field studies to identify receptor areas likely to experience a change of visual amenity in relation to each route corridor option.
Impact Assessment
11.2.5 The assessment considers both built (dwellings, workplaces and recreational buildings) and outdoor (major and well-used minor roads, the Edinburgh to Dundee railway, outdoor recreational spaces, rights of way, footpaths (in accordance with the Scottish Paths Record), cycleways and equestrian routes) receptors. Groups of built and outdoor receptors within the study area which would gain views of the Forth Replacement Crossing were identified through assessment by teams of two or more landscape architects in the field, and the degree of change to their visual amenity surveyed. Receptors likely to be affected by the proposed corridor options are identified on Figures 11.1 to 11.5.
11.2.6 The significance of visual impacts was determined through consideration of both the sensitivity of the visual receptors and the predicted magnitude of change as a result of the proposed scheme.
Sensitivity of Receptors
11.2.7 The sensitivity of visual receptors to changes in their views was evaluated in accordance with the criteria provided in Table 11.1 based on the following factors:
- nature and context of the viewpoint;
- expectations of users/receptors; and
- importance and value of the view to the receptor.
Table 11.1: Sensitivity of Visual Receptor
| Sensitivity |
Criteria |
|---|---|
High |
Receptors where the changed view is of high value and importance and/or where the receptor will notice any change to visual amenity by reason of the nature of use and their expectations, (particularly remote dwellings situated to take advantage of panoramic scenic views or outdoor receptors where the view is important to users will be considered to be of high sensitivity). |
Medium |
Receptors where the changed view is incidental but not critical to amenity and/or the nature of the view is not a primary consideration of the users (the majority of dwellings have been assessed as being of medium sensitivity, as well as outdoor receptors where users are likely to spend time outside of participation in their activity looking at the view and industrial receptors that have offices with windows that take advantage of views). |
Low |
Receptors where the changed view is unimportant/irrelevant and/or users are not sensitive to change (the majority of industrial receptors are considered to be of low sensitivity unless they have a significant number of windows, which may raise their sensitivity to low/medium; outdoor receptors where users are unlikely to consider the views an important element of their usage of the site will generally be assessed to be of low sensitivity). |
Magnitude of Visual Change
11.2.8 Evaluation of the magnitude of visual change affecting receptors was carried out by considering the scale of change in the view due to the addition or loss of features, change in character and the amount/extent of the view affected.
11.2.9 The main elements taken into account in the evaluation of magnitude of change included:
- the extent of the receptor’s available view affected by the development (including the distance from the scheme);
- the angle of view relative to the main activity of the receptor; and
- the level of integration or contrast created by the road and its associated elements within the view.
11.2.10 The criteria used to determine the magnitude of visual change are shown in Table 11.2.
Table 11.2: Magnitude of Visual Change
| Magnitude |
Criteria |
|---|---|
High |
Where the Forth Replacement Crossing or elements of it will dominate the view and fundamentally change its character and components. |
Medium |
Where the Forth Replacement Crossing or elements of it will be noticeable in the view, affecting its character and altering some of its components and features. |
Low |
Where the Forth Replacement Crossing or elements of it will be only a minor element of the overall view that are likely to be missed by the casual observer and/or scarcely appreciated. |
Impact Significance
11.2.11 Table 11.3 was used to help determine the thresholds of adverse or beneficial impact significance using a matrix of sensitivity and magnitude. It should be noted, however, that the use of this matrix was supplemented by professional judgement and awareness of the relative balance of importance between sensitivity and magnitude.
Table 11.3: Visual Impact Significance Criteria
| Magnitude / Sensitivity |
Negligible |
Low |
Medium |
High |
|---|---|---|---|---|
High |
Slight |
Moderate |
Substantial |
Severe |
Medium |
Negligible to Slight |
Slight |
Moderate |
Substantial |
Low |
Negligible |
Negligible to Slight |
Slight |
Moderate |
11.2.12 As stated in 11.1.4, impacts of Moderate or greater are considered to be significant such that they should be mitigated where possible, as this is the level at which changes would be clearly perceived.
11.2.13 It should be noted that to provide consistency with the assessment of other environmental parameters within this Stage 2 report, stated impacts are considered to be adverse unless otherwise qualified. However, this distinction is inherently subjective in visual terms, particularly with regard to large and potentially ‘iconic’ bridge structures.
Limitations to Assessment
11.2.14 At this stage the assessment was limited to a general survey to provide an indicative visual envelope for each of the northern and southern route corridor options as part of the identification of a preferred corridor. The existing bridges are visible from a great distance along the Firth of Forth and parts of Edinburgh. The structure of the proposed replacement bridge is anticipated to be similarly visible, but the study area for the visual impacts will not extend to cover all areas as beyond a distance of approximately 3km, the visual change will be so minimal as to be considered insignificant. A detailed survey to identify specific receptors and assess impacts will be carried out at DMRB Stage 3, following the selection of a preferred route corridor option.
11.3 Baseline Conditions
11.3.1 The ‘Guidelines for Landscape and Visual Impact Assessment’ (IEMA, 2002), states that ‘landscape and visual assessments are separate, although linked, procedures. The landscape baseline, its analysis, and the assessment of landscape effects all contribute to the baseline for visual assessment studies’. The visual context and baseline description of the study area is therefore incorporated to a considerable extent in Chapter 10 (Landscape) and supporting Appendix A10.1.
11.3.2 Baseline visual conditions around the northern and southern study areas are summarised below. Sensitivity is described generally in this section for areas and for key features to provide an overview of baseline visual sensitivity, however the sensitivity of specific individual receptors is identified within the impact assessment (Section 11.4: Potential Impacts) to avoid unnecessary repetition.
Northern Study Area
11.3.3 Much of the northern study area is urban development. The largest settlement, Dunfermline, has significantly expanded in recent years, with housing development on-going at the eastern side of the town. The town is built across a number of hills, which provide several areas (such as Garvock Hill and Brucefield) with views to the south across Rosyth and the M90 towards the existing bridges. The majority of properties are generally considered to be of medium sensitivity.
