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Manor Farm, Winterbourne Monkton Landscape and Visual Impact Assessment

GLASSPOOLE DESIGN LANDSCAPE ARCHITECTS 40 BEDWIN STREET SALISBURY SP1 3U tel. 01722 501230 January 2014 Revised March 2014 Revised September 2015 Manor Farm, WInterbourne Monkton

SECTION 1 : INTRODUCTION SECTION 2 : METHODOLOGY 1.1 Glasspoole Design were appointed in the summer of 2013 2.1 This Report seeks to assess the existing Farmyard at to advise on the redevelopment of a derelict Farmyard at Manor Farm, with its surroundings, then consider the Manor Farm, Winterbourne Monkton. This Landscape and potential effects of changes on the landscape elements, the Visual Impact Assessment was prepared to contribute to the landscape character and its users and viewers. appraisal of the planning application being submitted by The main objectives are to: Fowler Architecture & Planning. 1. describe and evaluate the general landscape character of the site and its surroundings, identifying any notable Photos in this Report were taken in July 2013. landscape features (SECTION 3) 2. to identify the extent, magnitude and significance of 1.2 Site planning in this sensitive rural area is of great changes to the landscape and visual impact arising from importance and this Report seeks to show how change can be the proposed development (SECTION 4) successfully integrated into it’s surroundings without 3. to consider the potential for mitigation either by site detriment to the nearby village, World Heritage Site or the planning or new landscape works (SECTION 5) adjacent listed church of St Mary Magdalene For details of the proposed building, height, materials Site planning is of great importance and this Report seeks to and colours see the Design and Access Statement by show how new housing can be successfully integrated into it’s Fowler Architecture & Planning. surroundings without detriment to the nearby listed Church, the village or countryside. View towards the church of Saint Mary 2.2 In accordance with published guidelines (Guidelines for Magdalene Landscape and Visual Assessment, published by the Landscape Institute and the Institute of Environmental Management and Assessment, 2013) landscape and visual effects are assessed separately although the procedures for assessing each are closely linked:

Landscape Impacts relate to the effects of the proposals on the physical and other characteristics of the landscape and its resulting character and quality

Visual Impacts relate to the effects on views experienced by visual receptors (residents, footpath and road users, visitors)

Both the long term impacts of the redevelopment are considered and also any short term effects associated with construction.

Looking into the SECTION 3 : THE EXISTING LANDSCAPE CHARACTER farmyard, from Landscape character results from a combination of geology, the west landform, vegetation, landuse and management which, once

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defined, can be assessed to consider the impact of 3.1.2 Topography, drainage and soils development on it. The Farmyard and its surroundings, have Winterbourne Monkton is on flat land with most of the village been surveyed and then analysed to evaluate the landscape concentrated around the river. To the north east is the high sensitivity and the magnitude of impact of the proposed ground of Monkton Down and Hackpen Hill; these form the development. western edge of the Marlborough Downs. Windmill Hill, a Neolithic site owned by the National Trust, is the high point In order to assess how much the site may accommodate change to the west. without detrimental effects on its character will vary with:

• existing land use

• the pattern and scale of the landscape

• the scope for mitigation which would be in character with the existing landscape

• the value placed on the landscape

3.1 MANOR FARM SURVEY 3.1.1 Location The Manor Farm complex is located in the Upper Kennet Valley north of . The Farmyard is situated on the western edge of Winterbourne Monkton, a small village west of the A4361, 1 mile north of the Avebury stone circle and midway between and . The Farmyard consists of an unsightly collection of modern structures, Windmill Hill historic site in open landscape to the west of village adjacent to the Grade II listed church of St Mary Magdalene. The farmyard buildings define the western boundary of the The flows nearby from north to south. The land village; most of the village is further to the east, beyond the is made up of chalk outcrops with gravel deposits and River Kennet. alluvium near the stream. There is also some greensand, with deposits of sarsen stones. Large, open fields outside the village are either arable or pasture.

3.1.3 Vegetation There is no evidence of earlier wooded areas outside the Kennet Valley settlements other than large, planted, shelter belts. These are predominantly beech although many have groups or edges of non native evergreens.

