Knighton Mill Design and Access Statement

KNIGHTON MILL DESIGN AND ACCESS STATEMENT

Planning Issue: MAY ‘17

CONTENTS

1.0 Introduction 2.0 Site Assessment 3.0 Existing Building 4.0 Planning History 5.0 Policy 6.0 Proposal 7.0 Sustainability 8.0 Landscape Proposals 9.0 Access 10.0 Conclusion 11.0 Appendix

3 1.0 Introduction

This statement has been prepared in support of a full planning application for the proposed demolition and replacement of the single family dwelling at Knighton Mill, Knighton Road, Broad Chalke, SP5 5DX.

This document sets out the site context & its surroundings, as well as the historical development of the building and overall site. This background information helped form the previous proposal which was submitted as a Pre-Planning Application (16/10326/ PREAPP) to Wiltshire County Council in October 2016. The new proposals address the consultee responses and is developed alongside further supporting documents which accompany this application. The final proposals describes the progression of the design and it’s rationale, considered against relevant planning policy.

This statement is submitted to meet the current statutory requirement for a Design and Access Statement in accordance with DCLG 01/2006.

The client has a passion for high quality design and from the outset perceived this as an opportunity to build a family home which compliments the natural beauty of the unique site setting.

This document should be read in conjunction with the accompanying documentation:

• Planning Statement - JPPC - Chartered Town Planners • Ecological assessments - Davidson-Watts Ecology • Flood risk assessment - Glanville Consultants Ltd • Heritage Statement of Significance - Assett Heritage • Landscape Visual Impact Assessment (LVIA)- arc Landscape Design & Planning Ltd • Tree Survey & arboricultural method statement (ABS) - Hawes Arborists • Landscape Proposals - Andy Sturgeon Design • Archaeology assessment – CgMs • Environment & Lighting Studies - Quinn Ross Consultants Ltd

4 KNIGHTON MILL Knighton Mill is located within the Cranborne Chase and West Wiltshire Area of The proposal as set out in this document seeks to replace the existing building rather Outstanding Natural Beauty. Properties nearest to the application site include than to extend even more thus further diluting the original building. A recent Pre-Planning Hatchfield House and Knighton Manor, a grade II listed building. application (16/10326/PREAPP) was submitted with this brief in mind and the current proposals look to address the feedback provided. Knighton Mill is a detached dwellinghouse which, as the name suggests was a former mill. The house was constructed as a mill at the end of the 19th/early 20th century. It was The replacement building would be of the highest design quality, would be located in a converted into a dwellinghouse in 1990 at which time it was altered significantly and similar position on the site and would be designed to provide a memory of the former mill extended. The main mill machinery and original watermill have since been removed. in a contemporary idiom. The site would be landscaped in a manner which enhanced it within the wider setting. As with the existing buildings, whilst there would be some near The building is visible from the nearby right of way but it is not readily visible in the wider views, the building would not be highly visible in the wider landscape of the AONB. landscape.

The existing building has been altered significantly following various permissions for additional extensions and is therefore not of listable quality (see Heritage Statement) with much of its original character as a late mill building which has been lost or subsumed.

A previous full planning application -15/10658/FUL undertaken by current owners in 2015 was subsequently granted for substantial additional extensions to the building, as discussed later in more detail. However, critically the planing officer makes clear that an enlarged house does not form a significant part of the visual setting of the neighbouring listed building, Knighton Manor, having a divorced relationship from it and also has a limited impact to the visibility of the site within the AONB.

5 2.0 Site Assessment

2.1 Location & setting

Knighton Mill is located off of Knighton Road, to the east of the village of Broad Chalke. The application site consists of an existing three storey detached dwelling which nestles The area, within the Cranborne Chase and West Wiltshire AONB, consists predominantly within and spans the confluence of three sections of the river Ebble. The dwelling is of agricultural land which has been commercially farmed for many years set back approximately 100m from Knighton Road, behind a heavily screened mature boundary and is not readily visible from the carriageway. The application site sits to the south of open fields which also fall within the ownership of the client. The neighbouring properties of Hatchfield House and Grade II listed Knighton The Mill is partially visible from elevated positions on the Cranbourne Chase to the Manor are located to the south the site and consist of large detached buildings with south of the site and from an adjacent right of way, but is not readily visible in the wider accompanying out buildings. landscape.

6 KNIGHTON MILL 2.2 Site characteristics

7 2.3 2.4 Access Climate

Access to the site is off Knighton Road, via a = Application boundary The site is located on a plot which is not overshadowed by neighbouring building and private access road which is defined by the route development of the plot will not have implications of light or overshadowing on others. = Knighton Road of a public pathway which runs along the south western site boundary. = Public footpath The prevailing wind is from the south west, any sheltering from the neighbouring buildings is thought to be negligable. = Access road

Prevailing wind

Hatchfield House

Knighton Manor

8 KNIGHTON MILL 2.5 2.6 Topography Views

Topography in the application site is largely level ground with localised steeper gradients The prominent views from the existing & proposed dwelling are of features within the where land falls to meet the river Ebble. site application boundary, with short views of the three bodies of water which border the The location of the exisitng & proposed dwelling stradles the river Ebble and has a level dwelling plot, and longer views of the open lawned gardens to the north and east. change of c. 1m across the building footprint.

9 2.7 Views Into Site Landscape Visual Impact Assessment

As part of the Pre-Planning application Spratley Studios undertook several key views of the site from the surrounding area which demonstrated the existing building was well screened and therefore the proposal located on approximately the same footprint would also have a minimal impact. Various consultees from the LPA commented this exercise should be undertaken by a suitably qualified person and professionally recorded, it was advised the photos of the site should not be taken during the summer months when the trees are at their most full.

During the spring 2017 whilst the trees where still relatively sparse Arc Landscape Design and Planning Ltd (Arc) were commissioned to undertake a Landscape Visual Impact Assessment, which forms part of this application. Before undertaking the site assessment Arc spoke with the AONB officer to establish the key views within the landscape. A total of 14 photographs were taken including public rights of way, boundary views & from access roads.

