BREEZEHURST, HILLIERS FARM LANE, GORE END, HAMPSHIRE, RG20 0PL

LANDSCAPE AND VISUAL APPRAISAL FOR REPLACEMENT DWELLING

On behalf of

MR & MRS DOW

March 2017

REF: 17.528

WHLandscape Consultancy Ltd. Sandcliffe House Northgate Street Devizes Wilts SN10 1JT t: 01380 727539 e: [email protected] APPOINTMENT

WHLandscape Consultancy Ltd. has been appointed by Mr & Mrs Dow to undertake a Landscape and Visual Appraisal (LVA) for the proposed construction of a replacement dwelling at Breezehurst, Hilliers Farm Lane, Gore End, Hampshire, RG20 0PL.

WHLandscape Consultancy Ltd. has an established track record of appraising development proposals. The Practice has considerable experience in the field of landscape and visual assessment and uses tried and tested techniques developed and recognised by the Landscape Institute, Institute of Environmental Management and Assessment, and Natural England.

This LVA has been undertaken by: George Harley BA (Hons) MA

Checked by: Will Harley BSc (Hons) CMLI

CONTENTS

1. INTRODUCTION

2. SCOPE AND APPRAISAL METHODOLOGY

3. LANDSCAPE PLANNING CONTEXT

4. BASELINE LANDSCAPE AND VISUAL STUDY

5. LANDSCAPE AND VISUAL APPRAISAL

6. CONCLUSIONS AND RECOMMENDATIONS

7. REFERENCES

ILLUSTRATIVE MATERIAL

FIG. 1 LOCATION AND VIEWPOINT PLAN

FIG. 2 VERTICAL AERIAL

FIG. 3 DESIGNATIONS

FIG. 4 LANDSCAPE AND VISUAL ANALYSIS

FIG. 5 LANDSCAPE AND MITIGATION STRATEGY

APPENDICES

APPENDIX 1: DEVELOPMENT PROPOSALS

APPENDIX 2: VIEWPOINT PHOTOGRAPHS

Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

1. INTRODUCTION

1.1 This LVA provides an appraisal of the landscape and visual effects associated with the proposed construction of a replacement dwelling at Breezehurst, Hilliers Farm Lane, Gore End, Hampshire. The site is located within the civil parish of East Woodhay and forms part of the North Wessex Downs Area of Outstanding Natural Beauty (AONB). In total, the site covers approximately 0.21 hectares (ha) of land at Breezehurst which comprises the bungalow, its grounds, as well as several ancillary buildings. The applicants own a further 0.56ha of land to the west of the site, including a tree belt to the north.

1.2 The proposed development will see the demolition of all the existing on-site buildings and the erection of a two-storey replacement dwelling. The proposed development will also see the creation of a new vehicular access to the centre of the plot, as well as the retention and enhancement of the existing access to the north.

1.3 The site is in the administrative area of Hampshire County Council, specifically Basingstoke and Deane Borough Council. The policy context is taken from the National Planning Policy Framework (2012) and Basingstoke and Deane Local Plan 2011 to 2029 (2016). The baseline landscape character has been taken from the Natural England National Character Area Profile: 129. Thames Basin Heath (2014), the Hampshire County Integrated Character Assessment (2010), and the Basingstoke and Deane Landscape Assessment (2001). Information regarding the character of the North Wessex Downs AONB has been taken from the North Wessex Downs AONB Integrated Landscape Character Assessment (2002), the North Wessex Downs AONB Management Plan 2014–19 (2014), and the North Wessex Downs AONB position statement on housing (2012). Also of relevance to this project is The Parish of East Woodhay Village Design Statement (2005) which provides information on the building styles and material found within the parish.

1.4 The LVA involves the following components:  Establishing the scope and methodology of the appraisal.  Desk studies and preliminary site surveys.  Baseline analysis of landscape and visual resources, including desk and field surveys.  Identification and appraisal of landscape and visual effects.  A landscape strategy and mitigation proposals.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

2. SCOPE AND APPRAISAL METHODOLOGY

The LVA process is based on the following guidance:  Guidelines for Landscape and Visual Impact Assessment. 3rd ed.  Landscape Character Assessment: Guidance for England and Scotland

Landscape effects relate to changes in landscape character, features and qualities as a result of the development and can be Positive, Adverse or Neutral. Visual effects relate to the appearance of the development and can also be Positive, Adverse or Neutral. The visual effects affect the visual amenity, which is the value of an area and what can be seen. The LVA will consider the following:  The effects on landscape resource and character.  The effects on visual amenity and the perception of the landscape.  The effects on any designations within the study area.

2.1 BASELINE LANDSCAPE AND VISUAL STUDY 2.1.1 This study reviews the existing landscape and visual resources in terms of character, value and sensitivity. The baseline analysis forms the basis against which to appraise the magnitude of change and, subsequently, the significance of effect of the predicted landscape and visual effects resulting from the proposed development. The appraisal focuses on the areas from which the development may be visible and includes a description, classification and evaluation. The process comprises three stages, namely a desk study, field survey and analysis.

DESK STUDY RESOURCES 2.1.2 The following resources have been used to inform the field survey and the analysis:

Mapping  Ordnance Survey maps and vertical aerial photography  Definitive Rights of Way: Hampshire Rights of Way Online  Geology: Geology of Britain Viewer (British Geological Survey)  Pedology: Soilscapes Map (Soilscapes)  Designations: Magic Interactive Mapping – Basingstoke and Deane Interactive Policies Map  Heritage assets: The National Heritage List for England (Historic England)

Additional Desk Study Resources  The Parish of East Woodhay Village Design Statement

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Planning Policy  National Planning Policy Framework (NPPF)  Basingstoke and Deane Local Plan 2011 to 2029

Character Assessment  Natural England National Character Area Profile: 129. Thames Basin Heath  Hampshire County Integrated Character Assessment  Basingstoke and Deane Landscape Assessment

North Wessex Downs AONB Publications  North Wessex Downs AONB Integrated Landscape Character Assessment  North Wessex Downs AONB Management Plan 2014–19  North Wessex Downs AONB position statement on housing

FIELD SURVEY WORK 2.1.3 The desk study informs the field survey work. Of particular relevance are the Ordnance Survey maps, aerial photography and the Landscape Character Assessments. The field survey is then used to gain a full appreciation of the relationship between the landscape character components and the proposed development therein. The fieldwork is supported by mapped viewpoints and photographic records which aim to be representative and relevant to the receptors.

ANALYSIS 2.1.4 The baseline landscape analysis provides a description, classification and evaluation of the landscape, and the interaction between the landscape components. This forms the basis for appraisal of the effects of the proposed development.

2.2 APPRAISAL OF LANDSCAPE AND VISUAL EFFECTS 2.2.1 The landscape appraisal addresses changes in the fabric, character and key characteristics of the landscape. The visual appraisal addresses changes in views, and the significance of those changes on visual receptors.

2.2.2 The appraisal of effects aims to:  Systematically identify the effects of the development.  Estimate the sensitivity of the site, study area and receptors, and the magnitude of change.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

 Provide an appraisal of the nature of the effects and, subsequently, the significance of effect in a logical and well-reasoned fashion.  Indicate possible mitigation measures.

2.2.3 The LVA for the proposed development of the site will look at the potential effects of the proposals in the context of receptor sensitivity in order to determine the potential effect on the underlying resource, with mitigation measures recommended if required.

2.2.4 Wherever possible, identified effects are quantified but, by its very nature, the LVA requires a significant amount of interpretation and professional judgement. To be consistent, the prediction of magnitude of change and the appraisal of significance of effect have been based on pre-defined criteria.

2.2.5 The significance of effect can be expressed as a correlation between the magnitude of change and landscape or visual sensitivity in a single matrix to determine significance, as shown in Table 1 (below). However, it must be noted that the matrix is not in itself a substitute for professional judgement, for which an allowance must be made. The calculation of a significant effect need not be unacceptable or adverse. Where possible, an appraisal is made as to whether the significance of effect is Positive or Adverse (Nature of Effect), although in some cases the change is neither Positive nor Adverse (Neutral). Although mitigation measures are often proposed where the significance of effect is Minor or None, it is the Major and Major/Moderate categories which provide the highest level of significance in terms of effect on the landscape and visual resources.

