Upper Cufaude Farmhouse Cufaude Lane Bramley Hampshire RG26 5DP
Heritage Statement July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 2
Contents:
1. Introduction . Background . The site
2. Understanding . Historical development . Heritage assets . Setting
3. Planning legislation and policy . National . Local
4. Significance
5. The proposals
6. Conclusions
Appendix:
Extracts from the Statutory Lists
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1. Introduction
Background 1.1 This Statement was commissioned by Edward Dawson of Planning & Heritage Projects on behalf of the current owners of Upper Cufaude Farmhouse. It is provided in support of a planning application for the erection of two houses on land to the east of Upper Cufaude Farmhouse.
1.2 The farmhouse and six agricultural buildings to the west of it are all listed buildings, all at Grade II. The purpose of this statement is to explain any effects that the proposals may have on issues of heritage significance.
1.3 The National Planning Policy Framework (NPPF) expects applicants to describe the significance of heritage assets affected by proposals (para.128) but adds that this should be ‘proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal.’ This statement notes that the proposals do not involve any works to the listed buildings themselves. The issues therefore relate entirely to the effect of the proposals on the setting of heritage assets.
The site 1.4 The site lies about 5km north east of Basingstoke and about 2.5km south of the village of Bramley. Cufaude Lane meanders from the northern suburbs of Basingstoke approximately north-westwards towards Bramley. The area is relatively flat agricultural land with an extensively wooded military camp to the north spreading out as far as Bramley.
1.5 Upper Cufaude Farm is on the north-east side of Cufaude Lane. The roughly rectangular site is bounded to the north-east by a branch railway line serving the military site. To the west is open farmland while, to the south and east, a complex of houses and farm buildings comprises the modern buildings of Upper Cufaude Farm, now little used, and two houses: The Well House and Willow Tree House.
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1.6 Two diagonal drives divide the Upper Cufaude Farm site into three parts. The farmhouse itself is in the centre, set back from the lane with gardens and a grassed area in front. To the west are two barns, now in residential use with ancillary buildings used for garaging. To the east is a triangular paddock on which development is now proposed. The site is fronted by mature trees and hedging which considerably obscure any views into the site.
2. Understanding
Historical development 2.1 The Iron Age fort at Bullsdown Camp is evidence of early settlement in the area and Bramley, said to be on a Roman route from Silchester to Chichester, was recorded in the Domesday survey of 1086. There is similar historical evidence for Basingstoke, which developed more rapidly as a mediaeval market town, as a Victorian centre for engineering and as one of the post-war expanded towns under the London Overspill policy.
2.2 The rural hinterland of these settlements was dominated by the ownership of two major estates – Beaurepaire and Stratfieldsaye. The pattern of dispersed farmsteads changed little until Bramley Camp was opened in 1917 first as a prisoner-of-war camp and then as a munitions depot. It is still used for army training.
2.3 Upper Cufaude Farmhouse was one of the dispersed farmsteads. The farmhouse was built in the 16th century on an L-shaped plan with close studded timber-framing. It was infilled and expanded in the 19th century and is now largely red brick with a clay-tiled roof.
2.4 To the west of the farmhouse, and clearly related to it, are two barns and a granary built in the 18th century. This farmstead was further augmented in the 19th century with outbuildings, and two cartsheds. This position, and the two houses to the south-east, is shown on the Ordnance Survey of 1894.
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The Ordnance Survey of 1894 shows Upper Cufaude Farm as a freestanding cluster of buildings in a rural setting, but the process of suburbanisation had already begun with the addition of Well House and Willow Tree House to the southeast. Soon after, the railway line serving Bramley Camp introduced a hard edge immediately to the north of the farm and the farm expanded to the south
2.5 From the mid-20th century, the focus of the farming operation moved to the south-west side of Cufaude Lane with the construction of a series of large portal frame sheds, a slurry pit, areas of hardstanding and a red brick bungalow.
Heritage assets 2.6 Upper Cufaude Farmhouse is a Grade II listed building. The buildings to the west that comprised the historical farmstead – two barns, two cartsheds, an outbuilding and a granary – are all separately listed, all at Grade II. The seven buildings were all first listed under the national re-survey in October 1984. However, the list entry for the cartshed nearest to the farmhouse was updated in 2015, presumably in connection with alterations.
