Land at Manydown, shaping a place, creating a community Basingstoke MSD12dR: Heritage Report ES Appendix 8.2 MSD13: Environmental Statement Addendum Revision July 2018 Appendix E - Heritage Report
Note: This document is a revision and supersedes MSD12d Heritage Report ES Ap 8.2 (March 2017)
shaping a place, creating a community MSD12d: Heritage Report ES Appendix 8.2 MSD13: Environmental Statement Addendum Appendix E - Heritage Report
Q amended the annotation of the mixed-use areas on the Land Use Parameter Summary of changes Plan to clarify that these show the approximate location and extent of the A note regarding changes to application material Since the original submission in March 2017, there have been a number of changes mixed-uses, with the exact boundaries to be determined through reserved In the light of the changes to the application some of the application material has matters; to the planning application in response to comments from Statutory Consultees, been revised and other additional material is supplemented by an addendum, in members of the public and the Local Planning Authority. In summary, these changes Q the northern neighbourhood park has been amended so that the main street response to requests for further information or clarification. are as follows: no longer cuts through the middle of it, and it has been located further from the This is arranged so that where a document has been fully updated and replaces A339 than in the original planning application. The park measures 3.5 hectares the original it is identified with an ‘R’ after its reference number e.g. MSD2R. In this Q confirmation that the Proposed Development will be for approximately 3,200 in area; homes (up to a maximum of 3,520 homes). Within the ES submitted as part of case the original document is no longer a relevant consideration in relation to the the planning application in February 2017, assessments had adopted up to 3,520 Q it has been clarified in the key to the Open Space and Landscape Parameter application. In general throughout these documents the changes are highlighted in residential dwellings as a sensitivity test; Plan that each of the neighbourhood parks will meet the adopted Green Space blue so that they can be clearly identified. Standards (July 2013) minimum size requirement of being 2ha; Q changes have been made to the building heights for each of the areas on the Where additional material is provided as an addendum that is to be read alongside Building Heights and Density Parameter Plan. The building height for buildings Q addition of an area of ‘Strategic Multi-Functional Green Space: Green corridors the originally submitted document it is identified with an ‘A’ after its reference of up to 2 storeys and up to 3 storeys have been reduced by 1m to 10m and 13m and Buffers’ south of A339 where the potential location of allotments is number e.g. MSD5A which is to be read alongside MSD5. respectively. The maximum building height for buildings up to 4 storeys and up identified; For a full list of application documents please refer to the covering letter dated July to 5 storeys have been reduced by 2m to 15m and 18m respectively; Q addition of ‘Strategic Multi-Functional Green Space: Green Corridors and 2018. Q the key on the Building Heights and Density Parameter Plan has been amended Buffers’ to the south of the B3400 and ‘Strategic Multi-Functional Green to state they are ‘up to’ a maximum number of storeys; Space: Biodiversity and Landscape Features’ to the north of the B3400; Q reduction in maximum building heights on Worting Road (reduced to a Q extension of the 25 metre noise and vibration buffer adjacent to the railway on maximum of up 2 and up to 3 storeys) and the western boundary of the Worting the Open Space and Landscape Parameter Plan so that this extends to the full Conservation Area, which has been reduced to up to 3 storeys maximum; developable frontage with the railway; Q reduction in the maximum proposed overall height of buildings around Worting Q the key on the Open Space and Landscape Parameter Plan has been updated Wood Cottage to up to 4 storeys maximum; to note that the areas of ‘Strategic Multi-Functional Green Space: Visual Buffers’ also include biodiversity features; Q reduction in the maximum proposed height of buildings fronting the Central Neighbourhood park and existing lane to up to 4 storeys maximum; Q the locations of some of the primary sustainable drainage (SuDS) features have been amended to take account of the amendments to other elements of the Q reduction in the area of higher density development in the vicinity of Church Lane, Proposed Development. These primary SuDS features are however all retained with the frontage of this area of development moved further east, away from the within the strategic areas of the Site required for the proposed surface water Lane; drainage strategy; Q reduction in the building height for small scale ancillary buildings outside built Q amendment of proposed green corridors, buffers and strategic green space development zones, so that these are limited to up to a maximum of 2 storeys to accommodate the amended principal access junction designs and revised and up to 10m maximum; alignment of Worting Road; Q an overlap has been introduced between the development areas and the Q change in the design and layout of the primary access junction into the Site neighbourhood parks to reflect the fact that the exact outline shape of the park from the A339. This junction previously comprised improvements to the will be determined through reserved matters. Development of these overlapping existing A339 / Roman Road roundabout, closure of the Roman Road arm areas will generally relate to the proposed building heights and densities in the of the roundabout and construction of a new arm to the roundabout that adjacent development areas; would link to Main Street. The amended junction layout has been designed in Q changes have been made to the proposed residential density ranges shown on consultation with HCC Highways to improve the through flow of traffic along the Building Heights and Density Parameter Plan. These were 15 to 30, 25 to the A339. It still proposes closure of the Roman Road arm of the existing 45 and 40 to 60 in the original submission and these have been amended to 15 roundabout but introduces a new roundabout on the A339 to the west of the to 30, 30 to 40, 40 to 60 and up to 60 dwellings per hectare for the mixed-use existing, which provides the northern junction with Main Street. The updated centres within the revised submission; layout also introduces a new highway layout for the section of the A339 between the two roundabouts; Q a note has been added to the Building Heights and Density Parameter Plan noting that where density ranges are stated with a lower limit (ie. 15-30, 30-40 & Q change in the design and layout of the primary access junction into the Site 40-60 dph) there is an allowance for some parcels to come forward below (only) from the B3400 Worting Road; from a single crossroads junction to a layout the lower range, where the masterplanning phase ahead of reserved matters with two junctions: a roundabout and a crossroads. This amended junction demonstrates improved design outcomes; layout includes amendments to the alignment of Worting Road and a new section of Main Street and will reduce traffic flows through the southern Q realignment of the residential parcel closest to the A339 to take account of the neighbourhood centre; revised junction design and alignment; Q change in the design and layout of the northern and southern sections of Main Q realignment of residential parcels to accommodate changes in layout; Street through the Site; and Q confirmation that five permanent Gypsy and Traveller pitches will be provided at a Q updates to pedestrian and cycle routes between the Site and the wider single location; Basingstoke area. Q reduction in the number of potential secondary school sites, from three to one. The preferred location for the secondary school site has been advised by HCC subsequent to the planning application being submitted; Q introduction of icons to show the approximate location for the primary school(s) and the secondary school, with their likely size being shown at the same scale in the key;
Built Heritage Statement
In respect of: Land at Manydown Basingstoke
Outline Application Submission on behalf of: Hampshire County Council Basingstoke and Deane Borough Council
Document Reference: RPS CgMs Ref: JCG20124
July 2018
USVJURXSFRPXN_FJPVFRXN CONTENTS
CONTENTS Pages
Prepared by: Executive Summary 3 Elizabeth Da Silva BA (Hons)
1.0 Introduction 4
2.0 Legislative and Planning Policy Framework
2.1 Legislation and National Planning Policy 5 Authorised by: 2.2 National Planning Guidance 6 2.3 Local Planning Policy and Guidance 9 Jonathan Smith BA (Hons) MA PGCE PGDip MCIfA IHBC
3.0 Architectural and Historical Appraisal 3.1 Historical Development 11 Report Status: 3.2 Historic Map Regression 14 FINAL 3.4 Historic Environment Records 16
4.0 Assessment of Significance RPS CgMs Ref: 4.1 Site Assessment 18 4.2 Worting Conservation Area 20 JCG20124 4.3 Statutorily Listed Buildings 22
4.4 Non-designated Heritage Asset 27
Issue Date: 5.0 Proposals and Assessment of Impact
5.1 Development Proposals 28 July 2018 5.2 Assessment of Impact 29
COPYRIGHT © RPS CgMs
6.0 Conclusion 47
The material presented in this report is confidential. This report has been prepared for the exclusive use of and shall not be distributed or made available to any other company or Appendices: person without the knowledge and written consent of RPS CgMs. A: References 48
B: Scoped out designated and non-designated heritage assets 49 © Ordnance Survey maps have been reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 Images by author/CGMS unless stated otherwise
USVJURXSFRPXN_FJPVFRXN EXECUTIVE SUMMARY
Land at Manydown (the Site) has been allocated through Policy SS3.10 of $$$$''% the Local Plan. This Heritage Statement forms part of the Outline Planning Application for the Site, which forms part of the allocation and is located c) 'HYHORSPHQWRIWZRSULPDU\VFKRROV outside of the Worting Conservation Area. d) /DQGIRURQHVHFRQGDU\VFKRRO
Thorough research has been undertaken, over an area up to 3.5km e) Open spaces including a Country Park with related ancillary measured from the centre of the Site, in order to robustly assess any facilities (Class A1, A3, D1, D2), Neighbourhood Parks, natural heritage assets. In this way, it has been possible to sensitively respond to green spaces, allotments, outdoor sports facilities and any heritage assets that may be affected by the Proposed Development. associated amenities, play provision, informal open space and ODQGVFDSLQJ
The setting and character of the Worting Conservation Area is extremely f) ,QGRRUVSRUWVIDFLOLWLHV &ODVV' insular, with its significance stemming from its diverse group of listed buildings, that are appreciated from within its boundaries only. Intervisibility g) Primary means of access from the surrounding highway between the Worting Conservation Area and its setting is generally non- QHWZRUN existent or extremely low, with no appreciation of its significance from without its boundaries and no experience of what lies beyond its h) $FHQWUDOVWUHHW 7KHµ0DLQ6WUHHW¶ WKURXJKWKH6LWH boundaries once within its confines. i) Associated secondary means of access, parking, footpaths, F\FOHOLQNVDQGUHODWHGWUDQVSRUWIDFLOLWLHV The Proposed Development has been careful to respect the heritage assets that it may affect and has thoughtfully incorporated their character j) 3URYLVLRQRIILYHSHUPDQHQW*\SV\DQG7UDYHOOHUSLWFKHV DQG within the Illustrative Masterplan. Thus its design and the primary and secondary mitigation that it proposes have resulted in there being no direct k) Infrastructure works to provide drainage, utilities and associated harm to the Worting Conservation Area or any of its heritage assets. services. There would be no direct harm to any of the heritage assets identified in this Heritage Statement resulting from the Proposed Development. The All matters are reserved except the primary means of vehicular access onto only levels of harm assessed are that of a moderate degree of harm, within the A339, B340 and Roman Road. the spectrum of less than substantial harm, in respect of the setting of the The Proposed Development accords with both national and local planning Worting Conservation Area beyond its western boundary line, due to the policies and guidance. This Heritage Statement demonstrates that due to cumulative impact of the proposed highway developments, and a low primary and secondary mitigation any impacts of the Proposed degree of harm, within the spectrum of less than substantial harm, to the Development will be of a low level of harm only, less than substantial, and setting of Scrapps Hill Barn. Evidently there would be a change from open as such national policy does not indicate that there are heritage reasons to fields to that of an urban extension, which is an evolvement of the area and justify refusal of planning permission on the grounds of heritage impact. In could be expected from the Proposed Development. any event, the significant public benefits that will be delivered by the The less than substantial harm assessed should be considered against Proposed Development, will outweigh the low level of harm assessed. Paragraph 134 of the National Planning Policy Framework (NPPF), that is
weighing it against the numerous public benefits of the Proposed Development which comprise: a) Residential development of approximately 3,200 homes (up to DPD[LPXPRIKRPHV ZLWKLQ&ODVV&DQG&
b) Local centres including non-residential development (Class A1,
USVJURXSFRPXN_FJPVFRXN 1.0 INTRODUCTION
This built Heritage Statement has been researched and prepared by CgMs Consulting on behalf of Basingstoke and Deane Borough Council and Hampshire County Council (hereafter jointly referred to as ‘The Applicant’), in order to support an outline planning application for land at Manydown. The Proposed Development comprises residential development, local centres, two primary schools, a secondary school, open spaces, indoor sports facilities, a central street through the Site, access from the surrounding highway network, transport facilities, cycle links, footpaths, gypsy and traveller pitch provision and relevant infrastructure.
An initial baseline heritage assessment identified any areas of heritage sensitivity, which helped to inform the emerging masterplan for the Proposed Development. The Heritage Statement has been created in order to confirm and expand upon the precedents noted in the Baseline Assessment, which have been incorporated into this Report.
The Site is located to the west of Basingstoke and comprises an area of approximately 321 hectares (793 acres) (shown edged red in Figure 3). Figure 2: Detailed Site location showing its position in relation to Basingstoke . There are a number of heritage assets located outside of the Site, including Figure 1: Site location within the county of Hampshire. the Worting Conservation Area and the Grade II* Worting House, which may be affected by the Proposed Development. There are no built heritage assets located within the Site itself.
There is a requirement under Paragraph 128 of the National Planning Policy Framework (NPPF) for an applicant to “describe the significance of any heritage assets affected, including any contribution made by their setting...(with)...the level of detail…proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance”. Additionally, under paragraph 135 of the NPPF, ”the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset”.
In order to fulfil this requirement, the Heritage Statement commences with a summary of the relevant legislative framework, planning policy and guidance, followed by an appraisal of the historic development of the Site. It takes into account any designated or non-designated heritage assets, located adjacent to the Site and then assesses the Proposed Development in order to ascertain if it will have any impact on the significance of any of these heritage assets or their settings.
Figure 3: Detailed red-line drawing of Site.