Table 1: Significance of Effect as a Correlation of Sensitivity and Magnitude Applicable to both Change to the Landscape Resource and Visual Resource Landscape or Magnitude of Change Visual Sensitivity Substantial Moderate Slight Negligible High Major Major/Moderate Moderate Moderate/Minor

Medium Major/Moderate Moderate Moderate/Minor Minor

Low Moderate Moderate/Minor Minor Minor/None

Negligible Moderate/Minor Minor Minor/None None

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

3. LANDSCAPE PLANNING CONTEXT

3.1 The following policy has been taken from the planning documents which are pertinent to the development of the site. The following policy extracts and, where applicable, excerpts of explanatory text, are considered to be relevant to the application. The policies listed will be used to guide the appraisal and the mitigation strategy for the proposed development.

3.2 NATIONAL PLANNING POLICY FRAMEWORK 3.2.1 Published in March 2012, the NPPF replaced a large amount of England's planning guidance, consolidating the previously issued Planning Policy Statements and Planning Policy Guidance. Of particular relevance to this project are the ‘Core Planning Principles’, paragraph 17 (bullet points 4 and 5), which state development should:

 always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings; and:

 take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it;

Also of relevance is Section 11, ‘Conserving and enhancing the natural environment’, paragraph 115, which states:

Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural heritage are important considerations in all these areas, and should be given great weight in National Parks and the Broads.

3.3 BASINGSTOKE AND DEANE LOCAL PLAN 2011 to 2029 3.3.1 Adopted by Basingstoke and Deane Borough Council on 26th May 2016, the Basingstoke and Deane Local Plan 2011 to 2029 replaced the ‘saved’ policies of the Adopted Local Plan 1996–2011. The Local Plan Strategy sets out the Council’s vision and strategy for the area until 2029 and will provide the basis for decisions on planning applications.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

POLICY SS6 – New Housing in the Countryside

Development proposals for new housing outside of Settlement Policy Boundaries will only be permitted where they are: a) On ‘previously developed land’, provided that: i) They do not result in an isolated form of development; and 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; and 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) Small scale residential proposals of a scale and type that meet a locally agreed need provided that: ix) It is well related to the existing settlement and would not result in an isolated form of development; and x) The development will respect the qualities of the local landscape and be sympathetic to its character and visual quality; and xi) The development will respect and relate to the character, form and appearance of surrounding development, and respect the amenities of the residents of neighbouring properties; 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: xii) There is an essential need for the occupant to be on site at any time during any 24 hour period; and xiii) No alternative suitable accommodation is available in the locality; and

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

xiv) The rural business linked to the proposed new building must have been viable for the previous three years; or

g) Allocated for development in a Neighbourhood Plan which has been ‘made’ by Basingstoke and Deane Borough Council.

POLICY EM1 – Landscape

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 and not be detrimental to the character or visual amenity of 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 and their function as ecological networks; 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

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

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 EM10 – Landscape

All development proposals will be of high quality, based upon a robust design-led approach.

1. Development proposals (excluding household extensions28) 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 documents, 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;

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

d) Are visually attractive as a result of good architecture; e) Provide appropriate parking provision (including bicycle storage), in terms of amount, design, layout and location, in accordance with the adopted parking standards; and f) Provide appropriate internal and external waste and recycling storage areas and accessible collection points for refuse vehicles, in accordance with the Design and Sustainability SPD, in order to promote effective recycling and disposal of household and commercial waste.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

4. BASELINE LANDSCAPE AND VISUAL STUDY

4.1 THE SITE AND STUDY AREA (SEE FIGURES 1 AND 2) 4.1.1 The site is located at Breezehurst, in the north of the village of Gore End, in the county of Hampshire, and lies within 50m of the county boundary of West Berkshire. The site and majority of the study area fall within the North Wessex Downs AONB, which confers a national landscape designation onto the area for the purpose of conserving and enhancing natural beauty, including landform, geology, biodiversity, landscape features and human settlement. Of particular relevance to this project are the unique qualities and characteristics of the North Wessex Downs AONB and the aims and objectives for the area, as identified in the North Wessex Downs AONB Integrated Landscape Character Assessment and the North Wessex Downs AONB Management Plan 2014– 2019. Also of relevance to this project is the North Wessex Downs AONB position statement on housing, which, on the subject of replacement dwellings, states:

Replacement dwellings should be of a scale and location that does not result in the new dwelling being particularly larger or higher or in a different location compared to the existing, unless exceptional justification and other landscape and ecological benefits can be provided. Proposals for replacement dwellings should demonstrate how the quality of the landscape is conserved and enhanced.

4.1.2 In total, the site extends approximately 0.21ha and comprises the existing bungalow and several ancillary buildings set within an irregular plot of residential land, surrounded by hedging and fencing, which defines the residential curtilage of the property. A minor road, Hilliers Farm Lane, borders the site to the east, with there being vehicle access points in the northern corner of the site and at a more central location along the road frontage; to the centre of the plot there is also a pedestrian access. Footpath 1 runs through the site along the northern boundary, providing a pedestrian link between Hilliers Farm Lane and a minor road to the west. The applicant owns a further 0.56ha of land to the west, which is predominantly managed as paddocks, but also comprises a distinct tree belt to the north. The tree belt, coupled with vegetation in the immediate landscape, helps to contain the site within the wider lowland landscape. The site lies between two residential properties, Bridge House to the north, and Brookfield to the south. While the buildings to the south of the site are predominantly a mixture of one and one-and-a-half-storey properties, Bridge House is notable as it is two storeys in height. With the exception of the AONB, no statutory or local non- statutory designations cover or lie directly adjacent to the site.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

4.1.3 The study area has primarily developed over a bedrock of London Clay Formation, with the site being located on an area identified as comprising clay, silt and sand. Superficial deposits of Alluvium from the River Enbourne, approximately 50m to the north, are also present across the site. The area is typified by a gently undulating landform, closely associated with the water courses that cross the landscape, with the minor valley associated with the River Enbourne being a distinct landform feature which bisects the landscape east/west. The area has a strong historic rural character, with the field pattern of the area suggesting historic, informal enclosure between the 17th and 18th centuries. There is also some evidence of later Parliamentary enclosure in the wider landscape beyond the main settlements. The current landscape is predominantly mixed farmland and grazing paddocks, interspersed with distinct woodland blocks, most notably Redhill Wood, which is designated as a Site of Special Scientific Interest (SSSI). Many of the woodland blocks have also been designated as Sites of Importance for Nature Conservation/Local Wildlife Sites. Hedgerows define the majority of transport corridors and field boundaries throughout the study area, with hedgerow structure being strong and tree cover being present throughout. There is a notable difference between the road frontage vegetation cover of the properties adjacent to the site: while Brookfield is largely similar to the site, being defined by a low mixed native hedge, Bridge House is screened by evergreen trees and hedging. On the opposite side of Hilliers Farm Lane, a mixed native hedge with mature trees defines the residential curtilage of Long Acre.

