Land at Meadow Brook Farm, Ball Hill, Newbury, Hampshire Rg20 0Pb

LAND AT MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE RG20 0PB

REFUSAL OF PERMISSION BY BASINGSTOKE AND DEANE BOROUGH COUNCIL FOR: DEMOLITION OF POLE BARN, REST ROOM, HAY BARN AND STORE AND ERECTION OF A TWO BEDROOM DWELLING

APPEAL BY: MR. AND MRS. BLYTH LPA REF: 15/04038/FUL

APPEAL STATEMENT BY GRAHAM FLOYD, BSc, BLD, CMLI LANDSCAPE AND VISUAL CONSIDERATIONS (REASON 2 OF THE REASONS FOR REFUSAL)

March 2016

Contents

1. Instructions and Introduction

FLOYD MATCHAM 2. Landscape Character and Visual Setting Landscape Architects

March 2016 3. The Proposed Development: Landscape and Visual Effects

MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, 4. Reason for Refusal No 2 RG20 0PB

MR. AND MRS BLYTH 5. Summary and Conclusions

PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY GRAHAM FLOYD APPENDICES LANDSCAPE AND VISUAL CONSIDERATIONS Appendix 1: Viewpoint Location and Landscape Context Plan LPA REF: 15/04038/FUL

Appendix 2: Photographs

Appendix 3: Consultation response from Basingstoke and Deane BC Landscape Team

This document is the copyright of Floyd Matcham and their Clients. Unauthorised reproduction of these documents shall constitute a breach of copyright.

ABBREVIATIONS AND MEASUREMENTS

Elevations are given in metres above Ordnance Survey Datum (AOD).

All measurements are given in metric with the following abbreviations:

m metre(s)

ha hectare(s)

km kilometre(s) .

1.0. Instructions and Introduction

1.1. Floyd Matcham is instructed by Mr. and Mrs Blyth, of 4 Four Oaks, Higchlere, Hampshire, RG20 9PB, to prepare an appeal statement dealing with landscape and visual considerations following the refusal of their

application, by Basingstoke and Deane Borough Council (the Council), for FLOYD MATCHAM Landscape Architects the erection of a two-bedroom dwelling, following demolition of existing

March 2016 agricultural buildings, at Meadow Brook Farm, Ball Hill, Hampshire RG20

MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, 0PB (the appeal site). RG20 0PB

MR. AND MRS BLYTH 1.2. This appeal statement addresses reason 2 of the reasons for refusal on the

th PROPOSED CONSTRUCTION notice of refusal issued by the Council, dated 14 January, 2016, which OF A TWO BEDROOM HOUSE states: APPEAL STATEMENT BY GRAHAM FLOYD LANDSCAPE AND VISUAL “2. The proposed dwelling, by way of its inappropriate size, siting, height CONSIDERATIONS and design, would result in a prominent and imposing built form of LPA REF: 15/04038/FUL development which would have an adverse impact on the sensitive

rural landscape character and visual amenities of this part of the North Wessex Area of Outstanding Natural Beauty. Accordingly the proposal would not deliver sustainable development and is contrary to the aims of the National Planning Policy Framework(March 2012), in particular paragraph 115 and Saved Policy E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.”

1.3. Meadow Brook Farm is located in a rural area approximately 0.5 km south of the settlement of Ball Hill. The location of the appeal site is shown on the plan at Appendix 1. The applicants own Meadow Brook Farm which is used primarily for equestrian purposes.

1.4. The proposed new dwelling has been designed by Andrew Macallan, RIBA, and full details of the scheme are set out in the design and access statement submitted with the planning application. The dwelling is sensitively designed using vernacular materials and would be situated on the west side of the existing small farmyard at Meadow Brook Farm. It

would replace existing agricultural buildings comprising a pole barn, rest

room, hay barn and store.

1.5. An adverse and delayed consultation response from the landscape team at Basingstoke and Deane Borough Council was received by the case officer

1 immediately prior to determination of the application. Following the issue

FLOYD MATCHAM of the refusal notice, Floyd Matcham was appointed to examine the Landscape Architects consultation response and to advise in connection with the possible March 2016

MEADOW BROOK FARM, BALL submission of an appeal. HILL, NEWBURY, HAMPSHIRE, RG20 0PB 1.6. After viewing the site and surrounding area, and having considered the MR. AND MRS BLYTH nature and scale of the proposal, I advised Mr. and Mrs. Blyth that, in my PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE professional opinion, the proposed development would not cause

APPEAL STATEMENT BY unacceptable harm to the landscape character or visual amenity of the GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS North Wessex Downs Area of Outstanding Natural Beauty (AONB).

LPA REF: 15/04038/FUL Accordingly, I advised that I would prepare an appeal statement rebutting

reason for refusal no 2.

1.7. This report should be read in conjunction with the full set of application drawings prepared by Andrew Macallan, together with his design and access statement and his appeal statement.