11.3.4 Views across the Firth of Forth from Rosyth, to the south of Dunfermline, are restricted by Castlandhill, the Naval Base, ferry terminal and industry in Roysth Europarc at the southern edge of the town. The A90/M90 separates Rosyth from Inverkeithing, situated on a hillside with views to the south-east across Inverkeithing Bay. The northern side of the town has views across rolling farmland towards the M90 and Fordell Estate, which are adversely affected by the presence of the industrial estate at the edge of the settlement. Further east, the settlement of Dalgety Bay is also situated on the coastal hillside, with the Forth Rail Bridge prominent in views to the west. The topography of the surrounding area, in particular the wooded ridgeline of Letham Hill, limits views elsewhere, although the Hillend community at the northern edge of the town has attractive, rural views to the south of Fordell Estate.
11.3.5 Outwith the settlements, the majority of the study area is open farmland of medium sensitivity with views towards the Firth of Forth featuring both countryside and urban development. Rolling topography and woodland, particularly within Fordell Estate, provides screening for many rural areas.
11.3.6 Views from many of the existing roads are contained by development, while the M90/A90 is visually enclosed throughout much of the study area by cuttings and vegetation, so that sensitivity is limited to low. The B981 road and associated footpath to North Queensferry have attractive, intermittent views across the Firth of Forth which afford this receptor medium sensitivity to change.
11.3.7 The Fife Coastal Path and the footpaths across Castlandhill are medium sensitivity, with attractive views across the Firth of Forth and limited views of the Forth rail bridge, the surrounding farmland and the settlements to the north, dominated by the existing bridges.
Firth of Forth
11.3.8 The Forth Road Bridge and Forth Rail Bridge across the Firth of Forth are significant features within the landscape, with an extensive visual envelope from northern Edinburgh to Dunfermline and west along the river to Bo’ness. Views from the Firth of Forth itself are also important as it is extensively used by leisure craft as well as commercial and defence vessels. Despite the heavy industry at Rosyth Europarc and Grangemouth, the scenic value of the area is high and potentially sensitive to change.
Southern Study Area
11.3.9 South Queensferry is the largest settlement in the southern study area. The context of the historic harbour area affords the majority of properties medium/high sensitivity while properties elsewhere are considered to be of medium sensitivity. Views are focussed towards the Firth of Forth by the rolling topography of the surrounding farmland. The other significant settlement is the village of Kirkliston, situated to the north of Edinburgh Airport between the River Almond and the M9 and M9 Spur. Properties here have medium sensitivity due to the intrusive development in the area. The adjacent motorway embankments and rising landform to the north of the village screen views to the north and west.
11.3.10 There are several historic estates across the study area at Hopetoun, Dundas, Dalmeny and Newliston. The properties and grounds are generally enclosed by woodland although Hopetoun House Estate, which is situated on the lower slopes of the estuary, has intermittent views to the east along the Firth of Forth towards the existing bridges and there are famous views from the top of Dundas Castle.
11.3.11 Between the M9 and the Firth of Forth, there are numerous isolated farms and dwellings. The rolling nature of the surrounding landform and a number of woodland plantations limit views for most of these properties.
11.3.12 The majority of the existing roads have open views across the surrounding farmland and medium sensitivity, in particular the M9 and M9 Spur, which are generally situated on high embankments. The rolling topography of the farmland limits views of the Firth of Forth from many of the roads, but the tops of the existing bridges are visible from northbound sections of the M9 Spur, A90 and A8000. Open views across the Firth of Forth are available from the A904 to the west of South Queensferry, with a designated viewpoint of medium to high sensitivity situated at the edge of the small settlement at Newton.
11.4 Potential Impacts
11.4.1 Without appropriate mitigation, visual impacts may include the following:
- alteration to the character of views due to loss of landscape elements and introduction of infrastructure elements associated with a new bridge and connecting roads, including lighting in previously unlit areas; and
- alteration and obstruction of views by the introduction of significant cuttings or embankments into the landform and reduced screening where woodland is lost.
11.4.2 The proposed replacement bridge, the northern and southern route corridor options are assessed separately.
11.4.3 The sensitivity of each receptor is justified on the first occasion that the receptor is discussed and remains unchanged throughout the chapter.
11.4.4 If potential impacts are considered to be common to both route corridor options in the northern or southern study areas, these are identified separately.
Proposed Replacement Bridge
11.4.5 Due to the height of the proposed replacement bridge, it is anticipated to be the most visible element of the Forth Replacement Crossing, and would have the same impacts for all of the route corridor options.
11.4.6 Potential receptors are indicated on Figure 11.1 and impacts on receptors are described below and summarised in Table 11.4.
Built Receptors
11.4.7 The towers of the proposed replacement bridge would be visible from elevated locations in Dunfermline at Abbey Parks, Garvock Hill and Brucefield and the new development at the southeastern edge of the town. Due to the distance involved and the proximity of the towers to the existing bridges, the impacts would not be considered to be significant. Similar views are predicted for the northern part of Rosyth and the eastern side of Inverkeithing.
11.4.8 The proximity of the A90 to properties at Muckle Hill and southwest Inverkeithing affects the setting of the dwellings and reduces their sensitivity to medium. The proposed replacement bridge would represent a low magnitude of change and an impact of Slight to Negligible significance.
11.4.9 Castlandhill Cottages would have open views of the new crossing. Despite the existing A90 and mobile phone masts on the hill, these properties have medium to high sensitivity. The proximity of the proposed replacement bridge to the existing crossings would represent a low magnitude of change which would result in a Slight to Moderate significance impact.
11.4.10 Housing on Ferry Toll Road would have views towards the proposed replacement bridge, partially screened by the woodland on the other side of the road. The adjacent industry limits sensitivity to medium and the proposed replacement bridge would not be considered a significant change to views. The impact on the housing would therefore be of Slight to Negligible significance.