USVJURXSFRPXN_FJPVFRXN 2.0 LEGISLATIVE & PLANNING POLICY FRAMEWORK 2.1 LEGISLATION & NATIONAL PLANNING POLICY
This section provides a review of relevant legislation, planning policy and that is expected to run through the plan-making and decision-making planning applications and, in addition, the positive contribution that guidance, at both national and local levels, with regard to heritage assets. process. Nonetheless, NPPF Paragraph 14 states that the presumption in conservation of heritage assets can make to sustainable communities, favour of sustainable development is only applied unless certain specific including their economic vitality. Legislation SROLFLHVLQGLFDWHWKDWVXFKGHYHORSPHQWVKRXOGEHUHVWULFWHG WKHVHLQFOXGH In order to determine applications, NPPF Paragraph 128 states that LPAs SROLFLHVSURWHFWLQJVLWHVLGHQWLILHGDV GHVLJQDWHGKHULWDJHDVVHWV $UHDVRI Where any development may affect designated heritage assets, there is a should require applicants to demonstrate the significance of any heritage 2XWVWDQGLQJ 1DWXUDO %HDXW\ $21%V 6LWHV RI 6SHFLDO 6FLHQWLILF ,QWHUHVW legislative framework to ensure proposed works are developed and assets likely to be affected by development proposals, including the 666,V DQGWKH*UHHQ%HOW. considered with due regard for their impact on the historic environment. contribution made to their setting. The level of detail provided should be This extends from primary legislation under the Planning (Listed Buildings The NPPF defines a heritage asset as: “A building, monument, site, place, proportionate to each heritage assets’ significance and sufficient to and Conservation Areas) Act 1990. area or landscape identified as having a degree of significance meriting understand what impact will be caused upon their significance. This is In respect of this application, the relevant legislation extends from the consideration in planning decisions, because of its heritage interest”. The supported by NPPF Paragraph 129, which requires LPAs to take this Planning (Listed Buildings and Conservation Areas) Act 1990. definition of a heritage asset includes ‘designated’ heritage assets: “A assessment into account when considering applications. World Heritage Site, Scheduled Monument, Listed Building, Protected NPPF Paragraphs 132-136 consider the impact of development proposals Section 66 General duty as respects listed buildings in exercise of planning Wreck Site, Registered Park and Garden, Registered Battlefield or upon the significance of a heritage asset. NPPF Paragraph 132 functions states that: “(1) In considering whether to grant planning Conservation Area designated under the relevant legislation”. In addition, emphasises the need for proportionality in decision-making and identifies permission or permission in principle for development which affects a listed other ‘non-designated’ heritage assets identified by LPAs are included in a that, when a development is proposed, the weight given to the conservation building or its setting, the local planning authority or, as the case may be, Local List. the Secretary of State shall have special regard to the desirability of of a heritage asset should be proportionate to its significance, with greater preserving the building or its setting or any features of special architectural Section 7 Requiring Good Design reinforces the importance of good design weight given to those assets of higher significance. NPPF Paragraph 134 or historic interest which it possesses.” in achieving sustainable development, by ensuring the creation of inclusive states that, where less than substantial harm will be caused to a and high quality places. NPPF Paragraph 58 affirms the need for new designated heritage asset, the harm should be weighed against the public Sections 69 and 72 of the 1990 Act also need to be taken into account. GHVLJQWR IXQFWLRQZHOODQGDGGWRWKHTXDOLW\RIWKHDUHDLQZKLFKLWLVEXLOW benefits of the development proposals, which include securing the heritage Section 69 Designation of conservation areas states that: “(1) Every local HVWDEOLVK D VWURQJ VHQVH RI SODFH DQG UHVSRQG WR ORFDO FKDUDFWHU DQG asset’s viable optimum use. Paragraph 135 notes that the effect of an planning authority (a)shall from time to time determine which parts of their history, reflecting the built identity of the surrounding area. application on the significance of a non-designated heritage asset should area are areas of special architectural or historic interest the character or be taken into account in determining the application. The paragraph adds Section 12 Conserving and Enhancing the Historic Environment contains appearance of which it is desirable to preserve or enhance, and (b)shall that in weighing applications that affect directly or indirectly non-designated NPPF Paragraphs 126-141, which relate to development proposals that designate those areas as conservation areas.” heritage assets, a balanced judgement will be required, having regard to have an affect upon the historic environment. Such policies provide the the scale of any harm or loss and the significance of the heritage asset. Section 72 General duty as respects conservation areas in exercise of framework that LPAs need to refer to when setting out a strategy for the planning functions states that: “1) In the exercise, with respect to any conservation and enjoyment of the historic environment in their Local Paragraph 136 stipulates that local planning authorities should not permit buildings or other land in a conservation area, of any [functions under or by Plans. loss of the whole or part of a heritage asset without taking all reasonable virtue of] any of the provisions mentioned in subsection (2), special steps to ensure the new development will proceed after the loss has The NPPF advises LPAs to take into account the following points when attention shall be paid to the desirability of preserving or enhancing the occurred. character or appearance of that area.” drawing up strategies for the conservation and enjoyment of the historic environment: In addition, Paragraph 137 notes that local planning authorities should look for opportunities for new development within conservation areas and World National Planning Policy • The desirability of sustaining and enhancing the significance of Heritage Sites and within the setting of heritage assets to enhance or better heritage assets and preserving them in a viable use consistent with reveal their significance. The paragraph adds that proposals that preserve National Planning Policy Framework (NPPF) (Department of WKHLUFRQVHUYDWLRQ Communities and Local Government (DCLG), March 2012) those elements of the setting that make a positive contribution to or better • the wider social, cultural, economic and environmental benefits that reveal the significance of the asset should be treated favourably. The NPPF is the principal document that sets out the Government’s WKHFRQVHUYDWLRQRIWKHKLVWRULFHQYLURQPHQWFDQEULQJ planning policies for England and how these are expected to be applied. It In relation to conservation areas, it is acknowledged in NPPF Paragraph has been purposefully created to provide a framework within which LPAs • the desirability of new development in making a positive contribution 138 that not all aspects of a conservation area will necessarily contribute to and the local populace can produce their own distinctive Local and WRORFDOFKDUDFWHUDQGGLVWLQFWLYHQHVV DQG its significance. This allows some flexibility for sustainable development to Neighbourhood Plans, respectively. Such Plans consequently reflect the take place in or near conservation areas, without causing harm to the • needs and priorities of their communities. opportunities to draw on the contribution made by the historic overall significance of the heritage asset. environment to the character of a place. When determining planning applications, the NPPF directs LPAs to apply Draft NPPF March 2018 These considerations should be taken into account when determining WKHSUHVXPSWLRQLQIDYRXURIVXVWDLQDEOHGHYHORSPHQW WKHµJROGHQWKUHDG¶ The Government is currently consulting on revisions to the NPPF and the
USVJURXSFRPXN_FJPVFRXN
2.2 NATIONAL PLANNING GUIDANCE
following draft polices are of relevance to the proposed development: Considering potential impacts available.’ Section 16. Conserving and enhancing the historic environment 189. When considering the impact of a proposed development on the Conservation Principles, Policies and Guidance (English Heritage, significance of a designated heritage asset, great weight should be given to April 2008) 182. Heritage assets range from sites and buildings of local historic value the asset’s conservation, irrespective of the degree of potential harm to its to those of the highest significance, such as World Heritage Sites which are This document outlines Historic England’s approach to the sustainable significance. The more important the asset, the greater the weight should internationally recognised to be of Outstanding Universal Value. These management of the historic environment. While primarily intended to be. assets are an irreplaceable resource, and should be conserved in a ensure consistency in their own advice and guidance through the planning manner appropriate to their significance, so that they can be enjoyed for 196. Local planning authorities should look for opportunities for new process, the document is commended to LPAs to ensure that all decisions their contribution to the quality of life of existing and future generations. development within Conservation Areas and World Heritage Sites, and about change affecting the historic environment are informed and within the setting of heritage assets, to enhance or better reveal their sustainable. 183. Plans should set out a positive strategy for the conservation and significance. Proposals that preserve those elements of the setting that enjoyment of the historic environment, including heritage assets most at Published in line with the philosophy of PPS5 (now cancelled), it remains make a positive contribution to the asset (or which better reveal its risk through neglect, decay or other threats. This strategy should take into relevant with the NPPF and PPG, placing emphasis upon the importance of significance) should be treated favourably. account: a) the desirability of sustaining and enhancing the significance of understanding significance as a means to properly assess the effects of heritage assets, and putting them to viable uses consistent with their change to heritage assets. Guidance within the document describes a FRQVHUYDWLRQ E WKH ZLGHU VRFLDO FXOWXUDO HFRQRPLF DQG HQYLURQPHQWDO National Guidance range of ‘heritage values’ that constitute a heritage asset’s significance to EHQHILWV WKDW FRQVHUYDWLRQ RI WKH KLVWRULF HQYLURQPHQW FDQ EULQJ F WKH Planning Practice Guidance (PPG) (DCLG) EH HVWDEOLVKHG V\VWHPDWLFDOO\ WKH IRXU PDLQ KHULWDJH YDOXHV LQFOXGH desirability of new development making a positive contribution to local aesthetic, evidential, communal or historical. The document emphasises FKDUDFWHU DQG GLVWLQFWLYHQHVV DQG G RSSRUWXQLWLHV WR GUDZ RQ WKH This guidance has been adopted in support of the NPPF. It reiterates the that ‘considered change offers the potential to enhance and add value to contribution made by the historic environment to the character of a place. importance of conserving heritage assets in a manner appropriate to their places…it is the means by which each generation aspires to enrich the significance as a core planning principle. historic environment’ (Paragraph 25). Proposals affecting heritage assets It also states that conservation is an active process of maintenance and This document is currently being updated by Historic England (HE 185. In determining applications, local planning authorities should require managing change, requiring a flexible and thoughtful approach. Consultation Draft November 2017, closed in February 2018). The key an applicant to describe the significance of any heritage assets affected, Furthermore, it highlights that neglect and decay of heritage assets is best change is focused around heritage values that Historic England feels are including any contribution made by their setting. The level of detail should addressed through ensuring they remain in an active use that is consistent better aligned with the NPPF. be proportionate to the assets’ importance and no more than is sufficient to with their conservation. understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been Key elements of the guidance relate to assessing harm. It states that an Emerging policy: Conservation Principles for the Sustainable Management of the Historic Environment (Historic England, consulted and the heritage assets assessed using appropriate expertise important consideration should be whether the proposed works adversely Consultation Draft November 2017) where necessary. affect a key element of the heritage asset’s special architectural or historic interest. The paragraph adds that, ‘it is the degree of harm, rather than the Conservation Principles is being updated to set out Historic England’s 186. Local planning authorities should identify and assess the particular scale of development that is to be assessed’. The level of ‘substantial harm’ approach to conservation in a format that is more accessible and aligned significance of any heritage asset that may be affected by a proposal is stated to be a high bar that may not arise in many cases. Essentially, with the language of the National Planning Policy Framework and (including by development affecting the setting of a heritage asset) taking whether a proposal causes substantial harm will be a judgment for the legislation. Consultation on this document closed on 2 February 2018. account of the available evidence and any necessary expertise. They decision taker, having regard to the circumstances of the case and the A key change in this document centres around the ‘heritage values’ that should take this into account when considering the impact of a proposal on NPPF. a heritage asset, to avoid or minimise any conflict between the heritage can be used when seeking to understand significance. The revised asset’s conservation and any aspect of the proposal. Importantly, it is stated harm may arise from works to the asset or from document describes the following values, which is feels are more closely development within its setting. Setting is defined as ‘the surroundings in aligned with the terms used in the NPPF: historic, archaeological and 188. In determining applications, local planning authorities should take which an asset is experienced, and may be more extensive than the architectural and artistic. account of: a) the desirability of sustaining and enhancing the significance curtilage’. A thorough assessment of the impact of proposals upon setting of heritage assets and putting them to viable uses consistent with their needs to take into account, and be proportionate to, the significance of the FRQVHUYDWLRQ E WKH SRVLWLYH FRQWULEXWLRQ WKDW FRQVHUYDWLRQ RI KHULWDJH Overview: Historic Environment Good Practice Advice in heritage asset and the degree to which proposed changes enhance or Planning assets can make to sustainable communities including their economic detract from that significance and the ability to appreciate it. YLWDOLW\ DQG F WKH GHVLUDELOLW\ RI QHZ GHYHORSPHQW PDNLQJ D SRVLWLYH In March 2015 Historic England (formerly English Heritage) withdrew the contribution to local character and distinctiveness. Importantly, the guidance states that if ‘complete or partial loss of a PPS5 Practice Guide document and replaced it with three Good Practice heritage asset is justified, the aim should then be to capture and record the Advice in Planning Notes (GPAs): ‘GPA1: Local Plan Making’, ‘GPA2: evidence of the asset’s significance, and make the interpretation publically Managing significance in Decision-Taking in the historic Environment’, and
USVJURXSFRPXN_FJPVFRXN
2.2 NATIONAL PLANNING GUIDANCE
‘GPA3: The Setting of Heritage Assets. A fourth document entitled ‘GPA4: expert advice in considering and assessing the significance of heritage implementation of national policies and guidance relating to the historic Enabling Development’ has yet to be adopted. assets is encouraged, stating that ‘development proposals that affect the environment found within the NPPF and PPG. The guidance is largely a historic environment are much more likely to gain the necessary continuation of the philosophy and approach of the 2011 document and These GPAs provide supporting guidance relating to good conservation permissions and create successful places if they are designed with the does not present a divergence in either the definition of setting or the way practice. The documents particularly focus on how good practice can be knowledge and understanding of the significance of the heritage assets in which it should be assessed. achieved through the principles included within national policy and they may affect.’ guidance. As such, the GPAs provide information on good practice to assist As with the NPPF the document defines setting as ‘the surroundings in LPAs, planning and other consultants, owners, applicants and other The advice suggests a structured staged approach to the assembly and which a heritage asset is experienced. Its extent is not fixed and may interested parties when implementing policy found within the NPPF and analysis of relevant information, this is as follows: change as the asset and its surroundings evolve’. Setting is also described PPG relating to the historic environment. as being a separate term to curtilage, character and context. The guidance 1. 8QGHUVWDQGWKHVLJQLILFDQFHRIWKHDIIHFWHGDVVHWV emphasises that setting is not a heritage asset, nor a heritage designation,
2. 8QGHUVWDQGWKHLPSDFWRIWKHSURSRVDORQWKDWVLJQLILFDQFH and that its importance lies in what it contributes to the significance of the GPA1: The Historic Environment in Local Plans (March 2015) heritage asset. It also states that elements of setting may make a positive, 3. Avoid, minimise and mitigate impact in a way that meets the This document stresses the importance of formulating Local Plans that are negative or neutral contribution to the significance of the heritage asset. REMHFWLYHVRIWKH133) based on up-to-date and relevant evidence in relation to the economic, While setting is largely a visual term, with views considered to be an social and environmental characteristics and prospects of an area, 4. /RRNIRURSSRUWXQLWLHVWREHWWHUUHYHDORUHQKDQFHVLJQLILFDQFH important consideration in any assessment of the contribution that setting including the historic environment, as set out by the NPPF. The document 5. Justify any harmful impacts in terms of the sustainable makes to the significance of an asset, setting, and thus the way in which an provides advice on how information in respect of the local historic development objective of conserving significance and the need asset is experienced, can also be affected by other environmental factors environment can be gathered, emphasising the importance of not only IRUFKDQJH DQG including noise, vibration and odour, while setting may also incorporate setting out known sites, but in understanding their value (i.e. significance). perceptual and associational attributes pertaining to the asset’s This evidence should be used to define a positive strategy for the historic 6. Offset negative impacts on aspects of significance by enhancing surroundings. environment and the formulation of a plan for the maintenance and use of others through recording, disseminating and archiving heritage assets and for the delivery of development, including within their archaeological and historical interest of the important elements of This document provides guidance on practical and proportionate decision setting, which will afford appropriate protection for the heritage asset(s) and the heritage assets affected. making with regards to the management of Proposed Development and the make a positive contribution to local character and distinctiveness. The advice reiterates that heritage assets may be affected by direct setting of heritage assets. It is stated that the protection of the setting of a heritage asset need not prevent change and that decisions relating to such Furthermore, the Local Plan can assist in ensuring that site allocations physical change or by change in their setting. Assessment of the nature, issues need to be based on the nature, extent and level of the significance avoid harming the significance of heritage assets and their settings, whilst extent and importance of the significance of a heritage asset and the of a heritage asset, further weighing up the potential public benefits providing the opportunity to ‘inform the nature of allocations so contribution of its setting at an early stage can assist the planning process associated with the proposals. It is further stated that changes within the development responds and reflects local character’. resulting in informed decision-taking. setting of a heritage asset may have positive or neutral effects. It is stated Further information is given relating to Section 106 agreements, stating ‘to This document sets out the recommended steps for assessing significance that the contribution made to the significance of heritage assets by their support the delivery of the Plan’s heritage strategy it may be considered and the impact of development proposals upon a heritage asset, including settings will vary depending on the nature of the heritage asset and its appropriate to include reference to the role of Section 106 agreements in examining the asset and its setting and analysing local policies and setting and that different heritage assets may have different abilities to relation to heritage assets, particularly those at risk.’ It also advises on how information sources. In assessing the impact of a development proposal on accommodate change within their settings without harming the significance the heritage policies within Local Plans should identify areas that are the significance of a heritage asset the document emphasises that the of the asset and therefore setting should be assessed on a case-by-case appropriate for development as well as defining specific Development cumulative impact of incremental small-scale changes may have as great basis. Although not prescriptive in setting out how this assessment should Management Policies for the historic environment. It also suggests that a an effect on the significance of a heritage asset as a larger scale change. be carried out, noting that any approach should be demonstrably compliant heritage Supplementary Planning Document (SPD) in line with NPPF Crucially, the nature and importance of the significance that is affected will with legislation, national policies and objectives, Historic England Paragraph 153 can be a useful tool to amplify and elaborate on the delivery dictate the proportionate response to assessing that change, its recommend using the ‘5-step process’ in order to assess the potential of the positive heritage strategy in the Local Plan. justification, mitigation and any recording which may be necessary. This effects of a proposed development on the setting and significance of a document also provides guidance in respect of neglect and unauthorised heritage asset, with this 5-step process continued from the 2011 guidance: GPA2: Managing Significance in Decision-Taking in the Historic works. 1. Identification of heritage assets which are likely to be affected by Environment (March 2015) GPA3: The Setting of Heritage Assets (Second Edition, December SURSRVDOV This document provides advice on the numerous ways in which decision- 2017) 2. Assessment of whether and what contribution the setting makes taking in the historic environment can be undertaken, emphasising that the WRWKHVLJQLILFDQFHRIDKHULWDJHDVVHW first step for all applicants is to understand the significance of any affected This advice note focuses on the management of change within the setting heritage asset and the contribution of its setting to its significance. In line of heritage assets. This document replaces ‘The Setting of Heritage 3. Assessing the effects of proposed development on the with the NPPF and PPG, this document states that early engagement and Assets’ (English Heritage, March 2011) in order to aid practitioners with the VLJQLILFDQFHRIDKHULWDJHDVVHW
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2.2 NATIONAL PLANNING GUIDANCE
4. Maximising enhancement and reduction of harm on the setting of Change is inevitable, however, and this document provides guidance in KHULWDJHDVVHWV DQG respect of managing change in a way that conserves and enhances areas, through identifying potential within a conservation area. This can be 5. The final decision about the acceptability of proposals. achieved through historic characterisation studies, production of The guidance reiterates the NPPF in stating that where developments neighbourhood plans, confirmation of special interest and setting out of affecting the setting results in ‘substantial’ harm to significance, this harm recommendations. NPPF Paragraph 127 states that ‘when considering the can only be justified if the developments delivers substantial public benefit designation of conservation areas, local planning authorities should ensure and that there is no other alternative (i.e. redesign or relocation). that an area justifies such status because of its special architectural or historic interest,’ this document reiterates that this needs to be considered
Overview: Historic England Advice Notes in Planning throughout this process. Section 71 of the Planning (Listed Buildings and Conservations Area) Act In addition to the above documentation, Historic England has published 1990 places on LPAs the duty to produce proposals for the preservation three core Heritage Advice Notes (HEAs) that provide detailed and and enhancement of conservation areas. This document provides guidance practical advice on how national policy and guidance is implemented. The for the production of management plans, which can ‘channel development relevant HEA is HEA1: Understanding Place: Conservation Area pressure to conserve the special quality of the conservation area’. These Designation, Appraisal and Management (February 2016). plans may provide polices on the protection of views, criteria for demolition, HEA1: Understanding Place: Conservation Area Designation, alterations and extensions, urban design strategy and development Appraisal and Management (February 2016) opportunities. Furthermore, it includes information relating to Article 4 Directions, which give the LPA the power to limit permitted development This document forms revised guidance which sets out the ways to manage rights where it is deemed necessary to protect local amenity or the well- change in order to ensure that historic areas are conserved. In particular being of an area. information is provided relating to conservation area designation, appraisal and management. Whilst this document emphasises that ‘activities to conserve or invest need to be proportionate to the significance of the heritage assets affected,’ it reiterates that the work carried out needs to provide sufficient information in order to understand the issues outlined in Paragraph 192 of the NPPF, relating to the assessment of any heritage assets that may be affected by proposals. There are different types of special architectural and historic interest that contribute to a conservation area’s significance. These include: • Areas with a high number of nationally designated heritage assets DQGDYDULHW\RIDUFKLWHFWXUDOVW\OHVDQGKLVWRULFDVVRFLDWLRQV • those linked to a particular industry or individual with a particular ORFDOLQWHUHVW • where an earlier, historically significant, layout is visible in the PRGHUQVWUHHWSDWWHUQ • where a particular style of architecture or traditional building PDWHULDOVSUHGRPLQDWH DQG • areas designated on account of the quality of the public realm
or a spatial element, such as a design form or settlement pattern, green spaces which are an essential component of a wider historic area, and historic parks and gardens and other designed landscapes, including those included on the Historic England Register of parks and gardens of special historic interest.
