LOWER FARM BASINGSTOKE ROAD RAMSDELL HAMPSHIRE RG26 5RD
LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Prepared by: ACLA Ltd
For: Louise Irvine
Ref: ACLA/BFN
Date: 14th November 2017
Rev: A
Landscape Architects & Designers 9 Hungerford Rd, East Grafton, Marlborough. SN8 3DG T: 01672 810516. E:[email protected] W:acla-ltd.com
Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
CONTENTS:
Page No:
1. INTRODUCTION 3. 2. BASELINE CONDITIONS 5. 3. DESCRIPTION OF THE PROPOSALS 13. 4. PLANNING POLICY CONTEXT 14. 5. LANDSCAPE CHARACTER 27. 6. VISUAL AMENITY 48. 7. EFFECTS ON LANDSCAPE FEATURES 62. 8. MITIGATION & ENHANCEMENT STRATEGY 63. 9. SUMMARY AND CONCLUSIONS 69.
APPENDICES
APPENDIX 1 Plans 01-04
ACLA/BFN 01 Site Context ACLA/BFN 02 Planning Context & Character ACLA/BFN 03 Visual Analysis ACLA/BFN 04 Mitigation & Enhancement
APPENDIX 2 Photo Viewpoints 1-18 & A-D
APPENDIX 3 Landscape & Visual Impact Assessment Methodology
Ref ACLA/BDW November 2017
Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
1. INTRODUCTION
1.1 ACLA Ltd has been instructed by Louise Irvine to prepare an updated Landscape and Visual Impact Assessment (LVIA) to support a revised planning application for the re-development of Lower Farm near Ramsdell, Hampshire, RG26 5RD. The proposals comprise of the erection of a new farmhouse style dwelling, garage block and the demolition of the existing modern agricultural buildings on the application site. The existing Grade II listed granary, Grade II listed barn and a modern barn in the western sections of the site will be retained and integrated into the proposals.
1.2 The previous LVIA was prepared to support a planning application approved in May 2016 (ref: 15/04030/FUL). The changes in relation to the previous application include the redesign of the new farmhouse and garage block and the reorientation of the house by 90 degrees to face west onto a courtyard. The rear of the property will face east onto a terrace and lawns within the site. The remainder of the site proposals will remain largely unchanged from the original submission.
1.3 The application site is located in open countryside at approximately 1km to the south of the village of Ramsdell. It is accessed from Basingstoke Road, located along the western boundary of the site. The Ordnance Survey grid reference for the site is SU 59165 56309.
1.4 Ramsdell is a small rural village set in a semi-enclosed and often wooded landscape. The urban edge to the large town of Basingstoke is located at 3.3km to the south- east and the town of Tadley is located at 5.0km to the north. Other nearby settlements include the village of Monk Sherborne, at 1.7km to the east and Wootton St Lawrence, located at approximately 3km to the south. Elsewhere the landscape surrounding the site is relatively open and rural with occasional isolated properties and farmsteads. The area is administered by Basingstoke and Deane Borough Council.
1.5 The purpose of this report is to assess the baseline qualities and value of the existing landscape resource and the visual amenity of the site and its surrounding area; to describe the outline development proposals in their landscape context and to predict the landscape and visual effects that may arise from the proposed and enhancement strategies for the site in order to reduce or minimise any effects caused by the development and to put forward initiatives for landscape and visual enhancement.
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1.6 Landscape impact assessment aims to determine the likely changes in the physical landscape resulting from a given development and to evaluate the significance of these changes in relation to their effects upon both the quality and character of the landscape. Visual impact assessment predicts the appearance of these physical changes within the landscape and their effects upon specific viewpoints or visual receptors, such as the occupants of residential properties and the users of roads, public rights of way or other public open spaces.
1.7 In order to seek consensus and to minimise subjectivity in the assessment of the existing landscape, wherever possible, this report makes reference to published landscape character assessments and other authoritative publications.
1.8 The landscape and visual assessment has been undertaken in accordance with the ‘Guidelines for Landscape and Visual Impact Assessment -GLVIA’ (Landscape Institute and the Institute of Environmental Management and Assessment, 3rd Edition 2013) and ‘Landscape Character Assessment Guidance for England and Scotland’ (The Countryside Agency and Scottish Natural Heritage – 2002). For a full description of the assessment methodology refer to Appendix 3 at the end of this report.
1.9 This report has been prepared as a stand-alone appraisal to support the new planning application. The cumulative impacts of other similar proposals in the area has not been assessed.
Ref ACLA/BDW November 2017
Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
2. BASELINE CONDITIONS
Description of the Existing Site
2.1 The application site covers an area of approximately 0.42 ha and is located at just under 105m above ordnance datum (AOD). It currently contains a close grouping of 7 agricultural barns and other agricultural structures loosely arranged around a central yard in the eastern and central section of the site. A further modern open-sided block built barn is located in the west of the site adjacent to Basingstoke Road. Overall the site is typical of a modern agricultural farmstead with a functional and utilitarian character. Two older Grade II listed buildings are located towards the central sections of the site, straddling the concrete access track from Basingstoke Road. These comprise of a horizontal, timber weatherboard 19th century granary and a larger early 18th century weatherboard clad barn, to the north of the access road. Both listed buildings have corrugated clad roofs.
2.2 Other buildings on the site appear to be 20th century modern, functional, agricultural buildings and structures. These are generally constructed with timber frames, concrete and concrete block wall with timber and corrugated cladding. Roofs tend to be clad in corrugated sheeting. Many of the buildings are neglected and in a poor state of repair.
2.3 Areas of rubble and building waste, together with various agricultural items, are scattered across the site and within the buildings. Although the majority of the buildings on the site do not appear to be in active agricultural use, the barn adjacent to Basingstoke Road and the larger modern open-sided barn in the central sections of the site appear to be used for sundry storage.
2.4 The central yard contains areas of concrete hardstanding, rough grass and rank weeds. The northern boundary contain a wide border of grassland with areas of young and semi-mature deciduous tree groups to the north-west and far north-east of the site. These trees provide a moderate level of enclosure. The agricultural buildings define much of the central area and southern site boundary. Elsewhere the site boundaries tend to be undefined which allows for open views towards and into the site from many areas.
2.5 The site is accessed along a concrete track leading from Basingstoke Road towards the central yard. The access is bounded by a concrete block wall to the north and defined by a post and wire stock fence to the south.
Ref ACLA/BFN November 2017
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2.6 The application site is located just outside the south-eastern boundary of the North Wessex Downs Area of Outstanding Natural Beauty (AONB), which runs along Basingstoke Road and covers the landscape across the western sections of the study area.
The Study Area
2.7 The initial area of search for the LVIA was determined by drawing a circle offset by 5km from the proposed development. The extent was set to enable a general understanding of the wider landscape context within which the site is located, while limiting information to that which is most relevant and avoiding excessive analysis which does not directly benefit the appraisal. As such it conforms to best-practice guidance.
2.8 These findings were assessed through field observations on the 17th January 2016. The weather on the day of the survey was dull and cloudy with occasional rain. However, visibility was relatively good, allowing for an assessment of the wider landscape surrounding the site and the identification of potential longer distance views. The containment by woodlands and tree belts to the north & east and ridgelines to the west & south resulted in the potential ‘Zone of Visual Influence’ being considerably reduced to approximately 0.7km to the north, 1.4km to the east and west and just over 1km to the south.
Description of the Surrounding Area
2.9 The predominant characteristic of the study area is an often open, tranquil and rural landscape containing occasional narrow county lanes, scattered dwellings and farmsteads and quiet rural villages. There is a noticeable change in character between the northern and the southern sections. The northern areas are representative of a lowland landscape with a small-scale patchwork of settlement, mixed farmland, woodland belts and enclosure by larger woodland blocks. This high density of vegetation therefore leads to a more intimate/enclosed landscape type. To the south the landscape is more open with larger scale fields with only occasional woodland blocks and tree belts containing views. The landform rises to a distinct and open ridgeline at around 1km to the south of the site. The application site is located within the more open landscape to the south and close to the boundary of the more enclosed landscape to the north. The wooded backdrop of the more enclosed
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landscape to the north and the open ridgeline to the south are a defining feature of the wider landscape.
To the South.
2.10 The area contains large to medium scale arable farmland with a relatively consistent and open landscape character. The smooth landform to the south of the site rises relatively steeply to a high point of 173m AOD at around 1.3km to the south on the crest of a ridgeline running in a west to east direction. From these higher points there are extensive panoramic views northwards across the site and over the wooded and enclosed landscape around Ramsdell, where the more enclosed landscape to the north of the site appears to form a continuous woodland backdrop. At the base of the ridgeline a series of low and gently rolling ridgelines screen some of the longer distance views across the study area westwards and eastwards.
2.11 Boundary field hedges to the south tend to be well managed and maintained at a low-level (or often absent) with relatively few hedgerow trees. The main areas of woodland and trees to the south are located at a former quarry on the chalk ridgeline (at approximately 800m south) and a prominent belt of trees located on the top of the ridgeline (at around 950m to the south running eastwards from Basingstoke Road). Denser hedges/tree belts near the mobile phone mast on the crest of the southern ridgeline at just over 1km from the site also screen more distant views.
2.12 Settlement and built form are very sparse and consist of isolated farmsteads and properties. The closest are located at approximately 80 to 130m to the south of the site. These include Fieldgate (a detached modern property) and semi-detached properties 38 & 40 with adjacent modern agricultural buildings located to the south. Other properties include Field Barn Farm (located behind the prominent tree belt at 1.3km to the south) and Woodgarston Farm (located behind tree belts just south of the mobile phone mast at 1.4km to the south).
2.13 Fieldgate is a modern property located in an elevated position with identifiable open views towards the site from upper windows, although lower level views tend to be screened by evergreen garden hedges. The nearby semi-detached properties (numbers 38 & 40) are enclosed by an evergreen screen and views towards the site are more limited. Elsewhere, views from the other two properties are screened by intervening vegetation.
Ref ACLA/BFN November 2017
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2.14 Kingsclere Road (A339) is a busy road corridor linking Basingstoke and Newbury, running at approximately 1.4 to 1.8km to the south and south-west of the site and behind the ridgeline. Due to intervening topography the road corridor is not evident within the landscape surrounding the application site, which retains its rural character.
Two public rights of way (PRoW) running up the ridgeline to the south allow for elevated views over the site and northwards. Views are also possible from Basingstoke Road as is runs down the ridgeline. The mature non-native hedgerows/tree belts at Fieldgate, and properties 38 and 40 form a stronger landscape feature, both screening and part screening many views to Lower Farm from the south.
2.15 A paddock containing a remnant orchard tree is located immediately to the south of the site. The paddock is bonded by post and wire fencing allowing close distance open views towards the site from Basingstoke Road.
To the West.
2.16 The landscape to the west is generally low-lying medium scale arable fields with a series of gentle and subtle ridgelines running north from the lower slopes of the ridgeline. A low ridgeline runs southwards across the lower-level fields at approximately 1km distance from the site and contains more distant views from the west. The views are further limited by intervening hedgerow trees and May’s Copse, which screens views at approximately 600m north-west of the site.
2.17 The area to the west is rural with no dwellings or other development located within the study area. The closest property is Ewhurst Park which is a substantial new dwelling with associated farm and cottages located on a ridgeline at approximately 2.3km to the west. No intervisibility was identified due to screening by intervening woodland blocks at Skyer’s Wood and May’s Copse.
2.18 The landscape to the south-west is more open with medium scale fields enclosed by low hedges. The views extend from the site along the ridgelines to the south-west although no publicly accessible location have been identified.
2.19 Basingstoke Road is a quiet country lane located along the western site boundary with open view towards the site. A PRoW runs at approximately 400m to the west in
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the north to south direction. The PRoW has some localised and open views towards the western sections of the site.
To the North
2.20 The northern boundary is not defined and opens out onto a medium scale arable field and the topography falls gently in a north easterly direction. The landscape to the north of the field becomes increasingly wooded with lines of trees and small blocks of woodlands at around 220m north of the site. Larger woodland blocks increasingly screen views further northwards.
2.21 The village of Ramsdell is located at approximately 1km to the north and the dense woodland cover effectively screens views towards the site from the majority of properties in and around Ramsdell. A group of three properties (nos. 7, 34 and 36 Basingstoke Road) are located outside of the southern boundary of the village and at 520m north of the site. There is the potential for glimpsed views through the intervening vegetation towards the application site, particularly in winter.
2.22 A PRoW runs across the northern boundaries of the field at approximately 350 to 400m north and north-east of the site with both open and filtered views towards the site.
To the East
2.23 The landscape to the east is rural in character with no identifiable views form properties due to intervening woodland cover. The eastern site boundary is undefined and opens onto a medium scale arable field. A belt of trees and Hutchins Copse are located along the eastern boundary of the field at approximately 260m east of the site, screening more distant views from the north-east. The landscape further east becomes increasingly wooded and enclosed with a series of copses and woodlands screening more distant views from the east and north east.
2.24 A larger scale arable field is located to the south-east which runs up the ridgeline towards a tree belt. A PRoW runs along the eastern boundary of the field alongside Hutchins Copse. A further PRoW runs behind the prominent tree belt on the ridgeline to the south-east and along the southern boundary of the large scale field. This PRoW links Basingstoke Road with Rookery Farm (1.6km to the east).
2.25 A low ridgeline runs through the arable field at approximately 200m east of the site. The combination of the low ridgeline and vegetation ensures that views towards the
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site are limited to approximately 250m to the east. As the PRoW runs across open ground on the upper ridgeline at approximately 1 to 1.2km to the south east there is the potential for localised views towards upper sections of buildings within the site.
Settlement and Transport
2.26 Settlement in the southern sections of the study area is sparse and limited to occasional farmsteads and associated buildings. Lower Farm and the other nearby buildings are a distinct and isolated grouping which are often prominent in views. The northern sections of the study contain a higher density of settlement, comprising of properties located towards the southern boundary of Ramsdell. Due to the high proportion of tree cover and intimate landscape scale, the settlement pattern to the north is not prominent in the wider landscape. The northern sections of the study area therefore retain a rural and enclosed character. Due to the open nature of the landscape in the southern sections of the study area, the occasional buildings tend to be more readily apparent and prominent in the landscape.
2.27 Minor roads link the network of small settlements and villages. Basingstoke Road links the A339 (Kingsclere Road) to the south with the village of Ramsdell to the north. The application site is located to the north of a dog leg in the road where it passes around the properties and buildings to the south of Lower Farm. Lloyds Lane is a single track road located at approximately 1.2km to the north-west which is screened due to intervening vegetation and low ridgelines. The A339 is a busy road corridor linking Basingstoke and Newbury. It is located at approximately 1.4km to the south and south-west of the site and crosses the southwest section of the study area. However, it is not visible or apparent from within the site or within the local landscape due to the intervening ridgeline.