11.4.11 The proposed replacement bridge would be visible from the majority of North Queensferry where receptors have medium to high sensitivity. The proposed replacement bridge would represent a medium magnitude of change, with Moderate significance impacts.
11.4.12 The proposed replacement bridge would pass very close to the Queensferry Hotel (Figure 11.1a) which is assessed as having medium sensitivity. The new bridge would affect the only remaining open aspect, with high magnitude of change and Substantial significance impacts.
11.4.13 Admiralty House, Ferry Craig House and Tigh-na-Grian are situated on the coast of the Firth of Forth with attractive views, which give the properties high sensitivity. The introduction of the proposed replacement bridge to their views would represent a high magnitude of change with Severe significance impacts.
11.4.14 The nature of the Naval Base, Rosyth Europarc, ferry terminal and sewage works at the southern edge of Rosyth limits them to low sensitivity, despite their coastal locations. Although highly visible from the facilities, the backdrop of the existing bridges would limit the magnitude of change to low, and impact significance to Slight to Negligible.
11.4.15 South of the Firth of Forth, approximately half of South Queensferry, where sensitivity of receptors is medium, would notice a medium change to views of the Firth of Forth and the existing bridges, with Moderate significance impacts. The historic waterfront has medium to high sensitivity due to available views and also medium magnitude of change and Moderate significance impacts.
11.4.16 To the west of South Queensferry, Inchgarvie House and houses at Linn Mill overlook the Firth of Forth where woodland at East Shore Wood permits. These receptors have medium to high sensitivity. The proposed replacement bridge would pass immediately east of the properties, set against the backdrop of the existing bridges, so that a medium magnitude of change and Moderate to Substantial significance impacts would be predicted.
11.4.17 Further west along the coast, Hopetoun House, the Lodge and the Society houses at the edge of the estate have attractive views across the Firth of Forth and therefore high sensitivity. The addition of a third bridge would produce a medium visual change and Moderate significance impacts.
11.4.18 Industrial units at the edge of Hopetoun Estate have low sensitivity as the available views are not important to these receptors and are partially screened by existing woodland around the site. The magnitude of change for the facility would be low resulting in Slight to Negligible significance impacts.
11.4.19 Duddingston, Lawflat, and White Gate Lodge are farms and dwellings scattered across the farmland around Dundas Estate, which are considered to be of medium to high sensitivity due to their attractive rural views. The proposed replacement bridge would cause a low magnitude of change to the views of the existing bridges, which would have a Slight significance impact on the properties.
11.4.20 Dundas Castle is noted for its panoramic view from the top of the castle and is assessed as being of high sensitivity. The new bridge would produce a low to medium magnitude of change, with Moderate significance of impact.
11.4.21 Dundas Home Farm, situated beside the A90 at the edge of Dundas Estate, would also have a low change to views but the reduced sensitivity of medium would limit significance of impacts to Slight to Negligible.
Outdoor Receptors
11.4.22 Between the small settlement at Newton and South Queensferry, sections of the eastbound A904 would have views across the Firth of Forth towards the proposed replacement bridge. The receptor is considered to be of medium sensitivity due to the available views, but would only notice a low to medium magnitude of change to views of the existing bridges, which would have Slight to Moderate significance impacts on the visual amenity of the route.
11.4.23 A designated viewpoint for the existing bridges is situated on the A904 east of Newton. The purpose of this receptor justifies medium to high sensitivity. The proposed replacement bridge would cause a medium magnitude of change to the existing views resulting in Moderate to Substantial significance impacts.
11.4.24 A coastal footpath to Hopetoun House, which overlooks the Firth of Forth and existing bridges has medium to high sensitivity. The proposed replacement bridge, set against the backdrop of the existing bridges would represent a low to medium magnitude of change and Moderate significance impact.
11.4.25 The footpath along the waterfront of South Queensferry is also considered to be of medium to high sensitivity. From this receptor, the proposed replacement crossing would be seen behind the Forth Road Bridge, representing a low magnitude of change to the views and Slight to Moderate significance impact. The proposed replacement bridge would also be visible from the path as it continues to the east around Dalmeny Estate, but impacts would be of Negligible significance as it would not represent a significant change to the existing view in the context of the existing bridges.
11.4.26 Port Edgar marina, at the edge of South Queensferry, has panoramic views across the Firth of Forth, dominated to the east by the existing bridges giving the facility medium to high sensitivity to change. The proposed replacement bridge would be located immediately west of the marina, with medium to high magnitude of change and Substantial significance impact for these views.
11.4.27 North of the Firth of Forth, there would be low magnitude of change and Negligible significance impacts for all existing roads except the B981 road and associated footpath to North Queensferry, where medium magnitude of change and Moderate significance impacts are assessed. However, only low magnitude of change and Negligble significance impacts would occur for the Fife Coastal Path and the footpaths across Castlandhill.
11.4.28 The attractive views available from the Firth of Forth itself are currently impacted by the industry and urbanisation of the shoreline, which limit the sensitivity of the receptor to medium to high. The close proximity of the proposed replacement bridge to the existing bridges would bring about a low to medium change for the majority of views.