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2.3 LOCAL PLANNING POLICY & GUIDANCE — BASINGSTOKE AND DEANE BOROUGH COUNCIL
The Site sits within the boundary of Basingstoke and Deane Borough Policy SS3.10 – Manydown, Basingstoke and to use contextual cues to inform the layout, landscaping strategy, and Council and therefore development on the Site will be subject to detailed design of these areas. Development should take account of the h) Conserve and enhance the architectural and historic significance of the compliance with their local policies. sensitivities highlighted in the council’s conservation area appraisal on Worting Conservation Area with its listed buildings including Worting themes including: The current Local Plan 2011-2029 was adopted in May 2016 and the House, respecting their setting, and ensuring sufficient mitigation is put in following policies are relevant to the Proposed Development: SODFHZKHQUHTXLUHG ´ • Responding to and respecting the urban grain, historic development pattern, density, hierarchy, height and special characteristics of the Basingstoke and Deane Local Plan 2011-2029 Supplementary Planning Documents (SPDs) FRQVHUYDWLRQDUHD • Basingstoke and Deane Borough Council has produced a number of SPDs Having regard to the semi-rural character of the conservation area “Policy EM10 — Delivering High Quality Development in order to provide additional guidance to its adopted Local Plan. The including the important open areas such as the designated historic landscape surrounding Worting House, as well as the tranquil setting 2. All development proposals will be required to respect the local following SPDs are relevant to the Proposed Development: RI&KXUFK/DQH environment and amenities of neighbouring properties in accordance with the principles set out below. Development proposals will be permitted Manydown Development Brief SPD (December 2016). • Ensuring the retention of the visual and physical gap between where they: %DVLQJVWRNHDQG:RUWLQJ “Development Principle 4h: Development affecting listed buildings c.) Have due regard to the density, scale, layout, appearance, architectural • The importance of preserving the rural approach to the village from Development affecting listed buildings A Heritage Statement (including a detailing, materials and history of the surrounding area, and the relationship the west, including taking into account the impact of new roads and Heritage Impact Assessment) should be provided with each relevant WRQHLJKERXULQJEXLOGLQJVODQGVFDSHIHDWXUHVDQGKHULWDJHDVVHWV MXQFWLRQV application to assess the significance of the affected listed buildings and their settings to analyse the potential impacts that any development could • Positioning development back from either side of the B3400 and Policy EM11 — The Historic Environment have on them. A Heritage Impact Assessment should analyse how the employing buildings with appropriate heights to preserve the verdant All development must conserve or enhance the quality of the borough’s proposal would impact on the significance of the heritage assets and character of the east-ZHVWFRUULGRUWKURXJKWKHFRQVHUYDWLRQDUHD demonstrate whether the impact would be positive, negative, neutral or heritage assets in a manner appropriate to their significance. • 3URWHFWLQJ DQG HQKDQFLQJ WKH WUHHV DQG KHGJHURZV DQG harmful. In all instances harm to heritage assets should be minimised and Development proposals which would affect designated or non-designated where it cannot be avoided altogether it must be clearly justified. In Considering the varied design, materials and architectural elements heritage assets will be permitted where they: particular, development should take account of: to preserve local distinctiveness.
To preserve the wider landscape setting of the conservation area, a) Demonstrate a thorough understanding of the significance of the • The range and hierarchy of the existing listed buildings in terms of development should provide appropriate buffers to mitigate the potential heritage asset and its setting, how this has informed the Proposed VL]HVWDWXVDQGGHVLJQZKHQGHYHORSLQJOD\RXWVDQGKRXVHVW\OHV urbanising effects of development on the elevated land to the north, east, Development, and how the proposal would impact on the asset’s • The importance of the views north through to Worting House from and north-west of the conservation area. Of particular value is the western significance. This will be proportionate to the importance of the heritage WKH% approach to the conservation area where views through the open fields DVVHWDQGWKHSRWHQWLDOLPSDFWRIWKHSURSRVDO either side, and along the B3400, currently reflect the transition from the • The value of the open and pastoral character of the fields to the b) Ensure that extensions and/or alterations respect the historic form, open countryside into the more urban areas to the east. Any development north and west of Worting House, and the level of inter-visibility setting, fabric and any other aspects that contribute to the significance of here should be carefully considered to ensure this relationship is EHWZHHQWKHSODQQHGODQGVFDSHDQGWKH+RXVH DQG WKHKRVWEXLOGLQJ preserved. Planning applications should be supported by illustrative • material including accurate visual representations and sections, to c) Demonstrate a thorough understanding of the significance, character The positive contribution the distinctive and mature treelines and demonstrate the impact that development would have on the Conservation and setting of conservation areas and how this has informed proposals, to hedgerows surrounding the parkland make to the setting of the Area. “ achieve high quality new design which is respectful of historic interest and Worting House. ORFDOFKDUDFWHU Design and Sustainability SPD (2012) d) Conserve or enhance the quality, distinctiveness and character of Development Principle 4i: Development affecting Worting Conservation heritage assets by ensuring the use of appropriate materials design and Area and its setting Appendix 4 of this SPD concerns The Historic Environment: Conservation GHWDLOLQJ Development Principle 4i: Development affecting Worting Conservation Areas, setting out Basingstoke and Deane Borough Council’s policies and aims in respect of the preservation and/or the enhancement of Basingstoke e) Retain the significance and character of historic buildings when Area and its setting The character and appearance of the conservation and Deane’s Conservation Areas. The document states that it should be considering alternative uses and make sensitive use of redundant historic area and its setting, including its designated and non-designated heritage read in conjunction with the Listed Buildings and Buildings of Local Interest assets. assets, should be preserved or enhanced. Development should preserve or enhance the existing character and appearance of the conservation area guidance. It also states that although the guidance and advice is mainly
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2.3 LOCAL PLANNING POLICY & GUIDANCE — BASINGSTOKE AND DEANE BOROUGH COUNCIL
targeted at proposed development within conservation areas, it can also be • Most Conservation Areas feature a number of particularly important adapted to any historically or architecturally sensitive context. The buildings, including listed buildings and locally important buildings. Proposed Development will not be within the Worting Conservation Area, The character and appearance of these must be respected and but the guidance advises on some important issues in relation to setting, ‘referred to’ by new development. design, materials and local character which should be borne in mind. • Most Conservation Areas feature a number of particularly important
The following text from the SPD is relevant to the Proposed Development. buildings, including listed buildings and locally important buildings. The character and appearance of these must be respected and “4. New Development in Conservation Areas ‘referred to’ by new development. 4.1 It is important to remember that the emphasis of control in Conservation • New development must respect any important views that are a Areas is not on preventing new development, but on managing change and feature, from within, out of and into the area. The possibility of encouraging the enhancement of the area. Therefore high quality, well enhancing these existing views, and even creating new views designed new development may very well be appropriate to a Conservation should be a consideration of every development.” Area.
4.3 New development within a Conservation Area must preserve or enhance the character and appearance of that area..… Supplementary Planning Guidance (SPG’s) 4.4 It is impossible to be rigid over what is and isn’t appropriate, as Basingstoke and Deane Borough Council has produced a number of SPGs Conservation Areas vary greatly in their character and level of sensitivity. in order to provide additional guidance to its adopted Local Plan. The following SPGs are relevant to the Proposed Development: What is appropriate in one may well be inappropriate in another. It is therefore important to formulate proposals for new development according to the individual character of the particular area, and to look at the form and Worting Conservation Area Appraisal (WCAA) style of surrounding buildings and spaces. As each Conservation Area is This document was adopted by Basingstoke and Deane Borough Council unique, a thorough understanding of the individual area will be important in 2003 in order to recognise the village’s special architectural and historic before submitting any proposal. interest. Basingstoke and Deane Borough Council has a duty to protect 4.5 .…..local distinctiveness is very important, and one must fully the WCA and ensure that its special appearance or character are understand this both in the context of the whole Conservation Area, and the enhanced or preserved. This is particularly relevant in respect of planning site and its immediate surroundings, when putting together a development applications. proposal. The WCAA therefore defines and describes the elements and qualities that contribute or detract from the area such as its historic development, a General Principles particular contribution to the WCAA by an individual building or group of 4.7 There are a number of general principles that can be applied when buildings and the relationship that is present between the landscape and formulating proposals for new development in a Conservation Area, as the built environment. follows: Listed Buildings SPG • Most Conservation Areas display the use of local building materials. The intelligent use of high quality materials that match or are Basingstoke and Deane Borough Council approved this document in sympathetic with the existing context can make the difference February 2003. It sets out their aims and policies in relation to the between a good and a poor scheme. conservation of the listed buildings situated within the borough and supports their policies concerning these structures in relation to • The right approach will sit comfortably with the surrounding development It additionally provides guidelines in respect of appropriate environment in terms of the scale, bulk and massing of the existing protection and care of historic buildings. development, it will also respect the basic form and pattern of
existing development.
USVJURXSFRPXN_FJPVFRXN 3.0 ARCHITECTURAL & HISTORICAL APPRAISAL 3.1 HISTORICAL DEVELOPMENT
In assessing the setting of heritage assets it is necessary to have an roads from Winchester and Salisbury, which joined on their way towards understanding of their historic context, which may reveal historic London. By the 1700s the town had become an important staging post on associations between heritage assets or with the Site, which are pertinent the turnpike road from London to Andover, with a number of coaching inns to an assessment of their setting. Essentially, the Site has been including The Angel, The Feathers and The Crown. Its connectivity and considered within the historic landscape context, identifying the trade opportunities were further improved at the end of the 18th century, surrounding settlements and its inter-relationships with them and also with when the Basingstoke Canal opened in 1794, linking the town to the River Basingstoke as the main urban centre. The Site was historically used for Wey and, ultimately, the Thames. agricultural purposes, but its surrounding rural landscape setting has Daniel Defoe wrote of the prosperity of Basingstoke in his book ‘A Tour altered considerably in the 20th century, due to the encroachment of Through the Whole Island of Great Britain’, published in 1724: “we enter Basingstoke to the west and it is now semi-rural in nature. Furthermore, Basingstoke, in the midst of woods and pastures, rich and fertile, and the the traditional farming associations between the village and the surrounding country accordingly spread with the houses of the nobility and gentry… area have been altered as buildings have changed use - for example, Basingstoke is a large populous market town, has a good market for corn, Worting Farm have been converted to residential usage. and lately, within a very few years, is fallen into a manufacture, viz. of Basingstoke making druggets and shalloons, and such slight goods, which, however, employs a good number of the poor people, and enables them to get their The Site is located on the outskirts of Basingstoke, a settlement more well bread, which knew not how to get it before.” known for its 20th century redevelopment than its ancient origins. The village of Old Basing, located to the east of Basingstoke, is likely to have By the 1830s, up to 37 Post coaches a day changed horses at the seven Figure 4: The historic Hundred of Chuteley. been the principle area of settlement during Saxon period, with the name of inns in Basingstoke. This gave employment to a large supporting Basingstoke meaning ‘dependent on the settlement of Basing’. Basingstoke workforce to feed and accommodate the travellers and service the horses is first recorded in AD 990 when King Aethelred granted a meadow at needed for the stage change. This source of income was swiftly ‘Embasinga stocae’ to Aethelweard. devastated by the arrival of the railway, however, with only one coach a day passing through to London by 1841, and for the next twenty years At the time of the Domesday Survey (1080), lands at Basingstoke were part population growth in Basingstoke fell well below the national average. The of a Royal Manor, held by the Kings of England as a demesne manor. The London and South Western Railway connected Basingstoke to the capital population of the settlement was 46, 12 of whom were freemen. It is also in 1839 and a year later it was also connected to Winchester and recorded that a market was already established at Basingstoke, an unusual Southampton. In 1848 a rival train company, sponsored by the Great attribute at the time for settlements in Hampshire, and the town has held a Western Railway, built a branch from Reading and in 1854 this was regular Wednesday market since 1214. At this time milling played a key followed by a new line to Salisbury. In 1901 the Basingstoke Light Railway role in the town, with the present day street names of Kingsmill and opened. Houndsmill still referencing those origins. During the eighteenth and nineteenth centuries brewing became important Throughout the medieval period the woollen trade flourished, beginning a to the town’s industry, with the oldest and most successful brewery being tradition of fabric production which would continue through to the 20th May’s Brewery, established in 1750. The prevalence of the brewing trade century. In 1273, a merchant was granted a license to export wool from the became a source of some considerable conflict, further to the arrival of the town. Salvation Army in the town in 1880. Their emotive and evangelical During the Civil War Basingstoke was embroiled in various wartime events, methods shocked the local population and provoked increasingly open with Basing House serving as a significant Royalist stronghold until it was hostility from those employed within the breweries, with violent clashes destroyed in 1645. The town itself played host to large numbers of becoming a regular occurrence. On 27 March 1881 the conflicts reached Parliamentarians during this time, including Oliver Cromwell himself at one new heights, prompting the Mayor to make a proclamation ordering the point, and the town was not left unscarred by the experience. St Michael’s dispersal of the riotous crowd (with reference to the Riot Act) and troops Church was damaged whilst being used as an explosive store and the lead were subsequently called in when the mob failed to comply. This event was taken from the roof of the Chapel of the Holy Ghost, Basingstoke, marked a period of notoriety for Basingstoke, referred to by one London leaving the building to eventually deteriorate to ruin. A series of great fires newspaper in 1882 as “Barbarous Basingstoke”. in Basingstoke in 1601 and 1656 also caused serious damage to the town It is recorded in the first British census in 1801 that the population of and its churches. Figure 5: The Milestones Living Museum in Basingstoke houses aspects of Basingstoke life during the Victorian and Edwardian eras (Source: D.Jacobs). Basingstoke was 2,589. By the 1901 census this figure had grown up to The town of Basingstoke had grown up around the junction of two high 9,510. The local population found employment in the various factories
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3.1 HISTORICAL DEVELOPMENT
located in Basingstoke during the 19th century, particularly relating to justices of the peace for ‘leave to make a public collection, and a brief to industrial manufacture. Wallis and Haslam (later called Wallis & Steevens) pass through Hampshire and other counties for their charitable relief’. The began producing agricultural equipment in the 1850s, stationary steam church was rebuilt, although it was later replaced with the present church engines in the 1860s and traction engines in the 1870s. In 1898 John Isaac on the same site in 1848. Thornycroft began production of steam-powered lorries in the town and Worting House was sold in 1797 to Squire Lovelace Bigg-Wither, of Thornycroft's quickly grew to become the town's largest employer. Manydown House, whose ancestors had held the lordship of the manor Basingstoke’s long association with the cloth industry continued, with since the beginning of the 17th century. The house was subsequently let to Thomas Burberry opening a shop in 1856 (renowned internationally for his John Clarke. Of some interest, one of Squire Bigg-Withers’s seven invention of Gabardine) and later a clothing factory in 1868. In 1857 Alfred daughters was friends with a young Jane Austen and the future authoress Milward also founded a shop, which would later develop into a national wrote to her sister describing a ball of the Basingstoke Assembly whilst she chain of shoe shops that prevailed in many of England’s high streets until was staying at Manydown with her friend Catherine Bigg. the 1980s. During the 20th century, Worting became less and less isolated, due to the During the Second World War Basingstoke was fortunate to escape from considerable expansion of Basingstoke, to its east. Worting House ceased much damage, however, the town did not escape from town planners a few to be a private residence in the mid 20th century and was used for a time decades later. Redevelopment during the 1960s hugely altered the as the headquarters of Burness, Corlett & Partners, professional naval settlement’s character, after it was designated as a London over-spill town architects and marine consultants. Figure 6: Worting Village comprises a number of listed buildings, with some located on the in 1961, in agreement between London County Council and Hampshire Worting Road that runs through the south of the Conservation Area, as illustrated above. The County Council. Basingstoke was rapidly developed as an ‘expanded historic rural character of Worting has changed considerably, due to the expansion of the town of Basingstoke to its east, and there are noticeable views of the town from a number of view- Wootton St. Lawrence town’ with office blocks, large estates and a ring road, in order to points, just beyond the Conservation Area boundary. accommodate overspill families from Inner London. The surviving fifteenth The name of Wootton St Lawrence is derived from the Old English ‘wudu century street pattern was all but lost during this process. tun’, meaning woodland settlement or farm, although considerably earlier The population grew from about 28,000 in 1964 to about 78,000 in 1978 activity is known in the area from archaeological evidence of Roman sites and continued by natural expansion to around 100,000 in 2013. The further to the north. surrounding villages were caught up in this expansion and many have A church is possibly recorded at Wootton St Lawrence as early as 940, grown considerably as commuter dormitory areas. although no mention is made of it in the Domesday Survey of 1086. At this time the Manor of Wootton was held by the monks of the Bishopric of Winchester, with land amounting to 20 hides, and it remained in their The Village of Worting possession up until the events of the Dissolution in 1549. During the Worting is outside of the red line planning application boundary of the Site, thirteenth century the prior and convent added several holdings to the but does form part of the wider Allocation (SS3.10). estate from East Oakley. In 1332 permission was granted by the Crown to impark the wood of Wootton, and it is recorded that they were visited by Early historic references record that the estate of Worting was given by royal huntsmen in 1361 and 1363. Later in 1377 the park was fenced, to King Edmund Ironside to the Monastery of St Peter and Hyde Abbey in prevent deer from escaping. At the Dissolution, the estate was passed to Winchester in 1016, and it remained in their ownership for the next five the Dean and Chapter of Winchester, who subsequently sold it in 1649 to a hundred years. Worting was part of seven places within The Hundred of local man, William Wither. After passing to his son, the events of the Chuteley. It was recorded in Domesday as having a total of 15 Restoration led to the Dean and Chapter attempting to re-claim their rights households, considered ‘medium’ at the time. to the manor, which they achieved whilst offering no compensation to the After the dissolution of the monasteries the manor became the property of Wither family. Sir William Paulet in 1541, passing through the ownership of a number of The village has historically remained small in size although the parish landowning families over the centuries. In this time it largely remained as benefitted greatly from its woodland resources, which were extensive, and agricultural land. In 1655 it is recorded that a catastrophic fire destroyed the local timbers were supplied to William of Wykeham during his construction parish church, a farmhouse adjacent to the parsonage, an inn, six houses of the nave of Winchester Cathedral. It is recorded that in 1392 ninety-one and eleven barns. The damage amounted to £2,000, leaving the cartloads were supplied, with further supplies provided in 1398. It is later inhabitants destitute. Soon afterwards they successfully appealed to the Figure 7: Wootton St. Lawrence sits at c.1km to the north-west of Worting and maintains a strong rural character. recorded that in 1459 three oak trunks were also provided for the
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3.1 HISTORICAL DEVELOPMENT
construction of the roof of the great hall, forming part of the priory in Winchester. Of importance with regard to local land organisation was the inclosure of common lands around Wootton St Lawrence in 1832, under a Private Act of 1829. The focal point of the village, both in the present day and historically, is the Church of St Lawrence, with a number of historic properties surrounding it, including 15 Wootton St Lawrence, a prominent eighteenth century red brick house with its gable end to the roadway. The Grade II* listed church itself has Norman origins, with some later medieval work, although it was heavily restored in 1864 by John Colson (1820-1895). It comprises a nave, north and south aisles, chancel with north vestry, western tower and a porch, all built in flint with stone dressings.