Other larger planted areas to the north and south of the Farmyard contain sycamore, field maple, thorn, elder, willow, Approaching the farmyard; mountain ash, birch, cherry and poplar, with some oak, existing willow to be retained spruce, cypress and regenerating elm. and protected

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To the west of the farmyard is an existing bund, part planted The adjacent Grade 2 Church of St Mary Magdalene was with ash, cherry, sycamore, alder and willow; a high voltage rebuilt in 1877-9 incorporating earlier structures thought to supply line limits the amount of high planting in this location. date back to the 12th century. The churchyard was once surrounded by buildings to the east and south; only the east To the east is a large block of deciduous woodland containing remains as a stable. beech, field maple, sycamore and oak..The nearby village are well planted with a mix of domestic specie, including Part of the Farmyard has already been converted to another ornamental conifers while local footpaths have been colonized use; the barns to the south are occupied by Procam Chemega, by willow, sycamore, elder and ash. an agricultural supply company. These premises have their own vehicular access of the A4361. 3.1.4 Roads, footpaths and bridleways The A4316 Swindon to Devizes road passes to the east of the The church of Saint Mary Winterbourne Monkton. The development of the village Magdalene, to the north followed two lanes which led west from this road, with of the farmyard, is listed buildings grouped around the stream. The southern lane, now Grade 2 a no-through road, leads to the Church, Manor Farm and a small number of properties beyond.

The prehistoric Ridgeway, a National Trail, runs on the top of the Downs to the east, with a lower, parallel trail of bridleways and byways which branch off the Ridgeway at Overton Hill and link to the A4361 near .

All the Kennet Valley villages to the west of the A4316 are well connected by an intricate network of footpaths, There is a delightful contrast between the compact village, set bridleways and byways. These include linear routes on lower around stream with small footpaths, lanes and bridges and land at the edge of the high down as well as routes cutting up extensive planting, with the wide open plain to the west and and down the scarp slope, connecting the vale and downs. large scale landform culminating in Windmill Hill. These routes, mainly BOATs, run east-west around Southern boundary with Winterbourne Monkton including the White Horse Trail which storage facilities of links Windmill Hill with Avebury. Procam Chemega to the right The White Horse Trail is a 90 mile long distance footpath designed to provide views of eight white horses from their best vantage points and passes south of the farmyard site

3.1.5 Local context Winterbourne Monkton is one of a string of small clustered villages in the shallow valley of the River Kennet. There is evidence of a wide variety of archaeological finds around the village including Neolithic, Paleolithic, Iron and Bronze Age, 3.2 LANDSCAPE PLANNING CONTEXT Roman and Saxon remains or artifacts of international 3.2.1 The site lies within the National Character Area 116, importance. Berkshire and Marlborough Downs, as defined by Natural

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England. 97% of the NCA is within the North Wessex Downs intimate, small scale wooded villages. The strategy for the Area of Outstanding Natural Beauty. The NCA also contains Low Chalk plains includes the conservation of the inherent the Stonehenge and Avebury World Heritage Site. qualities and ensuring development opportunities respect the Winterbourne Monkton is just to the north of the Avebury landscape setting. section of this site. The Landscape Analysis (dwg no 2435/1) illustrates views to This NCA contains general characteristics of the Area around the farmyard site in July 2013, showing the surrounding land Winterbourne Monkton. uses and visual character.

3.2.2 The Landscape Character Assessment The Chart, Fig 1, which follows show Landscape (2005/9) contains a more local landscape assessment and Character Assessment and, together with the Visual Winterbourne Monkton lies within Type 4, the Low Chalk Impact Assessment and photographs, summarize the Plain and Scarp Landscape Type, a ledge of lower chalk that particular features of the farmyard at Manor Farm. extends to the north and west of the Open Downlands also forming the north eastern extent of the North Wessex Downs AONB. SECTION 4 LANDSCAPE and VISUAL IMPACTS There is only one landscape character area within the Type: 4.1 Landscape Impact 4A, Avebury Plain. An assessment of landscape effects shows the impact of Within the key characteristics of Area 4A are: change and development to the landscape on, and around, the farmyard at Manor Farm. • Level, almost flat plain, underlain by the eroded surface of Lower Chalk 4.1.1 Sensitivity The sensitivity of the landscape to change is the degree to • Open and exposed landscape with long views to the strong which it can accommodate changes without unacceptable skyline detrimental effects to its essential characteristics. Criteria used to determine the effects of potential landscape impacts • Regular large arable fields with very little tree or hedge are: cover dominate the plain