Table 11.4: Summary of Potential Impacts – Proposed Replacement Bridge
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Muckle Hill dwellings – SW Inverkeithing |
Medium |
Low |
Slight to Negligible |
Castlandhill Cottages |
Medium to High |
Low |
Slight to Moderate |
Ferry Toll Road housing estate, Rosyth |
Medium |
Low |
Slight to Negligible |
North Queensferry |
Medium to High |
Medium |
Moderate |
The Queensferry Hotel |
Medium |
High |
Substantial |
Admiralty House, Ferry Craig House & Tigh-na-Grian |
High |
High |
Severe |
HM Naval Base, Rosyth Europarc & sewage works |
Low |
Low |
Slight to Negligible |
South Queensferry |
Medium |
Medium |
Moderate |
South Queensferry waterfront buildings |
Medium to High |
Medium |
Moderate |
Inchgarvie House & Linn Mill |
Medium to High |
Medium |
Moderate to Substantial |
Hopetoun House, Lodge & Society Houses |
High |
Medium |
Moderate |
Hopetoun Estate industrial area |
Low |
Low |
Slight to Negligible |
Duddingston, Lawflat, White Gate |
Medium to High |
Low |
Slight |
Dundas Castle |
High |
Low to Medium |
Moderate |
Dundas Home Farm |
Medium |
Low |
Slight to Negligible |
A904 |
Medium |
Low to Medium |
Slight to Moderate |
A904 viewpoint |
Medium to High |
Medium |
Moderate to Substantial |
Coastal path to Hopetoun House |
Medium to High |
Low to Medium |
Moderate |
South Queensferry waterfront footpath |
Medium to High |
Low |
Slight to Moderate |
Existing roads in Northern study area |
Low |
Low |
Negligible |
B981 to North Queensferry |
Medium |
Medium |
Moderate |
Fife Coastal Path and footpath across Castlandhill |
Medium |
Low |
Negligible |
Port Edgar marina |
Medium to High |
Medium to High |
Substantial |
Firth of Forth |
Medium to High |
Low to Medium |
Moderate |
Northern Route Corridor Options
Impacts Common to Both Northern Route Corridor Options
11.4.29 Impacts on receptors which would be common to both Northern route corridor options are described below and summarised in Table 11.5. Potential receptors are indicated on Figures 11.2 and 11.3.
11.4.30 The park and ride at Inverkeithing and the sewage works at North Queensferry have low sensitivity. Changes to the Ferrytoll junction for both options would cause a low degree of change to their views and Slight to Negligible significance visual impacts.
11.4.31 Views from the lodge for Admiralty House and Welldean Cottages, north of North Queensferry, are screened by local vegetation and topography, which limit their sensitivity to medium. The new roads would be close to the properties, dominating their views and causing a high magnitude of change and Substantial significance.
Table 11.5: Summary of Potential Impacts Common to Both Northern Route Corridor Options
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Inverkeithing Park & Ride and North Queensferry Sewage Works |
Low |
Low |
Slight to Negligible |
Admiralty House Lodge & Welldean Cottages |
Medium |
High |
Substantial |
North Corridor Option 1
11.4.32 The majority of North Corridor Option 1 would be online with the existing A90/M90 and unlikely to represent a discernible visual change to that caused by the existing road network for the majority of receptors.
11.4.33 Potential receptors are indicated on Figures 11.2 and impacts on receptors are described below and summarised in Table 11.6.
11.4.34 At the southeastern corner of Dunfermline, new housing being built north of the existing M90, near Mastertown and Middlebank farms, has open views south. The urban setting of the receptors limits their sensitivity to medium. Changes to the Masterton Junction with the removal of vegetation that currently screens the M90 and the new road connecting to the A921 would cause a low to negligible change and Slight significance impacts.
11.4.35 To the south of Fordell Estate, Balbougie Farm and Cottages are considered to be of medium to high sensitivity with attractive rural views to Letham Hill. The revised Masterton Junction would introduce new slip roads and overbridges and a link to the A921 to their views, which would cause a low change to views and Slight significance impacts.
11.4.36 The small Hillend community to the east of Inverkeithing has medium sensitivity due to the intrusion of the railway line. The slip roads and structures for the revised Masterton Junction would cause a low change to their views which would result in Slight significance impacts.
11.4.37 To the north of Inverkeithing, The Dales and its associated Cottages and Steadings have attractive views south and east across the surrounding farmland, which affords the properties medium to high sensitivity. The earthworks required for the link road from the A921 to the revised slip roads would cause a medium magnitude of change with Moderate significance impacts.
11.4.38 The new link roads to the A921 and structures for the slip roads would cause a medium change to views from Inverkeithing Industrial Estate, but the low sensitivity of the receptor would only have a Slight significance impact.
11.4.39 To the east of the main estate, a small group of business units and houses on North Road (B981), with medium sensitivity, would notice a medium magnitude of change with Moderate significance impacts.
11.4.40 Inverkeithing High School has an elevated location above the A921, with open views across the farmland to the north that afford it low to medium sensitivity. The embankments for the new link road around the industrial estate and slip roads would represent a low to medium change to the views and a Slight significance impact.
11.4.41 Properties at Burleigh Crescent in Inverkeithing have medium sensitivity, would have a low to medium change to views that would result in Slight to Moderate impacts.
11.4.42 Housing at Struan Place and Struan Drive at the northern edge of Inverkeithing is situated on slightly higher ground with wider views over the valley. The slip roads and link roads for the revised Masterton Junction would have a medium magnitude of change on views from the properties which would result in Moderate significance impacts.
11.4.43 Dwellings on Castlandhill have attractive views across the Firth of Forth and the surrounding settlements that give the properties medium to high sensitivity. The changes to the main carriageway would have minimal impact on the receptors, but the new Ferrytoll junction would be visible to the south, producing a low to medium change and Moderate significance impact.
11.4.44 To the east of the A90, more densely clustered properties on Muckle Hill have similar views across the area but reduced sensitivity of medium. The new junction would bring about a low to medium change to the views and a Slight to Moderate significance impact.
Table 11.6: Summary of Potential Impacts – North Corridor Option 1
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Southeastern edge of Dunfermline |
Medium |
Low to Negligible |
Slight |
Balbougie Farm & Cottages |
Medium to High |
Low |
Slight |
The Dales |
Medium to High |
Medium |
Moderate |
Hillend |
Medium |
Low |
Slight |
Inverkeithing Industrial Estate |
Low |
Medium |
Slight |
North Road |
Medium |
Medium |
Moderate |
Inverkeithing High School |
Low to Medium |
Low to Medium |
Slight |
Burleigh Crescent, Inverkeithing |
Medium |
Low to Medium |
Slight to Moderate |
Struan Place & Struan Drive, Inverkeithing |
Medium |
Medium |
Moderate |
Castlandhill |
Medium to High |
Low to Medium |
Moderate |
Muckle Hill |
Medium |
Low to Medium |
Slight to Moderate |
North Corridor Option 2
11.4.45 North Corridor Option 2 would require a significant cutting through Castlandhill and the adjacent hillside at the northern edge of Inverkeithing, with a new bridge to cross the existing A90/M90. The route would then be on significant structure as it crosses the industrial estate at Inverkeithing and railway line before moving onto embankment and into cutting as it runs up the hill to tie-in with the existing M90.
