Freemantle Farm Barns Project For: Sir Timothy Sainsbury
November 2016
FREEMANTLE FARM NORTH OAKLEY HAMPSHIRE
LANDSCAPE AND VISUAL ASSESSMENT Freemantle Farm Barns Project Landscape and Visual Assessment
Table of Contents
1.0 Introduction 1 1.1 The Site 1 1.2 Scope of the Assessment 1 1.3 Assessment Methodology 1
2.0 The Proposed Development 3
3.0 Landscape Planning Context 5 3.1 National Planning policy Framework 5 3.2 Local Planning Policy 5 3.3 Landscape Designations 7
4.0 Landscape Character 12 4.1 National Character Area 12 4.2 Local Landscape Character 15 4.3 Landscape Sensitivity 20
5.0 Predicted Landscape Effects 22 5.1 Site 1: Freemantle Farmstead 22 5.2 Site 2: New Cottages west of Freemantle Farm Cottages 23 5.3 Site 3: West Dwelling 25
6.0 Visual Assessment 28 6.1 Zone of Theoretical Visibility 28 6.2 Visibility of the Sites 28 6.3 Viewpoint Assessment 28 6.4 Visual Effects Site 1 (Freemantle Farmstead) 32 6.5 Visual Effects Site 2 (New Cottages west of Freemantle Farm Cottages) 32 6.6 Visual Effects Site 3 (West Dwelling) 32 6.7 Effects on Views from Residential Receptors 33 6.8 Effects on Views from Public Rights-of-Way 33 6.9 Effects on Views from Public Roads 33 6.10 Effects on the Visual Setting of Listed Buildings 33 6.11 Effects on the Visual Setting of Scheduled Monuments 34 6.12 Effects on the Visual Setting of Conservation Areas 34 6.13 Night-time views 34
7.0 Construction Effects 34
8.0 Compliance with landscape Policy /Guidance 34
9.0 Mitigation 35
10.0 Summary 37
11.0 Conclusion 38
Appendix 1 LANDSCAPE AND VISUAL ASSESSMENT METHODOLOGY
Appendix 2 LANDSCAPE CHARACTER AREAS
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Appendix 3 ZONE OF THERORETICAL VISIBILITY MAPPING
Appendix 4 VIEWPOINT ASSESSMENTS
Appendix 5 OUTLINE MITIGATION MEASSURES
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1.0 Introduction This report presents the findings of a Landscape and Visual Assessment (LVA) undertaken to support an ‘enabling development application’ for the restoration of a listed barn and farm buildings, along with the construction of residential dwellings at Freemantle Farm, Hampshire.
The aim of the assessment was to identify, and where possible mitigate, any ‘significant’ changes to the landscape, or to the views, resulting from the proposed development.
1.1 The Site Freemantle Farm is located at North Oakley approximately 5 km south of Kingsclere and 9 km west of Basingstoke (Refer Figure 1).
Site
Figure 1: Site Location
1.2 Scope of the Assessment The assessment comprises:
● A description of the existing baseline conditions including identification of; key Landscape characteristics, relevant planning designations /constraints and potential visual receptors, who may be affected by the proposals; ● An assessment of the potential landscape and visual effects of the proposed development; and ● Outline mitigation measures proposed to offset or reduce any adverse impacts.
1.3 Assessment Methodology The appraisal accords with the current best practice guidance, namely:
● ‘Guidelines for Landscape and Visual Impact Assessment’, (GLVIA) produced by the Landscape Institute with the Institute of Environmental Management and Assessment (Third Edition, 2013); and
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● ‘An Approach to Landscape Character Assessment’ by Natural England (October 2014). 1.3.1 Terminology Landscape Effects relate to changes in the fabric, character and quality of the landscape. These could include direct impacts such as loss of vegetation, or less perceptible effects such as changes to tranquilly. Landscape effects do not need to be visible.
Visual Effects relate to specific changes in views and the effects on visual receptors (e.g. residents, users of public rights of way or recreational facilities). Changes to the visual setting of protected cultural heritage features are also considered (e.g. Scheduled Monuments, Listed Buildings and Conservation Areas).
Detailed landscape and visual assessment methodologies and scoring criteria are provided at Appendix 1.
1.3.2 Limitations Details of the proposed residential dwellings have not been finalised at this stage. Therefore this assessment is based on ‘typical building heights’ and assumes the architectural style and finishes would be appropriate to the locality and would not be visually intrusive.
Without detailed architectural proposals this report should be regarded as a preliminary assessment.
The assessment has been limited to the effects at ‘opening year’ only. A detailed assessment of construction, traffic and long-term effects has not be undertaken at this stage.
1.3.3 Study Area The study area for the assessment is defined by a 1.5 km offset from the development area boundary, although the effects on important landscape features/designations further afield, including the Harrington Conservation Area are also included.
1.3.4 Desk-Based Study Information for the landscape and visual assessment was gathered from the following sources:
● National Planning Policy Framework (NPPF), March 2012; ● Basingstoke and Deane Local Plan (2011 to 2029), Adopted May 2016; ● Basingstoke and Deane Borough Council Landscape and Biodiversity Supplementary Planning Document, Adopted June 2008; ● National Character Area Profile130. Hampshire Downs (NE549); ● Hampshire County Integrated Character Assessment, May 2012; ● Basingstoke and Deane Landscape Assessment, LDA and Wessex Archaeology, June 2001; ● The North Wessex Downs Area of Outstanding Natural Beauty Management Plan 2014- 2019; ● Landscape Institute Advice Note 01/11 ‘Photography and photomontage in landscape and visual impact assessment’, March 2011; ● The Multi-Agency Geographical Information for the Countryside (MAGIC) database; ● Ordnance Survey 1:25,000 scale site-centered digital raster map;
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● 1:250,000 Agricultural Land Classification Map – ‘London and the South Eastern’ (ALC007); and ● Aerial photography: Google Maps (http://maps.google.co.uk/). 1.3.5 Field Study A field survey was undertaken on the 27th August 2016 to assess:
● The landscape characteristics; ● Views of the site from the surrounding areas; ● The location and sensitivity of visual receptors; and ● The potential visual effects arising from the proposed development. The survey was undertaken from roads, bridleways, tracks, footpaths and publicly accessible viewpoints within 1.5 km of the site, although due to screening afforded by the landform and intervening vegetation the viewpoint assessments are mostly located with 500 m of the site.
1.3.6 Consultations No consultation has taken place for the purpose of this report with the LPA, or the statutory undertakers in relation to landscape or visual issues.
2.0 The Proposed Development The proposed development comprises the repair/restoration of traditional farm buildings at Freemantle Farm, including a Grade II Listed barn. In addition residential dwellings are proposed at three separate development areas within the farm holding (Referred to in this report as Sites 1, to 3).
Site 1 (Feemantle Farmstead) Site 1 encompasses the group of agricultural buildings associated with Freemantle Farm (‘the Farmstead’). The development comprises the restoration of existing barns/outbuildings for storage (including the Grade II Listed Barn), and the replacement of existing farm buildings on the northern edge of the farmstead with a single residential dwelling (Refer Figures 2 and 3).
Site 2 (New Cottages west of Freemantle Farm Cottages) Site 2 comprises three new-build residential cottages within the paddock to the east of the farm complex. The cottages would be similar size and proportion to the adjacent semi-detached cottages (Nos 1 and 2 Freemantle Farm Cottages), built in a traditional style with red brick and slate roofs.
Site 3 (West Dwelling) Site 3 is located on higher ground, approximately 200m west of the farmstead and comprises a single low-lying, contemporary and exemplar sustainable new dwelling in landscaped grounds.
Figure 2 below shows the three development sites with indicative dwellings ‘digitally superimposed’ on to Site 2 (East Cottage) and Site 3 (West Dwelling) for illustrative purposes.
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Site 1
Site 2
Site 3
Figure 2: Proposed Development (The dwellings illustrated at Sites 2 and 3 are ‘artist’s impressions’)
Figure 3: Proposals for Freemantle Farmstead (Site 1)
Figure 3 shows the ‘L’-shaped dwelling to the north and the Grade II Listed barn to the west.