Structure of the Appeal Statement

1.8. Section 2 describes the landscape character and visual setting of the appeal site. Reference should be made to the photographs in Appendix 2 showing representative views towards and across the appeal site. Viewpoints for these photographs are shown on the Viewpoint Location and Landscape Context Plan at Appendix 1.

1.9. The likely landscape and visual effects of the proposed development are described in Section 3, with particular reference to the effect of the

1 The consultation response was received by the case officer on or immediately before 14th January 2016, which is the date of the refusal notice. The applicant’s agent was only advised by e-mail of the landscape objection on 14th January 2016. Accordingly, there was no opportunity prior to determination of the application to respond to the consultation response. 2

development on landscape character and visual amenity within this part of

the North Wessex Downs AONB.

1.10. Section 4 considers Refusal Reason no 2 in detail with reference to the consultation response from the Council’s Landscape Team.

1.11. Section 5 sets out a summary and conclusions. FLOYD MATCHAM Landscape Architects

March 2016

MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, RG20 0PB

MR. AND MRS BLYTH

PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS

LPA REF: 15/04038/FUL

2.0. Landscape Character and Visual Setting

Geographical Overview 2.1. Ball Hill is a dispersed settlement lying some 6 km south-west of the major town of Newbury in West Berkshire. It is situated within the North Wessex

FLOYD MATCHAM Downs AONB where there is a statutory duty to conserve and enhance the Landscape Architects natural beauty of the landscape. March 2016

MEADOW BROOK FARM, BALL 2.2. Ball Hill and its environs comprise an area of gently undulating landscape HILL, NEWBURY, HAMPSHIRE, RG20 0PB lying mainly between 100m and 125m AOD, some 3km to the north-west of

MR. AND MRS BLYTH the main chalk ridge of the North Wessex Downs. The area is notable for

PROPOSED CONSTRUCTION its extensive tree cover, comprising woodland blocks, copses and OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY hedgerow trees, together with tall established hedgerows. GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS 2.3. There are numerous small stream and watercourses in the area and these

LPA REF: 15/04038/FUL generally drain to the shallow valley of the River Enborne, which lies to the

north of Ball Hill. The Enborne flows in an easterly direction to the south of

Newbury before turning north-east to join the River Kennet (a tributary of the River Thames) near Aldermaston.

2.4. Ball Hill is a mainly residential settlement which has grown up on either side of the main road (running in an east-west direction) that links Newbury with the rural settlements, such as East and West Woodhay, lying to the south-west of the town. Development has become established along the main road and along several side roads including Knights Lane and Gore End Road (on the north side of the main road) and along some sections of the unnamed roads that lead south.

2.5. The principal landscape characteristics of the area are described more fully in the Basingstoke and Deane Landscape Assessment2. This study describes the key landscape characteristics of identified landscape character areas (LCAs) within Basingstoke and Deane District that contain one or more distinctive landscape types. Ball Hill lies within the Highclere and Burghclere landscape character area where there is a range of

2 Prepared by Landscape Design Associates in association with Wessex Archaeology, June 2001. 4

landscape types. The landscape types most commonly found in the Ball

Hill area comprise:

 FW2 mixed farmland and woodland

 FW3 mixed farmland and woodland small scale

 V5 small-scale minor valleys FLOYD MATCHAM Landscape Architects 2.6. Key characteristics of the Highclere and Burghclere Landscape Character March 2016

MEADOW BROOK FARM, BALL Area that are relevant to the Ball Hill area are: HILL, NEWBURY, HAMPSHIRE, RG20 0PB  subtle but complex landform, steep in places but generally gently MR. AND MRS BLYTH undulating and falling towards the River Enborne in the north,

PROPOSED CONSTRUCTION dissected by a network of minor tributary valleys; OF A TWO BEDROOM HOUSE  small-scale mosaic of woodland, some mixed farmland and APPEAL STATEMENT BY numerous paddocks, giving an enclosed, intimate character in parts; GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS  area west of the A34 lies within the North Wessex Downs ‘Area of Outstanding Natural Beauty’ (AONB) and generally has a quiet, rural LPA REF: 15/04038/FUL character away from larger residential areas, apart from some noise and visual intrusion from the A34 and A343;

 generally medium to small-scale fields, with a predominance of pasture, enclosed within an established assarted woodland3 and intact hedgerow structure with a high proportion of hedgerow trees;  low intervisibility across the area, with vegetation and the low-lying nature of the landscape containing views. 2.7. There is a moderately extensive network of public rights of way connecting Ball Hill to the surrounding countryside. Many of these follow existing farm tracks and minor roads.

Landscape Character and Setting of the Appeal Site

2.8. The appeal site comprises a small farmyard located to the west of an unnamed minor road called Woolton Hill, which links the settlement of the same name to Ball Hill. The farmyard is approached along a short gravelled drive leading from a tarmac drive that serves Burley Moor Farm and an adjoining modern dwelling, Burley Glen.

2.9. The proposed dwelling would replace a group of agricultural dwellings, comprising single-storey timber-clad buildings of no special architectural

3 ‘assarted woodland’ refers to woodland containing clearings 5

character, located on the west side of the farmyard. An existing barn and

stables that line the eastern side of the farmyard would be retained.