11.4.46 Potential receptors are indicated on Figure 11.3 and impacts on receptors are described below and summarised in Table 11.7.
11.4.47 Cuttings at Castlandhill and the adjacent hillside would be visible in the distance from parts of the Garvock Hill, Brucefield and Pitcorthie housing areas of Dunfermline. The magnitude of change would be considered to be medium, with Moderate significance impact predicted for the affected properties. The housing and business units around Castle Brae and the new housing at the south-eastern edge of the town near Mastertown and Middlebank farms and to the east of Annfield House also have medium sensitivity, but clearer views of the route corridor. This would result in a medium to high change and Substantial significance impacts upon their views.
11.4.48 At the eastern edge of Dunfermline, Duloch, Duloch Home Farm and Old Duloch, situated adjacent to the M90, would be affected by the proposed motorway split near Fordell Estate, where trees would be removed and a flyover constructed. These receptors have medium sensitivity. Duloch would experience a medium to high change to views and Moderate to Substantial impacts. Duloch Home Farm and Old Duloch would only notice a low change due to screening by retained vegetation and Slight significance impacts.
11.4.49 Impacts would be more significant for the medium to high sensitivity Balbougie Cottages than those caused by North Corridor Option 1, but the existing woodland around Balbougie Farm would help to screen the property from impacts. The cutting at the northern edge of Inverkeithing and the structures required to cross the industrial estate and railway would be visible, which would cause a low to medium change to views and Moderate significance impacts.
11.4.50 Receptors at the edge of Hillend, which have medium sensitivity, would have views of the road crossing the hillside north of the railway. This option would cause a medium to high magnitude of change and Moderate to Substantial significance impacts to the receptors.
11.4.51 As noted in North Corridor Option 1, The Dales and its associated Cottages and Steadings to the north of Inverkeithing are considered to have medium to high sensitivity due to the available views. The proximity of the scheme to the receptors and the felling of part of the adjacent mature woodland would represent a high magnitude of change with Severe significance impacts.
11.4.52 Inverkeithing Industrial Estate has low sensitivity, so that a high magnitude of change from the route corridor crossing the eastern side of the estate would only have Moderate significance impacts.
11.4.53 The houses and business units on the B981 to the east of the main estate are considered to have medium sensitivity. The structures for the route corridor as it crosses the estate would cause a medium to high magnitude of change which would have Moderate to Substantial significance impacts.
11.4.54 As with North Corridor Option 1, Inverkeithing High School is considered to have low to medium sensitivity due to its elevated position. The route corridor through the industrial estate and across the hillside would represent a medium to high change to the views, and Moderate significance impacts.
11.4.55 At the northern edge of Inverkeithing, properties on Burleigh Crescent and Niven Road have medium sensitivity. The road would cause a medium to high change to views with Moderate to Substantial significance impacts.
11.4.56 Impacts on the medium sensitivity housing on Struan Place, Struan Drive and Cameron Grove at the northern edge of Inverkeithing would be more significant, with a high magnitude of change and Substantial significance impacts.
11.4.57 The cuttings through Castlandhill and the northern edge of Inverkeithing would be visible from much of Rosyth, but would not cause significant impacts. Exceptions occur at the northern end of Queensferry Road, where properties near the railway station are elevated with views to the south. The cuttings would cause a medium change to the views, with Moderate significance impacts.
11.4.58 At the eastern edge of Rosyth, housing at Park Lea, Harley Street and Craig Street would experience a medium to high magnitude of change, with Moderate to Substantial significance impacts.
11.4.59 Receptors in south Rosyth, at Hillwood Terrace, Alexander Place and Hudson Road, would have open views of the cutting and proposed replacement bridge that would cause high magnitude of change to views and Substantial significance impacts.
11.4.60 In west Rosyth, new housing at Sherbrooke Road and Peasehill Brae would have limited views of the Castlandhill cutting, causing a low magnitude of change and Slight significance impacts.
11.4.61 On Castlandhill, the context for the farm and adjacent row of housing is considered to be of medium to high sensitivity. The nearby cuttings through Castlandhill Woods and through the hillside at the northern edge of Inverkeithing, the new bridge across the existing A90/M90 and the new Ferrytoll junction would represent a high magnitude of change to the views with Severe significance impacts.
11.4.62 The Forth Replacement Crossing would cause a high magnitude of change to views from dwellings on Muckle Hill, which would be considered to have Substantial significance impacts.
Table 11.7: Summary of Potential Impacts - North Corridor Option 2
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Garvock Hill, Brucefield & Pitcorthie, Dunfermline |
Medium |
Medium |
Moderate |
Southeastern edge of Dunfermline |
Medium |
Medium to High |
Substantial |
Duloch |
Medium |
Medium to High |
Moderate to Substantial |
Duloch Home Farm & Old Duloch |
Medium |
Low |
Slight |
Balbougie Farm Cottages |
Medium to High |
Low to Medium |
Moderate |
Hillend |
Medium |
Medium to High |
Moderate to Substantial |
The Dales & Dales Farm Cottages |
Medium to High |
High |
Severe |
Inverkeithing Industrial Estate |
Low |
High |
Moderate |
North Road |
Medium |
Medium to High |
Moderate to Substantial |
Inverkeithing High School |
Low to Medium |
Medium to High |
Moderate |
Burleigh Crescent & Niven Road, Inverkeithing |
Medium |
Medium to High |
Moderate to Substantial |
Struan Place, Struan Drive & Cameron Grove, Inverkeithing |
Medium |
High |
Substantial |
Northern end of Queensferry Road, Rosyth |
Medium |
Medium |
Moderate |
Park Lea, Harley Street & Craig Street, Rosyth |
Medium |
Medium to High |
Moderate to Substantial |
Hillwood Terrace, Alexander Place & Hudson Road, Rosyth |
Medium |
High |
Substantial |
Sherbrooke Road & Peasehill Brae, Rosyth |
Medium |
Low |
Slight |
Castlandhill |
Medium to High |
High |
Severe |
Muckle Hill |
Medium |
High |
Substantial |
Southern Route Corridor Options
Impacts Common to Both Southern Route Corridor Options
11.4.63 Impacts on receptors which would be common to both southern route corridor options are described below and summarised in Table 11.8. Potential receptors are indicated on Figures 11.4 and 11.5.