Topography
2.28 The highpoint of the study area is approximately 173m Above Ordnance Data (AOD) on the ridgeline at approximately 1.2km south of the application site. The topography in the remainder of the study area falls gently in a north-easterly direction to approximately 90m AOD east of Ramsdell in the north-eastern corner of the study area. The site itself is located just below 105m AOD and falls gently in a northerly direction.
Ref ACLA/BFN November 2017
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Historic Landscape
2.29 The larger barn within the site is a Grade II listed 18th century timber framed structure with timber weather boarding. The smaller granary building to the south is also a Grade II listed structure built in the early 19th century with weather boarding and standing on staddles (mushroom shaped stones). These buildings will be retained and integrated into the proposed site layout. A farmhouse which would have been the focal point of the site on the site was removed in the early 20th century.
2.1 A scheduled monument keyhole enclosure is located at approximately 1.6km to the south-east of the site in an open field near Basingstoke Road. The scheduled remains of a Roman villa are located in open fields at approximately 1.3km to the west of the site. A scheduled and well preserved ringworks medieval fortification of late Anglo-Saxon period is located at Woodgarston Farm, beyond the ridgeline at 1.4km south of the site. Due to intervening landform and vegetation there is no intervisibility with any ancient monuments within the study area.
Public Rights of Way (PROW)
2.2 There are no public footpaths, permissive routes or other rights of way across or adjacent to the application site itself. The closest PRoW is located at approximately 100m south-west of the site where it divides in two. One PRoW runs southwards up the ridgelines and past the disused quarry to the south. From here elevated and panoramic views are possible across the site and the wider landscape to the north. A further PRoW runs westwards for 400m then breaks north and south linking the A339 to the south, with Ramsdell, to the north. Again elevated and panoramic views are possible on the ridgeline. Open views to the western sections of the site are also possible from the lower-level landscape to the west and north-west of the site up to approximately 600m.
2.3 A PRoW runs from Basingstoke Road at 400m north of the site eastwards. It then passes along the western boundary of Hutchins Copse and then eastwards towards Rookery Farm. Open views towards the eastern sections of the site are possible at up to approximately 400m before vegetation increasingly obscures views.
2.4 A PRoW runs eastwards from Field House Barn at 1.3km south of the site and runs along the ridgeline eastwards towards Rookery Farm. Longer distance localised views may be possible to the south-east but lower-level views are screened by an intervening low ridgeline. A further PRoW runs south-westwards from Ramsdell
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passing between May’s Copse and Skyer’s Wood, although a low-ridgeline and intervening woodland blocks tend to screen views towards the site.
Soils & Hydrology
2.5 The underlying rock is Seaford Chalk with sedimentary sand, silt and clay located close to the northern site boundary as identified on the British Geological Survey - Geology of Britain Viewer. Soilscape England on the Magic website identified the soils as free draining shallow and lime rich. No drainage ditches or watercourses have been identified on or close to the site boundary. The site and surroundings drain in a northerly direction and the nearest areas at risk of flooding on the Environment Agency ‘Flood Map for Planning’ are located at approximately 1.4km to the north-west and north-east.
Ref ACLA/BFN November 2017
Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
3. DESCRIPTION OF THE PROPOSALS
3.1 The revised site proposals have been prepared by Masser Architects on behalf of Louise Irvine. The changes in relation to the previous application include the redesign of the new farmhouse and garage block and the reorientation of the house by 90 degrees to face west onto a courtyard. The rear of the property will face east onto a terrace and lawns within the site. The remainder of the site proposals will remain largely unchanged from the original submission.
3.2 The main elements of the proposals include:
The retention of the Grade II Listed timber barn and granary together with the modern open-sided barn adjacent to Basingstoke Road, in the western sections of the site.
The demolition and removal of the remaining modern agricultural buildings and structures in the eastern sections of the site.
The construction of a three storey brick farmhouse with annex in the central eastern sections of the site.
A new garage block to the south of the main farmhouse.
3.3 The farmhouse and garage block will be arranged around an informal central yard and the site will be accessed along the current track from Basingstoke Road.
3.4 Primary mitigation has been undertaken as part of the initial proposals with consideration of the design, scale, layout, building materials and architectural style to contribute to the local character of the area. The proposed three storey house will have symmetrical proportion typical of a ‘Georgian’ farm house with a subservient service wing. The traditional palette of building materials will include traditional soft red bricks, a steeply pitched clay tile roof and sash windows. The new garage block will also be constructed in traditional materials to reflect the style of the proposed farm house.
3.5 A secondary landscape mitigation and enhancement strategy will further address visual and landscape effects and enhance the setting of the proposals. The measures will include the retention of the existing groups of trees close to the northern boundary.
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3.6 Further areas have been identified around the site boundary to incorporate native tree and hedge planting, together formal garden areas and a comprehensive landscape scheme. This will include an orchard within the paddock to the south of the application. Mitigation and enhancement measures will be discussed later in this report.
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4. PLANNING POLICY CONTEXT (See plan ACLA/BFN 02)
National Planning Policy
4.1 National planning guidance was completely revised with issue of the new National Planning Policy Framework (NPPF) in March 2012. This single document supersedes all previous Planning Policy Statement and Guidance documents. The government advises that this major revision was implemented to form “… a key part of our reforms to make the planning system less complex and more accessible, to protect the environment and to promote sustainable growth. …”.
4.2 The Conserving and Enhancing the Natural Environment section of the NPPF outlines the way the planning system should ‘contribute to and enhance the natural and local environment’. The relevant key objectives are to enhance networks of green infrastructure, protect and enhance valued landscapes, minimise impacts on bio-diversity and provide net gains where possible. Opportunities to incorporate bio- diversity in and around developments should also be encouraged.
4.3 At the heart of the National Planning Policy Framework is a ‘presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking’. However of particular relevance to the proposed development, paragraph 115 in the NFFP states ‘Great weight should be given to conserving landscape and scenic beauty in National Parks, Broads and Area of Outstanding Natural Beauty which has the highest status of protection in relation to landscape and scenic beauty’.
Local Planning Policy
4.4 The study area is administered by Basingstoke and Deane Borough Council. The Council adopted the Local Plan (2011-2029) on the 26th May 2016.
The Local Plan – 2011 to 2029
4.5 The following landscape related polices from the adopted plan which may have relevance to the site have been extracted below:
Policy SS6 – New Housing in the Countryside
4.6 ‘Development proposals for new housing outside of Settlement Policy Boundaries will only be permitted where they are:
a) On ‘previously developed land’, provided that:
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i) They do not result in an isolated form of development;
ii) The site is not of high environmental value; and
iii) The proposed use and scale of development is appropriate to the site’s context;
or
b) For a rural exception site for affordable housing; or
c) For the re-use of a redundant or disused permanent building provided that the proposal:
iv) Does not require substantial rebuilding, extension or alteration;
v) Does not result in the requirement for another building to fulfil the function of the
building being converted; and
vi) Leads to an enhancement to the immediate setting; or
d) For a replacement dwelling that is not temporary in nature, or an extension to an existing dwelling provided that:
vii) The size of the proposal would be appropriate to the plot; and
viii) It would not be significantly visually intrusive in the landscape; or
e) Residential proposals that have the support of the local parish council/town councils/parish meetings, provided that:
ix) They do not result in an isolated form of development;
x) The scale is appropriate to the site and location;
xi) The development will respect the local environment and amenities of neighbouring properties; and
xii) The development is well related to the existing settlement; or
f) For a new dwelling linked to an existing and viable agricultural, forestry, horse breeding and training, livery or equivalent rural business, where it can be shown that:
xiii) There is an essential need for the occupant to be on site at any time during any 24 hour period;
xiv) No alternative suitable accommodation is available in the locality; and
xv) The rural business linked to the proposed new building must have been viable’
Policy EM1 – Landscape
4.7 ‘Development will be permitted only where it can be demonstrated, through an appropriate assessment, that the proposals are sympathetic to the character and visual quality of the area concerned. Development proposals must respect, enhance
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and not be detrimental to the landscape likely to be affected, paying particular regard to:
a) The particular qualities identified within the council’s landscape character assessment and any subsequent updates or relevant guidance;
b) The visual amenity and scenic quality;
c) The setting of a settlement, including important views to, across, within and out of settlements;
d) The local character of buildings and settlements, including important open areas;
e) Trees, ancient woodland, hedgerows, water features such as rivers and other landscape features;
f) Intrinsically dark landscapes;
g) Historic landscapes, parks and gardens and features; and
h) The character of the borough’s rivers and tributaries, including the River Loddon and Test, which should be safeguarded.
Development proposals must also respect the sense of place, sense of tranquillity or remoteness, and the quiet enjoyment of the landscape from public rights of way.
Development proposals will not be accepted unless they maintain the integrity of existing settlements and prevent their coalescence.
Where appropriate, proposals will be required to include a comprehensive landscaping scheme to ensure that the development would successfully integrate with the landscape and surroundings. The assessment of character and visual quality and the provision of a landscaping scheme should be proportionate to the scale and nature of the development proposed.
Designation of the North Wessex Downs Area of Outstanding Natural Beauty reflects the national importance of that landscape and its setting. Development proposals in the AONB or its setting will also be determined in accordance with national planning policy and criteria set out in the North Wessex Downs AONB Management Plan.’
Policy EM4 – Biodiversity, Geodiversity and Nature Conservation
4.8 ‘Development proposals will only be permitted if significant harm to biodiversity and/or geodiversity resulting from a development can be avoided or, if that is not possible, adequately mitigated and where it can be clearly demonstrated that:
a) There will be no adverse impact on the conservation status of key species; and
b) There will be no adverse impact on the integrity of designated and proposed European designated sites; and
c) There will be no harm to nationally designated sites; and
d) There will be no harm to locally designated sites including Sites of Importance for Nature Conservation (SINCs) and Local Nature Reserves (LNRs); and
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e) There will be no loss or deterioration of a key habitat type, including irreplaceable habitats; and
f) There will be no harm to the integrity of linkages between designated sites and key habitats.
The weight given to the protection of nature conservation interests will depend on the national or local significance and any designation or protection applying to the site, habitat or species concerned.’
Policy EM10 - Delivering High Quality Development
4.9 ‘All development proposals will be of high quality, based upon a robust design-led approach. Development proposals (excluding household extensions) will be permitted where they:
a) Contribute to the provision of neighbourhoods and places for work and leisure that are well connected, accessible, safe, easy for people to find their way around and, function well in practical terms;
b) Are accessible to all and promote buildings that are durable, adaptable and able to respond to changing social, environmental, technological and economic conditions;
c) Positively contribute to the appearance and use of streets and other public spaces;
d) Promote the efficient use of land and achieve appropriate housing densities which respond to the local context, as informed by community documents28, and which take into account the urban, suburban or rural location of the site;
e) Provide a co-ordinated and comprehensive scheme that does not prejudice the future development or design of adjoining sites; and
f) Minimise energy consumption through sustainable approaches to design.
2. All development proposals will be required to respect the local environment and amenities of neighbouring properties in accordance with the principles set out below. Development proposals will be permitted where they:
a) Positively contribute to local distinctiveness, the sense of place and the existing street scene, taking into account all relevant SPDs and community documents that identify the local character and distinctiveness of an area which is valued by local communities, whilst allowing for innovation where appropriate;
b) Provide a high quality of amenity for occupants of developments and neighbouring properties, having regard to such issues as overlooking, access to natural light, outlook and amenity space, in accordance with the Design and Sustainability SPD;
c) Have due regard to the density, scale, layout, appearance, architectural detailing, materials and history of the surrounding area, and the relationship to neighbouring buildings, landscape features and heritage assets;
d) Are visually attractive as a result of good architecture;’
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Policy EM11 – The Historic Environment
4.10 ‘All development must conserve or enhance the quality of the borough’s heritage assets in a manner appropriate to their significance. Development proposals which would affect designated or non-designated heritage assets will be permitted where they:
a) Demonstrate a thorough understanding of the significance of the heritage asset band its setting, how this has informed the proposed development, and how the proposal would impact on the asset’s significance. This will be proportionate to the importance of the heritage asset and the potential impact of the proposal;
b) Ensure that extensions and/or alterations respect the historic form, setting, fabric and any other aspects that contribute to the significance of the host building;
c) Demonstrate a thorough understanding of the significance, character and setting of conservation areas and how this has informed proposals, to achieve high quality new design which is respectful of historic interest and local character;
d) Conserve or enhance the quality, distinctiveness and character of heritage assets by ensuring the use of appropriate materials design and detailing; and
e) Retain the significance and character of historic buildings when considering alternative uses and make sensitive use of redundant historic assets.’.
Basingstoke and Deane Landscape and Biodiversity – Supplementary Planning Document (SPD)
4.11 The key relevant principles of the SPD are:
‘Landscape and biodiversity issues must be considered from the pre-planning stage onwards.
There must be adequate information to allow the impacts of the proposal on landscape character, landscape quality and on biodiversity to be assessed in accordance with planning policies and legislation.
The design must be led by the inherent constraints and opportunities of the site and its context.
Significant landscape and biodiversity impacts must be avoided, wherever possible, through careful design. Mitigation measures must only be used where avoidance through design is not achievable.
Where there are remaining impacts that cannot be satisfactorily mitigated, compensation must be provided through the creation of new features.
All proposals should aim to enhance the landscape and biodiversity of the receiving environment and, where possible, these enhancements should result in a net improvement.’
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Compliance with Planning Policies
4.12 The NPPF ‘presumption in favour of sustainable development’ ‘needs to be considered against the ‘great weight given to conserving landscape the scenic beauty’ within the AONB and its setting. Any development should therefore take account of all other material considerations such as the Local Plan Polices, guidelines and the management plans which aim to conserve the scenic and landscape integrity of the AONB.
4.13 The NPPF policies also aim to ‘contribute and enhance the natural and local environment’ and to minimise impacts on biodiversity and provide net gains where possible and incorporate bio-diversity within developments.
4.14 Policy SS6 in the Local plan aims to ensure that the scale of the development is appropriate to the sites context or lead to the enhancement of the sites immediate setting. Policy EM1 aims to ensure the proposals are sympathetic to the character and visual quality of the area and take account of visual amenity, important views, historic features and the sense of place. The policy also points to the council’s landscape character assessment and the AONB Management Plan.
4.15 Policy EM4 aims to ensure that significant harm is not caused to biodiversity or areas of conservation interest. Policy EM10 states development will be permitted where it respects the local environment, contributes to local distinctiveness and has due regard to the surrounding area, including landscape features and heritage assets. Likewise policy EM11 aims to conserve and enhance the historic environment and heritage assets.