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3.2 HISTORIC MAP REGRESSION
In assessing the setting of heritage assets, it is necessary to have an understanding of their historic context, which may reveal historic associations between heritage assets or with the site of proposed development and which may be pertinent to an assessment of their setting. Therefore, this map regression exercise documents past and current development in relation to the Site area. The Site is shown by a red line on all of the following maps. A4 copies of these individual maps are available on pages 48-59 of the Desk Based Archaeological Statement.
The first drawing, Taylor’s map of 1759 (figure 8) is the earliest map of the Site. It indicates that the area was open land which was probably used for DJULFXOWXUH DGGLWLRQDOO\WKHUHDUHDQXPEHURIZRRGODQGV6HWWOHPHQWVDW Worting and Wootton St Lawrence are illustrated, as well as at Manydown Manor.
The following map, the 1808 OS (figure 9), records the Site, as shown by a red line on the plan, and surrounding land as having been divided into a large number of fields for agricultural purposes. There are two woodlands Figure 8: 1759 Taylor’s map of Hampshire (OS mapping). Figure 9: 1808 OS drawing (OS mapping). located to the north centre of the Site. The settlement at Worting remains small and a number of dwellings have been established to the east of Worting Wood.
In figure 10, C and J Greenwood’s map of 1826, a slight increase in the number of buildings to Worting and Wootton can be noted. Cops Farm has been established to the west of Worting. There are also buildings to either side of the Andover Road to the external west of the Site.
There has not been any significant change to the landscape by 1876, OS PDS ILJXUH DSDUW IURP WKH UHPRYDO RI VRPH ZRRGODQG KRZHYHU WKH Basingstoke Railway line had been constructed. The railway forms the southern boundary line of the Site.
Figure 10: 1826 C and J Greenwood’s Map of Hampshire (OS mapping). Figure 11: 1876 Ordnance Survey (OS mapping).
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3.2 HISTORIC MAP REGRESSION
There is little change to the Site, as shown in the 1912 Ordnance Survey map (figure 12). The surrounding environment has seen limited further construction at Andover Road to the west and Worting Town End, to the east .
By 1932-1933, although the Site is still undeveloped, the OS map, figure 13, indicates that land in proximity to its east and south-east boundary lines is being developed, as Basingstoke begins to expand.
This expansion continues, as shown in both the 1961 OS map (figure 14) and the 1974-1981 OS map (figure 15). However, the Site itself remains undeveloped and, as illustrated in the maps, has remained virtually unchanged, apart from the division of the fields into smaller units Externally, there is a slight increase in the number of buildings to Worting and Andover Roads and a few additional buildings constructed at Worting Wood and Cop Farms respectively. To the east exterior of the Site, previous elements of Worting — Worting Gate and Worting Town End — have been absorbed into the town of Basingstoke. Figure 12: 1912 Ordnance Survey (OS mapping). Figure 13: 1932-1933 Ordnance Survey (OS mapping).
Figure 14: 1961 Ordnance Survey (OS mapping). Figure 15: 1974-1981 Ordnance Survey (OS mapping).
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3.4 HISTORIC ENVIRONMENT RECORD - DESIGNATED HERITAGE ASSETS
An area search of 3.5km, measured from the centre of the Site, was decided on, based on professional judgement and the extent of the planning application boundary, with the understanding that it will provide a suitable context in order to understand the heritage potential of the Site and potential impacts to designated heritage assets within this radius. It also enabled a number of heritage assets to be scoped out from the assessment of the potential impact of the Proposed Development, following an extensive inspection of views to and from the Site.
Hampshire County Council’s Historic Environment Record (HER) records KHULWDJHDVVHWVIRXQGZLWKLQWKLVNPVHDUFKUDGLXV WKHVHDUHLOOXVWUDWHG
in figure 16, right. Listed heritage assets within this area that may be 3DUN3UHZHWW:DWHU 7RZHU affected by the Proposed Development are detailed in the table below:
List Entry Name Grade Location
Conservation Worting Worting Area
1339701 Worting House II* Worting
1230656 Stable Block to West of Worting House II Worting (((
(( 1092616 Church of St Thomas of Canterbury, Church Lane II Worting ((
1092617 Hatchetts, with attached garden wall II Worting
1230520 The Old Rectory II Worting
1230651 Hillside, Church Lane II Worting
1230964 Worting Farm, Worting Road II Worting
1092583 405 Worting Road II Worting
1230988 Nos. 411, 413, 415 and 417 Worting Road II Worting
1092584 Barn at Scrapps Hill Farm II Worting
1296397 Primers II Wootton St. Lawrence
1339632 The Old Bakehouse II Wootton St. Lawrence
1173104 Manor Farmhouse II Wootton St. Lawrence
Table 1: Heritage assets within 3.5km of the Site that may be affected by the Proposed Development. Full statutory listing descriptions for the listed buildings may be referred to in The National Heritage List for England. Figure 16: Summary of Hampshire County Council’s Historic Environment Records historic designation data (OS mapping and English Heritage).
Appendix B of this Report sets out the heritage assets within this 3.5km radius that were scoped out of the study, as they would be unaffected by the Proposed Development due to the distance and considerable landscaping between these areas/buildings and the Site.
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3.4 HISTORIC ENVIRONMENT RECORD - NON-DESIGNATED HERITAGE ASSETS
The Hampshire HER also records non-designated heritage assets which are illustrated in figure 17, right.
The non-designated heritage assets were scoped out of the report following a site visit, which demonstrated that these assets would be unaffected by the Proposed Development, due to the distance, considerable landscaping or lack of intervisibility between them and the Site. These are listed in Appendix B of this Report.
There is, however, intervisibility between the Site and Park Prewett Water Tower. This structure is not included in the Hampshire HER record, however it is distinguished as being of “particular note and contribut-(ing) significantly to the special qualities of the conservation area”, in the Park Prewett Conservation Area Appraisal (PPCAA) and can thus be noted as a non-designated heritage asset. For reference, it has been separately marked by a red dot in figure 17, and is assessed in Section 4.4
Figure 17: Summary of Hampshire County Council’s Historic Environment Records historic designation data (OS mapping and English Heritage).
USVJURXSFRPXN_FJPVFRXN 4.0 ASSESSMENT OF SIGNIFICANCE 4.1 SITE ASSESSMENT
Site visits were made in June 2015 and November 2016, with photographic documentation illustrated on pages 18 and 19 and throughout this Heritage Statement.
The Site comprises an area of approximately 321 hectares (793 acres), which is generally agricultural land, with a number of woodlands located to north and west. It is bounded to the north by Wootton St Lawrence as well DVE\DJULFXOWXUDOODQG WRWKHHDVWE\WKH5RPDQ5RDGEH\RQGZKLFKOLHV %DVLQJVWRNH WR WKH VRXWK E\ WKH /RQGRQ-Exeter Railway line and to the west by further agricultural land in the strategic gap between the Site and the village of East Oakley.
The large towns of Reading and Farnborough lie at c. 23 and c. 24km distance to the north and east of the Site respectively. The North Wessex Downs Area of Outstanding Natural Beauty (AONB) lies at c.700 metres from the Site’s northern edge. Figure 18: Detailed red-line drawing of Site demonstrating its location and boundary lines. Figure 19: North — Worting Wood, to the north and west of the Site will be retained to form The town of Basingstoke lies in close proximity to the Proposed Development, to its eastern part of the Country Park. Amenity green space is proposed to the south of this treeline. boundary line, whilst the village of East Oakley lies in close proximity to its south-western boundary line.
Figure 20: View westwards across the northern section of the Site, towards the western Figure 21: View north-west towards the rural village of Wootton St. Lawrence. This section segment of Worting Wood. will form the open area of the Country Park.
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4.1 SITE ASSESSMENT
Figure 22: View of land to the north of Worting Wood, which will also form part of the Figure 23: View north–east of the Site. Park Prewett lies just beyond the tree boundary line Figure 24: View over land to the east of the Site, which is bounded by the Roman Road. Country Park. in the distance. Beyond this sits the town of Basingstoke, which lies in close proximity to Worting.
Figure 25: View south from the west of the Site towards the B3400 Andover Road. Figure 26: View of part of the south of the Site (to the fore). The B3400 Andover Road runs to the right of the image.
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4.2 WORTING CONSERVATION AREA
The Worting Conservation Area (WCA) was designated by Basingstoke through the open parkland of Worting House. The parkland to the south of and Deane Borough Council in 1982 and the following assessment has the old Manor House also helps to define the historic setting of the church, been informed by the Worting Conservation Area Appraisal adopted in July, which sits to its south-east. Three other heritage assets: Hatchetts, the Old 2003. Worting is a small village located three miles west of central Rectory and Hillside are located in settings appropriate to their character Basingstoke, on the B3400. The boundary of the conservation area and scale. includes the historic properties clustered around the Church of St Thomas The extensive tree cover found within the conservation area, particularly to of Canterbury, as well as extending north west and west to encompass the the edge of the Worting House parkland, as well as a number of large, very Grade II* Worting House and Scrapp’s Farm respectively. mature trees, provide a general leafiness to the area. Numerous hedgerows are located to the boundaries of the WCA, lining the northern History end of Church Lane, along the verge of the main road and planted as field The origin of the name ‘Worting’ is unknown, but it is thought that it could boundaries. These all play an important part in its character and setting. EHWKHGHULYDWLYHRIDIDPLO\ZKRSUHYLRXVO\OLYHGRURZQHGODQGLQWKHDUHD The extensive vegetation rends the village as extremely insular and there is it could also be based on ‘wyrting’ which means herb garden. The Worting no awareness of the surrounding landscape from within its boundaries, nor estate was given to the Monastery of St Peter, based at Hyde Abbey, is it possible to experience the significance of the WCA from without its :LQFKHVWHU E\ .LQJ (GPXQG ,URQVLGH LQ WKH $EERW RI 6W 3HWHU¶V LV boundaries. recorded as holding five hides of land there in 1086. Aesthetic value Historically, the Worting area was used for farming and this is partially The conservation area has high aesthetic value due to its varied group of maintained in the area today. In 1665, a large fire destroyed the church, a Figure 27: View from Church Lane looking southwards towards the Worting Road. The Lane heritage buildings, as well as its mixture of green spaces, extensive tree is one of the aspects of the Conservation Area that has remained semi-rural in character. IDUPKRXVH KRXVHV EDUQV DQG WKH :KLWH +RUVH ,QQ HYLGHQWO\ WKLV planting, mature trees and numerous hedgerows. These elements are considerably altered the appearance and form of the village. The only appreciated from within the boundaries of the WCA only, due to its insular building that survived from this period is the range to the west of Worting nature. Farm, which stands on the previous site of the White Horse Inn. The Abbey held the estate until the Dissolution, when it transferred to Sir Communal value William Paulet. For approximately three centuries the estate then passed Three structures within the WCA possess communal value, the Church of LQWR WKH RZQHUVKLS RI YDULRXV IDPLOLHV WKHVH LQFOXGHG WKH '¶$EULFRXUWV St. Thomas of Canterbury, due to its historic associations with the Pynckes and Rumbolds. The owner in 1813, William Wither, transferred the community, Worting Farm and the Barn at Scrapps Hill Farm, which HVWDWH WR /RUG 6SHQFHU RI &KLFKHVWHU LW ZDV VXEVHTXHQWO\ VROG WR /DG\ probably served as employment locations for some of the local community. Jones and eventually descended to Major -General Sir Arthur Frederick Warren, K.C.B, who also owned Worting House. Evidential value The WCA has evidential value, due to the number of heritage assets that it Description FRQWDLQV WKHVHKHOSXVWRXQGHUVWDQGWKHKLVWRU\RIWKHYLOODJH The WCA contains a varied group of individual 18th and 19th century Historical value buildings. There has been a large amount of modern development to the The WCA has a high level of historical value, due to the number of heritage eastern edge of the village, although in itself it is still smaller than its structures that it contains. previous historical size. Older structures are set in the vicinity of the church, whilst along the main road and to the west of these buildings, are Significance generally 19th and 20th century structures. To the south-west of Worting Conservation Area, lies the Scrapp’s Hill Farm complex, which includes an The significance of the conservation area is principally due to its diverse 18th century timber-framed barn, that has been converted into a modern group of individual historic buildings that reflect various periods of gym. development. The elements which contribute to its character and significance are the old Manor House and parkland, St. Thomas of The conservation area has a number of open spaces within its boundaries, Figure 28: Scrapp’s Hill Barn provides a semi-rural aspect to the Conservation Area, although it has now been converted into a modern gym internally and the Farm now functions as a fun Canterbury Church and the historic country houses and farm buildings and which form a fundamental part of its character and development, contribute venue, with shops and dining facilities. cottages. The architectural and historic interest of Worting is reliant on the to the setting of key buildings and also form important long views. Key preservation of these particular characteristics and how they relate to each views to Worting House and its stables are possible from the main road
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4.2 WORTING CONSERVATION AREA
other within the conservation area. The vegetation and landscaping of the village also contributes to its character and significance. Setting Worting is generally set within a mixture of open fields and woodland, however, a section of its eastern boundary lies along the line of the Roman Road which runs from Winchester to Silchester and to the east of this lies the town of Basingstoke. The B3400, Worting Road, runs through the conservation area, separating the majority of the WCA from a smaller section to its south. Just beyond the southern boundary of the Site, the West of England Main Line railway intersects the landscape. Historically, the village was set within open fields. When the WCA was designated, in 1982, this rural setting had significantly evolved, although the village still retained a degree of semi-rurality. Today, it retains elements that are of semi-rural “character”, as illustrated on page 19, however, its semi-rural setting has continued to evolve, as evidenced by historic maps. Open fields still exist beyond the northern boundary of the WCA and through the approach to the village from the west, however, due to the Figure 29: Aerial view of land to the south and east of Worting, which clearly illustrates the Figure 30: View across the Site taken at the north-western boundary line of the WCA, looking extent of urban development in proximity to the village (Bing maps). north-west towards Basingstoke. The image illustrates the extent of urban development to the expansion of the large town of Basingstoke to its east, Worting can no east of the WCA, with the town’s tower blocks clearly visible. longer be considered as being set within a purely ‘semi-rural’ context’. Historic maps clearly illustrate the evolution of its setting as well as the figures illustrated right. Figure 29, right, clearly illustrates the extent of urban development, beyond the eastern, south-eastern and north-western ERXQGDU\ OLQHV RI WKH :&$ IXUWKHUPRUH WKHUH DUH YLHZV RI WRZHUEORFNV from just beyond its north-western boundary line (figure 30, right). In contrast to Worting, the village of Wootton St. Lawrence, which is set at c.1kilometre to the north-west of Worting, remains within a purely rural context. The fields are not central to the character and appearance of the conservation area and it is considered that they make a limited contribution to the WCA today due to various factors:
• the insularity of the conservation area, and the lack of intervisibility between it and its setting — there is no awareness of the fields beyond its northern and western boundaries figures 31 and 32, right).
• traditional farming associations between the village and the surrounding area have been significantly altered. Most buildings have undergone a change of use — for example, Worting Farm has been converted to residential usage and planning permission has Figure 31: The thick tree boundary line to the west of the Conservation Area does not permit Figure 32: This photo illustrates the thick tree boundary line to the north and north-west of EHHQ JUDQWHG IRU UHVLGHQWLDO XQLWV LQ SUR[LPLW\ WR WKH IDUP WKH views of the fields beyond. the Conservation Area, clearly demonstrating the lack of intervisibility between the WCA former Scrapps Farm Complex is now a family fun centre and and the open fields beyond the tree line. Scrapps Hill Barn has been converted into a modern gym.