2.10. Meadow Brook Farm and its immediate surrounding area have many of the characteristics of the Highclere and Burghclere Landscape Character Area

that were described previously. The farm itself comprises a series of small

FLOYD MATCHAM paddocks defined by a mixture of field fences and hedgerows together with Landscape Architects mature hedgerow trees, adjoining the existing compact group of agricultural March 2016

MEADOW BROOK FARM, BALL buildings. HILL, NEWBURY, HAMPSHIRE, RG20 0PB 2.11. The farm occupies low-lying land which is poorly-draining in parts. There is MR. AND MRS BLYTH a small stream which crosses the drive leading to Meadow Brook Farm, PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE draining to the east. The lowest point is at approximately 117m AOD and

APPEAL STATEMENT BY there are no other permanent surface water features. GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS 2.12. There is good tree cover throughout the local area with mainly small and

LPA REF: 15/04038/FUL medium-sized fields defined by tall mature hedgerows, many containing

semi-continuous lines of hedgerow trees. There are also some small woodland blocks and copses, including an area of partly cleared woodland adjoining the drive to Burley Moor Farm. Field sizes around Burley Moor Farm and Meadow Brook Farm are mainly small but there are larger fields to the south of bridleway 8 adjoining Woolton House Farm and Woolton House. The majority of fields are under pasture.

2.13. In terms of settlement, Meadow Brook Farm lies near to several building groups, including the houses and farm buildings at Burley Moor Farm and Burley Glen (to the north), Burley Moor (on the east side of Woolton Hill) and Woolton House Farm and Laundry Cottages (to the south-west). These building groups all lie within a radius of about 250m from Meadow Brook Farm. Woolton House lies some 500m to the south-east of Meadow Brook farm.

2.14. There are two public rights in the immediate vicinity of the appeal site and they are shown on the plan at Appendix 1. The first section of tarmac drive, leading to Burley Moor Farm from Woolton Hill is followed by public footpath 7a. After leaving the tarmac drive, the footpath crosses a field to

the west of Meadow Brook Farm to join a ‘no-through’ road leading from

Woolton Hill to Woolton House Farm. This ‘no-through’ road is also classified as public bridleway no 8.

Visual Character of the application site

2.15. The visual character of the application site can be described most easily by FLOYD MATCHAM Landscape Architects reference to the sequence of photographs in Appendix 2. The viewpoints

March 2016 for these photographs are shown on the Viewpoint Location and

MEADOW BROOK FARM, BALL Landscape Context Plan at Appendix 1. HILL, NEWBURY, HAMPSHIRE, RG20 0PB 2.16. The photographs show representative near and middle-distance views MR. AND MRS BLYTH looking towards the site of the proposed new dwelling. There are no distant PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE views towards the appeal site because the topography is gently undulating APPEAL STATEMENT BY GRAHAM FLOYD and intervsibility is very limited by intervening hedgerows, field boundary LANDSCAPE AND VISUAL CONSIDERATIONS trees and woodlands. All photographs show views from public viewpoints

LPA REF: 15/04038/FUL on roads or public rights of way.

2.17. Photograph 1 looks along the gravelled track leading to the small farmyard at Meadow Brook Farm. The existing agricultural buildings that are proposed to be demolished can be seen on the right of the farmyard, which adjoins a series of paddocks. There are no distant views beyond the farm in this view because it is substantially surrounded by tall hedgerows and tree lines.

2.18. The view in photograph 2 looks across to the farm buildings from public footpath 7a, and this view shows the agricultural buildings on the east side of the farmyard and a car parking area. The small stream that crosses the site can be seen in the foreground.

2.19. A slightly longer view from public footpath 7a is shown on photograph 3 and, in this view, the farm buildings are partly screened by an intervening hedgerow with mature hedgerow trees. I anticipate that the buildings will be substantially screened in the summer months when the intervening vegetation is in leaf.

2.20. Photograph 4 looks across the same field as seen in photograph 3 but

from a viewpoint at a field gate on public bridleway 8. The substantial

nearby dwellings at Burley Moor Farm and Burley Glen can be seen in this view, partly concealed by intervening trees.

2.21. Screening of the farm buildings at Meadow Brook Farm by the intervening

hedgerow is more pronounced in this view which also shows, on the left of

FLOYD MATCHAM the view, the tall mature hedgerow that runs along the west side of the Landscape Architects field. This hedgerow continues along the full length of the road followed by March 2016

MEADOW BROOK FARM, BALL bridleway 8 and substantially screens views towards the appeal site from HILL, NEWBURY, HAMPSHIRE, RG20 0PB bridleway 8 (see photograph 5).

MR. AND MRS BLYTH 2.22. Photograph 5 shows the mature hedgerow adjoining public bridleway 8. PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE In this winter view there is a very restricted glimpsed view towards the

APPEAL STATEMENT BY appeal site and farm buildings but along most of the bridleway the view is GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS obscured by the roadside hedgerow.