11.4.64 At the southern end of the proposed replacement bridge, the road would cross fields adjacent to the western edge of South Queensferry and the more sensitive Linn Mill on embankment. The high magnitude of change would produce Substantial and Substantial to Severe significance impacts respectively.
11.4.65 The proposed A904 crossing would be visible from properties at the southwestern corner of South Queensferry with a medium to high change to views and Moderate to Substantial significance impacts.
11.4.66 As stated previously, Dundas Castle has high sensitivity. Both route corridor options would sever fields in middle-distant views. The magnitude of change would be medium and the significance of impact Moderate to Substantial.
11.4.67 The upgraded M9 Junction 1A would introduce a major interchange on embankments into views from Humbie Home Farm and Steadings, causing a medium to high magnitude of change and Moderate to Substantial significance impacts upon the properties.
11.4.68 Views from Bedlam Paintball, east of Dundas Estate, have low sensitivity. Modifications to the Echline/Scotstoun Junction would have a low to medium change to views and Slight significance impacts.
11.4.69 Despite their proximity to the proposed revisions to the Echline/Scotstoun Junction, the magnitude of change for the industrial units at Royal Elizabeth Yard would be low, resulting in Slight to Negligible significance impacts.
11.4.70 Harribrae Kennels and Cattery, at the southern edge of Dalmeny, is considered to have low to medium sensitivity. The proposed Echline/Scotstoun Junction would represent a low to medium change and Slight significance impact.
Table 11.8: Summary of Potential Impacts Common to Both Southern Route Corridor Options
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Western edge of South Queensferry |
Medium |
High |
Substantial |
Linn Mill |
Medium to High |
High |
Substantial to Severe |
Southwestern corner of South Queensferry |
Medium |
Medium to High |
Moderate to Substantial |
Dundas Castle |
High |
Medium |
Moderate to Substantial |
Humbie Farm and Steadings |
Medium |
Medium to High |
Moderate to Substantial |
Bedlam Paintball HQ |
Low |
Low to Medium |
Slight |
Royal Elizabeth Yard |
Low |
Low |
Slight to Negligible |
Harribrae Kennels & Cattery, Dalmeny |
Low to Medium |
Low to Medium |
Slight |
South Corridor Option 1
11.4.71 This route corridor option would utilise the existing M9 Spur and proposes an additional extension of the A90 running to the south and west of South Queensferry. M9 Junction 1A would be remodelled and additional slip roads used to connect the Spur to the existing A90.
11.4.72 Potential receptors are indicated on Figure 11.4 and impacts on receptors are described below and summarised in Table 11.9.
11.4.73 The Echline/Scotstoun Junction would be visible from dwellings and commercial properties on the A904 near the existing junction with the A90. These receptors, considered to be of medium sensitivity, would experience a medium to high change to their views and Moderate to Substantial significance impacts.
11.4.74 The Ferry Muir retail estate has low sensitivity changes in its visual context. The merging of the Echline/Scotstoun Junction would not noticeably degrade views, so the magnitude of change would be low, with Slight to Negligible significance impacts.
11.4.75 Housing on the southern edge of the Scotstoun area in South Queensferry has medium sensitivity. The magnitude of change to their views from the additional slip road at the new Echline/Scotstoun Junction would be low to medium, with a Moderate to Slight significance impact.
11.4.76 The new Echline/Scotstoun Junction would represent a medium to high magnitude of change for Dundas Home Farm and adjacent properties and Moderate to Substantial significance impacts.
11.4.77 The magnitude of change for Duddingston, Lawflat and White Gate would be limited to low to medium by distance, topography, vegetation and the road cutting, resulting in Moderate significance impacts to views. Higher impacts for these receptors are assessed for South Corridor Option 2.
11.4.78 South of the M9, Overton and Burbank Cottages have medium sensitivity. The new junction would have a medium magnitude of change to their views and a Moderate significance impact, which would be less significant than the impacts resulting for South Corridor Option 2.
Table 11.9: Summary of Potential Impacts - South Corridor Option 1
| Receptor |
Sensitivity |
Potential Impact (unmitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
Dwellings and commercial properties on the A904 |
Medium |
Medium to High |
Moderate to Substantial |
Ferry Muir retail estate |
Low |
Low |
Slight to Negligible |
Dwellings on southern edge of Scotstoun area in South Queensferry |
Medium |
Low to Medium |
Moderate to Slight |
Dundas Home Farm |
Medium |
Medium to High |
Moderate to Substantial |
Duddingston, Lawflat and White Gate |
Medium to High |
Low to Medium |
Moderate |
Overton and Burbank Cottages |
Medium |
Medium |
Moderate |
South Corridor Option 2
11.4.79 South Corridor Option 2 would follow a direct line from the proposed replacement bridge to the M9 in the south. The proposed road would be in cutting for most of this route corridor, with large embankments along some of the slip roads where it would connect to the M9. The M9 Spur would also be utilised to connect to the existing A90 and M9 Junction 1A would be remodelled as in South Corridor Option 1. There would be further realignment and connecting slip roads where the M9 Spur connects with the A90 in the north.
11.4.80 Potential receptors are indicated on Figure 11.5 and impacts on receptors are described below and summarised in Table 11.10.
