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ALDBOURNE CHASE FARMS

LAND AT SNAP FARM, SN8 2NP

LANDSCAPE & VISUAL IMPACT APPRAISAL

in relation to

Planning Application for Anaerobic Digestion Plant & Combined Heat & Power Unit

Patrick Griffiths : Landscape Architect 6, Upper Pavenhill, Purton, , , SN5 4DQ

Tel.: 01793 772044

Date : May 2013

Our Ref. : PMG/C313

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ALDBOURNE CHASE FARMS

LAND AT SNAP FARM, ALDBOURNE

LANDSCAPE & VISUAL IMPACT APPRAISAL

in relation to

Planning Application for Anaerobic Digestion Plant & Combined Heat & Power Unit

Contents: Page No.

1.0 Introduction 3

2.0 Site Context 3

3.0 Development Proposals 4

4.0 Site Description 5

5.0 Visual Appraisal 6

6.0 Discussion 9

7.0 Conclusions 10

Landscape Context Plan & Photo Viewpoints; drwg.no. C313/P/01

Photographs A to P

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1.0 Introduction:

1.1 This assessment has been prepared by Patrick Griffiths, BSc(Hons),Dip.LA,CMLI , an experienced Chartered Landscape Architect, upon instruction from the applicants Aldbourne Chase Farms, in order to examine the potential landscape and visual effects which would be likely to result from the proposed development at the subject site. Site visits were made during late November/early December 2012 for the purpose, including a number of record photos some of which are attached and referred to in this appraisal. These were taken using a digital camera calibrated to a setting equivalent to a 50mm. lens on a 35mm. camera. Weather conditions were generally bright with good visibility.

1.2 The approach to this appraisal and assessment of effects follows the principles contained in the Guidelines for Landscape and Visual Impact Assessment, (Second Edition, 2002, by The Landscape Institute with the Institute of Environmental Management and Assessment), but as suggested in that document, with the level of detail adapted to the particulars of the development and location being assessed. Timing of the instruction has enabled viewing during winter conditions, so that predictions of the ‘worst case’ visual impacts can be made. Additional desk based appraisal work has been carried out, including a review of existing landscape character assessments, Ordnance Survey plans and Google earth mapping. A plan showing the site’s location/context and photo viewpoints are attached.

2.0 Site Context:

2.1 The site forms part of the extensive Aldbourne Chase Estate which includes farmland on either side of Copse Drove road, running between Ogbourne St. George and Aldbourne. The site itself is located directly to the north-west of the Snap Farm complex of agricultural buildings and farm cottages.

2.2 The relevant landscape character area, in the Countryside Agency’s Countryside Character mapping and report of 1999, (Volume 8, South West) is the Berkshire and Marlborough Downs (character area 116), extending as a broad sweep of high ground from Devizes in the south-west to near Didcot to the north-east. The notable characteristics include the following description of particular relevance to the site’s context: ‘High, large-scale rolling chalk downland characterised by intensive arable farming, sparse woodland cover and few hedges or hedgerow trees becoming more enclosed towards the east’, and a further note that ‘On the chalk uplands a broad scatter of modern farm buildings and large horse racing establishments are prominent in the open landscape....’

2.3 The Berkshire and Marlborough Downs have been designated as an Area of Outstanding Natural Beauty (AONB) since 1971, and represent one of the largest areas with this designation; AONBs have long been regarded as landscapes of national importance and this status has been confirmed in the recent NPPF.

2.4 The Kennet District Landscape Assessment prepared in 1999 identified 11 different character areas in the (former) District, with this part of the AONB identified as the Marlborough Downs character area. The summary report describes the area as an expansive landscape of open, smoothly rolling downland on the high chalk uplands, mostly under intensive arable farming. The site is also indicated as forming part of the wooded chalk uplands landscape type. The landscape assessment informed the preparation of

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an associated landscape enhancement strategy plan, with the Snap Farm area within those landscapes where the objective is for a strengthening of character.

