APPEAL STATEMENT

Lilac Cottage, Lane End, Bramley

Prepared For

MR AND MRS NEVITT

7477

March 2015

PLANNING APPEAL STATEMENT AGAINST REFUSAL OF APPLICATION 14/03831/FUL on 16th February 2015

Contents

1 INTRODUCTION 1

2 APPLICATION AND REASON FOR REFUSAL 2

3 CONSIDERATION OF THE REASONS FOR REFUSAL 4

4 CONCLUSIONS 17

APPENDIX 1 – BRAMLEY CONSERVATION AREA APPRAISAL 18

APPENDIX 2 – APPEAL DECISION NOTICE (APP/H1705/A/08/2060832) 19

1 INTRODUCTION

1.1 An application was submitted on behalf of the applicants, Mr and Mrs Nevitt, to and Deane Borough Council which was validated on the 18th December 2014 and given the reference number 14/03831/FUL. The proposal is the erection of a three bedroom dwelling and parking following the demolition of existing garage. A new access and parking for Lilac Cottage will also be provided. The application contained plans and photos detailed in the submission, decision notice and appeal papers.

1.2 The application was determined under delegated powers on the 12th February 2015. Four reasons for refusal were given relating to the loss of gap and vegetation, lack of visibility sightlines, bicycle storage facilities, motor vehicle turning, and unobstructed means of access. There were also concerns regarding lack of amenity space and harm to the residential amenities to existing residents.

1.3 This statement should be read alongside the Planning Statement submitted with the application which explains the changes from the first application. The application site is shown below outlined in red.

Lilac Cottage, Lane End, Bramley 1 7477

2 APPLICATION AND REASON FOR REFUSAL

2.1 There are 4 reasons for refusal given on the decision notice of 12th February 2015.

They are:

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2.2 The Local Plan 1996-2011 forms part of the development plan. In the next section reference will be made to the reasons for refusal, the Planning Officer’s Report and the policies of the adopted Local Plan and Saved Policies.

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3 CONSIDERATION OF THE REASONS FOR REFUSAL

3.1 It is relevant first to note the points that are not at issue in this appeal, as confirmed by the Planning Officer’s Report:

 The principle of residential development is acceptable

 No impact on amenity to Lilac Cottage or New Cottage

 No impact on biodiversity or concerns with drainage

 The development would contribute towards the 5 year housing land supply shortage.

3.2 Within the reasons for refusal National and Local Planning policies are referred to and it is important to consider whether the LPA is actually correct in stating that the application is conflict with those policies.

3.3 It is our view that the application proposals were not in conflict with those policies.

 Saved Policy E1 – proposals for new development will be permitted provided that they are of a high standard of design, efficient use of land, respect the amenities of neighbouring occupiers, and do not result in inappropriate traffic generation or compromise highway safety.

 Saved Policy E2 – New development effect on Listed Building.

 Saved Policy E3 – Development within Conservation Areas, or sites outside where development would affect the setting of Conservation Area, will be permitted provided that the proposals preserve or enhance their special character or appearance.

 Saved Policy E6 – Planning permission will only be granted where it is demonstrated that the proposals will be sympathetic to the landscape character and quality of the area covered.

 Saved Policy A1 – New development proposals should adhere to the Council’s Parking Strategy and Standards.

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 The National Planning Policy Framework – The Framework urges Councils to have a presumption in favour of sustainable development. In terms of the application site, the development makes efficient use of the land, is in a sustainable location within the settlement boundary and within walking distance of the train station and bus stop.

3.4 The first reason of refusal focuses on the impact of the proposed dwelling on the Character of the Area and Openness of the Conservation Area.

Character of the Area/Openness

3.5 The Council puts forward the argument that the proposed development would result in “the loss of the gap and vegetation between existing dwellings which positively contributes to the spatial and verdant qualities of the area.” The photographs below illustrate that Lane End is a relatively built up area of Bramley with housing surrounding the area.

Houses behind site do not create gap

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Lane End is a built up area

3.6 Taking into consideration the points raised in the Conservation Area Appraisal the amended proposal has reduced the size of dwelling with it being located centrally within the plot and being further set back further from Lane End. The proposal complies with Saved Policy E3 as it has not allowed the building to dominate the setting of Lilac Cottage by creating a reasonable separation distance and preserves the spacious character of the Conservation Area.

3.7 In addition, the proposed dwelling has a lower ridge height and design similar to that of New Cottage which was allowed at appeal (Ref: APP/H1705/A/08/2060832). The reduction in size of the proposed dwelling is supported by the Counci These amendments and retention of vegetation softens the impact of the proposal on the street scene.

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Impact on the Conservation Area

3.8 The key consideration for the proposed development in heritage terms is the impact on the setting of the listed buildings and the impact on the character and appearance of the conservation area. These requirements are explained in paragraph 131 of the NPPF which explains that in determining planning applications, local planning authorities should take account of:

● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation

● the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and

● the desirability of new development making a positive contribution to local character and distinctiveness.

3.9 There is a balance between the preservation of heritage assets and the need to accept that change is inevitable. Paragraph 132 of the NPPF continues that “When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional.”

3.10 The Bramley and Conservation Area Appraisal (Appendix 1) does not make reference to the setting of Lilac Cottage of being of any importance to the overall Conservation Area.