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3.0 Landscape Planning Context
3.1 National Planning policy Framework The National Planning Policy Framework (NPPF) provides specific guidance for plan makers and decision takers in relation to designated Areas of Outstanding Natural Beauty (AONB). It confirms that “great weight” should be given to conserving their landscape and scenic beauty; and that they have the highest status of protection in relation to landscape and scenic beauty. The NPPF (paragraph 116) states that planning permission should be refused in AONBs, except in exceptional circumstances and where it can be demonstrated they are in the public interest.
A core principle of the NPPF (paragraph 17) is that the planning system should contribute to conserving and enhancing the natural environment and reducing pollution.
3.2 Local Planning Policy The development sites lie within the administrative area of Basingstoke and Deane Borough Council (the Local Planning Authority). The local policies against which the application will be determined are contained in the Basingstoke and Deane Local Plan (2011 to 2029), Adopted May 2016. Policy EM1 – Landscape is of direct relevance to the assessment of landscape and visual effects:
‘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
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surroundings. The assessment of character and visual quality and the provision of a landscaping scheme should be proportionate to the scale and nature of the development proposed.
Designation of the North Wessex Downs Area of Outstanding Natural Beauty reflects the national importance of that landscape and its setting. Development proposals in the AONB or its setting will also be determined in accordance with national planning policy and criteria set out in the North Wessex Downs AONB Management Plan’.
3.2.1 Supplementary Planning Documents The following Supplementary Planning Documents (SPDs) provide additional guidance which is relevant to the proposed development:
Basingstoke and Deane Borough Council: Landscape and Biodiversity Supplementary Planning Document, June 2008; The Landscape and Biodiversity SPD sets out the requirements for a Landscape and Visual Assessment to accompany a planning application: Para 11.7.1 states:
‘A local assessment of landscape character should be undertaken, in accordance with Landscape Character Assessment Guidance for England and Scotland and with reference to the Basingstoke and Deane Landscape Assessment.’ Para 11.7.3 States: ‘A visual appraisal should be undertaken in accordance with Guidelines for Landscape and Visual Impact Assessment, identifying: ● the zone from which the site (and intended type of development) will be visible ● publicly accessible areas within the zone of visibility ● views into and out of the site ● the visual prominence of the site within the local landscape ● the nature and sensitivity of key landscape views that the proposals may impinge upon. If the development is on the edge of a settlement or outside a settlement policy boundary, an assessment of night-time lighting impact on the surrounding countryside may be required. Where trees have been identified within 30 metres of the site, they should be surveyed in accordance with BS5837: 2012 Trees in Relation to Construction Recommendations’. Basingstoke and Deane Borough Council: Design and Sustainability Supplementary Planning Document, June 2008
The Design and Sustainability SPD states:
‘…… New development should be carefully sited in the landscape with consideration for long distance views and traditional settlement form. Development should generally be located along the lower valley slopes, and be placed carefully in relation to existing woodland, trees and hedgerows.
Where necessary, new development should allow sufficient room for a framework of trees to be planted, to integrate the built form into the surrounding landscape. Native trees and shrubs should be planted around development adjacent to open countryside.
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Consideration should be given to views of the countryside …… from the Wayfarers Walk.
New development should reflect the traditional building styles, materials and colours. Boundaries should be marked by hedgerows or by walls that are built out of materials characteristic of the area, for example brick and flint.’
Basingstoke and Deane Borough Council: Farm Diversification and Traditional Farmsteads Supplementary Planning Document, June 2007; The Farm Diversification and Traditional Farmsteads SPD identifies the importance traditional farmsteads, such as Freemantle Farm, play in defining the charter of the landscape and the need to protect them;
‘Traditional farmsteads make a fundamental contribution to helping define local distinctiveness and a sense of place. Traditional farmsteads, or individual buildings of traditional character, are important both in their own right, and also in terms of the contribution they make to the character of the countryside and local distinctiveness. Therefore they are worthy of retention and protection’.
3.2.2 North Wessex Downs AONB Management Plan 2014-19 This document is the statutory Management Plan for the North Wessex Downs Area of Outstanding Natural Beauty sets out a vision/objectives for the AONB which includes the following landscape policies:
● ‘Wherever possible seek to identify and address the main factors that threaten the special qualities of the AONB landscape: e.g. water abstraction, agricultural practices; woodland neglect; damage to historic sites, built development. ● Use the North Wessex Downs Integrated Landscape Character Assessment to inform policy and decision making across the AONB and its setting. ● Support, encourage and promote good practice across all sectors that conserves and enhances the character and qualities of the North Wessex Downs landscape. ● Support and encourage efforts to conserve and explain the rich heritage of the North Wessex Downs, including archaeological sites. ● Ensure that all development in or affecting the setting of the AONB conserves and enhances the character, qualities and heritage of the North Wessex Downs landscape. ● Encourage responsible recreational enjoyment of woodland. (Only those polices relevant to the study area have been referenced above.)
3.3 Landscape Designations The proposals have been considered in relation to the statutory and non-statutory landscape designations, which would affect the sensitivity of the landscape and could be potential constraints to development:
World Heritage Sites There are no World Heritage Sites within the study area.
National Parks The study area does not lie within a National Park. (The closest boundary of the South Downs National Park lies approximately 20 km to the south).
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Area of Outstanding Natural Beauty The site and study area lies within the North Wessex Downs AONB, which encompasses one of the largest tracts of chalk downland in southern England and perhaps one of the least affected by development. It includes the uplands of the Marlborough, Berkshire and North Hampshire Downs. Its western edge extends to the White Horse Vale.
The primary aims of the AONB designation, as defined by The National Association for Areas of Outstanding Natural Beauty Strategic Plan 2012 – 2015 are:
● Conserve and enhance the natural and cultural heritage of the UK’s Areas of Outstanding Natural Beauty, ensuring they can meet the challenges of the future. ● Support the economic and social well-being of local communities in ways which contribute to the conservation and enhancement of natural beauty. ● Promote public understanding and enjoyment of the nature and culture of Areas of Outstanding Natural Beauty and encourage people to take action for their conservation. ● Value, sustain and promote the benefits that the UK’s Areas of Outstanding Natural Beauty provide for society, including clean air and water, food, carbon storage and other services vital to the nation’s health and well-being. Conservation Areas Freemantle Farm is not located within a Conservation Area, although Hannington Conservation Area lies approximately 1.4 km north.
Listed Buildings There are no Grade I or Grade II* Listed Buildings within the site or the study area.
The following Grade II Listed Buildings are located within 1 km of the proposed development areas:
Barn Immediately North of Freemantle Farmhouse Historic England Reference 1274445 Grade II Date Listed 24/08/1995 Easting 454305.284 Northing 153726.84284
The Listing citation describes the barn as:
‘Barn. C18 and C19. Timber-framed; red brick walls largely in Flemish bond; the south end flint with brick dressings. Hipped roof clad in corrugated asbestos sheets; plain tile midstrey roofs, one clad in corrugated-iron. PLAN: Large 9-bay barn with aisles all round and midstreys on both sides to threshing floors in bays three and seven; bay six from the north end is narrower and bays eight and nine at the south end were rebuilt in the C19. EXTERIOR: The huge roof is carried down to low brick aisle walls with blocked ventilation slits. Two midstreys on either side with hipped plain tile roofs on straight braces and plank double doors. INTERIOR: The frame is complete; the aisle-posts have straight braces to the arcade-plates and to the tie-beams, above which there are queen-struts to the collars; the purlins are clasped between the collars and the principal rafters; most of the common-rafter couples are intact. Much of the frame is constructed of earlier re-used timber and a tie-beam is dated 1664’.
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The barn which forms part of the Freemantle farmstead is currently in poor state of repair. Reinstatement of this barn would be the focus of the development proposals.
Freemantle Farmhouse Historic England Reference 1413009 Grade II Date Listed 08/05/2013 Easting 454312.845 Northing 153686.3186
Freemantle farmhouse is located immediately south of the farmstead (Site 1) approximately 30m from the proposed residential dwelling.