4.1.4 In addition to Gore End, the settlements of Ball Hill to the south-east and North End to the south-west represent notable areas of residential development within the study area, with North End having a designated Conservation Area which, at its closest point, lies approximately 860m from the site. While there are some individual properties set back within the wider landscape, most notably Hazelby House, the majority of development is located in a linear pattern adjacent to the network of minor roads which cross the area. Many houses within the study area were constructed using the products of Hollington Brick Works, with the predominant materials of the area being Hollington red brick, slate, white paintwork on timber and on render, and black paintwork on timber and on rainwater goods. Particularly noteworthy is the use of red stretchers mixed with vitrified purple (blue) headers in various bonding arrangements to create polychrome patterns, with further pattern effects achieved with decoratively shaped tiles. In total there are nine listed buildings within the study area, all of which are Grade II listed. The closest to the site is Hilliers, which lies approximately 420m to the south-west, and the Holtwood Farm House, which lies approximately 500m to the north.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

4.2 LANDSCAPE CHARACTER 4.2.1 The following Landscape Character Assessments have been reviewed to establish the baseline character of the site and the wider study area:  Natural England National Character Area Profile: 129. Thames Basin Heath  North Wessex Downs AONB Integrated Landscape Character Assessment  Hampshire County Integrated Character Assessment  Basingstoke and Deane Landscape Assessment

4.2.2 National Character Area Profile: 129. Thames Basin Heath covers the entire study area. However, due to the broad level of assessment, the identified key characteristics are considered too general to be relevant to the site. For this assessment, it is considered that the North Wessex Downs AONB Integrated Landscape Character Assessment and the most detailed Landscape Character Assessment (the Basingstoke and Deane Landscape Assessment) will be relevant in determining the unique characteristics of the site and the surrounding landscape. Only the key characteristics and descriptions of the Landscape Character Areas and Types which are considered relevant to the assessment have been listed in order that the unique character of the development area and its context within the wider landscape can be accurately established.

NORTH WESSEX DOWNS AONB INTEGRATED LANDSCAPE CHARACTER ASSESSMENT 4.2.3 In March 2002, Land Use Consultants, on behalf of The Council of Partners, published the North Wessex Downs AONB Integrated Landscape Character Assessment. The assessment establishes the identity of the AONB and provides a summary of the main influences on the contemporary landscape character. The Landscape Character Assessment also provides detailed information on the key issues and management requirements relevant to the AONB's specific landscape types and character areas. The site falls within Landscape Character Type 8: Lowland Mosaic, specifically Landscape Character Area 8E: Highclere Lowlands and Heath.

Landscape Character Type 8: Lowland Mosaic – Key Characteristics

 Underlain by a geology of clays, silts, sands and gravel, in strong contrast to the chalk. The pattern essentially comprises clay on the lower land, separated by gravel ridges;  A low lying undulating area enclosed by the chalk to the north, south and west and forming a part of the Thames Basin Heaths which extend to the east of the AONB;  A mosaic of landcover including fragments of remnant heathland, extensive woodlands and pasture, as well as more open areas of arable land;

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

 Ecologically important habitats including: ancient woodland, wood pasture, parkland, ancient hedgerows, neutral grassland, hay meadows, heathland, acid grassland, bogs, fens and open water;  Parklands, including many originating as medieval deer parks, with subsequent designed landscape schemes, are a particular feature of the area;  Varied field pattern with irregular fields, interspersed with parcels of woodland and commons indicative of medieval and post medieval assarts. Fields with parallel and sinuous boundaries predominate and represent ‘ladder’ fields probably resulting from the 17th and 18th century informal enclosure. Plus large regular fields of Parliamentary enclosure;  One of the most densely settled landscape types, with a diverse range of settlements ranging from large manor houses, villages, numerous hamlets and lines of houses along the roads and lanes;  Varied settlements with villages often having a clear nucleus, typically associated with a village green or a church. A more dispersed pattern may derive from ‘squatter’ settlement of disafforested areas. The principal building material is red brick;  An intricate network of wooded rural lanes, plus a large number of footpaths, bridleways, and byways form an excellent resource for informal recreation. Visitor attractions include a number of historic houses and parklands;  Well settled landscape with a rising population due to proximity and accessibility to centres such as Reading, Newbury and Basingstoke - manifest in pressures for residential development, commuter villages and an increase in traffic on the rural lanes.

Landscape Character Area 8E: Highclere Lowlands and Heath

Description:

The Highclere Lowlands and Heath character area has a complex micro topography created by the geology of clays, gravel and sands and the influence of the numerous small streams flowing out from spring line where the chalk meets the clay, which cut across the area. The watercourses are frequently dammed so that standing water within small on-stream ponds is a visible element of the landscape

The area is still extensively wooded, but has been progressively cleared through the processes of’ ‘assarting’ to form a mosaic of irregularly shaped fields with wooded margins or contained by thick hedges. The woodlands vary from large scale coniferous plantations, as for example at Great Pen Wood near Woolton Hill to smaller ancient woodland of oak standards over hazel coppice. The woods are frequently linked by linear belts and hedges and form a large

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

connected wooded matrix across the whole area. Within this wooded framework there is considerable diversity with the light sands and gravels creating a ‘heathy’ character in places. This is illustrated by commons of birch and bracken, heathy rides through the woodlands, and areas of poorer acid pasture. There are also important small areas of remnant heath as for example at Inkpen Common where the damp heathland is designated as an SSSI. Parklands, many originating as medieval deer parks, are a distinctive element, as illustrated by Highclere Park, with its later Capability Brown landscape. The areas of unimproved pasture with mature parkland trees, pasture woodland and lakes create a diverse range of habitats and it is designated as an SSSI. Other smaller areas of parkland are found at Woolton House and Hollington House.

The area is crossed by a lattice of minor roads and tracks and is relatively densely settled. A number of loose linear settlements extend along the roads. These include the main settlements of Highclere and Woolton Hill as well a number of smaller linear settlements as for example at Inkpen and Lower Green. In addition there are many residential properties, small hamlets and farms/studs dispersed throughout the area.

Despite the complexity and variety of landform and landcover, the landscape has a coherent character, with a consistent framework provided by the strong structure of woodlands, hedgerows and trees. This creates a small scale enclosed and even ‘secretive’ character. The proximity of settlements to the main road network of the A343 and the A34 means that these areas are highly accessibly and there is, in consequence, evidence of development pressures, particularly within the small villages with suburbanising elements in the form of fences, lighting and horse paddocks.

Key Characteristics:

 A lowland landscape, underlain by a mosaic of clays, gravels and sands, to the north of the abrupt scarp slope of the southern upland block of chalk;  Complex micro topography created by the diverse geology and the influence of the numerous small streams. Watercourses and ponds are a frequent feature;  Mosaic of small irregularly shaped fields of arable/pasture, often with wooded margins or contained by thick hedges - a pattern characteristic of piecemeal and informal medieval assarting and enclosure;  Extensive woodland cover, varying from large scale coniferous plantations to smaller ancient woodland coppices of oak standards over hazel coppice and wooded commons;  Parklands, which originated as medieval deer parks, are a distinctive element;

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

 Remnant heathlands survive on the acidic sands and gravels, although these are frequently covered by woodland or scrub;  Formerly part of the medieval Forests of Pamber and Freemantle - reflected today in high woodland cover and ‘squatter’ settlement pattern resulting from piecemeal enclosure following disafforestation in the early 17th century;  Relatively densely settled with loose linear settlements extending along the intricate lattice of minor roads and tracks through the area. Many individual residential properties, small hamlets and farms/studs are also dispersed through the area;  A coherent character formed by the strong structure of woodlands, hedgerows and trees - creating a small scale, enclosed and secretive landscape.

BASINGSTOKE AND DEANE LANDSCAPE ASSESSMENT 4.2.4 In 2001, Landscape Design Associates (in association with Wessex Archaeology), on behalf of Basingstoke and Deane Borough Council, published the Basingstoke and Deane Landscape Assessment. The document provides the basis for responses to development proposals affecting the landscape of the borough and assists the council and other bodies involved in making decisions affecting the future of the landscape. The site falls within Character Area 1: Highclere and Burghclere, specifically Landscape Type: Pasture and Woodland: Heath Associated Landscapes (Small-Scale Pasture and Woodland: Heath Associated).

