Wokingham District Council ______

ASSESSMENT OF GAPS AND GREEN WEDGES WITHIN WOKINGHAM DISTRICT

DRAFT FINAL REPORT

June 2006

CHRIS BLANDFORD ASSOCIATES

Environment Landscape Planning

Wokingham District Council

ASSESSMENT OF GAPS AND GREEN WEDGES WITHIN WOKINGHAM DISTRICT

DRAFT FINAL REPORT

June 2006

Approved by: Stephen Kirkpatrick

Signed: ………………………

Position: Senior Associate

Date: June 2006

CHRIS BLANDFORD ASSOCIATES

Environment Landscape Planning 11099101R_DraftFinalReport_SK_amp_RevA_06-06

CONTENTS Page

1.0 INTRODUCTION 1 2.0 WARGRAVE - TWYFORD - CHARVIL GAP /GREEN WEDGE (No.1A) 11 3.0 SONNING – CHARVIL - WOODLEY GAP /GREEN WEDGE (No. 1B) 25 4.0 SONNING - WOODLEY GAP/GREEN WEDGE (No. 2) 37 5.0 TWYFORD – HURST VILLAGE GREEN GAP/GREEN WEDGE (No. 3) 49 6.0 WOODLEY - WINNERSH GAP /GREEN WEDGE (No.4) 61 7.0 EARLEY – WINNERSH – SINDLESHAM GAP/GREEN WEDGE (No.5a) 69 8.0 WOKINGHAM – WINNERSH - BARKHAM HILL – SINDLESHAM GAP / 79 GREEN WEDGE (No.5B) 9.0 WOKINGHAM – BARKHAM HILL - ARBORFIELD GARRISON 91 – ARBORFIELD CROSS – FINCHAMPSTEAD NORTH GAP /GREEN WEDGE (No. 5c) 10.0 GREEN PARK - WORTON GRANGE - THREE MILE CROSS GAP/ 105 GREEN WEDGE (No.6) 11.0 WHITLEY WOOD – SHINFIELD NORTH – SHINFIELD VILLAGE 117 - SPENCERS WOOD - THREE MILE CROSS GAP/GREEN WEDGE (No. 7) 12.0 SPENCERS WOOD – SWALLOWFIELD GAP/GREEN WEDGE (No. 8) 133 13.0 SWALLOWFIELD TO RISELEY GAP/GREEN WEDGE (No. 9) 143 14.0 BINFIELD – WOKINGHAM – BRACKNELL GAP/GREEN WEDGE (No. 10A) 153 15.0 WOKINGHAM - FINCHAMPSTEAD NORTH - CROWTHORNE 165 – BRACKNELL GAP/GREEN WEDGE (No.10B)

APPENDICES Appendix A Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges

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1.0 INTRODUCTION

1.1 Study Background

1.1.1 Wokingham District Council (WDC) commissioned Chris Blandford Associates (CBA) in September 2005 to undertake a review of the existing Gaps and Green Wedges identified in the Wokingham District Local Plan 1996-2006 (Adopted 11 March 2004).

1.1.2 CBA is an independent, professional environmental planning consultancy, comprising urban designers, landscape architects, ecologists, archaeologists and heritage specialists.

1.1.3 Gaps are defined in the adopted Wokingham District Local Plan as ‘open land, which provides physical or visual separation between distinct identified settlements’. Green Wedges are defined in the Wokingham District Local Plan as ‘areas of open space penetrating, partly enclosed by, or separating identified settlements’.

1.2 Aim and Objectives of the Study

1.2.1 The aim of the study, as set out in the Consultant’s Brief, is to assist the Council in deciding where it should retain existing gaps and wedges in the district or make provision for the designation of new gaps and wedges. The Inspector who reported on the Wokingham District Local Plan in 2001 made it clear that “it is not sufficient to merely carry forward the gaps and wedges from one plan to the next without critical assessment”. The study will provide technical background evidence to inform, guide and support the formulation of the approach and policies in WDC’s Local Development Framework and will identify which land is essential to the functioning of gaps, i.e. land which physically and visually separates settlements across the District. The assessment will also be used to support decisions at development control inquiries and independent examination of the Council’s Core Strategy and Site Allocations Development Plan Document.

1.2.2 The Consultant’s Brief required the assessment of a single tier of gaps. One of the starting points for the study was that the existing pattern of settlements and the separate identities of settlements should be maintained as repeated consultation by WDC has shown that this is strongly valued by local people.

1.2.3 CBA adopted an independent approach to the study and the work was undertaken on the basis of the appropriateness of existing or proposed gap designations, rather than any development

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submissions to WDC. CBA took no account of any such submissions or of the conclusions of the Inspector who reported on the Wokingham District Local Plan in 2001. It was assumed that all areas will be under pressure for development.

1.2.4 It should not be assumed that any areas of land that are excluded from a gap/green wedge, as a result of the recommendations set out in this report, will be identified for built development. Numerous other factors must be taken into account, such as flooding and highway constraints, landscape and ecological conservation etc.

1.3 Landscape Planning Policies

Planning Policy Statement Note 7: Sustainable Development in Rural Areas

1.3.1 The source of authority in national policy for these local landscape designations is Planning Policy Statement (PPS) Note 7: Sustainable Development in Rural Areas. Paragraph 24 of PPS7 states:-

‘The Government recognises and accepts that there are areas of landscape outside nationally designated areas that are particularly highly valued locally. The Government believes that carefully drafted, criteria-based policies in Local Development Documents (LDDs), utilising tools such as landscape character assessment, should provide sufficient protection for these areas, without the need for rigid local designations that may unduly restrict acceptable, sustainable development and the economic activity that underpins the vitality of rural areas.’

1.3.2 Paragraph 25 of PPS7 goes on to state:-

‘Local landscape designations should only be maintained or, exceptionally, extended where it can be clearly shown that criteria-based planning policies cannot provide the necessary protection. LDDs should state what it is that requires extra protection, and why. When reviewing their local area-wide development plans and LDDs, planning authorities should rigorously consider the justification for retaining existing local landscape designations. They should ensure that such designations are based on a formal and robust assessment of the qualities of the landscape concerned.’

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Strategic Gap and Green Wedge Policies in Structure Plans: Main Report

1.3.3 The report “Strategic Gap and Green Wedge Policies in Structure Plans: Main Report” (September 2003) was commissioned by the Office of the Deputy Prime Minister (ODPM). The aims of the study were, amongst other things, to (a) assess the justifications for including land in local designations such as strategic gaps and green wedges, and (b) to establish the objectives for land use within such areas. The ODPM report referred to Inspector’s Report for the Eastleigh Local Plan Inquiry (1998). This report identified the following factors to be most useful for delineating strategic gaps:-

• distance; • topography; • landscape character/type; • vegetation; • existing uses and density of buildings; • nature of urban edges; • inter-visibility (the ability to see one edge from another); • intra-visibility (the ability to see both edges from a single point); • the sense of leaving a place.

1.3.4 The Inspector also suggested that detailed gap boundaries on the ground should be logical, reasonable and defensible and readily identifiable through existing durable features of the landscape.

1.3.5 Paragraph 3.30 of “Strategic Gap and Green Wedge Policies in Structure Plans: Main Report” concluded that the basic purposes of strategic gaps and green wedges are as follows:

• for strategic gaps; they are to protect the setting and separate identity of settlements, and to avoid coalescence; retain the existing settlement pattern by maintaining the openness of the land; and retain the physical and psychological benefits of having open land near to where people live; and • for green wedges; they are to protect strategic open land helping to shape urban growth as it progresses; to preserve and enhance links between urban areas and the countryside; and to facilitate the positive management of land.

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South East Plan

1.3.6 The Draft South East Plan, prepared by the South East England Regional Assembly, was submitted to Government on 31 March 2006. This Regional Spatial Strategy provides a framework for the region for the next 20 years to 2026. It brings together policies for development with other policies and programmes that influence the nature of places and how they function, including those governing social issues, the economy and the environment.

1.3.7 Policy CC10b sets out criteria by which strategic gaps may be designated in Local Development Documents (LDDs). The primary purpose of these gaps must be to prevent coalescence of settlements and maintain their identity. Where a gap crosses local authority boundaries, the local authorities should prepare a joint LDD for the gap. Paragraph 1.37 of the Draft South East Plan states that:-

“decisions about whether gaps should or should not be adopted must be solely based on the criteria set out in Policy CC10b”.

1.3.8 Policy CC10b: Strategic Gaps states:-

“Where there is a need to prevent the coalescence of settlements in order to retain their separate identity, local authorities may identify the location and boundaries of strategic gaps in a Local Development Document (or joint LDD where the gap crosses more than one local authority) if the following criteria are met:

i The gap will prevent the coalescence of settlements each with a resident population greater than 10,000 persons;

ii The gap must be no greater in size than is necessary, and in all cases no greater than five miles at its widest point. Development should only be permitted in a strategic gap where it would not compromise, individually or cumulatively with other existing or proposed development, the fundamental integrity and purpose of the gap”.

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Berkshire Structure Plan 1991-2016

1.3.9 The adopted Berkshire Structure Plan 1991-2016 contains Policy DP7, which sets out the purposes of gaps and wedges in Berkshire. It says:

1. The Councils will preserve the setting and separate identity of settlements and protect areas of the countryside, which penetrate urban areas and provide access to the countryside for residents of urban areas. This will be achieved by the identification and maintenance of Gaps and Green Wedges.

2. Local Gaps will be identified in local plans where there is a need;

i) to protect the setting and identity of settlements and avoid their coalescence; or ii) to retain a coherent structure of settlement pattern; or iii) to retain the openness of an area; or iv) to provide access and recreational opportunities for adjacent communities.

3. Green wedges will be identified in local plans on open land, which provides (or has the potential to provide) landscape corridors between the centres of urban areas for informal recreation and for the movement of fauna.

Wokingham District Local Plan

1.3.10 The Inspector who reported on the Wokingham District Local Plan in 2001 stated that “There is justification for including a gap policy in the Local Plan to take account of the development pressure that has occurred in the District in recent years. That situation has resulted in the outward growth of towns and villages and the gradual erosion of the intervening countryside. Many settlements are close together, particularly on the southern side of the M4 motorway, and in order to maintain their identity and individual sense of community, it is important to protect the vulnerable areas of intervening countryside from unwarranted development. I do not believe that this can be adequately achieved through the application of general countryside policy because gaps are a spatial concept and are not primarily concerned with landscape protection”.

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1.3.11 He went on to say “in many cases gaps and wedges have been too widely drawn and this undermines their credibility by including land that is not essential in terms of separation function”.

1.3.12 Figure 1-1 illustrates the location and extent of these existing gaps / green wedges and identifies the gap/green wedge titles and reference numbers that were adopted for the purposes of this study.

1.4 Study Methodology

1.4.1 This study was undertaken in three stages, as outlined below:

Stage 1 - Data Collection and Review This stage involved a review of the:- • existing planning context (structure plans, local plans etc); • recent ODPM Studies and advice on gaps and green wedges; • Wokingham District Landscape Character Assessment Report (March 2004); • the geology, soils, topography and drainage of the district; • public rights of way; • settlement patterns; • historic landscape context;

Stage 2 - Field Survey and Assessment of Existing Gaps/Green Wedges This stage involved a landscape and visual appraisal of the land within the study area (i.e. the land within and adjacent to existing Gaps/Green Wedges), including identification of land uses, vegetation, settlement form, physical features marking existing gap/green wedge boundaries, key views, intervisibility (i.e. visibility between settlements), intravisibility (i.e. the ability to see settlement edges on both sides of a gap from a single point) and landscape character.

1.4.2 The existing gaps / green wedges are assessed under the following headings:-

• Landscape context; • Geology and soils; • Topography and drainage; • Vegetation;

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• Land-uses; • Settlement form; • Public rights of way; • Landscape history; • Gap boundaries; • Visual characteristics, including intervisibility and intravisibility; • Landscape character.

1.4.3 The study used existing settlement boundaries, as defined in the adopted Local Plan, rather than potential changes that could take place through WDC's Settlement Boundary Review. Arborfield Garrison, in the central part of the District, was identified as a ‘settlement’ for the purposes of this study. The garrison does not have the essential facilities that make it a settlement for the purposes of planning policy but this was included in the study because of its size and the potential landscape and visual impacts associated with its possible redevelopment.

Stage 3 - Evaluation and Recommendations This stage involved a synthesis of the desk and field assessments and a review of the contribution that the land within the study area makes to existing gaps/green wedges or to possible new gaps/green wedges. Each gap /green wedge and its surroundings is assessed in terms of

• Size and Distance; • Topography; • Vegetation; • Land Uses; • Urban Edges; • Settlement Perceptions; • Inter-visibility; • Intra-visibility; • Landscape Character;

1.4.4 This stage involved the identification of the important qualities of each gap / green wedge, which contribute to prevention of settlement coalescence and their continuing separation.

1.4.5 Consideration is given to the existing boundaries of the gaps / green wedges to determine whether they are appropriate in terms of including only the land that is strictly necessary to

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fulfil the essential purpose of a gap / green wedge (i.e. visual and physical separation between settlements) and whether they follow easily identifiable and logical features resulting in a defensible edge to gaps / green wedges. Recommendations were made, as appropriate, for amending the existing gap/green wedge boundaries, based on the current situation. The District Council, upon receiving the report, will need to pay regard to the recommendations of the Inspector who reported on the Wokingham District Local Plan. In paragraph 2.91 of his report, he said “the term “essential” is relative and needs to be balanced with other competing demands for the land resource from one Plan period to the next. Wedges, in particular, often comprise land on the edge of a settlement that may also be considered as a sustainable location for an urban extension. In consequence, these local designations should have greater flexibility and not be expected to display the same degree of permanence for example, as green belt”. He goes on to say “once land has been designated, strict control needs to be exercised in order to satisfy the objective of urban containment”.

1.5 Report Structure

1.5.1 Section 1.0 sets out the background to the study, the landscape planning policy context, the aim and objectives of the study, the study methodology and the report structure. The findings of the landscape survey and assessment work and any recommendations for amending gap/ green wedge boundaries are then set out in the following sections of the report:-

Section 2.0 – Wargrave-Twyford-Charvil Gap/Green Wedge (Gap No.1a) Section 3.0 – Sonning – Charvil – Woodley Gap/Green Wedge (Gap No.1b) Section 4.0 – Sonning - Woodley Gap/Green Wedge (Gap No.2) Section 5.0 – Twyford – Hurst Village Green Gap (Gap No.3) Section 6.0 – Woodley - Winnersh Gap/Green Wedge (Gap No.4) Section 7.0 – Earley – Winnersh – Sindlesham Gap/Green Wedge (Gap No.5a) Section 8.0 –Winnersh - Barkham Hill – Sindlesham Gap/Green Wedge (Gap No.5b) Section 9.0 – Barkham Hill - Arborfield Garrison - Arborfield Cross – Finchampstead North Gap/Green Wedge (Gap No.5c) Section 10.0 – Green Park / Worton Grange To Three Mile Cross Gap (Gap No.6) Section 11.0 – Whitley Wood – Shinfield North – Shinfield Village - Spencers Wood - Three Mile Cross Gap (Gap No.7) Section 12.0 – Spencers Wood – Swallowfield Gap (Gap No.8) Section 13.0 – Swallowfield To Riseley Gap (Gap No.9) Section 14.0 – Binfield – Wokingham – Bracknell Gap (Gap No.10a) Section 15.0 – Finchampstead North - Crowthorne – Bracknell Gap (Gap No.10b)

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1.5.2 Appendix A sets out the key characteristics of the character areas associated with each of the gaps/green wedges, as identified in the Wokingham District Landscape Character Area Assessment Report (March 2004).

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2.0 WARGRAVE - TWYFORD - CHARVIL GAP /GREEN WEDGE (No.1A)

2.1 Landscape Survey of the Wargrave - Twyford – Charvil Gap/Green Wedge and its Surroundings

Landscape Context

2.1.1 The gap lies towards the north of the Wokingham District and assists in the separation of the settlements of Wargrave, Twyford and Charvil. It is irregular in shape and some 347 hectares in size. The gap is located in a predominantly rural area and has significant transport routes and waterways running through and around it. The northern area of the gap, north of the A4(T) New Bath Road, is roughly triangular in shape and is some 900 – 1600 metres wide between Wargrave and Twyford.

2.1.2 The southern part of the gap, south of the A4(T), comprises two areas of land. The larger of these two areas is almost rectangular in shape and lies to the west of Twyford. It separates the settlements of Charvil and Twyford and is some 325 – 1100 metres in width. The smaller area, to the east of Twyford, is almost triangular in shape and assists in the separation of Twyford and Wargrave.

2.1.3 The compact village settlement of Wargrave lies to the north of the gap, spreading eastwards from the banks of the Thames to higher lying land at Upper Wargrave. The wooded slopes of Bowsey Hill are located some 2000 metres northeast of the gap. The small hamlet of Hare Hatch lies some 1100 metres south-east of Wargrave and some 350 metres beyond the eastern corner of the gap. Hare Hatch straddles the A4(T) and includes numerous garden centres and nurseries.

2.1.4 The settlement of Twyford lies immediately to the south of the A4(T), with the gap’s boundary wrapping around long lengths of its western and northern boundaries.

2.1.5 The settlement of Charvil lies to the west of the gap, some 800 metres west of Twyford and 300 metres north of the London to Reading mainline railway. An area of works lies immediately north of the settlement, and approximately 1000 metres north east of this, on the gap’s western boundary, is a sewage works.

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2.1.6 The River Loddon and Old River enter the gap some 400 metres and 900 metres west of Twyford respectively, meandering in between a group of large lakes created from former gravel extraction works, before merging and flowing into the River Thames.

2.1.7 The Great Western Mainline Railway (GWR) runs northeast – southwest, through Twyford and forms the southern boundary of the gap. The Henley-on-Thames branch line starts at Twyford station and heads north through the gap passing alongside the western edge of Wargrave.

2.1.8 The dense suburban settlement of Woodley lies some 1000 metres to the southwest of the gap, extending along the GWR towards Reading. Ashenbury Park is located on the north-eastern edge of Woodley, some 1500 metres to the southwest of Twyford.

2.1.9 The small Thameside village of Sonning lies some 900 metres west of Charvil. The meandering course of the River Thames flows past the north-eastern corner of the gap.

2.1.10 The land surrounding the gap, outside the built-up areas of Wargrave, Twyford and Charvil, comprises predominantly open farmland, scattered farmsteads, small groups of houses and individual dwellings. A pumping station, school and several large farms are dotted within the landscape.

Geology and Soils

2.1.11 The geology and soils of the gap are heavily influenced by the presence of The River Thames and its tributaries. Gravel with flints are found in the Loddon Valley, and their use as building materials has led to mineral extraction within the gap over the years. Upper Chalk underlies the landscape in the north-eastern part of the gap.

2.1.12 The soils associated with the Loddon valley in the north-western and southern parts of the gap are of a stony fine or coarse loamy nature and are affected by high ground water and short- term flooding. The nature of the soils has resulted in a high incidence of pastoral land in these areas. The overlying soils in the north-eastern part of the gap comprise Argillic Brown Earths, and Stagnogley Soils.

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Topography and Drainage (See figures 1a-01 and 1a-03)

2.1.13 The gap occupies the floodplain and the shallow valley sides of the River Loddon and Old River, which pass through the centre of the gap. The land rises westwards from the River Loddon to meet a ridge of high land at Kiln Green, which lies at approximately 60m AOD some 1100 metres to the west of the gap. It rises north-eastwards to meet Bowsey Hill at 137m AOD, some 2500 metres to the northeast of the gap. Land at Shiplake Row, some 2500 metres to the west of the gap, lies at approximately 90m AOD.

2.1.14 Between Wargrave and Twyford, the land slopes down to the west at approximately 1:120 flattening out to a slope of some 1:350 near the River Thames. The southern parts of the gap are predominantly flat, but west of Charvil the land rises up westwards at a gradient of approximately 1:250. The levels within the gap vary between 34m AOD along the river edges to 55m AOD on the chalky slopes in the north-eastern part of the gap.

2.1.15 The River Loddon is a medium sized river that meanders gently through the district. It splits some 1700 metres south of the gap to form the River Loddon and Old River, which pass through the south-western part of the gap. These channels converge some 150 metres northwest of the A4(T) before flowing on northwards along the western gap boundary to join the River Thames.

2.1.16 The land in the floodplain occupies many former gravel extraction pits, now a series of lakes, in between which run the River Loddon and Old River.

Vegetation (See figures 1a-02 and 1a-03)

2.1.17 The vegetation within the gap predominantly comprises fields of pasture and arable farmland. In the northern part of the gap, between Wargrave and Twyford the fields are large with few field boundary hedgerows and are in arable use (see photograph 1a-1 and 1a-2). There is a group of small pasture fields to the east of the branch railway and to the west of a track that leads to a sewage works. Tree belts line the western and eastern edges of this group of fields. The fields in the southern part of the gap, between the northern part of Twyford and Charvil, are typically small in size, used for pasture and have a strong framework of trimmed and substantial hedgerows. There is a linear arrangement of small, rectangular fields on the southern edge of the A4(T) between Twyford and the A4(T) / A3032 junction. These fields are partially enclosed along their south-eastern and north-western edges by lines of mature and

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semi-mature trees. Roadside vegetation varies generally, from the well-treed A4(T), and Mumbery Hill to the Wargrave Road, where open fields extend up to the highway edge on the eastern side.

2.1.18 The most dominant vegetative features within the gap include the dense tree belts along the River Loddon and Old River, the tree-lined railway tracks of both the branch and mainline railways and the large wooded area associated with the lakes in the southern part of the gap. The southern edge of Wargrave also includes many small groups of trees located in residential gardens, substantial tree belts along the edges of a quarry and a pastoral field abuts the south- western corner of the settlement. The farm track that leads from Wargrave to the sewage works, located on the gap’s western boundary is also lined with trees.

Land Uses (See figures 1a-02 and 1a-03)

2.1.19 Principal land use within the gap are arable and pastoral farming. The larger fields to the north of the gap are predominantly used for arable farming, with many poly-tunnels used for growing a variety of crops. The area supports three large farmsteads, a school located between Wargrave and Twyford and a pumping station, located some 400 metres south of Wargrave on the A321. There is also open recreational land and a school within the gap to the south of Charvil.

2.1.20 The River Loddon and the Old River enter the gap to the south, under the mainline railway line, flowing northwards past a series of lakes between the railway and the A3032, before merging just north of the A4(T). The river then continues northwards joining the River Thames near the northern most corner of gap. The former gravel works, to the south of the gap, provide a wildlife and recreational space fed by a network of public rights of way. A plant nursery is located at the junction of the A4(T) and A321, to the east of the Henley-on- Thames branch line.

2.1.21 The Henley-on-Thames branch line enters the gap at its far northern corner, and passes through the gap, running approximately north-south. It then veers eastwards at the southern edge of Twyford to join the GWR.

2.1.22 The A4(T) enters the gap from the eastern edge of Charvil and crosses the gap on a south-west to north alignment before leaving the gap near its far eastern corner.

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2.1.23 The A321 enters the gap from the southern edge of Wargrave passing southwards through the gap to join the A4(T) on the northern edge of Twyford. Mumbery Hill heads south-eastwards from the southern edge of Wargrave and joins the A4(T) at the far eastern corner of the gap. The A3032 branches south-westwards from the A4(T)/Mumbery Hill junction to join the northern edge of Twyford. The A3032 re-enters the gap west of Twyford, passing just to the north of the area of lakes, and leaves the gap through the eastern edge of Charvil. Park Lane enters the gap south-eastwards from the southern edge of Charvil and passes alongside the south-western gap boundary before crossing underneath the GWR. Other small farm tracks and footpaths traverse the gap linking farms, small settlements and roads.

Settlement Form (See figures 1a-02 and 1a-03)

2.1.24 The medium sized, modern settlement of Charvil lies to the west of the gap and is irregular in shape with brick two-storey houses and bungalows facing the highway with wide grassy verges. Many of the dwellings date back to the 1940’s and 1950’s. Two blocks of housing have been added in recent years to the south of the settlement, on either side of Park Lane. This housing is of a different character to the rest of Charvil, being a denser and more meandering cul-de-sac layout. The A4(T) and A3032 divide the settlement into three parts. The straight lines of rear gardens form the settlement edge opposite the gap, although a group of farm buildings are also included within the settlement edge on the north-eastern side of Charvil. A large area of lakes, woodland belts and a footpath network lies on the south- eastern edge of Charvil. Hedgerows help define the northern and eastern edges of the settlement.

2.1.25 The historic riverside village of Wargrave lies to the north of the gap, with the western extent of the settlement aligned alongside the edge of the River Thames. The settlement is aligned along the High Street, running north-south and the buildings in this historic core demonstrate a wide variety of building ages, materials and styles, including deep-pitched roofs, timber frames as well as brick, tile and flint detailing. The settlement, including Upper Wargrave located to the east of the High Street along Victoria Road, is roughly oval in shape. The southern edge of the settlement is formed partly by a section of railway line and partly by the edge of property boundaries. The central section of the southern settlement edge is largely devoid of any substantial vegetation, providing a relatively open edge to this part of the settlement (see Figure 1a-02).

2.1.26 The gap also abuts the northern and western edges of Twyford, which straddles the GWR. Twyford is an historic riverside village, developed where the London-Bath Road crossed the

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River Loddon. Historically focused on the High Street, the settlement has spread eastwards to Ruscombe and southwards over the railway line. The modern day settlement to the north of the GWR is roughly rectangular in shape. Although there is a prevalence of brick terraced housing, the settlement includes buildings of varying styles and ages. The tree-lined Henley- on-Thames branch line defines the western edge of the settlement where it abuts the gap. The A4(T) defines most of the northern settlement edge. A series of linear, angled lines of property boundaries forms the remainder of the settlement edge punctuated by pollarded willows, hedgerow field boundaries and small tree clusters along the boundary line. There is also a small area of open land between the settlement and road edge.