In summary to the report, the general Landscape Character Assessment (LCA) around the site was classified as highly sensitive falling within the Cranbourne Chase Area of Outstanding Natural Beauty but over 1km to the nearest conservation area. As similar to the Pre-Planning studies the documented photographs of the site illustrate the buildings to be well hidden with the landscape and therefore the Magnitude of Change upon this LCA was thought to be low. The report recognises the proposal including the modern glazed extension which will have some bearing on the site when viewed close up however in the wider character area of the AONB amongst the foliage it was thought the impact is limited and not considered to result in any degree of harm or degradation to it. It could be argued the reflective surface of the glazing will mirror the surrounding landscaping and help the building to blend in.

In accordance with the AONB objectives the report also identifies the potential for lighting pollution to the greater landscape at night which has been addressed later in the report through a mitigation proposal by a qualified specialist.

Example figures & photos from LVIA document

10 KNIGHTON MILL 2.8 Site History

The parish of Broad Chalke lies on the southern border of the county, approximately ten miles from Salisbury. Rectangular in shape, the parish is nearly all chalk downland. The village is at the centre, with the hamlets of Stoke Farthing and Knighton to the east. The river Ebble flows eastwards through the village and parish.

In 955 Wilton Abbey was granted an estate called Chalke; this included land in Broad Chalke. At the Dissolution it was granted to Sir William Herbert (created Earl of Pembroke 1551). The Chalke manor remained in the family until 1919, after which it was gradually broken up and sold as individual farms. The Herberts had also acquired the manors of Knighton and Stoke Farthing by 1608, these were also sold in the 20th century.

There were five mills on Wilton Abbey’s Chalke estate in 1066, one or more of which may have been in what became Broad Chalke parish. The Andrews and Dury map from 1773 shows two mills, one just north of Broad Chalke church and the other at Knighton. The mill near the church had been demolished by 1886. The water mill at Knighton was still in use in 1984, housed in a brick building from the 19th century, it was used to pump water and occasionally to grind corn. (Source: history.wiltshire.gov.uk)

The following historic maps show the development of the Mill, including extensions to the north & south of the original mill building. Late in the 20th century the extensions to the north and south were demolished and replaced as part of the conversion of the Mill into a residential dwelling. The residential conversion also included substantial redevelopment of the mill building, considerably changing the overall appearance and fabric of the original building. The Andrews & Dury map from 1773

11 2.9 Historical Maps

1880’s Knighton Farm & Corn Mill 1900’s Knighton Farm & Knighton Mill 1970’s Hatchfield House & Knighton Mill

12 KNIGHTON MILL 2.10 Site Heritage Assessment

As part of the Pre-Planning Application submission a Statement of Significance was submitted by Asset Heritage (Dated January 2016) with focus of towards the existing mill building which is summarised later within this document. However the report concluded the heritage value of the site and its surroundings by far outweighed the extensively modified mill building. The consulting conservation office Becky Jones agreed with this observation in her response dated 18th November 2016 & requested further investigations to the general site and former relationship with neighbouring Hatchfield House should be considered.

The updated document accompanying this application (titled revised January 2017) addresses this and in summary describes the attractive landscape features typically associated with a watermill such as the water courses, mill ponds and leats, and the numerous mature trees on the site, all of which provide an attractive and picturesque landscape setting. All of these will be retained and sensitively refurbished if needed to enhance the proposal within the site.

The relationship with Hatchfield House is also described which suggests there was a possible association between Knighton Mill & the now converted farm buildings, however the historical maps suggest all of these agricultural buildings have been extensively demolished and rebuilt for residential purposes, similar to Knighton Mill. Therefore the original form and purpose tying them together has been somewhat lost and the orientation between the sites has little importance.

The above photos of the feature water courses, mill ponds and leats to be retained.

13 2.11 Archaeology

In addition to the historical significance of the site the potential for archaeological interest was also highlighted in the Statement of Significance and by the conservation officer. As part of the Pre-Planning process the County Archaeologist Claire King was consulted with response 2nd November 2016. As part of this full planning application a desk-based archaeology report has been undertaken by CgMs reviewing the potential importance of this site in accordance with National Planning Policy NPPF 128.

In summary Knighton Mill is not a World Heritage site, Scheduled Monument, Historic Battlefield or Historic Wreck site nor are there any identified within its immediate vicinity. Locally the site does not lie within an Archaeological Alert Area as defined by Wiltshire planning authority.

As historic records indicate there has been mill a building on the site since 1384 there is potential for archaeological remains, mainly from Medieval and Post-Medieval periods However evidence also indicates the existing building has been vastly amended over time up until the late 19th century, including partial demolition with elements rebuilt/extended effecting groundworks. It is therefore likely to assume any previous archaeological artefact’s have either been removed or destroyed. To the greater site its likely the canalisation of the River Ebble and the construction of mill ponds, sluices and mill leats Historic aerial photo from CgMs report showing earthworks to Knighton Mill which may have an is considered likely to have had a widespread, significant, destructive archaeological impact previous archaeological findings impact on any earlier existing archaeological evidence. Agricultural farming may also have moderate impact. More recent invasive groundworks to create roads/driveways into the site further suggest archaeological findings may be unlikely.