4.16 The landscape and Bio-diversity SPD aims to ensure that landscape and bio-diversity is considered at an early stage in the planning process and that significant landscape impacts must be avoided through careful design and mitigation measure must only be used where avoidance through design is not achievable and where net gains in landscape and bio-diversity should be achieved.
4.17 To ensure that the proposed development meets the requirements of the policies and guidelines above at the early stages of the design, measures have be incorporated within the masterplan and detailed layout aimed primarily at the scale, mass, vernacular construction and location of the development to reduce any potential adverse impacts on the setting of the listed buildings, landscape and visual impacts on the AONB and the local landscape setting.
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4.18 At a secondary level careful consideration could be given to providing green infrastructure and provide a landscape framework to further contain and reduce any potential residual adverse impacts from the proposed development on the landscape character and visual amenity within the study area. Landscape proposal could be strategically located, and of a scale and design, to reflect the character of the local landscape near the site and on the boundary of the AONB. There is the opportunity for native woodlands, tree, shrub and hedgerow planting on and around the site. Other key areas within the site could also be identified for creating additional habitats to enhance bio-diversity on and around the application site.
Summary of Effects on Specific Landscape Designations
4.19 This section will assess the potential impacts on specific landscape designations within the study area as identified on plan ACLA /BFN 02
Listed Building – The Timber Barn & Granary on the Site
4.20 The Grade II listed barn and granary are currently set within the close context of the existing modern agricultural buildings on site. The functional utilitarian character of the modern structures preserves the farmstead character and context of the site overall. However the poor quality and generally poor state of repair, together with the modern nature of the surrounding farm buildings, do not respond sympathetically to the historic character or the setting of the listed buildings.
4.21 The sensitivity of the listed buildings to change is expressed through their listed status and is recognised in national and local planning policies. It is likely the listed agricultural structures could accommodate a moderate degree of change to their surroundings in this location by replacement or substitution without affecting the overall integrity. Therefore the sensitivity to change is assessed medium.
4.22 The proposed development has the potential to change the overall character of the farmstead by recreating a more traditional farm layout set around a central yard. The magnitude of change as a result of the proposals is likely to be medium to high and the degree of effect as a result of the proposals on the setting of the listed structures are likely to be moderate/substantial to moderate.
4.23 The removal of unsympathetic modern agricultural barns and the introduction of a new farmhouse will reinstate some of the historical setting of the granary and barn. It should improve their setting and create a more coherent relationship with a hierarchy
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of a larger farmhouse and smaller scale subservient buildings. The effects could be seen as positive and significantly enhance the immediate setting of the listed buildings and ensure their long term futures.
4.24 For further details relating to the setting of the listed buildings on site refer to the ‘Heritage Impact Assessment’ produced by Richard K Morris Associates.
Listed Building - May’s Farmhouse
4.25 The farmhouse is located at approximately 750m to the north-west of the site. The farmhouse is partially enclosed by mature vegetation surrounding the property, and intervening woodland blocks generally screen views. There is the potential for glimpsed, filtered or oblique views from eastern sections of the property towards the application site, through the intervening trees associated with the copse at around 500m north-west of the site during winter months. In summer months leaf cover is likely to screen views. The listed farmhouse is likely to have a medium sensitivity to change as it could accommodate a partial loss to its setting without effecting the overall integrity of the building. The proposed development is at some distance and relatively well screened, therefore the immediate setting of May’s Farm will not be affected. The development would represent a partial change to a minor element in the wider landscape and therefore the magnitude of change is likely to be negligible with a negligible degree of effect on the setting of May’s Farmhouse.
Other Listed Buildings in the Study Area.
4.26 Other listed buildings are located at Skyers Farm, Digweeds Farm and elsewhere within Ramsdell. Views towards the proposals are unlikely due to intervening vegetation, structures and substantial woodland blocks. Changes or effects on the setting of these listed buildings are not likely.
Conservation Areas
4.27 The southern boundary of the Ramsdell Conservation Area is located at approximately 700m to the north of the application boundary and intervening dense vegetation prevents intervisibility. The sensitivity to change on the setting of the village is assessed as medium. It is likely to be able to accommodate moderate changes without an impact on its overall integrity, particularly as a result of the containment by dense vegetation.
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4.28 The application site is not located in an area which contributes significantly to the immediate setting of the conservation area and is not likely to impact on the historic integrity of the village or aims of the conservation area at this distance. The proposals are likely to represent a moderate change to a characteristic element which is a distinct area in its own rights and the magnitude of change is likely to be negligible. Therefore the degree of change to the setting of the Ramsdell Conservation Area is therefore likely to be negligible and confined to a landscape area outside if its immediate setting.
4.29 The Monk Sherborne Conservation area is located at approximately 1.4km to the east, the site has no intervisibility with the village or any direct relationship and the changes to the setting of the Monk Sherborne Conservation Area are also not likely.
Scheduled Monument
4.30 There is no intervisibility or direct relationship with the three scheduled Monuments within the study area, the closest of which is the Roman Villa at 1.3km to the south- west. It is unlikely that the proposed development will have an effect on the setting of the scheduled Monuments in the study area.
Ancient and Semi-Natural Woodland & Priority Habitat Woodlands
4.31 The woodlands identified as ancient or deciduous woodland priority habitats are likely to be able to accommodate a moderate degree of change (positive or negative) without a substantial effect on their integrity and therefore their sensitivity is assessed as medium.
4.32 The closest woodland is located at Hutchins Copse, at approximately 280m to the east of the application site. The development will not have a direct effect on the integrity of the woodlands and there will be no direct impacts as a result of the development. The development therefore will represent a minor alteration to the setting of the woodlands only. Therefore the magnitude of the change is likely to be negligible and the degree of effect is also likely to be negligible.
North Wessex Downs AONB
4.33 The eastern boundary of the AONB runs along Basingstoke Road and covers the areas across the western sections of the study area. The sensitivity of the AONB to development is high as reflected in the weight given to its national and local planning polices and the inherently high sensitivity of the landscape. The development would
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represent a very minor alternation to a key characteristics of the AONB overall and within a relatively localised area contributing to its setting. The magnitude of change as a result of the proposals on the character and integrity of the wider AONB is likely to be negligible.
4.34 However, the proposed development will require careful consideration to comply with the policies and management strategies aimed at protecting the landscape and setting of the AONB. An assessment of the published landscape character areas and an assessment of impacts on the local landscape character within the study area have been undertaken in the following chapter.
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5. LANDSCAPE CHARACTER
5.1 Landscape character assessment is a technique used to develop a consistent understanding of what gives a landscape its character to ensure future development is well situated, sensitive to its location and contributes to environmental, social and economic objectives. The assessment identifies distinctive features, recognisable and consistent patterns of elements and natural and/or human features in the landscape that makes one area distinctive from another. An assessment of pressure for change, the ability of a given landscape to accommodate change, landscape sensitivity or key issues to change may also be undertaken. The assessment can also include strategies and guidelines for future development and management to retain and enhance particular inherent characteristics of the landscape.
National Character Map of England
5.2 The National landscape character is set out in Natural England’s ‘Character Map of England.’ The new National Character Area (NCA) profiles update the previously published Joint Character Area (JCAs) and Countryside Character Area descriptions (1998-1999 by the Countryside Agency).
5.3 The study area is located in the southern sections on NCA 129 - ‘Thames Basin Heaths’, a character area stretching from Newbury in the west to Esher in the east. Basingstoke in located on its southern boundary. Some of the relevant key characteristics of the NCA which are evident in the wider landscape of the study area have been extracted from the published document and include:
‘Plateaux of Tertiary sands and gravels in the London Basin, with intervening river valleys floored by London Clay. In the far west, Chalk forms the Hampshire Downs escarpment and the river beds of the Kennet and Pang.
High woodland cover, offering an array of colour in the autumn. Conifers and large plantations on former heathland are dominant features in the east, while the west is scattered with small, semi-natural woodlands on ancient sites.
Acid, leached soils mean that farming on the plateaux is limited to rough pasture, and that alternative land uses (such as forestry, golf courses and horse paddocks) have emerged. Heather, gorse, oak and birch all thrive here. Arable land and improved pasture are found in the valleys, on alluvium.
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Beyond the large areas of heathland and woodland, there is a patchwork of small to medium-sized fields with woods. The legacy of historic hunting forests includes veteran trees, ancient woods, ancient hedgerows and parklands. Historic meadows remain as fragments along watercourses.
Prehistoric earthworks such as barrows and hill forts mark promontories on the plateaux. Archaeology is well preserved on historic heathland. Mosaics of open heathland and grassland with scrub, secondary woodland and plantation. Valley bogs, ponds and streams enhance diversity. Large, continuous mosaics are found in the east: they include Thursley, Ash, Pirbright and Chobham Special Area of Conservation (SAC), and Chobham Common National Nature Reserve (NNR).
Historic commons offer tranquillity and unenclosed views, while other rights of access are enjoyed across farmland, canals and downland. Ministry of Defence ownership restricts (but does not entirely prevent) public enjoyment.
Valley floors are wet with ditches, numerous watercourses, ponds, waterfilled gravel pits, reedbeds and carr. Historic features include mills, relict water meadows, and canals such as the River Wey Navigations.
20th-century conurbations, including Camberley, sprawl along the Blackwater Valley, with associated roads (including the M3) dissecting heathland and woodland into blocks. Elsewhere, there are winding lanes and historic dispersed villages and farmsteads of traditional, locally-made brick and tile.’
5.4 NCA 130- ‘Hampshire Downs’ lies within the southern sections of the study area covering the upper slopes of the ridgeline to the south of the site and the land beyond. The key characteristics in the published document and observed during the site survey relevant to the site area are:
‘The rolling elevated, chalk arable downland has an open, exposed character that provides open skies and long-distance views.
Elevated plateaux and upper valley slopes are characterised by extensive open tracts of large, low-hedged fields with thin chalky soils, shelterbelts, and ancient semi-natural woodland blocks on clay-with flint caps on some of the steeper slopes.
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A network of distinctive and ancient droving roads and trackways is a particular feature across the Downs.
There is widespread evidence of prehistoric settlement on the open downlands, including burial mounds with visually prominent iron-age hill forts. In the valleys, there is evidence of Roman estates and nucleated medieval village settlement patterns, and fieldscapes and farmsteads across the downlands evidence the gradual and planned enclosure from the medieval period.
The area’s distinctive appearance derives from the use of chalk cob (in the west), weatherboarded timber frame and small, handmade local brick with flint in traditional rural buildings and walls surrounding farm courtyards, with thatch surviving in many places.’
5.5 Due to the large scale of the character areas in relation to the limited scale and visual influence of the proposals within it, potential impacts on the key landscape characteristics and elements and overall integrity are likely to be negligible. Therefore the Thames Basin heaths and Hampshire downs NCAs will not be taken forward as a landscape receptor in this report. Character changes are more appropriately discussed on a regional and district level below.
Regional & District Landscape Character
5.6 There are a number of comprehensive landscape character assessments and guidelines covering the study area and application site published by Hampshire County Council the local authority and the North Wessex Downs AONB Council of Partners.
Hampshire County Council Integrated Landscape Character Assessment
5.7 Hampshire County Council carried out an Integrated Character Assessment primarily aimed at large-scale planning at a strategic level across the County.
5.8 The application lies on the boundary of character area 8b ‘Basingstoke Open Downs (to the south) and character area ’2b ‘North Hampshire Lowland Mosaic’ (to the north). Character area 7b ‘Hannington and Dummer Downs’, a ‘Large Scale downland Mosaic’ landscape type is located in the south western sections of the study area, south of the A339.
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Character Area 2b ‘North Hampshire Lowland Mosaic’
5.9 The location and boundaries of the character area are described as:
‘This character area is located in the north of the County and comprises an area of lowland well wooded landscape which is bounded to the west by a transition into a smaller scale farmland landscape and to the east by a transition into a more ordered landscape influenced by estate management. The southern boundary is defined by the distinct change in geology and relief of the chalklands and upper greensand. To the north the area is defined by the higher occurrence of acidic soils and heath as well as the River Enborne and the Hampshire County Boundary.’
5.10 The key characteristics of the North Hampshire Lowland Mosaic identified in the Integrated Character Assessment area;
Gently undulating landform dissected by small chalk fed streams, in small valleys running south to north.
Medium and small scaled mixed farmland and woodland mosaic.
Blocks of broadleaved and mixed woodland often sinuous in shape which contain views and create wooded horizons.
Woodland coppice and old hedge banks are reoccurring features.
• Juxtaposition of habitats, including woodland, pasture, remnant heathland, grassland and wetlands creates biological richness.
Pockets of predominantly arable farmland comprising medium scale regular fields defined by a strong structure of hedgerows and shaw woodlands.
Smaller scale fields of pasture along stream valleys.
Dispersed settlement pattern – villages to the south are more substantial whilst those to the north comprise a loose collection of buildings associated with exploitation of woodland.
High concentration of timber framed buildings and use of mellow red brick, clay roof tiles and decorative use of blue brick in Flemish bond patterns.
Narrow rural lanes defined by high hedgerows.
Ancient woodland (often associated with historic deer parks) contributes to rich biodiversity.
5.11 A key quality of the area in the published document of particular relevance to the site is described as:
‘An enclosed and generally tranquil landscape comprising a medium-small scale mosaic of farmland and woodland defined by a strong hedgerow structure. In the south, views of rising land associated with the chalk contribute to the sense of place.’
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Character Area 8b- Basingstoke Open Downs
5.12 The location and boundaries of the character area are described as:
‘This character area comprises an area of downland which forms a shallow bowl, within which the settlement of Basingstoke is located at the head of the River Loddon. It is the topography and settlement that unify this area. The northern boundary of this character area is particularly marked as a result of a dramatic change in geology to the lower lying heaths and clays. To the south the change is more transitional as the land rises onto an elevated and often wooded chalk plateau. The western and southern boundaries are marked by a gradual transition to a more enclosed mosaic of farmland and woodland.’
5.13 The key characteristics of the Basingstoke Open Downs character Area are:
Rolling chalk landform with broad sweeping undulations, forming a bowl around the head of the River Loddon and north facing slopes which extend down to the lower lying heaths.
Extensive tracts of intensive arable cultivation defined by well trimmed hedgerows or ancient tracks and footpaths.
Visible framework of winding ancient lanes and tracks which formed boundaries to extensive open field systems and lead up to higher ground.
Generally low woodland cover with scattered blocks of woodland and stronger hedgerow structure in southern parts of the area.
An archaeologically significant area, with settlement and exploitation going back to prehistoric times.