Landscape Character Area 1: Highclere and Burghclere

Key Characteristics:

 Subtle but complex landform, steep in places but generally gently undulating and falling towards the River Enborne in the north, dissected by a network of minor tributary valleys;  Small-scale mosaic of woodland, some mixed farmland and numerous paddocks, giving an enclosed, intimate character in parts;  Area west of the A34 lies within the North Wessex Downs ‘Area of Outstanding Natural Beauty’(AONB) and generally has a quiet, rural character away from larger residential areas, apart from some noise and visual intrusion from the A34 and A343;  Generally medium to small-scale fields, with a predominance of pasture, enclosed within an established assarted woodland and intact hedgerow structure with a high proportion of hedgerow trees;  High percentage of woodland cover, particularly close to Penwood and Highclere, between the A34 and A343, where extensive coniferous plantation encloses and

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

contains views. Large-scale broadleaf woodland within Highclere Park contributes to a strongly wooded character;  Examples of scarce and fragile heathland and forest landscapes (e.g. Burghclere and Newtown Common), with evidence of heathy vegetation characteristics in many areas. Also remnants of ancient semi-natural broadleaved woodland;  High proportion of well-managed parkland of varying scales, notably the Grade 1 listed medieval deer park of Highclere Park, plus other parklands associated with smaller private estates and stud farms;  Low intervisibility across the area, with vegetation and the low-lying nature of the landscape containing views;  Numerous scattered small villages, hamlets, farmsteads and many residential properties, some accessed through a fairly dense network of narrow lanes. However, the paddocks, together with recent residential development, stud farms and a relatively high local population lend a rather urbanised character;  Certain settlements of probable medieval origin, eg East Woodhay and Highclere, with the site of a former medieval town marked by an ancient monument at Newtown.

Overall Landscape Character:

This is a complex and diverse landscape of varied topography, covered by a medium to small- scale mosaic of woodland, some mixed farmland and many paddocks, creating a relatively enclosed, well-treed and intimate character. Some areas exhibit signs of a former heathy character on poorer quality soils. Other localised variations in character include some extensive areas of coniferous woodland and a number of areas of well-managed parkland, typically with a strong broadleaved woodland component. Despite its variety, the landscape has a coherent and balanced character, and localised variations in character are unified by the enclosure provided by the strong structure of woodland, hedgerows and trees.

Parts of the area have become rather urbanised in character, partly due to the numerous horse paddocks and stud farms, but also due to recent residential development around some of the small villages, such as Highclere and Woolton Hill. There are now many residential properties scattered throughout the area, together with individual farmsteads, and the local population has increased. The A34 and A343 facilitate north-south movement through the area, although a fairly dense network of narrow lanes still connects many of the villages, hamlets, and individual properties.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Landscape Type: Pasture and Woodland: Heath Associated Landscapes – Description:

This landscape type is also confined to the Tertiary sand, gravel and clay deposits along the northern edge of the Borough on acid soils. It essentially comprises a smallscale, intimate mosaic of grazing land and woodland and is very similar to the mixed farmland and woodland types. However, it differs in the predominance of pasture over arable or mixed farmland and, most importantly, in the clear presence of heathland species within verges, woodlands and hedgerows (eg bracken, gorse, oak and birch) which are indicative of more acid soils and a former heathland character. This type has not been sub-divided in this assessment:

Landscape Sub-Type: Small-Scale Pasture and Woodland: Heath Associated (PW1) – Description: Mosaic of small-scale irregular, fields, predominantly under pasture, and abundant blocks of woodland (coniferous, mixed or deciduous); frequent hedgerows and hedgerow trees (oak); heathy vegetation characteristics within woodlands, hedgerows, field margins and verges (e.g. oak, birch, gorse, bracken, pine); complex structure and intimate, enclosed character

4.3 BASELINE CONCLUSIONS 4.3.1 The following landscape and visual considerations have been drawn from the baseline assessment of the landscape and visual resources relevant to the application site and surrounding study area. The landscape and visual considerations help to identify potential receptors against which the development is to be assessed so as to determine both the overall significance of the effect of the development as a function of receptor sensitivity, as well as the magnitude of change resulting from the proposed development. It should be noted that, while specific receptors will be identified for consideration, this does not necessarily mean that they will be affected by the proposals.

LANDSCAPE CONSIDERATIONS 4.3.2 Landscape receptors will be selected to help ascertain the effect the development may have on the fabric, character, and key characteristics and features of the site and the surrounding landscape. The assessment will take into account the nature of the receptors in terms of whether they are applicable to the landscape as a whole or whether they form individual elements or features in their own right. Designations which affect the sensitivity of the receptor will also be taken into consideration, where appropriate. In terms of listed buildings and other designated historic assets, this report will only consider the potential effects on the historic landscape settings of these structures/areas. Reference photographs may be taken where they help in determining the effect on specific landscape receptors, particularly those which have sensitive landscape settings.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

4.3.3 Receptors will also be considered in terms of the descriptions and key characteristics provided by the relevant character assessments, taking into account whether they are local, regional or national level assessments and how accurately they describe the character of the study area.

4.3.4 Specific landscape receptors to be considered include:  The character of the North Wessex Downs AONB  The established scale and massing of development on-site and in the surrounding landscape  On-site landscape features  The visual character of the study area  Listed and notable non-listed heritage assets within the study area  The rural character of Hilliers Farm Lane

VISUAL CONSIDERATIONS 4.3.5 Viewpoints will be selected from where the desk study suggests that the development area may be visible, and will primarily include views from PRoWs and other areas with public access, as well as public roads with full public and permissive access. Residential views will be considered, where appropriate, through the use of representative viewpoints. It should be noted that, while specific visual receptors will be identified for consideration, this does not necessarily mean that they are the only receptors that will be recorded and assessed. Moreover, it also does not mean that they will definitely be recorded when out on site (e.g. if there is a clear lack of intervisibility).

4.3.6 Specific visual receptors to be considered include:  Users of Footpath 1  Users of Hilliers Farm Lane  Residential views from Bridge House and Brookfield  Views from heritage assets

4.3.7 When assessing the potential effect of the proposed development on a visual receptor, designations which affect the sensitivity of the receptor will be taken into consideration. It should be noted that, although a development may be visible from a listed building or other designated historic asset, this does not automatically mean that there is an effect on its historic landscape setting.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

5. LANDSCAPE AND VISUAL APPRAISAL

5.1 Development Proposals 5.1.1 For this LVA, the landscape and visual effects will be appraised against the development proposals (see Appendix 1) using a baseline of the construction of a replacement dwelling within the North Wessex Downs AONB. The findings of the appraisal will be used to determine the suitability of the proposals, as well as to suggest appropriate mitigation measures if required.

5.1.2 The proposals will see the demolition of the existing house and ancillary buildings, and the erection of a two-storey replacement dwelling, located centrally to the existing on-site development. The proposed development will also see the creation of a new vehicular access to the centre of the plot, as well as the retention and enhancement of the existing access to the north. In respect of the existing vehicular and pedestrian access points to the centre of the plots, these will be gapped up as necessary post-construction.

5.1.3 Existing on-site vegetation will be retained and enhanced where appropriate. However, as part of the general proposals, existing poor quality/diseased vegetation or inappropriate species will be recommended for removal and replacement with appropriate native species.

5.2 LANDSCAPE APPRAISAL 5.2.1 The landscape effect of the proposed construction of a replacement dwelling at Breezehurst, Hilliers Farm Lane, Gore End, Hampshire, has been assessed using various receptors identified in the baseline analysis in order to predict possible effects on the landscape of the site and surrounding study area.

5.2.2 The site has an established residential use within the village of Gore End, being located at the northern end of the village, where residential development gives way to open countryside. As the proposed development is for the construction of a replacement dwelling within the established curtilage of the existing property, and will be located within the residential area of Gore End, the effect of the proposals on the landscape as a whole is considered to be reduced. The proposed development is not considered to be detrimental to any of the key characteristics or descriptions of the site and the surrounding landscape as identified in this document.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

5.2.3 The proposals will result in a more cohesive layout of the on-site built form, with the replacement dwelling being located central to the plot of land which forms the existing residential curtilage of the site. This will replicate a pattern of development that is characteristic of properties along the western boundary of Hilliers Farm Lane. While the proposal is for a two storey dwelling in an area characterised by a mixture of one and one-and-a-half-storeys properties, it is important to note that Bridge House, which lies immediately adjacent to the site on the transition between the village and the wider countryside, is a two-storey dwelling. The proposals are not considered to have an adverse impact on the rural character of Hilliers Farm Lane, with there being an overall reduction in the amount of built form present on the site. Moreover, the ancillary buildings to be removed do not contribute to the rural character of the lane, appearing as a poorly defined area of development on the edge of the village.