The report acknowledges the demolition of a historic building, albeit highly altered from its original form and therefore concludes that a watching brief is recommended during the process of any intrusive groundworks. As the remaining site and feature waterways are to remain generally untouched its believed prior field studies and trenching to the general site is unnecessary

14 KNIGHTON MILL 2.12 Ecology

During the previous 2015 full planning application (15/10658/FUL) to extend and alter Phase 1 Habitat Survey the roof form of Knighton Mill various ecology surveys and reports were conducted in accordance with Section CP50 of the Wiltshire Core Strategy and National Planning Policy The LPA ecology officer, Emma Glover was consulted as part of the pre-planning Framework. Due to the rural location, age and external materials forming the existing Mill it application who provided response to the proposals 9th November 2016. In addition to was thought there would be a strong possibility of discovering bats. The original day time the updated bat reports clearly required it was advised a Phase 1 Habitat Survey was survey was conducted 11th January 2016 with evidence of bat droppings discovered. also undertaken to explore if other protected species were found on such as diverse Therefore as part of the previous application a mitigation strategy was put in place to waterway site. Davidson-Watts Ecology Ltd undertook this survey at the end of April include the temporary positioning of bat boxes around the site during the construction and discovered some evidence of water vole burrows to the north west boundary of the and new bat tiles and openings within the ridge were proposed to be installed into the site. Although this will not directly effect the development careful consideration will be new & existing roof sections. This would allow bats to access the existing loft space undertaken to the site setup and potential trenching of services. However because these which will remain largely vacant. Further emergence surveys were conducted spring/ burrows are to the edge of the development under trees and hedges it is likely there will summer 2016 as required for the Natural England license and a male mating roost was be no disruption at all. discovered. These surveys provide further information to the updated ecology report forming this ‘new build’ application.

The mitigation strategy for this application will be similar with bat access provided in the lower two storey stone block via roof tiles and ridge openings. The full length of the loft will be utilised with usage limited to some storage. The construction of the roof structure will provide a clear space within the loft and the use of more traditional non-breathable geotextile membranes which the bats do not get tangled in. The approximate locations of bat tiles and ridge openings are indicated on the elevation drawings. The replacement weatherboarding to the new dormer window is also likely to be utilised by returning bats in place of the timber boarding to the existing gables ends. A Natural England license will be obtained before work commences and a qualified ecologist in attendance during the demolition works should bats be discovered.

Other proposals which will enhance ecology include a green sedum flat roof to the glazed block which will encourage new biodiversity. The proposals also include an overall site landscaping plan (later discussed) including extensive new planting.

Photos of bat tiles to roof and ridge

15 2.13 Flood Risk & Drainage

The Flood Risk Assessment by Glanville’s was submitted as part of the previous Pre- Foul drainage from the existing building is currently pumped to shared package treatment Planning Application and due to the general design and location of the proposal remaining plant to the front driveway on the site, as shown in the site plan. This treatment plant is the same the key information within the report is current and unchanged. Miss Ellie shared with neighbouring property Hatchfield House but accessed on Knighton Mills Challans from the Environment Agency was consulted as per the reply 18th November land. A single outlet serving both properties discharges the treated water in the river. The 2016, who generally concluded with the report put forward. Both parties agreed Flood tank is thought to be of good condition and suitable for reuse. Defence Consent was required post-planning before construction. The officer expressed concerns that part of the glazed extension cantilevers the river with supporting structure It is likely the existing surface water drainage from the roof or alike drains uncontrolled entering the river or altering the bank. However the proposal will not encroach into the directly into the river. Due to the proximity with the river and likely high water levels river nor alter the bank. soakaways may not be visible. Therefore the new proposals will seek to use Sustainable Urban Drainage systems this incorporated with some attenuation and flow controls which The report identifies the overall site falls within a mix of Flood Zones 1, 2 and 3 depending limit and restrict the amount of water entering the watercourse at once. The flat roof on the topography and location to the river & associated waterways. The mill building proposal to the glazed box includes a green sedum roof which will also hold water and itself sits in part of the site which is Flood Zone 1. The River Ebbe runs through the site slow down surface water run off. with the existing building straddling a large culvert that the river runs through. This man made waterway is part of several historic adaption to the river to aid the function of the mill. Although some of these features including weirs help manage the water and prevent flood, there is limited detailed flood data on environment agency’s records following this development. The report does analyse the likely natural flood path of the River Ebbe and the topographical levels would suggest water would flood to lower levels to the north of the site and divert passed the mill in the first instance. The Environment Agency’s 1.1000 year flood data forms part Glanvilles report when 1.100 year data is more typical of other waterways.

For this reason the proposed finished floor level of the new building is very conservative set at 600mm above the 1.1000 year flood level at 78.60m. The existing floor level at 78.00m is already set at a sensible height above flood level for a building of this age.

The construction of the new building will likely include modern piled foundations which will have minimal impact on the ground when compared to the existing mills footprint. Above this stilts will raise the glazed block out of the ground whereas traditional arches will support the stone blocks. Both of which will increase flood storage on the site and reduce flood risk elsewhere, therefore this is consistent with Policy SP67 of the Core Strategy. Natural Flood Path Map from Glanvilles Flood Risk Report

16 KNIGHTON MILL 3.0 Existing Building

The current house is set out over 3 storeys, ground to second floor and has a linear plan arrangment orientated roughly north to south. The mill was thought to be largely rebuilt in = Public footpath the late19th / early 20th century and this original block is centrally located, two exensions added to the building during the 1990’s residential conversion flank either side. = Entrance / driveway

There are a number of issues with the existing house which are impossible to resolve by simple redevelopment of the current building and grounds.

Access to the property is via a driveway which dominates much of the house frontage. The orientation and layout of the existing house mean that there is a lack of public and private delination of the house and gardens, which is exacerbated by a public footpath which crosses through the southern tip of the site.

Ground First Floor Second Floor

17 The internal arrangement of the current house is defined by the piecemeal nature of the development of the construction. Where the extensions to the north and south of the existing mill building contain steps, stairs and lobbies which collectively amount to an incoherent layout. While this typically adds to the character of many period properties, to this 1990’s redevelopment, it means that access between rooms is complicated by the level changes throughout the house and many of the rooms do not meet the space standards expected in current residential development.

The current house building fabric is poorly insulated and adversely affects the internal comfort of the occupiers. A retrofit solution to install more insulation would be an expensive exercise and potentially could impact on the external appearance of the building.

The house is located on the confluence of three bodies of water and the surrounding grounds are known flood zones. During 2014 flood water reached the external face of the building, while the flood waters did not ingress into the house it has raised concerns about future flood risk and methods for prevention / protection of the property.