LPA REF: 15/04038/FUL 2.23. Another glimpsed and partly-screened view towards the appeal site can be

seen on photograph 6, which looks north-west from a field gate on the junction of bridleway 8 and Woolton Hill. In this winter view, the upper part of the existing barn (to be retained) situated on the east side of the farmyard is visible. However, the tall hedgerow with mature hedgerow trees lying to the east of the farmyard substantially screens views of the farmyard at Meadow Brook Farm.

2.24. Finally, as demonstrated in the view on photograph 7, there are no clear views towards the appeal site from the section of drive leading to Burley Moor Farm followed by public footpath 7a. In this view, the existing buildings on the appeal site are screened by an intervening hedgerow with hedgerow trees.

3.0. The Proposed Development: Landscape and Visual Effects

The Proposed Development 3.1. The submitted design and access statement provides full information about the design concept for the new dwelling. In this section of my appeal

FLOYD MATCHAM statement, I summarise the main design characteristics of the proposed Landscape Architects development that are relevant to consideration of the likely landscape and March 2016 visual effects that will occur. MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, RG20 0PB 3.2. The proposed dwelling is a simple two-storey design that would directly

MR. AND MRS BLYTH replace existing agricultural buildings that have no special character. The

PROPOSED CONSTRUCTION rectangular footprint of the new dwelling would be slightly larger than the OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY agricultural dwellings to be demolished and the ridge height, at about 6.1m GRAHAM FLOYD LANDSCAPE AND VISUAL above existing ground level, would be about 2m higher than the existing CONSIDERATIONS stable. LPA REF: 15/04038/FUL

3.3. In absolute terms, the ground floor area of the new dwelling, at 77.5 sq.m,

is comparatively small and considerably smaller than most of the nearby houses. Moreover, in terms of its scale in relation to the adjoining retained agricultural buildings, it would not appear unduly large or incongruous. It should be noted also that the proposed residential curtilage of some 670 sq.m is commensurate with the modest size of the dwelling.

3.4. The dwelling has been designed with barn-like qualities and detailing to reflect its location within a group of agricultural buildings. A simple palette of materials would be employed comprising vertical and horizontal timber cladding and a slate roof, together with powder coated aluminium window frames.

Landscape effects

3.5. Individual dwellings in the countryside, whether traditional or contemporary in design, are a familiar and established feature of the settled landscape in the Highclere and Burghclere landscape character area. However, it is right to acknowledge that construction of any new building within the countryside will have some effect on landscape character, however small. 9

3.6. In the case of the proposed dwelling at Meadow Brook Farm, great care

has been taken to ensure that the size and scale of the new dwelling would be in keeping with the small-scale agricultural setting of the appeal site and that it would make a positive contribution through good architectural design to the landscape character of the Ball Hill area. These positive attributes

are reinforced by the decision to site the new dwelling as part of an existing FLOYD MATCHAM Landscape Architects group of agricultural buildings, thus ensuring that the compact nature of the March 2016 farmyard is retained and avoiding a significant increase and change in the MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, overall footprint of the building group. RG20 0PB

MR. AND MRS BLYTH 3.7. Importantly, the development could be undertaken without the loss of any

PROPOSED CONSTRUCTION landscape elements such as individual trees, woodland belts or hedgerows OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY that make a distinctive contribution to the Highclere and Burghclere GRAHAM FLOYD LANDSCAPE AND VISUAL landscape character area. Similarly, it would not be necessary to undertake CONSIDERATIONS any significant ground modelling or levelling because the dwelling would be LPA REF: 15/04038/FUL constructed at the same level as the buildings it would replace. Finally, in

the event that the appeal is allowed, the local planning authority would be able to control the design of external landscaping (both hard and soft) if the Inspector considers that a landscaping condition should be applied. All of these factors underscore the minimal change to landscape character that would occur from construction of the new dwelling.

3.8. The appeal site is situated within the North Wessex Downs AONB where there is a statutory duty to conserve and enhance the landscape. This places an important duty on decision-makers to ensure that new development proposals fulfil that obligation. The National Planning Policy Framework (NPPF) states that major developments should not normally be allowed in AONBs and National Parks4, but smaller developments (which would include the construction of single dwellings) are not precluded by the AONB designation.

3.9. For the reasons set out above, the proposed new dwelling would not cause any harm to the landscape character of the North Wessex Downs AONB.

4 See paragraph 116 of the National Planning Policy Framework 10

Moreover, by replacing agricultural buildings of low quality by a well-

designed new building, the scheme would positively enhance the landscape character in this part of the AONB.