3.2.3 The positive landscape features of significance include 1. The distinctiveness of the character of the existing landscape the large scale open character of the plain and the contrasting 2. Key features of the existing landscape small scale, intimate wooded and pastoral scarp slopes and the 3. The nature of predicted impacts small scale settlements of the Kennet Valley 4. The degree of change to key features

3.2.4 The Character Assessment notes that the incongruous Classified as High, Medium or Low. shelterbelt planting creates a discordant feature within the context of the open plain. It also notes the pressure for 4.1.2 Landscape Impact: Magnitude of Impact village expansion along the Upper Kennet Valley, although the traditional settlements relate well to their landscape setting The magnitude of landscape impact relates to the size, extent or degree of change to the landscape character or individual 3.2.5 The Low Chalk Plains landscape type has strong landscape components. Classified as High Adverse, character where the expansive arable farmland contrasts with Moderate Adverse, Low Adverse or No Change.

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Figure 1 LANDSCAPE CHARACTER ASSESSMENT + IMPACTS VISUAL IMPACT ASSESSMENT

Landscape Character Type: Type 4 : Low Chalk Plain and Scarp Number of Viewpoints (i) Houses, lane + Church adjacent to site (ii) Windmill Hill + White Horse Trail (iii) footpath + bridleway to north Landscape Character Area: Avebury Plain, 4A (iv) Monkton Down

Sensitivity of Viewpoints (i) Low/Medium from houses, High from lane, High from Church Geology/topography: • Site in shallow river valley with flat plain beyond (ii) Medium/Low: distant views, extensive existing vegetation • Gravel deposits with alluvium (iii) limited, distant glimpses from bridleway, none from footpath (iv) Low: village + site invisible

Brief Site Description • Site on western edge of village Magnitude of Impact (i) Moderate/High Adverse; improvement • Existing buildings in poor condition (ii) Low Adverse • Nearby buildings residential (iii) Low Adverse (iv) No change

Dominant Landscape Elements • Church spire Significance of Impact (i) Substantial; improvement • Wooded belts and gardens in river valley (ii) Slight • Open arable fields to west (iii) Negligible (iv) Negligible

Sensitivity of Affected • Low/Medium: similar elements nearby Potential for Mitigation (i) New open area for improved views; planting within site (ii) New screen planting along western boundary Landscapes in the Vicinity • Low : little visibility • High: within AONB, adjacent to World Heritage Site (iii) New planting around/within site (iv) None necessary

Magnitude of Impact of • Low Adverse: unsightly large buildings replaced be smaller, vernacular styles Development on the Landscape • New housing would be part of tightly knit village

Capacity to accomodate change • Improvement to existing situation • Scope for mitigation with planting within devel- opment, with new screening + hedging

Looking south west from the church Towards Winterbourne Monkton from Windmill Hill Looking south east toward the site View from Monkton Down, looking west Page 5 Manor Farm, WInterbourne Monkton

4.1.3 Landscape Impact: Significance of Landscape Effects 4.2.1 Visual Impact : Visual Sensitivity The relationship between SENSITIVITY and MAGNITUDE The sensitivity of receptors relates principally to these three of impact allows a definition of the significance of landscape factors: effects. • Receptor’s function while expose to view (work, recreational activities, residents) 4.1.4 Summary of Landscape Impact • Degree of exposure to view Period of exposure to view The existing agricultural buildings, although typical of other • farms, have a moderate landscape impact from the east of the Classified as High, Medium or Low Farmyard due to their size and bulk. However, localised planting does provide some screening from Windmill Hill and 4.2.2 Visual Impact: Magnitude of visual impacts bridleways/footpaths to the west of the village. Given attention to the height, scale, materials and layout of the The criteria used to assess the magnitude of visual impacts changes, none of the inherent landscape sensitivities will be are: increased by the proposed development at Manor Farm. • Value of existing views • Degree of change to existing views • The availability and amenity value of the alternative Bulk of existing views buildings • Distance of the receptor discernible from White Horse Trail (tele) Classified as High Adverse, Moderate Adverse, Low Adverse or No Change

4.2.3 Significance of Effects The significance of any identified landscape or visual impact and the relationship between sensitivity and magnitude of impact can be assessed as substantial, moderate, slight or negligible

4.2.4 Summary of Visual Impact Nearby Views: The most open views to the existing 4.2 VISUAL IMPACT farmyard are by users of the lane leading to the church, This study included visibility from a range of viewpoints churchyard and the limited number of properties around the including: Manor House. Some upper windows in the Manor House, and • public footpaths, bridleways and byways in the houses to the north, will have seasonal views, but the • public roads number of properties and viewers is very small. • nearby houses • other land users - residential properties and leisure users The public footpaths running north/south through the village are screened by existing vegetation or properties. Based on these factors, residents are considered as highly sensitive, visitors, users of recreational spaces and public There are no views into the proposed housing site from the rights of way as high-medium sensitive and business users and adjacent Procam site, either for workers or visitors. motorists as low sensitive.