Original Mill building 1990’s Extension 1990’s Extension with alterations

The above photos are extracted from a video recording taken during the 2014 floods. Where flood waters reached the threshold of the existing building.

East Elevation

18 KNIGHTON MILL 3.9 Heritage Assessment Pre 1990’s Redevelopment Photographs A statement of significance has been produced by Asset Heritage Consulting and should be read in conjunction with all other documents pertaining to this planning application.

1 3

Photographs documenting Knighton Mill prior to residential conversion in the late 20th century

1. East elevation of the mill, including attached extension to the south and detached workshop to the north. The report concludes that much of the 2. View from the south east. character of the original mill building has been lost or subsumed by alteration or 3. View from the south east after removal extension and that the building is not of of the timber clad extension. listable quality.

19 Post 1990’s Redevelopment Photographs

1 3

Photographs documenting Knighton Mill post residential conversion in the late 20th century

1. East elevation of the mill, including replacement extensions to the north and south.

2. View from the south with Hatchfield House in the foreground, prior to redevelopment.

3. West elevation of the mill, including new fenestration, roof & facade cladding, applied to the original mill building. 2

20 KNIGHTON MILL 4.0 Relevant Planning History

DO NOT SCALE FROM THIS DRAWING ALL DIMENSIONS TO BE CHECKED ON SITE PRIOR TO COMMENCMENT. ANY DISCREPANCIES TO BE REPORTED IMMEDIATELY TO THE ARCHITECT.

4.1 Planning Approval 15/10658/FUL 1.6 1.27 SVP

SVP

36 35 34 33 32 31 30 29 28 27 26 25 0.61 UP

LOFT SPACE 24

23 22 SOUTH INTERNAL ELEVATION (BED 1) SCALE 1:50 21 GUEST SUITE

UP Under application reference 15/10658/FUL full planning permission has recently been 18 19 20

SVP granted for additional substantial extensions to the building. The Case Officer’s report LIFT SECOND FLOOR ROOF TILES TO MATCH EXISTING describes the existing building as a large detached dwelling house which is still relevant TIMBER BOARDING in this application.

DRESSING ROOM

17 16 15 14 13 12

DOWN EAST ELEVATION STONE SURROUND BRICKWORK TO MATCH & CANOPY TO DOOR EXISTING 11 BEDROOM 2 LAUNDRY 10 LIBRARY FFL- 9 CEILING 2336mm

FFL- FFL- CEILING CEILING UP 2314mm FFL- 2300mm ROOF TILES TO MATCH CEILING 2990mm 18 19 20 EXISTING

DN In the report it states the existing building was constructed around 1773 which historical BEDROOM 1 SVP

TIMBER BOARDING OFFICE FFL- LIFT CEILING 2314mm FFL- CEILING 2300mm BEDROOM 4 studies show very little, if none of this original building remains with the oldest parts more BEDROOM 3 FIRST FLOOR

REV C 23/10/2015 Re-Submission to planning

REV B 30/01/02 TITLE CHANGES REV A 24/10/01 SOUTH ELEV WINDOW AMENDMENT & BED INT ELEV ADDED realistically dating from the 19th century. When the property was converted into residential STEPS UP

STEPS

S CONSERVATORY use around 1990 even more of the original building was lost and various extensions built. OUTDOOR AREA WEST ELEVATION PAUL STEVENS ARCHITECTURE 108a FISHERTON STREET, SALISBURY, WILTSHIRE SP2 7QY ROOF TILES TO MATCH EXISTING FFL- CEILING Tel No: 01722 349384 2535mm Fax: 01722 331578 OFFICE It is not of listable quality (see Heritage Statement) and much of its former character as a THIS DRAWING IS COPYRIGHT. IT MUST NOT BE COPIED, USED OR DISCLOSED TO THIRD PARTIES WITHOUT PRIOR PERMISSION. FFL- CEILING 17 16 15 14 13 12 2266mm DRAWING ROOM PROJECT: FFL- CEILING 2200mm Knighton Mill 11 10 COAT HOOKS/SHELVING FFL- CEILING 9 Knighton Road 2950mm 8 DINING ROOM BOOT ROOM 7 Broad Chalke 6 UP TIMBER BOARDING 5 SP5 5DX late mill building has been lost or subsumed by alteration and extension. 4

UP 3 DRAWING: 2

1 UP SEAT WITH RADIATOR BELOW SVP Proposed Plans and Elevations

UP LIFT KITCHEN/SITTING ROOM

FFL- SCALE: 1:100/1:50 CEILING 2430mm DATE: 23/10/2015 UP GROUND FLOOR DESIGN: PLANNING: BLDG REGS:

TENDER: CONSTRUCTION:

DRAWN: DJH DATE: 30/01/2002 NORTH ELEVATION SOUTH ELEVATION CHECKED: DATE: Although the 2015 approval has yet to be implemented the existing building could be JOB No: 685

DWG No: REV: 19 C

CURRENT: enlarged more with the permitted extensions. There were several objections to the glass SUPERSEDED: conservatory to the rear which was described as too ‘domestic’, even though there are

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Hawthorn 10.17 Tel No: 01722 349384 11.04 Fax: 01722 331578

THIS DRAWING IS COPYRIGHT. IT MUST NOT 10.17 BE COPIED, USED OR DISCLOSED TO THIRD PARTIES WITHOUT PRIOR PERMISSION. 11.13 Hawthorn 11.00 PROJECT:

10.05 0006 Knighton Mill 10.22 10.21 10.28 10.57 Knighton Road 10.55 Broad Chalke

10.44 SP5 5DX Gravel DRAWING: Grass Stones

10.04

10.24 Proposed House: Site Plan

10.21 10.15 SCALE: 1:100 10.56 DATE: 07 2015 10.53 DESIGN: PLANNING: BLDG REGS: 10.36 11.13 TENDER: CONSTRUCTION:

10.27 11.21 DRAWN: DATE: 24/07/15 11.27 TS CHECKED: DATE: 11.48 Riven Oak JOB No: 11.45 11.33 11.55 685