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4.3 STATUTORILY LISTED BUILDINGS
The following ten listed buildings are within the Worting Conservation Area, elevations in respect of eaves and sashes. The windows are Victorian but are located south-east of the Site, outside its boundaries. Their VDVKLQUHYHDOVZLWKQDUURZVDVKZLQGRZVWRHLWKHUVLGHRIWKHHQWUDQFH WR locations are recorded on the HER, figure 16, page 16 and they can be the wings there are standard subdivisions. The porch is Tuscan Order, identified by their list entry numbers (LEN). A large number are clustered ZRRGZLWKSODLQVWRQHFROXPQV DSODLQIDQOLJKWDQGZLGH-panelled door around St Thomas of Canterbury Church. They represent a good variety of is enclosed between a thin architrave. There is an oval arch within the hall building types and architectural design and are built of timber, brick and that leads to the rear hall containing the original staircase. flint, typical vernacular materials used in this part of Hampshire. For the Significance most part, they have retained their original integrity and architectural form . The heritage significance of this building lies in the architectural and Worting House — Grade II* (LEN — 1339701) historical special interest of its fabric and form, being characteristic of its period and of its intended status. Its original character has remained fairly consistent externally, apart from the addition of a single-storeyed modern block attached to its north side (and not visible from the main south side entrance to the house). Internally, however, it has been converted to modern serviced office suites. Setting Worting House lies in an elevated position, set within its own extensive Figure 34: View of front elevation of the Stable Block. parkland (see figure 49) and pasture land. To its north, east and west it is bounded by mature trees, to its south lies Worting Road from where there impost block side pilasters, which support an oval arch to the ground floor, is a long view across the southern parkland towards the building. The composed of rubbed brick-work with a keystone. This was subsequently house has a number of curtilage outbuildings, including the listed Stable filled and there is currently a central opening with a doorway, oval fanlight Block, a coach house, workshop building and former garden building. The and side windows. grounds, have remained fairly consistent in nature, however, there is now Significance provision of car-parking in order to accommodate users of the serviced offices as well as a small business set in workshops, within the pasture This structure is significant due to the architectural and historical special land. interest of its fabric and form and for its group value as part of the curtilage of Worting House. The extended setting of Worting House has also remained fairly consistent
Figure 33: View of front elevation of Worting House and parkland to its south. to north, south and west, however, to the east, there has been substantial Setting growth to the large town of Basingstoke which is reflected in figures 29 and The Stable Block sits in close proximity to Worting House as well as to a Worting House is a late 18th century or early 19th century building. Its 30, page 20. The Proposed Development lies beyond its northern and number of ancillary buildings with which it also relates. In tandem with the symmetrical south front is composed of 3 storeys with a 2-1-2 window style. western boundary lines, however, there is a heavy tree boundary/ main building, its immediate setting has remained consistent. The side wings are of a later date and composed of 2 storeys and 1 vegetation between Worting House and the Site, to both north and west, window. The roof is hipped slate to the centre and has slate to the wings which rends this heritage asset insular in nature, relating to the other end to the front and rear of the gables. The walls are red brick Flemish heritage assets within its proximity, rather than outward facing in relation to Church of St Thomas of Canterbury — Grade II (LEN 1092616) ERQG ZLWKUXEEHGIODWDUFKHVDQG SOLQWK WKHUHDUHVHYHUDOVWRQHIHDWXUHV the Site. The 1848 St. Thomas of Canterbury Church was constructed in a 14th which include plain coping to the parapet, cills, a fully-moulded Tuscan century Gothic style. It has a nave and chancel and an aisle and vestry to Order of pilasters to the Venetian window (centrally placed to the first floor), Stable Block to west of Worting House — Grade II (LEN1230656) WKHQRUWKVLGH7KHVWHHSURRILVUHGWLOHGDQGKDVVFDOORSHGEDQGV WRWKH a moulded cornice with small mullions and the flight of entrance steps and west end, there is a shingled broach spire belfry on a square shingled This building is late 18th century, in red brick Flemish bond with a hipped porch. base. slate roof. To the south, its 2-storeyed symmetrical façade has a The side wings are of notable distinction. They have pediment form gables marginally projecting centre block. To the parapet there is coping stone The walls are flint and stone dressed with corner buttresses. The traceried ZLWKDFRSLQJDQGDWHDYHVOHYHODFRUQLFH DUFKHGUHFHVVHVZKLFKFRQWDLQ and to the ground floor and semi-circular upper openings, there are rubbed windows are 2-light and set beneath hood-moulds. The porch, which lies semi-circular upper windows, are placed above Venetian windows. They flat arches. There are 3 windows to each side of the ground floor, the to the south, has a pointed arch set beneath a gable. To the interior, there DUHVHSDUDWHGIURPWKHFHQWUHE\WKHLUQDUURZUHFHVVHV WKHLUDUFKHGUHFHVV centre window replaces a previous doorway. To the centre, there are is an octagonal pulpit, chancel arch, an ogee arch to a sedilia and a font. is repeated to the rear, north face. There is less regularity to the other
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4.3 STATUTORILY LISTED BUILDINGS
around the Church. It is early 19th century with a steep hipped roof of slate and has 2 flat-roof dormers with sashes. Walls are of blue brick headers and have flush red dressings. There is a 2-storey and attic, symmetrical south front with 3 sash windows and a slightly later dated, lower 1 window addition to the west end. The symmetrical south front has 2-storeys with an attic, 3 sash windows and a slightly later dated, lower 1 window addition to the west end. The east façade has a 2-storey semi- circular projection with central windows. The upper floor of the west wing is tile-hung. There is a thin proportioned Tuscan porch with a half-glazed door and fanlight. Significance The significance of the Old Rectory lies in the architectural and historical special interest of its fabric and form and its group value in association with the other heritage assets built around St Thomas’s. Setting The setting of the Old Rectory has remained consistent and includes large Figure 35: St Thomas of Canterbury Church, view towards the south façade from Worting Figure 36: Hatchetts, as viewed from Church Lane. grounds and a number of curtilage buildings, enclosed within mature trees. Road. Part of its curtilage includes a single-storey brick and slate building with a The Church has been identified as a replacement in a medieval site due to It is a 2-storeyed 18th and early 19th century altered house and attic with a decorative clock. This structure runs parallel to Church Lane and marks the wall tomb slabs dated 1815, 1833 and 1842 respectively. QRUWKZLQJ7KHKRXVHKDVDKDOIKLSSHGVWHHSVODWHURRI WKHURRIOLQNVWR the point at which a progression of brick walls run along the lane — prior to large end stacks with moulded eaves. The west front of the house is this the walls are brick and stone. The brick walls, together with the over- Significance symmetrical with 2-1-2 sash windows, the central window to the first floor is hanging mature trees, enhance and contribute to the enclosed character of St Thomas of Canterbury is significant due to it being the focal core of the DUFKHG WKHQRUWKZLQJLVZLQGRZZLWKKLSSHGURRIGRUPHU7KHZDOOV this part of the Conservation Area. Worting Conservation Area and in itself, it is a dominant building of are stucco with a first floor band and plinth. The porch has Tuscan Order, architectural, historic, social and communal value. thin cast iron columns and 2 pilasters enclosing a 6-panelled door and Hillside, Church Lane—Grade II (LEN1230651) older wooden architrave. There are 3 sash windows to the semi-circular Setting Hillside is the third historic building within the group in proximity to the VRXWKVLGHRIWKHHDVWJDUGHQHOHYDWLRQ WKLVHOHYDWLRQDOVRKDVDSDUDSHW Church. The structure is of 2 storeys and of 18th century, early 19th The church and front Churchyard sit on the Worting Road. The building with coping, first floor bands and heavy moulded cornices as well as a century origin. Its symmetrical structure has a hipped slate roof and red cannot be viewed along the road, except when in close proximity to the Greek porch. The kitchen garden walls are red brick with pillar ends. structure. St. Thomas of Canterbury forms the central focus of several EULFN ZDOOV LQ )OHPLVK ERQG PRGHUQ H[WHQVLRQV LQ EOXLVK EULFN KHDGHU important heritage buildings to the south-east of the Conservation Area. Significance bond, have been added to both sides. There are first floor bands, stone Due to its location and the amount of vegetation, both within and to the The significance of Hatchetts derives from its architectural and historical cills, plinth and rubbed flat arches. The south front has high quality boundaries of the WCA, the church is concealed from the Site, which at its interest and its group value together with the other heritage assets to this brickwork and good proportions. closest point is beyond the WCA’s south-western boundary. section of the Conservation Area. On a stone base to this side elevation, there is a Tuscan porch with 2 thin Setting cast iron columns and a 1 and a half glazed door. Four steps lead to the Hatchetts, with attached garden wall - Grade II ( LEN 1092617) door flanked by wrought iron rails. The rear elevation differs, being of Its immediate setting is within its extensive, landscaped grounds (about 2.6 vernacular appearance and facing an elongated stable and coach house. Hatchetts forms part of the group of heritage buildings which are clustered acres) and front drive, virtually enclosed by trees save for the two Both face onto a small courtyard. around St Thomas of Canterbury Church. These three buildings sit to the HQWUDQFHV WR WKH ZHVW IURQW WKLV DSSHDUV WR KDYH UHPDLQHG FRQVLVWHQW east of the WCA, and are concealed from the Site, which at its closest point throughout its history. Significance would be beyond the WCA’s south-western boundary and in the case of The significance of Hillside derives from the architectural and historical Hillside, beyond the WCA’s northern boundary line, due to the WCA’s special interest of its fabric and form and its group value together with the extensive vegetation. The Old Rectory, Church Lane — Grade II (LEN1230520) other heritage assets to this section of the Conservation Area. This building is also included within the group of heritage assets focused
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4.3 STATUTORILY LISTED BUILDINGS
Figure 37: Hillside rear north elevation, as viewed from Church Lane. Figure 38: Worting Farm north elevation, as viewed from Worting Road. Figure 39: 405 Worting Road, north elevation, as viewed from Worting Road.
Setting The centre of the west range has 2 rubbed brick and stone keystone oval the substantial growth of Basingstoke to both its south and east, mean that Its immediate setting is within its own grounds which includes a small arches. The south side is early 19th century, gabled and slightly projecting its extended southern setting has altered considerably. Furthermore, FRXUW\DUG WR UHDU DQG VWDEOHV WR LWV QRUWK WKH ZKROH HQFORVHGE\WUHHV with windows of various periods. The other ranges are of similar height planning consent has been granted for 70 units in proximity to the south- save for its entrance onto Church Lane. In association with the other with wide doorways and a carriageway passing through the east wing. The east of the farm. Its closest point to the Site is beyond the WCA’s south- heritage assets to this group, this appears to have remained consistent building still contains some panelling from the 17th century as well as 18th western boundary. throughout its history. century dado panelling and 6 panelled doors.
Significance 405 Worting Road—Grade II (LEN 1092583) Worting Farm, Worting Road — Grade II (LEN 1230964) The heritage significance of this building lies in the architectural and This 2 storey, early 19th century heritage building is attached via its east Worting Farm is the only surviving listed structure in the Conservation Area historical special interest of its fabric and form, it is particularly significant side to the west façade of Worting Farm. It has a hipped slate roof with red that dates from the 17th century, however, it also contains elements from as being the only structure that has survived from the 17th century. brick walls of Flemish bond and blue headers, 2 sash windows to its west the 18th and early 19th century. Although it retains elements form this period, there have been later elevation and one to its north. Other details are rubbed flat arches, plinths The building consists of a range of buildings to 4 sides of a square DGGLWLRQVWRWKHVWUXFWXUH KRZHYHULWVKLVWRULFXVHUHPDLQVHYLGHQW and stone cills. There is an arched fanlight above a 6-panelled door. courtyard. The timber-frame carriageway entrance to Worting Road, to the Setting Significance north of the building, indicates that it was previously a coaching inn. The elevation to this side has sash windows and is raised to the centre The immediate setting of the house is its courtyard setting and its north 405 Worting Road is significant due to the architectural and historical becoming a pediment above the previous carriage entrance. The walls are elevation facing onto Worting Road, both in keeping with its historical special interest of its fabric and form and the fact that it is attached to the red brick with a degree of blue headers and the red tile roof is a mixture of setting. However, it has had later additions to its original structure and a earliest surviving structure of Worting, namely Worting Farm. house has been constructed to its west elevation, namely 405 Worting gable, half-hipped and full-hipped. Changes to the structure can be seen Setting through minor breaks in the walling and alterations to the roof levels. The Road. Additionally, it has changed from an inn to a farm. The immediate setting of the house, facing onto Worting Road to its north centre of the west range has 2 rubbed brick and stone keystone oval Its extended setting has remained virtually unchanged to the north, with elevation and attached to Worting Farm to its east has not changed. arches. The two storey residential range to the west is of double width, it views towards the gardens of the Old Rectory. A limited number of However, to its south and west, there has been some modern construction has a tiled roof and brick walls in Flemish bond where the fenestration is buildings have been built around Worting Farm. However, the early 19th and undoubtedly a loss of land and rural views. As with the farm, the irregular. century addition of the London and South Western Railway to its south and closest point to the Site is beyond the south-western boundary of the WCA.
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4.3 STATUTORILY LISTED BUILDINGS
Figure 40: 411, 413, 415, 417 Worting Road, north and west elevations as viewed from Figure 41: Barn at Scrapps Hill Farm, as viewed from within the farm complex Figure 42: Primmers, as viewed from the roadside to its south. Worting Road.
Its extended setting has remained virtually unchanged to the north. Worting Road, has remained consistent throughout their history. The remained fairly consistent throughout its history, however surrounding However, as with Worting Farm, the substantial growth of Basingstoke to closest point of these buildings to the Site is also beyond the south-western curtilage buildings have varied, with a pair of 19th century vernacular its south and east and the early 19th century addition of the Railway to its boundary of the WCA. cottages being constructed to its east and modern cottages built to its south has led to considerable change. west. Beyond the farm compound, to north and west, lie a number of fields which appear to be in use for the family fun centre. Barn at Scrapps Hill Farm — Grade II (LEN 1092584) Nos. 411, 413, 415 and 417 Worting Road — Grade II (LEN 1230988) The 1797 Barn at Scrapps Hill Farm is part of a complex of farm buildings Wootton St Lawrence This circa 1840 terrace of four houses, is located at right angles to Worting to the south-west of the Conservation Area. It has 5 bay timber frames with Road. The exposed section of a re-used 16th century timber frame, a central entrance to the west and a wing extending to the east from its The following three heritage assets are located in Wootton St Lawrence. previously on the site, forms a continuous half-timbered elevation as an north side. There are straight struts to the truss purlins and tie-beam. The They are not within the Site, but are within the search radius presented east extension to its northern end and immediately on Worting Road. The prominent roof is hipped, half-hipped over the doorway, and of corrugated and share varying degrees of intervisibility with it. terrace is of 2 storeys in a mixture of painted brick infill together with other DVEHVWRV WKHZLQGURRILVJDEOHGDQGWLOHGZLWKVRPHRIWKHWLOLQJH[WHQGLQJ walling, slate roofing and irregular fenestration. over a section of the main block to the east slopes. The walling is boarded. Primmers—Grade II (LEN1296397) Significance Significance This 17th century building is a one-storey timber-framed house with an The heritage significance of this terrace of houses lies in the architectural Scrapps Hill Barn is significant due to the architectural and historical attic. The timber frame is bricknogged with a jettied south gable. It has a and historical special interest of their fabric and form. The houses are good VSHFLDOLQWHUHVWRILWVIDEULFDQGIRUPDQGKLVWRULFVWUXFWXUDOV\VWHP LWLVRQH thatched roof, which is hipped and brought to low eaves to the north end examples of previous small residences in Worting, in contrast to the larger of the elements of the WCA that evokes the past farming tradition of the and is half-KLSSHGWRWKHVRXWK7KHIHQHVWUDWLRQLVLUUHJXODU LWVERDUGHG structures located around the Church. Worting Area and adds visual interest to this section of the Conservation door is solidly framed. The cottage has been modernised. Area. However, internally the Barn has been converted into a modern gym Setting Significance and the other farm buildings are now used as shops, a café and an office. The heritage significance of this cottage lies in the architectural and The immediate setting of the houses is Worting Road to the north and The complex itself runs as a family venue, with programmed events. gardens/courtyards to south, east and west — these areas have reduced in historical special interest of its fabric and form and as a good example of a Setting size due to the construction of newer residencies. The setting of the typical residence of its time which was probably a farm workers residence. structures has altered, due to the addition of the aforementioned houses. The Barn is set within a farm compound, which consists of a number of However, the view towards Worting House and Park to the north, beyond farm buildings of various styles, set in a courtyard. The setting has
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4.3 STATUTORILY LISTED BUILDINGS
Setting The farmhouse is set within its own grounds which comprise yards, numerous outbuildings, lawns, trees and hedges. Its extended setting comprises residences to its south and beyond the road, to the west, and agricultural land to its north and east. Similarly to the Old Bakehouse, its further setting is historically consistent with maps, apart from the addition of modern residencies to its south. The Site will be located to the east of Primmers, beyond the single track road, and to the south-west of the Old Bakehouse and the Manor House, beyond a field and single track road that lie to their south-west. In these locations, it will take the form of a Country Park.
Figure 43: The Old Bakehouse as viewed from the single track road to its west. Figure 44: Manor Farmhouse as viewed from the single track road to its west.
Setting Setting The cottage has a partly concreted driveway to its south-west, leading to a The setting of this building is within large grounds with lawns, trees and VLQJOHWUDFNURDGWRLWVVRXWK WKHFRWWDJHOLHVDWDULJKWDQJOHWRWKHURDG with its gable well screened from it by a thick hedge. To north, south and bushes, a driveway to its north and a separate small cottage to its rear. east, it is set in gardens which comprise lawns, trees and bushes. This The extended setting of this heritage asset is a single track road to its west, appears to be consistent with its historical setting. The extended setting of from which it is separated by a wall and gate, beyond this lies the Church of the cottage comprises residences to its west, which are of a later date than St Lawrence. To its north lie several modern residencies, whilst to south Primmers, and open land to north and east. and east of its large gardens lies open rural land. Apart from the construction of the modern residencies to its north, according to historical maps, its extended setting has remained consistent to the present day. The Old Bakehouse (Listed as No-Name) Grade II (LEN 1339632)
This two storey 18th and early 19th century house has a gable facing the Manor Farmhouse—Grade II (LEN1173104) roadway and a newer extension to the south façade. The roof is tiled and half-hipped to the gable, there are brick dentil eaves. Walls are brick in This two storey 18th and mid-19th century farmhouse is built in brick with Flemish bond with the old section displaying bands to the first and second dentil eaves. Its roof is tiled and hipped to the south end and there are floor. Windows are casements to the older part, the later section has Victorian sashes. The house was originally constructed with 3 windows but Victorian sashes. The door has four panels and is placed beneath a plain has had an addition to its north side. The blue header walling has vertical fanlight. bands and flush red brick quoins. A modern doorway has replaced the old central one, located in the adjacent bay, it has side windows and a wide Significance canopy. Significance The Old Bakehouse is historically and architecturally significant as an H[DPSOH RI YHUQDFXODU KRXVLQJ RI WKLV HUD LWV QDPH VXJJHVWV WKDW LW ZDV The farmhouse is architecturally and historically significant due to the previously used as a place of work as well as a residence. special interest of its fabric and form and has evidential value as a farmhouse, typically for its era, it is built in brick due to the increase in mechanised brick production at the time.