Public Rights of Way (See figure 1a-03)

2.1.27 There are a number of public rights of way running through and around the gap, particularly associated with the River Thames, the River Loddon and open land around the gravel extraction lakes. The original towing path along the bank of the River Thames has been designated as a public footpath. The Thames Path, a national trail, follows this towing path for much of the length but occasionally diverts away from the river to connect with settlements. A public footpath passes from the southern edge of Wargrave before crossing through a field to join Mumbery Hill. At Mumbery Hill, another public footpath passes down a farm track to the A4(T) before continuing south-eastwards over the road through open fields and onto the north-eastern edge of Twyford. In the southern part of the gap, two public footpaths run south from the A3032. The first heads south-eastwards around the former gravel extraction lakes and passes southwards under the mainline railway line, which forms the southern gap boundary. The second public footpath passes to the west of the lakes to join Park Lane, just to the south of Charvil.

Landscape History

2.1.28 The presence of crop marks and some possible prehistoric features suggest that human settlement in the area resulted in early small-scale woodland clearance. This woodland clearance is also suggested in the Domesday book with a settlement in the area named Whistley. In Anglo-Saxon the suffix “-ley” describes a woodland clearing and thus suggests the historic character of the settlement. The focus of Medieval settlement was off the valley floor on higher ground to the east and west, largely comprising dispersed farmsteads on the edges of the floodplain, linked by a network of narrow lanes across the floodplain.

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2.1.29 Wargrave was one of the wealthiest and most populous settlements in East Berkshire at the time of Domesday. It was a royal manor until 1194 and a borough from 1225. Twyford developed due to the location of fords across the river and its location on the Bath road. Twyford Bridge was the site of a post-medieval mill and possibly an earlier mill. The Great Western Railway was completed in 1840.

2.1.30 The 1st edition OS map of the area shows irregular fields along the Loddon Valley floor, possibly representing enclosure prior to the Parliamentary Enclosures. The field patterns have subsequently been altered with the intensification of farming that has resulted in larger fields and fewer hedgerows. The river valley was dominated by dairy farming by the 1930’s but the land between the River Loddon and the Old River was subsequently used to extract alluvial silts and sands. These workings have since been flooded to create large water bodies.

Gap Boundaries (See figure 1a-03)

2.1.31 The gap boundaries are formed, for most part, by a series of clearly definable features. Starting from the northern most tip of the gap, a 300 metre stretch of railway line forms the gap boundary to the west of Wargrave. The gap’s boundary then follows the residential property boundaries on the southern edge of Wargrave for some 400 metres eastwards before crossing the A321 and following Braybrooke Road on the southern edge of the settlement eastwards for some 300 metres. Thereafter, the gap boundary follows a property boundary, the boundary of a quarry site and a public footpath before reaching Mumbery Hill. It follows this road south-eastwards for some 1300 metres to the A4(T) Bath Road. The gap boundary then continues south-westwards along the A3032 to meet the north-eastern edge of Twyford. The gap boundary follows a straight, but angular alignment along property boundaries on the north-western edge of Twyford. It then runs along the southern edge of the A4(T) for some 800 metres before reaching the Henley-on-Thames branch line which it follows due south for some 900 metres. It then heads westwards, following the irregular rear property boundary of Bridge House and the edge of High Street until the street crosses the Old River. The boundary line then heads south-east, following the alignment of a watercourse for a short distance, some rear property boundaries and a section of the branch railway until it reaches the GWR. It then heads south-west along the GWR for some 1250 metres, before heading northwest along Park Lane to meet the southern edge of Charvil. The boundary line then heads east and north, following rear property boundaries on the edge of Charvil. The boundary line then follows the A4(T) eastwards for some 550 metres before heading north-west along the River Loddon to meet the southern well-treed edge of the Sewage Works. The gap’s boundary skirts around the southern, eastern and part of the northern edges of this facility before

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following a drainage ditch northwards until re-joining the River Loddon. The gap’s boundary then follows the meandering route of the River Loddon before rejoining the branch railway at the northern most tip of the gap.

Visual Survey (See figure 1a-04 and Photograph Sheets 1a-1 to 1a-4)

2.1.32 Views within and around the gap vary from near to long distance. To the north of the A4(T) and east of the railway line, views tend to be long and open, due to the scarcity of hedgerows and trees and the elevated nature of the land. To the south of the A4(T), views tend to be enclosed by trees and restricted to either the near or middle distance. Distant highly filtered views of buildings on the southern edge of Wargrave may be obtained from the northern edge of Twyford. Elsewhere, there is little or no intervisibility between Twyford and Wargrave. The woodland and tree belts between Charvil and Twyford substantially enclose views between these two settlements. Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due to the distance between settlements and the screening effect of woodland, landform and field boundary hedgerows.

2.1.33 Photograph 1a–1, is taken from a farm track near the branch railway line, west of the farmstead for Sheeplands Farm. This view, looking north-east to south, illustrates some of the open expansive views across farmland in the northern part of the gap and the filtered middle distance views of Twyford. Buildings on the northern edge of Twyford may be seen in the right hand side of the photograph, partially screened by trees alongside the A4(T). Sheeplands Farm and the nearby pumping station may be seen in the left hand side of the photograph. The far western part of the gap, east of a public footpath that passes down a farm track between Mumbery Hill and the A4(T), is not visible from this viewpoint.

2.1.34 Photograph 1a-2, taken from the entrance to Sheeplands Farm along the A231, illustrates the open views that may be obtained of buildings on the southern edge of Wargrave and the open nature of the fields to the south of the settlement.

2.1.35 Photograph 1a–3, taken from the edges of Braybrooke Road on the southern edge of Wargrave, illustrates the screening effects of landform and trees in views towards Tywford, which lies beyond Sheeplands Farm.

2.1.36 Photograph 1a–4, taken from the section of the A4(T) alongside the northern edge of Twyford, illustrates the open rural views that may be obtained northwards towards Wargrave. Glimpsed views of buildings on the southern edge of Wargrave may be seen in the centre of

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the photograph. On the left hand side of the photograph, highly filtered views are obtained of a small group of houses, which are within the gap and enclosed by rear garden trees.

2.1.37 Photograph 1a-5, taken from the northern edge of the A3032 near the A3032/New Road junction, illustrates the open nature of the land to the north-east of Twyford. Housing on the eastern edge of Twyford may be seen in the left hand side of the photograph. An area of relatively low-lying land may be seen in the foreground with the land rising up beyond to the north-east. A line of trees, which encloses the series of small, rectangular fields on the southern edge of the A4(T), may be seen against the horizon in the middle distance.

2.1.38 Photograph 1a–6 taken from the edge of the A3032 on the eastern edge of Charvil, illustrates the enclosure provided by scrub in views eastwards from the settlement. Photograph 1a-7, taken from open recreation land to the south of Charvil, illustrates the open views of housing on the southern edge of the settlement with sports pitches in the foreground that may be obtained forming part of the setting to the settlement. Photograph 1a–8, also taken from open recreation land to the south of Charvil, illustrates the enclosure provided by tree belts, in views across the southern part of the gap.

Landscape Character

2.1.39 The land in the vicinity of the gap forms two character areas as identified in Wokingham District Landscape Character Assessment Report. These are Character Area B1: ‘Loddon River Valley with Open Water’ and Character Area H1: ‘Wargrave-Twyford Arable Chalk Lowlands’. The key characteristics of these character areas, as set out in this landscape character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

2.1.40 CBA has undertaken a landscape character assessment of the gap and its surroundings, and the results of this generally concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report.

2.1.41 The historic riverside village of Wargrave comprises buildings with a wide variety of building ages, materials and styles. Open views of this settlement may be obtained from the northern part of the gap. The modern extension of Twyford sits on relatively high level ground to the south-east of the gap with glimpses of its brick buildings and tiled roofs seen through hedgerows and occasionally near the northern edge of the settlement. The character of the northern part of the gap is dominated by large-scale arable fields, which are intensively

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worked, with many poly tunnels and market gardening. This gently sloping land has an open, rural character. The A321, the school and housing at Wargrave, Mumbery Hill and Twyford all help impart a settled character to the landscape.

2.1.42 The fields in the southern part of the gap, between the northern part of Twyford and Charvil, are used for pasture and have a strong framework of trimmed and substantial hedgerows. They are typically small in size and have a strong rural, enclosed character. The landscape character of the land in the southern part of the gap has a very different character from that in the north and the centre. Trees and shrubs line the banks of the river and the various drainage ditches that run parallel to the western edge of Twyford. Flooded gravel pits surrounded by dense wetland vegetation abut the southern gap boundary on the flat low-lying land of the floodplain. These all contribute to a strong rural, enclosed character in the southern part of the gap.

2.2 Assessment of the Gap/Green Wedge and Surroundings

Size and Distance

2.2.1 The gap is some 700 – 1400 metres wide between Wargrave and Twyford and some 325 – 1100 metres wide between Charvil and Twyford. The land provides significant physical separation between the settlements and, together with intervening trees and hedgerows, provides a strong sense of visual separation. This physical and visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

2.2.2 The gap occupies the floodplain and the shallow valley sides of the River Loddon and Old River, which pass through the centre of the gap. The belt of gently sloping land between Twyford and Wargrave does not contribute significantly to the visual separation of the settlements, except in the north-eastern part of the gap, where minor topographical variation does provide some visual separation between the settlements (see Photograph 1a-3). The land between Twyford and Charvil, which lies on the floodplain, does not provide any visual separation between these settlements. However, trees and shrubs on the valley floor and alongside the settlement edges achieve this function.

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Vegetation

2.2.3 The woodland and tree belts within the southern part of the gap and the fields within the northern part of the gap contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements, contribute to the setting of the settlements and contribute to the overall perception of countryside on the edge of the settlements. The woodland and tree belts in the south and centre of the gap also contribute to the substantial visual separation between Twyford and Charvil.

Land Uses

2.2.4 Arable fields dominate the northern part of the gap and pastoral fields, woodland, recreational open space and lakes dominate the southern part of the gap. The overall perception is one of agricultural countryside. The lakes, woodland and tree belts in the southern part of the gap, the pastoral farming in the centre and the arable farming in the north all contribute to the setting of the adjacent settlements, help reinforce the separate identities of the settlements and contribute to the purpose and effectiveness of the gap.

Urban Edges

2.2.5 The settlement edges demonstrate variable types of building materials and levels of enclosure to the built edge. The gap boundaries adjacent to the settlement edges follow roads, a railway line and the boundaries of houses and a quarry. These are all readily identifiable boundaries and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

2.2.6 The buildings in the historic core of Wargrave demonstrate a wide variety of building ages, materials and styles. Although buildings in Twyford also have varying styles and ages, there is a prevalence of brick terraced housing. In Charvil, brick two-storey houses and bungalows face the highway and have wide grassy verges, with many of the buildings dating back to the 1940’s and 1950’s. The distinctive characters of Wargrave and Twyford contribute to the effectiveness of the gap in that they emphasise the contribution the gap makes to the adjacent countryside.

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2.2.7 The settlements tend to have compact edges, resulting in the perception of a fairly abrupt change between the settlement and the adjacent countryside for people approaching/entering or leaving the built up area. The lack of field boundary hedgerows to the south of Wargrave, in particular, enhances both the openness of the landscape and the abruptness of this change.

Intra-visibility

2.2.8 Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due to the distance between settlements and the screening effect of woodland, landform and field boundary hedgerows. The lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Inter-visibility

2.2.9 To the north of the A4(T) and east of the railway line, views within the gap tend to be long and open, due to the scarcity of hedgerows and trees and the elevated nature of the land. To the south of the A4(T), views tend to be enclosed by trees and restricted to either the near or middle distance. Distant highly filtered views of buildings on the southern edge of Wargrave may be obtained from the A4(T) near the northern edge of Twyford (see Photograph 1a-4). Elsewhere, there is little or no intervisibility between Twyford and Wargrave. The woodland and tree belts between Charvil and Twyford substantially enclose views between these two settlements.

2.2.10 The very limited intervisibility between the settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land within the gap.

Landscape Character

2.2.11 The character of the northern part of the gap is dominated by large-scale arable fields, which are intensively worked, with many poly-tunnels and market gardening. This gently sloping land has an open, rural character. The land in the southern part of the gap, with its dense tree belts, woodland and substantial hedgerows, has a strong rural, enclosed character.

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2.2.12 When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

2.3 Appropriateness of the Gap/Green Wedge and its boundaries

2.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation. The combined screening effects of vegetation and landform provide the visual separation between the settlements.

2.3.2 The physical separation and the very limited intervisibility and lack of intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

2.3.3 The boundaries of the gap are for the most part robust and they are clearly identifiable and logical features, such as roads, a railway line and the boundaries of houses and a quarry. They also respect the integrity of existing landscape elements within the gap, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

2.3.4 Land in the northern part of the gap on the slopes of the valley, north of the A4(T) and east of both the railway and the track that leads to the sewage works, provides a major contribution to the physical and visual separation between Wargrave and Twyford. Any built development within this area would adversely affect the open appearance of the land and the perception of agricultural countryside, thereby reducing the purpose and effectiveness of the gap.

2.3.5 Land to the northeast of Twyford, to the northwest of the A3032 and to the southeast of the substantial hedgerows along the southern edges of the small, rectangular fields abutting the A4(T) has a relatively low contribution to the visual separation between Wargrave and Twyford. However, any built development within this area would be visible in views from the

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A3032 and in filtered views from both the A4(T), the public footpath to the north of the road and from Mumbery Hill, with a resultant adverse affect on the open appearance of the land and the perception of agricultural countryside, thereby reducing the purpose and effectiveness of the gap.

2.3.6 Any development on the land to the north of the A4(T), west of the railway and south of the track that leads to the sewage works would reduce the visual and physical separation between Twyford and Wargrave and would also impact on the setting of the northern part of Twyford.

2.3.7 The land within the gap to the west of the railway and to the north of the track that leads to the sewage works has a relatively low contribution to the visual separation between Twyford and Wargrave. However, any development on this land would also impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap. It would also adversely affect the setting of Wargrave and the perception of agricultural countryside to the west of the settlement.

2.3.8 The enclosed area of pasture fields east of the branch railway and west of the track that leads to the sewage works does not provide any significant contribution to the visual separation between the settlements and the character of this land is in contrast with the adjacent parcels of land within the gap. However, any significant development on this enclosed land would be visible in filtered views from the branch railway and from the important southern entrance to the town along the A321, thereby reducing the visual separation between Wargrave and Twyford.

2.3.9 The area of recreational land to the south of Charvil does not contribute to the visual separation of Charvil and Twyford and should be removed from the gap/green wedge. The recommended change to the Gap/Green Wedge boundary is illustrated by Figure 1a – 05. The remaining land in the southern part of the gap between Twyford and Charvil provides physical and visual separation between the settlements and should be retained within the gap/green wedge.

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3.0 SONNING – CHARVIL - WOODLEY GAP /GREEN WEDGE (No. 1B)

3.1 Landscape Survey of the Sonning – Charvil - Woodley Gap/Green Wedge and its Surroundings

Landscape Context

3.1.1 The gap in the northern part of the Wokingham District is in a predominantly rural area within the floodplain of the River Thames, which meanders in a north-easterly direction, some 50- 400 metres beyond the northern boundary of the gap. The gap assists in the separation of the settlements of Sonning, Charvil and Woodley. It is irregular in shape and approximately 271 hectares in size. The relatively large northern part of the gap is almost rectangular in shape and lies to the north of the Great Western Railway (GWR). It is some 1500 – 1900 metres long south-east to north-west and some 800 – 1500 metres wide.

3.1.2 A much smaller, almost square shaped area lies to the south of the GWR and is some 800 – 1000 metres long and some 400 – 700 metres wide. This land contributes to the separation of Charvil and Woodley.

3.1.3 Woodley is a settlement identified in the Wokingham District Local Plan, which extends southwards from the edge of the GWR towards the M4 motorway.

3.1.4 The historic village of Sonning lies on the western edge of the gap, extending south-eastwards from the River Thames to the edge of the GWR.

3.1.5 The small and compact 20th century settlement of Charvil abuts the eastern boundary of the gap and the settlement of Twyford lies some 1500 metres to the east of the gap.

3.1.6 An area of land, formerly used for gravel extraction, lies to the south-east of the gap containing a series of large lakes and open land for recreation. Open countryside lies to the north of the gap. The A4(T) Bath Road passes south-west to north-east through the centre of the gap and the GWR passes through the southern part of the gap.

3.1.7 The land within the gap is dominated by arable and pastoral farming, a golf course, woodland and parkland but also includes housing, roads, a farm and a sewage works.

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Geology and Soils

3.1.8 The geology and soils of the gap are influenced by its proximity to the River Thames, the River Loddon and Old River. The southern part of the area is gently rolling land underlain by London clay and by River Terrace gravels relating to ancient river terraces. The gravels and flint within the Loddon River valley are eminently suitable building aggregate and have therefore led to much mineral extraction over the years. The northern part of the gap lies upon a steeply sloping outcrop of Upper Chalk.

3.1.9 The sloping and freely draining chalk in the northern part of the gap has no watercourse. The soils within the gap are generally well drained loamy and gravely soils affected by high groundwater, but capable of supporting a mixed farmland. Upon the sandier, more gravely areas are small woodland blocks.

Topography and Drainage (See figures 1b-01 and 1b-03)

3.1.10 The River Thames meanders north-eastwards in close proximity to the northern boundary of the gap and its tributaries, St Patrick’s Stream, River Loddon and Old River lie to the north- east and east. The meandering courses of the River Loddon and Old River flow northwards some 200-1200 metres east of the gap, skirting through and around a series of large lakes between Twyford and Charvil.

3.1.11 The River Thames, River Loddon and Old River have determined much of the topography within the gap. A spur of relatively high-lying land, above the 50m contour, extends through the centre of the gap. The central part of the Sonning, the southern part of Charvil and the A4(T) Bath Road lies on this elevated land. The land slopes gently down to the north-east across the northern part of the gap, north of the B478 (Charvil Lane) at a slope of 1:20 to 1:60 and on towards the River Thames. The land slopes gently down to the south and south-east across the southern part of the gap, at a slope of 1:70 to 1:140, towards the floodplain of Old River and the River Loddon. The steep side slopes that enclose the floodplain of the River Thames are located some 1300 metres north-east of the gap. The levels within the gap vary from approximately 34 to 54m AOD.

3.1.12 Farm ponds and water-filled ditches along field boundaries lie within the gap, particularly to the north of the B478 Charvil Lane, draining towards the River Thames and River Loddon. Within the golf course, a small tributary / drainage ditch flows eastwards to join the River Loddon.

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3.1.13 A large lake associated with a bird sanctuary lies on the southern part of the gap. Several drainage ditches and a small water body lie within Alder Moor woodland on the southern edge of the gap.

Vegetation (See figures 1b-02 and 1b-03)

3.1.14 The northern part of the gap includes numerous arable and pastoral fields. These fields are either small, medium or large in size and many of the former field boundary hedgerows have been removed. Trimmed hedgerows line Charvil Lane and fragmented hedgerows line sections of Broadmoor Lane. Mature trees and hedgerows line Milestone Avenue on the north-western edge of Charvil. Small blocks of deciduous woodland are scattered throughout the northern part of the gap, typically along field boundaries. Narrow tree belts line the GWR and the southern edge of the A4(T).

3.1.15 The golf course, located between the A4(T) and the GWR includes finely mown grassland and numerous large irregularly shaped woodland blocks. Woodland is also located in the southern part of the gap, surrounding the lake at the Bird Sanctuary and at Alder Moor. Ashenbury Park, to the north of Alder Moor, contains small blocks of woodland and extensive areas of grassland. School playing fields lie to the north-west of the bird sanctuary and this area is largely devoid of tree and shrub planting, except for the belt of trees alongside the A4(T).

Land Uses (See figures 1b-02 and 1b-03)

3.1.16 Arable and pastoral farming dominate the northern part of the gap, north of the A4(T). A large farmstead associated with Sonning Farm lies adjacent to Charvil Lane and a sewage works lies near the northern gap boundary.

3.1.17 The golf course occupies the land between the A4(T) and the GWR. An area of school playing fields lies to the south of the GWR, with the school buildings lying within the Woodley settlement boundary.

3.1.18 A small group of houses lie beyond within the southern part of the gap to the south of Waingels Road and north of the Bird Sanctuary.

3.1.19 Ashenbury Park, a large area of rambling parkland lies in the southern part of the gap and includes a high point with good views over the surrounding landscape. The Alder Moor woodland and nature reserve lies to the south of the park and a bird sanctuary lies to the north.

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3.1.20 The A4(T) passes through the centre of the gap on elevated land heading southwest to northeast for approximately 900 metres, linking the settlements of Woodley and Sonning to Charvil and beyond. Charvil Lane branches from the A4(T) just west of Charvil and heads northwest, passing through the gap for some 850m and on into Sonning. An area of lakes and open farmland lies to the south-east of the gap and open farmland lies on both sides of the River Thames to the north, north-west and north-east of the gap.

Settlement Form (See figures 1b-02 and 1b-03)

3.1.21 The settlement of Charvil abuts the western side of the gap. The settlement is modern in character including many 1950’s and 1960’s bungalows with wide grassy verges. Two rectangular blocks of housing have been added to the south of the settlement in recent years, either side of Park Lane. The A4(T) and A3032 divide the settlement into three parts. The built up edge of the settlement is low density and regular in form and its western edge is partly defined by Milestone Avenue.

3.1.22 Sonning is a traditional riverside village consisting predominantly of detached and terraced dwellings of red brick, many with narrow front gardens and others that abut the pavement. This historic village extends to the River Thames and is centred on Thames Street and High Street. It extends southwards along Pound Lane with modern residential development extending up to the northern edge of the GWR. Various straight lined property boundaries form the eastern settlement edge. The southern part of this edge is open, whilst the northern part is punctuated with individual trees and partially enclosed by hedgerows.

3.1.23 The settlement of Woodley abuts the south-western edge of the gap and extends westwards towards Reading. The settlement is characterised by post-WW2 planned housing estates. The settlement edge is highly irregular, defined by residential property boundaries, a school and a road.

3.1.24 Within the gap a small group of dwellings sits to the south of Waingels Road and this comprises individual houses set within large gardens and these typically have robust tree and shrub planting along the property boundaries.

Public Rights of Way (See figure 1b-03)

3.1.25 A public footpath runs east-west along the northern edge of Ashenbury Park linking Landsend Lane and Waingels Road. Milestone Avenue, a ‘byway’ open to all traffic, runs along the

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eastern boundary of the gap, connecting with a network of footpaths running alongside the River Thames. There is also a public footpath that extends eastwards from Park Lane, south of Charvil, on the eastern boundary of the gap.

Landscape History

3.1.26 The land in the northern part of the gap has probably been occupied since Roman times, when a road existed across the River Thames near the north-western edge of the existing village. Prior to this, early woodland clearance in the area is indicated by crop marks around Sonning and by a Neolithic cursus and burial monuments, which suggest a ceremonial use in the area. Neolithic man was not the only society to hold the area of ceremonial importance as the presence of a Saxon Minister at Sonning, dating back to 909 AD, and the Medieval palace of the Bishops of Salisbury demonstrates. The Dean of Salisbury had a house at Sonning from 1284 AD until the early 19th century and the latest Deanery, designated a Grade II listed building, was designed by Edwin Lutyens with gardens created by Gertrude Jekyll. The GWR was completed through the central part of the gap in 1840. The University of Reading bought Sonning Farm in 1934 as a research centre. Charvil, Woodley and Sonning all expanded greatly between the 1950s and the 1970s.

Gap Boundaries (See figures 1b-02 and 1b-03)

3.1.27 Milestone Avenue defines the northern section of the eastern boundary of the gap, running along the settlement edge of Charvil for some 900 metres before joining the A4(T). Thereafter, the boundary follows the northern edge of the A4(T) for approximately 150 metres to meet the roundabout at the A4(T)/Charvil Lane junction. It then heads south and east following rear property boundaries on the western and southern edges of Charvil before reaching Park Lane, which forms part of the western boundary of the Wargrave-Twyford- Charvil Gap.

3.1.28 The gap boundary heads south-east along Park Lane and then east along the southern side of the GWR, until it reaches Beggars Hill Road, which it follows south until it reaches the end of the road at the eastern top of Alder Moor. Thereafter, the boundary line skirts around the southern edge of the woodland, following the irregular line of rear property boundaries on the north-eastern edge of Woodley. At the western end of Alder Moor, it joins Tippings Lane, which it follows northwards for some 400 metres until reaching Waingles Road.

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3.1.29 The boundary then follows Waingles Road for some 600 metres before heading north-west and north again as it skirts around the edge of the school and some residential properties before re-joining the southern edge of the GWR. The gap boundary then follows the railway line and settlement edge westwards for some 500 metres before heading north over the railway line and following Duffield Road along the western edge of the golf course for some 700 metres, thereafter following Pound Lane for a short distance before heading east then north along the property boundaries on the eastern edge of Sonning.

3.1.30 The boundary crosses the A4(T) continuing in a straight line northwards along Garde Road, which defines the settlement edge of Sonning for some 1150 metres. It continues north- westwards along residential property boundaries, passing along the western edge of Sonning Farm, before joining Charvil Lane. The gap boundary heads eastwards along Charvil Lane for some 150 metres before heading north and then west, along the residential boundaries.

3.1.31 At the far north-western tip of the gap some 20 metres from the River Thames the gap boundary turns away from Sonning and heads north-eastwards along field boundaries and the edge of woodland blocks for some 1200 metres before re-joining Milestone Avenue.