0 1 2 345 6 7 8 910 DWG No: REV: B r ic 20 10.33 B k 10.01 W MH:10.27 a l 0005 IL:9.81 Metres l/2 10.28 .4 m

Tank

R Drawings from the consented application to extend the existing house. Application no. 15_10658_FUL 21 4.2 Pre-Planning Application

A Pre-Planning application for the demolition of the existing building and the replacement The officer further outlined the requirement for several other reports in addition to the of new mill was submitted to Wiltshire Council Planning Department, registered 21st information provided which have been undertaken such as: Ecology - Phase 1 Habitat October 2016 (Ref:16/10326/PREAPP). The formal response by planning officer Becky Survey, Trees - survey and tree protection plan (found in the arboricultural method Jones was returned 16th March 2017, however several consultee responses were statement), Archaeology report, Landscape Visual Impact Assessment (LVIA) & Code for returned prior to this. Spratley Studios were able to respond to the conservation officers Sustainable Homes pre-assessment. (As local policy). To note a BREEAM assessment comments & the local Parish Council’s views during the consultation period which was was also requested but both cannot be requested unless in the local plan by law since taken into consideration during the planning officers summary. In the officers response March 2015, this has not been provided. each consultee letter has been summarised in relation to policy with some conclusions, in this document each sub-heading has been directly addressed and should be read in The officer concluded that in terms of policy the proposal could be ‘considered against conjunction with the supporting documents. the sustainable settlement strategy, delivery strategy, countryside, landscape, design, heritage/conservation, trees, ecology, archaeology, highway and amenity considerations’. The officer agrees the primary principle for the replacement dwelling can be considered She recommended that special attention should be focused on the heritage impact acceptable under policy H30 Replacement dwellings in the countryside as the proposed on the site and the wider area of the AONB, further supporting evidence has been dwelling is not significantly larger and has no greater impact than the existing dwelling. addressed in this application. The independent view of the officer is to move beyond the The other factors in this policy such as high quality design and similar siting of the justification behind the lack of historical significance of the building and to also justify the footprint are also in keeping. The officers view on heritage impact is shared by the sustainable reasoning behind the complete demolition of the existing mill to rebuild as conservation officer following the historical evidence provided in the supporting heritage new. As described, the existing building is non-functional in terms of layout, levels and statement which concluded much of the original building had been lost through numerous energy efficiency, if further refurbished by retrospectively installing insulation the impact extensions and refurbishments throughout the years. ‘it was felt that at this stage, officers on the heritage of the building would be further blurred. It would also be near impossible would not wish to raise a heritage objection to the loss of the existing mill or the use to install new renewable technologies and thread through the existing building without of the stone and glass as materials for its replacement, given the supporting historical causing mass disruption, this would also be counter-intuitive given that the fabric of the assessment information that you provided’. building does not meet current regulations.

The AONB officer response is directly addressed in the following section however the case officer drew attention to the main point of concern which was light pollution from the site at night time. A lighting study accompanies this application and is featured later in this report but in summary concludes the light spillage from the new proposal even considering the fully glazed elevations of the rear block is within AONB guidelines. Therefore the design as proposed at pre-planning remains the same with no solid infill panels.

22 KNIGHTON MILL 4.3 AONB

As part of the Pre-Planning process the AONB officer Richard Burden was consulted As per other consultees comments the Statement of Significance has been updated and provided a formal response 28th February 2017. This application looks to address to address the heritage importance of the site and not just the existing building. The the concerns put forward in accordance with the recommended guidelines such as the report agrees and acknowledges the officers views about the picturesque features such AONB Management Plan and WCS Policy 51. as the leats and waterways which we will retain, preserve and enhance as part of this application. The officer fears the proposals will affect these waterways especially with A key document advised to accompany a full planning application and in line with impact to the riverine biodiversity, specifically to the wild trout, however as set out in the the policies above was the Landscape Visual Impact Assessment (LVIA) by Arc Construction Method Statement and in accordance with the flood risk report no part of Landscape Design and Planning Ltd (Arc) as previously described earlier. The report the building will be constructed into the river therefore there will be no impact to the river was conducted by a suitable qualified professional in accordance with the Guidelines ecosystem. It must be noted the officers preferred source of renewable energy in the for Landscape and Visual Impact Assessments (3rd edition 2013) where several form of a water driven turbine may likely have a greater effect to the ecology. views of the site from the surrounding area where photographed and the proposed building considered within this setting. The new building was generally thought to have In the previous pre-application document a ground source heat pump was suggested as a low magnitude of change from these views even when considering the spring season a ‘possible’ route of renewable energy but as outlined in the ecology and archaeological where the trees and hedges where yet to fill out which would likely further obscure views. reports this may not be the best form. Less invasive forms of renewable will be The report concluded ‘the new property has the ability to sit within the wider landscape developed alongside the detailed design with the sensitivity of the local site in mind. Also setting, without causing harm to the character, quality of visual amenity of the surrounding in response to the officers concerns a lighting study has been carried out in accordance landscape.’ Further concerns about the orientation of the proposal were put forward in with Cranbourne Chase & AONB guidelines for lighting pollution and external lighting terms of its appearance from the wider context, but it could be argued the more clustered which demonstrates that due to the sheltered nature of the site, light spillage into the approach of the blocks instead of an elongated three bay linear arrangement of the countryside is minimal and within guidelines even considering the glazed extension. It existing actually obscures and reduces the massing from some viewpoints. should be noted the proposal will include automated blackout blinds in operation during the hours of darkness and the external lighting design will include suitable luminaries in The officer outlined concerns about the proposals use of alternative materials in accordance with the documents provided. accordance with local guidelines but the Broad Chalke neighbouring plan suggests stone is suitable vernacular material which could be argued is a more expensive product Lastly in response to the AONB Management Plan identifying the need for more affordable of grandeur which will only enhance the building within its setting. Furthermore questions housing and not additional large properties. The relevance of this comment could be were raised of the differences in fenestration when in reality the proposed metal crittall questioned as the use of the existing building, industrial or residential (since 1990) has windows reinstates an industrial product befitting of the mill building, the current timber always been a large building of single occupancy, during the 2015 application this was windows were replaced as part of previous refurbishments which are not in keeping with outlined by the case officers description. Attempting to create affordable housing on this typical windows of this building type. site, as a new development or changing the existing would have greater impact to the historical value of the site.