Extensive areas of mid to late 20thC. urban development of Basingstoke which is visible, mainly from within the character area.
Major transportation routes include a Roman road, Basingstoke Canal, railway and M3.
Remote and quiet landscape outside of built up areas.
Beyond the major settlement of Basingstoke the landscape is lightly populated with low density nucleated villages and occasional farmsteads.
Sense of openness, space and emptiness, especially when climbing up out of the bowl shape landform where Basingstoke sits.
5.1 The key characteristics outlined above are broadly in line with on site observations within the study area.
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Character area 7B – Hannington and Dummer Downs
5.2 Character Area 7b ‘Hannington & Dummer Downs’ character area is located in the far south-western sections of the study area and there is very limited or no identifiable intervisibility with the application site. The Hannington Downs character will not be taken forward as a landscape receptor.
Basingstoke and Deane Landscape Assessment
5.3 The Basingstoke and Deane landscape assessment was undertaken in May 2000 by Landscape Design Associates. The main purpose of the assessment was to provide a more detailed understanding of the landscape resource in the Borough to assist with local plan polices and development control. The report also assesses the key issues relating to the landscape character in each area.
5.4 The site is located in in the northern sections of the Basingstoke Down character area. The character area North Sherborne is located in the northern sections of the study across the more enclosed and wooded landscape. The Hannington Downs character area is located in the far south western sections of the study area. There was no identifiable intervisibility with the application site and the Hannington Downs character and this will not be taken forward as a landscape receptor.
Basingstoke Down Character Area
5.5 The key characteristics of the Basingstoke Down character area in the landscape assessment are:
rolling landform to the north, becoming more undulating and northward sloping to the south;
predominantly large-scale farmland, lacking a distinctive sense of place;
provides landscape setting for the western and southern parts of Basingstoke, whilst the western third of the area lies within the North Wessex Downs AONB. Urban influences affect much of the area, with hospital and golf course development north of Basingstoke, further golf courses south-west of Basingstoke, and significant noise intrusion from M3 and A-roads;
open character formed by large-scale, arable fields, the mix of track-bound fields, large wavy-edged fields and parliamentary fields reflecting enclosure from post-medieval to 19th century times;
low, well-cut hedgerows and very few woodland blocks, although shelter belt planting exists north of Basingstoke, and very occasional remnants of ancient
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semi-natural woodland exists, especially concentrated in the south of the area;
high intervisibility within the area due to the lack of woodland or strong hedgerow structure, enabling views of Basingstoke from many parts of the character area;
limited settlement outside Basingstoke, with scattered isolated farmsteads and small villages/hamlets, linked by relatively small, narrow roads, contrasting with effective but intrusive road network linking Basingstoke with surrounding areas via the M3 and A-roads. Roman road defines the abrupt, straight, western built edge
to Basingstoke, and the M3 corridor marks a similar sharp edge on the southern side;
various Scheduled Ancient Monuments, including Woodgarston ring motte, and a Roman site north-west of Woodgarston Farm.
Location and Boundaries
This irregularly-shaped area lies in the centre of the Borough, taking its form from the settlement of Basingstoke, which defines its eastern boundary and, for a part to the south, its northern edge. Most of its northern boundary is defined by the distinct change in geology, relief and vegetation characteristics between chalkland and lowland mosaic landscapes. The western and southern boundaries mark a transition to a more enclosed mosaic of farmland and woodland characteristic to the surrounding character areas.
Overall Landscape Character
This is an area of relatively consistent landscape character, the urban form of Basingstoke creating a unifying element within a landscape of varying landform. The area is characterized by a large-scale pattern of arable fields with low, well-trimmed hedges that have become weak and broken in places. These elements, together with the fact that woodland blocks are infrequent and very small-scale, bring a feeling of openness to the area. Urban influences, such as golf courses and main roads/motorway development, affect the character of parts of the landscape. The major settlement of Basingstoke, and its associated infrastructure, exerts a strong influence on the character of the immediate surrounding landscape, affecting its original rural character. In terms of settlement pattern, however, development outside Basingstoke is limited to a scattering of isolated farmsteads and small villages/hamlets.
Key Issues
under-management of some ancient semi-natural woodlands;
weakened hedgerow structure across the more extensive, open landscape types, resulting from previous hedgerow removal;
inappropriate general over-management of hedgerows (including ‘gapping up’) and field patterns of historic importance;
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decline in extent of unimproved chalk grassland and sheep pasture through scrub encroachment and agricultural improvement, particularly conversion to arable farmland;
areas of intensive farming with low biodiversity levels;
management of grass field margins, road verges, hedgebanks, and uncultivated buffer strips adjacent to sensitive wildlife habitats to maintain or increase biodiversity;
intrusion of built development, urban land uses and major roads on the landscape.
5.6 Urban settlement associated with Basingstoke and the nearby village of Ramsdell are not readily apparent within this character area due to vegetation cover just to the north of the site and the ridgeline to the south. The area has a strong sense of place where extensive and panoramic views are possible, particularly viewing northwards from the ridgeline. This open landscape character in which the site is located contrasts with the semi-enclosed and wooded nature of the areas to the north. Although the landscape around the site is open in character, the low density of properties and lack of visual intrusion of substantial areas of development ensures the wider landscape retains its rural character overall. However, occasional and isolated and sometimes visually prominent farmsteads and agricultural buildings are also characteristic of the local area.
5.7 New development has the potential to be relatively prominent and should aim to reflect the agricultural and rural character of the area.
North Sherborne Character Area
5.8 The key characteristics of the North Sherborne character area in the landscape assessment are:
gently undulating, subtle landform dissected by a network of minor tributary valleys;
pattern of predominantly arable farmland and improved grassland with occasional well-managed parkland, enclosed within an established woodland and hedgerow structure with many hedgerow trees;
south-west corner lies within North Wessex Downs AONB, and overall landscape typically has a rural character, except near Tadley and Mortimer to the north and Basingstoke/Chineham to the southeast. Generally quiet, apart from areas along the busy A340;
predominantly assarted and small parliamentary fields, giving way to large wavy, small wavy and parliamentary fields to the east;
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two pockets of more open arable farmland towards the south-east, characterised by parliamentary fields with infrequent woodland cover and low, well-cut hedgerows, notably between The Vyne and North Chineham and to the north-west of Bramley;
variety of woodland, including small predominantly broadleaf copses and larger woodland such as Morgaston Wood and Carpenters Down Wood. Also Pamber Forest, which has placed a crucial role in the historical development of the area;
remnant areas of scarce habitat types including ancient semi-natural woodland, heathland (notably part of the Pamber Forest and Silchester Common SSSI), and neutral/acidic unimproved grassland. The latter includes Ron Wards Meadow with Tadley Pastures SSSI, one of Hampshire’s finest surviving hay meadow/pasture complexes;
three distinctive areas of parkland, 'The Vyne' (Grade II), Beaurepaire Park and Ewhurst Park, contributing a well-managed element to the landscape;
moderate intervisibility across the area, with vegetation and low-lying nature of the landscape containing distant views;
apart from the larger settlement of Tadley, a settlement pattern dominated by small villages, hamlets, isolated farmsteads and individual properties distributed throughout the rural landscape, reached through a network of narrow, winding roads;
remarkably preserved Roman town of Calleva Atrebatum (Silchester) and its associated earthworks, together with many other Scheduled Ancient Monuments, reinforcing the historic richness of the landscape.
Location and Boundaries
This character area lies in the north of the Borough and stretches from the more wooded Wolverton character area to the west, to the Loddon and Lyde valley system to the east. The northern boundary is marked by the settlement of Tadley, the enclosed plantation and heathland landscape of the North Silchester character area, and the Borough boundary. Its southern boundary is defined by the distinct change in geology between the clay/Bagshot Beds of the lowland mosaic and the chalkland to the south.
Overall Landscape Character
‘In common with much of the lowland landscape to the north of the Borough, this area is a patchwork of mixed farmland and woodland, which forms the setting for a diversity of other landscapes including managed parkland, minor valleys, and more extensive areas of woodland. Despite its diversity, the overall effect is a unified and balanced landscape, with the low-lying and gently undulating landform linking the various landscape types into one distinct character area. A small southern part of the area, between Wolverton and Ramsdell, lies within the North Wessex Downs AONB.
In many areas the landscape has retained a quiet, rural character, with a network of narrow, winding roads linking the dispersed villages, hamlets and isolated farmsteads. The quietness of the area is disrupted, however, in those areas along the A340 corridor, and the rural character affected near the larger settlements…’
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Key Issues
poor species and structure diversity and ecological value within coniferous plantations;
under-management of the numerous ancient semi-natural woodlands, including hazel coppice woods;
loss of broadleaf woodlands;
relatively weak landscape structure, primarily within more open arable landscapes, and resulting need to encourage hedgerow planting;
management of hedgerows and field patterns of historic significance, and retention of hedgerow tree saplings;
management of road verges and hedgebanks, and damage from scrub encroachment, road improvements and legacy of agrochemical use on adjacent farmland;
lack of permanent grass field margins, including uncultivated buffer strips next to rivers, streams and other sensitive habitats;
loss of heath associated vegetation through inappropriate management and more intensive agricultural use;
management of unimproved neutral grassland and areas of neutral/acidic unimproved/semi-improved grassland, to maintain or enhance biodiversity;
some adverse impacts of horse grazing (e.g. rank grassland with weeds, poorly-managed boundaries or inappropriate styles of fencing etc.);
localised suburban influence of some built development and roads, including suburban styles of fencing, signage, lighting and planting, and impacts on quiet, rural character in immediate areas.
5.9 The assessment focuses on the character of the wider North Sherborne character area and the application site is located near its southern boundary where the character changes from the more enclosed landscape to the north to the open landscape of the chalk downs to the south. The high level of enclosure and screening by woodland blocks and other vegetation to the north of the site in this character area ensures that any development on the site will not have a substantial impact on the inherent quiet rural character of this landscape to the north. The sensitivity of the Sherborne Character Areas is therefore assessed as medium.
The AONB Integrated Character Assessment
5.10 In addition to the county and borough character assessments, Land Use Consultants prepared the North Wessex Downs Area of Outstanding Natural Beauty Integrated
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Landscape Character Assessment Technical Report for The Countryside Agency in March 2002.
5.11 The AONB covering areas to the west of Basingstoke Road are identified as character area 2G –Hannington Downs. Character Area 8F – Ewhurst Parklands covers the area immediately to the north-west of the site to the west of Basingstoke Road. The integrated assessment is in line with the county and district assessments and in addition suggests the following key management requirements:
2G - Hannington Downs
‘The overall management objective is to conserve and enhance the quiet rural character of the Hannington Downs, with its sense of openness and space. Key features to be conserved and enhanced are the open plateau and long views, archaeological features and the field patterns. The woodland pattern on the lower slopes is an important characteristic and should be maintained. There are opportunities for woodland creation and hedgerow restoration to link isolated small sites. The sparse settlement pattern comprising the nucleated hill top village and a small number of scattered hamlet and farms connected by a network of rural lanes should be maintained.’
8F – Ewhurst Parklands
The overall management objective is to conserve and enhance the parkland character, with its lakes, woodlands, buildings and permanent pasture. Within the wider landscape there are opportunities for restoration and management of the mosaic of heathland and woodland.’
5.12 The agricultural buildings within and near to the application area can be a readily noticeable feature particularly when viewed at close distance or from the west, but less so from elevated area to the south-west. The current agricultural buildings on and near the site have not been sympathetically designed or located sensitively to reduce the impacts the open rural character of the wider landscape. Any new development should therefore be of a more sympathetic scale and design. It should ideally be accompanied by an appropriate landscape framework recognising the change between the enclosed and open landscape type. The landscape should also aim to absorb the proposals within the wider landscape and enhance the setting of development. The aim should be to retain and reinstate the quiet rural character of this area near the boundary of the AONB.
The North Wessex Downs AONB Management Plan 2014-19
5.13 This document is the statutory Management Plan for the North Wessex Downs AONB. The North Wessex Downs Council of Partners and relevant local authorities
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have approved the plans and it was submitted to Parliament in December 2014. It sets out objectives and policies for AONB partners over the next five years.
5.14 The primary purpose of AONB designation is:
‘conserving and enhancing the natural beauty of the area’ ‘In pursuing the primary purpose of the designation, account should be taken of the needs of agriculture, forestry and other rural industries and of the economic and social needs of local communities’.
5.15 The Management Plan 2014-19 will
‘seek to support a viable rural economy, so as to provide resources for those who manage the area’s landscapes’ and ‘outline the principles of our response to development that may affect the beauty and tranquillity of the North Wessex Downs’
5.16 Some of the relevant potential key issues relating to the landscape in the plan state:
‘Maintenance and, where possible, extension of chalk grassland habitat.
Conserving and enhancing the remoteness and expansive open scale of the downland landscape.
The need for viable agriculture to continue to contribute to AONB purposes.
Conserving and enhancing the remote, secluded and relatively undeveloped character of more enclosed and intimate landscapes, including the character of the lanes.
The dominance of roads, in particular the impact of traffic noise, external lighting, road signs, insensitive materials and clutter on landscape character and people’s experience of the landscape as they travel through it.
Maintaining the pattern of discrete villages set within a quiet rural landscape and ensuring that the views to the surrounding dramatic scarps are undamaged.
Intense pressure for development throughout the AONB and its setting that threatens the character and quality of its landscape and risks merging of small settlements or encroachment by larger settlements.’
5.17 Some of the relevant North Wessex Downs AONB Policies are:
‘Encourage all partners and other stakeholders to have regard for AONB purposes across all relevant policies, programmes and activities.
Wherever possible seek to identify and address the main factors that threaten the special qualities of the AONB landscape: e.g. water abstraction, agricultural practices; woodland neglect; damage to historic sites, built development.
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Use the North Wessex Downs Integrated Landscape Character Assessment to inform policy and decision making across the AONB and its setting.
Support, encourage and promote good practice across all sectors that conserves and enhances the character and qualities of the North Wessex Downs landscape.
Support and encourage efforts to conserve and explain the rich heritage of the North Wessex Downs, including archaeological sites.
Ensure that all development in or affecting the setting of the AONB conserves and enhances the character, qualities and heritage of the North Wessex Downs landscape.’
5.18 Some of the relevant development key issues are;
‘The loss of rural character through suburbanising influences from new development (new fencing, lighting, signage, parking areas, paved footpaths, loss of native hedgerows and creation of new garden areas).
The threat of incremental housing development outside settlements from unwarranted conversions and redevelopments; or unjustified rural workers accommodation.
Impact on dark skies and tranquillity of high-powered external lighting, especially where poorly directed or in an exposed location (not usually subject to planning control).