3.11 The Conservation Area Appraisal does make reference to the triangular green space opposite the site and this would not be directly affected by the proposed development. (See the photograph below)

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Triangular green space that forms part of the OATS

3.12 The main point to consider is whether the proposed development would cause harm to the Conservation Area and setting of the Locally Listed Building which is a non- statutory designation of limited weight. Development opposite the site and behind in Farriers Close, and to the side in the form of New Cottage has had an urbanising effect on the street scene. The proposal would therefore not be unacceptably intrusive in surrounding views or look out of place within the Conservation Area. The primary open space and spacious character of the Conservation Area is within the triangular wedge within Lane End in which the proposal does not impact on.

3.13 The public benefit would be the provision of an additional unit of accommodation to the overall housing supply which would have a minimal impact on the character of the area.

3.14 Therefore the proposal complies with the Framework and Saved Policies E1, E2, E3 and E6.

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Design

3.15 The Council puts forward the argument that the design of the proposed dwelling “is not considered to be of any merit, being of a utilitarian modern bungalow nor is it of a standard design which would be acceptable in the conservation area.”

3.16 New Cottage, granted at appeal is a simple design which the Planning Inspector deemed “in keeping with Lilac Cottage as well as with the other varied domestic architecture of the locality.” (The appeal decision is included in Appendix 2)

3.17 The proposed design is simple in order to not dominate the street scene and the wider conservation area. The design uses materials and features that are apparent in New Cottage and the standard modern dwellings opposite the site in Lane End. (Illustrated in the photograph below). There are already taller buildings in close proximity opposite the site and in Farriers Close that are visible from Lane End.

Simple design, with dormer windows and plain brick work and tile.

3.18 Therefore the proposal complies with Saved Policy E1.

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Amenity Space

3.19 The reduction in size of the dwelling would allow for a larger garden area of 106.27sqm whilst preserving a garden size of 77.85sqm for Lilac Cottage, this complies with the principle established in Appendix 16 of the Design and Sustainability SPD which states that Private Gardens for Houses of 3+ bedrooms should have minimum garden size of 60 sq metres and 2 bedroom houses 50 sq metres.

3.20 The Council states that the proposed dwelling on garden land of the Lilac Cottage would not result in the dwelling having “sufficient garden space for its occupants needs.” The proposal provides a rear garden of 77.85 sq m which is in accordance with the principle in Appendix 16 of the Design and Sustainability SPD which states that private gardens for houses of 3+ bedrooms should have a minimum garden size of 60 sq metres.

3.21 Appendix 16 of the Design and Sustainability SPD does not specifically state that private amenity space can only be achieved at the rear of property, therefore the garden to the side and front behind the hedge is private, usable amenity space.

3.22 The Council also states that the proposal provides “little private amenity space for the occupant’s recreational and domestic needs and proposed dwelling with little private amenity area.” Taking into account the cycle and refuse stores, the proposed dwelling would benefit from, private, useable amenity space which exceeds standards. The drawing below illustrates that the proposed dwelling has sufficient private amenity space.

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Private Amenity Space to the rear and side of proposed dwelling

Hedge provides privacy at the front of proposed dwelling

Neighbouring Amenity

3.23 The Planning Officer states that “given the proposed bedroom window would be approximately 4m from the boundary it is considered that the proposal would result in an unacceptable loss of privacy and overlooking of the limited amount of proposed private amenity space for the occupiers of Lilac Cottage.” The bedroom window in the side elevation of proposed dwelling is a small window that looks over a small amount of the garden. This is not a primary window for the dwelling and there would be a large amount of private amenity garden to the rear of Lilac Cottage.

3.24 The parking area to the East of Lilac Cottage also ensures a significant gap between the proposed dwelling and Lilac Cottage which preserves the setting of the Listed Building and preserves the character of Lane End.

3.25 Therefore the proposal complies with Saved Policy E1, E2 and E6.

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Access and Parking

3.26 The Officer’s Report puts forward the argument the proposed development is unsatisfactory as it does not demonstrate that “visibility sightlines from either the existing access to the new building or the proposed new access to Lilac Cottage will be provided.”

3.27 A recent planning appeal reference: APP/H1705/A/08/2060832 (Appendix 2) granted a dwelling adjacent to the site. Regarding access and parking the Planning Inspector stated that “Although Lane End is narrow, it is a relatively lightly used, essentially residential cul de sac”. This is illustrated in the photograph below:

Narrow road, relatively quiet cul de sac

3.28 The new access for Lilac Cottage, would result in the removal of a small amount of hedgerow, however due to the thickness of the hedge would not result in a significant adverse visual impact when looking down Lane End.

3.29 In accordance with Saved Policy E6 the existing access is being retained to preserve the established hedgerow along the front of the property, which would screen and soften the impact of the proposed dwelling on the Conservation Area.

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3.30 The Highways Officer states that “there are no visibility sightlines shown related to the existing access to serve the proposed dwelling and the proposed new access”.

New Access – would result in removing a small amount of hedgerow

3.31 A suitably worded condition could be included in any approval to ensure appropriate visibility splays are incorporated in the proposed development. An example is used below:

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modifications) the development hereby permitted shall not be occupied until visibility sightlines of 2.4 metres by 40 metres are provided, measured along the edge of the adjoining carriageway, at the junction of the existing site access with the public highway, and these sightlines shall thereafter be permanently kept free of obstacles more than 0.6 metres above the level of the adjacent carriageway.

REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.”

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3.32 Regarding parking, the Highways Officer agrees that sufficient parking is provided with the scheme in accordance with the Council’s Parking Standards. The Highways Officer has concerns regarding the ‘existing gates’ and the problem of vehicles having to wait on the carriage way. As explained before, due to the quiet nature of the road and good visibility, this should not be an issue. If they are an issue, they can be removed by a suitably worded planning condition.

3.33 Regarding the Cycle and Bin Stores, the Highways Officer has concerns regarding the movement of bicycles and bins to the front of the property. There is easy access to the West side of the proposed dwelling to move bins and bicycles to the front of the site. Locating Cycle and Bin Stores to the rear of the proposed dwelling prevents any visual harm to the Conservation Area.

3.34 The provision of a Cycle Store for Lilac cottage could be included in a suitably worded condition.

3.35 Therefore the proposal complies with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Local Plan

Sustainable Development

3.36 Paragraph 7 of the NPPF provides a clear definition of what constitutes sustainable development:

3.37 There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

● an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

3.38 “sufficient land of the right type” – Sufficient land refers in this case to the pressing need for housing land in the LPA area as explained elsewhere in this statement. The proposed development is within the village envelope of Bramley and the land

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is residential land, surrounded on three sides by residential development. There will be no resultant expansion into the countryside and the land is not of high quality. Whilst within the curtilage of a locally listed building, other than some minor changes to facilitate access, the application site does not (as explained in the Appeal and Planning Statements) detract from the setting of the locally listed buildings on the site.

3.39 As an additional factor in the economic role, the development will provide work for local tradesmen and suppliers to the benefit of the economy. Paragraph 18 of The NPPF demonstrates that this is stated aim. It explains that “the Government is committed to securing economic growth in order to create jobs and prosperity”. It continues “the Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore considerable weight should be placed on the need to support economic growth through the planning system”.

● a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being

3.40 The supply and delivery of housing is fundamental to both the housing delivery argument and the sustainable development argument in favour of this proposal. There is a severe shortage of housing in the sub-region as well as, as identified in this report, in Basingstoke and Deane Borough.

3.41 The “social role” also refers to the accessibility of services which was, until the NPPF redefined sustainable development, the main determining factor on sustainability. This was fundamental to the need to discourage the use of the private motor car and to encourage the use of sustainable transport methods. The application site is located within a sustainable location in terms of facilities. Facilities within Bramley include:

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 Bus service connecting the village centre to Basingstoke Town Centre.

 Train station connecting the village centre to Basingstoke and Reading.

3.42 Perhaps the best indicator of accessibility is that Bramley is ranked as a “Rural Settlement” in terms of the residential parking standards. This requires less parking than sites within the “rural” areas and therefore, by definition must have a greater access to facilities within the settlement. All settlements of 3000 or fewer population are classified as “rural” and therefore, outside of Basingstoke, Bramley is one of only 6 identified “rural settlements” as the second tier of accessibility.

● an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

3.43 Many of the requirements here are explained in the Planning Statement which assess the impact of the development on the built and historic environment.

3.44 On the above basis, the application site and the proposal itself satisfies the tests of sustainable development in accordance with paragraph 7 of the NPPF. In the absence of any overriding argument of principle of development due to the Council’s lack of 5 year housing land supply, the principle of development is acceptable.

3.45 Therefore the proposal complies with the sustainability principles outlined in the Framework.

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4 CONCLUSIONS

4.1 This Statement has identified that the Council does not have any concerns regarding the principle of residential development on the site, the impact on amenity to New Cottage and drainage and biodiversity.

4.2 This report responds to the Planning and Highway’s Officer’s concerns regarding the impact of the proposed dwelling on the Conservation Area, Character of the Local Area and the Parking and Access arrangements of the scheme

4.3 However, we believe that the Council has not appreciated that the proposed dwelling would not harm the character of the local area and the Bramley Conservation Area.

4.4 The proposal complies with the Framework in terms of balancing potential harm on the Conservation Area and Heritage Assets against the public benefit of additional unit of accommodation to the housing supply of the local area and making use of efficient land within a sustainable location.

4.5 The proposal complies with the Saved Local Plan Policies: E1, E2, E3, E6, C1, A1 and A2 of the Basingstoke and Deane Local Plan. As well as Conservation and Design Supplementary Guidance.

4.6 Accordingly, we request that the appeal be allowed and planning permission granted in line with adopted policy. The proposal would provide an additional unit of residential accommodation, contributing to the overall housing supply whilst making efficient use of land within a sustainable location.

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APPENDIX 1

Lilac Cottage, Lane End, Bramley 18 7477 Conservation Area Appraisal

Conservation Area Appraisal Bramley and Bramley Green

Bramley…making and Bramleya difference Green Conservation Area Appraisal

Introduction The Bramley and Bramley Green Conservation Area was designated in 1983 by Basingstoke and Deane Borough Council in recognition of its special architectural and historic interest.

Having designated the Conservation Area, the Local Authority has a statutory duty to ensure that those elements that form its particular character or appearance should be preserved or enhanced, especially when considering planning applications.