2.7 The character of these heritage assets has changed considerably since consent was granted in 1987 for the conversion of the two
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barns to residential use. In addition to physical changes to the buildings themselves, separate curtilages have been created and the farmhouse is no longer part of the farmyard, being divided from it by a hedge to form its own curtilage.
3. Planning legislation and policy
National 3.1 Heritage legislation is provided in the Planning (Listed Buildings and Conservation Areas) Act 1990. Section 66(1) requires local authorities considering applications that may affect the setting of a listed building to ‘have special regard to the desirability of preserving the building or its setting.’
3.2 The Government’s planning policy is provided in the National Planning Policy Framework (NPPF)1. This promotes sustainable development through economic, social and environmental roles, the latter including the protection and enhancement of the historic environment.
3.3 Core principles of the NPPF include making better use of existing resources, and conserving heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations.
3.4 Section 12 of the NPPF, concerned with Conserving and enhancing the historic environment, expects applicants: ‘ to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.’ (Para.128).
3.5 In determining applications, local authorities are expected to take account of:
1 Department of Communities and Local Government – National Planning Policy Framework – 2012
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‘the desirability of sustaining and enhancing the significance of heritage assets’ and ‘the desirability of new developments making a positive contribution to local character’ (Para.131).
The character of the barns has changed dramatically since their conversion to residential use. They are now houses set in domestic gardens
3.6 The NPPF notes that the significance of a heritage asset can be harmed by development within its setting and that substantial harm should be exceptional (Para.132). Where harm is less than substantial, it should be ‘weighed against the public benefits of the proposal, including securing its optimum viable use’ (Para.134).
3.7 In addition, Historic England has published guidance on the setting of heritage assets.2 This defines ‘setting’ as ‘the surroundings in which a heritage asset is experienced’ and goes on to provide a staged approach to proportionate decision-taking.
Local 3.8 The current Local Plan 2011-2029 was adopted in May 2016. In accordance with the NPPF, the aim of the plan is to promote sustainable development. Policy SS3 provides greenfield site allocations for housing including those for more than 800 houses at Razor’s Farm (SS3.3) and Upper Cufaude Farm (SS3.8). These will effectively link the existing houses at Upper Cufaude Farm with the urban fabric of Basingstoke.
2 Historic England – The Setting of Heritage Assets – July 2015
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3.9 In addition to formal allocations, Policy SS6 does allow for new housing in the countryside in a series of particular circumstances. Policy SS6(e) – Small scale residential proposals of four dwellings or fewer – is guided by three criteria: 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
3.10 At 4.70, the supporting text notes that the intention of the Local Plan is: . To maintain the existing open nature of the borough’s countryside . To prevent the coalescence of settlements and . To resist the encroachment of development into rural areas
3.11 Environmental policies provide for safeguarding the quality of landscape (EM1), the maintenance of strategic gaps (EM2), the design of development (EM10) and conservation of the historic environment (EM11).
3.12 An assessment of the housing policies in relation to this case is provided in the separate Planning Statement.
Bramley Neighbourhood Plan 3.13 Although Upper Cufaude Farm is within the study area of the Bramley Neighbourhood Plan, the plan tends to concentrate on the fabric of the village itself. For any housing proposals outside the settlement boundary of the village, the plan defers to relevant policies of the Local Plan.
4. Significance
4.1 Central to modern planning policy for heritage is the concept of significance. This is defined in the NPPF as ‘the value of a heritage asset to this and future generations because of its heritage interest.’
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In short, the higher the significance, the more it should be taken into account.
4.2 Listed buildings inevitably enjoy a high level of significance because their heritage importance has already been recognised in the national context. However, this case does not involve any physical change to listed buildings, so the issues are: a) the extent to which the site contributes to the significance of the heritage assets as part of their setting and b) whether the proposals will have any adverse effect on that setting.
4.3 Historic England (formerly English Heritage) advises3 that significance is the sum of the heritage values. These values, defined as Evidential, Historical, Aesthetic, and Communal, derive from charters published by the International Council on Monuments and Sites.
Evidential value: The Historic Environment Record does not reveal any archaeological sites or finds at the farmhouse or the application site, although there is potential for a moated site on separate land to the south. The capacity of the site to illustrate past ways of life is, therefore, limited to the historic buildings themselves.