5.2.4 While the proposed development will result in the loss of some on-site vegetation (most notably a section of hedgerow to accommodate the new site access, the majority of the development will be located on areas of domestic lawn, thus limiting any effect on significant boundary vegetation. Moreover, post-construction, there will be an opportunity to repair and enhance retained vegetation, most notably gapping up the existing vehicular and pedestrian access points along Hilliers Farm Lane and enhancing the tree belt to the north.

5.2.5 Despite being within 500m of two Grade II listed buildings, the proposed development is not considered to have an effect on these, or any other designated heritage assets within the study area, due to distance, as well as a general lack of intervisibility.

5.2.6 In terms of specific impacts on the North Wessex Downs AONB, the proposed development is not considered to have any detrimental effects on the key characteristics or descriptions of the site and the surrounding landscape as identified in this document. Furthermore, the proposed development does not represent a key issue facing the AONB, as identified in the North Wessex Downs AONB Integrated Landscape Character Assessment and the North Wessex Downs AONB Management Plan 2014–19. Moreover, the proposed development is not considered to conflict with bullet point 14 of the North Wessex Downs AONB position statement on housing, with the relocation of the on-site dwelling being justified by the potential for landscape enhancements and the creation of a more cohesive site layout, characteristic of properties along the western boundary of Hilliers Farm Lane.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

5.2.7 At a local, regional and national level, the Landscape Value of the study area as a whole is considered to be High due to its location within the AONB. However, overall the site is considered to have a Low Susceptibility to Change when the development proposals are considered in relation to the established residential context of the site and its relatively high level of containment within the wider landscape. As such, this study considers the overall Landscape Sensitivity of the site within the surrounding landscape to be Medium.

5.2.8 In terms of the Overall Landscape Change resulting from the proposals, any change is considered to be Slight, as while there will be a minor change in terms of key elements and features of the site (most notably rearrangement of the on-site built form and a slight increase in massing), the baseline condition will be similar to that of predevelopment. This is due to the proposals representing the same landuse, and the proposed development resulting in the overall scale of on- site development being reduced from that of the baseline. As such, the development proposals are considered to have an Overall Significance of Effect of Moderate/Minor, which is not considered significant under the LVA methodology used in this appraisal.

5.2.9 As the proposals are in keeping with the established character of the site, with the structures being constructed in materials and of a form characteristic of the area, the Nature of Effect of the proposed development is considered to be Neutral. The development will not conflict with the relevant policies identified in this document and will seek to incorporate their recommendations where appropriate.

RECOMMENDED MITIGATION 5.2.10 The following mitigation is considered appropriate to reduce the landscape effect of the proposed development, with the aim being to integrate the development into the area while providing notable landscape and natural heritage enhancements through a comprehensive scheme of planting:  Use a traditional form and a palette of materials characteristic of developments in the area.  Retain existing vegetation within and around the site as appropriate.  Repair and manage all retained vegetation, with a focus on enhancing hedging along the road frontage and the tree belt to the north.  Establish new and appropriate areas of planting within and around the site, including structural tree planting in the garden area of the proposed dwelling and hedge planting along the site’s western boundary.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

 Plant suitable species characteristic of the area, using a mix of domestic and native trees and shrubs as appropriate.

The Overall Significance of Effect post-mitigation is considered to be Minor Neutral.

5.3 VISUAL APPRAISAL (SEE FIGURES 1 AND 4) 5.3.1 The selected viewpoints can be used to predict possible effects from PRoWs, roads, publicly accessible areas and residential properties within the study area. Viewpoints have been determined from where the desk study suggested that the development areas may be visible, and are considered appropriate for the scale of the development and the prevailing topography and land cover. For the purpose of this assessment, close views are between 0m – 500m from the proposed development, medium views are between 500m – 1500m, and long views from further than 1500m. All the photographs were taken using a digital equivalent of a 50mm focal length traditional 35mm SLR lens to represent most accurately the views as seen by the human eye.

5.3.2. The viewpoints were visited in February 2017 when leaf cover was at a minimum and, as such, seasonality has been considered in the assessments, taking into account changes in leaf cover through the year. It should be noted that views from heritage assets were not recorded, as when the site visit was undertaken it was clear that there would be no intervisibility with the site. Viewpoints are representative and not totally exclusive.

5.3.3 Where appropriate, specific viewpoints have been organised into groups to help better determine the visual impact of the proposed development. Views are representative and not totally exclusive. (See Appendix 2: Viewpoint Photographs for enlarged copies of the selected viewpoints).

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Viewpoint: 1 Close distance partial filtered view north; taken from the junction of Hilliers Farm Lane and Gore End Road. Views from vehicles using the road are considered transient. Approximate distance from main development area: 55m Approximate OS map elevation: Between 110m AOD and 115m AOD

The new access will be visible, however any change would be limited. Existing vegetation along the road frontage, including a section of evergreen hedging, help to break up views of the proposed dwelling. While the proposed dwelling ASSESSMENT: will be set further back from the road than the existing bungalow, the increase from one to two storeys will mean that a small portion of the development is visible over the existing vegetation. Seasonality will result in additional screening when there is full leaf cover. Visual Receptor Sensitivity: Low SIGNIFICANCE Magnitude of Change: Slight OF EFFECT: Significance of Effect: Minor Nature of Effect: Adverse

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Viewpoint: 2 Close distance open view north-west over existing boundary vegetation; taken from Hilliers Farm Lane, adjacent to the site boundary with Brookfield. Views are representative of non- direct residential views from Brookfield, as well as transient views of the development from Hilliers Farm Lane, where it runs adjacent to the site boundary. Approximate distance from main development area: Adjacent Topographic survey elevation: 109.94m AOD

While existing hedging along the road frontage provides some filtering, views into the site are largely open, with the existing bungalow and ancillary buildings being clearly visible. Similarly, proposed development will be visible from along the road, although this will be seen in the context of the removal of the existing bungalow and ancillary buildings. While the make-up of the view will change as a result of the relocation of the on-site dwelling, due to there being a slight increase in massing, mainly as a result of the increase in height of the proposed dwelling, this is unlikely to affect the nature of the existing view as a whole. This ASSESSMENT: is primarily because the development proposed will be of a slightly reduced scale to that of the baseline and will retain the established residential context of the site. Additionally, the proposed development will be set in a more central location, which is visually more in keeping with the development pattern found along the western side of Hilliers Farm Lane. Seasonality will result in a slight increase in the screening/filtering of views. Note: There are potential partial views of the roof of the proposed dwelling from Long Acre, however a close boarded fence along the boundary of the property precludes the majority of views. Visual Receptor Sensitivity: Medium – Low SIGNIFICANCE Magnitude of Change: Moderate OF EFFECT: Significance of Effect: Moderate – Moderate/Minor Nature of Effect: Neutral

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Viewpoint: 3 Close distance partial open view south; taken from the start of Footpath HAMS1/1, off Hillers Farm Lane. Views from vehicles using the road are considered transient. Note: This viewpoint is within West Berkshire. Approximate distance from main development area: 52m Approximate OS map elevation: Between 105m AOD and 110m AOD

The proposed dwelling will be seen as central to the site, with the trees beyond providing a backdrop to the development. While from this viewpoint there will appear to be an increase in terms of the on-site scale and massing, the proposed dwelling will not be seen to dominate the view, with the development still being seen as part of the linear development pattern along Hilliers Farm Lane. The new ASSESSMENT: access will be visible, however any change would be limited. Views from Footpath HAMS1/1 are limited and not direct, with the route of the footpath meaning that intervisibility with the site is largely obscured within the first 10m, heading east. Due to the evergreen nature of much of the vegetation around the site, seasonality is considered to have a limited impact in terms of views towards the development. Visual Receptor Sensitivity: Medium – Low SIGNIFICANCE Magnitude of Change: Moderate/Slight OF EFFECT: Significance of Effect: Moderate/Minor Nature of Effect: Adverse

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Viewpoint: 4 Close distance open view south through the northern site access gate; taken from Footpath 1, within the site. Note: This viewpoint has been recorded as two photographs. Views are representative of upper-storey residential views from Bridge House. Approximate distance from main development area: Within Topographic survey elevation: 109.70m AOD