It is therefore necessary to define and analyse those qualities or elements

View along Sherfield Road that contribute to, or detract from, the special interest of the area and to assess how they combine to justify its designation as a Conservation Area. Such factors can include:

• its historic development;

• the contribution of individual or groups of buildings to streetscene and the spaces that surround them; and

• the relationship of the built environment with the landscape.

They can also include the less tangible senses and experiences such as noise or smells, which can play a key part in forming the distinctive character of an area.

The Appraisal takes the form of written text and an Appraisal plan. In both respects every effort has been made to include or analyse those elements key to the special character of the area. Where buildings, structures or features have not been specifically highlighted it does not necessarily follow that they are of no visual or historic value to the Conservation Area. The document is intended to be an overall framework and guide within which decisions can be made on a site-specific basis.

This Appraisal of the Bramley and Bramley Green Conservation Area follows its review in 2003 by Basingstoke and Deane Borough Council and explains what its designation means for those who live and work in the area.

This document was adopted as Supplementary Planning Guidance by the Borough of Basingstoke and Deane on 17 July 2003 and complements the policies of the Borough Local Plan (review).

It has been subject to consultation with Councillors, the Parish Council and local amenity groups. A full list of consultees, copies of their responses, and details of the Council’s consideration of the issues raised during the consultation period are available for inspection, by appointment, at the Civic Offices, during normal office hours.

2 Bramley and Bramley Green Conservation Area Appraisal

Location and Population Bramley is located about five miles due north of Basingstoke within a flat landscape. The Conservation Area is divided into two - the main village centre of Bramley and Bramley Green. The latter is one mile east of the centre but is considered part of the village.

The population of Bramley village in 1998 was approximately 152 and the population of Bramley Green was approximately 34 (projection based on the County Council Planning Department Small Area Population Forecasts 1995).

Church Farm

Historic Development Settlement Origins The earliest settlement was the Bullsdown Iron Age Plateau Fort (Bullsdown Farm is a reminder). The course of the Roman road, between Winchester and , passes through the western end of the village.

At the time of the Domesday Survey, the manor of Bramley belonged to Hugh de Port, and continued in possession of this family and their successors, the St Johns. In 1347, Edmund de St John died without issue and the manor passed through a number of hands. In 1428 it came into The Manor House and Honey Farmhouse the possession of John Paulet, through his wife Constance. The Paulets also held Basing and, later, the title of Marquess of Winchester. In 1642, the fifth Marquess of Winchester sold the manor to Edward Pitt, Lord of Stratfield Saye. In 1817, the nation purchased Stratfield Saye and with it Bramley, for Arthur Wellesley, first Duke of Wellington. Parts of the village were later transferred to the Beaurepaire Estate.

In the reign of Henry III, John de St John, Lord of Bramley, gave to the convent of Monk Sherborne, a wood of twenty acres in Bramley called ‘The Parke’. Queen’s College, Oxford, which acquired the priory and all its possessions in the 15th century, still owns this property today.

Settlement Development The historic village centre of Bramley has developed around the distinctive shape of a horseshoe that skirts around St James’ Church. The road pattern of the present day village has been altered this century. The west and south roads originally formed a T-junction directly in front of the Manor House. The road to the south of the church originally curved before continuing towards the north-east, and a short length of road led north to the church.

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There are two foci of historic settlement in the village. One is immediately south of the church (including Grays House and Church Farm) and the second is around the Manor House.

To the east of Bramley is Bramley Green, which has developed along the edge of the common. This area of settlement has been joined to the village of Bramley by development around the railway station.

The prevalent former employment in the Conservation Area was agricultural. The sites of five farms survive. Church Farm in Bramley, and Green Farm in Bramley Green remain working farms today.

St James’ Church An Appraisal of the Conservation Area An Overview The Appraisal plan identifies those buildings, views, and key features considered essential to the special character or appearance of the Conservation Area. In addition to listed buildings, it also includes unlisted buildings of particular individual or group value, which are indicated on the plan as notable. This is not to undermine the value of other unmarked buildings, or structures, that reflect the historic development of the village without detracting from its special qualities.

Old Bells Individual hedgerows have not been included on the Appraisal plan. However, their contribution to the character of the Conservation Area should not be underestimated and their significance is implicit in the Appraisal.

The village centre and Bramley Green are very different in character and appearance and are, therefore, appraised separately.

Key Individual Buildings Village Centre There are eleven listed buildings in the village centre. The most impressive is St James’ Church, which is Grade I listed. It dates from the 12th century, with alterations in all periods to the 20th century. It is constructed of flint with stone dressings and some red brick and has a red clay tile roof. Originally a single cell Norman church, the building was extended to the south, at the eastern end of the nave in 1802, by Sir John Soane. A west tower was added in 1636, and a south porch built in 1806. Three original windows survive on the north wall of the church. These have three cusped lights containing stained glass, from 1470.

The remainder of the listed buildings in the Conservation Area are Grade II. Near to St James’ Church are Grays House (the former Vicarage), Church Farm, Old Bells and Old Cottage which form this area of historic settlement in the village. Grays House dates from the 18th and 19th

4 Bramley and Bramley Green Conservation Area Appraisal

centuries and is a two-storeyed building constructed of red brick, rendered on the façade. Included in the listing are the panelled forecourt walls, and wrought iron, thin railings in an ogee pattern, which further enhance this attractive building.