The following Listed Buildings are located in North Oakley, approximately 500m northwest of Freemantle Farm:
Hazeldene Manor Historic England Reference 1296928 Grade II Date Listed18/05/1984 Easting 453697.55 Northing154090.80409
Barn 30 Yards South Of Hazeldine Manor Historic England Reference 1092484 Grade II Date Listed 07/10/1983 Easting 453722.006 Northing 154057.70884
(The barn could not be found at the location shown in the Listing citation and may have been demolished)
Manor Farmhouse Historic England Reference 1237850 Grade II Date Listed 28/11/1994 Easting 453755.907 Northing 154137.82184
Barn About 50 Metres East of Manor Farmhouse Historic England Reference 1326293 Grade II Date Listed 28/11/1994 Easting 453810.285 Northing 154141.33584
Registered Parks and Gardens There are no Registered Parks and Gardens within the study area.
Green Belt
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The study area is not within Green Belt.
Country Parks There are no Country Parks within the study area.
Recreational Routes and Public Rights-of-Way The ‘Wayfarer's Walk’, a strategic recreational route passes through Freemantle farmstead.
The route, which generally follows the old tracks used by shepherds driving their animals to sheep fairs, extends 70 miles from the coast near Portsmouth to Inkpen Beacon in Berkshire. It connects with other long distance paths at Emsworth (the Sussex Border Path), at Bedhampton (the Solent Way) and at Inkpen Beacon (the Test Way).
In addition to the Wayfarers Walk there are a number of public footpaths and other routes with public access within the study area, these are shown on Drawing 01 (Appendix 2).
Tree Preservation Orders Tree Preservation Orders (TPO) made by the Council to protect significant trees, makes it an offence to cut down, top, lop, uproot, wilfully damage, or destroy a tree without the council’s permission.
According to the email response from Basingstoke and Deane Borough Council, dated 19 August 2016 (Refer below) there are no protected trees within, or near the development sites:
“Thank you for your email and attachment showing the search area. I have checked our database and can confirm the following: • The site is not located within a conservation area. • There are no tree preservation orders relating to this site. At this time, you are not required to submit an application to the council before undertaking work to trees on this site. However, you are advised to contact us again before undertaking tree work in the future to check whether the status of the trees has changed. Any future communication from this authority relating to trees may supersede the information in this letter.
Please be aware of wildlife legislation which protects all birds and their nests and bats along with their roosts. If you consider that the tree removal may affect any of these, please contact Natural England by telephoning (02380) 286410 before proceeding. If you require any further information or advice please contact me by e-mail. Thank you.
In regards to protected hedgerows. All hedgerow removals need prior notification to the council under the Hedgerow Regulations. For more further information please contact Julia Nethercott, Biodiversity Officer on (01256) 845201 or email [email protected]”
Assistant Tree Officer Basingstoke and Deane Borough Council Tel: 01256 845742
Agricultural Land Classification The Agricultural Land Classification system classifies agricultural land in five categories according to versatility and suitability for growing crops. The top three grades, Grade 1, 2 and 3A, are referred to as 'Best and Most Versatile' land, and afford significant protection from development.
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According to the 1:250,000 scale Agricultural Land Classification Map ‘London and the South Eastern’ (ALC007) the farmland, within which the site is located, is generally Grade 3 ‘Good to Moderate’. (Refer Figure 4).
Figure 4 Extract from the Agricultural Land Classification Map (‘London and the South Eastern’ ALC007)
Flood Risk According to the Environment Agency Flood Maps http://maps.environment-agency.gov.uk the site is located in an area with a low probability of flooding, (i.e. less than 1 in 1,000 annual probability).
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4.0 Landscape Character The landscape character is considered at three levels:
● Nationally, in relation to the National Character Area Profiles, produced by Natural England; ● Regionally, taking into account the Hampshire County and Basingstoke District Landscape Character Assessments; and ● Local setting, based on field observations to confirm the key features and characteristics pertinent to the study area and individual development sites.
4.1 National Character Area At a national level the study area falls within National Character Area (NCA) 130 Hampshire Downs (NE549). Figure 5 shows the study area in relation to National Character Area 130: Hampshire Downs.
Figure 5 National Character Area 130: Hampshire Downs
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Key characteristics of NCA 130 are described as:
● ‘The rolling, elevated, chalk arable downland has an open, exposed character that provides open skies and long-distance views. ● Elevated plateaux and upper valley slopes are characterised by extensive open tracts of large, low-hedged fields with thin chalky soils, shelterbelts, and ancient semi-natural woodland blocks on clay-withflint caps on some of the steeper slopes. ● In contrast, within the sheltered valleys and to the east of the area, the network of hedgerows, interspersed by numerous areas of oak/ash or hazel woodland coppice and smaller meadow fields, gives a strong sense of enclosure. ● The rivers and streams of the Test and Itchen catchments are internationally significant, and distinctive chalk rivers, running in deep valleys, cut into the Chalk. ● A network of distinctive and ancient droving roads and trackways is a particular feature across the Downs. ● There is widespread evidence of prehistoric settlement on the open downlands, including burial mounds with visually prominent ironage hill forts. In the valleys, there is evidence of Roman estates and nucleated medieval village settlement patterns, and fieldscapes and farmsteads across the downlands evidence the gradual and planned enclosure from the medieval period. ● The area’s distinctive appearance derives from the use of chalk cob (in the west), weatherboarded timber frame and small, handmade local brick with flint in traditional rural buildings and walls surrounding farm courtyards, with thatch surviving in many places. ● The settlement pattern varies between the relatively dense strings of villages along the lower river valleys and the very low-density, nucleated settlements in the upper reaches of the rivers and on the Downs. ● The ancient city of Winchester is located at the heart of this landscape and at the centre of the Itchen Valley, and the more modern, rapidly expanding towns of Basingstoke and Andover are on downland sites at the head of the Loddon and Test valleys’. 4.1.1 The Basingstoke and Deane Landscape Assessment, 2001 Basingstoke and Deane District Council undertook a borough wide landscape assessment in 2001, (The Basingstoke and Deane Landscape Assessment) which divided the region into 20 Landscape Character Areas (LCAs). The study area lies within three LCAs:
● LCA8. Great Litchfield Down and Willesley Warren ● LCA14. Oakley/Steventon Down ● LCA15. Hannington Down The Freemantle Farm lies within LCA14. Oakley/Steventon Down:
LCA14. Oakley/Steventon Down
The Key Characteristics of the LCA are described as:
● Rolling chalkland with unifying pattern of large woodland blocks, trees and hedgerows, giving a discernible sense of place;
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● Mosaic of arable farmland, managed parkland and mixed woodland. The latter brings semi- enclosure to much of the area and, where more extensive in the south, creates a more enclosed, intimate landscape; ● Unspoilt, rural and remote character, with limited intrusion from people, traffic and noise, the northern third of the area lying within the North Wessex Downs AONB; ● Generally medium to large-scale arable fields enclosed within a generally intact, well- managed hedgerow and woodland structure, the range of assarts, parliamentary fields and large wavy-edged fields reflecting enclosure from early medieval to 19th century times; ● Examples of valuable habitat types comprising frequent, sometimes large, scattered remnants of ancient seminatural woodland, some of it assarted; ● Pre-1810 Ashe Park, Deane Park and Oakley Park bringing an ornamental and well- managed element to the landscape; ● Generally low to moderate intervisibility within the area, with frequent woodland blocks and strong hedgerow structure minimising long or panoramic views; ● Dispersed settlements within the area, ranging in size from the large village of Oakley to the smaller villages, many hamlets, and scattered individual properties, linked by a network of narrow roads; ● Important archaeological features, including an Iron Age settlement and the Micheldever Spoil Heaps (SSSI), a site of quite exceptional botanical importance made from 19th century spoil heaps. 4.1.2 Hampshire County Integrated Character Assessment, May 2012 A more recent countywide assessment of landscape character was undertaken and published by Hampshire County Council in May 2012. (Hampshire County Integrated Character Assessment).
The sites lie within LCA 7b ‘Hannington and Dummer Downs’:
Hannington and Dummer Downs (7b)
The key characteristics of LCA7b are described as:
● ‘High elevated open chalk plateau covered by a thick and continuous clay with flints cap giving rise to a gently undulating topography. ● Large open arable farmland enclosed with low hedgerows, trees and extensive woodland blocks. ● Contains part of the BOA Longparish Important Arable Plans Area, providing habitats for rare plants and farmland birds. ● Varied field pattern with medieval assarted fields in association with woodland, and formal enclosures set between older origin ladder system of droveways and tracks. ● Varying intervisibilty due to areas of extensive semi-natural woodland blocks and small linear plantations on more open slopes. ● Historically, a frontier landscape between the more intensively farmed downs to the west and the less intensively exploited landscape to the east. ● Notable areas of parkland landscape. ● Settlement consists of nucleated, small hamlets and scattered farms located on hilltops or within valleys.