Impact from equestrian uses and structures generally where new development is expansive in area, in greenfield locations, poorly designed and/or located on exposed sites.
Substantial new farm buildings where unjustified, poorly designed and or located in exposed locations.
Development that results in a material loss of tranquillity and / or impact on the dark night skies within the North Wessex Downs or its setting.
Development, where relevant, that does not provide for or support existing Green Infrastructure.
Development where appropriate, that does not provide for appropriate mitigation.
Large-scale new commercial uses or inappropriate farm diversification projects.
Impact of road signage, street lighting and other highway clutter on landscape character, including within settlements. Measures which have an urbanising effect on AONB character and are thus generally inappropriate include: oversized, multiple and yellowbacked road signs; new street lighting in previously unlit locations; lighting that allows spillage
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or glare; road markings; concrete kerbing; illuminated bollards; fencing; and elaborate traffic-calming schemes.’
5.19 Some of the development objectives are:
‘To encourage appropriate sustainable development to jointly achieve economic, social and environmental benefits through the planning system in the context of a nationally protected landscape.
To ensure that the formulation and implementation of planning policies across the North Wessex Downs takes full account of the purposes of designation and the character and quality of the AONB and its setting.
To promote a sustainable rural economy.
Encourage all proposals for new development, redevelopment and re-use to conserve and enhance the natural beauty of the North Wessex Downs. Oppose forms of development that fail to conserve and enhance the character and quality of the AONB and its setting and to make reference to the AONB’s published guidance.
Encourage high standards of design, comprehensive landscaping where required, traditional building styles, energy conservation and innovation that respect historic settlement patterns and the distinctive character of the North Wessex Downs.
Encourage Local Plans, Supplementary Planning Documents and other policies to take account of the statutory protection of the AONB, in terms of location of development affecting the AONB and its setting, and specific AONB policy.
Support the need for Local Plans and Supplementary Planning Documents and other policies to address issues such as landscape impact, local character, materials and historic structure and scale of settlements.
Encourage the consideration of landscape impacts at the earliest opportunity in the planning process and the provision of Landscape and Visual Impact Assessments and Environmental Impact Assessments where required.
Resist noise-generating developments and activities both within the AONB and its setting.
Avoid and reduce light pollution, including control of lighting schemes or other developments that threaten the integrity of dark night skies within the North Wessex Downs.
Encourage, support and promote good practice in the design and management of roads in the AONB and its setting that conserves and enhances the character of the landscape and settlements.
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Support appropriate and sustainable farm diversification activities where planning applications are supported by a whole farm plan and linked to design guidance.
Encourage the use of planning briefs or master plans which guide developments within and on the edge of the North Wessex Downs and take account of AONB purposes.
Encourage the retention of existing and provision of new ‘Green Infrastructure’. Ensure that ‘Green Infrastructure’ (including new or enhanced biodiversity assets) is incorporated within the area of all “major developments”, both within and near the AONB.
Support the development of strategies and integrated projects to manage the pressures and opportunities presented by the AONB’s close proximity to its surrounding urban centres.’
5.20 To comply with the policies and address key issues of the North Wessex Downs Management Plan (2014-2019), measures should be incorporated within the proposals to be aimed at reducing the impacts on the rural character of the open and visually sensitive landscape. The close cluster of buildings will be retained and the application site will retain much of its agricultural character. The new buildings will have a high standard of design using vernacular materials. Surface finishes will be low key with the aim of retaining the rural character. Comprehensive landscape proposals will also be included with the aim of strengthening the local landscape structure, integrating the proposals within the local landscape. This will be discussed in more detail in the mitigation/enhancement section of this report.
The Local Landscape Character
5.21 At a local level the agricultural structures, barns and adjacent properties are a prominent feature in an open rural landscape where views are possible from surrounding areas. Fieldgate is a modern brick property located in an elevated position to the south of the site and enclosed by a non-native over mature evergreen hedge. The modern redbrick semi-detached properties (no. 38 and 40) are at a lower level and partially screened by another similar mature evergreen and over mature hedge. Although the hedges provide a level of containment to the agricultural buildings at Lower Farm they are prominent and uncharacteristic, particularly given the open nature of the surrounding landscape and elevated views from the south.
5.22 Lower Farm and the nearby agricultural buildings form an isolated grouping of modern agricultural structures in a wide scale and generally open agricultural landscape when viewed from the south. From the north, Lower Farm represents a
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traditional agricultural grouping of buildings which sits down in the landscape with a back drop of the evergreen trees below the higher ridgeline.
5.23 The listed building within the site are not visually prominent being of a scale, size and colour in line with the modern agricultural buildings. As many of the buildings within the site are not in active use and Lower Farm has a neglected quality.
5.24 The open rural quality of the surrounding landscape contrasts with the character of Lower Farm and surrounding buildings. With the immediate proximity of the AONB boundary in an open landscape, the sensitivity of the local area is assessed as high.
5.25 The site itself (see on site photograph viewpoints A to D) contains low-quality functional agricultural buildings balanced against the historic listed barns. The sensitivity of the site and its immediate setting to change is assessed as medium.
Summary of Effects on Landscape Character
5.26 The sections of the study area over which the development has the potential to have an impact is predominantly rural and tranquil. Overall it has a quite rural character where the visual influence of the village of Ramsdell and other significant development is not prominent in the wider landscape due to the enclosure by vegetation.
5.27 The AONB Integrated Character Assessment states that the overall objective is to conserve and enhance the character of the open landscape in the study area. Reflecting local landscape character and using local materials is also considered vital to maintain the essential character of the AONB. The modern buildings on the site and to the south are currently visually prominent and do not respond to the local landscape setting, being often large scale and primarily functional. Consideration of scale, mass colour and design, together with containment by sympathetically designed landscape, should assist in integrating the existing and proposed building on the site within its often sensitive landscape setting.
North Sherborne, Ewhurst Parklands & North Hampshire Lowland Mosaic Character Areas
5.28 These character areas are located in the northern sections of the study area. The character areas are relatively large in scale in relation to the proposed development. These sections of the study area have retained the rural character, primarily due to the high level of enclosure by woodlands and mature vegetation. The sensitivity of
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the landscape character is therefore assessed as medium as it is likely that moderate changes could be accommodated to the character area without a significant loss of overall value. This is primarily due to the strong sense of enclosure, which has ensured that the area retains its rural integrity, whilst being able to accommodate a moderate level of development and settlements.
5.29 The proposals would represent a minor and localised alteration to an element contributing the setting of the character areas southern boundaries. The modern agricultural barns will be removed with the introduction of the new farmhouse and traditional farmyard layout. With sympathetic design this could result in a positive character impact and less intrusive development. As such, the magnitude of change on the generally enclosed wooded character of the area and wider landscape are likely to be low to negligible. The likely degree of change as a result of the proposed development on the character areas to the north of the study area is likely to be slight and potentially positive through to negligible.
Basingstoke Open Downs, Basingstoke Down & Hannington Downs Character Areas
5.30 The open downlands landscape covers the southern sections of the study area and the site is located on its northern boundaries. The area has a unified open character and locally a strong relationship with the character areas above. The simple landscape character and openness is likely to have a high sensitivity to development as it would only be able to accommodate a minor change without having an impact on its overall character and wider views. This is demonstrated by prominent and visually intrusive modern agricultural buildings south of Lower Farm. The proposals have the potential to represent a partial alteration to a key element contributing to the overall character of the area. Therefore the magnitude of the change is likely to be medium. There is the potential for the development to have a moderate/substantial degree of effect on the wider open landscape surrounding the site. With the removal of the modern barns, sympathetic design and reinstatement of a more traditional farmstead character, the effects have the potential to be positive on the wider landscape.
The Site Character and Immediate Setting
5.31 The sensitivity of the immediate areas surrounding the site have been assessed as having a high sensitivity to change earlier in this chapter, primarily due to open character and close proximity of the sensitive landscape of the AONB. The
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introduction of a 3 storey vernacular dwelling, removal of modern barns and the reintroduction of a farmstead building hierarchy will alter a key element of the local area (although retaining much of its overall agricultural/farmstead character) and the magnitude of the effect is likely to be medium to high. The degree of effect on the immediate landscape surrounding the site is therefore likely to be substantial to moderate/substantial.
5.32 The sensitivity of the site itself is assessed as medium earlier in this chapter. As the re-development will represent a major alteration to key elements on the site the magnitude of change to the site itself is inevitably going to be high with a moderate/substantial degree of effect.
5.33 On balance there is the potential that the development could contribute positively to the local landscape character with the removal of functional unsympathetic agricultural buildings and construction of a new farmhouse to recreate a traditional farmstead hierarchy of a larger farmhouse and smaller scale subservient buildings. The proposed built form should be sympathetically designed using traditional materials, low key boundaries and incorporate areas of sensitively located landscaping to integrate the proposals within the landscape setting.
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6. VISUAL AMENITY
Introduction
6.1 This section examines the influence of the landscape on the visual amenity in the area, focusing on landform, vegetation and visual key features and characteristics which link back to the previous landscape character descriptions as appropriate. A visual analysis and identification of the extent of the existing visibility of the site is illustrated on plans ACLA/BFN 03. Key viewpoints selected for the LVIA are included on photo sheets in Appendix 2. These views have been selected to represent key visual receptors which may also illustrate effects on landscape receptors and the character of the area.
The Existing Zone of Visual Influence
6.2 The potential ‘zone of visual influence’ of the proposed development is limited to the north owing to the high degree of tree cover in the study area. The ridgeline to the south also screens more distant views. Low ridgelines also screen more distant low- level views to the west and east. The topographical study in combination with field observations, set the distance boundaries at:
Up to 500m Close Distance – the development and associated proposals are likely to be recognisable and a prominent new element where views are possible
500 to 1km Middle Distance – the development and associated proposals are likely to be a recognisable but not a prominent new element in views
1km and over Long Distance – the development may be noticed in clear conditions but without perception of detail
6.3 A varied combination of topography, settlement patterns and vegetation types will also determine the overall zone of visibility of the site within the study area in varying degrees. Visual containment by the ridgelines to the south of the site and screening by woodlands and other vegetation to the north and east resulted in the potential ‘Zone of Visual Influence’ reduced to approximately 0.7km to the north, 1.4km to the east and west and just over 1km to the south. The buildings and evergreen vegetation at close distance to the south of the site also screen and filter lviews from many areas.
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Brief Description of Key Viewpoints
6.4 The key views for the appraisal were selected from a number of viewpoints assessed in the field based on an initial desktop evaluation of the topography. They have been selected to provide a typical range of receptors, distance and directions of views. Those areas visited but omitted included the A339 road corridor, Ramsdell, Woodgarston Farm, Field Barn House and the PRoW south of Skyers Wood.
6.5 At close distance views are limited to:
The two PRoW close to the southern western site boundary running west and south.
Views from Basingstoke Road.
From the semi-detached properties close to the south of the site and Fieldgate.
The PRoW to the east and north of the site.
6.6 At middle distance:
A PRoW to the north-west of the site and potentially May’s Cottage.
PRoW on the ridgelines to the south.
A Prow to the north of the site leading from Basingstoke Road.
6.7 At longer distance;
PRoW on the ridgeline to the south and the PRoW east of Field Barn Farm.
Selection of Representative Viewpoints
6.8 The selected viewpoints (Appendix 2) are not intended to cover every single possible view but are intended to be representative of a range of views at a range of distances to the site. The photographs where taken on the 17st January 2016.
Viewpoint 1 – From Basingstoke Road at 775m south
6.9 This photograph is taken from Basingstoke Road at middle distance on the ridgeline to the south of the site. The agricultural buildings at Lower Farm are generally
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screened by an intervening low ridgeline. Glimpsed views to sections of the rooflines within the site may just be possible. The evergreen hedge to the garden boundaries at Fieldgate further screen views. The viewpoint was selected to represent the localised screening by intervening vegetation and landform from the south, despite the open landscape character. It also illustrates the panoramic and extensive views, the open nature of the local landscape and the backdrop of trees in the more wooded landscape to the north.
Viewpoint 2 – From Basingstoke Road at 330m South
6.10 The photograph has been taken from the lower ridgeline at close distance viewing north towards Fieldgate. The rooflines of the agricultural buildings in the western sections of the site and lower-level views are screened by the intervening ridgeline. The evergreen hedge at the residential property Fieldgate screens eastern sections of the site. The view has been selected to represent sequential partial views of the site when travelling north. The viewpoint also represents the localised screening by evergreen hedges.
Viewpoint 3 – From the Basingstoke Road at 150m south of the site.
6.11 The view is just south-west of Fieldgate from an elevated location at close distance. The view is direct towards the central and western site areas. The listed barns are prominent in the central sections of the view, together with the open paddock to the south of the application area. The viewpoint has been selected to represent close distance views to the site from the south and the character of the local area.
Viewpoint 4 – From Basingstoke Road at 100m south of the site.
6.12 The viewpoint is at close distance and direct to the western and central sections of the site at close distance viewing north towards the southern application boundary. The viewpoint has been selected to represent close distance views and illustrates in more detail the semi-derelict character of some of the modern buildings on the site. The open character of the southern boundary is also illustrated.
6.13 Viewpoint 5 – From Basingstoke Road at 90m south-west of the site.
6.14 From close distance on a PRoW and adjacent to the semi-detached properties (no. 38-40) viewing towards the south-west corner of the site and along the site entrance. The direct viewpoint illustrates typical close distance views from the south and the
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farmstead character of the application area. It also illustrates the open views along Basingstoke Road.
Viewpoint 6 – From Basingstoke road at the site entrance.
6.15 The viewpoint is at close distance and direct viewing along the access track to Lower Farm. The viewpoint illustrates the character of the site and typical close distance views when travelling along Basingstoke Road.
Viewpoint 7 – From Basingstoke Road at 520m north of the site.
6.16 The viewpoint is at middle distance and partially screened with occasional and transient through the roadside vegetation. The photograph illustrates the more enclosed and wooded character of the areas to the north of the site. It is likely that views will be further screened during summer months, when vegetation is in leaf.
Viewpoint 8 – From a PRoW at 260m east of the site.
6.17 Close distance and direct views towards the eastern and northern site boundaries across the arable field form adjacent to Hutchins Copse. The viewpoint illustrates the open nature of the site boundaries and shows the young and semi-mature trees in the north-eastern and north-western sections of the site. The view also illustrates the relationship between the site, Fieldgate and the ridgeline to the south of the site.
Viewpoint 9- From a PRoW at 410m north of the site.
6.18 A close distance and partially screened view on the edge of the more enclosed and wooded landscape to the north of the site. The views towards the northern site boundary are partially screened by intervening vegetation which are likely to be further screened by leaf cover during summer. The viewpoint has been selected to represent a typical and partially screened view from the north. It also illustrates the increasing level of vegetation cover to the north.