Opposite are Church Farmhouse, dating from the 16th and early 19th centuries, and a traditionally associated, large tithe barn, dating from the 18th century. Church Farmhouse is constructed of red brick in Flemish bond, and has a red clay tile roof with a massive central chimney stack. Part of the rear elevation consists of the original timber-frame construction of this building. The façade has a gabled brick porch, and the casement windows have ‘Tudor’ style hood moulds. The adjacent timber-framed The Manor House barn is five bays in length, with a southern central projecting entrance. The roof is tiled and half-hipped, and the walls are weather-boarded.

Old Bells dates from the 17th century, with mid-19th century alterations. It has a small original centre, with the later extensions to the north and south. The roof is tiled, and has gabled dormers with barge boards and tile hung fronts. The square chimney stacks have diagonal flues. The upper walling is tile hung with scalloped bands. The lower walling is brickwork with timber-framing, exposed in the central section. The front elevation has a two-storeyed porch with a jettied first floor.

The Old Cottage, slightly to the east of this main grouping, dates from the 16th and 18th centuries. It is constructed of timber-frame with brick infill, and has a thatched roof with eyebrows. A massive central chimney breast and stack dominates this small three bay timber-frame house. This is an attractive historic grouping and its survival stresses the importance of the centre of this village. The exceptional church, further enhances the special character of this Conservation Area.

The second focus of historic settlement is formed by The Cottage, Exon House, The Manor House, Honey Farmhouse, Lime Tree Cottage and the adjoining barn. The oldest building is The Manor House, dating from the 16th century, with 19th century alterations. The attractive façade demonstrates a close-studded timber-frame construction, relatively unusual in Hampshire. It has projecting gabled sides to the north and south, and a recessed centre with a jettied upper floor. The north elevation has exposed timber-frame with red brick infill. The south elevation is tile hung on the upper floor, with scalloped bands. This building retains its traditional leaded casements with peg tile roofs, as well as mullioned and transomed windows in the central recessed area.

To the north of this building, on the western side of the lane, is Lime Tree Cottage. This small two-storey cottage dates from the 17th and mid-19th centuries and is constructed in a Romantic style. The façade is symmetrical with cast metal ‘Tudor’ style casement windows. The ground

Bramley and Bramley Green 5 Conservation Area Appraisal

floor bays have peg tile roofs, a central porch with an open decorative timber front, and perforated brick cheeks. The upper half of the façade is tile hung with scalloped bands. A barn is attached to the north side of the house by a gabled outshot. Many features are repeated on this building, including tile hung walling and Tudor style casement windows.

The other two historic buildings in this grouping date from the mid-19th century and are in a Tudor estate design. Honey Farmhouse is of two- storeys, with upper tile hung walls with scalloped bands. The Tudor style casement windows have peg tile roofs on the ground floor bays, and the gables to the roof have decorative pierced barge boards. The Cottage and

Middle Farmhouse Exon House have low eaved roofs over walls in Flemish Bond with blue brick headers. Some upper walling is again tile hung with scalloped bands. The casement windows have cast-iron lozenge glazing. The grouping of these buildings, tight against Vyne Road, is in contrast to the group of buildings north of the road, but is also a defining characteristic of the village.

Middle Farmhouse is at the eastern entrance to the Conservation Area. It dates from the 16th, 17th and 19th centuries. It is constructed of timber- frame, with a herringbone brick infill. The casement windows have peg tile roofs on the ground floor and the first floor on the northern elevation. The roof is clay tiled and has a large central chimney stack. The Beech Farm Cottages later rear extension is tile hung with scalloped bands.

Bramley Green There are two listed buildings in Bramley Green. The Granary at Green Farm dates from the early 19th century. It is constructed of weather- boarded timber-frame, with a half hipped clay tile roof, and rests on twelve staddle stones. Beech Farm Cottages, originally a single house, date from the 16th and 17th centuries. This building is a timber-framed hall-type medieval house with end cross wings of two-storeys. The ground floor has a later red brick wall below the former jetties of the upper floor. This may conceal a surviving timber-frame in the interior. The red clay tile roof has a large central chimney stack. Although very different in their purpose and design, both buildings reflect the importance of agriculture in this area, and its role in shaping the special character of the Conservation Area.

6 Bramley and Bramley Green Conservation Area Appraisal

Significant Groups of Buildings Bramley There are several unlisted buildings in the village centre that contribute positively to the special character of the Conservation Area. These date mainly from the 19th and early 20th centuries, and are scattered among the listed buildings, reflecting the later development of the village.

The Slates is a 19th century range of workers’ cottages, on the north- west boundary of the Conservation Area. In the vicinity of the church is The Old School House (and outbuildings), a large brick building, partly of three-storeys. The Old School House and St James’ Church

A small early 20th century octagonal garden building survives, in a dilapidated state, in the garden of Lime Tree Cottage. This is significant, as many similar garden features have been lost.

Street House and Street Farm are on the southern side of The Street. This large attractive farmhouse, and adjacent, extensive agricultural buildings, demonstrate the opulence and wealth in the area in the late 19th and early 20th centuries. The main barn adjoining the road, occupies a prominent position in the streetscene. It is visible from the village centre to the west, and from around the bend to the east. The survival of the contemporary ancillary buildings also allows the farmhouse to retain its traditional context. This is again demonstrated by the barn at Middle Farm.