Historical value: The farmhouse has particular value for its 16th century timber-framed origins pre-dating the associated agricultural buildings. The historical value of the barns has been limited by their residential conversion although there is historical interest in their layout in relation to the farmhouse.
Aesthetic value: The common use of traditional materials and detailing gives an aesthetic appeal to the historic farmstead. However, this is not readily apparent due to the overlay of dense hedges and tree-planting. In addition, the accretive history of the farmhouse has resulted in a lack of formal orientation that would otherwise have been provided by an architectural main façade.
Communal value: This has not been directly tested.
4.4 From this assessment it can be concluded that Upper Cufaude Farmhouse itself enjoys a reasonably high significance and that the
3 English Heritage – Conservation Principles: Policies and Guidance – 2008
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significance of the listed farm buildings is moderate-to-high because of their spatial relationship defining the historical farmyard, but this is compromised by modern uses and domestic gardens.
4.5 The application site has no intrinsic heritage significance because it is devoid of any heritage assets. The question of whether it contributes to the setting of heritage assets is considered below.
5. The proposals
Form and layout 5.1 The proposal is for two houses designed to reflect the proportions of the listed barns. Each will be L-shaped in plan with a main two-storey house-body and, at right angles, a single-storey service wing to include garaging.
5.2 The houses will be laid out to define a square space, open to the access drive. This will echo the farmyard formed by the historic barns to the west of the farmhouse. The remainder of the site will be used for informal gardens similar to those of the established buildings.
Access drive with the site to the right. The farmhouse is obscured by the hedge
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5.3 The proposed buildings will have red brick plinths surmounted by black weather-boarded walls and roofs of plain red clay tiles. Windows, kept to a necessary minimum, will have black timber frames. The use of traditional materials and detailing will thus follow local distinctiveness and contribute to the rural character of the area.
5.4 Access will be provided from the existing driveway that currently serves Upper Cufaude Farmhouse.
Setting 5.5 The Historic England guidance follows the NPPF in defining the setting as ‘the surroundings in which a heritage asset is experienced’ making it clear that the setting is not itself a heritage asset and that it may change over time as the surroundings evolve. The guidance provides a five-step approach to proportionate decision-taking:
Step 1: identify which heritage assets and their settings are affected. 5.6 Clearly, Upper Cufaude Farmhouse is the principal asset that might be affected. The setting of the converted barns and cartsheds extends as far as the farmhouse because of their historical relationship. However, the application site is separated from them by both the farmhouse and by extensive planting. It is not, therefore, part of the surroundings in which the barns are experienced other than through that historical relationship.
Step 2: assess whether, how and to what degree these settings make a contribution to the significance of the heritage assets. 5.7 Historically, the farmstead formed the hub of an agricultural enterprise and the setting would have extended into the neighbouring landscape. From the mid-20th century, that hub moved to the modern farm buildings of Upper Cufaude Farm to the southeast on the other side of Cufaude Lane. With that loss of agricultural purpose and the introduction of new residential uses, the effect of setting on heritage significance has diminished.
5.8 The setting of the converted barns is now limited to their domestic gardens, the historical association with the farmhouse and brief views from the entrance and from Cufaude Lane further to the northwest. Progressive planting has served to emphasise that containment such that the listed buildings are not experienced from the application site
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5.9 The farmhouse too is now very much a substantial house set within its own gardens. Intervisibility with the application site is limited by planting and, in any case, the southeast view of the house is the least architectural. However, there is a relationship inasmuch as the site frames the entrance drive forming part of the experience of arrival.
Secluded by hedges and trees, the farmhouse is not prominent
Step 3: assess the effects of the proposed development, whether beneficial or harmful, on that significance. 5.10 By designing the proposed houses with reference to traditional rural buildings laid out around a ‘farmyard’ they will not result in any harm to the setting of the farmhouse. The appropriate layout, scale and materials will be complementary.
5.11 Just as the original access was framed by agricultural buildings to the left and the farmhouse to the right, so a similar relationship will be established in a mirrored form around the current access. However, in this case the new houses will be further away so that the experience will be sequential rather than simultaneous.
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Step 4: explore the way to maximise enhancement and avoid or minimise harm. 5.12 The setting of Upper Cufaude Farmhouse has been diminished by its disconnection from agricultural use, by the more domestic garden character and by intensified perimeter planting. The traditional appearance of the proposals will enhance the setting by strengthening local distinctiveness. This is made all the more important in the wider context of the proposed suburban expansion of Basingstoke up to the south side of Cufaude Lane.