Open views of the site from Footpath 1, where it crosses the site, are limited to those through the existing access gate. To the east, an existing holly hedge (Ilex spp.) breaks up views into the site, with only the upper storey of the proposed dwelling being visible. To the west, an existing barn currently obscures views, although these will become open views post-development. There are likely to be residential views from the upper storey of Bridge House to the north, however these are filtered by the existing tree belt. While the increase in massing as a result of the proposed development will be apparent, the removal of the poorly ASSESSMENT: defined layout created by the exiting bungalow and ancillary buildings will be an improvement to the view. Moreover, from this viewpoint, the cluttered nature of the buildings does not contribute to the rural visual character of the area, with the ancillary buildings having a somewhat quasi-industrial appearance. The change in the make-up and balance of the view as a result of the development is the most notable aspect of the proposals, however this is unlikely to affect the nature of the existing view as a whole, as the site will retain its residential context. Seasonality will result in slight additional screening from Footpath 1,

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

although in terms of views from Bridge House, views will become heavily filtered and potentially obscured. Visual Receptor Sensitivity: Medium SIGNIFICANCE Magnitude of Change: Moderate OF EFFECT: Significance of Effect: Moderate Nature of Effect: Neutral

Viewpoint: 5 Close distance open view east into the rear of the site; taken from Footpath 1 on the edge of the land under the applicants’ control. Note: Viewpoint 5 in conjunction with Viewpoint 6 establishes the extent of open views of the site along Footpath 1, heading east. Approximate distance from main development area: 33m Topographic survey elevation: 109.66m AOD

Viewpoint: 6 Close distance open view east into the rear of the site; taken from Footpath 1 on the edge of the larger field beyond the land under the applicants’ control. Approximate distance from main development area: 175m Approximate OS map elevation: Between 110m AOD and 115m AOD

For approximately 140m along Footpath 1, to the east of the land under the applicants’ control, there are open views into the rear of the site. The ASSESSMENT: development will only be visible when traveling west along the footpath, with the proposals becoming more prominent the closer a receptor is to the site. While

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

the existing ancillary structures break-up views into the site, their removal, coupled with the lack of western boundary treatments, means that there will be open views of the proposed development. However, from this section of Footpath 1, the existing ancillary buildings appear somewhat degraded and do not contribute to the visual character of the area. The concentration of the on- site development will change the make-up and balance of exiting views, however this is unlikely to affect the nature of the existing views as a whole as the site will retain its residential context, and will still be seen as part of the linear development pattern to the north of Gore End. Seasonality will have limited impact on views, although overhanging vegetation along the footpath will provide some filtering of views. Visual Receptor Sensitivity: Medium SIGNIFICANCE Magnitude of Change: Moderate OF EFFECT: Significance of Effect: Moderate Nature of Effect: Neutral

Viewpoint: 7 Close distance partially filtered, partial view east into the rear of the site; taken from Footpath 1. Approximate distance from main development area: 270m Approximate OS map elevation: Between 110m AOD and 115m AOD

An intervening belt of trees breaks up views of the site. However, a break in the tree line means there will be views of the proposed development outside the existing residential context of the bungalow and the development along Hilliers Farm Lane. The existing ancillary buildings to be removed are visible, however ASSESSMENT: their removal will have a limited beneficial effect on views. Exiting trees along Hilliers Farm lane will form a backdrop to the proposed dwelling and will help to contain it within in the landscape. Seasonality will result in additional filtering of views, however the development will still be visible. SIGNIFICANCE Visual Receptor Sensitivity: Medium OF EFFECT: Magnitude of Change: Moderate – Slight

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Significance of Effect: Moderate – Moderate/Minor Nature of Effect: Adverse

OVERALL SIGNIFICANCE OF VISUAL EFFECT 5.3.4 While the proposed development will predominantly be seen from areas where receptors are considered to have a medium sensitivity (most notably users of Footpath 1), the overall intervisibility between the site and the wider landscape is extremely limited due to intervening vegetation and existing development. As such, while the Overall Visual Sensitivity of the study area is considered Medium, taking account of the AONB designation, the Overall Magnitude of Visual Change is considered to be Slight/Negligible, resulting in the Overall Significance of Effect being considered Moderate/Minor – Minor. In terms of the Nature of Effect, the over-developed character created by the density and poor layout of the ancillary structures means that the Nature of Effect varies around the site, depending on whether the buildings are visible or not. While the proposed development will be more apparent than the existing development from some viewpoints, it will also be seen to benefit the area as a result of the associated removal of the ancillary structures. As such, the Overall Nature of Effect is considered to be Neutral.

RECOMMENDED MITIGATION 5.3.5 The following mitigation is considered appropriate to reduce the visual impacts of the development on all viewpoints, with any significant effects being successfully mitigated through a comprehensive scheme of planting:  Use a traditional form and a palette of materials characteristic of developments in the area.  Retain existing vegetation within and around the site as appropriate.  Repair and manage all retained vegetation, with a focus on enhancing hedging along the road frontage and the tree belt to the north.  Establish new and appropriate areas of planting within and around the site, with a focus on establishing a mixed native hedgerow along the site’s western boundary  Use strategic planting to break up views of the proposed development, including structural tree planting in the garden area of the proposed dwelling.  Plant suitable species characteristic of the area, using a mix of domestic and native trees and shrubs as appropriate.

The Overall Significance of Effect post-mitigation is considered to be Minor Neutral.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

5.4 CONSTRUCTION EFFECTS 5.4.1 During construction, plant and materials will be visible, but the construction effects associated with the development will be temporary and will have no lasting adverse effects on the recorded landscape and visual receptors. Appropriate storage of construction material and equipment will help minimise any effects during construction. The two existing access points to the east will serve as the site access during the construction period. Suitable root protection area stand-offs will be applied around all retained vegetation where necessary.

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

6. CONCLUSIONS AND RECOMMENDATIONS

6.1 The key consideration when appraising the potential landscape effects of the proposals is the established nature of residential development at Breezehurst, together with the site’s location within the residential area of Gore End. The proposed dwelling will be relocated to the centre of the site and, while there will be a slight increase in massing, the overall scale of on-site development will be reduced. Moreover, the proposals will result in a more cohesive layout of the on-site built form, with the site replicating the development pattern found along the western side of Hilliers Farm Lane, where residential properties are central to the plots of land in which they are located. As such, the proposed development is not considered to adversely affect the key characteristics or descriptions of the site and the surrounding landscape, particularly that of the North Wessex Downs AONB. Furthermore, the type of development proposed does not represent a key issue facing any of the relevant character types and area, and is not considered to conflict with guidance on replacement dwellings contained within the North Wessex Downs AONB position statement on housing. While there will be some loss of existing vegetation through the creation of a new access, this will be offset by the planting of additional hedging to gap up two existing access points. Additionally, the development will have no effect on the historic and cultural assets within the study area, in particular the Grade II listed Hilliers and Holtwood Farm House, due to a general lack of intervisibility and the established nature of residential development on the site.

6.2 The visual envelope of the site is extremely limited, with views of the proposed development being exclusively close distance. From the wider landscape beyond 500m of the site boundary, dense intervening vegetation obscures views of the site even during the winter months when leaf cover is at a minimum. Despite being within 500m of two Grade II listed buildings, there is no intervisibility between the site and these important historic assets. The most notable views of the site are pedestrian views from the Footpath 1, from which there are sustained open views of the site and the demolition of existing on-site development and construction of a new dwelling will be most apparent. However, none of the open views of the site from Footpath 1 is considered to be adverse due to the new development being seen in the established residential context of the site, together with the benefits resulting from the removal of the ancillary buildings. While there will be a slight increase in on-site massing as a result of the proposals, this will lead to a visually more cohesive site layout, with the overall scale of on-site development being slightly reduced. The only adverse views into the site are from areas where the angle of the viewpoint means that the proposed development will not be seen in the established residential context of the site, or where the proposals are seen to

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire result in a notable increase in on-site development, as not all the existing development will be visible.