USVJURXSFRPXN_FJPVFRXN
4.4 NON-DESIGNATED HERITAGE ASSET
Water Tower of the former Park Prewett Hospital, Park Prewett
Figure 45: Water Tower behind the Greyshott/Froyle block at the old Park Prewett Hospital.
The water tower was formerly part of the early 20th century hospital of Park Prewett, which has now converted into a residential complex. The structure was of relevance to the hospital, both able to supply water and act as a reservoir. This seven-storey rectangular building is constructed of red EULFN ZLWK D KRUL]RQWDO VWRQH VWULQJ FRXUVH GLIIHUHQWLDWLQJ HDFK VWRUH\ WKH upper two storeys differ, however, being built in a combination of red brick, multi-coloured brick quoins with pediments and cambered openings to each façade. Significance This structure is neither listed nor locally listed, however, within the Park Prewett Conservation Area Appraisal (PPCAA) it is stated as being of “particular note and contribut-(ing) significantly to the special qualities of the Conservation Area”, thus it can be referenced as a non-designated heritage asset. Setting The water tower is set within the old hospital and punctuates the roofscape, so that it is visible from a number of locations both within and without the complex. The PPCAA notes that the almost full view of the Water Tower from the inner courtyard (of the hospital) is that of particular note. There is limited intervisibility between the tower and the Site, as illustrated in figure 45, above, which was taken from the north-east of the Site.
USVJURXSFRPXN_FJPVFRXN 5.0 PROPOSALS & ASSESSMENT OF IMPACT 5.1 PROPOSED DEVELOPMENT
The Outline planning application seeks approval for:
a) Residential development of approximately 3,200 homes (up to DPD[LPXPRIKRPHV ZLWKLQ&ODVV&DQG&
b) Local centres including non-residential development (Class A1, $$$$''%
c) 'HYHORSPHQWRIWZRSULPDU\VFKRROV
d) /DQGIRURQHVHFRQGDU\VFKRRO
e) Open spaces including a Country Park with related ancillary facilities (Class A1, A3, D1, D2), Neighbourhood Parks, natural green spaces, allotments, outdoor sports facilities and associated amenities, play provision, informal open space and ODQGVFDSLQJ
f) ,QGRRUVSRUWVIDFLOLWLHV &ODVV'
g) Primary means of access from the surrounding highway QHWZRUN
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i) Associated secondary means of access, parking, footpaths, F\FOHOLQNVDQGUHODWHGWUDQVSRUWIDFLOLWLHV
j) 3URYLVLRQRIILYHSHUPDQHQW*\SV\DQG7UDYHOOHUSLWFKHV DQG
k) Infrastructure works to provide drainage, utilities and associated services.
All matters are reserved except the primary means of vehicular access onto the A339, B340 and Roman Road.
Figure 46: Planning Application Site Red Line Plan (Tibbalds)
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5.2 ASSESSMENT OF IMPACT
Firstly, it is essential to state that the Site comprises part of the Manydown • Barn at Scrapps Hill Farm Although the setting of the WCA contributes to the significance of the Local Plan Allocation and although the setting of Worting will be changed conservation area, this contribution is considered to be limited due to: • due to the Proposed Development, it is important to see this in light of the Primers • the insular nature of the WCA, being bounded by a solid tree barrier/ context of this allocation. • The Old Bakehouse KHGJLQJWRWKHDUHDVZKHUHLWDGMRLQVWKHSURSRVHG6LWH DGGLWLRQDOO\ The Proposed Development will not cause harm to the fabric of any • Manor Farmhouse the majority of the heritage assets within the WCA have buffering to designated or non-designated buildings. However, there are a number of WKHLUSULYDWHJDUGHQV designated heritage assets and one non-designated heritage asset, all Non-designated Heritage Asset • the inability to experience the significance of the WCA from without located without the Site, whose settings may be affected by the Proposed • Water Tower of the former Park Prewett Hospital Development. LWVERXQGDULHV
• no or extremely limited intervisibility of the setting of the WCA from In order to determine whether there will be any impact on their setting, this Designated Heritage Assets section will reference the Historic Environment Good Practice Advice in ZLWKLQLWVERXQGDULHV DQG Worting Conservation Area and Worting House will be separately Planning: Note 3: The Setting of Heritage Assets (Second Edition, • the severing of historical associational attributes between the WCA assessed. December, 2017) (HEGPA3). This GPA sets out a 5-step process which and its setting. The historical associational attributes between the assess the potential effects of a Proposed Development on the setting and Worting Conservation Area (WCA) WCA and the setting were that of the Manor House (Worting House), significance of a heritage asset. Worting Farm and Scrapps Hill Farm to the surrounding area. Step 2 — Assessment of whether and what contribution the setting However, these associations have been severed, as these functions Step 1 — Identification of heritage assets which are likely to be makes to the significance of a heritage asset. are no longer extant. Worting House has been converted into office affected by the Proposed Development. suites and Worting Park forms part of the Local Plan Allocation —in The second stage of the HEGPA Assessment is to consider whether and respect of this, there is a 300 unit and 2,500m2 EIA screening This identification was enabled through reference to Hampshire County what contribution setting makes to the significance of the WCA. In order to request in the public domain. Worting Farm has been converted into Council’s Historic Environment Record, illustrated in Section 3.4, and achieve this, it is necessary to identify the significance of this asset by residential accommodation, with planning permission granted for 70 Basingstoke and Deane Borough Council’s Conservation Area Appraisal applying the four values set out in the Historic England guidance issued in houses in its proximity, whilst Scrapps Farm now functions as a Map and Local List of Buildings of Architectural or Historic Interest. The 2008: Conservation Principles, Policy and Guidance. The values are family fun centre, with its buildings converted into retail use and the GHVLJQDWHGKHULWDJHDVVHWVZHUHDVVHVVHGLQ6HFWLRQVDQG WKHQRQ aesthetic, communal, evidential and historical. -designated heritage asset in Section 4.4 barn, a separate enterprise, has been converted into a modern gym. Aesthetic value These are listed below: The village of Worting has seen considerable transition, from that of historic The conservation area has high aesthetic value due to its varied group of rural, isolation to that of being within close proximity to a large town. Designated Heritage Assets heritage buildings, as well as its mixture of green spaces, extensive tree Although it retains elements that are of semi-rural “character”, these are planting, mature trees and numerous hedgerows. experienced within its insular boundaries, whilst without, its setting has • Worting Conservation Area Communal value evolved, particularly since 1961, as evidenced by historic maps. This is • Worting House due to the progressive advance of the town of Basingstoke, which sits at c. Three structures within the WCA possess communal value, the Church of 3.76 km to the east (see figures 29 and 30, page 21). • Stable Block to West of Worting House St. Thomas of Canterbury, due to its historic associations with the community, and Worting Farm and the Barn at Scrapps Hill Farm, which • Church of St Thomas of Canterbury, Church Lane Step 3 — Assessing the effects of Proposed Development on the probably served as employment locations for some of the local community. significance of a heritage asset. • Hatchetts, with attached garden wall Evidential value Four elements of the Proposed Develoment at Manydown could impact on • The Old Rectory The WCA has evidential value, due to the number of heritage assets that it the setting of the WCA and these are assessed on the following pages, 30- • Hillside, Church Lane FRQWDLQV WKHVHKHOSXVWRXQGHUVWDQGWKHKLVWRU\RIWKHYLOODJH 43.
• Worting Farm, Worting Road Historical value Development is proposed beyond the northern boundary line of the conservation area, see the Building Heights and Densities Parameter Plan, The WCA has a high level of historical value, due to the number of heritage • 405 Worting Road figure 58, page 35 and the Land Use Plan, figure 47, page 30. The structures that it contains. majority of the Proposed Development will consist of residential units, it is, • Nos. 411, 413, 415 and 417 Worting Road however, probable that a secondary school will also be located just beyond the WCA’s northern boundary line, to the north and a primary school, just
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT—DEVELOPMENT BEYOND THE NORTHERN BOUNDARY OF THE WORTING CONSERVATION AREA
beyond its boundary line to the north-east. The significance of the conservation area is principally due to its diverse group of individual historic buildings that reflect various periods of development. Indeed, the architectural and historic interest of Worting is reliant on the preservation of the characteristics of these structures and how they relate to each other within the conservation area. The contribution of the setting of the WCA is considered to be limited due to the factors previously outlined. The following pages seek to demonstrate the lack of impact of the Proposed Development to the north of the WCA boundary. Page 31 provides photographic images of views towards the north and north-western boundary lines of the WCA from without its boundaries as well as views, from within its boundaries northwards and north westwards. In both cases, the solid tree/hedge boundaries are significant in maintaining the insularity of the WCA. Page 32 demonstrates the limited intervisiblity between the Site and the Proposed Development to the north of the WCA boundary, through a section drawing north-south through the WCA. Page 33 demonstrates the limited intervisiblity between the Site and the Proposed Development to the north of the WCA boundary, beyond Worting House through use of a photo montage. Pages 34 and 35 demonstrate the alterations that have been undertaken to the Manydown Masterplan in respect of heights and densities, after advice from CGMS and consultation with Historic England and the Conservation Officer at BDBC.
Figure 47: Manydown Masterplan Land Use Parameter Plan, December 2016 (Tibbalds)
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— DEVELOPMENT TO THE NORTH OF THE WORTING CONSERVATION AREA BOUNDARY LINE
Figure 48: Image taken from just below Worting Wood towards the northern boundary line of Figure 49: View westwards along the thick boundary hedge to the north of the WCA, illustrated Figure 50: View south-west from the north-east of the Site, just below Worting Wood. The the WCA, just beyond which lies Worting House. There is no intervisibility and it is not possible in figure 48. solid tree lines and thick hedges of the north-eastern boundary of the conservation area sits in to appreciate the significance of the conservation area. the distance, evidencing the extremely insularity of the WCA and lack of intervisibility.
Figure 51: View from within the conservation area looking northwards towards Worting House Figure 52: View from within the northern section of the conservation area looking north-west. Figure 53: View from within the conservation area looking eastwards from the west of the from the Worting House driveway. In addition to the thick boundary vegetation of the WCA, There is no intervisibility of the setting of the fields beyond the boundary line. The inset photo WCA towards Church Lane. The northern boundary line sits to the left of the image and, as Worting House and associated parkland has its own further vegetation, with trees to the west of illustrates a similar viewpoint in autumn, indicating how solid the boundary line vegetation is recorded, the tree cover is very dense, with no intervisibility and no awareness of the fields the house and trees line Church Lane to the east of the parkland. There is no intervisibility or throughout the year. lying beyond the boundary line. awareness of the fields beyond.
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— DEVELOPMENT TO THE NORTH OF THE WORTING CONSERVATION AREA BOUNDARY LINE
The section drawing, figure 54, right, seeks to demonstrate if there is any intervisiblity between the Site and the Proposed Development, to the north of the WCA boundary. It is important to note that this section illustrates the maximum envelope of development, there may be school playing fields/ frontages in proximity to the 20 metre buffer. The figure illustrates a north-south section through the WCA from three viewpoints, located slightly to the west of Worting House, as per inset drawing:
View 1: From just below Worting House and its curtilage buildings
View 2: From a viewpoint in proximity to St. Thomas of Canterbury Church.
View 3: In proximity to the Worting Road.
All three views illustrate the variable Above Ordnance Data (AOD), in addition to the varying heights of the Proposed Development:
Yellow — 2 storey buildings:10 metres from ground level to roof top
Orange — 3 storey buildings:13 metres from ground level to roof top
Pink — 4 storey buildings:15 metres from ground level to roof top
The Section states that the thick boundary line of trees, that encloses the WCA to its northern boundary line, is 24 metres in height. This is generally the case along the total length of the northern boundary line, apart from two areas where the tree height is slightly lower — this is illustrated in the Photomontage, page 33.
Figure 54: Section drawing north/south (Tibbalds)
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— DEVELOPMENT TO THE NORTH OF THE WORTING CONSERVATION AREA BOUNDARY LINE
To further enhance the assessment of intervisibility between the conservation area and the Proposed Development to the north of the WCA, a photomontage was undertaken north/south through the conservation area. The section, page 32, illustrates a particular view point through the conservation area, whereas the photomontage records the wireline of the Proposed Development overlaid on the baseline photograph across a wider viewpoint. The viewpoint, figure 55, is of particular importance as it takes into consideration a wide section of the northern boundary line in proximity to the Grade II* listed Worting House, thus indicating the possibility of any intervisibility of the Proposed Development behind this important building. However, the resultant outcome would apply to the totality of the northern boundary line, taking into consideration the AOD, the solid tree-lined boundary and the various heights of the proposed buildings. The photomontage illustrates the maximum envelope of development, as noted above on page 32. The existing view, above right, illustrates the thick boundary line of trees that encloses the WCA to its northern boundary line and part of the tree line that encloses Church Lane (right of photo) to its east. The image, below right, visualises the anticipated view of the Proposed Development. The dotted white line represents areas of development which are not likely to be visible, due to the tree boundary to the north of the WCA and other vegetation within its boundaries. The solid white line represents a minimal amount of development which is likely to be visible. However, it is important to note that the wireframe is not real massing and the Proposed Development will not be a consistent line, therefore there may not be intervisibility as indicated in the photomontage. Additional planting to the northern boundary line of the WCA is represented by a dashed green line, which shows height at the time of planting. The image clearly demonstrates that there will be no or extremely limited intervisibility between the WCA and the Proposed Development, to the north of the WCA boundary line. In respect of any views from Church Lane northwards, towards the Proposed Development, this lane is considerably screened, due to abundant vegetation along its boundary line, from beyond St. Thomas of Canterbury Church through to Worting Wood.
Figure 55: Photomontage north/south view, taken from within the WCA’s Worting House parkland to the south of the House. (TEP, November 2016)
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— DEVELOPMENT TO THE NORTH OF THE WORTING CONSERVATION AREA BOUNDARY LINE
Step 4 — Maximising enhancement and reduction of harm on the setting of heritage assets The Masterplan has undergone numerous amendments in respect of the Proposed Development to the north of the WCA boundary, responding to heritage concerns. The first draft, Revision A, Building Heights and Densities Parameter Plan (BHDPP), figure 56, right, located 2 — 5 storey development and density ranging between 30 and 60 units per hectare, adjacent to a section of the northern boundary line of the WCA. CGMS recommended changes, as this was considered too high and dense, due to proximity to the northern boundary line of the WCA. Figure 57, far right, illustrates change to the Proposed Development in respect of this area, with development adjacent to the conservation area reduced in height and density. However, additional reductions in height were recommended by CGMS and after consultation with Historic England and the Conservation Officer at BDBC, further amendments were made to the BHDPP. These are illustrated in figure 58, on the following page, 35, and consist of:
• A 20 metre buffer area, introduced between the northern boundary line and the Proposed Development, that retains an open appearance. This would, therefore, be grassland, planted with low VKUXEVWRHQDEOHORQJHUYLHZVDORQJWKHQRUWKHUQERXQGDU\OLQH
• Development immediately beyond this buffer area to be no more than 2 storey buildings:10 metres from ground level to roof top, with density ranging between 15 an d30 dwelling per hectare only.
• Development beyond the 2 storey buildings will be 3 storeys,13 metres from ground level to roof top and beyond that, a small section to be comprised of 4 storey buildings, no more than15 metres from ground level to roof top. Considerable research and analysis has been undertaken in order to understand the character of the WCA, so that it can be incorporated within WKH LOOXVWUDWLYH 0DVWHUSODQ WKLV KDV EHHQ UHIOHFWHG LQ WKH GHVLJQ RI WKH Proposed Development, which helps to mitigate the heritage impacts. The photographic images, page 31 illustrate the insularity of the Worting Conservation Area. The Section Drawing and Photomontage, pages 32 Figure 56 (above left): Manydown Masterplan Building Heights and Densities Parameter Plan (BHDPP), first draft, Revision A (Tibblads) Figure 57 (above right): BHDPP with earlier revisions to building heights and densities to the north of the WCA (Tibbalds) and 33, demonstrate that there is either no or extremely limited intervisibility between the WCA and the Proposed Development. Therefore, the heights and distance of the proposed buildings from the QRUWKHUQ ERXQGDU\ OLQH DUH DOO FRQVLGHUHG WR EH DFFHSWDEOH DGGLWLRQDOO\ advance planting could be undertaken where any extremely limited intervisibility occurs, this would complement and be consistent with the vegetation to the boundaries of the WCA, which ensure its insularity. In conclusion, and taking all of the above evidence into account, it is considered that there will be a neutral effect on the Worting Conservation Area in respect of development beyond its northern boundary line.
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— DEVELOPMENT TO THE NORTH OF THE WORTING CONSERVATION AREA BOUNDARY LINE
Figure 58: Manydown Masterplan, current draft of the BHDPP, (Tibbalds) illustrating substantial revisions to the Proposed Development beyond the northern boundary of the WCA, as described on page 33.