Visual Survey (See figure 1b-04 and Photograph Sheets 1b-1 and 1b-2)

3.1.32 The extent and type of views into and around the gap varies greatly due to the topographical variations and the patterns and densities of woodland, trees and hedgerows in the vicinity of the gap. Photograph 1b-1, taken from Milestone Avenue on the western edge of Charvil, and Photograph 1b-2, taken from a lay-by on the northern edge of the A4(T), illustrate the rural nature of the northern part of the gap and how hedgerows, woodland blocks and the rising land within this part of the gap combine to enclose views of Sonning from the edge of this settlement.

3.1.33 Photograph 1b-3 illustrates the open, middle and long distance views that may be obtained from the eastern edge of Sonning and how the northern part of Charvil is hidden from view due to its location lower down the valley to the north-east. Views of the southern part of Charvil are enclosed by the trees along the A4(T) and along the northern edge of the golf course. The wooded Bowsey Hills may be seen in the far distance in the left hand side of the photograph. Viewing positions along the A4(T) are the only locations within the gap where it is possible to obtain views of both settlements from the same location.

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3.1.34 Photograph 1b-4, looking northwards from the A4(T), illustrates the views that may be obtained from this road of both Sonning and Charvil. Buildings on the eastern edge of Sonning may be clearly seen in the left hand side of the photograph, glimpses of buildings along the western edge of Charvil may be seen in the right hand side of the photograph and the wooded northern side slopes of the Thames Valley may be seen in the centre of the photograph. This photograph also illustrates the open, rural nature of the land within the northern part of the gap.

3.1.35 Photograph 1b-5, taken from Park Lane on the southern edge of Charvil, illustrates the visual enclosure provided by woodland and tree belts between the railway and the edge of the settlement. Photograph 1b-6, taken from high-lying land within Ashenbury Park, is a panoramic view looking west to east, which illustrates how woodland and tree belts to the south of Charvil enclose views of the settlement from this elevated location. Photograph 1b- 7, taken from the same location as Photograph 1b-6, is a panoramic view looking east to west, which illustrates how woodland and tree belts to the north-east of Woodley substantially enclose views of the settlement form this elevated location.

3.1.36 The above photographs illustrate the low levels of intervisibility between Sonning and Charvil and between Charvil and Woodley. There are also low levels of intervisibility between Sonning and Woodley due to woodland associated with the intervening golf course. With the exception of glimpsed transient views from the A4(T), the woodland and tree belts within the gap also substantially restrict intravisibility (i.e. the ability to see two or more settlement edges from a single point) within the gap.

Landscape Character

3.1.37 The land in the vicinity of the gap forms two character areas as identified in Wokingham District Landscape Character Assessment Report. These are D2: ‘Sonning Wooded Chalk Slopes’ and J4: ‘Woodley – Earley Settled and Farmed Clay’. The key characteristics of the character areas as set out in this landscape character report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

3.1.38 CBA has undertaken a landscape character assessment of the gap and its surroundings, and the results of this generally concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report.

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3.1.39 The landscape in the vicinity of the gap is strongly influenced by the presence of the various roads and rivers that pass through the area and by the large, dense settlement of Woodley and by the smaller settlements of Charvil and Sonning. The northern part of the gap, north of the A4 (T), is an open gently sloping arable landscape dominated by large-scale fields with few field boundary hedgerows and long views of the wooded skyline beyond the River Thames to the north.

3.1.40 In the southern part of the gap, the landscape is more enclosed with many woodland blocks and large areas of private land, such as playing fields and the golf course. In the far south of the gap, at Ashenbury Park, the landscape has an elevated, open expansive rural character afforded by its location of the side slopes of the River Loddon and the presence of numerous woodland blocks and tree belts in all directions.

3.2 Assessment of the Gap/Green Wedge and Surroundings

Size and Distance

3.2.1 The gap is of moderate size and the gap provides significant physical separation between the settlements. This distance, together with intervening trees and hedgerows, contributes to a strong sense of visual separation. This physical and visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

3.2.2 The central part of the gap lies on a spur of relatively high-lying land, which slopes gently down to the north-east across the northern part of the gap and to the south and south-east across the southern part of the gap. This hill spur provides some visual separation between the settlements in the north-eastern part of the gap (see Photograph 1b-1). Elsewhere, the landform does not contribute significantly to the visual separation of the settlements, which is achieved with the enclosure provided by intervening trees and shrubs.

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Vegetation

3.2.3 There are few significant field boundary hedgerows within the gap, except alongside Milestone Avenue and the arable fields on the western edge of Charvil. Small blocks of deciduous woodland are scattered throughout the northern part of the gap, typically along field boundaries. Narrow tree belts line the GWR and the southern edge of the A4(T). Blocks of woodland are at the golf course, at Alder Moor and at the Bird Sanctuary in the southern part of the gap. This vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, visual separation between the settlements and contributes to both the setting of the settlements and the overall perception of countryside within the gap.

Land Uses

3.2.4 Arable and pastoral farming dominate the northern part of the gap. Woodland, a golf course and other recreational open space dominate the central and southern parts of the gap. The overall perception is one of rural land. The woodland, farmland and golf course all contribute to the setting and separate identities of the adjacent settlements and provide visual separation between the settlements, thereby contributing to the purpose and effectiveness of the gap.

Urban Edges

3.2.5 The gap boundaries follow roads, tracks, a railway, residential and institutional property boundaries, a woodland edge, the edge of farm buildings, field boundaries and the edge of woodland blocks. These are all readily identifiable features and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

3.2.6 The 20th century brick housing at Charvil and along the outer edges of Woodley includes a variety of forms and styles, but these do not have a distinctive character or contribute to a strong sense of place. The northern part of Sonning has a distinctive rural vernacular architecture whilst the southern part of the village, south of the A4(T) comprises relatively modern detached suburban houses with large back gardens. The distinctive character of the northern part of Sonning emphasises the contribution that the gap makes to this area of settled but predominantly open countryside. The settlements tend to have compact edges and people

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entering the gap from both the west and the east along Charvil Lane and the A4(T) experience an abrupt transition between the built-up area and the open land within the gap. The strong sense of entering and leaving the settlements on either side of the gap contributes to the distinctive identities of the settlements and the effectiveness of the gap.

Inter-visibility

3.2.7 It is difficult to perceive one edge of the settlement from any of the others due to the enclosure provided by a combination of the elevated land within the centre of the gap and the large amount of trees and shrubs within the gap. The very limited intervisibility between the settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and open appearance to the land within the gap.

Intra-visibility

3.2.8 Intra-visibility is largely restricted to filtered transient views from the A4(T) due to woodland and tree belts within the gap. The very limited intravisibility between settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

3.2.9 The northern part of the gap is an open, gently sloping arable landscape dominated by large- scale fields with few field boundary hedgerows and long views of the wooded skyline beyond the River Thames to the north. The landscape is more enclosed in the central and southern part of the gap but there is an open expansive rural character at the higher level land within Ashenbury Park in the far southern part of the gap. The overall character of the land within the gap is one of a settled, well-vegetated area of countryside, with its arable fields, golf course, farm buildings, school grounds and woodland. The variation in the character of the landscape within the northern, central and southern parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap. When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else, thereby also contributing to the distinctive identities of the settlements and the effectiveness of the gap.

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3.3 Appropriateness of the Gap/Green Wedge and its Boundaries

3.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

3.3.2 All the land within the gap contributes to the physical or visual separation between the settlements. The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

3.3.3 The boundaries of the gap are for the most part robust and they are clearly identifiable and logical features, such as boundaries of residential properties, roads, and the edges of woodland. They also respect the integrity of existing landscape elements within the gap, such as the existing woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

3.3.4 The combined screening effects of vegetation and landform provide the visual separation between the settlements. Any expansion of the settlements into the relatively open northern part of the gap would have a high impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap. Any built development on the relatively enclosed land on either side of the A4(T) would be potentially visible from this road and from the nearby settlements and would adversely affect the perception of countryside within the gap. The purpose and effectiveness of the gap would be adversely affected as a result.

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4.0 SONNING - WOODLEY GAP/GREEN WEDGE (No. 2)

4.1 Landscape Survey of the Sonning – Woodley Gap/Green Wedge

Landscape Context

4.1.1 This gap is largely located on flat, elevated land, although its western part slopes steeply down to the River Thames. The river course meanders across its wide floodplain in a north-easterly direction past the north-western edge of the gap. Large water bodies formed by the flooding of former gravel works are situated in the valley bottom to the north and west of the river’s course in the valley bottom beyond which lie the Chiltern Hills.

4.1.2 The land in the vicinity of the gap comprises a patchwork of pastoral fields, parkland associated with historic manor houses and recreational facilities such as golf courses and sports pitches associated with local educational institutions.

4.1.3 The gap is angular in shape and some 74 hectares in area. It is some 1600 metres long southwest to north-east and some 400 metres wide between the Thames Valley Business Park in Earley and the western edge of Sonning Village. The settlement of Sonning encloses much of the southern, western and part of the northern boundary of the gap. Holme Park, the home of Reading Blue Coat School occupies the remainder of the northern boundary. The settlement of Woodley dominates much of the area to the south of the gap with various educational institutions and their sports facilities. Former Country Estates are the only open land in an otherwise built up area, which blends into the settlement of Reading to the east. Sonning is a nucleated historic and picturesque settlement with a distinctive architectural vernacular although its modern southern extension contains a more uniform mix of houses. The newly constructed Thames Valley Business Park is located to the south-west of the gap on lower land in close proximity to the River Thames.

4.1.4 The Great Western Railway Line (GWR) passes in a deep cutting alongside part of the southern gap boundary. The A4(T) Bath Road runs along the south-east boundary of the gap with numerous roundabouts. Smaller roads and lanes, typically enclosed by dense hedgerows, such as Charvil Lane and Sonning Lane link the smaller settlements with the A4(T) and with the A4155 northwest of the River Thames.

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Geology and Soils

4.1.5 The gap sits on the edge of the River Thames’s floodplain where a steeply sloping Upper Chalk outcrop wraps around the valley floor and forms a relatively steep slope. A narrow band of sands, silts and clays deposited during the Lower Eocene Epoch lies at the top of the slope along the crest of Sonning Hill. East of this ridge, the majority of the gap lies within an area of river terrace deposits.

4.1.6 The soil within the gap is an argillic brown earth, which comprises loamy material over a clayey soil, with a subsurface horizon showing significant clay enrichment.

Topography and Drainage (See figure 2-01 and 2-03)

4.1.7 The central and western parts of the gap are largely flat at some 60m AOD. The eastern part slopes gently to the east at an approximate gradient of 1:100. The far western part of the gap at Sonning Hill slopes steeply down to the River Thames and its floodplain, which lie some 20 metres below. The height, steepness and close proximity of these slopes to the river make them a distinct topographical feature in the local landscape.

4.1.8 In the south-western part of the gap a small stream runs down the slope from Holme Park Farm to the floodplain and has cut out a small valley that runs east-west through Big Gogs.

Vegetation (See figures 2-02 and 2-03)

4.1.9 Key vegetation within the gap comprises substantial hedgerows and scattered fragmented blocks of woodland. The remaining area is covered by amenity grassland and specialized turf cultures on the various sports pitches. Along the south-western boundary of the gap, deciduous woodland is established at Little Gogs and Big Gogs as well as to the south of the gap along the railway bank. Scattered mature parkland trees lie on Sonning Hill and extend northwards along the ridgeline towards Meade Park, with a thick swathe of dense riparian vegetation along the banks of the River Thames immediately outside the gap to the west.

4.1.10 Dense substantial hedgerows containing mature trees run along both sides of the B4446 (Sonning Lane) as well as along the A4(T) Bath Road. The latter hedgerow contains a large proportion of coniferous species. A narrow strip of deciduous woodland lies along the western side of Sonning Lane. Hedgerows throughout the north-eastern part of the gap contain lines of

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mature deciduous trees. The suburban gardens along the boundaries of the gap contain a variety of ornamental species, including a high proportion of substantial coniferous hedgerows grown for privacy.

Land Uses (See figure 2-02 and 2-03)

4.1.11 Land uses within the central and eastern parts of the gap are predominantly recreational spaces with various sports fields, associated pavilions and areas of parking. A small area of horse paddocks with temporary jumping paraphernalia is located to the north of Holme Park Farm.

4.1.12 The south-western part of the gap consists of a large open field fringed to the north-west by an area of deciduous woodland around Big Gogs and Little Gogs. Two small pastoral fields are located in the west of the gap at Sonning Hill and are surrounded to the south and east by fragmented deciduous woodland. An area of parkland associated with Meade Park, lies in the north-west corner of the gap.

Settlement Form (See figures 2-02 and 2-03)

4.1.13 The southern part of Sonning to the south of the A4(T) Bath Road and along the southern half of Pound Lane consists of relatively modern detached suburban houses with large back gardens, typically orientated along the linear roads within this southern part of the settlement. The block of housing at Sonning Meadows, on the southern boundary of the gap, includes private gated roads with no public access and large detached houses orientated around small cul-de-sacs set in substantial gardens.

4.1.14 Sports pavilions, associated buildings and a number of manor houses now used by educational establishments are located within the gap and the immediate vicinity. Holme Park is the grandest of these manor houses, with a brick and flint knapped gatehouse giving access to the house and its formal grounds, which is now used by Reading Blue Coat School. To the south of the railway, the built up area of Woodley and Earley, consisting of modern brick houses sprawls west towards Reading.

4.1.15 The village of Sonning, historically located at a crossing point over the River Thames, is noted for its rural vernacular architecture consisting of distinctive building façades constructed from redbrick, timber-frames and white rendered buildings with some flint-work in places. The northern part of the village is designated a Conservation Area and is a relic of an old nucleated

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village with many buildings abutting directly onto the pavement creating narrow streets which contributes to a picturesque rural character.

Public Rights of Way (See figure 2-03)

4.1.16 There are no public rights of way within the gap. Sonning Lane (B4446) is the only public road that runs north-south through the gap with Sonning Meadows being a private gated road. The A4(T) Bath Road runs through the far south-eastern part of the gap. To the west of the gap boundary the Thames Valley Path runs along the eastern bank of the River Thames.

Landscape History

4.1.17 The land has probably been occupied since Roman times, when a road existed across the River Thames near the north-western edge of the existing village. Prior to this, early woodland clearance in the area is indicated by crop marks around Sonning and by a Neolithic cursus and burial monuments, which suggest a ceremonial use in the area. Neolithic man was not the only society to hold the area of ceremonial importance as the presence of a Saxon Minister at Sonning, dating back to 909 AD, and the Medieval palace of the Bishops of Salisbury demonstrates.

4.1.18 A new mansion house was built on the site of the palace in the 17th Century, later to be pulled down and rebuilt as Holme Park, whose buildings and landscaped grounds now house Reading Blue Coat School. The Dean of Salisbury had a house at Sonning from 1284 AD until the early 19th century and the latest Deanery, designated a Grade II listed building, was designed by Edwin Lutyens with gardens created by Gertrude Jekyll. The Deanery is located north-east of the Sonning Church which dates back to the 13th and 14th century.

4.1.19 More recently, the GWR, which was cut through Sonning Hill, was completed in 1840, while the Thames Valley Business Park and its expansive parking areas located on the lower ground by the River Thames have been recently constructed.

Gap Boundaries (See figure 2-02 and 2-03)

4.1.20 The south-eastern gap boundary runs along the top of the wooded GWR embankment before heading north by wooded areas of Little Gogs and Big Gogs along the eastern periphery of the Thames Valley Business Park. The boundary then heads west down a track to the River

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Thames’s floodplain and runs along the eastern periphery of the older part of the Business Park. It then follows a small drain before running in a north-east direction along the Thames Path for some 300 metres. The boundary then leaves the river following a series of field boundaries and the driveway of Meade Park until Sonning Lane (B4446) is reached.

4.1.21 The gap boundary proceeds north along Sonning Lane for approximately 200 metres after which it veers off due east along the northern boundary of King Georges Field. A small section of Pound Lane forms part of the eastern gap boundary before the boundary heads west and south along the rear property boundaries of houses located on Parkway Drive. The southern gap boundary then heads in a south-west direction for some 700 metres along the southern pavement of the Old Bath Road and the A4 (T), before proceeding northwards up the western edge of Sonning Lane. The gap boundary then follows the boundaries of a housing development at Sonning Meadows, south of Holme Park Farm, before proceeding due south following a field boundary to rejoin the top of the GWR embankment.

Visual Survey (See figure 2-03 and Photograph Sheet 2-1)

4.1.22 Visibility within the gap is limited due to the flat nature of the land and screening effects of substantial hedgerows and mature trees. The relatively low-lying land in the western part of the gap restricts distant views east across the gap from this area.

4.1.23 The part of the gap east of Sonning Lane serves as a green wedge between the northern and southern parts of Sonning. Inter-visibility between the northern and southern parts of the settlement is not possible due to the screening effects of the substantial hedgerows and mature trees (see Photographs 2-1).

4.1.24 There is little public access to most of the gap and intra-visibility (i.e. the ability to see both edges from a single position) from public viewing positions is not possible. However from the accessible areas such views across the eastern part of the gap are highly restricted by the substantial hedgerows that line the perimeter of the sports area east of Sonning Lane (see Photographs 2-2 and 2-3).

4.1.25 Any middle or long distance views across the central and western parts of the gap are restricted by intervening substantial hedgerows that create a wooded horizon on the flat ground (see Photograph 2-4). Intervisibility between the Thames Valley Business Park on the edge of Woodley and the south-western edge of Sonning, is not obtained due to the relatively

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low location of the business park and the screening effect of intervening woodland and hedgerows.

Landscape Character

4.1.26 The gap straddles two distinct character areas as identified in the Wokingham District Landscape Character Assessment Report, i.e. D2: ‘Sonning Wooded Chalk Slopes’ that covers a small sliver of the western part of the gap and J4: ‘Woodley-Earley Settled and Farmed Clay’ which covers the remaining parts of the gap. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Landscape Character Areas Associated with Gaps/Green Wedges.

4.1.27 CBA has undertaken a landscape character assessment of the gap and its surrounds and concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report. The character of the gap is described in more detail below.

4.1.28 The eastern and central portions of the gap are located on flat to gently sloping land that lies above the floodplain and is characterised by a network of large open recreational spaces sub- divided by substantial hedgerows containing mature trees. The trees are occasionally planted in avenues that have their origin in the various landscaped manors and stately homes. Buildings associated with these estates and more recently constructed sports pavilions, grandstands, parking areas and fenced sports pitches are scattered across the eastern and central parts of the gap (see Photograph 2-1).

4.1.29 Sonning Lane along a distinct north-south axis passes across the gap providing an enclosed feeling with a substantial hedgerow along its eastern side and a more substantial narrow woodland block running along the western side. The historic centre of Sonning with its distinctive vernacular architecture lies to the north of the gap close to Sonning Bridge. Along the eastern periphery of the gap runs the southern extension of Sonning, which is characterised by detached brick houses. Many of these have rectangular back gardens that abut the various playing fields contained within the gap. The southern part of Sonning, with its housing of similar age and style, combined with recreational land uses such as horse riding (see photographs 2-4) and other field sports (see Photographs 2-3) impart a slight urban fringe character to the eastern and central portions of the gap.

4.1.30 In the western part of the gap, the land begins to slope down to the River Thames and includes fragmented woodland fringing the open grassland of Sonning Hill. The gently sloping

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vegetated chalk slopes on the edge of the Thames, the small wooded gully round Big Gogs and the fragmented deciduous woodland that runs along the south-western and western boundaries of the gap help provide a wooded horizon on slopes of the Thames Valley. These wooded slopes are visible from Oxfordshire to the north and form part of the setting to Sonning. Along the western boundary of the gap is a strip of riparian vegetation that runs along the footpath following the banks of the River Thames and this creates a distinct riverside character. In the north-west of the gap the area of open fields gives way to fragmented woodland and mature estate trees set amongst parkland associated with Meade Park.

4.1.31 The overall character of the land within the gap is one of a settled, well-vegetated and well- managed area of countryside, with its sports pitches, horse paddocks, farm buildings, school grounds and former manor houses.

4.2 Assessment of the Gap/Green Wedge and its Surroundings

Size and Distance

4.2.1 The gap is some 74 hectares in area and is some 1600 metres long south-west to north-east and some 400 metres wide between the Thames Valley Business Park in Earley and the western edge of Sonning. The land provides significant physical separation between the western edge of Sonning and the Thames Valley Business Park in Earley and, together with intervening landform, trees and hedgerows, provides a strong sense of visual separation between these parts of the settlements. Physical and visual separation between the southern part of Sonning, south of the Old Bath Road, and the northern edge of Woodley is achieved by the narrow, vegetated cutting associated with the GWR, which passes along the southern edge of Sonning. This physical and visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land between Sonning and the Thames Valley Business Park in Earley.

Topography

4.2.2 The elevated central and western parts of the gap lie some 20 metres above the River Thames floodplain, on which the Thames Valley Business Park has been built. The intervening slopes

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form a distinct topographical feature in the local landscape and provide a significant contribution to the visual separation of the settlements.

4.2.3 The land within the eastern part of the gap serves as a green wedge between the northern and the southern parts of Sonning. The land is largely flat and does not contribute significantly to the visual separation between these parts of the settlement, which is achieved with the visual enclosure provided by intervening trees and shrubs.

Vegetation

4.2.4 The thick swathe of dense trees and shrubs along the banks of the River Thames and the woodland blocks at Little Gogs and Big Gogs provide significant visual separation between the western edge of Sonning and the Thames Valley Business Park. The trees and shrubs associated with the railway cutting provide visual separation between the southern part of Sonning and the northern edge of Woodley and Earley. The above vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, visual separation between the settlements and contributes to both the setting of the settlements and the open appearance of the land.

4.2.5 The substantial hedgerows and mature trees within the eastern and western parts of the gap provide significant visual separation between the northern and the southern parts of Sonning, thereby enhancing the effectiveness of this land as a green wedge.

Land Uses

4.2.6 Recreational land, small areas of pasture and housing dominate the land uses in the gap. The overall perception is one of a settled area of countryside, with its sports pitches, horse paddocks, farm buildings and former manor houses. These land-uses contribute to the setting of the settlements, help reinforce the separate identities of the settlements and contribute to the purpose and effectiveness of the gap.

Urban Edges

4.2.7 The gap boundaries adjacent to the settlement edges follow the boundaries of residential properties, field boundaries, roads, tracks, a railway, a drainage channel and the edges of

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woodland blocks. These are all readily identifiable boundaries and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

4.2.8 The northern part of Sonning has a distinctive rural vernacular architecture whilst the southern part of the village comprises relatively modern detached suburban houses with large back gardens. Housing at Sonning Meadows, on the southern boundary of the gap, includes private gated roads with no public access and large detached houses orientated around small cul-de- sacs set in substantial gardens. The built up area of Woodley and Earley consists of modern brick houses south of the gap and the large, modern commercial buildings associated with the Thames Valley Business Park west of the gap. Sports pavilions and a number of manor houses, now used by educational establishments, are located in the central and eastern parts of the gap. The distinctive characters of the northern built-up part of Sonning and of the former manor houses to the west of Sonning Lane emphasise the contribution that the gap makes to this area of settled but predominantly open countryside.

4.2.9 The settlements tend to have compact edges and people entering the gap from the south and from the north along Sonning Lane experience an abrupt transition between the built-up area and the open land within the gap. The strong sense of entering and leaving the settlements on either side of the gap contributes to the distinctive identities of the settlements and the effectiveness of the gap.

Intra-visibility

4.2.10 There is little public access to most of the gap and intra-visibility (i.e. the ability to see both edges from a single position) from public viewing positions is not possible. This lack of intravisibility between settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly open appearance to the land.

Inter-visibility

4.2.11 Intervisibility between the Thames Valley Business Park on the edge of Earley and the south- western edge of Sonning is not obtained due to the relatively low location of the business park and the screening effect of intervening woodland and hedgerows. Trees and shrubs on the railway cutting restrict intervisibility between the northern residential edge of Woodley and

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the southern residential edge of Sonning. Inter-visibility between the northern and southern parts of Sonning is not possible due to the screening effects of the intervening substantial hedgerows and mature trees. The very limited intervisibility between the settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly open appearance to the land within the gap.

Landscape Character

4.2.12 The overall character of the land within the gap is one of a settled, well-vegetated and well- managed area of countryside, with its sports pitches, horse paddocks, farm buildings, school grounds and former manor houses. The variation in the character of the landscape within the western and eastern parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap. When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else, thereby also contributing to the distinctive identities of the settlements and the effectiveness of the gap.

4.3 Appropriateness of Gap/Green Wedge and its Boundaries

4.3.1 On the basis of the above survey and analysis, it is considered that the existing gap / green wedge fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap /green wedge designation.

4.3.2 The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

4.3.3 The boundaries of the gap are for the most part robust and they are clearly identifiable and logical features, such as boundaries of residential properties, roads, and the edges of woodland. They also respect the integrity of existing landscape elements within the gap, such as the existing woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

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4.3.4 All the land within the gap/green wedge contributes to the physical and visual separation between Sonning and Woodley or between the northern and southern parts of Sonning. The screening effects of vegetation provide the primary visual separation between the settlements. Any development within the gap/green wedge would impact on this visual separation, thereby reducing the purpose and effectiveness of the gap.

4.3.5 However, it is recommended that the northern gap boundary be extended northwards up to the settlement edge of Sonning, i.e. up to the southern boundary of the churchyard and up to the rear boundaries of the residential properties that front Pearson Road, which forms part of the B4446 through the village. This land contributes to the physical and visual separation between the northern and southern parts of Sonning and provides an important part of the setting for the village. Figure 2-05 illustrates the recommended change to the Gap/Green Wedge boundary.