3.10. Taken together, the above analysis demonstrates that the proposed

dwelling will have no material effect on the wider landscape character of

FLOYD MATCHAM the Highclere and Burghclere landscape character area and that there will Landscape Architects be no harmful effect on the landscape of the North Wessex Downs AONB. March 2016

MEADOW BROOK FARM, BALL Visual effects HILL, NEWBURY, HAMPSHIRE, RG20 0PB 3.11. Representative views looking towards the application site have been MR. AND MRS BLYTH described in Section 2 of this report. The remainder of this section, PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE discusses the likely visual changes that would arise from the construction APPEAL STATEMENT BY GRAHAM FLOYD of the new dwelling. LANDSCAPE AND VISUAL CONSIDERATIONS 3.12. The views described in section 2 of the report illustrate that the appeal site LPA REF: 15/04038/FUL is visually very well-contained in the landscape, even in the winter months

when the photographs were taken. Moreover, the site cannot be seen at all in any distant views. The only public views towards the appeal site are those which can be obtained from public footpath 7a and from occasional viewpoints on public bridleway 8. Apart from a partial glimpsed view over a field gate (photograph 6), there are no views towards the appeal site from Woolton Hill.

3.13. At those locations from where the appeal site can be seen more clearly, mainly in views from public footpath 7a, the new dwelling would appear slightly taller than the existing barns that it would replace and its massing would also be slightly greater. However, these visual changes would be comparatively small and the new dwelling would not appear out of scale with the retained buildings or the landscape setting in which it would be situated. Moreover, through good architectural design and the use of appropriate vernacular materials, when compared with the buildings it would replace, the new dwelling could certainly be viewed by some observers as a beneficial change in the landscape.

3.14. Notwithstanding that any change could be seen as visually beneficial,

footpath 7a is not a heavily-used public footpath. Consequently, the modest visual change that would arise would only be seen by a comparatively small number of walkers. This does not diminish the requirement to ensure that any visual change is well-designed but it

underscores the limited visual effect in public views that would arise from FLOYD MATCHAM Landscape Architects construction of the new dwelling. March 2016

MEADOW BROOK FARM, BALL 3.15. There are also limited views towards the appeal site from public bridleway HILL, NEWBURY, HAMPSHIRE, RG20 0PB 8 but, in these views, the lower part of the new dwelling would be largely

MR. AND MRS BLYTH concealed by intervening hedgerows and trees. The slightly higher ridge

PROPOSED CONSTRUCTION line may be glimpsed over the intervening hedgerows but this would not be OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY perceived as an intrusive or incongruous change. Indeed, glimpses of ridge GRAHAM FLOYD LANDSCAPE AND VISUAL lines and the upper elevations of houses, often framed by mature trees, are CONSIDERATIONS a commonplace feature of the landscape in the Ball Hill area. LPA REF: 15/04038/FUL

4.0. Reason for Refusal No.2

4.1. The second reason for refusal of the notice dated 14th January 2016 alleges that the development would have an adverse impact on the sensitive rural landscape character and visual amenities of this part of the

North Wessex Area of Outstanding Natural Beauty. In consequence the FLOYD MATCHAM Landscape Architects development would not accord with paragraph 115 of the NPPF or Saved

March 2016 Policy E6 of the adopted local plan.

MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, 4.2. Paragraph 115 of the NPPF states that great weight should be given to RG20 0PB

MR. AND MRS BLYTH conserving landscape and scenic beauty in National Parks, The Broads

PROPOSED CONSTRUCTION and AONBs. Saved Policy E6 of the adopted local plan states that planning OF A TWO BEDROOM HOUSE permission will only be granted where it is demonstrated that the proposals APPEAL STATEMENT BY GRAHAM FLOYD will be sympathetic to the landscape character and quality of the area LANDSCAPE AND VISUAL CONSIDERATIONS concerned. LPA REF: 15/04038/FUL 4.3. Refusal Reason no 2 has been drafted because of the objection raised by

the Landscape Team in response to a consultation request placed by the case officer on 23rd November 2015. I will now examine the consultation response in detail. The full text of the consultation response is reproduced at Appendix 3 but, as there is no named author of the report, I shall simply refer to ‘the author’.

4.4. In the first paragraph under Comments, the character of the appeal site and surrounding area is described. This description is accurate but incomplete because the author does not mention the presence of several existing houses in the vicinity of the appeal site. Consequently, the impression is gained that the appeal site is situated in a wholly rural area where there are no other dwellings. I have previously noted that houses are an established part of the settled landscape at Ball Hill.

4.5. Under the discussion of Landscape Character, the author considers that harm would be caused through ‘domestication of what is currently a rural landscape in this location’. This is a very curious objection because it implies that a new house in the countryside is somehow an incongruous

element whereas, as I have sought to demonstrate, houses are by no

means an unusual or incongruous element of the countryside.

4.6. In reality, the term ’domestication’ has little to do with a discussion of landscape character and seems to relate more to a question of land use.