USVJURXSFRPXN_FJPVFRXN
5.2 ASSESSMENT OF IMPACT— WESTERN URBAN CENTRE DEVELOPMENT
Beyond the western boundary line of the WCA, a western urban centre has been proposed, which will comprise mixed uses, including residential. units Building heights and densities here are proposed to be no taller than 15 metres in height (e.g. 4 storeys) from ground level to the top of the roof. Development in proximity to the western boundary of the WCA proposes that buildings be of 3 storeys only, that is 13 metres in height from ground level to the top of the roof. Density will be up to 60 dwellings per hectare. 7KH FRQWULEXWLRQ RI WKH VHWWLQJ RI WKH :&$ ZDV VWDWHG RQ SDJH LW LV considered to be limited beyond all its boundaries due to the insular nature of the conservation area —t here is no or extremely limited intervisibility between the conservation area and the surrounding fields and it is not possible to appreciate its significance without its boundaries. The significance of the WCA is principally due to its diverse group of individual historic buildings and how they relate to each other within the conservation area. This page, 36, provides images that illustrate the insularity of the WCA to its western boundary. As recorded in these images, there is no appreciation of the WCA nor of its significance when approaching via the B3400 Andover Road. There is thick vegetation within c200m to the west of the Conservation Area, behind which rises the western boundary tree line of the WCA. The image, bottom right, records the thickness of the western boundary line of the WCA from within its boundaries. Page 37 demonstrates the limited intervisiblity between the Site and the Proposed Development to the west of the WCA boundary, through a section drawing east-west through the WCA. Page 38 demonstrates the limited intervisiblity between the Site and the Figures 59 and 60: The B3400, Andover Road on the approach to Worting. Thick vegetation within c200m of the Conservation Area and the boundary tree line of the WCA mean that there is no appreciation of the significance of the WCA. Proposed Development to the west of the WCA boundary, through use of a photo montage.
Figure 61: View from the north-west of the WCA, looking westwards towards the tree boundary line.
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5.2 ASSESSMENT OF IMPACT— WESTERN URBAN CENTRE DEVELOPMENT
The section drawing, figure 62, right, seeks to demonstrate if there is any intervisiblity between the WCA and the western urban centre. The figure illustrates an east-west section through the WCA from two viewpoints: View 1: In proximity to Worting House, from the parkland to its south.
View 2: From the pastureland to the west of Worting House and the Conservation Area.
Both views illustrate the variable Above Ordnance Data (AOD), in addition to the varying heights of the Proposed Development:
Yellow — 2 storey buildings:10 metres from ground level to roof top.
Pink — 4 storey buildings: 15 metres from ground level to roof top.
The development will be no taller than 15 metres in height (e.g. 4 storeys) from ground level to the top of the roof, additionally, no more than 50% of the built development in this parcel will be above 13 metres in height from ground level to the top of the roof. The density range will be up to 60 dwellings per hectare. The Section states that existing buffer planting is 24 metres in height. This is generally the case along the length of this boundary line. The Section Drawing clearly illustrates the lack of intervisibility between either View 1 or View 2 and the western urban centre development.
Figure 62: Section drawing east/west (Tibbalds)
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5.2 ASSESSMENT OF IMPACT— WESTERN URBAN CENTRE DEVELOPMENT
To further enhance the assessment of intervisibility between the Conservation Area and the western urban centre, a photomontage was undertaken, figure 63, right. It records the wireline of the Proposed Development overlaid on the baseline photograph, taken in proximity to St. Thomas of Canterbury Church, from within the parkland to the south of Worting House. This viewpoint is of particular importance as it records whether there will be any intervisibility between the western urban centre from the formal parkland to the south of Worting House. However, the resultant outcome would apply to the totality of the western boundary line, taking into consideration the AOD, the solid tree-lined boundary and the heights of the proposed buildings. The existing view, above right, illustrates the thick boundary line of trees that encloses the WCA to its western boundary line, but also includes the trees that line the driveway and part of the tree line that runs along the Worting Road, to left of image. The image, below right, visualises the anticipated view of the Proposed Development. The dotted white line represents areas of development which are not likely to be visible, due to the tree boundary to the west of the WCA and other vegetation within its boundaries. The solid white line represents a minimal amount of development which is likely to be visible. As before, it is important to note that the wireframe is not real massing and the Proposed Development will not be a consistent line, therefore there may not be intervisibility as indicated in the photomontage. The height of the proposed landscape screen is represented by a dashed green line, which shows the height at the time of planting. The image clearly demonstrates that there will be no or extremely limited intervisibility between the WCA and the proposed western urban centre.
Figure 63: Photomontage east/west view, taken from within the WCA’s Worting House parkland to the south of the House. (TEP, November 2016).
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5.2 ASSESSMENT OF IMPACT— WESTERN URBAN CENTRE DEVELOPMENT
Step 4 — Maximising enhancement and reduction of harm on the setting of heritage assets The Masterplan has undergone numerous changes in respect of the development of the western urban centre, responding to heritage concerns. The first draft, Revision A, Building Heights and Densities Parameter Plan (BHDPP), figure 64, right, located 5 storey development and density ranging between 30 and 60 units per hectare. adjacent to the north-western boundary line of the WCA. We considered this to be too high in proximity to the WCA and the design of the urban centre was modified, so that it is no longer adjacent to the WCA boundary to the north-west. This is illustrated in figure 65. Furthermore, a reduction in building heights in respect of development in proximity to the western boundary of the WCA proposes buildings to be 3 of storeys only, that is 13 metres in height from ground level to the top of the roof. Density will be up to 60 dwellings per hectare. The character of an urban centre will change the nature of this section of the WCA’s setting and it was considered that there would be a moderate level of harm caused due to the Proposed Development. However, primary mitigation in respect of amendments made to the Illustrative Masterplan and secondary mitigation in respect of the visual screen between the western edge of the Conservation Area and the Proposed Development, (Landscape Strategy, figure 66, page 40), would reduce the harm to a low level and therefore, the Proposed Development should be considered DJDLQVW SDUDJUDSK RI WKH 133) LQ WKLV FDVH WKH 0DQ\GRZQ Development brings significant public benefits, are outlined below: a) Residential development of approximately 3,200 homes (up to DPD[LPXPRIKRPHV ZLWKLQ&ODVV&DQG&
b) Local centres including non-residential development (Class A1, $$$$''%
c) 'HYHORSPHQWRIWZRSULPDU\VFKRROV
d) /DQGIRURQHVHFRQGDU\VFKRRO Figure 64 (above left): BHDPP First draft, Revision A. Figure 65 (above right): Current BHDPP
e) Open spaces including a Country Park with related ancillary facilities (Class A1, A3, D1, D2), Neighbourhood Parks, natural green spaces, allotments, outdoor sports facilities and associated amenities, play provision, informal open space and ODQGVFDSLQJ
f) ,QGRRUVSRUWVIDFLOLWLHV &ODVV'
g) Primary means of access from the surrounding highway QHWZRUN
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— WESTERN URBAN CENTRE DEVELOPMENT AREA BOUNDARY LINE
h) $FHQWUDOVWUHHW 7KHµ0DLQ6WUHHW¶ WKURXJKWKH6LWH
i) Associated secondary means of access, parking, footpaths, F\FOHOLQNVDQGUHODWHGWUDQVSRUWIDFLOLWLHV
j) 3URYLVLRQRIILYHSHUPDQHQW*\SV\DQG7UDYHOOHUSLWFKHV DQG
k) Infrastructure works to provide drainage, utilities and associated services.
All matters are reserved except the primary means of vehicular access onto the A339, B340 and Roman Road.
.
Figure 66: Landscape Strategy, June 2018 (TEP)
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5.2 ASSESSMENT OF IMPACT— WESTERN ROAD APPROACH JUNCTION AND SECONDARY JUNCTION
A western road approach, proposed signalised crossroad junction, secondary junction and roundabout have been included as part of the Proposed Development. These are illustrated in figure 67, right. Western road approach and roundabout The facts already stated above, in respect of the WCA, apply to the western road approach and roundabout, that is, the insular nature of the WCA does not make it possible to appreciate its significance without its boundaries. Figures 59 and 60, page 36, clearly illustrate the lack of intervisibility between the WCA from the approach along the B3400, Andover Road. Figures 68-71, page 42, illustrate the intensive vegetation along the approach road to Worting, with figure 68 providing an approximation of the access point of the western approach road, northwards, whilst figure 69 illustrates the insular nature of the WCA, even from c. 20 metres, from the west of the village, due to its solid vegetation. There was extensive consultation through the Local Plan, with various options tested in order to achieve this alignment. However, there are also a number of planning and technical reasons for placing the western road DSSURDFK MXQFWLRQ LQ WKLV ORFDWLRQ WKHVH KDYH EHHQ SURYLGHG E\ WKH transport consultants for the Manydown Development, Systra, and are listed below:
• The junction has been placed at the top of the hill to maximise forward visibility along the B3400. If it were to be moved either way then visibility of the junction would be restricted by the brow of the hill LQRQHGLUHFWLRQ
• There is an oil pipeline crossing the B3400 to the west of the junction ORFDWLRQ LW ZRXOG QRW EH SRVVLEOH WR UXQ WKH PDLQ VWUHHW DORQJ WKH SLSHOLQH DQG
• Through public consultation, it is clear that there are concerns about the potential for coalescence between Manydown and Oakley. In response a green corridor is proposed fronting either side of the B3400 to the west of the junction. This increases the perception of VHSDUDWLRQ EHWZHHQ WKH WZR VHWWOHPHQWV ZHUH WKH MXQFWLRQ PRYHG Figure 67: Manydown Masterplan, Principal Access and Movement Parameter Plan (Tibbalds) west then the perception of separation would be reduced.
Secondary junction In respect of the secondary junction, although its entrance to the southern section of the Proposed Development, south of the Worting Road, sits within the WCA, the road is heavily screened and there is no awareness of Worting Park, which sits behind the vegetation to the north of the secondary junction entrance, figure 68, nor of any of the heritage buildings
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5.2 ASSESSMENT OF IMPACT— WESTERN APPROACH ROAD JUNCTION AND SECONDARY JUNCTION
which make important contributions to the significance and character of the WCA. As the road descends south-westwards, there would also not be intervisibility with the WCA, due to the extant, thick vegetation boundary to WKHZHVWRIWKHVRXWKHUQVHFWLRQRIWKH:&$ LQSUR[LPLW\WRWKLVWKHUHZLOO be supplementary hedgerow planting. Figures 68 and 69, right, demonstrate the approximate entrance location of the secondary road junction, south off the Worting Road. They evidence that there is no awareness of the WCA at this point, due to the WCA’s solid boundary vegetation, even though Worting Park is in close proximity. Crucially, however, as with the northern approach road, Systra have identified a number of planning and technical reasons for placing the secondary junction approach at this location:
• The area south of Worting Road will accommodate a significant amount of development, and the Local Plan also allocates land in the Conservation Area for development. So the principle of the character of the area changing is agreed. In that context providing a simple priority junction does not appear to be a major urbanising Figure 68: Approximate location of the western approach road junction north/south of the Figure 69: This image illustrates a closer distance to the western boundary of the WCA, at Worting Road. The western boundary of the WCA is located at c.50 metres further east. c.20 metres further east than figure 68. However, it is still not possible to view the WCA or to HIIHFW However, there is no awareness of it or its significance from this viewpoint. appreciate its significance.
• There will be a significant number of dwellings to the south, so a secondary vehicular access would be demanded by emergency VHUYLFHV
• From the reasoning on the main street junction location, it is not SRVVLEOHWRSXWWKHVHFRQGDU\DFFHVVWRWKHZHVWRIWKDW
• Providing a secondary access also reduces the size of the main street access junction as traffic coming to/from the east can route WKURXJKWKHVHFRQGDU\DFFHVV DQG
• Positioning the access to the east of the Site allows the potential for buses to divert from the B3400, run through the southern area and out through the main street junction, improving public transport access. Nevertheless, the form and characteristics of the western road approach, signalised crossroad junction, secondary junction will alter the nature of the WCA’s setting and cumulatively will cause a moderate degree of harm. However, as already discussed in detail and as illustrated, right, the WCA is insular and there is no intervisibility between it and either of the junctions. The village has retained its character, in spite of being located in close Figure 70: Approximate location of the secondary road junction entrance, where it will enter Figure 71: This image evidences the view westwards, along the Worting Road, travelling proximity to a large town, and will continue to do so, despite these the southern section of the Manydown Development, south of the Worting Road. Although form Worting Village. The approximate entrance of the secondary road junction entrance, this section of the road sits within the WCA, it is heavily screened and there is no awareness additions. where it will enter the southern section of the Manydown Development is indicated. The of Worting Park, which sits behind the vegetation to the left of the image, nor of any of the vegetation is solid along this section of the Worting Road and as with figure 70, left, there is heritage buildings which make important contributions to the significance and character of the no awareness of Worting Park, nor of any of the heritage buildings of the WCA. WCA.
USVJURXSFRPXN_FJPVFRXN 5.2 ASSESSMENT OF IMPACT— WESTERN APPROACH ROAD JUNCTION AND SECONDARY JUNCTION AREA BOUNDARY LINE
Step 4 — Maximising enhancement and reduction of harm on the setting of heritage assets Although, there is a lack of intervisibility between the junctions and the WCA, significant primary mitigation landscaping measures have been proposed, which will help to reduce any adverse visual effects that the western approach road junction and secondary junctions may have upon the WCA. These are illustrated in figure 66, page 40, and detailed in the Manydown MSD3 Landscape Strategy document, which forms part of the Outline Planning Application. The mitigation measures outlined in respect of the western approach road junction and secondary junction consist of:
• a wide green corridor along the B3400 Worting Road, at the western H[WHQWRIWKH6LWHWRLQFOXGHQHZZRRGODQGSODQWLQJ
• un-lit sports pitches to the south of the Worting road and to the east of the new woodland. Thoughtful landscaping of the junctions themselves, in order to preserve the character of the Worting Road and the approach into Worting Village, have been proposed.