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● Intricate network of narrow winding lanes contrasts with major transportation corridors. ● Quiet and unspoilt rural character with a sense of openness and space, the northern part of which is designated AONB’ The boundaries of the Landscape Character Areas are shown on Drawing 01, Appendix 1. (Land immediately to the west of Ashe Lane (Site 3) lies within LCA 8a ‘Willesley and Litchfield Dipslope Open Downs’).
4.2 Local Landscape Character The landscape within the study area displays many of the characteristics identified by the published character assessments. The undulating topography with frequent blocks of mature woodland and hedgerows creates and attractive and varied landscape which is dominated by arable production. Apart from farming activity the area around Freemantle Farm is tranquil with some sense of remoteness. Scattered hamlets and isolated properties are connected by narrow winding country lanes.
4.2.1.1 Topography Figure 6 shows the topographical range across the study area, which rises from a low of 117m AoD in the south east to a high of approximately 200m around Harrington. Freemantle Farm (Site 1) is located at approximately 150m AoD, Freemantle Farm Cottages (Site 2) at 145m AoD and the hilltop that the west dwelling (Site 3) would be located is approxmately177m AoD.
Site 1 Site 2 Site 3
Figure 6 Topography within the study area
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The ridge of higher ground to the west of Freemantle Farm (coincidental with Ashe Lane) defines the edge of the undulating landform, which gives away to a more open and expansive landscape to the west. From this higher ground extensive views are afforded to the west and south. 4.2.1.2 Vegetation Cover Figure 7 illustrates the vegetation cover around Freemantle Farm, which comprises mature hedgerows, with linear woodland, giving way to large woodland blocks east and south of Freemantle.
Tree cover is mostly dominated by Beech and Ash, along with Oak and Lime trees. Hedgerow species include Hazel, Hawthorn, Blackthorn, Field Maple, Spindle and the Wayfaring Tree.
A distinctive row of tall Poplar trees, adjacent to Freemantle Farm Cottages (Site 2), forms a prominent landmark and aids identification of the site from the wider landscape.
Freemantle Farm
Figure 7 Vegetation Cover within the study Area (Image from Bing Maps)
4.2.1.3 Land use The area is characterised by arable farming. There are many large established farmsteads containing a mix of traditional barns and industrial scale agricultural sheds/silos.
The study area is sparsely populated. The only notable settlements within the study area are:
● North Oakley to the northwest of Freemantle which contains a handful of old houses with large gains stores to the east. ● Hannington Village to the north (Which lies just outside the study area); and ● Isolated of houses off White Lane to the south east. There are no specific visitor attractions within the study area although the Wessex Downs AONB is a popular visitor destination.
There are many public rights-of-way in the area. The Wayfarers Walk long distance footpath cuts through the study area.
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4.2.2 Local Landscape Character: Site 1 (Freemantle Farmstead) Freemantle Farmstead comprises a traditional red brick farmhouse with brick and flint outbuildings, along and a number of larger more recent portal framed agricultural buildings. The farmstead is nestled into a plateau of flattish ground, with rising land to the south and west, and a slight fall to the north towards Hannington Road. The topographical variation combined with mature trees/woodland to the east, west and south help assimilate the farm buildings with their surroundings, although the farm buildings are relatively conspicuous on the skyline when viewed from the lower lying areas along Hannington Road.
Access to the farmstead is via a private drive with wide grass verges, which presents an attractive approach to the farm from Hannington Road. There is a small seasonal pond area adjacent to the drive which contains swathes of marginal species, further enhancing attractive setting and approach to the farm.
Overall, the farm buildings have a slightly uncared for industrial appearance, which is exacerbated and the safety fencing around the dilapidated Listed Barn. Figures 8, 8 & 10 show the general appearance of the farmstead, which comprises a mix of traditional and modern structures.
Figure 8 Freemantle Farmstead looking towards the Lited Barn, from the Wayfarer’s Walk
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Figure 9 Listed barn immediately north of Freemantle Farmhouse, currently in a poor state of repair.
Figure 10 Modern farm buildings at Freemenatle Farm, viewed fromm the PRoW, to be replaced by a proposed residential dwelling (Site 1).
4.2.3 Local Landscape Character: Site 2 (East Cottages) The area identified for the proposed cottages comprises a grass paddock located between the farmstead and Freemantle Farm Cottages, a pair of brick built two storey cottages by the farm entrance.
The paddock falls gently north towards Hannington Road, where gaps in the roadside vegetation allow allowing potential views into the site. The paddock is bounded to the south by a prominent row of tall Poplar trees and by garden vegetation to the east (adjacent to the existing cottages).
Despite the agricultural setting the presence of the adjacent cottages and ornamental vegetation to the east, along with the farmstead to the west the gives Site 2 a less rural, more domestic ambiance, which increases its capacity to accommodate further development.
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Figures 11 and 12 illustrate the development area and the adjacent Freemantle Farm Cottages
Figure 11 Southeasterly view from the PRoW looking towards the proposed cottgaes (Site2)
Figure 12 Easterly view looking towards the Freemantle Farm Cottages and Site 2 beyond the Poplar trees.
4.2.4 Local Landscape Character: Site 3 (West Dwelling) The land around Site 3 approximately 500m west of the farmstead is much more open and exposed than Sites 1 and 2. It is located in an elevated corner of a large arable field, which falls to the south and east. The field is surrounded to the north and west by a mature trees and contains a small circular plantation towards the centre, marking the site of a disused pit. Due to its elevation, and open aspect on two sides, the site is afforded long distance panoramic views across the vale to the southeast.
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Despite the proximity of Ashe Lane, a narrow country lane immediately west and a private access track to the north, which are both screened by vegetation, the area feels remote and tranquil with no signs of habitation immediately apparent.
Figures 13 and 14 show the West Dwelling development area.
Figure 13 Northerly view looking towards Site 3 in front of the mature hill-top trees
Figure 14 Westerly View from the private access track looking towards the developement area on the higher ground
4.3 Sensitivity of the Landscape within the Study Area ‘Landscape Sensitivity’ is the degree to which a landscape can accommodate change. It is assessed in relation to the landscape ‘value’ attributed the local area and in relation to its ‘susceptibility’ to change.
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Table 1 shows the landscape value attributed to the study area, based on the published LCAs combined with field observations.
Table 1 Landscape Value
LEVEL
INFLUENCING (Table A1, FACTORS LANDSCAPE VALUE Appendix A) Designations Freemantle farm and the entire study area is located within the High North Wessex Downs Area of Outstanding Natural Beauty (AONB). Condition/ Well maintained agricultural landscape, interspersed by High Quality woodland blocks. Scenic The landscape is attractive with high aesthetic appeal. Some High Quality detracting features (grain silos and communication masts). Rarity Landscape features are replicated elsewhere in the region Medium - although in national context the landscape is distinctive and High rare (AONB). Conservation The area provides a variety of habitat types and conservation Medium- Interest is actively promoted. High Recreation The area is not a primary visitor destination, although it Medium Value contains a number of public rights of way and The Wayfarers Walk cuts through Freemantle Farm. The area makes a moderate contribution to the public’s recreational experience. Perceptual The area has a strong sense of tranquillity but not wilderness. Medium- Aspects High Associations The area has some historic and/or cultural associations. There Medium are some archaeological features and some literary associations (The downs were the setting for the book ‘Watership Down’). OVERALL LANDSCAPE VALUE MEDIUM - HIGH
Table 2 shows the level of landscape susceptibility attributed to the study area (Refer Table A1, Appendix A):
Table 2 Landscape Susceptibility to Change
LEVEL
INFLUENCING (Table A1, FACTORS SUSEPTIBILITY TO CHANGE Appendix A) Pattern, complexity The landscape has a distinctive pattern of High and physical undulating fields and hedgerows. Which, depending susceptibility to on the specific location would be susceptible to change change. Visual susceptibility to The undulating landscape with frequent woodland High change affords frequent long distance views but also has many enclosed areas and partial/framed views
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resulting in varying levels of visibility internally and to the surrounding landscapes. Experiential Moderate levels of tranquillity and remoteness with Medium susceptibility only limited examples of visual intrusion. Some light intrusion is a night time characteristic. OVERALL SUSCEPTIBILITY TO CHANGE HIGH
Overall the baseline landscape within which the sites are located is considered to be Medium - High Value and with High Susceptibility to change, which in relation to Table A1 (Appendix A) equates to High Landscape Sensitivity.