While a change in land use would certainly occur, it does not follow that

FLOYD MATCHAM this would automatically cause harm. The test for assessing harm to Landscape Architects landscape character must consider the effect on the landscape arising from March 2016

MEADOW BROOK FARM, BALL the nature, size and scale of the development and from any direct impacts HILL, NEWBURY, HAMPSHIRE, RG20 0PB on existing landscape elements, especially those that contribute to

MR. AND MRS BLYTH distinctive character. I have demonstrated previously that the development

PROPOSED CONSTRUCTION would cause no material harm to landscape character for the reasons set OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY out in Section 3 of this statement. GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS 4.7. The author goes on to allege that the dwelling is ‘significant in size and

LPA REF: 15/04038/FUL scale , with domestic attributes not typically found within agricultural

buildings, and would be more prominent and imposing within the landscape

than the barn it would replace.…’. This is quite simply a considerable over- statement of the actual landscape effect that would occur. The proposed dwelling has been designed and located specifically to ensure that it would not be excessively large and would be in scale with the remaining buildings in the farmyard. It would certainly not be a prominent or imposing dwelling in the landscape

4.8. Moreover, while a new dwelling would most certainly have domestic rather than agricultural design attributes, this is not implicitly harmful to landscape character. Indeed, the architect has expressly set out to engage his design with the modest agricultural character of the farmyard. That design approach has not been acknowledged in the consultation response.

4.9. The author does acknowledge in the discussion under Landscape Character that there are scattered dwellings within the rural landscape surrounding the site but, for unexplained reasons, the addition of a further modest dwelling ‘…is considered to be an erosion of the rural landscape character within a particularly sensitive designated landscape’.

4.10. It is right to acknowledge that the North Wessex Downs AONB, taken as a

whole, must be considered as a landscape that is particularly sensitive to change. However, there are no special, unusual or very distinctive landscape characteristics on or near the appeal site to warrant treating the application any differently from similar applications in the local area where

new dwellings have been permitted. Indeed, the claim that the new FLOYD MATCHAM Landscape Architects dwelling would erode landscape character is simply not supported for the March 2016 reasons I have set out in Section 3 above. MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, RG20 0PB 4.11. In the discussion under Visual Amenity, the author identifies that there are

MR. AND MRS BLYTH public rights of way and a local road in the vicinity of the appeal site and

PROPOSED CONSTRUCTION says that the appeal site is ‘…likely to be visible from points along all of OF A TWO BEDROOM HOUSE

APPEAL STATEMENT BY these publicly accessible routes’. In fact, as demonstrated by the GRAHAM FLOYD LANDSCAPE AND VISUAL photographs in Appendix 2, the appeal site cannot be seen easily from all CONSIDERATIONS of these publicly accessible routes, with views from public footpath 7a LPA REF: 15/04038/FUL providing the only clear views of the appeal site. There are no views at all

towards the appeal site from Woolton Hill, other than the view over the field gate on photograph 6, and very few views from public bridleway 8.

4.12. It is right to acknowledge that the new dwelling, having a higher ridge line, may be more visible in views towards the appeal site than the existing barns it would replace. Nevertheless, because the appeal site is visually well-contained, the extent of the visual change that might be observable would be very modest. I note here that the roofing material will be grey slate and this is a particularly recessive colour in the landscape. These factors would ensure that the new dwelling would not be visually prominent in the landscape.

4.13. I do not concur with the suggestion that the new house ‘would be clearly visible in the skyline’. In this locality, there is no clear skyline formed by the landform because the topography is relatively flat. Instead, the skyline is of variable height being formed by existing vegetation, comprising woodlands, tree belts, hedgerows and hedgerow trees. Consequently, the skyline has a fragmented appearance and it will change according to the viewpoint.

Moreover, because the ridge height of the dwelling (6.1m above ground

level) would be comparatively low, in most views it would be substantially lower than the canopy height of the surrounding trees.

4.14. In the final paragraph of the consultation response (prior to Key Issues)

the author concludes that inevitable ‘external domestic paraphernalia’

FLOYD MATCHAM would have further adverse impacts on local landscape character and Landscape Architects visual amenity. This is a very strange concern which I shall briefly explore. March 2016

MEADOW BROOK FARM, BALL 4.15. ‘Paraphernalia’ simply refers to personal belongings and any future HILL, NEWBURY, HAMPSHIRE, RG20 0PB occupier of the dwelling would be legally entitled to use the residential MR. AND MRS BLYTH curtilage to house external equipment such as a coal bunker or a child’s PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE swing. These are entirely normal but very minor consequences that may

APPEAL STATEMENT BY arise when a new dwelling is occupied at any location. The private use of a GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS single domestic curtilage is highly unlikely to lead to significant changes in

LPA REF: 15/04038/FUL landscape character or visual amenity sufficient to warrant refusal of a

planning application. Accordingly, this should not be matter of concern to

the planning authority. I note here that the proposed domestic curtilage is very modest in area, so the likelihood of ‘inevitable….domestic paraphernalia’ causing harm to landscape character or visual amenity is vanishingly small.

4.16. In the final part of the landscape consultation response, the author speculates about further harm and erosion of the rural landscape from subsequent construction of ancillary buildings that are not the subject of this appeal. Plainly, in accordance with established planning practice, any future planning application should be considered on its merits while, if it is considered appropriate, permitted development rights could be curtailed by condition of any approval. Therefore concern about further erosion of landscape character is not a sound reason for refusing this application.