11.4.81 For South Corridor Option 2, the predicted change to views from the A904 would be high, with Substantial significance impacts.
11.4.82 For Dundas Home Farm and adjacent properties, which are considered to have medium sensitivity to change, the revised Scotstoun junction would represent a low magnitude of change and Slight significance impact upon the receptors.
11.4.83 A medium change to views from Duddingston, which is partially screened by topography and vegetation, would have a Moderate to Substantial significance impact on the property. Lawflat and White Gate would be nearer to the route corridor and Substantial and Substantial to Severe significance impacts would be expected respectively. These impacts would be greater than for South Corridor Option 1.
11.4.84 The new M9 Junction 1A would have a medium to high magnitude of change to views from Overton and Burbank Cottages, resulting in Moderate to Substantial significance impacts, which would be more significant than for South Corridor Option 1.
11.4.85 Dundas Mains would not be affected by South Corridor Option 1, but Moderate to Substantial significance impacts would be predicted for this receptor from South Corridor Option 2.
11.4.86 Westfield Farm, Baronscraig Cottage and Holly Cottage are considered to have medium to high sensitivity. The nearby route corridor would represent a medium to high magnitude of change to their views, with Substantial significance impacts.
11.4.87 Westmuir Riding Centre and Totley Wells Grange would notice a medium to high change to views but medium sensitivity, due to visual containment by local vegetation, would reduce the impacts to of Moderate to Substantial significance.
11.4.88 Swineburn’s remote, rural location affords the property medium to high sensitivity to change. The road would be visible in close proximity, with a high magnitude of change and Substantial to Severe significance impacts.
11.4.89 The predicted impacts upon the Bedlam Paintball facility to the east of Dundas Estate, the industrial units in the Royal Elizabeth Yard and for the Harribrae Kennels and Cattery would be the same for South Corridor Options 1 and 2.
11.4.90 North of Humbie Reservoir, Humbie Cottage and Carmelhill have medium to high sensitivity. However, topography and woodland would screen the road west of the reservoir so that a low magnitude of change and Slight to Moderate significance impacts would be predicted.
11.4.91 Pentland View and Muiriehall are west of Humbie Reservoir, close to the motorway and a large bing, restricting their sensitivity to low to medium. The modified M9 Junction 1A would produce a low to medium change to their views and Slight significance impacts. Similar criteria and adverse impact would be predicted for Niddry Mains.
Table 11.10: Summary of Potential Impacts - South Corridor Option 2
| Receptor |
Sensitivity |
Potential Impact (umitigated) |
|
|---|---|---|---|
| Magnitude |
Significance |
||
A904 |
Medium |
High |
Substantial |
Dundas Home Farm |
Medium |
Low |
Slight |
Duddingston |
Medium to High |
Medium |
Moderate to Substantial |
Lawflat |
Medium to High |
Medium to High |
Substantial |
White Gate |
Medium to High |
High |
Substantial to Severe |
Overton and Burbank Cottages |
Medium |
Medium to High |
Moderate to Substantial |
Dundas Mains |
Medium |
Medium to High |
Moderate to Substantial |
Westfield Farm, Baronscraig Cottage & Holly Cottage |
Medium to High |
Medium to High |
Substantial |
Westmuir Riding Centre & Totley Wells Grange |
Medium |
Medium to High |
Moderate to Substantial |
Swineburn |
Medium to High |
High |
Substantial to Severe |
Humbie Cottage & Carmelhill |
Medium to High |
Low |
Slight to Moderate |
Pentland View, Muriehall & Niddry Mains |
Low to Medium |
Low to Medium |
Slight |
11.5 Potential Mitigation
11.5.1 At DMRB Stage 2 assessment of route corridor options, the detailed design has not been developed and mitigation detail therefore cannot be accurately defined. The objective of this section is therefore to identify ‘standard’ or ‘anticipated’ mitigation measures, in accordance with best practice, legislation and guidance.
11.5.2 This mitigation is taken into account in the subsequent identification of likely residual impacts in Section 10.6 (Summary of Route Corridor Options Assessment), to provide a robust basis for comparative assessment and selection of a preferred route corridor option to be taken forward to Stage 3.
11.5.3 Mitigation measures are proposed as follows:
To respect integrity of views
- retain elements which are important to the visual quality of regional and local distinctiveness;
- avoid obstruction of valued views by proposed embankments and built elements;
- introduce and/or reinstate screening of visually intrusive infrastructure elements with earthworks, walls and woodland planting which reflect and endorse the adjacent landform, land use, pattern and vegetation; and
- ensure that the minimum amount of lighting is used, without compromising safety.
To promote aesthetic cohesion
- ensure built elements and earthworks are keyed into surrounding landform;
- integrate alignment, earthworks and attenuation (SUDS) ponds with the surrounding topography;
- form rock cuttings to produce naturalistic appearance; and
- reinforce the sense of place with locally sourced materials, vegetation and design elements.
11.5.4 Initial assessment of the northern and southern route corridor options has highlighted areas which, in general terms, could be used for visual mitigation. These are outlined below.
Northern Route Corridor Options
North Corridor Option 1
- screen planting around the Ferrytoll junction to reduce impacts on views from the surrounding receptors;
- woodland planting on embankments at North Queensferry Coastal Flat to reduce visual impacts of woodland lost in the cutting at Ferry Hills; and
- woodland planting to the north of the Masterton Junction to reduce visual impacts of upgraded junction and false cuttings along the link roads from the Masterton Junction to the A921 to screen views of the road.
North Corridor Option 2
- woodland planting on embankments to reduce appearance of the cutting at Ferry Hills and along the M90 at the motorway split;
- cut-and cover solution through Castlandhill to reduce impact of cutting through the wooded hillside; and
- woodland planting to assist visual integration of the large embankment at Dales Farm Cottages and at North Queensferry Coastal Flat.