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5.0 TWYFORD – HURST VILLAGE GREEN GAP/GREEN WEDGE (No. 3)

5.1 Landscape Survey of Twyford – Hurst Village Gap/Green Wedge and its Surroundings

Landscape Context

5.1.1 This gap lies in a predominantly rural area on the floodplain of the River Loddon. The gap is medium in size being some 99 hectares in area. The gap is situated some 1100 metres to the north-east of Woodley, and separates the large, 20th century, southern extension of Twyford from the small, linear historic settlement of Hurst lying some 400 metres to the south. The northern section of Hurst village is known as Whistley Green.

5.1.2 The landscape in the vicinity of the gap comprises small clusters of scattered settlements and lone farm houses, which are linked by narrow lanes and set amongst open fields with a variety of hedgerows and occasional fragmented woodland blocks. The River Loddon and large water bodies, associated with former gravel extraction works, lie in the flat low-lying land to the west of the gap.

5.1.3 The Great Western Railway passes some 600 metres to the north-west of the gap. The A321 runs north-south through the centre of the gap, with the B3030 to Winnersh branching off this A-road at Whistley Green.

Geology and Soils

5.1.4 The gap straddles a number of geological types due to its location at the eastern periphery of the River Loddon whose historic migrations have been the primary influence on the area’s geomorphology. The eastern section of the gap sits on a combination of alluvium and deposits from the Lambeth Group. These alluvial deposits are flanked to the north by a river terrace. This forms an area of higher ground to the north of the gap upon which the southern extension of Twyford is constructed. The western section of the gap is underlaid by Second River Terrace deposits and alluvial silts left by historic flood events.

5.1.5 Despite the differences in the underlying geology, the area is covered predominantly by argillic gleyed soils. These were formed in the waterlogged conditions caused by periodic flooding and high groundwater resulting from the low-lying nature of the land and its proximity to the River Loddon.

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Topography and Drainage (See figure 3-01)

5.1.6 The River Loddon, a tributary of the River Thames, runs along the western boundary of the gap and its present and former floodplain has determined the topography of the gap. The gap is located, predominantly on the flat lowlands of the river’s broad floodplain at approximately 35m AOD. The ground rises gradually to the east towards Haines Hill farm, some 1000 metres to the east and towards a small knoll, which rises to approximately 45m AOD on the north-eastern boundary of the gap. To the north, a former river terrace has created a slightly elevated spur rising to a height of approximately 50m AOD around which the gap’s northern boundary wraps.

5.1.7 Stanlake Brook passes along the foot of the elevated spur at the northern edge of the gap. This brook is one of many small tributaries that leads into the Loddon River from the surrounding area, which, along with a large number of drainage channels and ditches help to drain water from this low-lying area into the river. Some small areas of standing water are located within the gap and there are a number of large lakes created from the flooding of former gravel workings to the north-east of the gap.

Vegetation (See figure 3-02)

5.1.8 There are a number of different vegetation types within the gap. These include field boundary hedgerows, fragmented blocks of secondary deciduous woodland along the periphery of the fields in the eastern part of the gap, one small block of coniferous plantation in the centre and riparian vegetation with pockets of carr woodland along the banks of the River Loddon on the western edge of the gap and along the various drainage ditches throughout the area.

5.1.9 Field boundary hedgerows within the gap includes the clipped hawthorn hedges lining the B3018 along Stanlake Manor’s frontage and substantial fragmented hedgerows, containing mature deciduous trees, along the A321 and along the various lanes, tracks and fields within the gap. The few field boundary hedgerows in the eastern part of the gap comprise low scrub alongside the A321 to Whistley Bridge and a newly planted hawthorn hedge either side of the footpath that runs east from Whistley Bridge.

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Land Uses (See figure 3-02)

5.1.10 Land use within the gap predominantly comprises low-lying pastoral land with two arable fields located on the better drained land in the eastern part of the gap. Small areas of fragmented woodland and one coniferous plantation are present in the northern and eastern parts of the gap. The A321 is the only major road crossing the gap and this links Twyford with Whistley Green. The B3018 runs along the eastern gap boundary and Poplar Lane runs along the southern gap boundary. There are a small number of individual houses in the southern and eastern parts of the gap. The formal grounds of Stanlake Manor, which includes a vineyard, abut the northern-eastern boundary of the gap.

Settlement Form (See figure 3-02)

5.1.11 Modern brick detached houses, semi-detached houses and bungalows orientated around cul- de-sacs and sinuous streets are located to the north of the gap. This modern southern extension of Twyford is situated on the rising ground formed by a former river terrace to the east of the busy A321.

5.1.12 The northern part of Hurst village at Whistley Green comprises a linear arrangement of detached houses along the B3030. This historic core of Whistley Green has been extended south eastwards along the A321. The southern part of the village comprises modern brick houses with gardens located amongst occasional older brick and plaster houses, which probably date back to the 18th century. Brick walls and hedges run along the narrow roads of the settlement to create a continuous frontage and create a sense of unity. Smaller individual houses, some with thatched roofs are scattered along Hogmoor and Poplar Lanes, where drainage ditches, grassy verges and rough hedgerows give an enclosed and distinctive character.

5.1.13 Dolphin School, and its associated grounds, farm buildings (including a large agricultural shed) and some houses surrounded by brick walls and high hedgerows face onto the B3018 and Hinton Road at Hintonhatch corner in the eastern corner of the gap. Trimmed hedges and prominent signage along the B3018 and south-east of Stanlake Bridge mark the entrance to Stanlake Manor and its associated cottages and outbuildings that date back to 1470.

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5.1.14 Whistley Bridge abuts the western edge of the gap and comprises a few rustic detached houses, which are located alongside the River Loddon and surrounded by riparian vegetation such as weeping willows.

Public Rights of Way (See figure 3-02)

5.1.15 Two public footpaths and one ‘byway open to all traffic’ cross the gap. The by-way of Hogmoor Lane consists of a single un-metalled track, which runs between fields with rough hedgerows enclosing it on both sides. The by-way runs in a north-west direction from Poplar Lane and then heads westwards alongside a woodland block until it meets the A321. From Stanlake Bridge at the north-eastern corner of the gap, one public footpath runs south-west through a couple of small enclosed paddocks with lone standing oak trees, before circumnavigating a mixed woodland plantation and joining Hogmoor Lane.

5.1.16 A second public footpath crosses the western part of the gap running in an easterly direction from Whistley Bridge. It initially crosses an open field with new hedge planting on either side to meet the A321 at the western end of Hogmore Lane.

Landscape History

5.1.17 Mesolithic and Neolithic finds have been recorded close to the watercourses of the area, particularly around the former Ruscombe Lake, which was once located in the area. This lake may have still contained water in 1642 but has since been drained. The presence of such a water body and the current presence of drainage ditches and waterways suggests that the area has always been waterlogged.

5.1.18 The presence of crop marks and some possible prehistoric features suggest that human settlement in the area resulted in small-scale woodland clearance. This woodland clearance is also suggested in the Domesday book with a settlement in the area named Whistley; In Anglo- Saxon the suffix “-ley” describes a woodland clearing and thus suggests the historic character of the settlement. The development of Stanlake Manor by 1470 would have further added to the clearance of the area.

5.1.19 The 1st edition OS map of the area shows relatively small and irregular fields in the east of the gap possibly representing enclosure prior to the Parliamentary Enclosures. The field patterns have subsequently been altered with the intensification of farming that has resulted in larger

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fields and fewer hedgerows. The north-western part of the gap between the River Loddon and the Old River has previously been used to extract alluvial silts and sands. These workings have been subsequently flooded to create large water bodies. The north western part of the gap has previously been worked for gravel.

Gap Boundaries (See figure 3-02)

5.1.20 The western boundary of the gap initially follows an unclassified road from the northern edge of Whistley Green. It then heads northwards near Whistley Bridge, following the River Loddon for some 700 metres until the gap boundary leaves the river to head east along the northern edge of woodland, the extent of which is defined by a drainage channel. The gap’s boundary then cuts across a narrow field and along a property boundary to meet Hurst Road (A321) on the western edge of Twyford. The boundary follows the road south to the southern edge of the settlement and then heads due east following a drain on the northern edge of a woodland block before following rear boundaries of properties on the southern edge of the settlement for about some 300 metres until meeting the B3018 at Stanlake Bridge. The gap’s boundary proceeds south-eastwards along the B3018 before turning westwards at Hintonhatch Corner, following Hinton Road, Poplar Lane, and Hogmoor Lane until it meets the north- eastern corner of Hurst at Whistley Green. It then follows the boundaries of properties on the northern edge of the lane until it meets the A321. The gap boundary then bears north-east for some 600 metres along the A321 and along residential property boundaries in the northern part of Whistley Green. At the most northerly house in Whistley Green, the gap’s boundary cuts back on itself to re-join the unclassified road that passes along the northern edge of Hurst village.

Visual Survey (See figure 3-03 and Photograph Sheets 3-1 and 3-2)

5.1.21 In general, the low-lying nature of the land as well as the predominance of large open fields over much of the gap allows open views across the gap. However, the presence of hedgerows, tree belts and woodland within the gap tends to restrict views to the middle distance and provides a wooded horizon in many parts of the gap. Twyford’s location on the slightly elevated ground formed by the river terrace above the floodplain of the River Loddon allows some glimpsed views of roofs through and over the fragmented tree belt that fringes the southern boundary of the settlement (see photograph 3-1). This tree belt and the adjacent fields provide the setting for the southern part of the settlement. Views of these roofs may be

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seen through fragmented hedgerows and over woodland from viewpoints at the northern edge of Hurst village, along the A321 and along parts of Broadwater Lane.

5.1.22 In the western part of the gap, views towards Twyford from Whistley Bridge are partially enclosed by blocks of riparian vegetation along drainage channels but some filtered views of housing on the south-eastern edge of the settlement may be obtained through and above some fragmented hedgerows along the boundaries of intervening fields (see photograph 3-2). Visibility across the gap is reduced towards the centre of the gap due to the presence of woodland in the central and northern parts of the gap (see photograph 3-3). An expansive arable field dominates the eastern part of the gap and views of houses on the southern edge of Twyford may be obtained through tree belts and across this open arable field from Hintonhatch Corner (see photograph 3-4).

5.1.23 Intra-visibility (i.e. the ability to see both edges from a single point) is limited over most of the land within the gap on account of the enclosure provided by hedgerows, woodland and tree belts. However, the settlements of Hurst and Twyford can both be seen from the public footpath that runs through the expansive pastoral field to the south-east of Twyford (see photograph 3-5). Views of both settlements may also be obtained from the stretch of the A321 that runs north-south through the gap.

5.1.24 Intra-visibility from the other public rights of way in the eastern part of the gap is obscured by the woodland block that runs along southern periphery of Twyford, by the plantation and woodland block in the centre of the gap and by the dense hedgerows, which line the lanes and drainage ditches within the gap (see Photograph 3-6).

Landscape Character

5.1.25 The land within the gap straddles three landscape character areas as designated by the Wokingham District Landscape Character Assessment Report. These are Character Area: K1 ‘Stanlake Farmed Sand and Clay Lowland’ in the east; Character Area: C2 ‘Hurst River Terrace’ in the centre of the gap and Character Area B1 ‘Loddon River Valley with Open Water’ to the west. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

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5.1.26 CBA has undertaken a landscape character assessment of the gap and its surroundings, and the results of this generally concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment.

5.1.27 The central part of the gap is a simple semi-enclosed landscape characterised by open low- lying pastoral fields. Large open rectilinear fields are edged by roads with varied fragmented hedgerows (see photograph 3-1) running along the A321, while field boundaries to the east have more substantial hedgerows containing mature deciduous trees.

5.1.28 The landscape character of the land to the west of the A321 has a very different character from that in the centre of the gap. Carr woodland lines the banks of the river and the various drainage ditches that run parallel to the western edge of Twyford. Flooded gravel pits surrounded by dense wetland vegetation abut the north-eastern gap boundary on the flat low- lying land of the floodplain. Photograph 3-2 shows the large extensive character of the large single pastoral field that dominates the western part of the gap, with long distance views enclosed by the surrounding woodland and the substantial hedgerows that line the A321.

5.1.29 The eastern part of the gap has a distinctive enclosed and rural feel to it due to the wooded character of the area as well as the various narrow lanes with grass verges, drainage ditches and substantial hedgerows which contain mature deciduous trees that run along the southern boundary of the gap (see photograph 3-6). Smaller thatched houses set amongst fragmented woodland and surrounded by laid hedgerows are tucked off the un-metalled Hogmoor Lane and Poplar Lane. These, together with small brick bridges across drainage ditches, help create a remote and hidden quality. Photograph 3-4 illustrates the wooded horizons and arable fields in the eastern part of the gap. Here, coniferous plantations, riparian vegetation and the woodland block that fringes the northern boundary of the gap, substantially enclose views towards Twyford. Views are largely restricted to an area of housing in the far eastern part of the village, as seen in the right hand side of the photograph.

5.1.30 The modern extension of Twyford sits on higher ground to the north of the gap with glimpses of its brick buildings and tiled roofs seen through woodland and hedgerow trees. To the south, the historic linear settlement of Hurst, with its old brick houses mixed with newer brick houses, has a sense of unity derived from the continuous frontage of brick walls and front garden hedges along the narrow lanes.

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5.2 Assessment of the Gap/Green Wedge and its Surroundings

Size and Distance

5.2.1 The gap is medium in size being some 99 hectares in area and separates Twyford from the small, linear historic settlement of Hurst lying some 400 metres to the south. The land provides significant physical separation between the settlements and, together with intervening trees and hedgerows, provides a strong sense of visual separation. This physical and visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

5.2.2 The gap is a located, predominantly on the floodplain of the River Loddon at approximately 35m AOD. This low, flat land does not contribute significantly to the visual separation of the settlements, which is achieved with the visual enclosure provided by trees and shrubs on the valley floor.

Vegetation

5.2.3 Vegetation within the gap includes field boundary hedgerows, fragmented blocks of secondary deciduous woodland, coniferous plantation and riparian vegetation along the banks of the River Loddon. This vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, visual separation between the settlements and contributes to both the setting of the settlements and the overall perception of countryside within the gap.

Land Uses

5.2.4 Land use within the gap comprises almost entirely low-lying pastoral land and arable farmland, but with a small amount of woodland. The overall perception is one of agricultural countryside. The pastoral and arable farming, together with the woodland in the northern part of the gap, contributes to the setting of the adjacent settlements, helps reinforce the separate identities of the settlements and provides visual separation between the settlements, thereby contributing to the purpose and effectiveness of the gap.

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Urban Edges

5.2.5 The gap boundaries adjacent to the settlement edges follow the boundaries of residential properties, roads, and a drainage channel along the northern edge of a woodland block. These are all readily identifiable boundaries and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

5.2.6 Twyford has a compact edge, resulting in the perception of a fairly abrupt change between the settlement and the adjacent countryside for people approaching/entering or leaving the built up area. Hurst, on the other hand, has a linear, irregular edge, which together with intermittent tree planting along the edge of the settlement, provides a more gradual transition between the settlement and the surrounding countryside. Modern brick detached houses, semi-detached houses and bungalows orientated around cul-de-sacs and sinuous streets, comprise the modern southern extension of Twyford. The historic northern part of Hurst at Whistley Green comprises a linear arrangement of detached houses. Brick walls and hedges run along the narrow roads of this settlement to create a continuous frontage and create a sense of unity. The distinctive characters of Hurst and Twyford contribute to the effectiveness of the gap in that they emphasise the contribution that the gap makes to the adjacent countryside.

Inter-visibility

5.2.7 Views across the gap tend to be substantially enclosed by hedgerows, tree belts and woodland within the gap. The elevated location of Twyford allows some glimpsed views, from the northern edge of Hurst, of house roofs in the south-western part of Twyford, seen through and over the fragmented tree belt that fringes the southern boundary of the settlement. The very limited intervisibility between the settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and open appearance to the land within the gap. There are no views available of the south-eastern part of Twyford from Hurst.

Intra-visibility

5.2.8 Intra-visibility (i.e. the ability to see both edges from a single point) is limited over most of the land within the gap on account of the enclosure provided by hedgerows, woodland and tree belts. Views of both settlements may be obtained only from a few viewing positions. The

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lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

5.2.9 The central part of the gap is a simple semi-enclosed landscape characterised by open low- lying pastoral fields. The woodland, tree belts and flooded gravel pits in the land to the west of the A321 impart a very different character to the western part of the gap. The eastern part of the gap has a distinctive enclosed and rural feel to it due to the wooded character of the area as well as the various narrow lanes with grass verges, drainage ditches, substantial hedgerows and small thatched houses.

5.2.10 When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the effectiveness of the gap.

5.3 Appropriateness of the Gap/Green Wedge and its Boundaries

5.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

5.3.2 The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

5.3.3 The boundaries of the gap are robust, clearly identifiable and logical features, such as boundaries of residential properties, roads, and the edge of a woodland block. They also respect the integrity of existing landscape elements within the gap, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

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5.3.4 Any development in the central part of the gap, south of the tree belt that encloses the southern edge of Twyford, would be perceived as development in the open countryside as the settlement is visually separated from the open countryside by this tree belt. Any such development would have an adverse impact on the setting of Twyford, the perception of agricultural countryside and the open appearance of the land between the settlements, thereby reducing the purpose and effectiveness of the gap. Any development in the central part of the gap north of Whistley Green would also adversely impact on the setting of this settlement, the open appearance of the land and the perception of agricultural countryside with a resultant reduction in the purpose and effectiveness of the gap.

5.3.5 The western part of the gap, serves to help prevent physical and visual coalescence between the two settlements to the west of the A321. This part of the gap extends northwards past the south-western tip of Twyford to the northern end of the large field located to the north of Whistley Green. Here, the gap boundary adopts an alignment, which follows clearly identifiable features on the ground, i.e. a woodland edge and associated drainage channel. Any extension of Twyford westwards and to the south of this woodland block would be clearly seen in views from Whistley Green. Any extension of Hurst village northwards and to the west of the A321 would be clearly seen in views from Twyford.

5.3.6 The eastern part of the gap, to the east of the coniferous plantation, is not essential to the visual separation of Twyford and Hurst. This is achieved by the screening effects of both the coniferous plantation and the treebelt alongside the south-eastern edge of Twyford. It is recommended that the land to the east of the plantation should be removed from the gap and the gap’s boundary should be amended as illustrated by Figure 3-05. The amended gap boundary would follow the edge of the coniferous plantation and a series of drainage ditches.

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6.0 WOODLEY - WINNERSH GAP /GREEN WEDGE (No.4)

6.1 Landscape Survey of the Woodley – Winnersh Gap/Green Wedge and its Surroundings

Landscape Context

6.1.1 The wedge is located in the central part of Wokingham District and comprises a roughly triangular piece of open land to the north of the A329(M) between the eastern residential edge of Woodley and the northern industrial edge of Winnersh.

6.1.2 The wedge is small, being some 40 hectares in size and is some 800 metres wide at its widest point. It occupies low-lying land within the floodplain of the River Loddon, which passes through the south-eastern part of the gap. The wedge forms part of the Dinton Pastures Country Park, which consists of pasture and wet meadows as well as a series of large lakes. These water bodies are used for a variety of recreational activities and were created from former gravel works, which were flooded to help create an area of lakes on ecologically rich wetland. To the east is a rural area of relatively flat land on the edge of the River Loddon’s floodplain. It contains farmland interspersed by small settlements, including the historic hamlet around St Nicholas’ Church which is located some 1900 metres to the north-east of the wedge.

Geology and Soils

6.1.3 The wedge sits predominantly on alluvial materials and former river terrace deposits of the River Loddon, with the Camberley Sand formations along the western periphery of the wedge. Gravel deposits within this area of the Loddon Valley consist of flints with sandstone and chert. Soils in the area are argillic gleys, formed by high ground water and regular flooding events, which have resulted in waterlogged soils.

Topography and Drainage (See figure 4-01)

6.1.4 The meandering River Loddon runs north-east through the wedge and passes a series of small to large sized lakes created through the flooding of former gravel workings. Two of the smaller lakes lie within the wedge. ‘The Moor’ is adjacent to the south-eastern edge of Woodley and a small triangular lake lies adjacent to the A329(M) and south of White Swan

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Lake. A variety of rectilinear drainage channels pass through the wedge and drain into the River Loddon.

6.1.5 The wedge is located on the flat lowlands of the River Loddon’s broad floodplain at a level of approximately 40m AOD. The broad section of the Loddon Valley has gently sloping sides. The land gradually rises to the west of the wedge through the built-up area of Woodley and Earley to reach a height of 60m AOD some three kilometres away. To the east, the land remains relatively flat with minor undulations around areas such as the historic site of Hurst at St Nicholas’ Church. To the south, the valley narrows and forms slightly steeper side slopes south of Winnersh.

Vegetation (See figures 4-02 and 4-03)

6.1.6 Fragmented woodland and individual mature trees standing in wet meadows, dominate the vegetation in the centre of the wedge between Bader Way and the River Loddon. Fragmented deciduous woodland blocks set amongst rough grassland abuts the rear gardens of the residences on the north-western edge of the wedge and an area of carr woodland surrounds Moor Lake. Riparian woodland and shrubs line the banks of the River Loddon and the lakes to the east and south. Amenity grass, blocks of trees and shrubs are associated with the roundabouts and slip roads at the western end of the A329(M) in the south-western part of the wedge. A robust belt of trees and shrubs lines the northern edge of the A329(M) motorway.

Land Uses (See figures 4-02 and 4-03)

6.1.7 The wedge is located within Dinton Pastures Country Park, which is designated as a Wildlife Heritage Site and is for both wildlife conservation and recreational use. The eastern lake within the wedge is used for angling, while the western one together with the open pasture/parkland, is used for informal recreation. A short section of the A329(M) motorway is also included within the southern part of the wedge, together with a roundabout and an array of slip roads that connect with the motorway and the adjacent A3290. Bader Way provides a connection from this roundabout, through the centre of the wedge, to the residential edge of Woodley at a point some 650 metres to the north-east. The Winnersh Triangle Business Park lies opposite the southern boundary of the wedge on the far side of the motorway. The residential area of Woodley abuts the western and northern boundaries of the wedge, whilst the remaining parts of the country park abut the north-eastern and eastern boundaries of the wedge. A high voltage power line passes north-south through the wedge.

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Settlement Form (See figures 4-02 and 4-03)

6.1.8 Woodley lies to the north-west of the wedge and consists of predominantly modern brick detached and semi-detached houses with large rectangular rear gardens that back on to the wedge. To the south, beyond the elevated A329(M), the Winnersh Triangle Business Park is a typical modern industrial/business park with large office buildings and warehouses set out in a grid-like arrangement and with tree planting along the roads within the estate.

Public Rights of Way (See figure 4-03)

6.1.9 The wedge is publicly accessible due to its designation and use as a country park. There is only one short section of a public right of way within the wedge and this footpath runs along the eastern bank of the River Loddon through the far south-western corner of the wedge. However, a large number of formal and informal footpaths and tracks run through the Country Park. One large formal track runs along the western river bank and joins the public footpath in the south-eastern corner of the wedge by way of a footbridge. A second formal track leads from the area of housing to the west by way of Kingsford Close and heads south-east through the wedge over Bader Way and across the River Loddon, before continuing to the southern part of the country park to the east of the wedge.

Landscape History

6.1.10 The area of land known as Dinton Pastures can be traced back as far as the Domesday Book of 1086. Nearby Anglo-Saxon place names such as Whistley and Hurst suggest that the area was previously perhaps a marshy meadow surrounded by wooded hills. Records show that the Manor House of Whistley existed to the north of what is now Lavell's Lake on the northern edge of the country park and was surrounded by areas of agriculture, fishing and timber harvesting. Other settlements within this area to the north and east consisted of dispersed farmsteads on the edges of the floodplain, linked by narrow lanes and set within open fields and common meadow.

6.1.11 Early enclosure along the Loddon Valley floor is suggested by the irregular field pattern shown on the first edition OS maps. However, extensive gravel extraction has occurred in the vicinity of the wedge since the 19th century and has obliterated much of these historic landscapes. A sequence of large gravel workings have produced materials for, amongst other things, the construction of embankments of the A329(M), which forms the southern boundary

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of the wedge and the M4 some 2000 metres to the south-east. These motorways were completed in the 1970’s. In 1978, Wokingham District Council purchased land in the vicinity of the wedge to create the Dinton Pastures Country Park for recreational use and wildlife protection.

6.1.12 Growth of the settlement of Woodley to the west of the wedge has resulted in a suburban type of house being constructed along the edge of the wedge. Development of the Winnersh Triangle Business Park took place from the 1970’s until 2002.

Gap Boundaries (See figures 4-02 and 4-03)

6.1.13 The southern boundary of the wedge follows close to the centre line of the A329(M) with a short section of the boundary extending to the southern edge of the motorway. It then joins a short section of a slip road that connects to Bader Way, before heading west across the River Loddon. The boundary then follows the rear garden boundaries of residential properties on the south-eastern edge of Woodley for some 900 metres before meeting the southern edge of a small lake and heading due east across Bader Way to join the River Loddon’s western bank. It then heads south-eastwards for some 350 metres before rejoining the A329(M).

Visual Survey (See figure 4-04 and Photograph Sheets 4-1 and 4-2)

6.1.14 It is difficult to perceive one edge of the settlement from another due to the flat low-lying nature of the area, the large amount of trees and shrubs within the wedge and the elevated nature of Bader Way lined with substantial hedgerows.

6.1.15 Photograph 4-1 taken from south-east of the wedge near by the footbridge that crosses the River Loddon, illustrates the usual enclosing boundary provided by the vegetated embankments alongside Bader Way, and intervening woodland. This vegetation and landform prevents views northwards across the wedge to the housing at Woodley.