Viewpoint 10 –From Basingstoke Road at 130m north of the site
6.19 Close distance views towards the northern site boundary partially screened by northern boundary vegetation and the roadside hedge. The viewpoint has been selected to represent the typical close distance views from the north and also illustrates the character of the site.
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Viewpoint 11- From a PRoW at 630m north-west of the site.
6.20 A middle distance view located at approximately 70m south-east of May’s Farmhouse. The viewpoint represents the approximate extent of views towards the site. The intervening hedgerow trees screen and filter views. It is likely that in summer, whilst the trees are in leaf, the views will be completely screened. Selected to represent typical views from the extent of the visual envelope to the north-west.
Viewpoint 12 – From a PRoW at 550m north-west of the site
6.21 Middle distance sequential direct views towards the western and northern site boundaries. The view represents a localised open view from the PRoW. The view represent typical middle distance views form the west.
Viewpoint 13 – From a PRoW at 560m west of the site
6.22 A similar middle distance sequential direct open view as above to the west of the site. The viewpoint has been selected to represent open middle distance views from the west.
Viewpoint 14 –From a PRoW at 770m south-west of the site
6.23 A middle distance panoramic and elevated view from approximately mid-way up the ridgeline to the south. Open and expansive views across the wider countryside northwards. Lower Farm is partially screened by the evergreen trees close to the southern site boundary. The viewpoint has been selected to represent the panoramic views towards the site from the open ridgelines to the south. The view also illustrates the open downland character of the area contrasting with the more wooded landscape to the north.
Viewpoint 15 – From a PRoW at 1km to the south.
6.24 A long distance panoramic and elevated view form the upper ridgelines to the south of the site at the extent of the visual envelope. As above, open and expansive views across the wider countryside northwards. Lower Farm is partially screened by the evergreen trees close to the southern site boundary. The viewpoint has been selected to represent the varying degrees of screening when walking the PRoW to the south of the site and the extent of the views.
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Viewpoint 16 – From a PRoW at 570m to the south
6.25 A lower level middle distance view almost directly north of the application area. A low ridgeline is partially screening the application site, together with the intervening evergreen hedges/tree belts and agricultural structures just south of Basingstoke Road. The viewpoint has been selected to represent the changes in degrees of screening when walking the PRoW on the ridgeline to the south of the site.
Viewpoint 17 – From a PRoW at 160m south-west of the site
6.26 A close distance partially screened to open view from the PRoW leading west from Basingstoke Road. The view is to the south-western corner of the application site and illustrates the relatively open views with low-level screening by road and path side hedges.
Viewpoint 18- From a PRoW at 1.2km south-east of the site
6.27 A long distance view from the upper ridgeline to the east of Field Barn Farm. The view is localised and the intervening low ridgeline to the east of Lower Farm restricts the views to small sections of the upper rooflines of the barns within the site. As Fieldgate is an elevated property to the south of the site it is more prominent in the view. The location has been selected to represent the localised and relatively well screened views at longer distance to the east.
Residential Receptors
6.28 Whilst this assessment is only from locations with public access, assumptions can be made on the potential impact on residential receptors.
6.29 Due to the very low density of residential properties in the open downland landscape surrounding the site and the high level of woodland cover to the north, in addition to local screening by evergreen hedges and tree belts, views are limited and localised.
6.30 The most prominent view is from the property Fieldgate, within approximately 120m south of the site (see on-site photograph A). An evergreen hedge screens low-level views, however there are open views from an upper window on the northern elevation of the buildings.
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6.31 From the semi-detached properties on Basingstoke Road, at approximately 80m south of the site, the views tend to be screened by a tall evergreen hedge on the northern boundaries of the garden adjacent to Basingstoke Lane.
6.32 There is the potential of glimpsed and oblique views from May’s Farmhouse around 720m north-west of the site from the south-eastern corner of the property. However intervening woodland blocks and hedgerow trees heavily filter the views and it is likely that summer views will be further screened when the trees are in leaf.
6.33 A further glimpsed and filtered view from residential property 7 Basingstoke Road at 570m north of the application site. The white finished south facing elevation of the property is visible from within the site, although the views are filtered by intervening trees and other vegetation. No other residential properties have been identified with views near the southern boundary of Ramsdell.
Effects on Visual Receptors
6.34 Visual receptors with potential views to the development site have been assessed in terms of their sensitivity and the nature, extent and magnitude of the change. A conclusion on the overall significance of the visual effect brought about by the proposals is then assessed.
6.35 Some receptors may not be included if other nearby key receptors have been discussed or are similar in view. Key receptors include roads, PRoW and properties within the visual envelope of the development. These have been selected by professional judgement during site work and the desk study. The aim is to present a thorough and reasoned evaluation of the whole study area whilst keeping the amount of information at a reasonable and accessible level.
6.36 Table 1 – Visual Effects (see the Detailed Assessment Methodology in appendix 3)
Receptor Distance Predicted Change Sensitivity Magnitude Effect
Viewpoint 1. 775m The application site is screened Medium Negligible to Negligible at low-level by an intervening no change Road users ridgeline & vegetation on associated with Fieldgate. Basingstoke There is the potential for views
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Receptor Distance Predicted Change Sensitivity Magnitude Effect
Road to the towards upper sections of the south of the proposals. As the new 3 storey site farmhouse is located in the central eastern sections of the site it is likely it will be screened by the intervening evergreen planting screen associated with Fieldgate. It is unlikely that the views to the removed barns will be evident.
Viewpoint 2. 330m The barns and listed buildings in Medium Negligible Negligible the western sections of the site Users of will remain largely unchanged. Basingstoke The roofline of the barn on the Road south southern boundary will be of the site removed from the view. Views towards the new farmhouse are likely to be screened by the evergreen hedge at Fieldgate.
Viewpoint 3. 150m The removal of the grey Medium Medium Moderate coloured barn in the foreground Users of and dark coloured barn to the Basingstoke right together with the smaller Road south agricultural buildings/structures. of the site The introduction of a new farmhouse to the right of the listed buildings. The views towards the retained listed barn and granary will be opened up.
Viewpoint 4. 100m The removal of the grey Medium Medium Moderate coloured barn in the foreground Users of & smaller agricultural Basingstoke buildings/structures. The Road south introduction of partial views of of the site the new farmhouse to the right of the listed buildings. The views towards the retained listed barn and granary will be opened up.
Viewpoint 5. 90m Direct views across the paddock Medium High Moderate/ on the southern boundary. The
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Receptor Distance Predicted Change Sensitivity Magnitude Effect
removal of the grey coloured User of substantial barn in the foreground and Basingstoke darker coloured barn to the left road together with smaller agricultural Residents buildings/structures. The accessing the replacement by the new semi- farmhouse with views towards detached its south-west corner. Views properties, also to the rear of the new users of the garage block on the southern PRoW south application boundary. of the site
Viewpoint 6. <5m Direct views along the site Medium Medium Moderate access. The barns to the right of Users of the listed granary will be Basingstoke removed allowing partial views Road to the new garage block on the southern boundary. The barn on the far side of the central yard will be removed opening up framed views to the countryside beyond. The new farmhouse will be located behind the retained listed barn and largely screened.
Viewpoint 7. 520m The removal of the modern Low Low Negligible barns in the eastern sections of Users of the site and replacement by the Basingstoke new farmhouse. The views are Road to the filtered by intervening north vegetation.
Viewpoint 8. 260m The removal of the open sided Medium Medium Moderate barn on the central northern Users of the boundary and the removal of the PRoW to the long barn on the eastern site east of the boundary. The introduction of site direct views to the northern & eastern elevations of the new farmhouse. Views towards the listed barn will be partially opened up.
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Receptor Distance Predicted Change Sensitivity Magnitude Effect
Viewpoint 9. 410m The removal of the barns in the Medium Medium Moderate eastern sections of the site and User of the the introduction of the new PRoW to the farmhouse. Views are partially north of the screened by intervening trees. site
Viewpoint 10. 130m The removal of the barns in the Medium High Moderate/ eastern sections of the site and User of replacement by the new substantial Basingstoke farmhouse with direct views to Road north of its northern elevation. the site
Viewpoint 11. 630km The removal of the barns in the Medium Negligible Negligible eastern sections of the site and Users of the replacement by the new PRoW to the farmhouse. The views are north west of heavily filtered by intervening the site vegetation and unlikely when in leaf.
Viewpoint 12. 550m The removal of the barns in the Medium Medium/low Moderate/ eastern sections of the site and Users of the the introduction of the new slight PRoW to the farmhouse with views to the north-west of northern and western the site elevations.
Viewpoint 13. 560m The removal of the barns in the Medium Medium/Low Moderate/ eastern and southern sections Users of the of the site. The introduction of slight PRoW to the views to upper section of the west of the new farmhouse (partially site screened by the retained listed buildings) and the introduction of the new garage block on the southern site boundary.
Viewpoint 14. 770m The selected removal of barns High Low Moderate within the site and the Users of the introduction of the new PRoW to the farmhouse (generally screened
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Receptor Distance Predicted Change Sensitivity Magnitude Effect
south-west of by the evergreen trees on the site Basingstoke Road). The open views to the agricultural buildings and farm units to the south of the site are more prominent in the view.
Viewpoint 15. 1km The selected removal of barns High Low Moderate within the site and the Users of the introduction of the new PRoW at 1km farmhouse (partially screened south-west of by the evergreen trees on the site Basingstoke Road).
Viewpoint 16. 570m The removal of the barns in the High/medium Low Moderate to eastern sections of the site and slight Users of the introduction of the new PRoW at farmhouse. Lower-level views 570m south partially screened by an of the site intervening ridgeline. Western sections of the site screened by intervening evergreen vegetation & farm units
Viewpoint 17. 160m The removal of the grey Medium High Moderate/ coloured barn in the foreground Users of the and darker coloured barn substantial PRoW south- behind, together with smaller west of the agricultural buildings/structures. site The replacement by the new farmhouse with views towards its south-west corner. The views towards the listed barn and granary will be retained.
Viewpoint 18. 1.2km Potential views to the upper Medium Low Slight sections of the new farmhouse, Users of the screened at lower level by the PRoW south- intervening ridgeline east of the site
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Receptor Distance Predicted Change Sensitivity Magnitude Effect
Effects on Residential Receptors
Fieldgate to 120m Views from upper storey Medium Medium Moderate the south of windows. Low-level views tend the site to be screened by hedgerows
Semi 80m Views for the properties tend to Medium Low Slight Detached be screened by the tall properties to evergreen hedge adjacent to the south of Basingstoke Road although the site views are possible from the garden/access areas.
May’s 720m Oblique and mainly screened Medium Negligible Negligible Farmhouse to views the north- west
No. 7 570m Filtered middle distance views Medium Low Slight Basingstoke Road north of the site.
Summary of Visual Effects
6.37 The visual effects will be the removal of the modern barns and the addition of the new farmhouse and garage block with the retained barns and granary providing an historical setting to the proposed development. The site will retain its nucleated farmstead character within the wider open landscape to the south, west, east and at close distance when viewed from Basingstoke Road. The most prominent visual change will be the introduction of a new farmhouse weighed against the removal of the unattractive modern barns.
6.38 The highest visual effects have been assessed for users of Basingstoke Road - overall at close distance up to approximately 160m to the south, north and south- west of the site (viewpoints 5, 10 and 17) where the visual effects are assessed as moderate/substantial and the changes will be readily apparent in the established view.
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6.39 For viewpoints 3, 4,6,8,9 14. 15 and 16 visual effects are assessed as moderate. The closer distance views from Basingstoke Road will take in the retained barns in the western sections of the site, the removed barns and the introduction of the new farmhouse. The views will retain much of the agricultural/farmstead aspect.
6.40 From the site entrance the retained barn and listed buildings will largely screen the proposals and retain much of the established view. For close distance views from the PRoW to the north and east, the new farmhouse will be a recognisable new element, but viewed in context and close proximity with the retained barns. The site will therefore retain much of its nucleated farm settlement character set in the open rural landscape.
6.41 From middle distance to the west, although the views are open to the site, the farmhouse will be screened by the retained barns in the west of the site. The middle to long distance views from the PRoW on the ridgelines to the south will be less pronounced due to the screening on adjacent evergreen hedge and built form. However due to the elevated location, extensive and notable views within the AONB sensitivity of the view is assessed as higher.
6.42 However the level of screening currently afforded by the over-mature evergreen hedges cannot be relied upon in the long term. There may be a desire to remove or cut back the inappropriate hedge located in close proximity to the properties and roadside.
6.43 For other views, the effects are assessed as moderate/slight, slight to negligible, primarily due to the distance to the site and screening by the existing barns, low- ridgelines, vegetation and built form.
For residential receptors, the highest effect has been assessed as moderate for views for upper windows at Fieldgate where they will be elevated and direct, although not from key living areas or ground floor views due to intervening evergreen hedge. The semi-detached properties to the south of the site are also screened by evergreen hedge and visual effects are assessed as slight. For other more distant properties the effects are assessed as slight to negligible.
6.44 Based on the visual impact assessment, mitigation measures should primarily be aimed at reducing visual effects at close distance where the change in view will be more prominent. The moderate visual effects on the sensitive visual receptors in the
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open landscape within the AONB should also be addressed as part of the mitigation measures.
6.45 The impacts will be addressed in the mitigation section of this report and will primarily take the form of primary mitigation inherent within the layout, design and scale of the proposals, to sensitively integrate the proposals into the local and wider landscape setting.
6.46 A secondary level of mitigation is also proposed to further reduce the perceived adverse effects as a result of the development. Due to the sensitivity of the open landscape and AONB status the measures should also aim to enhance the site and improve upon the low quality site features identified in the base line study in this report.
6.47 Landscape Mitigation and enhancement measures will primarily be in the form of native hedge, woodland, tree and amenity planting as green infrastructure to integrate the proposals in the wider landscape, provide a suitable setting to the development and to frame/screen identified key views. The proposals will also aim to enhance the landscape structure and character of the area and extend and create habitats in line with the current planning polices and management guidelines.
6.48 With the removal of the modern barns and re-establishment of a sensitively designed high quality farmstead and a carefully considered landscape framework there is the potential for the proposed development to have a positive effect of the visual amenity of the area overall.
Ref ACLA/BFN November 2017 7. EFFECT ON LANDSCAPE FEATURES
7.1 With the re-development of the site the impacts on the existing buildings and surrounding areas on site are likely to be high.
7.2 The proposals aim to retain existing significant trees, which currently screen and provide a setting to the agricultural buildings along the northern site boundary. The listed buildings will also be retained. The site itself does not appear to contain any other notable landscape features.