Step 5: make and document the decision and monitor outcomes. 5.13 The outcomes will be recorded through the planning process.
6. Conclusions
Legislation (S66) 6.1 The proposals will not involve any physical change to the listed buildings. They will, therefore, be preserved as they are.
6.2 The ‘desirability of preserving’ their settings has already been reduced through a continuing process of change that began with the loss of the agricultural function in the mid-20th century. The proposals are commensurate with that domestic process.
National policy (NPPF) 6.3 Upper Cufaude Farmhouse is of reasonably high heritage significance and great weight should be given to its conservation (para.132) but, as demonstrated above, that significance has become less dependent on an extensive setting. The effect of sympathetic development more than 35m away and largely obscured by planting will not cause substantial harm (para.133).
6.4 Indeed, change does not necessarily equate to any harm. However, the NPPF does not recognise a position of ‘no harm’, so this case can be seen as very much ‘less than substantial’ (para.134) to the point of being negligible. That being so, the situation is more than outweighed by the public benefits of a modest contribution to housing need and the reinforcement of local distinctiveness through the unobtrusive use of traditional building forms, materials and detailing.
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Local policy 6.5 In respect of Policy SS6(e), the proposals are commensurate with the scale and type of existing houses on the north side of Cufaude Lane for which there is a significant demand. The proposals will be very well related to the existing farmstead and would not be isolated (ix), they will respect the rural character through the use of traditional scale, materials and detailing (x), and their discreet location will respect the amenities of neighbouring properties (xi).
6.6 In respect of landscape (Policy EM1), it has to be recognised that the application site is not in open countryside. It is sheltered to the west by the Upper Cufaude farmstead and to the east by established houses – The Well House and Willow Tree House. To the north is the railway line serving the previously developed land of Bramley Camp, while land to the south is allocated for the construction of over 800 houses.
Willow Tree House, a 19th century encroachment on the isolation of Upper Cufaude Farm that has been expanded considerably since
6.7 Through the use of traditional design, the proposals will enhance visual amenity, scenic quality and local character. They will not, however, have any effect on trees, ancient woodland, water features, important views or historic landscapes. Issues of tranquillity and
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sense of place are already set for dramatic change by the now- established Local Plan housing land allocations.
6.8 The strategic gap (Policy EM2) between Basingstoke and Bramley is largely established by the military site of Bramley Camp, which presents a very different wooded landscape that provides complete visual separation of Bramley village from the proposed housing of Basingstoke. Development of the application site will do nothing to diminish the physical and visual separation the integrity of which is robustly maintained by the railway line.
6.9 The proposals have been carefully designed and orientated to meet all the relevant expectations of Policy EM10. A high quality of development will particularly be delivered in respect of local distinctiveness, amenity and historical context.
6.10 In respect of Policy EM11, a thorough understanding of the significance and setting of the listed building comprising the adjacent farmstead has been provided in Sections 4 & 5 above. The conclusions from this are that the proposals would have no impact on the barns and cartsheds and a negligible impact on the significance of Upper Cufaude Farmhouse. The potential for harmful effects has been minimised through sensitive location, orientation and the use of traditional scale, materials and detailing.
6.11 It follows from the conformity of the proposals with the above legislation and policy that there is every reason for planning permission to be granted.
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Appendix: Extracts from the Statutory List
1. UPPER CUFAUDE FARM HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/39 Upper Cufaude Farm House GV II
C16, early C19. House of 2 main periods, an L-shaped timber-framed structure with the angle filled in later. Two storeys and attic. Old tile roofing, brick dentil eaves on the west side. The timber frame is exposed on the east gable, with close-studding in the upper part, and parts of the main frame show on the north wall; otherwise everything is brick-clad, mainly in English bond. The west wall has a deep plinth and up to ground-floor cill height is of old brickwork in English bond, above this level there is red brickwork in Flemish bond with blue headers, a flush blue header first-floor band, and cambered openings to the gound-floor. The south elevation has a massive stack attached to each of 2 gables, and a brick porch in the centre. There are several sliding sash windows on the early C19, and more recent casements. Minor attachments on the east and north sides.