6.1.16 Photograph 4-2, from a footpath in the south-eastern part of the wedge, illustrates how the embanked vegetated nature of Bader Way and its associated roundabouts prevent any views of the settlements either to the north-west or south-east of the wedge.

6.1.17 Bader Way provides a high point from which glimpses of both settlement boundaries may be obtained through woodland. Photograph 4-3 illustrates a view looking north-east from Bader

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Way where the informal path from Kingsford Close meets the highway. Glimpsed views of brick houses within Woodley may be obtained over the rough grassland and between blocks of fragmented woodland. Photograph 4-4 illustrates a view looking south from the same location. The road embankment drops here by some 3 metres to meet the floodplain and the A329(M) can be just glimpsed through the intervening trees. Progressing south along Bader Way, views of the roofs of buildings within the Winnersh Triangle Industrial Estate tend to open up slightly through the trees (see photograph 4-5). However, views north from this same location are blocked by dense woodland. Intra-visibility in the wedge is heavily restricted due to dense riparian woodland along the river, woodland blocks along the backs of the houses and the substantial hedgerow that runs in a fragmented fashion along Bader Way. Photograph 4-6 illustrates the visual enclosure provided by intervening vegetation in views south-westwards across the wedge from the northern boundary of the wedge.

Landscape Character

6.1.18 The land in the vicinity of the wedge forms part of Character Area B1: ‘Loddon River Valley with Open Water’, as identified in Wokingham District Landscape Character Assessment Report. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

6.1.19 CBA has undertaken a landscape character assessment of the wedge and its surroundings, and the results of this generally concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report.

6.1.20 The landscape character of the wedge is dominated by the River Loddon and the Dinton Pastures Country Park, which consists of a series of lakes, meadows and a network of informal paths and tracks. The character of the wedge is influenced by the A329(M) motorway, the Winnersh Triangle Business Park, the residential estates of Woodley and the high voltage power line.

6.1.21 The distribution of woodland, meadow and lakes within the wedge produces varying degrees of enclosure but the low-lying nature of the land and the substantial vegetation within the wedge, serve to provide a feeling of wooded enclosure and rural countryside for people within the wedge.

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6.2 Assessment of the Gap/Green Wedge and its Surroundings

Size and Distance

6.2.1 The wedge is small, being some 40 hectares in size and is some 800 metres wide at its widest point. The eastern part of the wedge provides significant physical separation between the settlements and, together with intervening trees and hedgerows, provides a strong sense of visual separation. This physical separation is reduced in the far south-western part, where the southern and north-western boundaries converge at the south-western corner of the wedge. Visual separation is still substantially achieved in the far south-western part of the wedge by the dense tree and shrub planting on the southern edge of Woodley. This physical and/or visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

6.2.2 The wedge is a located on the flat, broad floodplain of the River Loddon. This low, flat land does not contribute significantly to the visual separation of the settlements, which is achieved with the visual enclosure provided by trees and shrubs on the valley floor.

Vegetation

6.2.3 Fragmented woodland and individual mature trees dominate the vegetation in most parts of the wedge and a robust belt of trees and shrubs line the northern edge of the A329(M) motorway. This vegetation contributes to the purpose and effectiveness of the wedge as it provides visual contrast with the adjacent settlements, visual separation between the settlements and contributes to both the setting of the settlements and the overall perception of countryside within the wedge.

Land Uses

6.2.4 The wedge is occupied almost entirely by the Dinton Pastures Country Park, which is for both wildlife conservation and recreational use. The overall perception is one of rural land. The woodland, tree/shrub belts and grassland contribute to the setting of the adjacent settlements,

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helping reinforce the separate identities of the settlements and providing visual separation between the settlements, thereby contributing to the purpose and effectiveness of the wedge.

Urban Edges

6.2.5 The wedge boundaries follow the edge of a lake, the boundaries of residential properties, roads and the banks of a river. These are all readily identifiable and assist in defining the appropriate boundary for the wedge.

Settlement Perceptions

6.2.6 The predominantly modern brick detached and semi-detached houses in Woodley and the modern industrial/business park at Winnersh Triangle Business Park contribute to the effectiveness of the wedge in that they emphasise the contribution that the wedge makes to the adjacent countryside.

Inter-visibility

6.2.7 It is difficult to perceive one edge of the settlement from another due to the flat low-lying nature of the area, the large amount of trees and shrubs within the wedge and the elevated nature of Bader Way lined with substantial hedgerows. The very limited intervisibility between the settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land within the wedge.

Intra-visibility

6.2.8 Intra-visibility in the wedge is heavily restricted due to dense riparian woodland along the river, woodland blocks along the backs of the houses and the substantial hedgerow that runs in a fragmented fashion along Bader Way. The lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

6.2.9 The woodland, meadow and lakes within the wedge provide a wooded, rural character to the wedge, although the adjacent motorway, industrial and residential estates introduce slight

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urban fringe and industrial influences on this character. When people are travelling in or out of the wedge, the contrast between the landscape character of the wedge and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else. The rural character of the landscape and the sense of leaving or arriving somewhere else both contribute to the effectiveness of the wedge.

6.3 Appropriateness of the Gap/Green Wedge and its Boundaries

6.3.1 On the basis of the above survey and analysis, it is considered that the existing wedge fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap/green wedge designation.

6.3.2 The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the wedge, the strong contrast between the landscape character of the wedge and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The rural character of the landscape and this sense of leaving or arriving somewhere else both contribute to the effectiveness of the wedge.

6.3.3 The boundaries of the wedge are robust, clearly identifiable and logical features, such as the edge of a lake, the boundaries of residential properties, roads and the banks of a river. They also respect the integrity of existing landscape elements within the wedge, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the wedge and the adjacent areas of land.

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7.0 EARLEY – WINNERSH – SINDLESHAM GAP/GREEN WEDGE (No.5a)

7.1 Landscape Survey of the Earley – Winnersh – Sindlesham Gap/Green Wedge

Landscape Context

7.1.1 The wedge-shaped gap is 160 hectares in area and located on the flat floodplain and gentle lower side slopes of the Loddon Valley. The River Loddon gently meanders through the centre of the gap in a north-easterly direction, with a variety of small tributaries and drainage channels flowing into it from the surrounding fields. A fragmented network of riparian woodland and woodland blocks lie on the fringe of a series of large, open fields within the gap and these help provide a wooded horizon to the wide valley.

7.1.2 The gap has a predominantly rural character but this is eroded by the presence of the M4 motorway that runs east-west through the southern part of the gap. Mill Lane runs through the centre of the gap on a south-east to north-west alignment, connecting Sindlesham with Earley. Lower Earley Way (B3370) passes through the north-western part of the gap, connecting the centre of Earley with the A329. The A329 and the Reading to Staines railway are located some 500 and 700 metres to the north-east of the gap respectively.

7.1.3 The gap abuts the south-eastern edge of the built up area of Earley, the southern edge of the commercial development at Loddon Bridge at the far southern edge of the residential area of Winnersh. A series of fields, designated for ‘Priority Housing’ in the adopted local plan, lie between the eastern boundary of the gap and the existing western residential edge of Winnersh. The small, linear historic settlement of Sindlesham abuts the south-eastern boundary of the gap and the landscaped grounds of Bearwood College lie beyond the village, set amongst a substantially wooded area of elevated land further to the south-east. The gap is some 900-1200 metres wide between Earley and Sindlesham, some 500-1300 metes wide between Earley and Winnersh and some 150 metres wide between Winnersh and Sindlesham.

Geology and Soils

7.1.4 The underlying geology gives rise to alluvial argillic gley soils affected by high water levels and sporadic flooding. The presence of the River Loddon running through the centre of the gap has left a strip of alluvium on both sides of the river-course. To the west and north-east of the river, lies a relatively young river terrace, which was formed as the river migrated across its floodplain with accompanying deposition of a variety of gravels and sands. To the south-

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east of the river, an area of London Clay surrounds a series of older river terraces around Sindlesham.

Topography and Drainage (See figure 5a-01)

7.1.5 The majority of the central part of the gap lies on the flat ground that forms part of the River Loddon’s wide floodplain at a level of approximately 40m AOD. To the north-west of the gap, the land gently rises throughout Earley. To the east and south-east, the land begins to gently rise up towards Winnersh and Sindlesham respectively. The embankments of the elevated M4 form a linear mound running east-west through the southern part of the gap in an otherwise gently sloping landscape. The hydrology of the area is dominated by the meandering River Loddon that flows north-eastwards then northwards through the centre of the gap, with a variety of water bodies and drainage ditches joining it. A large cut-off meander loops around Sindlesham Mill where a number of river islands have been created. The river’s course has been altered around Sindlesham Mill where weirs have been added and it has been canalised in parts to create a sluice-controlled mill race. A variety of rectilinear and sinuous channels drain the surrounding fields in the vicinity of the gap and a number of streams flow into the river from the surrounding area, e.g. from the lake at Moor Copse in Earley, which drains via this stream into the River Loddon in the northern part of the gap.

Vegetation (See figures 5a-2 and 5a-3)

7.1.6 The most significant vegetation within the gap consists of riparian woodland and scrub along the River Loddon and its various tributaries, substantial hedgerows with mature trees along the boundaries of large, irregularly shaped fields as well as various fragmented woodland blocks and copses, which are located mainly in the northern part of the gap. Narrow belts of trees and shrubs line the northern and southern edges of the M4 motorway.

Land Uses (See figures 5a-02 and 5a-03)

7.1.7 The land in the northern and western parts of the gap is predominantly open pasture and meadows with a substantial amount of fragmented woodland blocks and scrub in the northern part of the gap either side of Lower Earley Way. The land in the eastern and southern parts of the gap predominantly consists of arable fields. The M4 motorway, Mill Lane and Lower Earley Way represent the highway land uses within the gap. A network of narrow lanes and tracks lie within the southern part of the gap. Several small farmsteads lie either within the gap or in the rural land further to the south, including Hatch Farm on the western edge of

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Sindlesham. A high voltage powerline passes through the north-western part of the gap, running broadly parallel to Lower Earley Way. A large hotel is located in the central part of the gap, near Sindlesham Mill.

Settlement Form (See figures 5a-02 and 5a-03)

7.1.8 Sindlesham is a small, historic village, which experienced the bulk of its growth in the late 19th century. Many houses in Sindlesham are characterised by red brick with black brick patterning, decorative barge boards, steep roof pitches and occasional stone detailing. The village includes the buildings and grounds of a redundant school on its western edge. The modern, recreational complex associated with the Nirvana Spa and Pulse and Health and Fitness Club has recently been added to this historic settlement. A four-storey hotel and restaurant complex, which includes the converted Sindlesham Mill, lies alongside Mill Lane in the centre of the gap.

7.1.9 The 20th century housing along the outer edges of Earley and Winnersh takes a variety of forms and styles, but these do not have a distinctive character or contribute to a strong sense of place. Earley lies to the north-west of the gap on the rising ground of the river valley and comprises modern, brick detached and semi detached houses orientated around a series of cul- de-sacs and meandering suburban type roads. The modern settlement of Winnersh lies to the north-east of the gap and consists of brick houses built in rectangular plots stretching along the Reading Road (A329) and a number of caravan parks, such as Bearwood Park Mobile Home Park. A new housing estate is currently under construction to the south of Lydiaville Mobile Home Park. The linear street patterns of Winnersh fragment in the south-eastern part of the settlement, where cul-de-sacs, crescents and truncated roads abut the M4 embankment. King Street Lane passes underneath the embankment and the settlement pattern continues into the modern, northern part of Sindlesham.

Public Rights of Way (See figure 5a-03)

7.1.10 One public footpath runs alongside the west bank of the River Loddon, from Loddon Bridge in the north and to Sindlesham Mill in the south. A second public footpath runs eastwards along the southern side of the stream that leads from the lake at Moor Copse to join this first footpath in the northern part of the gap. A third public footpath heads south-eastwards from Hatch Farm and joins Gypsy Lane, a byway open to all traffic, which passes along the north- western edge of Sindlesham and then northwards along part of the south-western boundary of the gap. A fourth public footpath heads north-eastwards from Gypsy Lane to meet the

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southern embankment of the M4, which it follows until it meets Mill Lane, north of Hatch Farm.

Landscape History

7.1.11 Cropmarks, including ring-ditches and Bronze Age finds, indicate that woodland clearance and settlement on the river terrace began during the prehistoric and Romano-British periods. Along the river terraces, large fields with straight boundaries characteristic of Parliamentary enclosure probably date back to the early 19th century. Subsequent intensification of farming has lead to removal of hedgerows and amalgamation of fields.

7.1.12 The cut-off meander loop of the River Loddon, to the east of Sindlesham Mill, is known locally as Devil’s Island, due to local folk law regarding competition for church-goers between Sonning Church and a church built at Sindlesham in 1220. Sindlesham Mill on the banks of the River Loddon was built in the 19th century and its construction altered the course of the river to harness its power for milling grain, which was exported to London. The mill has subsequently been converted and developed as part of a hotel complex. The Reading to Staines railway was opened in 1849 and accelerated the development of this part of Berkshire.

7.1.13 To the south of the gap, Bearwood House with its landscaped grounds and large lake was built in 1864 and the mansion is an example of Victorian architecture in the muscular Jacobean style. The house has been used for educational purposes since 1921 and is currently a private boarding and day school. The opening of the M4 motorway in the early 1970’s represents the most significant recent intervention to the landscape within the gap.

Gap Boundaries (See figures 5a-02 and 5a-03)

7.1.14 From Loddon Bridge in the north of the gap, the boundary follows a section of the Reading Road (A329) and skirts around the southern edge of A329/B3370 roundabout before heading south-west and south-east along field boundary hedgerows. The boundary then continues south-eastwards along the boundaries of some residential properties and through open fields along an alignment that does not follow any physical feature on the ground, but represents the outer edge of an area of land zoned for ‘Priority Housing’ in the adopted local plan. The gap boundary then turns eastwards along the toe of the M4 embankment for some 100 metres. The far eastern part of the gap boundary then crosses the motorway along an arbitrary line, which represents the interface between this gap and the adjacent Wokingham-Winnersh- Barkham Hill-Sindlesham Gap.

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7.1.15 The gap boundary then heads westwards along the southern toe of the M4 embankment for some 100 metres before heading south-westwards along residential property boundaries on the northwestern edge of Sindlesham and alongside a series of buildings within the farmstead of Hatch Farm. The gap boundary then continues south-westwards along residential property boundaries and along Gypsy Lane on the north-western edge of Sindlesham. It then continues north-westwards along Gypsy Lane and along the boundary of a large arable field before re- crossing the M4.

7.1.16 North of the M4, the boundary follows another arbitrary line north-westwards, crossing the River Loddon, a substantial drainage ditch and Lower Earley Way before passing through an open field along an alignment that does not follow any physical feature on the ground, but represents the outer edges of another area of land at Marsh Farm zoned for ‘Priority Housing’ in the adopted local plan. The gap boundary then heads north-eastwards, following the rear boundaries of residential properties along the south-eastern edge of Earley, until it re-joins Loddon Bridge.

Visual Survey (See figures 5a-03 and Photograph Sheets 5a-1 and 5a-2)

7.1.17 Photograph 5a-1, taken from the byway along the north-western edge of Sindlesham, illustrates the gently sloping nature of the land within the gap, the vegetated horizon to the north-east and traffic on the elevated M4 motorway. A residential property on the western edge of Sindlesham may be seen in the right hand side of the photograph. Highly filtered glimpses of housing in the south-eastern parts of Earley may be seen through the trees on the motorway embankment and on the edge of Earley.

7.1.18 Photograph 5a-2, taken from the section of Gypsy Lane heading northwest from Sindlesham, illustrates the open fields that abut the south-western boundary of the gap. The redundant school on the southern edge of Sindlesham may be seen in the left hand side of the photograph. Field boundary hedgerows that enclose views towards Earley may be seen in the right hand side of the photograph.

7.1.19 Photograph 5a-3, taken from an area of recreational open space on the south-eastern edge of Earley, illustrates how views towards Winnersh are enclosed by tree and shrub groups within this open space. Photograph 5a-4, taken from an area of recreational open space on the south- eastern edge of Earley, some 100 metres southwest of Loddon Bridge, illustrates how views towards Sindlesham are enclosed by tree and shrub groups within this open space. Photograph 5a-5, taken from the edge of recently constructed housing on the western edge of

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Winnersh, illustrates how views towards Sindlesham are also enclosed by tree and shrub groups on the motorway embankment and within the settlement area of Sindlesham.

7.1.20 The above photographs illustrate the low levels of intervisibility between Winnersh and Earley and Sindlesham and, with the exception of filtered views from the elevated M4 motorway, the low levels of intravisibility (i.e. the ability to see two or more settlement edges from a single point) within the gap.

Landscape Character

7.1.21 The gap covers two distinct landscape character areas, as identified in the Wokingham District Landscape Character Assessment Report. The western part of the gap forms part of Character Area A2: ‘Loddon River Valley’, whilst the eastern part of the gap forms part of Character Area C1: ‘Arborfield River Terrace’. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

7.1.22 CBA has undertaken a landscape character assessment of the gap and its surrounds and concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report. The character of the gap is described in more detail below.

7.1.23 The flat low-lying land within the gap supports the meandering River Loddon and a series of large, open fields, with many substantial hedgerows as well as a fragmented network of riparian woodland and woodland blocks near the built-up edges of Earley and Winnersh. The character of the landscape is predominantly rural but this is eroded by presence of the M4 motorway, the overhead powerline and to varying degrees by the residential and commercial uses in the adjacent settlements. The distribution of woodland, hedgerows and trees along the River Loddon produces varying degrees of enclosure, but the low-lying nature of the land and the substantial vegetation within the gap, serve to provide a feeling of wooded enclosure and rural countryside for people within the gap. Lower Earley Way, the M4 motorway, a high- voltage powerline and the residential estates of Earley and Winnersh all have an urbanising influence on the rural character of the gap. The Sindlesham Mill, the 19th century houses at Sindlesham and a network of narrow lanes and tracks introduce a relatively strong historic element to the central and southern parts of the gap.

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7.2 Assessment of the Gap/Green Wedge and its Surroundings

Size and Distance

7.2.1 The gap is of moderate size. The central and southern parts of the gap provide significant physical separation between the three settlements and, together with intervening trees and hedgerows, provide a strong sense of visual separation. This physical separation is reduced in the far northern part of the gap, where the north-eastern and north-western boundaries of the gap converge at the northern corner of the gap. Visual separation is still substantially achieved in the far northern part of the gap by the dense tree and shrub planting on the edges of Earley and Winnersh. This physical and/or visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

7.2.2 The gap is a located on the flat, broad floodplain River Loddon. This low, flat land does not contribute significantly to the visual separation of the settlements, which is achieved with the visual enclosure provided by trees and shrubs on the valley floor and by the embankments of the M4 motorway.

Vegetation

7.2.3 Fragmented woodland, substantial hedgerows, riparian woodland and scrub along the River Loddon and the narrow belts of trees and shrubs along the M4 motorway dominate the vegetation within the gap. This vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, visual separation between the settlements and contributes to both the setting of the settlements and the overall perception of countryside within the gap.

Land Uses

7.2.4 Land uses within the gap are dominated by open pasture and meadows, woodland, a hotel and the M4 motorway. The overall perception is one of rural land. The woodland, tree/shrub belts and grassland contribute to the setting of the adjacent settlements, help reinforce the

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separate identities of the settlements and provide visual separation between the settlements, thereby contributing to the purpose and effectiveness of the gap.

Urban Edges

7.2.5 The gap boundaries predominantly follow roads, lanes, field boundary hedgerows, residential property boundaries and the outer edges of farm buildings. These are all readily identifiable features and assist in defining the appropriate boundary for the gap. However, the boundary of the gap does not follow any physical features on the ground in three areas. In two of these cases, the boundary passes through open fields along the outer edges of land zoned for ‘Priority Housing’ in the adopted local plan. These areas of land will be developed in due course and it is considered likely that the boundaries of residential properties and any areas of open space developed within these zones would correspond with the existing gap boundaries upon completion of the development. In the third case, the section of the south-western gap boundary between the M4 motorway and Lower Earley Way appears to adopt an arbitrary alignment across open fields.

Settlement Perceptions

7.2.6 The 20th century housing along the outer edges of Earley and Winnersh includes a variety of forms and styles, but these do not have a distinctive character or contribute to a strong sense of place. Many houses in Sindlesham date back to the late 19th century and are characterised by a rich variety of detailing, which help contribute to a strong sense of place. The distinctive character of this settlement and the dense edges of the other more modern settlements contribute to the effectiveness of the gap by emphasising the contribution that the gap makes to the adjacent countryside and help provide clear and distinct visual and physical breaks between the settlements and the adjacent countryside.

Inter-visibility

7.2.7 It is difficult to perceive one edge of the settlement from any of the others due to the flat low- lying nature of the area, the large amount of trees and shrubs within the gap and the vegetated embankments of the M4 motorway. The very limited intervisibility between the settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land within the gap.

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Intra-visibility

7.2.8 Intravisibility is largely restricted to filtered transient views from the M4 motorway due to the dense riparian woodland along the river, woodland blocks along the edges of Earley and Winnersh and the vegetated embankments of the M4 motorway. The very limited intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and/or open appearance to the land.

Landscape Character

7.2.9 The woodland, meadow and lakes within the gap provide a wooded, rural character to the gap, although the adjacent motorway, industrial and residential estates introduce slight urban fringe and industrial influences on this character. When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else. The rural character of the landscape and the sense of leaving or arriving somewhere else both contribute to the effectiveness of the gap.

7.3 Appropriateness of Gap/Green Wedge and its Boundaries

7.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

7.3.2 All the land within the gap contributes either to the physical or visual separation between the settlements. The combined screening effects of vegetation and landform provide the visual separation between the settlements. Any development on this land would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

7.3.3 The physical separation and the very limited intervisibility and intravisibility between settlements also help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The rural character of the landscape and this sense of leaving or arriving somewhere else both contribute to the effectiveness of the gap.

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7.3.4 The boundaries of the gap are mostly clearly identifiable and logical features, such as roads, lanes, field boundary hedgerows, residential property boundaries and the outer edges of farm buildings. They mostly respect the integrity of existing landscape elements within the gap, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

7.3.5 There are two sections of the gap boundary where the gap follows the outer edges of land zoned for ‘Priority Housing’ in the adopted local plan and these sections of gap boundary do not follow any physical features on the ground. However, these areas of land will be developed in due course and it is considered likely that the boundaries of residential properties or any areas of open space developed within these zones would correspond with the existing gap boundaries upon completion of the development.

7.3.6 There is one additional section of gap boundary that does not follow any physical features on the ground. It is recommended that this section of the gap boundary, between the M4 motorway and Lower Earley Way, be amended as illustrated by Figure 5a-05. The existing gap boundary crosses the M4 motorway, heads westwards along the northern edge of the motorway and then northwards again to meet the River Loddon, where the river is at its shortest distance from the motorway. The amended gap boundary would then leave the existing gap boundary at this point and follow the river upstream to the northwest until the river is aligned parallel to a hedgerow located to the north and is at its shortest distance from this hedgerow. It would then head northwards to join this hedgerow before following it westwards for some 250 metres. It would then head northwards and then eastwards for a short distance to meet the north-western edge of the Lower Earley Way/Meldreth Way roundabout. Thereafter, it would follow a line connecting residential property boundaries on the southern side of Meldreth Way and Lidstone Close. It would then follow the western edge of Paddick Drive before heading eastwards along residential property boundaries and southwards along the edge of playing fields to rejoin the existing gap boundary to the south-west of the sewage pumping station.

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8.0 WOKINGHAM – WINNERSH - BARKHAM HILL – SINDLESHAM GAP /GREEN WEDGE (No.5B)

8.1 Landscape Survey of the Wokingham – Winnersh - Barkham Hill - Sindlesham Gap/Green Wedge

Landscape Context

8.1.1 This gap forms part of a rural area in the central part of Wokingham District and assists in the separation of the settlements of Wokingham, Winnersh, Barkham Hill and Sindlesham. It is irregular in shape and some 278 hectares in size. The gap extends northwards from Barkham Hill, passing alongside the western and north-western edges of Wokingham and the eastern edge of Sindlesham until it meets the M4 motorway and the southern edge of Winnersh. It then heads northeast between Wokingham and the eastern edge of Winnersh until it meets the A329(M) motorway. The part of the gap to the south of Winnersh is some 2400 metres long in an approximate north-south orientation and varies between 200 and 1200 metres in width. The part of the gap to the east of Winnersh is some 1200 metres long and some 200 to 1200 metres wide, although there are pinch points between both Wokingham and Winnersh and Sindlesham and Winnersh, where the gap narrows to some 60 metres in width.

8.1.2 The northern half of the gap largely comprises flat or gently undulating land, which lies mainly between 45m and 65m AOD and supports mostly arable and pastoral fields. It is bounded to the southeast by the built-up edge of Wokingham, to the north-east by the A329(M), to the north and north-west by the built-up edge of Winnersh and to the west by the edge of the small village of Sindlesham. The M4 motorway passes through the northern part of the gap to meet the A329(M) at Junction 10 of the M4. The southern half of the gap comprises relatively high-lying land, which is above 70m AOD and is generally heavily wooded. Bearwood Road and the well-wooded grounds of Bearwood College bound the gap to the west. It is bounded to the east by the built-up edge of Wokingham and to the south by the built-up edge of Barkham Hill.

Geology and Soils

8.1.3 The undulating high ground is dominated by the sandy geology of the Bagshot Formation with localised deposits of river gravel in the core of the woodland to the west of Wokingham. This gives way to London Clay in the northern part of the gap, where the high ground descends to meet a lower and more gently rolling topography.