2.5 The Kennet Landscape Conservation Strategy, (first drafted in 2001), was carried forward as Supplementary Guidance to the Kennet Local Plan of 2011. The enhancement priorities and woodland strategy for the site area contain objectives including:  Plant belts/blocks of native broadleaf woodland to reinforce typical mosaic of woodland and farmland  Follow traditional pattern of shelterbelt planting to soften the impact of prominent buildings or structures …

2.6 In terms of the wider landscape context, the site is located in an area where the general landform is both elevated and broadly undulating. The site itself is situated at around 250 to 255m. AOD, with slightly higher ground just to the west, from where the landform broadly slopes down in all directions with a steep scarp slope prominent to the west. To the north-west of the site is a significant local valley, with the site of the former Medieval village of Snap on the north facing slope, beyond which the ground rises to a further area of local high ground at Upper Upham and includes the site of the further former Medieval village of Upham .

2.7 The surrounding area contains several public rights of way, - principally byways, as indicated on the attached plan, (C313/P/01), with byways running close to, or adjacent to three of the site’s boundaries. The Ridgeway long-distance footpath and public byway (local ref. ALDB 12) runs in a north-south orientation at around 400 metres west of the site with another byway (ref.ALDB 11)intersecting the Ridgeway and then running directly to the west and south of the site. This byway in part runs along the Snap Farm access, passing close to the existing farm complex and associated cottages, connecting through to Copse Drove road. A further byway (ref.ALDB 32) runs eastwards from byway ALDB 11 at the site’s north-west corner, where it is initially close to the site’s northern boundary.

2.8 Many of the surrounding roads and lanes in the area are lined by dense hedgerows which somewhat restrict open views across the landscape, even during winter months, and whilst there are significant undulations in the local topography, the elevation of the site means that there are no more elevated locations within the surrounding landscape which permit wide ranging panoramas of the site.

3.0 Development Proposals:

3.1 The planning application seeks approval for development of a combined anaerobic digester plant and a heat/power production facility. Details of the proposed site layout, the proposed buildings/structures and the background and justification for this in relation to the Estate’s farming business are illustrated and described elsewhere. Of principal relevance to the visual impact assessment are the height and appearance of the proposed digester tank located towards the east of the site. The southern part of the site is mainly reserved for the large storage clamps necessary for holding the feedstock - which, as explained elsewhere, would be mainly derived from the estate’s farmyard manure and silage etc., with some local importation from elsewhere. Towards the south-west corner of the site a storage lagoon is also required.

5 3.2 As far as possible, the necessary structures have been ‘terraced’ into the sloping ground to reduce their actual maximum heights. The digester tank is of approximately 12 metres overall height, with its roof apex height at around 263.5m. AOD, which can be compared with those of the substantial barns adjacent to the east; the Trafalgar building has a ridge height of 258.26m. AOD, whilst the straw barn has a ridge height of 261.7m. AOD and eaves height of 258.97m. AOD. A small technical building is also required to serve the plant, of around 8 metres ridge height, - proposed at the eastern edge of the silage clamps, directly south of the digester tank. It is proposed that both structures, - the tank and the technical building would be finished in green colour cladding, with grey roof claddings.

3.3 The silage clamps towards the southern part of the site, whilst occupying a substantial area, are proposed to be only of 3.8 metres high, and at their southern end around half of this height would be terraced into the slope of the ground; the clamp walls will therefore be lower than the southern boundary hedge. Other than in brief, exceptional circumstances the height of the stacked silage ‘fuel’ would not exceed the height of the retaining silage clamp panels. Other smaller related structures as detailed elsewhere also form part of the AD facility, but would generally not have any significant effect upon the scheme’s visual impact, with possible exception of the exhaust stack at approximately 4.5m. high and the emergency gasflare stack at around 7m. in height. These are both slender structures to be located close to the digester tank. The lagoon area will be set into the ground, resulting in minimal visibility, and is in any event typical of farming uses.