5.0 Predicted Landscape Effects Table 3 below sets out the predicted magnitude of landscape effects, for the individual development areas (Sites 1, 2 & 3).
5.1 Site 1: Freemantle Farmstead The predicted landscape effects, resulting from the restoration of the existing Listed barn and replacement of modern farm buildings with a single residential property, are set out in Table 3 below.
Table 3 Predicted Landscape Effects Site 1 Freemantle Farmstead
INFLUENCING SITE 1 MAGNITUDE (Table A1) SIGNIFICANCE (Table A5) FACTORS PREDICTED LANDSCPE EFFECT YEAR 1 YEAR 1 Changes to The proposed dwelling would be constructed Negligible Minor the landform at the same level as the existing agricultural (Adverse) buildings it replaces. There would be some superficial re-grading of the surface to create a domestic curtilage. Changes to No existing vegetation would be lost to the Negligible Minor the type and scheme. The proposals would include some (Beneficial) extent of tree planting to ‘soften’ views of the vegetation development. cover Change in The dwelling would be constructed within the Negligible Minor land use curtilage of the existing farmstead. Modern (Adverse) agricultural buildings would be replaced with residential dwelling. There would be no loss of agricultural land. Effects on No water courses/ water bodies would be No Change None water affected. courses/ bodies. Effects on No notable landscape features would be No Change None notable affected.
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INFLUENCING SITE 1 MAGNITUDE (Table A1) SIGNIFICANCE (Table A5) FACTORS PREDICTED LANDSCPE EFFECT YEAR 1 YEAR 1 Landscape features Effect on The proposal would not directly affect the Medium Moderate established adjacent PRoW. (No paths would be diverted (Beneficial) footpaths, or stopped up). Views from the adjacent path public rights would become more open than existing. (The of way and existing buildings currently detract from the access visual amenity of the path). Subject to detailed design the proposals are likely to improve the setting of the PRoW and to a lesser extent the Wayfarer’s Way. Cultural The setting and appearance of the Listed Medium Moderate associations barn would be improved by the removal of (Beneficial) /Historic detecting features. The new dwelling would Setting reinforce the historic ‘C’ shaped farmstead. Changes to Subject to the architectural design it is likely Medium Minor/ the character, that the development would replicate the (Beneficial) Moderate pattern, and shape/finish of the adjacent agricultural
scale of the buildings. The height and footprint would be Landscape less than the farm buildings it replaces. Overall the character and condition of the landscape would be improved compared to existing. OVERALL MAGNITUDE /SIGNIFICANCE MEDIUM MINOR/ OF LANDSCAPE EFFECTS (Beneficial) MODERATE
The proposed dwelling would be located within the curtilage of a farm complex, and would be viewed in conjunction with other buildings, thereby assisting with landscape assimilation. (Agricultural buildings, including modern steel clad structures are an established part of the productive landscape). The proposed dwelling would replicate the scale and appearance of the established farm buildings and would not exceed their height or floor area, resulting in a more open farmstead than existing. The development would include the restoration of the dilapidated Listed barn, old storage shed and other farm buildings within the complex, improving the overall composition of the farmstead and the setting of the adjacent Listed farmhouse and PRoWs, including the Wayfarer’s Walk.
The magnitude of landscape effects at Site 1 is considered to be Medium Beneficial I.e. the proposals would result in an improvement on the condition, composition and character of the farmstead and the surrounding landscape compared to existing. This change would be of Minor/ Moderate significance (Appendix 1, Table A5).
5.2 Site 2: New Cottages west of Freemantle Farm Cottages The predicted landscape effects resulting from the construction of three new-build residential cottages within the paddock to the west of Freemantle Farm Cottages are set out in Table 4 below.
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Table 4 Predicted Landscape Effects Site 2 New Cottages west of Freemantle Farm Cottages
INFLUENCING SITE 2 MAGNITUDE (Table A1) SIGNIFICANCE (Table A5) FACTORS PREDICTED LANDSCPE EFFECT YEAR 1 YEAR 1 Changes to the The proposed dwellings would be Negligible Minor landform constructed at existing ground level and (Adverse) therefore the effects on the landform would be negligible. Changes to the No existing vegetation would be lost to No Change None type and extent the scheme. The Poplar trees to the of vegetation south would be retained. cover Change in land There would be a minor loss of Grade 3 Low Minor/ use ‘Good to Moderate’ agricultural land (Adverse) Moderate Effects on No water courses/ water bodies would No Change None water be affected. courses/bodies Effects on No notable landscape features would be No Change None notable affected. Landscape features Effect on The proposal would not directly affect Negligible/ Minor established the adjacent PRoW. (No paths would be Low footpaths, diverted or stopped up). The setting of a (Adverse) public rights of short section of the adjacent footpath way and would be slightly less open than existing access (by contrast the farmstead to the west would be more open). The effects on the setting of the path could be minimised with appropriate screen planting. Cultural The setting of the nearby Listed barn or Negligible Minor associations farmhouse would not be affected. (Adverse) /Historic Setting Changes to the The proposed cottages would increase Low Minor/ character, the amount of built-form in the (Adverse) Moderate pattern, and immediate locality, (partly offsetting the
scale of the decease at the farmstead), although the Landscape topography and existing vegetation cover (including the row of Poplar trees), combined with the proximity to the adjacent cottages and more domestic character of the area would minimise the effects of the proposed development and would aid landscape assimilation. OVERALL MAGNITUDE NEGLIGIBLE/ MINOR /SIGNIFICANCE OF LANDSCAPE LOW EFFECTS (Adverse)
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The proposed farm cottages would be located in a relatively low-lying area which is partly enclosed by vegetation and has a more ‘domestic appearance’ than the surrounding landscape. The dwellings would be situated next to a pair of existing cottages, which would be similar in terms of scale and appearance. These factors would assist with landscape assimilation and would help offset the increased built form outside the traditional farmstead boundary and slight loss of openness. There would be a small loss of agricultural land.
The magnitude of landscape effects at Site 2 is considered to be Negligible/Low Adverse I.e. the proposals would have some effect on the openness of the landscape and the rural setting of the adjacent footpath, although the effects would be very localised. This would be of Minor significance (Appendix 1, Table A5).
5.3 Site 3: West Dwelling The predicted landscape effects resulting from the construction of the single low rise residential dwelling on high ground west of Freemantle farmstead are set out in Table 5 below.
Table 5 Predicted Landscape Effects Site 3 West Dwelling
INFLUENCING SITE 3 MAGNITUDE (Table A1) SIGNIFICANCE (Table A5) FACTORS PREDICTED LANDSCPE EFFECT YEAR 1 YEAR 1 Changes to the The proposed dwelling would be Negligible Minor landform constructed at existing ground level and (Adverse) therefore the effects on the landform would be negligible. Changes to the No existing vegetation would be directly Negligible Minor type and extent lost, although improvements to the Ashe (Beneficial) of vegetation Lane junction to facilitate sight-lines my cover result in a small reduction in roadside trees. This would have minimal effect the overall vegetation cover. In the longer term the proposed native screen planting is likely to increase the amount and diversity of vegetation cover compared to existing. Change in land There would be some loss of Grade 3 Medium Moderate use ‘Good to Moderate’ agricultural land. The (Adverse) proposals would introduce residential use to a previous undeveloped area. Effects on water No water courses/ water bodies would be No Change None courses/bodies. affected. Effects on No notable landscape features would be No Change None notable affected. Landscape features Effect on The proposal would not directly affect a Negligible Minor established PRoW, or Ashe Lane to the west. The (Adverse) footpaths, public adjacent track is a private access to rights of way and Freemantle Farm. (Visual effects on paths access in considered separately).