23 5.0 Planning Policy

Wiltshire Core Strategy (WCS): Core Policy 1: Settlement Strategy and Core Policy 2: Delivery Strategy Core Policy 41: Sustainable Construction and Low Carbon Energy Core Policy 48: Supporting Rural Life Core Policy 51: Landscape Core Policy 57: Ensuring high quality design and place shaping Core Policy 58: Ensuring the conservation of the historic environment Core Policy 61 Transport and Development

Policy H31 and C24 Extensions in the Countryside Policy H30 Replacement dwellings in the countryside These are saved policies in the adopted Wiltshire Core Strategy Appendix D

Wiltshire Local Transport Plan – Car Parking Strategy: Chapter 7: Parking Standards

Planning (Listed Building and Conservation Areas) Act 1990

The Community Infrastructure Levy Regulations 2010

The Conservation of Habitats and Species Regulations 2010, EC Habitats Directive when as prescribed by Regulation 3(4) of the Conservation (Natural Habitats, &c.) Regulations 1994 (as amended). Circular 06/2005

24 KNIGHTON MILL 6.0 Design proposals

6.1 Design brief 6.2 Design response / concept

The client brief was for a new family home which responded to the unique site setting. The design response is to create a high quality building formed of two wings with A design which makes reference to the historic water mill and is reflective of the local contrasting architectural languages, which span the existing mill race. Making the building typologies and materiality, but also provided a for contemporary living with most of the unique site setting and views, while responding to the site history and local expanses of glazing which link the inside to the landscape. building vernacular.

In order to fulfill the specifics of the brief the design would need to meet the following On the southern side of the mill race, the house takes a traditional appearance utilising considerations: materials common in the locality and continues the heritage of the site by becoming the next iteration of a mill building in this unique location. • The house would have approximately 7000 sqft of floor area. Located on the northern side of the mill race the house adopts a modern appearance • The design should be responsive to the site setting, the potential flood risk, and constructed with contemporary building methods from materials which contrast and integrated with the surrounding context. compliment the heritage wing.

• The house should have high sustainable credentials, both during the construction The two wings of contrasting styles are linked by a glazed reception area located above and running of the property. the mill race, between the upper and lower mill ponds.

• The design will need to provide privacy while connecting with the landscape. The design aims to respect the local building styles and history of the site, while creating a contemporary home, through a marriage of traditional and modern construction.

25 6.3 Site Layout

Weir Garden wing: located on the north side of the mill race with large expanses of glazing to give unimpeded views of the surrounding landscape, river and gardens. The glazed building also benefits from solar shading provided by the larger heritage wing located to the south

Glazed link: connects the two wings and gives a sense of permeability at the point of entry. With views out to the weir Weir point where the upper and lower mill ponds meet.

Mill building : Located at the entrance to the site the mill becomes the public face of the house, constructed with traditional building methods and materials. The location and orientation screens the predominately glazed garden wing from public view and enhances privacy.

Footprint of existing building with consented extensions

By rotating the house to an approximate east / west orientation it addresses the issue of public & private delineation apparent with the existing house. It also increases separation between the house and the neighbouring property and reduces the visible mass in Entrance doing so. route

26 KNIGHTON MILL 6.4 Key views

The proposed house has been located and orientated to minimise imposition on the views from the neighbouring property of Hatchfield House.

The proposed dwelling is located further away from the neighbouring property and is orientated being concealed behind the existing outbuildings which separate the properties.

The proposed house is c. 4.5m further from the neighbouring property than the consented scheme.

27 6.5 Key views

The following diagrams compare the massing of the existing The views are taken from the location of the uppermost windows house with that of the existing house with consented extension of the neighbouring Hatchfield House, identified as a key view and the massing of the proposed replacement house. which is afforded an outlook over the development site.

Existing house Existing house with consented extension Massing model Massing model

Existing house - CGI view from Hatchfield House Existing house with consented extension - CGI view from Hatchfield House roof window

28 KNIGHTON MILL = Area of ADDITIONAL massing visible in comparison to the consented scheme The diagrams right & below right, are showing the proposed house massing overlaid with that of the consented extended = Area of REDUCED scheme. The diagrams show that the mass of the proposed massing visible in house will appear significantly less than the mass of the comparison to the consented scheme from the neighbouring property. consented scheme

= Area of massing common to both consented and proposed schemes

Proposed house Massing model

Proposed house - CGI view from Hatchfield House Overlay of the extended house with the proposed house - CGI view from Hatchfield House roof window

29 6.6 Form & Massing

The proposed designs raise the building above ground level, elevating the building above the flood plain and protecting the building from future flood events. The mill building is raised on deep set stone arches, while the garden wing is raised on slender concrete piles, to give the appearance of the structure floating above the landscape.

The proposed massing has been articulated to respond to the topography of the site, with the mass of the building stepping down in height, following the ground levels as they fall across the site from west to east.

The scale of the building elements follow a hierarchy. The garden wing is designed to be smaller than the mill building, so that it is subservient in scale and lighter in appearance than the robust, solid facade of the mill building. Giving the perception that the garden wing is a contemporary extension to the mill building.

The mill building is designed as the next iteration of a mill on the site and includes features present on the original mill building, such as a hoist dormer and regularly sized & spaced fenestration which help the proposals to retain the history of a working building.

The proposals also include some large scale arched windows located over the upper mill pond and facing out onto the landscaped entrance gardens, these arched windows make reference to the mill race of the original mill.