7.3 As part of the primary mitigation measures the development has been located away from the boundary trees, which will be incorporated into the sites landscape infrastructure to provide a mature setting to the development. Root protection zones will be established around retained trees and protected with temporary fencing during the construction phase.
Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
8. MITIGATION AND ENHANCEMENT STRATEGY
Primary Mitigation
8.1 The primary mitigation measures have been included at the initial design stage through careful consideration of the sites layout, scale and construction materials.
8.2 The development will represent a loose cluster of buildings around an informal central courtyard. The arrangement of ancillary buildings aims to draw reference to the historic layout of the farmyard. The aim will be to restore the architectural hierarchy on the site which was lost with the removal of the existing farmhouse on the site in the early 20th century.
8.3 The garage block and ancillary wings will be of a smaller scale and designed to be subservient to the main dwelling. The proposed three storey house will have symmetrical proportion typical of a ‘Georgian’ farm house with a subservient service wing. The traditional palette of building materials will include traditional soft red bricks, a steeply pitched clay tile roof and sash windows. The new garage block will also be constructed in traditional materials to reflect the style of the proposed farm house.
8.4 The proposals therefore have been located and designed so they do not appear visually intrusive or dominate the local landscape character. Overall the built form should provide a positive and sympathetic and attractive development that references the historic character of the site and surrounding areas and improves the setting of the listed buildings.
8.5 The aim of the primary mitigation is to integrate the development within the local character area and reduce the perceived scale of the development and reduce visual, landscape and character effects as far as possible.
Landscape Mitigation & Enhancement
8.6 The landscape mitigation and enhancement strategy outlined in this section of the report has been designed to reduce and prevent potential residual visual effects resulting from the development and also seeks to enhance the landscape structure and bio-diversity of the site. The landscape mitigation proposals aim to conserve where possible, and enhance vegetation on site. It also aims to introduce low key new planting and habitats to assist in enhancing the character and immediate
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settings of the proposals, create local distinctiveness and integrate the development within the local landscape framework.
8.7 Additional native tree and hedge planting will also screen and filter views and break up the mass of the proposals from key areas identified in this report and reduce the scale and mass of the existing buildings in a relatively open landscape. The new farmhouse will be partially screened by the proposed boundary hedgerows and trees to reduce any additional visual intrusion across the local landscape. The native hedgerows and tree planting can be designed and managed to create a variety of boundary structural planting, such as neatly managed native hedgerows or allowed to grow out to form more substantial belts in key areas. Other native woodland planting will mature to screen filter views and provide a semi-enclosed landscape setting to the development.
8.8 In addition an orchard will be re-established in the paddock to the south of the site to re-create a traditional land-use often associated with farmhouses and larger traditional rural properties. Areas of wildflower lawns can also be established to provide a low maintenance and enhanced habitat in key areas around the site boundaries.
8.9 The access and boundary fencing will be low-key timber post and rail and timber farm gates to reflect a traditional agricultural farmstead. Surface finishes will also be low key and traditional with areas of gravel and traditional sandstone terraces to reflect the rural farmstead character of the site.
8.10 The aim will be to create suitable a low-key landscape to reflect the rural character of the area located on the transition between the open landscape to the south and the more wooded landscape to the north.
8.11 A long-term management plan should also be agreed to ensure the landscape infrastructure and a range of habitats are established successfully.
Construction Phase Mitigation
8.12 Advanced planting and boundary management can be undertaken at an early stage and protected from construction works. This will allow the vegetation and additional habitats to establish more quickly to provide earlier visual and landscape structure to enhance the setting of the development.
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8.13 An arboricultural survey should be undertaken to identify any existing trees that may need attention. Retained vegetation should be protected in accordance with Trees in Relation to Construction BS5837: 2012 prior to work on site.
8.14 The site access for construction vehicles and deliveries, site compounds and working hours should all be agreed to prevent undue disturbance to neighbouring properties and other areas.
Landscape Mitigation and Enhancement Measures (see plan ACLA/BFN 04)
Retention and Enhancement of Existing Vegetation
8.15 This relates to the retention of existing trees in the northern sections of the site. The vegetation should be managed in accordance with an arboricultural report to ensure long-term health.
8.16 Objectives:
Filter and screen middle/close distance views to the site from the north.
Maintain and enhance the current landscape structure.
Provide a mature landscape setting to the development and retain the current level of screening at close distance.
Boundary Tree Planting
8.17 Plant standard native trees in key locations on the site boundary. The trees will create more immediate visual effect and screen filter long distance views over time. Tree species to be selected from following species:
Acer campestre (Field Maple)
Alnus glutinosa (Alder)
Prunus avium (Wild Cherry)
Prunus padus (Bird cherry)
Quercus robur (Oak)
8.18 Objectives:
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To screen, break up and filter close and long distance views from the north, south, west and east.
To contain and absorb the development within the wider landscape.
Create a more immediate landscape setting and partially screen the new farmhouse.
Native Woodland Planting
8.19 Areas of native woodland and woodland under-planting in strategic areas towards the northern site boundary. To be comprised of predominantly native shrubs with a limited number of tree species planted as whips or transplants on a 1 to 2m grid, as appropriate to location. Tree and shrub to be selected from the following species:
Shrubs
Cornus sanguinea (Dogwood)
Corylus avellana (Hazel)
Ilex aquifolium (Holly)
Prunus spinosa (Blackthorn)
Ligustrum vulgare (Common Privet)
Rosa canina (Dog Rose)
Viburnum opulus (Guelder Rose)
Trees
Betula pendula sp. (Silver birch)
Field maple (Acer campestre)
Prunus avium (Wild Cherry)
Prunus padus (Bird cherry)
Quercus robur (Oak)
Sorbus aucuparia (Rowan)
Taxus baccata (Yew)
8.20 Objectives:
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To screen key views into the site at close distance from Basingstoke Road and PRoW to the north.
Provide an enhance wildlife habitats and linkage to new hedgerows.
Contain the development in the wider landscape and frame views.
Reinforce the semi-enclosed landscape character of the area to the north and enhance the landscape framework.
Native Hedge Planting
8.21 To be comprised of native shrubs and trees to the site boundary, access and paddock. A further hedgerow is suggested linking into the hedgerow to the north on Basingstoke Road. This will further screen low-level views and provide a wildlife corridor and linkage to the proposed landscape on and around the site. Hedges typically planted as whips or transplants in a double staggered row at 450mm between rows. To be managed as field hedges initially and over time in some key areas can be allowed to grow out to provide enhanced structure and screening. Tree and shrub species to be comprise of a selection of the following species:
Shrubs
Crataegus monogyna (Hawthorn)
Cornus sanguinea (Dogwood)
Corylus avellana (Hazel)
Ilex aquifolium (Holly)
Prunus spinosa (Blackthorn)
Ligustrum vulgare (Common Privet)
Rosa canina (Dog Rose)
Viburnum opulus (Guelder Rose)
Trees
Acer campestre (Field Maple)
Alnus glutinosa (Alder)
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Prunus avium (Wild Cherry)
Prunus padus (Bird cherry)
Quercus robur (Oak)
8.22 Objectives:
To screen and partially screen low-level close middle/ distance views from the south, north, east and west.
To contain the development in the wider landscape.
To provide a suitable landscape setting to the development on the transition between the open and more enclosed landscape character.
Create wildlife corridors linking to off-site areas.
Amenity Tree, Shrub and Herbaceous Planting & Garden Hedges
8.23 Domestic character planting adjacent to the new courtyard and farmhouse. This should be a selected combination of native and non-native planting as part of a detailed landscape proposals plan at a later date.
8.24 Objectives:
To soften the built form, provide additional enclosure, define spaces and create an attractive internal landscape setting to the development.
Orchard Planting
8.25 New orchard planting in the paddock to the south of the site to incorporate the existing fruit tree.
8.26 Objectives
To enhance biodiversity and create foraging areas for wildlife and increase bio- diversity
To create a traditional landscape element typically associated with rural properties and to integrate the development with its local landscape setting.
Create an attractive and suitable setting the development.
Species Rich Grassland (wildflower areas)
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8.27 Flowering lawn or wildflower seeding or over-seeding areas to the site boundaries.
8.28 Objectives:
To enhance bio-diversity on-site and create foraging areas for insects.
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9. SUMMARY AND CONCLUSIONS
9.1 The application site covers an area of approximately 0.42 ha and currently contains a close grouping of modern agricultural barns and other agricultural structures together with an historic listed barn and granary. These are loosely arranged around a central yard in the eastern sections of the application site. A further modern open-sided block built barn is located alongside Basingstoke Road to the west. The site appears to be typical of a modern agricultural farmstead with a functional and utilitarian character. The application site is located just outside the eastern boundary of the North Wessex Downs Area of Outstanding Natural Beauty.
9.2 The predominant characteristic of the study area is an often open, tranquil and rural landscape containing occasional scattered dwellings and farmsteads and quiet rural villages. The site is located close to the transition between two distinct landscape types. The northern areas is a semi-enclosed to enclosed lowland landscape with a small-scale patchwork of settlement, mixed farmland, woodland belts and enclosure by larger woodland blocks. To the south the landscape an open downland character area with more open larger scale fields and only occasional woodland blocks and tree belts containing views. A distinctive ridgeline runs through the southern sections of the study area screening longer distance views. The application site forms part of an isolated grouping of dwelling and modern agricultural buildings in an often open landscape set below the ridgeline.
9.3 The proposals comprise of the retention of the modern barn in the western sections of the site. The grade II listed granary and barn within the site will be also be retained and integrated into the proposals on site. The remaining agricultural buildings and structures will be removed and a new 3 storey traditional farmhouse style dwelling and garage block will be constructed around a central yard in the eastern sections of the site.
9.1 For the listed structures on the site the degree of change has been assessed as moderate/substantial to moderate. The southern boundary of the Ramsdell Conservation Area is located at approximately 700m to the north of the application boundary and intervening dense vegetation prevents intervisibility. The degree of change to the setting of the Ramsdell Conservation Area is therefore assessed as negligible.
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9.2 The closest ancient woodland is located at Hutchins Copse at approximately 280m to the east of the application site and the degree of effect is assessed as negligible as there will be no effect the woodlands overall integrity.
9.3 The magnitude of change on the enclosed generally and often wooded character area to the north is assessed as slight to negligible due to the enclosure by vegetation. Where more prominent, there is the potential for the development to have a substantial to moderate/substantial degree of effect on the character of the wider open landscape to the south and the areas immediately surrounding the site. The re- development will represent a major alteration to key elements on the site itself and the magnitude of change is inevitably going to be high with a moderate/substantial degree of effect.
9.4 The visual effects will be the removal of the modern barns and the addition of the new farmhouse and garage block with the retained barns and granary recreating a more historical setting to the proposed development. The site will retain its nucleated farmstead character within the wider open landscape to the south, west and east, and at close distance when viewed from Basingstoke Road. The most prominent visual change will be the introduction of a new farmhouse weighed against the removal of the unattractive and unsympathetically designed modern barns.
9.5 The highest visual effects have been assessed for users of Basingstoke Road at close distance up to approximately 160m to the south, north and south-west of the site (viewpoints 5, 10 and 17). Here the visual effects are assessed as moderate/substantial and the changes will be readily apparent in the established view. For viewpoints 3, 4, 6, 8, 9 14, 15 and 16 visual effects are assessed as moderate. The closer distance views from Basingstoke Road will take in the retained barn and listed building in the western sections of site and the introduction of the new farmhouse. The views will retain much of the agricultural/farmstead aspect however.
9.6 From the site entrance the retained barn and listed buildings will largely screen the proposals and retain much of the established view. For close distance views from the PRoW to the north and east the new farmhouse will be a recognisable new element but viewed in context and close proximity with the retained barns. From middle distance to the west the farmhouse will be screened by the retained barns in the west of the site. The middle to long distance views from the PRoW on the ridgelines to the south will be less pronounced due to the screening of adjacent vegetation and built form. For other views the effects are assessed as moderate/slight, slight to negligible,
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primarily due to the distance to the site and screening by the existing barns, low- ridgelines, vegetation and built form.
9.7 For residential receptors the highest effect has been assessed as moderate for views for upper windows at Fieldgate where they will be elevated and direct, although not from key living areas of ground floor views due to intervening hedgerows. The semi- detached properties to the south of the site are screened by an evergreen hedge and visual effects are assessed as slight. For other occasional more distant properties the effects are assessed as slight to negligible.
9.8 To ensure that the proposed development meets the requirements of planning policies and management strategies aimed at protecting the landscape in the North Wessex Downs Area of Outstanding Natural Beauty, mitigation and enhancement measures have been incorporated within the layout and construction and details. These are primarily aimed at the scale, mass, vernacular construction and location of the development to reduce any potential adverse effects on the setting of listed buildings, the sensitive landscape character and the visual amenity.
9.9 The close cluster of buildings will be retained and the application site will retain much of its agricultural character. With the introduction of a larger farmhouse and retention of the listed buildings an historic farmstead hierarchy of buildings around a central yard will be re-established. The new buildings will have a high standard of design using vernacular materials. Surface finishes will be low-key with the aim of retaining the rural character. Overall the built form should provide a positive and sympathetic and attractive development that references the historic character of the site and surrounding areas.
9.10 Landscape mitigation and enhancement measures will primarily be in the form of native hedge, woodland, tree and amenity planting as green infrastructure to integrate the proposals in the wider landscape, provide a suitable setting to the development and frame/screen identified key views. The proposals will aim to create a suitable low-key landscape setting which will reflect the rural character of the area which is located close to the transition between the open landscape to the south and the more wooded landscape to the north. A long-term management plan should also be agreed to ensure the landscape infrastructure and a range of habitats are established successfully.
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9.11 This Landscape and Visual Impact Assessment concludes that with a sympathetically designed layout and built form, together with the recommended landscape mitigation and enhancement measures, the proposals can be successfully incorporated within its surroundings without causing harm to the character, the overall visual amenity, buildings or landscape features within the study area. The proposed planting and green infrastructure would mature over time to further integrate the development within the local setting and the wider landscape character. Over time effects will be reduced further as the green infrastructure develops and the proposed development, together with the mitigation and enhancement strategies, could be seen as contributing positively to the local landscape character and visual amenity of the area.
9.12 The proposals are in line with national, regional and local planning guidelines and policies relating to enhancement of bio-diversity, green infrastructure and they ensure that the development respects and enhances the environment in its scale, location and design.