6.3 Mitigation measures (See Figure 5) will mainly focus on the retention and enhancement of existing trees and hedges around the site and the land under the applicants’ control, as well as the establishment of new, appropriate boundary treatments using locally native species. The aim of the mitigation measures is to create a landscape that will improve the landscape structure around the site, creating a natural transition between the largely low level planting around Brookfield to the south and the dense planting around Bridge House to the north. New hedge and tree planting will take place around the development where appropriate, in particular along the site’s southern and western boundaries, which are currently poorly defined. The existing tree belt to the north of the site should be enhanced with a diverse range of characteristic woodland species to create a new habitat area in the land owned by the applicants, and to provide additional filtering of upper-storey views from Bridge House. Structural tree planting will take within the site to better integrate the proposed development into the landscape, while also supplementing existing planting around the site and establishing a hierarchy of tree ages in the immediate landscape around the development area.

6.4 Where necessary, remedial work will be undertaken on the retained vegetation, including thinning, removal of low growth and crown raising to the retained trees around the site. In terms of the existing planting, in particular the tree belt to the north, any existing poor quality/diseased vegetation or invasive species will be recommended for removal and replacement. Plants that are removed will be replaced with appropriate native species characteristic of the area.

6.5 A root protection buffer zone will also be put in place on the outer edge of the calculated root protection areas of the retained trees and hedging, where necessary, in order to prevent ground works from affecting the roots of the retained vegetation. Development in the Root Protection Areas (RPA) of the retained trees is permissible, provided the RPA is cut back no more than 20% on one side.

6.6 Proposals will focus on the retention and enhancement of the existing hedgerow along Hilliers Farm Lane, as well as establishing new sections of hedgerow around the site where appropriate. New planting will break up views of the proposed development, better integrating it into the surrounding landscape. Where necessary, gaps in existing hedging will be repaired using the Mixed

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Native Hedge Species Mix detailed below. Gaps smaller than 1.0m are to be gapped up with hawthorn (Crataegus monogyna). New hedging will be planted at 5 plants per metre at 45cm centres, and planted as a double staggered row. Hedges will be grown and managed at 2.0m in height. Plants will be individually staked with bamboo and guarded with spiral guards.

Mixed Native Hedge Species Mix Scientific name Common name Percentage Acer campestre Field maple 10% Corylus avellana Hazel 10% Crataegus monogyna Hawthorn 55% Euonymus europaeus Spindle 5% Ilex aquifolium Holly 5% Prunus spinosa Blackthorn 10% Viburnum lantana Wayfaring tree 5%

6.7 It is recommended that structural tree planting be established within and around the site in order to help break up views of the proposed development and to integrate it into the landscape. Trees will also help to create structure within the site, as well as establishing a hierarchy of tree ages throughout the area. Trees are to be planted as shown in Figure 5, and will be staked and guarded as appropriate to prevent damage by vermin.

Tree Species Mix Scientific name Common name Specification Acer campestre Field maple Select Standard Amelanchier × grandiflora June berry 'Autumn Brilliance' Standard 'Autumn Brilliance' Arbutus x andrachnoides Red Barked Strawberry Tree Standard Betula pendula ‘Dalecarlica’ Ornäs birch Standard Carpinus betulus Hornbeam Heavy Standard Crataegus laevigata 'Paul's Hawthorn 'Paul's Scarlet' Select Standard Scarlet' Malus sylvestris Crab apple Standard Sorbus × intermedia Swedish whitebeam Standard

6.8 As a result of the appraisal of landscape and visual effects, it has been determined that, due to the high level of containment afforded by the existing vegetation, coupled with the unobtrusive

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Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire nature of the proposals, any potential effect of the development on landscape and visual receptors will be localised. Furthermore, there are not considered to be any significant adverse effects on the character of the North Wessex Downs AONB. Taken as a whole, the development will have an overall Moderate/Minor Neutral effect, which is not considered significant under the LVA methodology used in this appraisal.

6.9 Post-mitigation, the proposed development will not have a significant effect on the character and appearance of the study area and the wider landscape, particularly on the AONB. Furthermore, through retention and management of existing vegetation, and the planting of appropriate native species, the landscape of the site can be enhanced. The proposed development can be undertaken in compliance with the relevant guidance and policies in the National Planning Policy Framework and the Basingstoke and Deane Local Plan 2011 to 2029.

WHLandscape 34

Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

7. REFERENCES

APPRAISAL GUIDANCE

The Landscape Institute and Institute of Environmental Management and Assessment, 2013. Guidelines for Landscape and Visual Impact Assessment. 3rd ed. Abingdon: Routledge.

The Countryside Agency (Now Natural England) and Scottish Natural Heritage, 2002. Landscape Character Assessment: Guidance for England and Scotland. Available through: Natural England website

MAPPING

Hampshire County Council, 2017. Hampshire Rights of Way Online. Available at:

British Geological Survey, 2017. Geology of Britain viewer. Available at:

Soilscapes, 2017. Soilscapes Map. Available at:

Magic, 2017. Interactive Mapping. Available at:

Basingstoke and Deane Borough Council, 2017. Interactive Policies Map. Available at:

Historic England, 2017. The National Heritage List for England. Available at:

Additional Desk Study Resources

Residents of the parish of East Woodhay, 2005. The Parish of East Woodhay Village Design Statement. Available at:

PLANNING POLICY

Department for Communities and Local Government, 2012. National Planning Policy Framework. Available at:

WHLandscape 35

Landscape and Visual Appraisal Replacement Dwelling at Breezehurst, March 2017 Hilliers Farm Lane, Gore End, Hampshire

Basingstoke and Deane Borough Council, 2016. Basingstoke and Deane Local Plan (2011 to 2029) Available at:

CHARACTER ASSESSMENT

Natural England, 2014. NCA Profile: 129. Thames Basin Heath. Available through: Natural England website

Hampshire County Council, 2010. Hampshire County Integrated Character Assessment. Available through Hampshire County Council Website:

Landscape Design Associates, 2001. Basingstoke and Deane Landscape Assessment. Available through Basingstoke and Deane Borough Council Website:

North Wessex Downs AONB Publications

The Countryside Agency (Now Natural England), 2002. North Wessex Downs Area of Outstanding Natural Beauty Integrated Landscape Character Assessment. Available through: North Wessex Downs Area of Outstanding Natural Beauty website:

The Council of Partners of the North Wessex Downs AONB, 2009. North Wessex Downs Area of Outstanding Natural Beauty Management Plan 2009-2014. Available through: North Wessex Downs Area of Outstanding Natural Beauty website:

North Wessex Downs AONB Management Working Group and Council of Partners, 2012. North Wessex Downs AONB Position Statement Housing. Available at:

WHLandscape 36

ILLUSTRATIVE MATERIAL

Key:

Site

1 Land under applicants’ control 00 5 0m 0m 4 00 Off-set from main development area 1

Hampshire/West Berkshire county boundary

2 Viewpoint

Public Rights of Way

Scale: Footpath

500m 1:2500 @ A3

Byway

Other Public Access

Other routes with public access

5 Roads 0 m 0

0 m Road generally more than 4m wide 0

5

Road generally less than 4m wide

Other road, drive or track

3

7 6

1

0

0

m

0

0

m

0 1

0

1

5

0

m

0

0

m

0

5

© Copyright WHLandscape Consultancy Ltd. This drawing is

issued on the condi�on it is not reproduced, retained or

disclosed to any unauthorised person, either wholly or in part

without wri�en consent of WHLandscape Consultancy Ltd.

5 m 0 0

Ordnance Survey © Crown Copyright 2017. All rights reserved.