4.0 Site Description:

4.1 The site itself slopes down moderately gently from south to north with a maximum overall fall of approximately 7 metres between the southern and northern boundary hedges. The site’s eastern boundary is formed by a line of mature trees including Beech and Oak, - predominantly open below the tree canopies. Beyond this to the east is part of the substantial farmyard complex including two substantial modern agricultural buildings referred to above; - a straw barn aligned approximately north- south and the ‘Trafalgar’ building running approximately on a west-east axis, which were erected in 2007 and 2005 respectively. The proposed layout would introduce a new roadway access through a gap in the boundary tree line, to link between the existing farm area and the digester/power facility.

4.2 The site field is currently open grassland with surrounding hedgerows to north, west and south, and the above mentioned tree line to the eastern boundary of the site. The hedgerow forming the boundary with byway ALDB 11 to the south of the site field, is a mature, well-established hedge, fairly dense and typically 2.5 metres tall. The hedge lining the western boundary of the site field is more recent and immature, around 2.25 metres tall but not dense, particularly during winter months. The hedgerow along the northern boundary is variable, containing mature bushes to around 3 metres in height but with some gaps and weaker/open sections.

4.3 Approaching the site from the Copse Drove road to the south along byway 11, one initially passes the existing farmhouse and cottages and subsequently gains partial views of the farm complex, with related activity and vehicle movements at times.

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5.0 Visual Appraisal:

5.1 Visual appraisal of the site and of the proposed development is assisted by the presence of the existing buildings on the adjacent farm complex, - especially the two substantial barns as noted above, just to the east of the site. Both the site itself and these buildings are clearly evident from certain near to middle distance locations, but the opportunities for views from publicly accessible locations at long distances from the site (1.5km. or above), are found to be very much limited. Potential visibility of the site can be considered in terms of two principal categories, - near views, particularly those from the byways in the immediate vicinity of the site, and the less frequent middle-distance or wider views from the surrounding landscape.

5.2 Photo A shows a view into the site, looking northwards from the existing field access at its south- east corner. The mature tree line forming the eastern boundary is evident to the right of the photo. PhotoC illustrates a view across the site field (through a gap in the western boundary hedge), looking towards the farm complex, with the straw barn visible through the tree line beyond the site.

5.3 Photo B shows a view approaching the site along byway 11 from the south, around 70m. from the site. As noted above, the site slopes down by some 7m. from its southern edge, but it is anticipated that the upper part of the tank, - principally the roof portion, would become visible in this area, particularly where it might be seen through the field access gateway. Photo D shows a view from the byway (ALDB 32) which runs just to the north of the site field, with the site and existing barns visible above the intervening hedgerow. The proposed development would be obvious at this point, with the visible ridge line of the straw barn giving an indication of the height of the tank.

5.4 Photo E is a further view from the same byway, looking towards the site from a distance of around 250metres. Although the barns are hidden by the ‘shoulder’ of the steeply rising ground, the northern end of the boundary tree line becomes apparent in this section of the byway and the upper part of the tank would therefore be visible. Photo F shows a view looking eastwards along byway 11 at approximately 300m. from the site, - where a first very limited glimpse of the proposed structure is likely to become available in approaching from this direction.

5.5 Photo G is taken from the byway ALDB 35 at around 1km. east of the site and demonstrates that there would be no visibility of the proposals from this relatively lower lying land area, including from byway 32 to the east of the photo E viewpoint. Photo H is again taken from byway 35, on the higher ground to the north, some 1.15kms. from the site, where the site field and boundary tree line become largely visible. It should, however be stressed, that most of the western edge of this byway is lined by a hedgerow of moderate density and this view is taken through one of the few open gaps. A more restricted and filtered, private glimpse view might also be available from High Clear House to the east of this view location, - although at a distance of more than 1.4kms. from the site.