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INFLUENCING SITE 3 MAGNITUDE (Table A1) SIGNIFICANCE (Table A5) FACTORS PREDICTED LANDSCPE EFFECT YEAR 1 YEAR 1 Cultural The setting of the nearby Listed barn and Negligible Minor associations farmhouse would not be affected. (Adverse) /Historic Setting Changes to the The proposed dwelling would be located Medium Moderate character, on a hill top, consequently the landscape (Adverse) pattern, and would become slightly less open and less scale of the rural than existing, although dwellings on Landscape hilltops are an established feature of the existing landscape. The scale of the open landscape is sufficient to accommodate some low-key development. OVERALL MAGNITUDE LOW/ MINOR/ /SIGNIFICANCE OF LANDSCAPE MEDIUM MODERATE EFFECTS (Adverse)
The proposed development lies outside the traditional farmstead, away from existing habitation. The proposals would introduce built-form to a previously unhabituated part of the landscape, creating a new focal point on high ground west of Freemantle Farm, locally reducing the openness of the landscape. However, hill-top houses are a characteristic feature of the area and are identified in the Hampshire County Integrated Character Assessment as a key characteristic. The area description for LCA 7b ‘Hannington and Dummer Downs’ states: ‘Settlement consists of nucleated, small hamlets and scattered farms located on hilltops or within valleys’.
Figure 15 shows an example of a hilltop house located approximately 3km east of Freemantle Farm. (The photograph is taken form the access track south of Site 3).
Figure 15 Easterly View from Freemantle Farm illustrating an example of a traditional hill-top house at Ibworth
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Despite its elevation the site is partially enclosed by mature vegetation, the effect of which substantially reduce its prominence (Refer visual assessment). Given the level of screening and the wider landscape characteristics it is considered that the hill top location for a low-lying, contemporary and exemplar sustainable new dwelling in landscaped grounds would not be out- of-keeping. The slight loss in openness would be comparatively localised and it is considered that the scale of the agricultural landscape is adequate to absorb some development. There would be a small loss of productive arable land.
The magnitude of landscape effects at Site 3 is considered to be Low/Medium Adverse I.e. the proposals would have an adverse effect on land use and the character/pattern of the rural landscape. This would be of Minor/ Moderate significance (Appendix 1, Table A5). Subject to sympathetic architectural design and appropriate landscape measures these effects could be minimised.
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6.0 Visual Assessment The visual assessment considers the effects on receptors, who are currently afforded views towards the sites and therefore may be affected by the proposed developments. The assessment was made based on:
● Zone of Theoretical Visibility (ZTV) analysis; and ● Site observations made during a site visit undertaken in August 2016.
6.1 Zone of Theoretical Visibility To identify the areas from which the proposed dwellings may be visible and to help calculate the number and location of visual receptors, computer generated ZTV models were produced for each site using the following assumed building heights:
● Site 1 (Freemantle Farmstead): 7 m high ● Site 2 (New Cottages west of Freemantle Farm Cottages): 9 m high ● Site 3 (West Dwelling): 7 m high The heights for each dwelling were superimposed onto a digital surface terrain model of the area (OS Terrain 5, at 5 m resolution, presented on a 1:25,000 scale Ordnance Survey base) to create individual ZTVs for each site and a combined ZTV showing areas from which two or more dwellings would be theoretically visible. The ZTVs take into account screening afforded by landform and significant woodland blocks. It is important to note that they represent ‘worst case scenarios’; taking into account only major visual barriers in excess of 4 m high. In reality considerable additional screening at eye level is likely to be afforded by intervening hedgerows, buildings and other structures.
6.2 Visibility of the Sites Drawings 02-05 (Appendix 3) indicate that the ZTVs for Sites 1 and 2 were, due to the proximity of the two sites, almost coincidental. Potential views would be limited to rising ground south of Hannington, a maximum distance of approximately 1 km and, to a lesser extent, the rising ground immediately south and east of the sites.
The theoretical views for Site 3 would be mostly from the southeast and were limited to a maximum distance of approximately 1.5 km.
Drawing 05 (Appendix 3) indicates that there are very few locations from which all three sites could be visible together, and where this is possible the locations are not publically accessible.
6.3 Viewpoint Assessment An assessment of visual effects was undertaken from 19 viewpoints, which were selected to represent typical views from receptors at varying distances and orientations from the three sites. Due to the topographical effects, combined with the frequency of intervening vegetation, opportunities to obtain long distance line-of-sight views are limited to the immediate surrounds, consequently the majority of the viewpoints are located within 500 m of the sites.
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The viewpoint locations are shown on Figure 16 below and the ZTVs (Appendix 3).
Figure 16 Viewpoint Locations
The viewpoint assessments are provided at Appendix 4:
For each viewpoint the following information is provided:
● A representative photograph, taken from a publically accessible location; ● A description of the existing view; ● An assessment of the predicted visual effects; and ● The significance of those effects, in relation to the methodology (Appendix 1). The findings of the viewpoint assessment are collated in Table 5 below.
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Table 5 Summary of Viewpoint Assessments (Refer Appendix 4)
DISTANCE TO SENSITIVITY NEARSET SITE SITES OF MAGNITUDE DESCRIPTION VISIBLE RECEPTOR OF EFFECT SIGNIFICANCE
VIEWPOINT (Approx) VP1 Northerly view from Wayfarer’s Walk, heading northwards (Distance: 1 and 2 High Negligible Minor towards Freemantle Farm. 350 m to (Adverse) Site 1) VP2 Northerly view from Wayfarer’s Walk, heading down the hillside 160 m to Site 2 High Negligible/ Minor northwards towards Freemantle Farm. Site 2 Low (Adverse) VP3 View from Wayfarer’s Walk, where it joins the Freemantle Farm 80 m to Site 2 High Low Minor / access road, looking towards Freemantle Farm Cottages. Site 2 (Adverse) Moderate VP4 Northerly view from Wayfarer’s Walk as it passes through the 30 m to Site 1 High Low Minor / Freemantle Farmstead. Site 1 (Beneficial) Moderate VP5 Northerly View from Wayfarer’s Walk and Freemantle farmhouse 10 m to Site 1 High Medium Moderate (Listed). Site 1 (Beneficial) VP6 View from the footpath between Freemantle Farm and 20 m to Site 1 High Medium Moderate Hannington Road. Site 1 (Beneficial) VP7 Northerly view from the footpath between Freemantle Farm and 25 m to Site 2 High Medium Moderate Hannington Road. Site 2 (Beneficial) VP8 Southerly view from the footpath south of Hannington Road. 130 m to Site 1 High Low Minor/ Site 1 (Beneficial) Moderate VP9 Southerly view from Hannington Road looking towards 30 m to 1 and 2 Medium Negligible Negligible Freemantle Farm. Site1 (Adverse) VP10 Hannington Road to the east of Freemantle Farm Cottages. 70 m to Site 2 Medium Negligible Negligible Site 2 (Adverse)
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DISTANCE TO SENSITIVITY NEARSET SITE SITES OF MAGNITUDE DESCRIPTION VISIBLE RECEPTOR OF EFFECT SIGNIFICANCE
VIEWPOINT (Approx) VP11 Footpath/Access track north of Hannington Road (Where it 460 m to 1 and 2 High Negligible Negligible crosses a private access road). Site 1 (Adverse) VP12 Hannington Road, south of Hannington village looking towards 1,060 m to 1 and 2 Medium Negligible Negligible Freemantle Farm. Site 1 (Adverse) VP13 Southerly view from houses on Oakley Road south of 1,350 m to None High No Change None Hannington Village. Site 3 VP14 Westerly view from Wayfarer’s Walk, (where it departs from the 200 m to Site 3 High Low Minor/ private access track). Site 3 (Adverse) Moderate VP15 Easterly view from Ashe Lane, immediately west of the proposed 40 m to Site 3 Medium Negligible Negligible single dwelling. Site 3) (Adverse) VP16 Entrance to private access track from Ashe Lane. 50 m to Site 3 Medium Negligible Negligible Site 3 (Adverse) VP17 Westerly view from high ground on Wayfarer’s Walk, south of 500 m to Site 3 High Low Minor/ Freemantle Farm. Site 3 (Adverse) Moderate VP 18 North-westerly view from Wayfarer’s Walk, north of Firth Wood. 890 m to Site 3 High Negligible Negligible Site 3) (Adverse) VP19 North-westerly view from houses on White Lane. 1,700 m to Site 3 High Negligible Negligible Site 3 (Adverse) Blue Shading Indicates Beneficial Effect (Improvement compared to existing Situation)
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6.4 Visual Effects Site 1 (Freemantle Farmstead) The proposed dwelling would be visible from Hannington Lane to the north and from the footpath immediately east of the site. However, it is predicted that the single dwelling would be less conspicuous on the skyline that than the three existing farm buildings it would replace. Subject to sympathetic architectural design the dwelling would improve the views from Hannington Road and the footpath adjacent to it. Furthermore views from Wayfarers Way and Freemantle farmhouse would be improved through the restoration of the dilapidated barn, farm office and other agricultural buildings, creating a more attractive setting for the recreational route and the northerly views from the listed farmhouse.