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5.2 ASSESSMENT OF IMPACT
Step 5 - The acceptability of the Proposed Development. the setting of the WCA beyond its western boundary line. This should be significance of a heritage asset. weighed against the significant public benefits of the Proposed There will be no material harm to the Worting Conservation Area resulting Due to the amount of vegetation to the boundaries of the WCA and Worting Development which are set out on pages 39 and 40 of this updated from the Proposed Development. The four elements of the Proposed House’s own extensive vegetation and its distance from the northern Heritage Statement. Development that could impact on the setting of the WCA have been boundary line, there is no or extremely limited intervisibility between the assessed above and the conclusions are as follows: Worting House — Grade II* house and the Site. This has been confirmed by the section drawing and photomontage illustrated on pages 31 and 32 of this Statement. 1.) Development to the north of the WCA boundary Step 2 — Assessment of whether and what contribution the setting makes to the significance of a heritage asset. The amendments that have already been implemented in the Masterplan, Step 4 — Maximising enhancement and reduction of harm on the the photographic evidence, section drawing and photomontage Aesthetic value setting of heritage assets. demonstrate that there would either be no or extremely limited intervisibility Although Worting House has been converted into modern serviced office between the WCA and the Site. It has therefore been concluded that the As already discussed above, the Masterplan has undergone numerous suites internally, it has high aesthetic value externally, where its original Proposed Development will have a neutral impact to the north of the WCA amendments in respect of the Proposed Development to the north of the character has generally remained consistent. It is characteristic of its boundary. WCA boundary. Open space has been ‘designed in’ whereby there will be period and its architecture, particularly its side wings, is of notable a 20 metre buffer area between the northern boundary line and the 2.) Western Urban Centre distinction. Proposed Development, additionally, the first buildings beyond that will be The character of an urban centre will change the nature of this section of Communal value 2 storey only. Additionally, advance planting could be undertaken where the WCA’s setting and it was considered that there would be a moderate any extremely limited intervisibility occurs, which would complement the 7KHKRXVHKDVDPDWHULDOFRPPXQDOYDOXHDVWKH0DQRU+RXVHRI:RUWLQJ level of harm caused due to the Proposed Development. However, the extant vegetation of the northern boundary line. however, it was privately occupied and built within extensive private land. photographic evidence, section drawing and photomontage demonstrate that there would either be no or extremely limited intervisibility between the Evidential value Step 5 — The acceptability of the Proposed Development. WCA and the Site. Furthermore, amendments have been made to the Worting House has evidential value, including its historic fabric and There will be no direct harm to Worting House resulting from the Proposed Illustrative Masterplan and the amended Landscape Strategy indicates that evidence which helps us to understand its construction and how it was Development. Furthermore, there will be no or extremely limited there will be a visual screen between the western edge of the Conservation used. intervisibility between the house and the Site and advance planting could Area and the Proposed Development. The effect of both the primary and take place where any intervisibility occurs. Therefore, it is considered that secondary mitigation would reduce the harm to a low level and therefore, Historical value there will be no impact to the setting or significance of Worting House due the Proposed Development should be considered against paragraph 134 of The house has historic value due its history and association with to the Proposed Development. WKH 133) LQ WKLV FDVH WKH 0DQ\GRZQ 'HYHORSPHQW EULQJV VLJQLILFDQW individuals. Other designated heritage assets public benefits, which have been outlined on pages 39 and 40 of this The site makes the following contribution to the setting of Worting House: Statement. Step 2 — Assessment of whether and what contribution the setting 3.) Western road approach, signalised crossroad junction, secondary Worting House sits in an elevated position within the WCA and is set within makes to the significance of a heritage asset. extensive parkland and pasture/arable land. To its north, east and west it junction and roundabout Aesthetic value is bounded by mature trees, to its south, beyond the boundary hedge, lies These have been included as part of the Proposed Development. The the Worting Road, from where it is visible across the parkland through the All of the identified heritage assets in table 2, page 45, have moderate to positions of the junctions have been extensively researched and there are entrance to the driveway. The boundary between the WCA and the Site high degrees of aesthetic value, which is evident in their architecture. For important planning and technical reasons for their locations, which have FRQVLVWVRIDWKLFNWUHHOLQH :RUWLQJ+RXVHVLWVDWDJRRGGLVWDQFHIURPWKLV example, the church is an 1848 structure, constructed in a 14th century been outlined on pages 41 and 42. Additionally, the illustrative material boundary and is further separated from the Site by parkland and vegetation *RWKLF VW\OH DQG WKHUH DUH H[DPSOHV RI SULYDWH GZHOOLQJV DQG YHUQDFXODU provided in this document, clearly supports the fact that that there would be so that there is no intervisibility between the Site and Worting House. buildings, which are characteristic of their period and intended status. no intervisibility between the WCA and these road junctions. Furthermore, a wide green corridor along the B3400 Worting Road, at the western extent The historical associational attributes between Worting House and the Site Communal value RI WKH 6LWH LV SURSRVHG WR LQFOXGH QHZ ZRRGODQG SODQWLQJ XQ-lit sports were that of its standing as the Manor House to Worting. However, this Several of the heritage assets possess communal value — the Church of pitches to the south of the Worting Road and to the east of the new association has been severed ,as the house no longer serves this material St. Thomas of Canterbury, due to its intended purpose and historic woodland and careful landscape mitigation to the junctions themselves, IXQFWLRQ DV SUHYLRXVO\ QRWHG LW QRZ RSHUDWHV DV PRGHUQ RIILFH DVVRFLDWLRQV ZLWK WKH FRPPXQLW\ :RUWLQJ )DUP WKH %DUQ DW 6FUDSSV +LOO where they access the Worting Road, in order to preserve its character as accommodation. Farm, given their ties to probable local employment and the Old Bakehouse well as the approach into Worting Village. However, the cumulative impact which served the local area. of the highway developments would cause a moderate degree of harm to Step 3 — Assessing the effects of Proposed Development on the Evidential value
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5.2 ASSESSMENT OF IMPACT
The identified heritage assets have differing degrees of evidential value, intervisibility between the Site with the Barn, it is not possible to Additionally, there will be no intervisibility between the Barn and the notable in their historic fabric and construction, which enable us to experience the significance of this heritage asset from the western urban secondary junction and it is not possible to experience the significance of understand how they were used. Worting Wood Farm has the highest centre. Additionally, it is insular in nature and relates to the farm buildings the Barn from the Site. level of evidential value, due to its complex historic fabric from the 17th, and courtyard in its proximity. Nonetheless, the density, form and Wootton St. Lawrence 18th and early 19th centuries. characteristics of the urban centre and the secondary junction to the south
of Worting Road will change the nature of the setting of Scrapp’s Farm Historical value The section of the Proposed Development that is proposed in proximity to Barn which will cause some harm. WKH 2OG %DNHKRXVH DQG 3ULPPHUV KDV EHHQ LGHQWLILHG DV D &RXQW\ 3DUN The heritage assets all possess historic value due to their age, although Due to the lack of intervisiblity and association between the Site and the this means that the views and setting of these houses to their east and Worting Wood Farm has the highest historic value, due to its historic fabric other heritage assets in table 2, it does not contribute to their significance south-east will change from that of a rural outlook to that of sitting next to recording several architectural periods. or settings. maintained parkland. This is not considered to be harmful, but will result in a changed setting which will not contribute to the experience of these heritage assets and does not therefore contribute to their significance. The heritage assets that are located at Wootton St. Lawrence share
Name Grade varying degrees of intervisibility with the Site — the Old Bakehouse from its rear secondary aspect, although it is screened by its own vegetation, and Step 4 — Maximising enhancement and reduction of harm on the Stable Block to West of Worting House II Primmers from its south elevation, however it sits at right angles to the Site setting of heritage assets. Church of St Thomas of Canterbury, Church Lane II (with an intervening road between them) and is partially screened by As stated above, apart from Scrapps Farm Barn, there will be no impact on II vegetation. Manor Farmhouse shares no significant inter-visibility or Hatchetts, with attached garden wall the significance of any of the heritage assets in Table 3, due to the setting with the Site due to the intervening agricultural land to the east and The Old Rectory II Proposed Development. The allocation of a Country Park to the north and its surrounding environment. Historic associations with the Site are limited north-west of the Site, and in proximity to the heritage assets at Wootton Hillside, Church Lane II to the Old Bakehouse, which possibly served some of this area. The St. Lawrence, will change their setting but will result in a neutral impact on Worting Farm, Worting Road II Farmhouse does not appear to have any historic association with the Site, these heritage assets. having its own land to north, south and east. 405 Worting Road II The design approach has carefully considered intervisibility between the Nos. 411, 413, 415 and 417 Worting Road II The Site currently makes a minor positive contribution to the setting of the Barn and the western urban centre and no more than 50% of the building
Barn at Scrapps Hill Farm II Old Bakehouse and to Primmers and makes no contribution to the setting heights in this area will be above 3 storeys, with the tallest structures to be of Manor Farmhouse. no taller than 4 storeys. This, combined with the insularity of the WCA, Primers II would ensure extremely limited intervisibility between the western urban
The Old Bakehouse II Step 3 — Assessing the effects of Proposed Development on the centre and Scrapps Hill Barn. In respect of the secondary junction careful Manor Farmhouse II significance of a heritage asset. landscaping has been proposed where it accesses Worting Road, in proximity to the Barn. Table 2: Other designated heritage assets The heritage assets located within the WCA are contained within an The Site makes the following contribution to the heritage assets in extensive amount of vegetation, both to the boundaries of the WCA and to Table 2. WKH LQGLYLGXDO ERXQGDULHV RI D ODUJH QXPEHU RI WKH DVVHWV WKHUH LV Step 5 - The acceptability of the Proposed Development
The heritage assets that sit within the WCA are generally bounded within extremely limited intervisibility between the western urban centre and There would be no direct harm to any of the heritage assets, outlined in its thick vegetation, with the majority of structures possessing further Scrapps Hill Barn only. table 2, page 44, resulting from the Proposed Development, nor would it vegetation to their own private gardens or land. This therefore rends them There would be a moderate level of harm to the setting of Scrapps Hill contribute to the settings or significance of any of the buildings, apart from as relatively insular and there is no intervisibility between the Site and these Barn, due to the western urban centre development and the secondary those outlined above. structures, apart from some extremely limited intervisibility between the junction. However, the urban centre will maintain a c.100 metre distance western urban centre with Scrapps Hill Barn to the west of the WCA. from the Barn to the west and there will be a lack of intervisibility between In respect of the Old Bakehouse and Primmers, it was concluded that the change in their setting, from that of a rural outlook to that of sitting next to The historical associational attribute between Scrapps Hill Barn and the the western urban centre and the WCA, hence the Barn, as illustrated in maintained parkland, will result in a changed setting that will not be harmful Site was agricultural in nature. However, this association has been altered, figures 59 and 60, page 36. Furthermore, the open fields to the west of to these heritage assets. Scrapps Hill Barn would experience a change in with the barn no longer serving its original function, as it now operates as a Scrapps Hill (and the old Farm Complex) are not central to the character setting, due to the western urban centre and the secondary junction. modern gym. The farm complex within which it sits has also changed in and appearance of the building, which sits within an inward facing nature and currently exists as a ‘family-fun’ venue. Due to the limited courtyard complex and has now been transformed into a modern gym.
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5.2 ASSESSMENT OF IMPACT
However, the illustrative material provided clearly supports the fact that new residential development, where its full height, aesthetic and evidential there would be extremely limited intervisibility between the western urban value can be appreciated. centre and the Barn and no intervisibility between the Barn with the The tower does not have an association with the Site, instead it retains its secondary junction. relationship with the hospital complex, being part of the residential The primary and secondary mitigation proposed, as outlined above, would conversion, and continues to form an important part of and focal point reduce the moderate degree of harm assessed to a minor level of within that development. Additionally, the limited intervisibility between harm ,within the spectrum of less than substantial harm. Paragraph 134 of the Site and the tower results in a very low degree of appreciation of the the NPPF should therefore be taken into account and the significant public structure only, which is not considered as harmful. Thus the Site does not benefits of the Proposed Development weighed against any harm caused contribute to the setting or significance of this non-designated heritage to the setting of Scrapps Hill Barn. asset.
Non-designated heritage asset Step 3 — Assessing the effects of Proposed Development on the VLJQLILFDQFHRIDKHULWDJHDVVHW Park Prewett Water Tower The Proposed Development will have a neutral effect on the Park Prewett Water Tower. Step 2 — Assessment of whether and what contribution the setting makes to the significance of a heritage asset. Step 4 — Maximising enhancement and reduction of harm on the
Aesthetic value setting of heritage assets. The water tower is a relatively recent building and has aesthetic value, No mitigation is necessary due to the neutral effect of the Proposed characteristic of its period and intended status. Development on the Water Tower. Communal value Step 5 - The acceptability of the Proposed Development The tower has communal value in that it serviced the previous hospital, which was a community facility. As already identified, the Proposed Development will not cause any direct harm or any harm to the setting and significance to this non-designated Evidential value heritage asset. The construction of the tower provides evidential value in that it enables us
to understand its purpose and how it was used. Historical value The water tower is not of high historical significance, given its fairly short existence.
The Site makes the following contribution to the Park Prewett Water Tower. There is limited intervisibility between the east of the Site and the tower, due to intervening vegetation and other buildings, so that only a section of the top of the tower is visible. The structure no longer serves its original purpose and has been integrated LQWRDQGIRUPVSDUWRIWKHUHVLGHQWLDOFRQYHUVLRQRIWKHKRVSLWDO DGGLWLRQDOO\ it has a modern extension attached to its west elevation. The most important views of the water tower are from within the inner courtyard of the
USVJURXSFRPXN_FJPVFRXN 6.0 CONCLUSION
This Built Heritage Statement has been researched and prepared by CgMs DPD[LPXPRIKRPHV ZLWKLQ&ODVV&DQG& Consulting on behalf of The Applicant, in order to support an outline planning application for the Site. This land was allocated through Policy b) Local centres including non-residential development (Class SS3.10 of the Local Plan and sits in conjunction with a number of other $$$$$''% allocations. c) 'HYHORSPHQWRIWZRSULPDU\VFKRROV The Site does not sit within the WCA, however, given the nature of the
Proposed Development and the proximity of the Worting Conservation Area d) /DQGIRURQHVHFRQGDU\VFKRRO and other heritage assets, it was appropriate to undertake an assessment
of the potential impacts on the identified designated and non-designated e) Open spaces including a Country Park with related ancillary heritage assets. This thus ensured that the Applicant paid special regard to facilities (Class A1, A3, D1, D2), Neighbourhood Parks, natural the preservation or enhancement of any heritage assets that may be green spaces, allotments, outdoor sports facilities and affected by the Proposed Development. Those identified were robustly associated amenities, play provision, informal open space and assessed in order to ascertain if there would be any impact on their ODQGVFDSLQJ significance or their settings. This was accomplished through the use of
relevant Statutory Legislation, National and Local Planning Policy and f) ,QGRRUVSRUWVIDFLOLWLHV &ODVV' Guidance.
7KH:RUWLQJ&RQVHUYDWLRQ$UHDLVH[WUHPHO\LQVXODU LWVVLJQLILFDQFHGHULYHV g) Primary means of access from the surrounding highway from its diverse group of individual historic buildings and their relationship QHWZRUN ZLWKHDFKRWKHUZKLFKFDQRQO\EHDSSUHFLDWHGIURPZLWKLQWKH:&$ WKXV due to this insularity, there is a lack of intervisibility between the Proposed h) $FHQWUDOVWUHHW 7KHµ0DLQ6WUHHW¶ WKURXJKWKH6LWH Development and the Conservation Area. Furthermore, the design approach has carefully considered the Worting Conservation Area, and i) Associated secondary means of access, parking, footpaths, extensive primary and secondary mitigation measures have been F\FOHOLQNVDQGUHODWHGWUDQVSRUWIDFLOLWLHV proposed, which have been outlined in this document. The location of the western urban centre, the western approach junction and the secondary j) 3URYLVLRQRIILYHSHUPDQHQW*\SV\DQG7UDYHOOHUSLWFKHV DQG junction were decided upon after extensive consultation through the Local Plan and, in respect of the road junctions, there are important planning and k) Infrastructure works to provide drainage, utilities and technical reasons for their locations. associated services.
There would be no direct harm to any of the heritage assets identified in All matters are reserved except the primary means of vehicular access onto this Heritage Statement resulting from the Proposed Development. The the A339, B340 and Roman Road. only levels of harm assessed are that of a moderate degree of harm, within
the spectrum of less than substantial harm, in respect of the setting of the Worting Conservation Area beyond its western boundary line, due to the cumulative impact of the proposed highway developments, and a low
degree of harm, within the spectrum of less than substantial harm, to the setting of Scrapps Hill Barn. Evidently there would be a change from open fields to that of an urban extension, which is an evolvement of the area and
could be expected from the Proposed Development.
The less than substantial harm assessed should be considered against Paragraph 134 of the National Planning Policy Framework (NPPF), that is weighing it against the numerous public benefits of the Proposed
Development which comprise:
a) Residential development of approximately 3,200 homes (up to
USVJURXSFRPXN_FJPVFRXN APPENDICES A — REFERENCES
A History of the County of Hampshire: Volume 4. Originally published by Victoria County History, London, 1911. Hampshire County Council Historic Environment Record (HER) Basingstoke and Deane Borough Council English Heritage Historic England Open Domesday D. Jacobs under the Creative Commons Licence: http://www.geograph.org.uk/photo/40369
USVJURXSFRPXN_FJPVFRXN APPENDICES B — SCOPED OUT DESIGNATED AND NON-DESIGNATED HERITAGE ASSETS
Listing Refer- Reference Name ence Grade Refer- Name 54104 Outbuilding NW of Tower at Malshanger Church Oakley Conservation Area 13882 Farm Cottages 54105 Lodge to S entrance to Malshanger Park 14635 Oakley Lodge Inc. Gatepiers & Flanking Walls immediately NW 54325 Unlisted milestone on B3400 Park Prewett Conservation Area 50362 Manor Barn 54328 Unlisted milestone on B3400 near Station House 50363 Flint Barn 1092711 Church of St. Lawrence II* 57761 The Old Chapel, Worting 50364 Granary Cottage 57762 The Firs, 13 St Johns Road 1092712 Tangier House II* 51675 Down Grange 57764 Oakley Station, Station Yard 51691 Malshanger Park 57765 East Oakley Village Hall, Hill Road 1296380 Walnut Tree Cottage II 51693 Manydown House 57767 9 The Green, Summerdown Lane, Malshanger 51704 Tangier Park 57768 10 The Green, Summerdown Lane, Malshanger 1339631 Top House II 52823 Poynter tomb S of Church of St. Lawrence 57769 Laundry House, Summerdown Lane, Malshanger 52824 Boundary wall to Church of St. Lawrence 57773 1 Pardown, East Oakley 1092710 Crabwood Cottage II 52825 Chest tomb 3m NW of Church of St. Lawrence 57774 3 Pardown, East Oakley 1157570 Malshanger Farmhouse II 52826 Outbuilding to rear of Manor Farmouse (Nos. 22 and 23) 57775 5 Pardown, East Oakley Stable Block and Tower, With Part of Kitchen 52827 Garden wall and attached outbuilding NE of Tangier House 57776 Longcroft, The Flat, Pardown 1339535 Garden Wall (Malshanger Castle Remains) II 52828 Green house NE of Tangier House 57777 42 Hill Road, Oakley 52829 Coach house and stables N of Tangier House 57778 44 Hill Road, Oakley 1092909 Malshanger House II 52830 Stables and archway N of Tangier House 57779 46 Hill Road, Oakley 1092907 Barn (East of the House) II 52831 Building NW of Tangier House 57780 48 Hill Road, Oakley 52832 Gate piers and boundary wall W of Tangier House 57781 50 Hill Road, Oakley 1179730 Dell Farmhouse II 52833 Ha ha wall S of Tangier House 57782 52 Hill Road, Oakley 52836 Barn SE of Old Tap House 1259295 Oakley Lodge including Gate Piers and Flanking 57783 54 Hill Road, Oakley Walls immediately NW II 52837 Building SE of the Old Tap House 57784 56 Hill Road, Oakley 52838 Smithy E of 32 Upper Wootton 57785 58 Hill Road, Oakley 1092899 Mitchells II 52839 Outbuilding SE of Walnut Tree Cottage 57795 Cemetery Chapel 52919 Front wall and railings to Mitchells Cottage 1339533 Breach Farmhouse II 57801 Cemetery Lodge, 105 Worting Road 52920 Stable block to W of Mitchells Cottage 57808 South View Cottage, Oakley Lane 1339728 Stable Block to Down Grange, Winchester Road II 52921 Cartshed NW of Malshanger House 57945 Rose Cottage, 46 Andover Road Milestone on A30/A303 at Approximately NGR 52922 Garden Cottage, Malshanger Lane 57947 Summerdown Farm Granary, Malshanger Lane 1096172 606 495 II 52923 Game Larder NW of Malshanger House 57948 Ebenezer Cottage, 15 Hill Road Oakley 52924 Garden walls at Malshanger House LL/BAS/055 St Thomas of Canterbury Church Hall 1278271 Down Grange, Winchester Road II 52925 Stable and coach house NW of Malshanger Farmhouse 52926 Boundary walls to Dell Farmhouse Service Block to Down Grange, Winchester 52927 Stable N of Breach Farmhouse 1231142 Road II 52978 Store N of stables at Down Grange
1157559 Wellhouse II 52979 Garden Walls at Down Grange 52980 House N of service block at Down Grange 1296382 No. 32 II 53140 Stables at Tangier House Heritage assets that been scoped out from this Report. Full statutory listing descriptions for Efe$[\j`^eXk\[ _\i`kX^\ Xjj\kj k_Xk _Xm\ Y\\e jZfg\[ flk ]ifd k_`j I\gfik Xi\ c`jk\[ the listed buildings may be referred to in The National Heritage List for England, maintained XYfm\Xe[XYfm\i`^_k% by Historic England.
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