4.17. In summary, for the reasons set out above, I consider that the landscape objection fails to demonstrate why the proposed development would not comply with saved Policy E6 of the adopted local plan.

5.0. Summary and Conclusions

5.1. In this appeal statement I have::  examined the landscape character and visual setting of an application site for the construction of a new dwelling, replacing

existing agricultural buildings, at Meadow Brook Farm, Ball Hill, FLOYD MATCHAM Landscape Architects Newbury.

March 2016  described the proposed development and considered the likely MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, landscape and visual effects that would arise; and RG20 0PB

MR. AND MRS BLYTH  examined the consultation response of the Council’s landscape team

PROPOSED CONSTRUCTION OF A TWO BEDROOM HOUSE which has raised an objection to the construction of the proposed

APPEAL STATEMENT BY dwelling. GRAHAM FLOYD LANDSCAPE AND VISUAL CONSIDERATIONS 5.2. My appeal statement demonstrates;

LPA REF: 15/04038/FUL  the appeal site comprises a small farmyard located in a settled, rural

area of Ball Hill within the North Wessex Downs AONB;

 the appeal site and surrounding area is located within the Higchlere and Burghclere landscape character area and the local landscape characteristics are very typical of this part of the landscape character area;

 the appeal site is visually well-enclosed by tree belts, hedgerows and hedgerow trees and can only be seen clearly in views from public footpath 7a;

 the proposed dwelling is of modest size, with a commensurate small residential curtilage, has been designed to reflect its agricultural setting and would be in scale with the retained agricultural buildings on the site;

 development could be undertaken without the loss of any landscape elements that make a distinctive contribution to the Highclere and Burghclere landscape character area;

 for the reasons explained in this statement, the proposed

development would not cause any material harm to landscape character in this part of the North Wessex Downs AONB;

 similarly, through good architectural design, the proposed dwelling

would not cause any visual harm and it may be viewed as visually

FLOYD MATCHAM beneficial by some observers; and Landscape Architects

March 2016  there is no basis for refusing the application arising from the future

MEADOW BROOK FARM, BALL HILL, NEWBURY, HAMPSHIRE, domestic use of the dwelling and its residential curtilage. RG20 0PB 5.3. Accordingly, I consider that the proposed development would accord with MR. AND MRS BLYTH

PROPOSED CONSTRUCTION paragraph 115 of the National Planning Policy Framework and it would not OF A TWO BEDROOM HOUSE be contrary to Saved Policy E6 of the adopted local plan. APPEAL STATEMENT BY GRAHAM FLOYD LANDSCAPE AND VISUAL 5.4. In relation to landscape considerations (Refusal Reason No.2), I CONSIDERATIONS respectfully request the Inspector to allow the appeal. LPA REF: 15/04038/FUL

Graham Floyd Director, Floyd Matcham, Chartered Landscape Architects 8th March 2016

APPENDIX 1

VIEWPOINT LOCATION AND LANDSCAPE CONTEXT PLAN PH 117m CROCKERS 124m NOTES 123m M E Knights 119m

Close 124m 125m

124m Ball Hill The Hatt Cottage W Farm The Scotswood Stud

REV NO 121m The Track Barn House Ball

Hill

Woolton House Wellington Stud Burley Cottages Cottages

Longworthy Burley Moor 113m FLOYD MATCHAM

125m Farm Burley Moor 7 Landscape Architects Burley Glen 1 Graham Floyd Burley 129m 2 Oakhurst

116m Oakwood

Path Meadow Brook House Footpath 7a 6 Farm Footpath 6 NOTATION 3

Nether Appeal site FB Bridleway 8 Oakhurst DRAWING NAME Track 5 Contours at 5m interval 116m VIEWPOINT LOCATION AND Ford Laundry 4 LANDSCAPE CONTEXT PLAN Woodland blocks Cottages CLIENT 123m Photo viewpoints 3 MR. AND MRS. BLYTH Lodge Woolton House North Wessex Downs AONB PROJECT NAME Farm Public rights of way MEADOW BROOK FARM

(footpath numbers shown for PROWs near 120m EASTapplication site) WOODHAY CP BALL HILL, HAMPSHIRE

JOB NO DWG NO 115m

Woolton FMH_121 APPENDIX 1

Resr House SCALE DATE &URZQFRS\ULJKWDQGGDWDEDVHULJKWV>@cov Ordnance Survey 0100031673 Drain 1:5000 03_2016

Lodge The APPENDIX 2

PHOTOGRAPHS parking area barns proposed to be demolished paddocks at Meadow Brook Farm

Photograph 1: Looking south along access drive to Meadow Brook Farm.

access drive parking area barn to be retained stables to be retained barns proposed to be demolished paddocks of Meadow Brook Farm stream channel

Photograph 2: Looking south-east from public footpath no. 7a

Meadow Brook Farm, Ball Hill Representative views Appendix Photos 1-2 3 modern dwelling at route of public footpath 7a barns proposed to be demolished barn to be retained Burley Glen buildings at Burley Moor Farm parking area partly concealed by trees