It is predicted that the Site 1 proposals would improve the character and composition of the views compared to existing.
6.5 Visual Effects Site 2 (New Cottages west of Freemantle Farm Cottages) The proposed cottages would introduce further built form outside the curtilage of the farmstead. However, views of the cottages would be mostly limited to a short section of Hannington Road and the public footpath immediately west.
Views from Wayfarer’s Walk would be minimal, due the screening afforded by landform and by the intervening vegetation. Views from the existing cottages to the east (Freemantle Farm Cottages) are, despite their proximity, substantially screened by mature garden vegetation. A single first floor window on the nearest cottage is orientated towards the development site, potentially affording residents views of the new dwellings from this room. Without mitigation measure the development would give rise to localised adverse visual effects from the adjacent path and road. However, overall the development would be visual well contained and the localised views could, over time, be virtually eliminated with appropriate screen planting (Refer Section 9).
6.6 Visual Effects Site 3 (West Dwelling) Despite its ‘exposed’ location on high-ground away from the main farmstead the proposed ‘low- rise’ dwelling would be largely screened from publically accessible viewpoints by the undulating landform and vegetation cover. A mature hedge alongside Ashe Lane immediately west of the site would restrict views from the highway to small infrequent gaps (these views may increase during the winter months when the vegetation is not in leaf). Woodland immediately to the north, northeast and slightly further afield to the south, would prevent views from these directions. As a result the development would only be visible from the southeast, including short sections of Wayfarer’s Walk and some distant properties on White Lane.
Viewed from Wayfarer’s Walk to the east and southeast the dwelling would be seen against a backdrop of mature trees, minimising its prominence. It is considered that the character and composition of these views would not change compared to existing. It is predicted that the due to the distance (in excess of 1.3km), combined with foreground obstructions any views from the properties on White Lane are likely to be minimal.
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6.7 Effects on Views from Residential Receptors Overall there are very few residential properties within the study area from which the proposed dwellings would be visible. Screening afforded by the undulating landform and/or the frequent vegetation cover means the proposals would not be visible from the settlements of North Oakley or Hannington. The only residential views affected by the proposals are from:
● The Freemantle Farmhouse: residents are predicted to have improve views across the farmstead compared to existing. ● Freemantle Farm Cottage (No 2): a single first-floor window would afford partial views of the proposed cottages immediately west. ● Detached properties on White Lane: Theoretical views of Site 3 would be possible, although these would be negligible due to distance. The negligible visual effects on residential properties would be offset by the predicted improvements to the visual amenity of Freemantle Farmhouse.
6.8 Effects on Views from Public Rights-of-Way The only notable public views are from the Wayfarer’s Walk and to a lesser extent from a short section of footpath between Freemantle Farm and to Harrington Road. It is considered that the proposals would enhance the views from the Wayfarer’s Walk, by improving the appearance of the semi-derelict farmstead. The localised effects on the adjacent footpath would be neutral (i.e. improvements to westerly views, from the path towards the farmstead, would offset by slightly less open views towards Freemantle Farm Cottages).
6.9 Effects on Views from Public Roads Sites 1 and 2 would be partially visible from Hannington Road north and east of Freemantle Farm (over a distance of 1.7km), although partial screening afforded by roadside hedges and less sensitive nature of road users means the effects would be negligible. No other roads would be affected.
6.10 Effects on the Visual Setting of Listed Buildings An integral part the development proposals will be the restoration of the Listed barn at Freemantle Farm, which will improve views from the adjacent listed farmhouse and will help restore the traditional farmstead layout. Overall the proposals will result in a notable beneficial effect on two Listed Buildings:
● Barn Immediately North of Freemantle Farmhouse Historic England Reference 1274445 Grade II
● Freemantle Farmhouse Historic England Reference 1413009 Grade II
No other Listed Buildings would be affected by the proposals.
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6.11 Effects on the Visual Setting of Scheduled Monuments The development would not be visible from, and would not affect the setting of any Scheduled Monuments.
6.12 Effects on the Visual Setting of Conservation Areas The proposals would not be visible from Hannington Conservation, which lies approximately 1.6 km north of Freemantle Farm.
6.13 Night-time views The proposed dwellings would inevitably generate some level of illumination at night. Lights from the farmstead dwelling (Site 1) and the cottages (Site 2) would be viewed in conjunction with existing illumination from the adjacent properties, along with external lighting within the farmstead, thereby reducing the effects of the any additional lighting within the immediate vicinity.
The west dwelling (Site 3) is located away from exiting settlement and therefore has the potential to introduce illumination into a previously unlit area. The effects of this would be exacerbated by its hill-top location. These effects could be minimised by appropriate mitigation measures, including screen planting and the imposition of planning conditions restricting external illumination.
7.0 Construction Effects An assessment of construction effects has not been undertaken at this stage. It is expected that the landscape and visual effects would be greater during the construction period, due to the increased site activity and the presence of mobile plant (including cranes), flashing lightings, scaffolding, security fencing, storage/stockpiles and staff facilities. The resultant increased visibility and loss of tranquillity would be temporary and short-term, its duration would be determined by the programme and phasing of the works.
8.0 Compliance with landscape Policy /Guidance It is considered that the proposals comply with Policy EM1 – Landscape of the Basingstoke and Deane Local Plan (2011 to 2029), in that a landscape and visual assessment has been undertaken in accordance with best practice guidelines and the proposals pay regard to the baseline landscape qualities identified in the Hampshire Landscape Character Assessment and to the AONB Management Plan.
In relation to Policy EM1 criteria:
● No ‘significant’ effects on landscape or visual amenity have been identified; ● No existing settlements would be affected and the proposals would not contribute towards the coalescence of settlements;
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● The local character of buildings would be enhanced through the reinstatement of a traditional farmstead (Freemantle Farm); ● There would be a net increase in the amount of vegetation cover compared to existing and no Tree Preservation Order would be affected; ● Appropriate mitigation measures would be incorporated to minimise light pollution and maintain ‘intrinsically dark landscapes’; ● No historic landscapes, parks and gardens and other historic features would be affected. An integral part of the proposals the proposals would be the restoration of a dilapidated Listed Barn, which would also enhance the setting of the adjacent Listed Farmhouse (Freemantle Farm House); ● The proposed dwellings would be sympathetically located to respect the sense of place, sense of tranquillity and remoteness, and the quiet enjoyment of the landscape from public rights of way. It is considered that the proposals would improve the setting of Wayfarers Way as it passes through Freemantle Farm; ● Preliminary mitigation measures for each site have been considered in Section 9. These will be developed into comprehensive landscape schemes in conjunction with the architectural proposals. In relation to AONB Policy EM1 which states: ‘proposals will be determined in accordance with national planning policy and criteria set out in the North Wessex Downs AONB Management Plan’.
The findings of the assessment indicate that sympathetically designed dwellings in the locations proposed would have very little detrimental effect on the character and visual amenity of the area. When considered against the benefits afforded by the restoration of the unsightly Listed barn and the improvements to the appearance of the farmstead, it is considered that the proposals would have an overall beneficial effect on the character and appearance of the landscape and therefore are compliant with the AONB Management Plan objectives.