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8.1.4 Soils follow the underlying geology with sandy Gley Podzols over the Bagshot Formation in the south, giving way to Stagnogley Soils and Argillic Gley soils below 80m AOD in the north. The sandy soils tend to be free draining leaving the higher southern part of the gap generally dry with few streams. The Stagnogley Soils are clayey or loamy soils with impeded drainage, whilst the Argillic Gley soils tend to be loamy with high groundwater.

Topography and Drainage (See figure 5B-01)

8.1.5 There is a plateau of high-lying land above 70m AOD in the central and south-western parts of the gap. This plateau extends westwards towards Gravelpit Hill, some 700 metres beyond the gap’s western boundary. Several small knolls rise up within these parts of the gap, including Fox Hill and Round Hill. There is a pattern of small valleys in the south-eastern part of the gap, which are typically dry and have been formed by water flowing from the higher ground. The land falls to the north to meet a belt of gently sloping to flat land in the northern part of the gap to the west of the A329. This in turn extends north-eastwards to join a belt of gently undulating land in the northern part of the gap to the east of the A329.

8.1.6 There are few watercourses in the southern half of the gap, the most notable one being a small stream, which passes through the south-eastern corner of the gap. There are also several small open water bodies in the wooded areas, possibly formed as a result of past gravel extraction. Emm Brook passes through the north-eastern corner of the gap and there are numerous drainage channels and ditches in the northern part of the gap.

Vegetation (See figures 5B-02 and 5B-03)

8.1.7 The southern half of the gap is dominated by mixed coniferous woodland, although there are a few small areas of remnant heathland. Occasional openings have been cleared in the woodland and many of these are used for pasture. These are concentrated either in the south- western part of the gap near houses or small farmsteads or near Bottel Farm adjacent to the modern estate development at Limmerhill in the settlement of Wokingham, in the south- eastern corner of the gap. Rhododendron bushes line long stretches of Bearwood Road on the western boundary of the gap.

8.1.8 The vegetation in the northern part of the gap comprises predominantly arable and pastoral fields although small belts of woodland extend down from the southern part of the gap to meet the northwestern edge of Wokingham and the grounds of St Catherine’s Church. The fields in the northern part of the gap, to the west of the A329, are typically medium to large in size and

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have few boundary hedgerows or remnant field boundary trees. A well-treed farm-track passes across this part of the gap between the northern edge of Wokingham and the eastern edge of Sindlesham. A line of small-scale, pastoral fields lies between this tree-lined track and the woodland that extends from Church of St Catherine to the north-western edge of Wokingham. The fields in the northern part of the gap, to the east of the A329, are typically small to medium in size and generally have substantial boundary hedgerows. Substantial blocks of tree/shrub planting have been established alongside Junction 10 of the M4 and along adjacent sections of the M4 and A329(M) motorways. However, there are no woodland blocks and relatively few tree/shrub belts or hedgerows along the edges of Wokingham and Winnersh to the east of the A329.

Land Uses (See figures 5B-02 and 5B-03)

8.1.9 The principal land use in the southern part of the gap is woodland, with subsidiary uses being schools, housing and pasture for horse grazing. The settlements of Wokingham, Barkham Hill, Sindlesham and Winnersh lie adjacent to the gap’s boundaries. Folly Court, an old manor house, abuts the far south-eastern corner of the gap and a mixture of pasture and arable fields are located further to the south. The woodland and parkland associated with Bearwood College lie to the west and the college grounds include a large golf-course and an ornamental lake, which is used for watersports. An unclassified road, Bearwood Road, passes alongside the gap’s western boundary. A short section of the B3349 passes alongside the gap’s southern boundary. A small covered reservoir is located next to the southwestern corner of the gap within Barkhill Hill. The land uses in the northern part of the gap are dominated by arable fields, a smaller amount of pasture and the M4 and A329(M) motorways. The Reading to Wokingham railway passes through the northern part of the gap and an overhead powerline passes through the eastern part of the gap in an approximate northwest to southeast alignment.

Settlement Form (See figures 5B-02 and 5B-03)

8.1.10 There are remarkably few built up areas within the gap and development is generally restricted to occasional individual houses. Most of it is located amongst woodland near the southern gap boundary or alongside Bearwood Road. There are several small farms in the southern part of the gap and another one on the eastern edge of Sindlesham.

8.1.11 Bearwood College, a listed late 19th century former mansion, lies some 150 metres to the west of the gap and several associated lodges abut Bearwood Road. Many houses in Sindlesham, and along the eastern side of Bearwood Road, are contemporary with this former

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mansion house and are characterised by red brick with black brick patterning, decorative barge boards, steep roof pitches and occasional stone detailing. The 20th century housing along the outer edges of Wokingham, Barkham Hill and Winnersh takes a variety of forms and styles, but these do not have a distinctive character or contribute as much to a sense of place.

Public Rights of Way (See figure 5B-03)

8.1.12 One ‘byway open to all traffic’ and a short section of public footpath pass along a dirt track through the far southern part of the gap and together connect the northern edge of Barkham Hill with the B3349 to the south and Bearwood Road to the west. Two other public footpaths pass through the woodland within the central and southern parts of the gap, connecting the western edge of Wokingham with Bearwood Road. In the northern part of the gap, a further ‘byway open to all traffic’ passes along the tree-lined track between the northern edge of Wokingham and the south-eastern edge of Sindlesham. Two public footpaths pass southwards from this track to connect with public footpaths within the woodland.

Landscape History

8.1.13 Clearance of the ancient woodland cover probably commenced in medieval times, with much of the area becoming a large open common. A large area of the common was developed into landscaped parkland and mixed coniferous woodland associated with Bearwood College in the 1820s. However, there are a number of fields in the southern part of the gap, which were probably formed at the time of the original encroachment into the woodland. Wokingham was first recorded in 1146 and was granted a market in 1219. The landscape of this part of the district dramatically changed with the gradual expansion of Wokingham, the development of Barkham Hill and the southward expansion of Reading. The railway line between Reading and Wokingham was developed in the mid-nineteenth century and the M4 and A329(M) motorways were developed in the 1970s.

Gap Boundaries (See figures 5B-02 and 5B-03)

8.1.14 The southern gap boundary mostly follows the boundaries of residential properties on the northern edge of Barkham Hill but also extends along the northern edge of the B3349 for a short section. The gap’s boundary then heads along the western and northern edges of Wokingham, mostly following the timber fences and hedgerows along residential property boundaries but also the outer edges of recreational facilities and, in the north-eastern part of

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the gap, Forest Road. The gap’s north-eastern boundary follows the A329(M) motorway, whilst the gap’s north-western boundary initially follows the boundaries of residential properties and the boundary of a caravan park until it meets the M4 motorway. The gap’s boundary then heads westwards along the outer edge of a tree/shrub belt, which lines the northern edge of the motorway, until it meets the northern edge of Sindlesham. The gap’s boundary then heads southwards along the eastern boundaries of housing, a farm and a school until it joins Bearwood Road on the southern tip of the village. The gap’s western boundary then follows this road until it re-joins the northern edge of Barkham Hill.

Visual Survey (See figure 5B-03 and Photograph Sheets 5B-01 and 5B-02)

8.1.15 Public views within the southern part of the gap are from roads, public rights of way and recreational facilities on the eastern edge of Wokingham. Most of the roads and public rights of way are lined by woodland, thereby restricting views to the near distance. Private views in the southern part of the gap also tend to be restricted to the near distance due to the enclosure provided by this woodland. Linear, middle distance views may be obtained along Bearwood Road, with woodland or areas of woodland/heathland framing these views on either side of the road (see Photograph 5B-1). Glimpsed, middle distance views may also be obtained across the pastoral fields in the far south-eastern corner of the gap from the B3349 and from the track that serves the Limmerhill area from the B3349 (see Photograph 5B-2).

8.1.16 Views into the northern part of the gap from Bearwood Road tend to be enclosed by roadside trees and shrubs. Open and glimpsed views of the northern part of the gap to the west of the A329 may be obtained from the public right of way that connects the northern edge of Wokingham with the southern edge of Sindlesham, seen through gaps in the trees and under- storey shrubs alongside the track. These views include both the arable fields to the north of the public right of way and the small-scale pastoral fields to the south. Views southwards towards Wokingham from this public right of way and from the edge of Sindlesham tend to be enclosed by woodland within the central and southern parts of the gap. Views into the gap from the southern edge of Winnersh tend to be enclosed partly by this woodland and partly by the tree/shrub belts on the embankments of the M4 motorway. Open views of the northern part of the gap, to the west of the A329, may be obtained from the housing, farm and school on the eastern edge of Sindlesham and from the housing on the northern and north-western edge of Wokingham. These views typically include woodland to the south and glimpsed views of the housing within Winnersh to the north, seen above the tree/shrub belts on the embankments associated with the M4 motorway.

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8.1.17 Open views of the northern part of the gap, to the east of the A329, may be obtained from the housing and a caravan park on the eastern edge of Winnersh and from the housing on the northern edge of Wokingham (see Photograph 5B-3). Transient views may be obtained of this part of the gap from the M4 and A329(M) motorways, but these views tend to be restricted to filtered views on account of the enclosure provided by the tree/shrub belts on the motorway embankments.

8.1.18 The ability to see from one settlement on the edge of the gap to a settlement on the opposite side of the gap is very restricted. Views between the edge of Wokingham and the edge of Barkham Hill are substantially enclosed by the large expanse of woodland between the two settlements. Views between the two settlements are also difficult to perceive across the fields in the far south-eastern corner of the gap, where the width of the gap narrows to some 300 metres and the intervening vegetation is largely restricted to hedgerows on the edge of the settlements (see Photograph 5B-2). Views between the southern edge of Sindlesham and the northern edge of Barkham Hill are also completely enclosed by this woodland and intervening landform.

8.1.19 Middle distance, open views may be obtained between the eastern edge of Sindlesham and the northern edge of Wokingham. However, views of the built-up settlement edges only occupy a small proportion of these open expansive views. Views between the northern edge of Wokingham and the southern and south-eastern edges of Winnersh tend to be substantially enclosed by the tree/shrub belts on the embankments associated with the M4 motorway (see Photograph 5B-4). However, views open up slightly from an area of elevated land at the far northern tip of Wokingham, where Forest Road enters an industrial area (see Photograph 5B- 5).

8.1.20 Intravisibility (i.e. the ability to see both edges from a single point) is limited over most of the land within the gap by either woodland and/or the vegetated embankments of the motorway. The road between Sindlesham and Barkham Hill is some 1420 metres long and is substantially enclosed by woodland and peripheral blocks of Rhododendron. Views of any one settlement, for drivers using Bearwood Road, only open up when in close proximity to the gap boundary. Transient, glimpsed views may be obtained of Wokingham and Winnersh and also Sindlesham and Winnersh, from viewing points on the M4 motorway. A small amount of intravisibility may also be obtained from Sadler’s Lane, a public right of way between the northern edge of Wokingham and the eastern edge of Sindlesham (see Photograph 5B-6).

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Landscape Character

8.1.21 The land within the gap straddles two landscape character areas as set out in the Wokingham District Landscape Character Assessment. These are Character Area L1: ‘Bearwood Wooded Sand and Gravel Hills’ and Character Area J2: ‘Arborfield Cross and Barkham Settled and Farmed Clay’. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

8.1.22 CBA has undertaken a landscape character assessment of the gap and its surroundings and concur with the findings of the Wokingham District Landscape Character Assessment Report, as many of the key characteristics relate to land in the vicinity of the gap.

8.1.23 The southern part of the gap is largely an enclosed, elevated rural landscape, dominated by coniferous woodland. In spite of its sparse population, it has a settled character with the presence of occasional houses and lodges along Bearwood Road. The woodland, rhododendron and lodges alongside Bearwood Road and the occasional patches of heathland, all contribute to a distinctive character in this southern part of the gap. The woodland tends to accentuate the landform in places, thereby enhancing the feeling of enclosure, particularly in the far southern part of the gap, where pastoral fields lie amongst the woodland. The woodland enclosure, together with the lack of public access into large areas of the gap and the scarcity of roadside signage and lighting, tends to provide a feeling of seclusion. The woodland provides a wooded backdrop to views of both Wokingham and Barkham Hill and the presence of the steeple of St Catherine’s Church set amongst this woodland, contributes to the rural character of the area.

8.1.24 The land in the northern part of the gap generally has an open, arable farmland character, which is slightly influenced by the structures and traffic associated with the M4 and A329(M) motorways. The land to the west of the A329 is flat to gently sloping and this, together with the relatively large field sizes and the general absence of field boundary hedgerows provides it with an open, expansive character. The woodland to the south provides an important contribution to the rural character of this area. There is a transitional character zone between the tree-lined public right of way through this part of the gap and woodland to the south and this is characterised by small-scale, pasture fields with a strong sense of enclosure. The landscape to the east of the A329 is more enclosed than that to the west. It has a distinct urban fringe character in many places as a result of poorly drained fields, poorly maintained

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post and barbed wire fencing, the structures and traffic associated with the motorway junction and the presence of industrial buildings abutting the north-eastern corner of the gap.

8.2 Assessment of the Gap/Green Wedge and its Surroundings

Size and Distance

8.2.1 The distances between the settlements abutting the gap are highly variable. The gap between Wokingham and Barkham Hill is generally some 600 metres wide but narrows to some 300 metres near the eastern tip of Barkham Hill. The relative narrowness of the gap near the eastern tip of this settlement is not critical as the land still provides physical separation and its vegetation cover contributes to the visual separation of the settlements.

8.2.2 The land in the northern part of the gap provides significant physical separation between the settlements abutting the northern half of the gap. Although the effectiveness of the gap is diminished at the two pinch-points near the motorway, the vegetated embankments of the M4 motorway, which passes through these pinch-points, provides some visual separation between the settlements.

8.2.3 This physical and visual separation between the settlements helps protect the setting and separate identity of the settlements and helps prevent physical coalescence between them. It also helps provide a predominantly rural and open appearance to the land.

Topography

8.2.4 The plateau of high-lying land in the south-western part of the gap contributes to the substantial visual and physical separation between Wokingham and Barkham Hill, thereby helping prevent coalescence between the settlements. The stream valley in the south-eastern corner of the gap does not provide any significant visual separation between these settlements edges but this is achieved nevertheless, by trees and shrubs alongside the settlement edges.

8.2.5 In the northern part of the gap, the belt of flat to gently sloping land to the west of the A329 does not contribute significantly to the visual separation of Wokingham and Sindlesham (see Photograph 5B-6). However, minor ridges within the belt of gently undulating land to the east of the A329 do provide some visual separation between Wokingham and Winnersh (see Photograph 5B-3). The embankments alongside the M4 motorway also contribute to the visual separation between these settlements (see Photograph 5B-4).

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Vegetation

8.2.6 The woodland within the southern half of the gap and the fields within the northern part of the gap contribute to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, contributes to the setting of the settlements and contributes to the overall perception of countryside on the edge of the settlements. The distinctive mixed coniferous woodland, small areas of remnant heathland and belts of Rhododendron bushes in the southern part of the gap also help reinforce the separate identities of Wokingham, Barkham Hill and Sindlesham. The woodland within the southern half of the gap also contributes to the substantial visual separation between Wokingham, Sindlesham and Barkham Hill.

Land Use

8.2.7 The principal land use in the southern part of the gap is woodland, with subsidiary uses being schools, housing and pasture for horse grazing. This woodland contributes to the overall perception of the gap forming part of a wider area of countryside. The land uses in the northern part of the gap are dominated by arable fields, a smaller amount of pasture and the M4 and A329(M) motorways. The overall perception is one of agricultural countryside. The woodland in the south of the gap and the fields in the north contribute to the setting of the adjacent settlements, help reinforce the separate identities of the settlements and contribute to the purpose and effectiveness of the gap.

Urban Edges

8.2.8 Sections of the B3349, Bearwood Road, Forest Road and the M4, the rear garden timber fencing and hedgerows of properties along the edges of Wokingham, Barkham Hill, Sindlesham and Winnersh and the boundary of an area of recreational land on the western edge of Wokingham are all readily identifiable boundaries and assist in defining the appropriate boundary for the gap. The enclosure provided by rear garden trees and hedgerows along the settlement edges also helps reduce the urbanising effects of the housing on the countryside within the gap.

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Settlement Perceptions

8.2.9 The 20th century housing along the outer edges of Wokingham, Barkham Hill and Winnersh includes a variety of forms and styles, but these do not have a distinctive character. Many houses in Sindlesham that date back to the late 19th century, are characterised by a rich variety of detailing and have historical associations with Bearwood College, all of which help contribute to a strong sense of place. The distinctive character of this settlement and the dense edges of the other adjacent settlements also contribute to the effectiveness of the gap in that they emphasise the contribution that the gap makes to the adjacent countryside and help provide clear and distinct visual and physical breaks between the settlements and the adjacent countryside.

8.2.10 The settlements tend to have compact edges, resulting in the perception of a fairly abrupt change between the built-up area and the adjacent countryside for people approaching/ entering or leaving the built up area. The perception of leaving the settlement and entering the countryside is much diminished in the northern part of the gap, where the distance between Wokingham and Winnersh is reduced to some 60 metres and the land within the gap is dominated by the bridge and embankments associated with the M4 motorway. The perception of leaving the settlement and entering the countryside is also slightly diminished in the south- eastern corner of the gap, where the distance between Wokingham and Barkham Hill is reduced to some 300 metres and residential properties line the B3349 both within and outside the gap.

Inter-visibility

8.2.11 The gently sloping nature of the land and the scarcity of field boundary hedgerows in the northern part of the gap to the west of the A329, provides opportunities for views between the northern edge of Wokingham and the eastern edge of Sindlesham. These views are partially enclosed by trees and shrubs along some parts of the settlement edges. The ability to see between the edge of Sindlesham and the edge of Winnersh is poor and is largely restricted to the tops of houses seen above trees and shrubs on the motorway embankment. The ability to see between the edge of Wokingham and the edge of Winnersh is also poor, due to the screening effects of these well-vegetated motorway embankments and intervening landform and field hedgerows (see Photograph 5B-4). The very limited intervisibility between Winnersh and the two settlements to the south helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land within the gap.

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8.2.12 It is difficult to obtain any views between the edge of Wokingham and the edge of Barkham Hill on account of the substantial area of woodland between the settlements. This very limited intervisibility again helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land.

Intra-visibility

8.2.13 Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due to the distance between settlements and the screening effect of woodland, landform and field boundary hedgerows. The very limited intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

8.2.14 The land within the gap is rural in character, the southern half of the gap displays an enclosed, sparsely settled woodland character and the northern half of the gap displays a predominantly open, arable farmland character, with the land to the east of the A329 displaying distinct urban fringe characteristics. The contrast between the landscape character of the gap and the adjacent settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

8.3 Appropriateness of Gap/Green Wedge and its Boundaries

8.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

8.3.2 Any built development in the visually open northern parts of the gap would impact on the visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap. Any built development in the relatively enclosed central and southern parts of the gap would potentially impact on the continuity of the woodland and its removal would potentially open up views between settlements.

8.3.3 The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide

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a predominantly rural appearance. The strong contrast between the landscape character of the gap and the adjacent settlements also contributes to the separate identities of the settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

8.3.4 The boundaries of the gap are for the most part robust, clearly identifiable and logical features, such as roads, the boundaries of residential properties and the boundary of an area of recreational land on the western edge of Wokingham. They also respect the integrity of existing landscape elements within the gap, such as the existing woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land. The only section of the gap’s boundary that does not follow clearly any identifiable features on the ground is a section at the far northern tip of the gap. The existing boundary cuts across a field located to the northwest of Bentley Lane Piggeries and to the north-east of Emm Brook (see Figure 5b-05) to meet the M4 the motorway. It is recommended that this part of the gap’s boundary should be amended to follow the northern boundaries of a group of small buildings to the east of the local school and should then head eastwards along Poplar Lane, continuing in a straight line until it meets the M4 motorway. This amended boundary would be clearly identifiable on the ground and would include additional land to the south of Colts Bridge within the gap. This land contributes to the setting of the southeastern part of Winnersh and its inclusion within the gap would potentially enhance the physical and visual separation between Winnersh and Wokingham.

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9.0 WOKINGHAM – BARKHAM HILL - ARBORFIELD GARRISON - ARBORFIELD CROSS – FINCHAMPSTEAD NORTH GAP /GREEN WEDGE (No. 5c)

9.1 Landscape Survey of the Wokingham – Barkham Hill - Arborfield Garrison - Arborfield Cross – Finchampstead North Gap / Green Wedge

Landscape Context

9.1.1 This gap is in a predominantly rural area in the central part of the Wokingham District, located on the south-western edge of Wokingham. It separates the settlements of Wokingham, Barkham Hill, Arborfield Cross and the Arborfield Garrison/School of Electronic and Aeronautical Engineering. It is irregularly shaped and large, being approximately 761 hectares in area. The gap is some 1200-2000 metres wide between Barkham Hill and Arborfield Garrison, some 1700-1800 metres wide between Barkham Hill and Arborfield Cross, some 1100–2800 metres between Finchampstead North and Arborfield Garrison/the School of Electronic and Aeronautical Engineering and 250–1000 metres wide between Wokingham and Barkham Hill. The distance between Barkham Hill and Arborfield Cross is much smaller, being some 100-130 metres wide. The B3349 passes through the northern part of the gap and the B3430 (Nine Mile Ride) passes alongside its southern boundary.

Geology and Soils

9.1.2 London Clay strata are present in the central, north-western and south-western parts of the gap, generally reflecting a gently rolling topography. The underlying geology in the far northern, southern and eastern parts of the gap is dominated by the clayey sands of the Bagshot Beds. There are localised deposits of Head Gravel at Gravelpit Hill, notable for its former quarrying activities.

9.1.3 Soils follow the underlying geology with sandy Gley Podzols over the Bagshot Beds and Stagnogley Soils over London Clay. The Stagnogley Soils tend to be nutrient-poor and require drainage, giving rise locally to some small drainage channels. The sandy Gley Podzols tend to be free draining making these higher areas generally dry with no streams. There are also small areas of Alluvium following the courses of the network of streams associated with the Barkham Brook, which crosses through this area.

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Topography and Drainage (See figures 5c-01 and 5c-03)

9.1.4 Barkham Brook flows through the centre of the gap, following an east to north-west alignment. The brook forms part of a broad valley in the southern and central parts of the gap and a narrower valley in the northern part of the gap. Several other watercourses drain into the brook and these further dissect the land. The land generally comprises gently undulating land at between 50m and 65m AOD but rises in the northern part of the gap. Here, it forms steeper, more rolling slopes. These slopes rise to meet hillspurs that descend from a ridge at some 85m AOD to the east of Gravelpit Hill. A second ridge extends southwest from Arborfield Cross and rises to just over 80m AOD some 1200 metres to the west of the gap. A third ridgeline lies to the south of the gap and this rises to just over 100m AOD some 1500 metres to the southeast of the gap.

Land Uses (See figures 5c-2 and 5c-3)

9.1.5 The principal land uses in the gap are arable and pastoral farming, woodlands and settlements. The gap abuts the western edge of Wokingham, the northern edge of Finchampstead North, the southern and western edges of Barkham Hill and the eastern edges of both Arborfield Garrison and the School of Electronic and Aeronautical Engineering located within the northern part of the garrison. Sports pitches associated with Arborfield Garrison lie within the far southwestern part of the gap. The California Country Park and an area of sports pitches associated with Reading Football Club, occupy the southwestern part of the gap, whilst woodland at The Coombes occupies the far northern part of the gap. A variety of small houses and farmhouses are scattered across the gap, with small groups of housing located near Barkham Church in the centre of the gap, in the area known as Langley Common on the eastern edge of the gap and along the edge of Nine Mile Ride in the far southern part of the gap.

9.1.6 Folly Court, an old manor house, lies in the far north-eastern corner of the gap. The B3349 and a variety of unclassified roads criss-cross the gap whilst Nine Mile Ride abuts part of the southern boundary. Small fishing lakes lie along Barkham Brook. Several other lakes and a caravan park lie in the south-western part of the gap, including Longmoor Lake in the eastern half of the California Country Park. The Sand Martins Golf Course lies in the south-eastern part of the gap and numerous fenced paddocks for ‘horsiculture’ are located near settlements. A medium voltage overhead powerline passes through the gap along a south-west to north- east alignment. Beyond the adjacent settlements, the principal land uses surrounding the gap are arable and pastoral farming and woodlands. The Hogwood Industrial Estate abuts the

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south-western boundary of the gap. A wedge of land, comprising arable fields and playing fields, lies to the east of Blagrove Lane and extends into the built-up area of Wokingham.

Vegetation (See figures 5c-02 and 5c-03)

9.1.7 Key vegetation within the gap comprises tree belts, blocks of woodland, fields and a framework of trimmed and substantial hedgerows, with a good representation of hedgerow trees. Large woodland blocks are located at The Coombes and at the California Country Park. Small woodland blocks are concentrated along the southern edge of the gap, both alongside the edge of Wokingham and within the Sand Martins Golf Course. Significant individual trees are also located alongside Barkham Brook. Many roads within the gap are lined by either trimmed or substantial hedgerows.

Public Rights of Way (See figure 5-03)

9.1.8 A byway open to all traffic follows a dirt track along the northern edge of the gap, linking Arborfield Cross to Gravelpit Hill and passing eastwards along the adjacent ridgeline to the northern edge of Barkham Hill before heading south-eastwards through Barkham Hill and down Doles Lane to meet Blagrove Lane, some 900 metres to the south-east of the settlement. A second byway open to all traffic descends from Gravelpit Hill to meet the B3349. A network of public footpaths and bridleways pass through The Coombes, providing a linkage between the B3349 and the byway along the ridgeline. A series of public footpaths and bridleways also emanate from Barkham Church, connecting this to Barkham Ride and Barkham Street to the southeast and also to Evendon’s Lane, some 700 metres to the north- east. A public footpath also connects Barkham Street with the B3349. A third byway open to all traffic passes southwards from Evendon’s Lane to meet the northern part of Finchampstead North near Sand Martins Golf Course. A short section of public footpath connects the south- eastern edge of Arborfield Cross to the School of Electronic and Aeronautical Engineering. Other public rights of way pass alongside the eastern edge of the Sand Martins Golf Course and along the northern edge of the California Country Park.