Photograph 3: Looking north-east from public footpath 7a

route of public footpath 7a modern dwelling at buildings at Burley Moor Farm barns proposed to be demolished hedgerow and tree line on boundary of Burley Glen partly concealed by trees paddocks attached to Meadow Brook Farm

Photograph 4: Looking north-east from bridleway 8 on road leading to Woolton House Farm

Meadow Brook Farm, Ball Hill Representative views Appendix Photos 3-4 3 glimpsed view of buildings at Meadow Brook Farm

Photograph 5: Looking north from bridleway 8 on road leading to Woolton House Farm.

glimpsed view of buildings at Meadow Brook Farm

Photograph 6: Looking north-west from field entrance on minor road between Ball Hill and Woolton Hill.

Meadow Brook Farm, Ball Hill Representative views Appendix Photos 5-6 3 field boundary hedgerow and trees screening views towards buildings at Meadow Brook Farm

Photograph 7: Looking south from footpath 7a on drive leading to Burley Moor Farm.

Meadow Brook Farm, Ball Hill Representative views Appendix Photo 7 3 APPENDIX 3

LANDSCAPE TEAM CONSULTATION RESPONSE LANDSCAPE TEAM RESPONSE PLANNING APPLICATION REFERENCE: 15/04038/FUL SITE: Meadow Brook Farm, Ball Hill, Hampshire

Rob,

I refer to your memo dated 23 November 2015, regarding the above.

Comments of: Landscape Team Comments relate to the following/document no(s): - Location Plan - 2A.02: Block Plan and Roof Plan - Existing Elevations - Proposed Elevations - Design and Access Statement

Application: Objection. The proposal submitted would be unacceptable in landscape terms, having adverse impacts on both the landscape character and visual amenity of the landscape within the North Wessex Downs Area of Outstanding Natural Beauty (AONB). The following comments apply.

Comments: The application site is situated outside any settlement policy boundary within open countryside between the settlements of Ball Hill and Woolton Hill. The site is located within the North Wessex Downs Area of Outstanding Natural Beauty (AONB), which is a national designation noting the sensitivity of the landscape in this location. The landscape in this area is distinctly rural, comprising a gently undulating landform within the tributary valley of the River Enborne to the north, pattern of agricultural fields interspersed with woodland blocks, dissected by a network of country roads and lanes. The character of the landscape area is dominated by land use related to farming and the rearing of horses, including a number of farms and studs. There are a number of public rights of way within the landscape surrounding the site, which connect the villages and settlements out in to the wider countryside.

The site currently contains a number of agricultural buildings including a barn and stables, accessed by an informal track. The buildings are surrounded by a number of small scale fields and paddocks which are used for the keeping of horses. The proposal submitted is for the erection of a two storey dwelling on the site. In order to accommodate the dwelling, an existing barn would be removed.

Having reviewed the proposals, I would advise that the development would have adverse impacts on both the landscape character and visual amenity of the landscape in this sensitive location. Landscape Character The dwelling proposed would introduce residential built form in to the landscape, in a manner which would cause harm through the domestication of what is currently a rural landscape in this location. This would result in an alteration to the characteristics of the landscape, considered to be adverse. The dwelling proposed is significant in size and scale, with domestic attributes not typically found within agricultural buildings, and would be more prominent and imposing within the landscape than the barn it would replace. Whilst there are scattered dwellings within the rural landscape surrounding the site, to introduce domestic characteristics on to this site is considered an erosion of the rural landscape character within a particularly sensitive designated landscape.

Visual Amenity The site is surrounded by a number of public rights of way to the north, west and south, and from a local road to the east, and is likely to be visible from points along all of these publicly accessible routes. It is considered that the development proposed would result in alterations to the rural views which are possible of the site, the proposed dwelling being more visually prominent within the landscape and visible from the passing road network and the public rights of way. In these views, the house would be clearly visible in the skyline, compared to the current situation, where the agricultural buildings are sympathetic to the landscape character, recessive within the fields and paddocks, and therefore relatively well contained.

It is noted that the applicants do not currently propose a separate parking area for the dwelling, or additional ancillary residential buildings such as garages, sheds, garden buildings or other such structures. No proposals are made for new surfacing of the access drive, land around the proposed dwelling, patio areas or land allocated for a domestic garden. However, should the house be approved, this would inevitably result in some form of external domestic paraphernalia which would have further adverse impacts on local landscape character and visual amenity. In addition, any further proposals for additional ancillary buildings or land uses would be difficult to resist due to the precendent set by the established use of the dwelling, and would ultimately result in further erosion of the rural landscape within the North Wessex Downs AONB.

Key Issues: Impact on landscape character and visual amenity in accordance with Policy E6. Impact on the North Wessex Downs Area of Outstanding Natural Beauty in accordance with Policy E6.

I trust that the above is clear, however, if you have any queries please contact me.

Regards The Landscape Team