9.0 Mitigation This section should be read in conjunction with the outline mitigation drawings at Appendix 5.
To minimise the landscape and visual effects identified the following mitigation measures are proposed:
Mitigation Site 1 (Freemantle Farmstead)
The proposed dwelling would form an integral part of the farmstead layout and outwardly would reflect the traditional agricultural buildings. The agricultural appearance of the farmstead would be retained by avoiding domestic structures such as sheds or garden fences. The dwelling would be enclosed on three sides by a native hedgerow, which would be similar in appearance to the adjacent field boundaries and would screen views from the adjacent footpath and Hannington Road to the north. The south side would be enclosed by a brick wall to match the Listed barn and a gravel parking area. To ‘soften’ views of the dwelling from the surrounding areas and to assist with landscape assimilation a number of large specimen trees (up to 3.5 m high) would be planted around the property, shown on Drawing 06 (Appendix 5)
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Mitigation Site 2 (New Cottages west of Freemantle Farm Cottages)
The mitigation measures at Site 2 would aim to maximise screening along the northern and western boundaries towards Harrington Road the public footpath. The northern boundary would be reinforced by a belt of native woodland, and the western boundary would be planted with a native hedgerow mix, incorporating occasional larger trees.
Where possible the mature Poplar trees to the south, which create a recognisable landmark feature, would be retained. A single combined access track to all three cottages is proposed to minimise tree loss and retain the integrity of this feature.
Where/if tree loss is inevitable a compensatory planting would be provided immediately north of the Poplar trees, creating a new landscape feature that would also help screen the new cottages from Wayfarer’s Walk and the access road.
Individual properties would have private gardens, which would be similar in appearance to the adjacent cottages. These would be planted with ornamental trees and shrubs and would be enclosed by native hedgerows, to match Freemantle Farm Cottages. An indicative layout is shown on Drawing 07 (Appendix 5).
Mitigation Site 3 (West Dwelling)
The west dwelling located on the hilltop would be orientated to maximise open views. The aim of the landscape proposals is to integrate the dwelling with the mature trees to the north and west, whilst maintaining a more open aspect to the south and south east. This would be achieved by planting native woodland trees to the east and west, which in conjunction with the existing mature trees to the north, would enclose the property on three sides. The southern boundary would be defined with a native hedgerow to provide low level screening whilst, maintaining open views from the dwelling.
Access to the property would be via the existing farm access track to the north, which in turn joins Ashe Lane. This would require the minor removal of some trees/vegetation to facilitate sight-lines and create a vehicle access to the new property, although this would be negligible in relation to the extensive woodland planting proposed.
Any gaps in the existing hedgerow alongside Ashe Lane would be planted with similar species and augmented with occasional specimen trees (Extra heavy standards) to increase the screening and sense of maturity when viewed from Ashe Lane.
Overall the proposals would aim to maintain the outward appearance of a low-key dwelling within a native woodland setting. An indicative layout is shown on Drawing 08 (Appendix 5).
Mitigation General
Lighting
Appropriate measures to minimise external light sources would be undertaken to prevent light pollution and maintain ‘dark skies’ in accordance with AONB objectives. Measures could include restrictions in external illumination, the use of ‘cut off’ luminaires and screening.
Planting
Native woodland planting would comprise Beech (Fagus sylvatica), Oak (Quercus roba) and Lime (Tilia Cordata), with Hazel (Corylus avalana, Hawthorn (Crategus monogyna), Blackthorn (Prunus spinosa), Field Maple (Acer campstre), Spindle (Euonymus europaea) and the
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Wayfaring Tree (Viburnum lantana). The plants, which would comprise bare root whips and container grow stock between 60 and 80 cm tall (holly 40-60 cm) would be protected with a biodegradable tree guard, supported by a wooden stake.
Native hedgerows would comprise hawthorn (Crategus monogyna), Blackthorn (Prunus spinosa), Field Maple (Acer campstre) and Holly (Ilex aquifolium), planted in a double staggered row at the rate of 8 plants per linear metre. The plants would comprise bare root whips and container grow stock between 60 and 80 cm tall (holly 40-60 cm) would be protected with a biodegradable plastic spiral, supported by a bamboo cane. When the hedge reaches a height of 2 m it will be trimmed to form a dense habit.
Retained trees would be protected in accordance with BS 5837:2012 Trees in relation to design, demolition and construction, April 2012; and
Any works to trees would be undertaken outside the bird breeding season.
10.0 Summary This preliminary landscape and visual assessment has been undertaken in accordance with current best practice guidance. The key findings of the assessment are summarised below.
The proposed residential dwellings and building restoration at Freemantle Farm are located within the Wessex Downs ‘Area of Outstanding Natural Beauty’, characterised by a mosaic of undulating farmland and woodland blocks. The attractive, sparsely populated landscape is of national importance and is considered highly sensitive to change.
Development is proposed at three discrete development areas within the Freemantle land holding.
Site 1 (Freemantle Farmstead)
The main development (Site 1) focuses on the restoration of derelict farm buildings (primarily a large timber framed, Grade II Listed barn), demolition of ‘modern’ farm buildings and the construction of a single residential dwelling. It is considered that proposals would improve the composition, openness and appearance of the farmstead compared to existing. The traditional building layout would be reinstated and the setting of the Listed farmhouse and barn would be improved. As a result close proximity views of the buildings from the adjacent Wayfarer’s Walk and public footpath would improve, along with views from Hannington Road, due to the reduction in the building mass on the skyline.
Site 2 (New Cottages west of Freemantle Farm Cottages)
The proposed construction of three additional cottages in the paddock adjacent to Freemantle Farm Cottages (Site 2) would have a slight detrimental effect on the openness of the landscape, although being located on low-lying land, partially surrounded by vegetation, the development would be reasonably well screened. The size, scale and appearance of the cottages would be similar to the adjacent dwellings, the presence of which reduces the sensitivity of the paddock to residential development.
It is predicted that the minor adverse landscape and visual effects identified, resulting from the small loss of agricultural land and a slight reduction in the openness of views from the adjacent footpath could be mitigated by the landscape measures proposed.
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Site 3 (West Dwelling)
The proposed low-rise sustainable dwelling on high ground to the west of Freemantle Farm (Site 3) would introduce residential development into a previously undeveloped rural area, potentially creating a new focal point on the hilltop, although historically, this is not an uncharacteristic feature of the area. Examples of prominently located hill-top houses can be found across the region and are cited in the Hampshire Integrated Character Assessment as a key feature of the prevalent LCA.
The visual assessment identified a zone of theoretical visibility to the south-east of this property, although there are very few houses, or publically accessible viewpoints within this zone from which the development would be visible. Furthermore the existing woodland to the north, in conjunction with the proposed woodland planting to the east and west would, in time, enclose the dwelling on three sides reducing its long term prominence.
The magnitude of landscape effects at Site 3 is considered to be Low/Medium Adverse. This would be of Minor/ Moderate significance Subject to sympathetic architectural design and appropriate landscape measures these effects could be minimised.
Overall, in terms of the EIA Regulations no ‘significant’ landscape or visual effects have been identified.
11.0 Conclusion Based on the preliminary designs it is apparent that the considerable landscape and visual benefits afforded by the proposed restoration of Freemantle barn and its adjacent outbuildings, would outweigh the comparatively minor adverse effects of the proposed residential dwellings, including those outside the farmstead curtilage.
Overall, the combined landscape and visual effects are likely be ‘neutral’ in Year 1 and increasingly beneficial in subsequent years as the proposed screen planting matures. In this respect the proposals comply with the objectives of landscape planning policy the published landscape character assessments and the AONB management plan.
This assessment will need to be updated to reflect the finalised development proposals particularly the architectural designs for the dwellings, which would have a bearing on the predicted landscape and visual effects.
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Prepared by
Signed on behalf of
Developer name Name and position Date:
Signed on behalf of
Joint Agent name Name and position Date:
Signed on behalf of
Bidwells LLP Name and position Date:
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APPENDIX 1 LANDSCAPE AND VISUAL ASSESSMENT METHODOLOGY
Freemantle Farm Barns Project Landscape and Visual Assessment
APPENDIX 2 LANDSCAPE CHARACTER AREAS
Freemantle Farm Barns Project Landscape and Visual Assessment
APPENDIX 3 ZONE OF THERORETICAL VISIBILITY MAPPING
Freemantle Farm Barns Project Landscape and Visual Assessment
APPENDIX 4 VIEWPOINT ASSESSMENTS
Freemantle Farm Barns Project Landscape and Visual Assessment
APPENDIX 5 OUTLINE MITIGATION MEASSURES
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