Settlement Form (See figures 5c-02 and 5c-03)

9.1.9 The farmhouses and villages within the central part of the gap contain largely traditional buildings, with a wide variety in age, scale, form and style. Modern residential development on the outer edges of Wokingham and Barkham Hill invariably lack the variety in character and form associated with the older settlements and they form an abrupt linear urban edge. The

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buildings within the Arborfield Garrison, the industrial estate and the School of Electronic and Aeronautical Engineering are large-scale elements in a predominantly small scale landscape and form an abrupt linear urban edge. Much of the settlement in the far southern part of the gap is located along the long, linear Nine Mile Ride. This ride has been urbanised with kerbs, lighting, signage and roundabouts, but remains characterised by roadside rhododendron ‘hedges’ and occasional colourful patches of gorse and heather. The buildings along the ride give an impression of linear ribbon development and comprise predominantly low-density two-storey residential and bungalows set in large gardens. The buildings are set back from the road behind walls and fences and the gardens retain mature conifers, particularly Scots Pine.

Gap Boundaries (See figures 5c-02 and 5c-03)

9.1.10 The northern boundary of the gap starts at Arborfield Cross and passes eastwards along a dirt track, which links the village to the northern edge of Barkham Hill. The northern boundary then passes along the western and southern edges of Barkham Hill, following the rear garden boundaries of housing. It then follows a short section of the B3349, before joining the settlement edges of Wokingham to the north and east of Folly Court. The eastern gap boundary then heads south, initially following Blagrove Lane, before continuing along the rear garden boundaries of houses along the western edge of Wokingham. It skirts around the eastern and western boundaries of Sand Martins Golf Course before heading eastwards along the northern edge of housing in the northern part of Finchampstead North. It passes along the outer edge of a small woodland block at Nash Grove before heading southwards to meet Nine Mile Ride, again following the boundaries of residential properties. The southern gap boundary then follows a short section of Park Lane before joining the southern boundary of Arborfield Garrison. The western gap boundary passes through the eastern part of the garrison to meet the eastern and northern boundaries of the School of Electronic and Aeronautical Engineering. It then enters Langley Common, passing alongside a caravan park in the western part of the developed area. The north-western gap boundary then follows a series of field boundary hedgerows, of varying degrees of robustness, before meeting the rear garden boundaries of properties along the southern and eastern edges of Arborfield Cross.

Landscape History

9.1.11 Wokingham was first recorded in 1146, was granted a market in 1219 and developed as an industrial medieval town. Settlement outside Wokingham consisted mainly of dispersed farms and a few rural villages, including the village of Barkham and Arborfield Cross. The farmland was gradually enclosed, with the Parliamentary enclosures providing the

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characteristic regular, straight-edged field patterns, particularly in the areas of former commons.

9.1.12 The first written reference to Barkham is in a Saxon charter dated 952 AD, and the first parish is also recorded in the Domesday survey of 1086. The site of the original village is marked by the position of the present village church and a late Medieval/Post-medieval moat manor at Church Farm. In the seventeenth and eighteenth centuries, the largest farm in the parish was Barkham Farm (subsequently Church Farm, now Church Cottages) adjacent to the parish church. Barkham Farm extended to over several hundred acres, straddling either side of Barkham Street. The church was rebuilt on the site of the medieval church in 1859-1861 as the old fourteenth century (mainly) church was too small and dilapidated for the needs of the parish.

9.1.13 The landscape of this part of the district dramatically changed with the gradual expansion of Wokingham and the development of military uses, including Arborfield Garrison, which now covers a large area of the former farmland.

Visual Survey (See figure 5c-04 and Photograph Sheets 5c-1, 5c-2 and 5c-3)

9.1.14 Public views within the gap are from roads and from public rights of way and many of these routes are lined with either hedgerows, trees or blocks of woodland. Views in the southern part of the gap tend to be restricted to the near distance due to the enclosure provided by the woodland within the California Country Park and by hedgerows and trees lining both Nine Mile Ride and Park Lane. However, linear, middle distance views may be obtained along Nine Mile Ride and more open views may be obtained from Park Lane of the buildings and lawns within Arborfield Garrison (see Photograph 5c-1).

9.1.15 Views across the remaining parts of the gap are generally restricted to near and middle distance views on account of the enclosure provided by the undulating landform and the cumulative screening effects of hedgerows, tree belts and individual trees within the gap (see Photographs 5c-2 to 5c-6). These views tend to be set against a well-treed backdrop, provided by either woodlands within the gap or by trees on the ridges and hillspurs that surround the gap.

9.1.16 The wooded slopes within The Coombes, west of Barkham Hill, provide an elevated wooded backdrop to many near and middle distance views from viewing points to the north of the California Country Park and contribute to the setting for the western part of Barkham Hill.

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The water tower and large scale buildings within the School of Electronic and Aeronautical Engineering, which lie on the southern slopes of the Barkham Valley, tend to dominate views from roads and public rights of way to the east of Barkham. The residential settlement of Barkham Hill lies on a hillspur on the northern slopes of the valley and is a prominent component of views to the north and east of Barkham (see Photograph 5c-6). Views looking north-eastwards towards Wokingham from the central parts of the gap are substantially enclosed by intervening hedgerows and trees (see Photograph 5c-3). Views looking eastwards and north-eastwards towards Wokingham from the eastern parts of the gap also tend to be enclosed by intervening hedgerows and trees (see Photograph 5c-5). Views looking westwards towards Arborfield Garrison/the School of Electronic and Aeronautical Engineering from the central parts of the gap also tend to be enclosed by intervening trees and substantial hedgerows (see Photograph 5c-4).

9.1.17 Views in the vicinity of the Sand Martins Golf Course tend to be enclosed by trees and landform to the north and by housing to the east, west and south. Open views of the golf course may be obtained from the public footpath alongside its eastern boundary. Open views of the golf course and of the open land to the southeast of the golf course may be obtained from a short section of the B3016 (see Photograph 5c-7).

9.1.18 It is difficult to perceive any settlement on the edge of the gap from another settlement on the edge of the gap. However, there is greater intervisibility in the far north-western part of the gap, where buildings within both Arborfield Cross and the School of Electronic and Aeronautical Engineering may be seen from sections of the public footpath to the southeast of Arborfield Cross.

9.1.19 Intervisibility within the gap is greatly restricted due to the enclosure provided by landform and vegetation. It is difficult to perceive views between buildings on the southwestern edge of Barkham Hill and the northeastern edge of Arborfield Garrison. There is intervisibility between Arborfield Cross and buildings on the northern edge of Langley Common Road and within Arborfield Garrison/the School of Electronic and Aeronautical Engineering. There is no intervisibility between Arborfield Cross and Barkham Hill due to the enclosure provided by the hill slopes that descend from Gravelpit Hill, the woodland on these slopes and the well- tree’d hedgerows between the settlements. There is clear intervisibility between Wokingham and Finchampstead North across the Saint Martins Golf Course. Glimpsed views may, however, be obtained between the part of Finchampstead North to the northeast of the California Country Park and the part of the Arborfield Garrison at the Park Lane/Biggs Lane junction, to the north of the country park. Views from the public footpath on the northern

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edge of the California Country Park, at its junction with the built-up area of Finchampstead North, are of arable fields in the near and middle distance with the buildings of High Barn Farm and adjacent fields seen against the horizon. Any development within the far eastern part of Arborfield Garrison would also be seen against the horizon in these views.

9.1.20 Intravisibility (i.e. the ability to see both edges from a single point) is limited over most of the land within the gap. Glimpsed views may be obtained from some sections of Doles Lane of both the settlement at Barkham Hill and land within the built up area of Wokingham to the east of Blagrove Lane. The ability to see the edges of both the Barkham Hill and Arborfield Cross settlements from a single point is not available on account of the cumulative effects of the enclosure provided by woodland at The Coombes and by the hillspurs coming down off the Gravelpit Hill to Barkham Hill ridgeline. Views of Arborfield Cross and Arborfield Garrison may be obtained together from various points along the public footpath that connects the two settlements.

Landscape Character

9.1.21 The land within the gap largely forms part of Character Area J2: ‘Arborfield Cross and Barkham Settled and Farmed Clay’, as identified in Wokingham District Landscape Character Assessment Report.

9.1.22 However, the land within the northern part of the gap, to the east of Barkham Hill, forms part of Character Area L1: ‘Bearwood Wooded Sands and Gravel Hills’ and the land within the southern part of the gap, occupied by the California Country Park, forms part of Character Area M1: ‘Finchampstead Forested and Settled Sands’.

9.1.23 CBA has undertaken a landscape character assessment of the gap and its surrounds and this assessment concurs with the findings of the Wokingham District Landscape Character Assessment.

9.1.24 Most of the gap comprises low, flat to gently undulating landform but with undulating high ground in the north. The principal land uses in the central parts are settlement and agriculture. Fields are in both arable and pastoral use. They are generally large with numerous gappy hedgerows and many sections have been replaced by fences. Hedgerow trees help provide a rural, wooded feel to the landscape.

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9.1.25 Settlement comprises the modern detached and semi-detached houses in the suburbs of Wokingham, the modern large-scale buildings at Arborfield Garrison and a medieval pattern of farmsteads and villages, which have a traditional character and use vernacular materials such as timber framing and clay tiles. The buildings at Arborfield Garrison have a distinctive institutional style and are set within security fencing and housing estates.

9.1.26 The northern part of the gap is heavily wooded and very sparsely populated with few roads or rights of way. There is a long, highly distinctive Rhododendron Drive along Bearwood Road and the historic influence of Bearwood College is seen in the uniform style and materials of the roadside lodges. The coombe woodland valleys, to the southeast of Gravelpit Hill, have an intricate landform, with deciduous woodland on the high ground and sheep pastures on the lower slopes.

9.1.27 The southern part of the gap is densely wooded with large areas of forestry plantations, including Scots Pine. There is a linear pattern of detached houses within a retained woodland setting along the long, straight roads that pass through this part of the gap.

9.2 Assessment of the Gap / Green Wedge and its Surroundings

Size and Distance

9.2.1 The size and dimensions of the gap are such that it provides significant physical separation between Barkham Hill and Arborfield Garrison, between Barkham Hill and Arborfield Cross, between Wokingham and Arborfield Garrison/the School of Electronic and Aeronautical Engineering, and between Wokingham and Barkham Hill. This physical separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and or open appearance to the land, and helps prevent physical coalescence between the settlements.

9.2.2 The physical separation between Arborfield Cross and Arborfield Garrison/the School of Electronic and Aeronautical Engineering is much smaller, being some 100-130 metres wide. The size and distance of this relatively small gap is not critical as the land contributes to other factors/criteria, which determine the effectiveness and appropriateness of the gap.

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Topography

9.2.3 The hill spurs that descend into the gap from the ridgeline to the east of Gravelpit Hill provide visual and physical separation between Barkham Hill and Arborfield Cross. Elsewhere within the gap, the predominant topography is gently undulating and this contributes to the effectiveness of the gap in that views of the settlements on either side of the gap tend to be more effectively enclosed, with the assistance of intervening vegetation, in a gently undulating landscape compared to, say, a steeply sloping landscape.

Land Use and Vegetation

9.2.4 The principal land uses and associated vegetation within the gap contrast greatly with the large settlements at Wokingham and Barkham Hill, which are large in scale and have predominantly linear built edges. They also contrast greatly with the large-scale institutional and industrial buildings at Arborfield Garrison, the School of Electronic and Aeronautical Engineering and the Hogwood Industrial Estate. The contrast between the land uses in the gap and the adjacent areas of settlement is slightly diminished in the far eastern part of gap, where the residential buildings along the northern edge of Langley Common within the gap are continuous with similar buildings on the northern edge of the road outside the gap. However, other building types (e.g. in a caravan park) are also present to the north of the road outside the gap, and these contribute to the overall contrast in land uses within and outside the gap.

9.2.5 The low-density residential buildings between the California Country Park and Nine Mile Ride are continuous with other residential buildings further to the east along this road but give the impression of being part of a settled woodland. They represent a cluster of residential development in this southern part of the gap and the overall perception is that these buildings, together with the woodland and open spaces within the California Country Park, form part of a rural land use. The sports pitches in the far south-western part of the gap, between the California Country Park and the built-up part of the Arborfield Garrison, are not out of context with the rural land uses within the gap.

9.2.6 The land uses and vegetation within the gap contribute to the purpose and effectiveness of the gap in that they provide visual contrast with the adjacent settlements and help reinforce the separate identify of the adjacent settlements.

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Urban Edges

9.2.7 The residential areas on the outer edges of Wokingham and Barkham Hill are relatively large in scale and Arborfield Cross is of moderate scale. They all have abrupt linear edges and invariably lack the variety in character and form associated with the older settlements in the gap. The buildings within the Arborfield Garrison, the industrial estate and the School of Electronic and Aeronautical Engineering are large-scale elements in a predominantly small scale landscape and also form an abrupt linear urban edge.

9.2.8 The urban edges tend to have a strong form and identity, thereby contributing to the identity of the settlements. They contribute to the effectiveness of the gap in that they contrast with the pattern of roads, houses and settlements within the gap and help provide clear and distinct visual and physical breaks between these settlements outside the gap.

Settlement Perceptions

9.2.9 There is a strong sense of entering and leaving most of the settlements adjacent to the gap due to the strong contrast in land uses and landscape character and due to the abruptness of the change.

9.2.10 There are two points of entry across the south-eastern boundary of the gap – the first along the B3016 and the second along the Barkham Street. The first entry point along the B3016 provides an abrupt transition from built development on both sides of the road to open space on both sides of the road and back to built development again over a 220 metre length of road. The entry northwards along Barkham Street is associated with an abrupt transition from residential development on both sides of the road to woodland on both sides of the road.

9.2.11 One of two entry/exit points across the western gap boundary is along Biggs Lane, between Arborfield Garrison and the School of Electronic and Aeronautical Engineering. This entry/exit point is more transitional as there is one building close to the gap boundary and within the gap that is of a similar scale and usage to the buildings outside the gap. However, the perception of entering/leaving the gap is still reasonably strong due to the visual contrast between the density of buildings on either side of the gap boundary and the presence of sports pitches within this part of the gap.

9.2.12 The second entry/exit point across the western gap boundary is along Langley Common Road where there is an overall contrast in land uses within and outside the gap and this is reinforced

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by the abrupt transition in land use and landscape character between the School of Electronic and Aeronautical Engineering and the fields to the east of the school.

9.2.13 The entry/exit point across the north-western gap boundary is along School Road, which heads eastwards from Arborfield Cross. There is a strong sense of leaving the settlement due to the strong contrast in land uses and the abruptness of the change, with a school marking the outer limit of the settlement.

9.2.14 The entry/exit points across the northern gap boundary are along Barkham Road, which crosses the western and eastern edges of Barkham Hill, and also along Evendon’s Lane, which crosses the southern edge of Barkham Hill. There is an abrupt transition between the urban and rural areas on both sides of the road when entering or leaving the gap along these roads.

9.2.15 There are two vehicular entry/exits points across the eastern gap boundary, the first being along Barkham Road. Views of the parkland around Folly Court may be obtained by vehicle users once they reach the boundaries of this property and there is a fairly abrupt change in the character and extent of views available on either side of the eastern gap boundary. The second entry/exit point across the eastern gap boundary is along Evendon’s Lane and there is an abrupt transition here between the urban and rural areas on both sides of the road when entering or leaving the gap along this road.

9.2.16 The strong sense of entering and leaving most of the settlements on either side of the gap and this contributes to the distinctive identities of the settlements and the effectiveness of the gap.

Inter-visibility

9.2.17 There is some intervisibility in the southern part of the gap between Finchampstead North and Arborfield Garrison and also in the eastern part of the gap between Arborfield Cross and Arborfield Garrison. However, elsewhere it is difficult to perceive any settlement on the edge of the gap from another settlement on the opposite edge of the gap. The very limited intervisibility between settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and or open appearance to the land.

Intra-visibility

9.2.18 Intravisibility (i.e. the ability to see both edges from a single point) is very limited over most of the land within the gap. However, intravisibility between Barkham Hill and Wokingham

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may be obtained in glimpsed views from some sections of Doles Lane in the eastern part of the gap. Intravisibility between Arborfield Cross and Arborfield Garrison may also be obtained from the public footpath between the two settlements. The very limited intravisibility between most of the settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

9.2.19 The overall strong contrast between the landscape character of the gap and of the land associated with the adjacent settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving to somewhere else.

9.3 Appropriateness of the Gap /Green Wedge and its Boundaries

9.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements, it helps maintain the separate identity of the settlements, it contributes to the character and setting of the settlements and, as such, meets the criteria for retaining the gap designation.

9.3.2 The topography, physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural and or open appearance to the land. The strong contrast between the landscape character of the gap and of the land associated with the adjacent settlements also contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else. The generally linear and abrupt nature of the settlement edges abutting the gap also contribute to the separate identify of the settlements.

9.3.3 The boundaries of the gap are generally robust, clearly identifiable and logical features on the ground (rear garden boundaries of houses, woodland blocks, highways and byways open to all traffic, and the boundaries of institutional and industrial properties such as Hogwood Industrial Estate, the Arborfield Garrison and the School of Electronic and Aeronautical Engineering).

9.3.4 The woodland that extends eastwards from Finchampstead North to the edge of Arborfield Garrison at the Park Lane/Biggs Lane junction contributes to the visual separation between the

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garrison buildings and Finchampstead North. Interspersed amongst this woodland are numerous houses and gardens, and several fields of pasture. It is recommended that all the land between Finchampstead North and Park Lane be retained as part of the gap. It is also recommended that the land to the west of Park Lane, comprising playing fields within the grounds of Arborfield Garrison, be removed from the gap. This land does not contribute to the visual separation between buildings in Arborfield Garrison and housing on the edge of Finchampstead North and its land use relates to the garrison rather than adjacent land retained within the gap. Figure 5c-05 illustrates the recommended amendment to the gap boundary at this location.

9.3.5 There is a group of small fields between Aborfield Cross and the housing on the northern edge of Langley Common Road, which abuts Arborfield Garrison/the School of Electronic and Aeronautical Engineering. These fields provide visual and physical separation between Arborfield Cross and Arborfield Garrison/the School of Electronic and Aeronautical Engineering and it is recommended that the gap/green wedge boundary be amended at this location to include this land within the gap, as illustrated by Figure 5c-05. It is also recommended that the group of arable fields and playing fields to the east of Blagrove Lane should be included as part of the gap/green wedge as this land provides an area of open land that penetrates and is partly enclosed by the settlement.

9.3.6 The combined screening effects of vegetation and landform in other parts of the gap provide visual separation between the settlements and it is recommended that all other sections of gap boundary should remain unchanged. There are areas of open, relatively high-lying land adjacent to the southern edge of Barkham Hill, the north-eastern edge of the School of Electronic and Aeronautical Engineering and the northern edges of Finchampstead North. Any built development on these areas of land, in particular, would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

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10.0 GREEN PARK - WORTON GRANGE - THREE MILE CROSS GAP/GREEN WEDGE (No.6)

10.1 Landscape Survey of Green Park - Worton Grange - Three Mile Cross Gap/Green Wedge

Landscape Context

10.1.1 The gap sits to the north west of the Wokingham District. It is roughly triangular in shape and approximately 146 hectares in area. At its longest side, running north - south, the gap is some 2000 metres in length while at its shortest, on the eastern boundary, it is 500 metres. At the widest point, running east to west the gap is approximately 1200 metres, gradually narrowing to its north western and southwestern corners.

10.1.2 The gap is located in a predominantly rural area abutting the southern edge of the M4 and the western edge of the A33 trunk road. Green Park Business Park and the Worton Grange Industrial Estate, including a brewery, wind turbine, retail park and hotel, lie some 35 metres to the north of the gap on the opposite side of the motorway and extend into the southern part of Reading. Some 500 metres to the north east of the gap is Whitley, a large, sub-urban settlement in the southern part of Reading. Two small lakes, created from former mineral workings, lie adjacent to the northern corner of the gap. These form part of a series of lakes, which extend some 6500 metres further to the west, straddling both sides of the M4. The small, linear settlement of Three Mile Cross lies some 200 metres to the east of the gap, just beyond the A33, and the larger settlement of Spencers Wood lies some 1000 metres to the south-east.

10.1.3 Open countryside lies to the south and west of the gap, including scattered houses, farms and small settlements. These settlements include the hamlet of Grazeley, some 550 metres to the south and the settlements of Burghfield and Burghfield Common some 3200 to 4000 metres to the west respectively. The Reading to Basingstoke railway line also lies some 1000 metres to the west.

Geology and Soils

10.1.4 The geology of the gap is dominated by London clay with alluvial drift deposits arising from its proximity to the River Kennet and its tributaries. Soils are predominantly clay and are

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affected by high groundwater levels. They have a slow permeable character, which gives the landscape its pastoral quality.

Topography and Drainage (See figures 6-01 and 6-03)

10.1.5 The gap occupies the shallow, eastern side of a valley, which is centred on Foudry Brook. This watercourse is narrow and meandering as it flows northwards along the western boundary of the gap. It drains into the River Kennet/The Kennet and Avon Canal some 1800 metres to the north. There are numerous drainage ditches and a scattering of field ponds within the gap on account of the local waterlogged clayey soils.

10.1.6 The land in the vicinity of the gap is predominantly low lying. It forms west-facing, gently sloping land between 40 and 45m AOD. The land has shallow gradients, sloping down to the north at gradients of between 1:250 and 1:500 and sloping down to the northwest at a gradient of some 1:200. To the north-east of the gap, beyond the M4, the land rises gently eastwards before rising steeply to 80m AOD at Nores Hill, some 1300 metres to the north-east. Some 1000 metres to the east and south east of the gap eastern boundary lies a prominent clay ridge at Spencers Wood, which rises up to 65-70 metes AOD and extends eastwards towards Shinfield and beyond. To the west, the land rises up to some 90 metres AOD to form a prominent ridgeline at Burghfield Common some 3600 metres west of the gap.

Land Uses (See figures 6-02 and 6-03)

10.1.7 The principal land uses in the gap are farming, individual houses and small settlements. The farming is both arable and pastoral, with pastoral sheep grazing being a particular feature. The gap has areas of sporadic built development within its boundaries, the largest being at Great Lea Common in the eastern part of the gap, abutting the southern edge of the M4. They comprise a line of roadside properties, a small chalet style complex and mobile home parks.

10.1.8 Mereoak Lane passes alongside the eastern boundary of the gap, entering the gap for only a short distance in its far southern corner. A second vehicular route passes through the northern part of the gap, linking Mereoak Lane with Kybes Lane, which abuts the western boundary of the gap and heads northwards over the M4. This second route comprises Great Lea Lane and a section of Hartley Court Road. Large farmsteads and small individual dwellings are also scattered across the gap, typically abutting these roads. A number of private farm tracks also run through the area.

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10.1.9 The land uses abutting the gap vary from industry to the north, the dense settlement of Whitley Wood to the northeast and the smaller settlement of Three Mile Cross and Spencers Wood to the east. Small farms and pastoral fields surround these smaller settlements. The land uses to the south and west are predominantly open farmland with scattered farmsteads and tracks. Hartley Court, a Grade II listed building, and its associated parkland is located in the northern part of the gap.

Vegetation (See figures 6-02 and 6-03)

10.1.10 There are small blocks of both deciduous and coniferous woodland scattered across the gap and linear tree/shrub belts alongside the northern and southern sides of the M4, the eastern edge of the A33 and some farm tracks and field boundaries. A mixture of both trimmed and substantial untrimmed hedgerows enclose fields in the northern, eastern and southern parts of the gap and there is a moderate representation of mature hedgerow trees. Lines of individual oak trees in the central and western parts of the gap mark the extent of former field boundaries, where hedgerows have been removed. The Foudry Brook along the western boundary of the gap is well lined with mature, overhanging trees.

Public Rights of Way (See figure 6-03)

10.1.11 There are no public rights of way within the gap. However, a public footpath passes some 300 metres beyond the western boundary of the gap. This footpath commences at Grazeley and heads northwards, roughly parallel to Foudry Brook, before meeting a second public footpath, which heads westwards towards Burghfield Common and eastwards to meet Kybes Lane on the western boundary of the gap. Other public rights of way lie to the north of the M4 and to the east of the A33.

Settlement Form (See figures 6-02 and 6-03)

10.1.12 The southern edge of the urban area to the north of the M4 is defined partly by the large scale buildings within Green Park / Worton Grange and partly by the small scale residential buildings within Whitley Wood. The office and industrial buildings within Green Park / Worton Grange are generally of concrete, metal and glass. The wind turbine and a tall chimney are prominent elements of the estate. Sections of semi-mature tree belts are located between these buildings and the motorway. In some places, these tree belts extend northwards into the estate.

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10.1.13 The extensive settlement of Whitley Wood, predominantly comprises terraced and semi- detached houses of red brick with clay roof tiles. The southern edge of Whitley Wood is formed by an irregular, linear edge of garden boundaries, which back onto an irregularly shaped amenity space. Dense belts of trees are located between this amenity space and the northern edge of the M4.

10.1.14 Three Mile Cross, to the east of the gap, is a small, linear settlement centred on a church, pub and cross roads. The buildings within the village form a straight and regular edge to the settlement, adopting a broadly V-shaped configuration. The settlement comprises predominantly terrace and semi detached brick houses and is enclosed by the wooded ridge at Spencers Wood further to the east. The small, linear hamlet of Grazeley is centred on Bloomfield Hatch Lane, with a linear arrangement of housing on both sides of the lane.