Another building of note is Grafton House, a late 19th century brick building with prominent gable ends. This sits forward of the building line and, therefore, punctuates the long sweep in the road. Hillside, located at the western entrance of the Conservation Area, is one of several around Bramley constructed in the style of the Beaurepaire Estate. Features include the characteristic cast-iron windows, decorative brickwork and tile hanging.

Bramley Green Green View, Lilac Cottage and Oliver’s Cottage are all isolated from each other in the western half of the Conservation Area. Green View is a small, attractive building dating from the 19th century. Lilac Cottage is a much larger thatched building with evidence of timber-framing surviving on some elevations. The Barracks is an early 20th century terrace of cottages on the northern side of the common, with all contemporary features intact. The Pigeons, on the southern side of the Conservation Area, is a large attractive house with a rear catslide roof. Again, many original features survive.

Bramley and Bramley Green 7 Conservation Area Appraisal

Green Farm, on the eastern side of the Conservation Area, is a large, late 19th century farmhouse, with a tile hung symmetrical façade. At the rear of it, within the farmyard, is a 19th century barn in a dilapidated state, with a corrugated tin roof.

The Character and Importance of Public and Private Spaces, Trees, Hedges and other Natural or Cultivated Features The open spaces within Bramley and Bramley Green are very important. Oliver’s Cottage They illustrate the development of the two settlements, as well as providing vistas through the Conservation Area.

Bramley In the village centre are two extensive open spaces that, together with the open countryside to the north, create an important setting to St John’s Church. Although separated by the enclosed graveyard and allotments, the fields west of the church allow long views to its tower. Similarly, the field to the east helps place Church Farm in a traditional setting, even though there is much modern development around its perimeter. The wood behind properties on Silchester Road and The Street The Barracks hide this development and contributes to defining the character of these important open spaces.

Equally important in defining the character of the village is the triangular space at its centre. It is defined by Grays House (and its adjoining outbuilding), the tall brick wall, trees and Old Bells. The space is more intimate, in contrast to the long, curved roads and open fields to the north of the area. Importantly too, it forms a hierarchy of interesting spaces. These link the main road, the farmyard in front of the large barn, the churchyard, the graveyard and the allotments, each with its own character.

Mature trees are scattered throughout the village centre, both singly and in copses and woodlands. Many of the verges are hedge-lined.

Bramley Green

Bramley Green is centred on the area of open common, around which are isolated dwellings. The common offers extensive views into, through, and across the Conservation Area to the surrounding landscape countryside. It is, therefore, the defining characteristic of the area.

The groups of mature trees and hedgerows define it, preventing open views to the north. These screen modern development to the south and east. The area is generally flat and featureless with only The Pigeons (and,

8 Bramley and Bramley Green Conservation Area Appraisal

in particular, its timber outbuilding), Laurel Lea Cottage, Oliver’s Cottage, Rose Cottage and The Barracks permeating the space. At its edge, Green Farmhouse is prominent from across the common and is the first building visible from the east before entering the Conservation Area.

Further along Lane End, a second, more intimate space is created by the trees and hedgerow around the pond. The field adjoining Beech Farm is an enclosed space, in sharp contrast to the common. It provides an important historic setting for the listed farm building. In front of Lilac Cottage, at the furthest end of the area, is a small open space used for play. Lane End therefore offers an interesting sequence of public and private spaces that separate the modern developments to the north and View towards Bramley Green south, and are reminiscent of the past rural setting to the area.

Other Features of Architectural or Historic Interest There is a range of distinctive boundary detailing in the Conservation Area. An interesting panelled modern wall exists around the garden of Lime Tree Cottage. These panels are alternately constructed of flint or stone, with a figure depicted in the centre. The Gothic style low brick wall with decorative railings in front of Grays House is notable, and also the railings and trees that define the boundary of Old Bells. Tall brick The Pigeons walls define the boundary of the churchyard and Church Farmhouse.

Building Materials Both the village centre and Bramley Green are characterised by a range of building types and materials associated with this part of Hampshire.

The typical traditional building materials in the village are red brick, red brick with blue headers, flint, timber-frame with brick infill, timber-frame with traditional wattle and daub infill, tile hung façades with scalloped bands, and rendered or painted brickwork. Typical roof coverings are red Lime Tree Cottage clay tile, thatch and slate.

Casement windows are more prevalent than sash windows, with many windows contemporary to the construction of the building. Ornate cast iron casement windows, sometimes in lozenge patterns, add greatly to the picturesque qualities of buildings, especially when combined with decorative tile hanging. Some historic buildings have large chimney stacks.

In Bramley Green the typical traditional building materials are red brick, tile hung façades, painted brick, and timber-frame with brick infill. Typical roof coverings are red clay tile, slate and thatch. Both sash and casement windows are in evidence.

Bramley and Bramley Green 9 Conservation Area Appraisal

Given the domestic scale and simple provincial architecture of the buildings in the Conservation Area, historic joinery (such as sash windows, doors and door hoods) are often the features that define the appearance of properties. Where buildings are close-knit in continuous street frontages the relationship of these features and their historic arrangement becomes a significant factor in the overall special character of the area. Although some groups of buildings have been modernised, the use and overall effect of inappropriate replacement windows and doors is limited.