30 KNIGHTON MILL 6.7 Plans & Elevations

Private

The layout of the building has been arranged to help delineate public & private areas. The master bedroom suite and day to day living spaces are located in the garden wing, Living Master overlooking the surrounding landscape it has Bedroom Dining greater privacy, afforded by the mill building Kitchen screening views from the entrance & public right of way. Other benefits include level access throughout the ground floor & master suite in accordance with DDA guidelines & Building Regulation Part M. Open plan rooms Entrance with increased perception of space for modern Lobby living.

Bedroom Fishing Room Lounge Bedroom Bedroom

Utilities Bedroom Study Exercise Bedroom Room Bedroom Boot Room

Ground Floor Plan First Floor Plan Second Floor Plan

Public

31 South Elevation East Elevation

North Elevation West Elevation

32 KNIGHTON MILL 6.8 Appearance & Materials

The philosophy governing the house design and choice of materials is to create a high quality building of the local vernacular with contemporary elements which contrast and compliment.

The proposals use a palette of materials which are common in the neighbouring village of Broad Chalke, including, rough cut natural stone, knapped flint and clay roof tiles.

The Mill building is proposed to be constructed from Knighton Manor Broad Chalke post office a rough cut local stone which is a light creamy colour when cut and weathers to a light grey. The roof is to be Local Vernacular constructed with handmade plain clay roof tiles to match Material Palette with the existing building and neighbouring Knighton Manor. The windows are proposed to be a slim profile metal framed ‘Crittall’ type windows, which will reflect the heritage of the site as a working building.

The garden wing is predominately constructed from a structural glass wall giving a seamless finish which will reflect the surrounding landscape. This will also appear as a floating light weight form, largely transparent with views through to the mill block. One of the inner elevations Mill Building Stone Clay Roof Tile Crittall Windows features a knapped flint wall which contrasts against the glass adding an element of solidity while providing privacy for the occupants.

A fully glazed entrance lobby is at the heart of the building, located above the mill race. The glazed lobby acts as a fulcrum linking the mill building and garden wing, while the glazed facades look onto the upper and lower mill ponds.

Garden Wing Flint Structural Glazing

33 34 KNIGHTON MILL 35 36 KNIGHTON MILL 7.0 Sustainability

In response to the planning officer pre-application comments about the importance of The site and location of the house means there are a number of opportunities for active justifying the proposal in relation to sustainability a Code for Sustainable Pre-Assessment and passive sustainable measures. has been carried out by EB7 Ltd /Quinn Ross Consultants Ltd. This is in accordance with WCS Core policy 41 which outlines at least Level 4 for new build dwellings must Passive measures be achieved. It must be noted that in 2015 following a government review of technical housing standards the Code was withdrawn from national policy with much of the The orientation of the building has been considered to maximise natural solar shading. standards consolidated into Building Regulations which this proposal will meet or By locating the heritage wing to the south of the site the glass facade of the contemporary exceed. The assessment has been undertaken because it still falls within local policy but wing is naturally shaded by the larger masonry construction, for much of the day. The is likely the standards may be very outdated by the time the building is constructed. The contemporary wing is orientated with the short ends facing east and west limiting pre-planning response also outlined the requirement for a BREEAM pre-assessment if exposure to morning and evening sun. During detailed design the specification of glass the dwelling exceeds 1000m2 gross area, which it does not, however both assessments and performance coatings will be explored to find the most efficient and suitable glass cannot be requested by law since March 2015, therefore this has not been provided. type for the scheme.

Even though the Code has been archived the assessment breaks down sustainable The design of the heritage wing fenestration creates a far greater proportion of highly measures into sections which could be considered useful as a benchmark. The following insulated masonry facade compared to glazed windows. have been included in the proposal & shown on the drawings to help achieve Level 4; Cycle storage for x4 bikes, a home office, rain water management, bin and recycle Materials in the construction of the heritage wing can be locally sourced, reducing storage & site composting. embodied energy from transport mileage.

The riverside location provides the opportunity to maximise natural ventilation with intake air being pre-cooled by evaporative cooling of the river water (1). Natural ventilation is Ground Source Heat pump loops within piling provided by a large number of opening windows but mechanical ventilation with heat exchange may be considered in view of air tightness to meet air permeability tests in accordance with current Building Regulations.

The new building will be insulated to the highest standards which is an obvious thermal improvement compared to the existing mill which is likely to contain little or no insulating materials. This combined with renewable technologies and a modern efficient heating system drastically improves the thermal performance and carbon footprint of the new building. All new light fittings will be low energy luminaries in accordance with Building Regulations.

37 Active measures

As part of the original client brief, viable renewable energies were to be explored utilising the site where possible, the detailed design of options below will be calculated in terms of efficiency, viability and payback during the construction design phase.

Within the Pre-Planning report ground source heat pump technology through horizontal heating loops were discussed as a potential method of renewable energy, however other heat pump technologies maybe more successful within the site. It may be possible to install vertical heating loops into the likely piled construction of the foundations which minimises impact to the wider site. Heat is then extracted from the earth and is utilised to provide low temperature heating in the form of underfloor & radiant heating throughout the dwelling. A heat pump compressor concentrates the heat to a higher temperature, capable of heating water sufficiently for the hot water circuits of the house

Air bourne heat pump technology has also improved in recent years as has the emergence of new gas absorption heat pumps.

An alternative system could be a water source heat pump, utilising the three bodies of water adjacent the building. In a similar system to GSHP, the loops would be laid on the beds of the bodies of water to provide low temperature heating.

Being on the site of a previously working mill, harnessing water power is a nostalgic scenario for generating energy. Installation of a hydroelectric generator in the position of the old water wheel will provide electricity for the dwelling subject to environmental factors.

There is also potential for the use of strategically placed PV panels located on the roof of the garden wing or as part of the glazing to generate electricity. Water boreholes could be drilled during the piling process to harness fresh water or at least to provide irrigation to the landscaping.