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Long Distance Views : Although close to the World Although these views from neighbouring properties are Heritage Site, visibility to the Farmyard is limited to being potentially highly sensitive, the lack of other receptors limits part of a wide, open view from the top of Windmill Hill where the visual impact of appropriately designed new development the long roofs of some of the existing buildings are seen in to Medium-Low. Smaller buildings, whether commercial or the context of existing planting. The red brick and tiles of domestic, will have less of a visual impact than the existing the new house and barns at Avenue Farm, on the main road, buildings. are a more obvious intrusion into the landscape. From distant views there will be little obvious change and Glimpses from the White Horse Trail heading east are limited mitigation, as described below, could improve the western to a small section, at higher level; lower views are screened by boundary of the village. existing planting.

There are negligible but seasonal glimpses from a section of the byway leading from Winterbourne Monkton towards Yatesbury where existing long roofs can be seen amongst existing vegetation which include mature evergreens.

There are limited views from footpaths and bridleways to the west and none from the footpath running north-south linking the villages.

There are no views to the Farmyard from the public footpath running north-south

Contrast between open landscape with woodland along the Kennet valley

4.2.5 VISUAL IMPACT OF THE PROPOSED DEVELOPMENT The Farmyard is mainly visible from its immediate neighbours, or users of the minor no-through lane leading to SECTION 5 : MITIGATION the church and the few properties adjacent to Manor Farm. 5.1 Mitigation and enhancement are closely related to the The current views are intrusive and unsightly and if the development proposal and its design. The design proposals farmyard were to be re-used for agricultural processes, or would consider: stock, the intrusion could become worse.

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• the detailed design of the development, the access to the Section 6 : THE LANDSCAPE CONCEPT different sections, layout, the built form, choice of The main aims of the landscape design are shown on the materials, finishes and colours Landscape Concept (dwg no 2435/2 rev C). Only part of adjustment of site levels or alterations in landform may • the former farmyard is being proposed for housing; the reduce negative visual effects southern part will remain as commercial agricultural structural planting around and within the site to link • suppliers. visually and physically to nearby planting The proposed layout protects, develops and respects the All the adverse landscape and visual effects that are likely to landscape character of the locality and improves and occur throughout the project life cycle will be considered. contributes to local distinctiveness by: In addition various enhancement measures are also considered. • removing large, unsightly buildings and associated This includes: infrastructure • reducing the number of buildings with north-south • retaining, and improving, the setting of the listed Church orientation to limit impact on views from the WHS. • creating a green open space as an appropriate foreground • creating a dispersed layout with buildings of reduced scale to the Church and height, including single storey, with a narrower plan • adding new woodland around, and through, the housing, depth and smaller ridge length than existing. creating wildlife corridors • new woodland planting on the boundary of the site to • creating a clearly defined boundary between the proposed screen adjacent commercial users. housing and the agricultural supply company buildings, to • woodland planting through the site forming a wildlife the south corridor linking to existing woodland and village planting • limiting ornamental planting to defined, contained areas • new hedges and hedgerow trees, to visually contain the near the dwellings proposed housing within the existing planting structure.

5.2 Landscape Opportunities and Constraints Opportunities: SECTION 7 CONCLUSION • the proposals will remove a number of large, unsightly This Report has reviewed the landscape and visual structures, replacing them with smaller, domestic characteristics of the Farmyard and concludes: buildings, already partially screened by existing planting. 1 There is limited potential for visual intrusion as there are • housing will also be of a smaller scale than the derelict few clear viewpoints. agricultural buildings, thus minimizing visual impact. 2 The site has the capacity to absorb buildings designed in a • retaining the view towards the Church and creating an traditional form and scale which would improve and develop appropriate setting for this listed building. the existing landscape. • new landscape works will enhance and screen the 3 The setting, and surroundings of the Avebury World development and create a well defined western boundary Heritage Site will be maintained and improved. to Winterbourne Monkton. Constraints: Given the location of the site, the extent of existing • existing retained trees will be protected during vegetation, the distance from neighbouring properties or roads construction. and the limited views from nearby public viewpoints and the • minimal disturbance is important during construction; the volume of people or traffic viewing the proposed Farmyard site compound must be located on open ground to the development, the landscape and visual impact is likely to be south west which will later be restored. minimal.