WHLandscape Consultancy Ltd Licence number: LAN1001422

N

Sandcliffe House, Northgate Street,

Devizes, Wiltshire SN10 1JT

t: 01380 727539 e: [email protected]

Client:

Mr & Mrs Dow

1

0 Project:

0

m

0

0 Breezehurst - Replacement Dwelling

m

0

0

1

Figure �tle:

Loca�on & Viewpoint Plan

Figure number: Scale:

Fig. 1 1:7500 @ A3

DB: CB: Date: Rev: GH WH Mar 17 0 50 100 150 200 300 400 500 1000m Key: 1

/

3

/

S Site

Fo otpa AM th HAMS/2/1 H

ane

h L

Land under applicants’ control

at

m p

t r a o

F Foot path H o

AMS/ F

rs rs 2/1

e

i

l

l

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H

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th HA

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n

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Rive r E n b o u rn New e

e Footpath Farm 1 n

Bridge a

L House m Foot r a

F path s River Enbourne 1 r e i l l i

H Footpath 1

Breezehurst

Brookfield e Edgefield Lan

Long Acre

m

Far

s

er

i

l

Dalton l

Hi

Anderby

Oberon

Malindi

G © Copyright WHLandscape Consultancy Ltd. This drawing is ore

issued on the condi�on it is not reproduced, retained or Yewtree E disclosed to any unauthorised person, either wholly or in part nd without wri�en consent of WHLandscape Consultancy Ltd. Co�age R ath 2 o Footp a d Ordnance Survey © Crown Copyright 2017. All rights reserved.

WHLandscape Consultancy Ltd Licence number: LAN1001422 2 th a p

Elm Foot N

Co�age e n La Brooklea

m r Fa s r Grove e lli i H Sandcliffe House, Northgate Street,

Lodge Devizes, Wiltshire SN10 1JT

t: 01380 727539 e: [email protected]

G The o r Client: Willows e Mr & Mrs Dow E n d Project:

R Breezehurst - Replacement Dwelling o a ane d Figure �tle: m L Ver�cal aerial Far rs Figure number: Scale: ie ill Fig. 2 1:1500 @ A3 H DB: CB: Date: Rev:

GH WH Mar 17 0 50 100 150 200 300 400 500 1000m

Key:

Site

1 Land under applicants’ control 00 0m 0m 00 Off-set from main development area 1

Na�onal Designa�ons

North Wessex Downs Area of Outstanding Natural Beauty

Natural Environment Designa�ons

Redhill Wood Site of Special Scien�fic Interest

500m Sites of Importance for Nature

Conserva�on / Local Wildlife Sites

Heritage Designa�ons

North End Conserva�on Area

Grade II Listed Buildings 5

0 m 0

0 m

0

5

1

0

0

m

0

0

m

0

0

1

5

0

m

0

0

m

0

5

© Copyright WHLandscape Consultancy Ltd. This drawing is

issued on the condi�on it is not reproduced, retained or

disclosed to any unauthorised person, either wholly or in part

without wri�en consent of WHLandscape Consultancy Ltd.

5 m 0 0

Ordnance Survey © Crown Copyright 2017. All rights reserved.

WHLandscape Consultancy Ltd Licence number: LAN1001422

N

Sandcliffe House, Northgate Street,

Devizes, Wiltshire SN10 1JT

t: 01380 727539 e: [email protected]

Client:

Mr & Mrs Dow

1

0 Project:

0

m

0

0 Breezehurst - Replacement Dwelling

m

0

0

1

Figure �tle:

Designa�ons

Figure number: Scale:

Fig. 3 1:7500 @ A3

DB: CB: Date: Rev: GH WH Mar 17 0 50 100 150 200 300 400 500 1000m

Key:

Site

1 Land under applicants’ control 00 0m 0m 00 Off-set from main development area 1

Downslope

River Enbourne

Significant vegeta�on

Scale:

500m 1:2500 @ A3 Trees and hedgerows obscuring/

filtering views

Notable development

Open views

5

0 Par�al/filtered views m 0

0 m

0 Views obscured by landform and 5

vegeta�on

1

0

0

m

0

0

m

0

0

1

5

0

m

0

0

m

0

5

© Copyright WHLandscape Consultancy Ltd. This drawing is

issued on the condi�on it is not reproduced, retained or

disclosed to any unauthorised person, either wholly or in part

without wri�en consent of WHLandscape Consultancy Ltd.

5 m 0 0

Ordnance Survey © Crown Copyright 2017. All rights reserved.

WHLandscape Consultancy Ltd Licence number: LAN1001422

N

Sandcliffe House, Northgate Street,

Devizes, Wiltshire SN10 1JT

t: 01380 727539 e: [email protected]

Client:

Mr & Mrs Dow

1

0 Project:

0

m

0

0 Breezehurst - Replacement Dwelling

m

0

0

1

Figure �tle:

Landscape and visual analysis

Figure number: Scale:

Fig. 4 1:7500 @ A3

DB: CB: Date: Rev: GH WH Mar 17 0 50 100 150 200 300 400 500 1000m Key:

Site

Land under applicants’ control

Exis�ng

Footpath

Buildings/structures to be removed Cl‘PS’ Hedgerow to be retained, managed and enhanced

x Tree belt to be retained, managed and A i enhanced

Individual trees to be retained and managed

Proposed

Ms Replacement dwelling

Gravel driveway

Pathways

Brick wall

Fencing

Paddock

Grassed yard

Garden

Shrub beds (species not specified)

Mixed na�ve hedge to be planted

Cb Trees to be planted

© Copyright WHLandscape Consultancy Ltd. This drawing is issued on the condi�on it is not reproduced, retained or

TreeSpecies Mix disclosed to any unauthorised person, either wholly or in part Ref Scien�fic name Common name Specifica�on without wri�en consent of WHLandscape Consultancy Ltd.

Ac Acer campestre Field maple Select Standard Original base plan produced by Fowler Architecture and Planning Amelanchier × grandiflora AxG’AB’ June berry 'Autumn Brilliance' Standard 'Autumn Brilliance'

Axa Arbutus x andrachnoides Red Barked Strawberry Tree Standard N Bp’D’ Betula pendula ‘Dalecarlica’ Ornäs birch Standard Axg‘AB’ Cb Carpinus betulus Hornbeam Heavy Stand ard Crataegus laevigata 'Paul's Cl’PS’ Hawthorn 'Paul's Scarlet' Select Standard Scarlet' Sandcliffe House, Northgate Street, Ms Malus sylvestris Crab apple Standard Devizes, Wiltshire SN10 1JT

Sxi Sorbus x intermedia Swedish whitebeam Standard t: 01380 727539 e: [email protected]

Client: Mixed Na�ve Hedge Species Mix Ac Mr & Mrs Dow Scien�fic name Common name Percentage Ap‘D’ x Project: Acer campestre Field maple 10% A a Breezehurst - Replacement Dwelling Corylus avellana Hazel 10% Figure �tle: Crataegus monogyna Hawthorn 55% Landscape and mi�ga�on strategy

Euonymus europaeus Spindle 5% Figure number: Scale: Ilex aquifolium Holly 5% Fig. 5 1:250 @ A3

Prunus spinosa Blackthorn 10% DB: CB: Date: Rev: GH WH Mar 17 a Viburnum lantana Wayfaring tree 5% 0 2 4 6 8 10 15 20 25 50m

APPENDICES

APPENDIX 1: DEVELOPMENT PROPOSALS

APPENDIX 2: VIEWPOINT PHOTOGRAPHS VIEWPOINT: 1

Brookfield

Bridge House

Approximate extent of site

Hilliers Farm Lane VIEWPOINT: 2

Approximate extent of site

Bridge House Bungalow to be removed Barn to be Ancillary building Barn to be removed to be removed removed VIEWPOINT: 3

Bungalow to be removed

Brookfield Approximate extent of site

Ancillary building to be removed

Hilliers Farm Lane VIEWPOINT: 4a

Ancillary building Brookfield to be removed Edgefield

Long Acre Overlap with Viewpoint 4b

Bungalow to be removed VIEWPOINT: 4b

Ancillary building to be removed Barn to be Barn to be removed removed Feeding shelter to be removed Overlap with Viewpoint 4a with Viewpoint Overlap VIEWPOINT: 5

Brookfield Approximate extent of site Dalton

Feeding shelter Barn to be Bungalow to to be removed removed be removed

Footpath 1 VIEWPOINT: 6

Brookfield Dalton Edgefield Approximate extent of site

Barn to be removed Bungalow to be removed Footpath 1 VIEWPOINT: 7

Approximate extent of site

Footpath 1