38 KNIGHTON MILL 7.1 Lighting

Light spillage into the AONB was a common concern expressed in the pre-application replies therefore a Lighting Impact Assessment was undertaken by Quinn Ross and forms part of this application. The report is based on the AONB guideline documents, ‘Cranbourne Chase & West Wiltshire Downs AONB Position Statement Number 1 - Lighting Pollution’, ‘Cranbourne Chase AONB Good Practice Note - Good External Lighting’ & ‘Commission for Dark Skies - Bob Mizon’.

The report explores the local area and significant developments which feature noticeable external lighting impacting on the wider AONB, local Broad Chalke primary school has two floodlit tennis courts with significant high level artificial lighting which will be far more noticeable within the countryside setting than our proposals.

The proposed external lighting incorporated into the landscaping scheme will include low energy LED luminaries with no upward lighting which increases light spill out of the site. This can be managed by angled fittings, low level lighting or luminaries with in- ground shields. These can be controlled by motion sensors so they are only activated when required for way finding and security.

All external lighting will also be installed in accordance with the ecology reports to minimise impact to bats and other protected species.

Although AONB guidelines generally concentrate on the impact of external lighting, questions have been raised about the impact of internal light spill from the glazed wing. It is possible to mitigate this through innovative lighting design using low level LED lighting and timer controls, thus also improving the projects sustainable credentials. Careful consideration will be taken to specify the most suitable glass which will reduce light glare. Automatic blackout blinds will also be installed that could be linked to timers which drop at ‘curfew’ times which will massively reduce any light spillage.

Examples of low level external luminaries

39 8.0 Landscape Proposals

As part of the pre-planning application a Landscape Planning Supplementary Document was submitted by award winning Andy Sturgeon featuring concept proposals illustrating how the new building can be integrated into the site and the wider AONB. The proposal as re-submitted features native wild planting typical of the area and considered hard landscaping materials such as stone, brick and flint which tie in with the local vernacular. The proposal retains all waterways and river banks untouched whilst pedestrian pathways and vehicle access around & into the site is improved.

The LPA Landscape officer Maxine Russell was consulted as part of the process and comments returned 6th December 2016. Her comments were predominately based around the proposed building within the context of the greater AONB area and to the contrary of the AONB officer the views were ‘I do not think that there will be any far reaching landscape & visual effects’ & ‘the new property will be situated on the site of the existing mill house. It will benefit from the same degree of screening from the existing mature trees and riparian vegetation along the River Ebble’. The officer expressed the new proposals should fit in with 2.7 Character area 7 of the Broad Chalke Neighbouring Plan which the landscaping proposals will help to enhance.

The case planning officer requested a full planning application included a full tree survey, arboricultural method statement (AMS) and tree protection plan which was undertaken by Hawes Arborists Ltd as part of this submission.

40 KNIGHTON MILL 41 9.0 Access

The site is accessed from Knighton Road via a private driveway shared with the neighbouring Hatchfield House, the drive also forms part of a public pedestrian route. The proposed scheme uses the existing access arrangements with no changes to footpaths or rights of way.

There is gated access on the southern site boundary leading onto a driveway with turning area and parking spaces.

Due to the house being raised above the flood plain the main entrance is accessed by a short stair. However due to the topography of the site level access into the house can be made at the west end of the mill building, into the boot room.

Internally, the ground floor has level access throughout. Vertical access is provided to the first floor via a lift and an ambulant disabled stair, with the stair only rising to access the second floor. There is a stepped change in level on the first floor adjacent to the main stair.

There is level access between the master bedroom and the adjacent terrace on first floor level, accessed via a set of sliding doors.

An ambulant disabled WC is located on the ground floor, sized to be easily converted into a wheelchair accessible wc if required at a later date.

A lift links the ground floor living accommodation to the first floor, which contains a masterbed suite with bathroom & wc sized to be easily converted into wheelchair accessible accommodation, if required at a later date.

Wiltshire LPA Transport & Highways Consultant Claire Covill was consulted as part of the pre-planning application and had no objection to the scheme due the site being access off a private drive which remains unchange. The new driveway also provides adequate To Knighton Road parking.

42 KNIGHTON MILL Key

Primary entrance

Secondary entrance Provides level access

Tertiary entrance

Accessible WC Sized to be easily converted into a fully accessible WC.

Lift

Ground Floor Access Plan

43 10.0 Conclusion

In conclusion the proposals put forward in this document demonstrate that this is a high quality scheme which would be consistent with the Core Strategy and District Local Plan and simply put the NPPF makes clear that where a development is development plan compliant it should be permitted.

The extensive comments made during the previous Pre-Planning application have been fully addressed including key documents such as the Landscape Visual Impact Assessment which illustrates the site is well screened from key views within the AONB and the proposal will sit comfortably within the landscape without causing harm to the character, quality of visual amenity of the surrounding landscape. All in accordance with Core Policies 51, 57 & 58. This view was shared by the LPA Landscape officer who concluded ‘I do not think that there will be any far reaching landscaping and visual effects’. The Lighting Impact Assessment describes several ways to mitigate light spillage from the site to acceptable levels within the AONB which will impact far less than other local sites.

The heritage significance of the greater site has been explored & documented however this will be preserved and enhanced as part of the scheme. The historical evidence of the building itself quite clearly shows the extensive alterations and extensions which detracts from the heritage significance of the original building & justifies its removal. The LPA planning officer summarises ‘it seems that officers would not wish to oppose the loss of the existing mill (and its replacement) on heritage significance grounds’

The proposed Mill will be of high quality design using the latest materials and renewable technologies making the building and its function far more sustainable than the existing building could ever achieve. The modern glazed wing will create a new iconic piece of architecture local area to complement the more traditional mill block.

Overall the client is looking to add a new and defining chapter to the Knighton Mill site which enhances the rural setting whilst creating a functional & sustainable house which can be enjoyed by the local community for years to come.

44 KNIGHTON MILL Spratley Studios is an award winning, medium sized practice based in Henley-on-Thames with over 10 years’ experience working on projects in the commercial, conservation, public, education, leisure and luxury private home sectors.