The Granary and Green Farmhouse The Setting of the Conservation Area The village of Bramley is located between three contrasting landscapes. The land rises to the north, particularly at The Green, where there is open clay farmland with some woodland. To the south-west, lies the North Basingstoke Mosaic landscape, and to the south-east the Loddon- Lyde Valley. Both are characterised by irregularly-shaped fields in the valley bottoms, predominantly used for grazing. The higher, drier ridges and slopes are used for mixed farming. There is also a high cover of woodland, including both semi-natural and forestry plantations.

Bramley

Two Hoots The village centre is set in open countryside to the north and the church is particularly prominent. Woodland partially obscures views to its southern edge. The approach from the east along The Street is characterised by large, detached buildings in regular plots, set back from the road. These are also prevalent along much of The Street and Silchester Road out to the west. In contrast, the approach from the west is more rural. Tall mature trees enclose the sweep of the road past York Cottage, at the entrance to the Conservation Area.

Bramley Green The setting of Bramley Green is a mix of open countryside to the north that falls towards the common, and modern development to the west and south. Woodland surrounds an industrial estate, creating the setting on the eastern boundary.

Areas of Archaeological Significance Every settlement contains within it archaeological evidence of its origins and development, of the economy and industry of the community and of the lives and lifestyles of past inhabitants.

It is in the Areas of High Archaeological Potential (AHAP) that it is most likely that such archaeological remains will be encountered.

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Where a development is proposed, the impact that it might have on these remains is a material consideration within the planning process. This may occasionally result in the need for archaeological recording in the case of some developments.

An AHAP covers the church and the lines of settlement along the road to the south (including the manor), and along the road to the east. This is the probable core of the medieval settlement. The remains of a Roman road from Winchester to nearby Silchester, passes through the western part of the Conservation Area. Near the village of Bramley is the Bullsdown Iron Age Plateau Fort, a Scheduled Ancient Monument (SAM).

Street Farm Conservation Area Planning Controls The following controls apply within the Conservation Area in addition to normal planning controls:

• Conservation Area Consent is normally required for the demolition of buildings or structures over a certain size within a Conservation Area.

• The Council must be given six weeks notice of any intention to undertake works to, cut down or uproot any trees over a certain size in the Conservation Area. View into the Conservation Area along Silchester Road • Planning applications which, in the opinion of the Borough Council, would affect the special character of the Conservation Area must be advertised and the opportunity given for public comment. This may include proposals outside the Conservation Area which nevertheless affect its setting.

Statutory policies relating to Conservation Areas and listed buildings are set out in the adopted Basingstoke and Deane Borough Local Plan. These policies reflect the statutory duty on the Local Planning Authority to have regard to the preservation of historic buildings or their setting, and to the enhancement of areas designated as being of special interest. These policies seek to ensure that particular attention will be paid to the scale, height, form, materials and detailing of proposals including boundary treatments and other features of note. In order to consider the implications of development and given the detail required, the Borough Council will normally require proposals within the Conservation Area to be submitted in the form of a full, and not outline, application. The Borough Council’s Conservation Officers are available for advice and information on all matters relating to development proposals in the Conservation Area.

Bramley and Bramley Green 11 Conservation Area Appraisal

Grants The Borough Council provides grants for various types of work. These include Historic Buildings Grants, Environment and Regeneration Grants, and Village and Community Hall Grants. Leaflets are available explaining the purpose and criteria for each grant and an approach to the Council is recommended for further information on any grant.

112 Bramley and Bramley Green Conservation Area Appraisal - Late 19th Century OS Map of Bramley

Bramley and Bramley Green 13 Conservation Area Appraisal - Late 19th Century OS Map of Bramley Green

114 Bramley and Bramley Green Conservation Area Appraisal - Late 19th Century OS Map of Bramley Green Conservation Area Appraisal - Tithe Map of Bramley

Bramley and Bramley Green 15 Conservation Area Appraisal Bramley and Bramley Green

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Basingstoke and Deane Borough Council Civic Offices London Road Basingstoke Hants RG21 4AH Telephone 01256 844844 Fax 01256 845200 www.basingstoke.gov.uk Produced by Graphics/Corporate Information Division April 2004

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APPENDIX 2

Lilac Cottage, Lane End, Bramley 19 7477

The Planning Inspectorate Appeal Decision 4/11 Eagle Wing Temple Quay House 2 The Square Site visit made on 21 May 2008 Temple Quay Bristol BS1 6PN

0117 372 6372 by B J Sims BSc CEng MICE MRTPI email:[email protected] ov.uk an Inspector appointed by the Secretary of State Decision date: for Communities and Local Government 6 June 2008

Appeal Ref: APP/H1705/A/08/2060832 Land adjacent to Lilac Cottage, Lane End, Bramley, Hampshire. • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr A Smith and D J Croft against the decision of Basingstoke & Deane Borough Council. • The application Ref BDB/65841, dated 15 March 2007, was refused by notice dated 8 June 2007. • The development proposed is the erection of a new dwelling.

Decision

1. I allow the appeal, and grant planning permission for the erection of a new dwelling on land adjacent to Lilac Cottage, Lane End, Bramley, Hampshire, in accordance with the terms of the application, Ref BDB/65841, dated 15 March 2007, and the plans submitted with it, subject to the conditions set out in the Schedule appended to this decision.