Southern Route Corridor Options
South Corridor Option 1
- revegetation of cuttings to visually integrate with surrounding open farmland in Duddingston;
- woodland screen planting to the north of Dundas Castle and false cuttings to tie-in to natural rolling landform and screen carriageway from views; and
- woodland screen planting at M9 Junction 1A to screen views and tie in with existing surrounding woodland.
South Corridor Option 2
- revegetation of cuttings to integrate with appearance of surrounding open farmland in Duddingston;
- woodland planting at Humbie for screening and integration;
- woodland screen planting at M9 Junction 1A to tie in with existing surrounding woodland;
- false cuttings to tie-in to natural rolling landform and screen carriageway as the road crosses farmland to the west of Dundas Estate;
- replacement woodland planting south of Swineburn to provide screening of embankments for slip roads.
11.6 Summary of Route Corridor Options Assessment
11.6.1 This section takes the likely mitigation into account to summarise the residual impacts for each of the route corridor options.
Northern Route Corridor Options
North Corridor Option 1
11.6.2 North Corridor Option 1 is predominantly online and the impacts on receptors are generally not significant, except where detailed below, and lower than for North Corridor Option 2.
11.6.3 Admiralty House and Welldean Cottages, north of North Queensferry would experience Substantial significance residual impacts.
11.6.4 Moderate significance residual impacts are predicted for the Dales Cottages and Steadings, business units and houses on North Road and housing on the northern edge of Inverkeithing and Castlandhill.
North Corridor Option 2
11.6.5 The majority of North Corridor Option 2 is offline and the impacts on receptors are significant for more receptors and greater than for North Corridor Option 1.
11.6.6 As with North Corridor Option 1, Admiralty House and Welldean Cottages, north of North Queensferry would experience Substantial significance residual impacts.
11.6.7 The Dales Cottages and Steadings and the context for the farm and adjacent row of housing at Castlandhill will experience Substantial significance residual impacts.
11.6.8 Areas of Dunfermline, Castle Brae, Mastertown, south Rosyth, the northern edge of Inverkeithing, Muckle Hill and Middlebank farms are all predicted to experience Moderate to Substantial significance residual impacts on their views.
11.6.9 Moderate to Substantial significance residual impacts for receptors on the B981, the eastern edge of Rosyth and the northern edge of Inverkeithing are assessed and Slight to Moderate significance residual impacts would accrue for Inverkeithing High School and Balbougie Cottages.
Southern Route Corridor Options
South Corridor Option 1
11.6.10 South Corridor Option 1 is limited to linking existing roads, with limited additional roads and upgrading to junctions. Impacts on receptors are generally not significant, except where detailed below, and lower than for South Corridor Option 2.
11.6.11 The western edge of South Queensferry and Dundas Castle would experience Moderate to Substantial significance residual impacts while Substantial significance residual impacts would accrue for Linn Mill.
11.6.12 Moderate significance residual impacts are assessed for properties at the southwestern corner of South Queensferry from views of the proposed A904 crossing and the same residual impact significance is predicted for Humbie Home Farm and Steadings from views of the upgraded M9 Junction 1A.
11.6.13 Moderate significance residual impacts would also accrue for receptors on the A904, while residual impacts for Dundas Home Farm and adjacent properties are predicted to remain of Moderate to Substantial significance.
11.6.14 Duddingston, Lawflat and White Gate would experience Moderate significance residual impacts to views, which are higher than those assessed for South Corridor Option 2, while residual impacts for Overton and Burbank Cottages, south of the M9, would be less significant than the impacts resulting for South Corridor Option 2 at Slight to Moderate significance.
South Corridor Option 2
11.6.15 South Corridor Option 2 follows a direct line from the proposed replacement bridge to the M9 in the south. Impacts on receptors would be significant for more receptors and greater than for South Corridor Option 1.
11.6.16 As with South Corridor Option 1, the western edge of South Queensferry and Dundas Castle would experience Moderate to Substantial significance residual impacts while Substantial to Severe significance residual impacts would accrue for Linn Mill.
11.6.17 Moderate to Substantial significance residual impacts are assessed for properties at the south-western corner of South Queensferry from views of the proposed A904 crossing and the same residual impact significance is predicted for Humbie Home Farm and Steadings from views of the upgraded M9 Junction 1A.
11.6.18 For White Gate, Substantial significance residual impacts are predicted.
11.6.19 Substantial significance residual impacts are assessed for receptors on the A904, Lawflat, Westfield Farm, Baronscraig Cottage and Holly Cottage, with Moderate to Substantial significance residual impacts for Duddingston, Overton and Burbank Cottages, Dundas Mains, Westmuir Riding Centre and Totley Wells Grange.
11.7 Scope of Stage 3 Assessment
11.7.1 The Stage 3 assessment will follow guidance set out in DMRB, Volume 11, Section 3, Part 5 and will include the following:
- updated/supplementary baseline visual assessment, if necessary, for consistency with relevant information from other subject areas;
- more detailed identification of receptors within existing receptor ‘clusters’ and assessment thereafter;
- consultation with SNH regarding the following:
i. the use of separate assessments for the replacement bridge and approach roads, with separate study areas and Visual Envelope Maps (the extent of which are to be determined);
ii. approach to and development of detailed mitigation;
- identification of detailed mitigation, incorporating agricultural, ecological and noise mitigation, which have screening implications;
- updated impact assessment to take account of detailed mitigation proposals; and
- preparation of day and night Visual Envelope Maps for the Design Year.
11.8 References
Landscape Institute and the Institute for Environmental Management and Assessment (2002). Guidelines for Landscape and Visual Impact Assessment, 2nd edition. Spon Press.
Scottish Executive (2002). DMRB Vol.11, Landscape & Visual Assessment. Section 3, Part 5, Supplementary Guidance. Scottish Executive Development Department.
The Highways Agency et al. (1993). DMRB Vol.11, Landscape & Visual Assessment. Section 3, Part 5. The Highways Agency, Scottish Executive Development Department, The National Assembly for Wales and The Department of Regional Development Northern Ireland