2. BARN, 20 YARDS NORTH-WEST OF THE HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
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Grade: II
Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/37 Barn, 20 yds north-west of the house GV II
C18. Timber-framed barn of 3 bays, with added later bay on the east end. Queen Post truss. Corrugated iron roof, 1/2-hipped, the east side hip extending to a low eaves. Weather-boarded and brick walling, associated with later alterations to form a loft and stables.
3. BARN AND OUTBUILDING, 30 YARDS WEST OF THE HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/36 Barn and outbuilding, 30 yds west of the house GV II
Late C18. Timber frame of 5-bays with aisles, and central entrances. Old tile roof, 1/2-hipped. Queen Post truss on brick base wall. Weather- boarded walls. Attached to the south end is a narrow mid C19 brick and tile outbuilding with a gabled hay-loft door on the west side.
4. FORMER CARTSHED SOUTH OF SMALL BARN, 10m WEST OF UPPER CUFAUDE FARMHOUSE
List entry Number: 1092887
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Cufaude Lane, Bramley, Basingstoke and Deane, Hampshire, RG26 5DN
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
Date first listed: 17-Oct-1984
Date of most recent amendment: 12-Jan-2015
List entry Description
Summary of Building
Cartshed, early C19.
Reasons for Designation
The former cartshed south of Small Barn, 10m west of Upper Cufaude Farmhouse is listed at Grade II for the following principal reasons: * Historic interest: dating from the height of the Agricultural Revolution, the cartshed and the farmstead illustrate an important phase of the development of English agricultural practice; * Legibility: although the building has undergone comprehensive renovation it retains a significant proportion of its historic fabric and remains in its probable original form; * Group value: as part of an extensive C18-C19 farmstead, with the farmhouse and the other associated barns, cartsheds, outbuildings and the granary, all of which are listed at Grade II.
History
Upper Cufaude Farmhouse has origins in the C16, with a major phase of extension and renovation in the early C19. The farmstead has a number of associated listed agricultural buildings dating from the C18 and C19.
The former agricultural building 10m west of the farmhouse dates from the early C19. It appears to have been built as a cartshed, though during the C20 is purported to have been used as stables, though no evidence of this use remains in the building fabric. In the late C20
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extensive repair and renovation was undertaken, which included the replacement of timber posts and the addition of a masonry wall reinforcing the south elevation. The building is now (2014) in use as a garage.
Details
Cartshed, early C19.
MATERIALS: timber construction with side walls of red brick laid in Sussex bond and a clay tiled roof.
PLAN: the building is located in the middle of the former Cufaude farmstead and has a rectangular plan orientated west to east. It forms loose yards to the north and south, enclosed by other former agricultural buildings.
EXTERIOR: the north elevation of the building has three open-sided bays with timber posts with curved braces supported on low brick piers. The left bay is enclosed by a brick plinth with weather-boarding above. Return walls are built of brick and have weatherboarded gables; the east has a three-light casement window. The south elevation has been reinforced with a concrete block wall and retains weatherboarding to the exterior.
INTERIOR: internally the building materials of the walls are left exposed, hence are a mix of brick, block and weather-boarding. The roof is constructed with three king post trusses using machine-sawn timbers, with the gables consisting of multiple upright posts and diagonal struts.
This list entry was subject to a Minor Amendment on 02/02/2015
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5. OUTBUILDING, 15 YARDS SOUTH-WEST OF THE HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
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Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/40 Outbuilding, 15 yds south-west of the house GV II
C19. Plain rectangular building with tile roof and red brick walls. Included for group value.
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6. GRANARY, 20 YARDS SOUTH-WEST OF THE HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/41 Granary, 20 yds south- west of the house GV II
Late C18. Timber-frame on 9 staddles, with 1/2-hipped tile roof and weather-boarded walls.
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7. CARTSHED, 35 YARDS SOUTH-WEST OF THE HOUSE, CUFAUDE LANE
County: Hampshire
District: Basingstoke and Deane
Parish: Bramley
Grade: II
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Date first listed: 17-Oct-1984
List entry Description
SU 65 NE OLD BASING CUFAUDE LANE 6/42 Cart shed, 35 yds south-west of the house GV II
Early C19, and later. Timber frame of 4 bays and aisle, open on the north side. Corrugated iron roof, hipped at east end. Framing is arch- braced and there is a King-post: with substantial replacement.
The Conservation Studio – July 2017