5.6 Photos I to L are all taken from the byway which runs through Upper Upham – ALDB 14, which then joins the Ridgeway to the west. Photo I shows a view from close to the group of 6 houses at about 1.2kms. from the site. The existing, adjacent large barns are apparent and the proposed structures, - particularly the digester tank, would also be partially visible. Comparison with the ridge height of the straw barn suggests that the tank roof would not significantly breach the visible skyline and there would generally be a backdrop of mature trees beyond the site. Of the 6 houses in this area of Upper Upham, it appears that only two are aspected to enable direct views towards the site from their rear elevations, and

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the tank itself would only be glimpsed through the line of mature trees along the site’s eastern edge. In any views from east of Upper Upham the site would be largely contained behind the straw barn.The view in photo J just west of the settlement looks more directly into the site from a distance of slightly over 1km. away. The two barns are clearly visible as would be the tank, but again it can be assessed that only a small part of this would extend somewhat higher than the existing hedgerow forming the southern boundary of the site field and that with the proposed use of suitably coloured claddings it would not stand out or ‘draw the eye’. The clamps would be concealed in views from the north/north- west by proposed mounding and planting as described below.

5.7 The view shown in photo K is from the byway further to the west and slightly further way from the site, showing how the combination of intervening landform and tree cover substantially curtail views of the site. The topography entirely precludes views from the byway along a section of some 250m. just to the west of this viewpoint, before more open elevated land towards the Ridgeway enables further largely uninterrupted visibility. Photo L is at a distance of just over 1km. from the site and whilst the proposed tank structure would be apparent, it would be set against the backdrop of the existing farm barns and the mature tree line.

5.8 The route of the Ridgeway between its junction with byway 14 to the north and byway 11 to the south does not provide any direct views towards the site. Closer to byway 14 views are again entirely prevented by the intervening topography along a section of around 400m. in length, whilst to the south of this the relatively dense hedgerow lining the eastern edge of the Ridgeway substantially limits any clear visibility. Much of the hedgerow includes ivy covering and is therefore reasonably dense even during winter months and where glimpse views are available through occasional small gaps or open sections these principally only reveal the roof of the straw barn. Consequently it is considered that there is no visibility, or no significance to views, in this section between byways 11 and 14.

5.9 Photo M shows a view from the Ridgeway, at its junction with Copse Drove some 875m. to the south of the site. Comparison with the visible portion of the straw barn indicates that the top of the tank might be just perceptible above the intervening hedges, but that the significance of this would be negligible. Photo P shows a further view from this more open section of the Ridgeway, in this case from a distance of approximately 600m. from the site. There is some sporadic intervening vegetation here, but again assessment against the ridge height of the straw barn confirms that actual visibility of proposed tank structure would be insignificant.

5.10 To the south of its junction with byway 11 the Ridgeway is again lined by a mature hedgerow along its eastern margin for a distance of around 500metres. The hedge is less dense and consistent than along the section to the north described above, generally still of moderate density, but permitting occasional filtered views towards the site. Photo N is an exceptional fully open view through a field access gateway, where the upper part of the tank would be visible above the intervening hedgerow cover. Only the roof section would be apparent, however, and would be seen set against the backdrop of the existing barns and the mature tree line beyond the site. Photo O is a view from byway 11 at around 90m. west of the Ridgeway, confirming that there would be no potential visibility of the proposed development from this byway further to the west.

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5.11 Site visits to inform the foregoing analysis, in conjunction with an examination of topography around the site have enabled a zone of visual influence to be predicted as plotted on the attached plan of photo view locations. There are, of course, substantial areas of this zone where no public access is available and as described above there are areas within it where no visibility of the proposed development would occur, - due to either local topographical variations or significant existing vegetation features intervening.

5.12 Potential visibility of the scheme is summarised below:

Medium range views:  Byway ALDB 14; sections to west and east of Upper Upham (not continuous) at distances of 1km. and more. Existing large farm barns already noticeable.  Dwellings: - 2 houses at Upper Upham likely to gain relatively direct views of the site; 3 or 4 properties may obtain indirect or filtered views.  Byway ALDB 35; section of approximately 350metres on higher ground likely to obtain limited/filtered view to site, or partial view where openings in the hedgerow occur.  The Ridgeway; occasional glimpse/well-filtered views towards site but proposed structures not considered to be visible to a significant degree.

Near range views:  Byway ALDB 11 adjacent to site field; - section directly to west of site field – some 150metres, would obtain partial views due to the sparse nature of the boundary hedge. Section directly south of site field would only attain limited/well-filtered views – even during winter conditions.  Byway ALDB 11 beyond site; local sections only to west and south of site field would gain limited or partial views on approach to site.  Byway ALDB 32; a section to the north of the site – some 850metres, would gain views varying from partial to full.