Procedure

2. During my visit I was accompanied by an officer of the Council as well as one of the Appellants. I viewed the site both internally and externally in the context of the eastern part of the Bramley Green Conservation Area, including from the western limit of Lane End past Lilac Cottage. One resident only, from 30 Farriers Close, had requested to attend the visit but failed to appear. I nevertheless went to 30 Farriers Close with both the main parties and viewed the appeal site from the rear garden. Having taken into account all the written representations, including the letters from both 30 Farriers Close and from Lilac Cottage itself, I am satisfied that I have the information necessary to decide the appeal. No evidence was taken on site.

Main Issue

3. I consider the main issue to be the effect of the proposed new dwelling on the setting of the historic, listed Lilac Cottage and on the appearance and character of the Bramley Green Conservation Area [CA] as a whole.

Reasons

4. Although the appeal site is relatively small and constrained, there would remain reasonable separation between the closest neighbouring buildings, Lilac Cottage to the west and those in Farriers Close to the north. Notwithstanding

Appeal Decision APP/H1705/A/08/2060832

strongly expressed local concern that screening would be inadequate, in my judgement a reasonable degree of screening is provided by existing amenity planting and, moreover, enhancement of boundary vegetation could be secured by a planning condition to control the landscaping of the development. Provided any future extensions were limited in size and kept subject Council control, I do not consider that the proposed development would appear unduly cramped or unacceptably intrusive in surrounding views, whether from Farriers Close outside the CA or from Lane End within it.

5. I recognise that much of the site is part of an Open Area of Townscape Significance [OATS] designated within the CA, albeit enclosed behind an allegedly unlawful high boundary fence. There is nothing to say, however, that the land could not be kept fenced within the limits of permitted development in any event. The chief contribution of the OATS to the CA arises from the open triangular green space opposite the appeal site and this would not be directly affected by the proposed development.

6. I consider that the simple design submitted for the dwelling would be acceptably in keeping with Lilac Cottage next door as well as with the other varied domestic architecture of the locality. The dwelling would be of relatively modest height, having its first floor accommodation in the dormered roof, and I do not think it would appear to dominate or overshadow Lilac Cottage, especially bearing in mind that there are already other taller buildings in equally close proximity.

7. I conclude on the main issue that the proposed development would properly avoid harming the setting of Lilac Cottage and would have no adverse impact on the appearance and character of the CA, which would thus be preserved. The development would therefore accord with both the law and established national and adopted local planning policies that seek good design for new development that makes efficient use of land, as in this case, whilst avoiding harm to the setting of historic buildings and local character. Policies E1(a,e,f), E3 and E6(ii,iv) of the Basingstoke and Dean Local Plan are particularly relevant in this connection.

8. I would refer to the separate matters of access and parking, both raised by neighbouring residents. Although Lane End is narrow, it is a relatively lightly used, essentially residential cul de sac and I am satisfied that acceptable entrance, visibility, garage and parking arrangements can be achieved at the appeal site to avoid undue harm to road safety. However, I consider it necessary impose a planning condition requiring the submission for advance approval and completion, full layout and construction details of the entrance, vision splays, parking and turning facilities.

9. I impose further conditions, as suggested by the Council, to secure appropriate finishing materials, boundary treatments and landscaping. I also remove permitted development rights in order to afford the Council control over any extensions, all to preserve the appearance of the CA and avoid excessive development on the site. I require advance details of material and equipment delivery and storage and I limit working hours during construction to safeguard local amenity. To maintain privacy I specify obscure glazing to upper windows and prohibit additional openings facing Lilac Cottage or Farriers Close.

2 Appeal Decision APP/H1705/A/08/2060832

10. In reaching my decision I have taken into account a local objection that seeks to set the appeal proposal against a recent decision to allow 271 dwellings on another site in the vicinity. However, it is fundamental that each application or appeal is determined on individual merit, and that has been my approach here. B J Sims

Inspector

3 Appeal Decision APP/H1705/A/08/2060832

APPENDIX – SCHEDULE OF PLANNING CONDITIONS 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) No development shall take place until full layout and construction details for the entrance, vision splays, garage, off-street car parking and turning space and bicycle storage facilities have been submitted to and approved in writing by the local planning authority and all those parts of the development shall be completed before the dwelling hereby approved is occupied and thereafter retained for their stated original purposes. 3) No development shall take place until samples of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have been submitted to and approved in writing by the local planning authority and the development shall be carried out in accordance with the approved details. 4) No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme of hard and soft landscaping and boundary treatments which shall include indications of all existing boundary features, trees and hedgerows on the land, and details of any to be retained, together with measures for the protection of retained trees in the course of development. The approved boundary treatments shall be completed before the dwelling is occupied and all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the dwelling or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written approval to any variation. 5) No development shall take place until there has been submitted to and approved in writing by the local planning authority details of arrangements for delivery and storage of material and equipment in connection with the construction of the development herby permitted and the development shall proceed only in compliance with the details approved. No work or deliveries relating to the demolition work or construction and internal and external finishing of the development hereby approved shall take place before the hours of 0800 or after 1800 Monday to Friday, or before 0800 or after 1300 Saturday, Sunday and public holidays. 6) All windows at first floor level on the western and northern elevations shall be fitted with obscure glazing and retained in that condition. 7) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting or modifying that Order), no development defined in Class A of Part 1 of Schedule 2 of the Order shall be carried out on the land and no additional openings shall be constructed on the western or northern elevations of the dwelling hereby permitted.

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