Anthony Clarkson (BA Hons Dip LA) - ACLA ltd 14th November 2017
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Lower Farm, Ramsdell, Hampshire LANDSCAPE & VISUAL IMPACT ASSESSMENT
APPENDIX 1 Plans 01-04
ACLA/BFN 01 Site Context ACLA/BFN 02 Planning Context & Character ACLA/BFN 03 Visual Analysis ACLA/BFN 04 Mitigation & Enhancement
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APPENDIX 2 Photo Viewpoints 1-18 & A-D
ACLA/BFN February 2016
APPENDIX 3
LANDSCAPE & VISUAL IMPACT ASSESSMENT - METHODOLOGY
1. LVIA The LVIA methodology is based on the principles outlined in the Guidelines for Landscape and Visual Impact Assessment – 3rd Edition (April 2013) which is widely accepted as the industry standard, together with the Landscape Character Assessment Guidance for England and Scotland - (2002) Countryside Agency / Scottish Natural Heritage and the Guidelines for Environmental Impact Assessment - (2011) Institute for Environmental Management and Assessment. The LVIA report covers:
Evaluation of the existing landscape character, designation and visual baseline and based on this, identification of potential landscape and visual receptors within the study area;
Evaluation of the sensitivity of potential landscape and visual receptors;
Evaluation of the magnitude and nature of likely changes resulting from the proposals;
Conclusion on the overall effects of the proposals on the landscape character and key views within the study area.
2. Landscape Elements and Character Assessment Methodology
A baseline landscape assessment was carried out to determine the current elements and character of the landscape within and surrounding the site. This involved an initial desktop study of: Ordnance survey maps at 1:50,000, 1:25,000 scales Aerial photographs of the site and surrounding area Datasets for rural designations from the MAGIC website (Multi Agency Geographic Information for the Countryside) Published relevant planning policies National and local scale landscape character assessments
Ref ACLA/BFN February 2015
3. Visual Assessment Methodology The assessment of visual effects was undertaken on the basis of viewpoint analysis as recommended in best practice guidelines. The viewpoints which are in different directions from the site and are at varying distances and locations were selected to represent a range of views and visual receptor types. The viewpoints are representational and not exhaustive. They are taken from publicly accessible land and not from any third party, private, land. The viewpoints were used as the basis for determining the effects of visual receptors within the entire study area. The viewpoints were photographed at 1.7 metres above the ground level in accordance with the ‘Photography and photomontage in Landscape and Visual Impact Assessment’ - Landscape institute Advice Note 01/11.
4. Assessment Criteria The significance of effects is ascertained by cross referencing the sensitivity of the baseline landscape or visual receptor and the magnitude of change as a result of the development.
5. Receptors Landscape receptors are things, those landscape elements, character areas or designations potentially experiencing a change as a result of the proposals. Visual receptors are contemporary humans, users of the landscape and residents potentially experiencing a change to their views and visual amenity. Though intrinsically interrelated, landscape character and visual receptors are therefore considered as separate entities. Landscape character can be defined as the combination of the inherent physical elements – geology, soils, topography, vegetation and land cover, built form, field pattern, water bodies – and perceived elements – time depth or connection to history, tranquillity, scale, texture, coherence – that make an area of land different to the next. Landscape character receptors are therefore the key components that define an area’s overall character, or the areas themselves. Visual appraisal is related to this in that character is part of what defines a view, but the experience of that view is also influenced by subjective personal values and interpretation, weather, distance, time spent exposed to the view etc. A visual impact therefore needs a viewer to perceive it and those viewers are separate visual receptors.
Ref ACLA/BFN February 2015
Essentially landscape character exists whether or not it is seen, as do any impacts upon it e.g. if you clear a glade in an area of dense woodland it’s character will change regardless of whether it can be viewed from a public path. If there are no points from which the glade can be viewed the clearance cannot result in a visual impact, if there are the effects on visual receptors should be considered.
6. SENSITIVITY OF RECEPTORS
6.1 Landscape Sensitivity The judgement of landscape sensitivity varies, can be influenced by subjectivity, and is often based on landscape character. A number of studies have been carried out to identify a common definition, notably a combined commission from Natural England and Scottish Natural Heritage concentrating principally on the clarification of landscape character sensitivity building on advice in Landscape Character Assessment Guidance Topic Paper 6i. The Paper does not attempt to define sensitivity instead noting that judging it requires professional judgement based on whether significant characteristics elements of the landscape, and as a result its amenity value, will be lost as a result of the development. It is understood that the revisions will provide a concise definition of landscape character sensitivity that reflects the nature and perception of change to landscape character and is flexible to incorporate the type of development being assessed. For this assessment, landscape sensitivity is a reflection of a landscape element, designation or character area’s condition, value, and location in relation to the proposed development. Table 1 outlines the parameters used to define categories. The assessor should always consider a number of the scenarios given in the table to choose the most appropriate sensitivity rating within the given landscape and site context. Designated areas are considered to be of higher sensitivity due to the public perceptions and often cumulative pressures for change attached to them and should never receive a low sensitivity rating. The overall consideration for a sensitivity rating should be the amount of change that can be accommodated by a given receptor, without it being devalued or unacceptably changed in the long-term, thereby damaging the overall landscape resource. High sensitivity receptors would either be those in pristine condition, where change would be very obvious and distracting, or those that have already been significantly damaged so that further change would result in the receptor being totally devalued in the long-term removing the option for restoration. Medium sensitivity would be mainly associated with average receptors of good
Ref ACLA/BFN February 2015
condition, with some damage or distraction, but generally still able to accept more change without irreversible damage. Low sensitivity receptors would be for example those in a changing environment, where change is a defining element, those of low quality, where change would lead to improvements or those of good quality and condition, where there is plenty of capacity to accommodate more change without irreversible damage. It should be noted that the sensitivity criteria in this report do not represent a detailed sensitivity assessment of the landscape resource within the study area. It is a tool for the assessor to allow some judgement on the perceived sensitivity and to incorporate some judgement on this in the impact assessment. If more detailed local sensitivity assessments were available those would be used to inform the assessment in preference to the criteria defined here. However, often such assessments are not available or are proposal specific, and it is considered that the criteria used in this report provide at least some context to the assessment, without increasing the scope of works and survey effort beyond reason to arrive at detailed sensitivity scores for each proposal.
Ref ACLA/BFN February 2015
Table 1 Sensitivity of Potential Landscape Receptors
Sensitivity Receptor Category High Only minor changes can be accommodated without impact on value and / or loss of character or no more than moderate changes can be compensated by replacement or substitution, for example: Value may be expressed as a national designated area or may be an element that is rare or in pristine condition. Intact historic landscapes with great time depth and no or very limited modern intrusions. Valuable, but damaged landscapes, where further change would result in complete loss of their integrity and quality (in this scenario high sensitivity is based on the assumption that any further change would result in unacceptable long-term damage to a resource, which makes it highly sensitive to further change, although its condition at the point of assessment may not be favourable). The landscape receptor to be assessed has a small area, where the proposal would affect much or all of that area. Medium Minor to moderate changes can be accommodated without impact on value and / or loss of character or moderate changes can be reduced or eliminated by replacement or substitution, for example: Value may be expressed through a regional or local designation or element that is in good condition and occurs relatively frequently within the landscape context. Good quality landscapes with preserved integrity, but modern influences apparent. The landscape receptor to be assessed has a medium sized area significantly exceeding that of the proposal area so that any change would not affect the whole landscape receptor.
Ref ACLA/BFN February 2015
Low Moderate to substantial changes can be accommodated without impact on value and / or loss of character or substantial changes can be reduced by replacement or substitution, for example: There is no value defined through designations or clear local use or definition and the receptor does not display specifically valuable properties within the context of the wider landscape area. The landscape receptor is devalued already through character changes etc and restoration is not an option. Proposals would contribute to improvements of the receptor. The receptor is of such a large area that a change would only affect a minor part of that area without any consequence for the remainder of the receptor area and it is not a nationally or regionally designated area. The receptor has plenty of capacity to accommodate change, for example plenty of key elements and features are present so that the loss of a minor percentage would not be significant and can be replaced or visual characteristics can be successfully retained and improved.
Ref ACLA/BFN February 2015
6.2 Visual Sensitivity Visual sensitivity is a reflection of a combination of the receptor’s type, the context within which the view is perceived and the importance of the view. Sensitivity is inherent to the receptor and not influenced by weather conditions, distance etc. Factors like prevailing weather, distance and extent of the view are reflected in the magnitude assessment for each receptor. Table 2 outlines the parameters and categories used for this appraisal.
Table 2 Sensitivity of Potential Visual Receptors by Type
Sensitivity Receptor Category High Visitors to nationally designated areas of public and private open space where landscape appreciation is a primary function of their use or where landscape and visual quality is integral to the designation’s value e.g. AONBs, Heritage Coasts, National Parks, etc Users of PRoW - long distance footpaths and routes with direct view of the development for long sections of path. Residential communities and private properties with direct views of the development from apparent key living and access areas. Visitors to designated areas of historical importance such as SAMs, Conservation Areas and Historic Parks and Gardens where setting is recognised as an integral to the area’s importance Medium Visitors to locally designated areas of public and private open space where landscape appreciation is a primary function of their use or where landscape and visual quality is integral to the designation’s value e.g. AGLVs, AGHVs, Country Parks etc. Users of PRoW – national trails, local trails and footpaths with partial or glimpsed views from sections of the path or direct views from short sections of the path Residential communities and private properties with partial or glimpsed views of the development from apparent key living and access areas. Users of areas of public and private recreational space where landscape is not a primary function of use i.e. sports grounds, golf courses etc.
Ref ACLA/BFN February 2015
Table 2 Sensitivity of Potential Visual Receptors by Type
Sensitivity Receptor Category Low Users of PRoW associated with highways or local routes the primary function of which is access between two points or users of paths with partial or glimpsed views from short sections of the path. Employees Road users
7. Effects Landscape effects are described in the GLVIA ‘as effects on the landscape resource in its own rights’. These can include changes as a result of the proposed development to the landscape elements within the site or indirect impacts such as changes to key landscape character elements of the study area, the integrity of landscape designations within the study area or the overall landscape condition of the study area. Visual effects are described by the GLVIA as ‘effects on specific views and on the general visual amenity experienced by people’. This includes direct effects on the visual amenity or views available to visual receptors located within publicly accessible areas and residential dwellings resulting from changes to that view as a result of the proposed development such as introduction, removal, obstruction, or modification of elements within the view. The assessment of visual impacts is informed by the use of a series of viewpoints. The viewpoints are selected to provide a comprehensive range of visual receptors, types and angles of view and distances from the development site. If possible they should represent more than one visual receptor category e.g. locating a viewpoint at the junction between a PRoW/cycleway and road would illustrate the view experienced by road users and pedestrians/cyclists at a point where they are more likely to pause and be more aware of their surroundings and view. Cumulative impacts are described by the LI as those which result from changes as a result of the proposed development in conjunction with other development, of intervisibility of a range of developments or elements of the
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proposed development, and of actions that occurred in the past, present or foreseeable future.
8. Magnitude of Change Magnitude of change is a measure of the level of an effect on potential receptors arising from addition, alteration, or removal of baseline resources as a result of the proposed development and is classed as high, medium, low or negligible. The parameters and categories used for this appraisal are outlined in Table 3. Magnitude is based on professional judgement and determined by a combination of:
the scale of the change in relation to the proportion of the landscape or view affected by the proposed development and the degree to which it is affected;
the duration and reversibility of the change.
The magnitude of change of potential impacts on visual receptors is assessed through a process of analysing the change in the visual envelope of the existing site. This assessment is informed by the photo record (Appendix 2). In addition to nature, scale, and duration of the change, the magnitude of change to visual receptors takes into account the distance of the viewpoint from the proposed development as this will determine visibility of the site, its landscape elements and proposed structures and the context in which the view is experienced. It is another assessment tool which is evaluated for each project based on site location, context and size, as well as the character and scale of proposals. Refer to the study area sections in the main report for details on distances used for a specific projects.
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Table 3 Landscape and Visual Effects Magnitudes
Magnitude of Change – Magnitude of Change –Visual landscape Total loss of or major alteration HIGH Proposals form a significant and to key elements / features / immediately apparent part of the characteristics identified in the view with often long-term and baseline study irreversible changes to its overall character. Often associated with close distance or direct and open views. Partial loss of or alteration to MEDIUM Proposals form a visible and one or more key elements / recognisable new element within features / characteristics the overall view which are identified in the baseline study readily noticed by the observer or receptor. Often associated with middle distance or partial views and often possible to mitigate. Minor loss of or alteration to one LOW Proposals constitute a minor or more key elements / features component of the wider view, / characteristics identified in the which might be missed by the baseline study casual observer or receptor. Often associated with long- distance or glimpsed views or can be short-term, reversible effects.
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Table 3 Landscape and Visual Effects Magnitudes
Magnitude of Change – Magnitude of Change –Visual landscape Very minor, localised, loss of or NEGLIGIBLE Proposals constitute such a alteration to one or more key minor component of the view as elements / features / to only be visible when characteristics identified in the deliberately sought out and not baseline study casually perceptible, or are severely restricted so that proposals can be barely perceived. Can be associated with any distance from site, usually middle to long. No loss or alteration to one or NO CHANGE No part of the development, or more key elements / features / NB: this level is work or activity associated with characteristics of the baseline normally scoped it, is discernible or they are at (pre-development landscape) out in the baseline such a distance that they are and / or no introduction of new and not carried scarcely appreciated elements / features / forward to the characteristics assessment
9. Assessment of Effects An effect is the result of an impact at a certain magnitude combined with the sensitivity of a receptor. For example, a moderate magnitude impact on a low sensitivity receptor may be considered differently to such an impact affecting a high sensitivity receptor.
10. Degree of Effect The degree of effect of the proposed development on potential landscape and visual receptors is measured as a combination of receptor sensitivity and magnitude of change using the matrix in the table below. Whilst degree of effect is determined for any project, a consideration of a significance threshold is only applicable to projects falling under the Environmental Impact Assessment (EIA) Regulations in accordance with the Town and country Planning
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Act and the European Union Directive 2011/92/EU. This project was not subject to EIA Regulations.
Table 4 Degree and Significance of Effects Sensitivity High Medium Low High Substantial Moderate/Substantial Moderate Medium Moderate/Substantial Moderate Slight Low Moderate Slight Negligible Negligible Slight Negligible Negligible Magnitude
11. Nature of Effects Effects can be adverse (negative), beneficial (positive) or neutral. The landscape effects will be considered against the landscape baseline, which includes published landscape strategies or policies if they exist. Changes involving the addition of man- made objects are typically considered to adverse unless otherwise stated within the assessment.
Visual effects are more subjective as the human perception of development can vary considerably from negative, neutral and positive attitudes. In the assessment of visual effects the assessor will exercise objective professional judgement in assessing the level of effects and, unless otherwise stated, will assume that all effects are adverse, thus representing the worst case scenario.
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