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6.0 Discussion:

6.1 The views and example photos described above have provided the basis for assessing the degree to which the proposed development might be seen and for analysing the significance of visual effects, where this occurs. Overall, visibility is considered to be less than anticipated for the proposed structures within a relatively open landscape, and importantly the impact on any views from the Ridgeway is assessed as minimal. Near views of the development are found to potentially occur within around 300metres from the site, from the two byways, where generally there is already awareness of the adjacent farmyard and barns, - giving this local landscape a less remote and somewhat less tranquil quality. The existing hedgerows around the site field give a useful degree of screening, particularly that to the southern edge of the field, where the proposed location of the clamps and taller tank structure at lower ground levels would also reduce their prominence.

6.2 Moderate distance views occur principally from byway ALDB 14 and in the vicinity of Upper Upham, generally at distances of 1km. or more from the site. As noted above, the existing farm complex is also visible in such views and the backdrop of rising ground and vegetation cover beyond the installations, combined with the filtering of views by the mature tree line to the eastern boundary of the site would avoid any significant visibility or skyline impact of the development.

6.3 No long distance views have been identified in the vicinity (taken as 1.5km. and above for the purposes of this appraisal).

6.4 Where the proposals are visible, the intended use of suitably coloured claddings would assist in absorbing the structures into the setting and thus in reducing any visual impact arising. The style of structures proposed, coupled with this cladding, and with their close proximity to the large barns of the existing farmyard would tend to result in the development being perceived as an extension of the existing agricultural operation and, therefore, not as something alien to this landscape.

6.5 The principal views likely to be appreciated by the larger number of viewers are those from the local byways – particularly ALDB 11. Whilst as described above, there are views from a number of locations around Upper Upham, these views often have to be ‘looked-for’ – rather than being immediately obvious.

6.6 To the northern side of the clamps and lagoon it is proposed to form a broad and gently graded area of planted earth-mounding, both to assist with the immediate containment of the development and to utilise the large volume of spoil arising from excavations to terrace these into the rising ground. A typical illustrative cross-section through this mounding accompanies the application.

6.7 A substantial area of new native tree planting is proposed, principally to the north of the site area, together with gapping-up and reinforcement of hedgerows generally around the site, and the introduction of additional hedgerow trees to the western and southern boundaries of the site. This planting is aimed both at punctuating views of the built-form and giving improved structure and unity to the overall site and farmyard area within the wider landscape setting. In the longer term this would enhance and benefit the surrounding area, strengthening the more wooded character which exists to the north-east of the farm, and linking with other existing farm plantations; in the longer range views from the north new tree planting would link the whole development to the backdrop of trees beyond and provide improved integration with the landscape setting.

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7.0 Conclusions:

7.1 The foregoing appraisal indicates that visibility of the proposed development would be limited both in terms of its extent and the availability of opportunities to gain views within the surrounding landscape. Furthermore, the magnitude of change arising is not substantial even where the proposed structures would be visible, as would occur particularly from local viewpoints. Middle distance views are very restricted and no long distance views have been identified. The site’s context, - set adjacent to the existing, substantial farm complex and the frequently visible large barns means that such visibility would result in a lower level of change to the area, to the appreciation of the wider landscape or to perceptions of the remoteness of the Snap Farm area. The proposed structures would be seen as related to the agricultural character of the farmed landscape, forming an extension of the agricultural complex and have been sited so as to minimise any skyline impact or undue prominence in localised views. Visual containment of the proposals would be further assisted by the formation of graded mounding to the north and by a very substantial scheme of new planting and hedgerow strengthening.

7.2 In the longer term, this proposed planting would not only further curtail any remaining visual effects of the development, but would also make a positive contribution to local landscape character/structure and enhance the development’s unity with the existing farm complex and its integration within the broad scale of the landscape setting. The proposed planting is considered to accord with priorities of the Kennet Landscape Conservation Strategy as identified earlier.

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PMG/C313 May 2013