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project Manor Farm, KEY Winterbourne Monkton drawing title significant existing vegetation farm buildings pasture minor road medium/long distance views arable land short distance views Landscape Analysis houses + gardens major road public footpaths/bridleways scale date dwg. no. Ordnance Survey, (c) Crown Copyright 2013. All rights reserved. Licence number 100022432 1:8000 @ A3 Aug. '13 2435/1 Page 9 Manor Farm, WInterbourne Monkton

existing private track

NEW ACCESS

10 Slurry lagoon 9 removed and grassed Orchard COMMERCIAL BUILDING 11

12 WESTFIELD HOUSE

EXISTING GARAGE 3 COMMERCIAL 7 BUILDINGS

1 WINTERBOURNE MONKTON: Typical Plant Species PLANT SCHEDULE 2 species girth/height 8 EXISTING BARN TREES THE YARD 3 GARAGES Acer campestre r.b. 14-16 cm 1 + 2 CHURCH OF SAINT Alnus glutinosa laciniata 2.5 m (3 stems) MARY MAGDALENE Betula nigra 2.5 m (3 stems) Crataegus monogyna r.b. 14-16 cm Prunus serrula 2.5 m (3 stems) Quercus robur r.b. 14-16 cm 6 Salix baylonica tortuosa 2.5 m (3 stems) Sorbus Sunshine r.b. 14-16 cm 5 CARTSHED 4 THE GREEN HEDGES (5 mixed plants/l m) density Acer campestre b r 75-90 cm 10% CHURCH Corylus avellana b r 75-90 cm 10% ROOM Crataegus monogyna b r 75-90 cm 60% Euonymus europaeus b r 75-90 cm 10% Ilex aquifolium 2 lt/60 cm 10% FOR DETAILS OF ALL NEW + EXISTING LEVELS, HARD SURFACES, SERVICES NEW WOODLAND (in groups of 5/7/9) 1/m2 etc PLEASE SEE DRAWINGS BY Acer campestre b r 50-60 cm 15% MANOR FARM Alnus glutinosa b r 50-60 cm 15% FOWLER ARCHITECTURE & PLANNING Betula pendula b r 50-60 cm 15% Crataegus monogyna b r 50-60 cm 15% Ilex aquifolium 2 lt/60 cm 10% Prunus avium b r 50-60 cm 10% Gd Quercus robur b r 50-60 cm 20% KEY SHRUBS Glasspoole Design Landscape Architects Ceanothus repens 3 lt/30 cm dia 1/m2 existing trees retained, new shrubs Rev C: layout changes 11.9.15 40 Bedwin Street Salisbury SP1 3UW Cornus alba Westonbirt 3 lt/60 cm 1/m2 protected + managed Rev B : general amendments 11.3.14 lawn Tel 01722 501230 Corylus avellana aurea 3 lt/60 cm 1/m2 Rev A : layout amendments 28.1.14 Cotoneaster Coral Beauty 2 lt/25 cm dia 2/m2 new medium/large tree Euonymus Silver Queen 3 lt/20 cm dia 5/m2 grass with wild flowers and bulbs project new multistemmed tree Ilex bacciflava 3 lt/60 cm 1/m2 new hedge Juniperus Grey Owl 3 lt/30 cm dia 2/m2 new small tree Manor Farm Lavandula Sawyers 2 lt/20 cm 5/m2 small unit paving Philadelphus Sybilla 3 lt/60 cm 1/m2 WINTERBOURNE MONKTON Rosa Surrey 3 lt/20 cm dia 2/m2 new woodland rolled gravel drawing title Salix hastata Wehrhahnii 3 lt/60 cm 2/m2 Sambucus Black Lace 3 lt/60 cm 1/m2 black metal 5 bar tarmac Spiraea nipponica Snowmound 3 lt/30 cm 2/m2 estate fencing Landscape Concept Taxus baccata Summergold 5 lt/60 cm 2/m2 reinforced grass for temporary parking scale date dwg. no. Viburnum tinus Eve Price 3 lt/30 cm 2/m2 1:500 @ A2 Dec. '13 2435/2 rev C Page 10