Gap Boundaries (See figures 6-02 and 6-03)

10.1.15 The northern boundary of the gap starts at the Kybes Lane bridge over the motorway and heads eastwards initially following the highway boundary associated with the southern edge of the M4 motorway. Upon reaching the district boundary of Wokingham, it follows the district boundary southwards. This section of the joint boundary does not follow any identifiable feature on the ground. The joint boundaries then follow the rear boundaries of properties along the northern edge of Hartley Court Road and then southwards again until they meet the western edge of the A33. At this point, the gap boundary departs from the district boundary and continues along the western edge of the A33 until it meets the Mereoak Lane/A33 junction. Thereafter, it heads southwest and broadly follows the alignment of Mereoak Lane until it meets Gravelly Bridge at the southern tip of the gap. The gap boundary then heads north to northwest following the alignment of Foudry Brook. The brook veers to the north-east at the junction of Kybes Lane and Pingewood Road South and at this point the gap boundary continues north-westwards to join up again with the M4 motorway at the Kybes Lane overbridge.

Landscape History

10.1.16 This area may have been exploited for agriculture from very early times, with clearance, cultivation and settlement probably focussed on the Foudry Brook. There is a record of a settlement at Hartley in the Domesday Book, but the pattern of medieval and post-medieval settlement is characterised primarily by the dispersed pattern of farmsteads and the absence of villages. The small agricultural hamlet at Grazeley was developed in the late 19th century.

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Remnant parkland is still present at the 19th century Hartley Court. It is likely that there was some early enclosure of the former open fields and commons but the field pattern has since changed dramatically in some places with late 20th century amalgamation of fields. The pattern of small lanes linking the farmsteads has been overlain by larger and more recent communication routes such as the Reading to Basingstoke railway, the M4 and the A33.

Visual Survey (See figure 6-04 and Photograph Sheets 6-1 and 6-2)

10.1.17 The trees alongside Foudry Brook substantially enclose views towards the gap from the public footpath, which passes some 300 metres to the west of the gap (see Photograph 6-1). Intervening trees and hedgerows further enclose these views. The hedgerow along most of the western edge of Mereoak Lane serves to substantially enclose views into the gap from this lane. Views within the gap are generally limited to the near and medium distance due to the flat nature of the land and the cumulative effects of hedgerows, tree belts and individual trees within the gap.

10.1.18 Public views within the gap are from roads, which are typically lined with trimmed hedgerows or occasional post and wire fences. Views over these hedgerows are typically of fields in the foreground with substantial hedgerows or tree belts enclosing the view in the middle distance (see Photographs 6-2 and 6-3). Individual houses, farmhouses and settlements within the gap may also be glimpsed in these middle distance views. Filtered views of industrial and office buildings in the southern part of Green Park / Worton Grange may be obtained from viewpoints in the northern part of the gap. Occasional long views may be obtained across the gap to the wooded horizon at Nores Hill in the middle distance (see Photograph 6-2). Views across the gap may also be obtained from the Kybes Lane overbridge (see Photograph 6-4).

10.1.19 The ability to view one edge of the gap from another is also very limited, due to the gently sloping nature of the ground, the enclosure provided by intervening vegetation and the absence of public rights of way. However, glimpsed views of the buildings within Green Park / Worton Grange may be obtained from the south-eastern boundary of the gap (see Photograph 6-5). There is greater intervisibility in the far eastern part of the gap in the vicinity of Great Lea Lane. Here, it is possible to view both the northern and southern edges of the gap to the east of this lane (Photograph 6-2).

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Landscape Character

10.1.20 The land in the vicinity of the gap forms part of Character Area I3: ‘Grazeley Farmed Clay Lowland’, as identified in Wokingham District Landscape Character Assessment Report. The key characteristics of this character area, as set out in the character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

10.1.21 CBA has undertaken a landscape character assessment of the gap and its surroundings, and the results of this generally concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment.

10.1.22 To the north of the M4 and to the west of Green Park is an urban fringe landscape. It is strongly influenced by the commercial buildings in Green Park, by a series of lakes used for watersports and by the M4 motorway. It includes a sewage works and a waterworks and has a slightly despoiled character, with fly-tipping and occasional storage yards.

10.1.23 The farmhouses, individual dwellings, fields, woodlands, hedgerows and the well-treed meandering Foudry Brook all impart a settled, low-lying, open rural character to most of the gap. The fields in the central and western parts of the gap have an open character, whilst the fields in the remaining parts of the gap are enclosed to varying degrees by hedgerows and associated trees. The landscape character of the far northern part of the gap, to the north of Hartley Court Road is strongly influenced by the M4 motorway, by the office and industrial buildings on the northern side of the M4 and, to a lesser degree, by Hartley Court and the robust hedgerow enclosure to its parkland.

10.1.24 The landscape character of the far eastern part of the gap, to the east of Great Lea Lane, is determined by the presence of the A33, the elevated Junction 11 of the M4 motorway, the linear arrangement of properties along the northern edge of Hartley Court Road and the mobile home complex of housing next to the A33. This complex is well enclosed by peripheral hedgerows screening and is not an intrusive element in the local landscape. The character of the landscape to the east of Mereoak Lane is strongly influenced by the A33 and its heavy traffic flows.

10.1.25 Three Mile Cross, to the east of the A33, is a small village with compact housing, which is aligned along the roads that pass through the village. The fields between the village and the

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A33 form part of an urban fringe landscape. The village is enclosed to the west by the tree belt alongside the A33 and to the south by the rising ground of the Spencers Wood ridgeline.

10.1.26 The land in the immediate vicinity of Foudry Brook has a riparian character, resulting from the meandering nature of this brook and the presence of willow trees. The house and parkland associated with Hartley Court, although largely enclosed by peripheral trees and hedgerows, has its own distinctive character.

10.2 Assessment of Green Park - Worton Grange - Three Mile Cross Gap/Green Wedge and Surroundings

Size and Distance

10.2.1 The size and dimensions of the gap are such that it provides significant physical separation between the built-up areas of Green Park / Worton Grange and the built up areas of Spencers Wood. This physical separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and/or open appearance to the land, and helps prevent physical coalescence between the settlements.

Topography

10.2.2 The shallow gradients of the land in the vicinity of the gap contribute to the effectiveness of the gap in that views of the settlements on either side of the gap tend to be more effectively enclosed by intervening vegetation in a relatively flat landscape compared to a steeply sloping landscape.

Land Use and Vegetation

10.2.3 The principal land uses in the gap are farming, individual houses and small scale settlements. These contrast greatly with the land uses to the north of the gap, which principally comprise large scale industrial and office developments. This contrast in land use is accentuated by the broadly linear urban edge, the presence of the M4 and the tree belts on either side of the motorway.

10.2.4 The land uses within the gap also contrast with some of those to the east of the gap. Although the land on the eastern edge of the gap is used for agriculture, the A33 and the densely developed village settlement of Three Mile Cross lies some 100 to 150 metres to the east of

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the gap. Again, the contrast in land use is accentuated by the presence of the A33 and the tree belt between the road and the settlement. The contrast between the land uses in the gap and the adjacent areas of settlement is slightly diminished at Great Lea Common in the far eastern part of the gap, where there are two small groups of buildings. These lie some 150 metres from built development to the east of the gap and some 250 metres from built development to the north of the gap, although they are separated from this adjacent development by roads and tree belts or tree groups. The land uses within the gap contribute to the effectiveness of the gap in that they provide visual contrast with the adjacent settlements and help reinforce the separate identity of these settlements.

Urban Edges

10.2.5 To the north of the motorway, the built edges of Green Park extend opposite most of the northern edge of the gap. It comprises large-scale industrial and office buildings, which contrast to the small-scale residential buildings within the gap. It adopts a broadly linear configuration and the linearity of the urban edge is emphasised by the alignment of the motorway at a broadly similar distance from the buildings and the linearity of the intervening tree belts. The cumulative mass of these buildings is off-set by these dense, linear tree belts. The built edge is largely continuous, being broken in only a few places with protrusions of the tree belts into the business park and industrial estate. The motorway is perceived as forming part of the urban edge.

10.2.6 Three Mile Cross, to the east of the gap, extends for more than half the eastern gap boundary. The existing linear residential settlement extends up to the edge of the A33 in two places. It is much larger in extent than the two settlements in the gap. The broadly V-shaped configuration of the existing village is emphasised by the presence of a group of small-scale fields between the northern and southern parts of the village. The village is perceived as having a linear edge, emphasised by the alignment of the A33 and the linearity of the tree belt along the eastern side of the road. The A33 is perceived as forming part of the urban edge.

10.2.7 The urban edges to the north and east of the gap contribute to the effectiveness of the gap in that they contrast with the pattern of roads, houses and groups of buildings within the gap and help provide clear and distinct visual and physical breaks between the urban areas. Any breaching of the gap boundaries would lead to an obvious encroachment of urban development into the countryside of the gap.

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Settlement Perceptions

10.2.8 There is a strong sense of entering and leaving the urban and urban fringe areas to the north of the gap due to the strong differences in land uses and landscape character to the north and south of the motorway. The urban edge has a strong form and identity, which contributes to the identity of the settlement.

10.2.9 The gap may be entered from the north via Kybes Lane, which passes over the M4 and heads southwards along the western boundary of the gap. Road users may then enter the gap via Hartley Court Road, which crosses the northern part of the gap. The lane has embankments on either side as it descends down from the motorway over-bridge. There is a small block of immature trees next to the embankments on the eastern edge of the lane. Views of the rural landscape become available once road users are past these trees. The distinct change in character between the landscape to the north and to the south of the M4 may be perceived at this point.

10.2.10 The gap may be approached from the northeast via the A33, which passes over the M4 and heads southwards along the eastern boundary of the gap. The land within the gap is not readily perceived from this section of the A33, nor from Mereoak Lane at its junction with the A33. There are dense hedgerows at the road junction and views of the gap only open up some 100 metres along the lane. Views from Mereoak Lane tend to be enclosed by substantial hedgerows along the western side of the lane. The character of the northern half of the lane is strongly influenced by the presence of the A33 but this influence declines as the lane veers more towards the southwest. Users of Mereoak Lane enter the gap some 400 metres to the northeast of Grazeley Bridge, where the gap boundary switches from the western to the eastern side of the lane. There is no notable landscape feature or change in character at this point of entry/departure into/out of the gap.

10.2.11 The gap may be entered from the east via Great Lea Lane, which connects with Mereoak Lane. Views at this junction tend to open up beyond the substantial hedgerows that line the western side of the lane. The land to the west of Great Lea Lane has a settled, low-lying, open rural character, whilst the land to the east of the lane has more of an urban fringe character with partial views of the chalet complex at Great Lea Common, of the housing on the northern edge of Hartley Court Road and of the industrial/office buildings on the northern edge of the motorway.

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10.2.12 Three Mile Cross, with its built-up and linear nature also has a distinct identity. There is a strong sense of entering and leaving the village on account of the presence of the A33 and the enclosure provided by the tree belts along the eastern edge of the road. The road and associated tree belt are perceived as forming the edge of the settlement when viewed from within the gap. There are strong differences in land uses and landscape character to the east and west of the A33, although these are slightly diminished in the vicinity of Great Lea Common. The land and associated sporadic development at Great Lea Common are still perceived as contributing to the landscape within the gap, and not as part of any extension to Three Mile Cross.

10.2.13 The gap may be entered from the south at Gravelly Bridge, where Mereoak Lane passes over Foudry Brook. Although the bridge is a reasonably permanent structure, it is not a prominent feature of the local landscape and as such, does not help visibly define the southern entrance to the gap. There is also no distinct change in landscape character when entering the gap from the south as the land either side of the brook shares a settled, low-lying, open rural character and the fields either side of the brook are broadly similar in scale. The most notable change is that the A33 to the east becomes more prominent in views, as the tree belt associated with Foudry Brook no longer encloses views for road users to the north of the bridge. The strong sense of entering and leaving the settlements on either side of the gap contributes to the distinctive identities of the settlements and the effectiveness of the gap.

Inter-visibility

10.2.14 The ability to see one edge from another is generally poor due to the gently sloping nature of the ground and the enclosure provided by intervening vegetation. Views of the buildings on the southern edge of Reading and north of the motorway may only be achieved from the south-eastern edge of the gap. The gap at the southern end of Great Lea Lane is only some 800 metres long and glimpsed views may be obtained of the upper parts of the office and industrial buildings to the north of the motorway. Other views from the south-eastern edges of the gap tend to be enclosed by intervening trees and hedgerows.

10.2.15 Views of Three Mile Cross are enclosed from the north-west by the tree belt along the eastern side of the A33 and in views from the north by groups of trees on the northern and north- western edges of the settlement. The tree belt and tree groups mark the edge of the settlement but are difficult to perceive in any views from the northern boundary of the gap. The very limited intervisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

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Intra-visibility

10.2.16 Intravisibility (the ability to see both edges from a single point) from within the gap is limited due to the flat nature of the land and the cumulative effects of hedgerows, tree belts and individual trees, which tend to enclose views of the urban edges to varying degrees. Intravisibility is greatest in the far eastern part of the gap in the vicinity of Great Lea Lane. Here, it is possible to view both the upper parts of the office and industrial buildings to the north of the gap and the tree belt to the east of the gap alongside Three Mile Cross. The very limited intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

10.2.17 The settled, low-lying, open rural character of most of the gap contrasts strongly with the urban and urban fringe landscapes to the north of the motorway. Although the character of the far northern part of the gap is strongly influenced by the M4 motorway and by the office and industrial buildings on the northern side of the M4, there remains a high degree of contrast between the character of this land and the character of the urban area to the north.

10.2.18 The open rural character of the gap, with its scattered houses and two small areas of sporadic development, also contrasts with the settlement at Three Mile Cross, which is a larger, more coherent built-up area and forms part of a more enclosed landscape. The strong contrast between the landscape character of the gap and of the land associated with the adjacent settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

10.3 Appropriateness of Green Park / Worton Grange to Three Mile Cross Gap/Green Wedge

10.3.1 The combined screening effects of vegetation and landform provide the visual separation between the settlements. The land is susceptible to encroachment by potential future development into the eastern parts of the gap, in particular. Any built development on this land would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

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10.3.2 The topography, physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land. The strong contrast between the landscape character of the gap and of the land associated with the adjacent settlements also contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else. Any breaching of the gap boundaries would lead to an obvious encroachment of urban development into the countryside of the gap.

10.3.3 The boundaries of the gap are robust, clearly identifiable and logical features on the ground (Foudry Brook and the edges of both highways and residential properties).

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11.0 WHITLEY WOOD – SHINFIELD NORTH – SHINFIELD VILLAGE - SPENCERS WOOD - THREE MILE CROSS GAP/GREEN WEDGE (No. 7)

11.1 Landscape Survey of the Whitley Wood – Shinfield North – Shinfield Village – Spencers Wood – Three Mile Cross Gap/Green Wedge and its Surroundings

Landscape Context

11.1.1 This gap lies in a predominantly rural area in the far western part of Wokingham District and assists in the separation of the settlements of Whitley Wood, Shinfield Village, Spencers Wood and Three Mile Cross. It is highly irregular in shape and some 375 hectares in size. The central core of the gap is some 2100 metres long at its longest point running northwest to southeast. The east – west gap between Shinfield Village and Spencers Wood/ Three Mile Cross is some 1000 to 1900 metres wide.

11.1.2 A much smaller area of land forms a western protrusion of the gap. This land separates Spencers Wood and Three Mile Cross and varies from 100 to 450 metres in width. A second protrusion of land extends north-eastwards past Shinfield and serves to separate Shinfield Village and Shinfield North. It is some 1400 metres long and generally some 400 to 700 metres wide, although it tapers down to its northeastern tip and is only some 50 metres wide at a pinch point to the north of Shinfield Village.

11.1.3 The dense suburban settlement of Whitley Wood lies on the northern edge of the gap and forms the southern part of Reading. An area of retail and commercial buildings, centred on the Green Park business park, lies some 400 metres northwest of the gap on the opposite side of the motorway and includes a 120 metre high wind turbine.

11.1.4 The land within the western protrusion of the gap, to the south of Three Mile Cross, comprises mostly pastoral fields with some riding stables and parkland associated with Stanbury Park and Highlands.

11.1.5 The expanding settlement of Shinfield Village lies on the eastern edge of the gap, Spencers Wood on its southwestern edge and Three Mile Cross on its western edge. The land within and to the south/southeast of the gap supports mostly arable and pastoral farming but also includes a variety of farmsteads, a garden centre, a leisure centre, the hamlet of Ryeish Green and a scattering of individual dwellings. Shinfield Court, a large distribution centre and a small ribbon of houses lie in the northern part of the gap. A network of rural roads and public

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rights of way link the settlements in the vicinity of the gap. The M4 motorway passes in cutting through the far northern part of the gap.

11.1.6 A belt of arable land, some of it associated with the University of Reading Horticultural Station and Nursery, lies alongside the southern edge of the M4 motorway in the far northeastern part of the gap. This land separates Shinfield Village from Shinfield North. The former Shire Hall and associated woodland lies on relatively high level land some 150 metres to the north of the gap. This sloping largely wooded land extends southwards down to the motorway and eastwards for some 1000 metres, where it meets the southern edge of Shinfield North.

Geology and Soils

11.1.7 The gap straddles a prominent, undulating clay ridge between Spencers Wood and Shinfield Village and this rises to form a flat, sandy plateau. The plateau is typically loose sand and gravel with some imbedded flints and pebbles. The soils in this area are acidic, which has resulted in some distinctive vegetation and land use around Spencers Wood. Clayey, waterlogged soils lie on either side of the ridge. They have a slow permeable character, which gives the landscape in these areas its pastoral quality. The land in the far south-eastern part of the gap forms part of a flat floodplain. It contains reasonably well-drained loamy soils that support arable land-use, although the soils closer to the river are subject to short-term flooding and typically support pasture and wet meadows.

Topography and Drainage (See figure 7-01)

11.1.8 The prominent clay ridge between Spencers Wood and Shinfield Village starts some 2500 metres southwest of the gap at Loddon Court Farm. The ridgeline heads northeastwards through Spencers Wood and Ryeish Green, through the northern part of Shinfield and then to the north of the M4, where it extends up to, and beyond, Nores Hill at some 75-80m AOD. Within the gap the height of the ridge ranges between 45 and 65m AOD. The side slopes of the ridge vary between approximately 1:13 and 1:20.

11.1.9 The land to the southeast of the ridge occupies the gently sloping sides of the Loddon Valley. The River Loddon, which lies some 200 metres east of the gap boundary, meanders northeastwards along the bottom of the valley at some 42 to 45m AOD, draining into the River Thames some 9700 metres northeast of the gap. The gradients of the valley sides flatten out to

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approximately 1:180 as they near the river. The land to the northwest of the ridge lies at some 40 – 45m AOD and slopes to the northwest at a gradient of approximately 1:300.

11.1.10 Many of the pastoral fields located around the periphery of the gap contain water filled drainage ditches and occasional field ponds.

Vegetation (See figures 7-02 and 7-03)

11.1.11 Several small blocks of deciduous woodland are scattered about the gap, mainly in its south- eastern part, near High Copse Farm. Other small woodland blocks are at Ryeish Green, near the Horticultural Station and Nursery and to the north of the M4. The field sizes within the gap vary greatly. The arable fields in the central and eastern parts of the gap, between Ryeish Green and Shinfield Village, are typically large with few hedgerow boundaries (see Photograph 7-6). Elsewhere, the fields are generally of small to medium size, typically with unmanaged, thick hedgerows and often with large hedgerow trees. The rural roads that dissect the gap are generally well lined with hedgerows, including substantial unmanaged hedgerows and trimmed hedgerows with mature trees (see Photographs 7-3 and 7-4).

11.1.12 The land between Ryeish Green and Spencers Wood comprises a small-scale enclosed field system, with occasional woodland blocks, a small area of sports pitches and some parkland. There are some areas of distinctive vegetation near Spencers Wood, including Scots pine, birch and rhododendron.

Land Uses (See figures 7-02 and 7-03)

11.1.13 The gap is predominantly agricultural land and supports a small number of individual houses and farmsteads. The larger fields are predominantly used for arable farming and the smaller ones typically used as paddocks or for keeping sheep. The gap has two built areas of note within its boundaries. Ryeish Green, in the centre of the gap, is a small ribbon of buildings focused on Hyde End Lane and has a large school, with associated playing fields and a sports centre. A second smaller group of buildings lies in the northern part of the gap, on the southern edge of Church Lane. Church Lane Farm, a transport depot and Shinfield Court, which is an old country house, all lie next to the ribbon of houses. A garden centre lies in the south-western corner of the gap next to Hyde End Road. The open fields of the Reading University Horticultural Station and Nursery lie within the northeastern part of the gap, although the redundant buildings associated with this facility form part of the built-up area of Shinfield Village. Individual dwellings and farmsteads are also scattered across the gap.

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11.1.14 Surrounding the gap are settlements of varying sizes and densities. The large, dense suburban settlement of Whitley Wood abuts the northern edge of the gap and this extends northwards towards the centre of Reading. A business park, known as Green Park, lies beyond the M4 motorway some 400 metres northwest of the gap. The village of Shinfield abuts the eastern boundary of the gap, the village of Spencers Wood abuts the south-western gap boundary, whilst the smaller village of Three Mile Cross abuts the western boundary. The land use to the south, east and west of the gap, beyond the surrounding villages, is predominantly rural farmland.

11.1.15 The A33, which follows an approximate south to northeast alignment, passes alongside the north-western gap boundary and feeds into Junction 11 of the M4 motorway, which lies some 150 metres to the north of the gap. The motorway enters the gap some 500 metres to the east of Junction 11, passes just inside the northern gap boundary for some 1000 metres and continues northeastwards through the gap before leaving it at its far northeastern tip.

11.1.16 The A327, which crosses over the M4 some 1500m east of Junction 11, links Shinfield North with Shinfield Village. Church Lane and Brooker’s Hill head westwards from the northern part of Shinfield Village and provides a connection with Three Mile Cross. Hyde End Road (B3349) heads southwards from the southern edge of Shinfield and leads to Spencers Wood. Hyde End Lane passes broadly north-south through the gap. It provides a link between Hyde End Road and Church Lane and passes through Ryeish Green in the centre of the gap. Basingstoke Road feeds off the A33 and heads southwards through Three Mile Cross and Spencers Wood to meet Hyde End Road.

Settlement Form (See figures 7-02 and 7-03)

11.1.17 The southern edge of Whitley Wood is largely defined by a dense array of houses, predominantly terraced and semi-detached properties of red bricks and clay roof tiles. The continuity of the built-up edge is interrupted by the presence of the wooded slopes of Nores Hill, which connects on its eastern side with an irregularly shaped area of amenity land. The dense tree planting on this amenity land, together with the wooded slopes of Nores Hill, serves to soften and enclose the settlement in views from the gap. Green Park, to the west of Whitley Wood, contains modern, large-scale commercial buildings and has several prominent vertical features such as a wind turbine and chimney.

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11.1.18 Three Mile Cross is a small linear settlement centred on a crossroads and a church. The roads and buildings adopt a broadly V-shaped configuration. The settlement comprises predominantly terraced and semi-detached brick houses.

11.1.19 Spencers Wood lies to the south of Three Miles Cross and is centred along Basingstoke Road and Hyde End Road. This central street is lined with terraced housing, which is now encapsulated within more recent peripheral development. The settlement is relatively large with a church, allotments, a recreation ground, a cemetery and a care centre. The central parts of the settlement comprise both modern and Victorian semi-detached properties, typically with red brick and clay-tiled roofs. The built-up edge of the settlement is irregular, with pastoral fields generally extending up to rear property boundaries. A block of scrubland lies within the settlement boundary on the northeastern edge of the village. There is also a large area of small-scale, enclosed fields to the east of the existing built-up area, to the west of the Croft Lane / Hyde End Road junction and these are also within the settlement boundary as they comprise a long term reserve housing site. A small group of individual houses and a garden centre lies to the east of the Croft Lane / Hyde End Road junction.

11.1.20 Shinfield Village lies to the east of the gap and is focused predominantly on Hollow Lane (part of the A327). It is largely residential, but contains substantial areas of university research, farm and horticultural buildings in its northern part. The residential buildings in the settlement largely comprise medium-density, 20th century semi-detached and detached houses, with building styles typical of their times. The settlement has a historic church, two schools, a post office and some public houses. The property boundaries along the settlement edge are highly irregular, with limited tree growth near the edge to help soften or enclose views of the houses, especially in the far western part of the settlement, which is an area of recent settlement expansion.

11.1.21 There are two areas of sporadic built development within the gap. Ryeish Green lies in the centre of the gap and is focused along the eastern side of Hyde End Lane. The linear development at Ryeish Green has a small historical centre of terrace and detached houses, with modern additions to the south. A leisure centre and school, with associated playing fields, are located on the western side of the lane. The smaller area of built development on Church Lane, in the northern part of the gap, comprises a small row of terraced and semi detached houses on the south side of the lane. Shinfield Court and the transport depot are perceived to form part of this group of buildings.

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Public Rights of Way (See figure 7-03)

11.1.22 There are many public rights of way within and around the gap, linking the various roads and settlements with one another. One public footpath heads southeast from the eastern edge of Three Mile Cross and traverses the ridgeline between Spencers Wood and Shinfield Village before descending down to the northern edge of Spencers Wood.

11.1.23 A second public footpath heads west from the western edge of Shinfield Village and passes along the ridgeline between Shinfield Village and Ryeish Green before joining the northern edge of Ryeish Green. A third public right of way leaves this ridgeline footpath and descends down to meet Church Lane to the north. There are several other public footpaths that connect the western and southern edges of Shinfield Village with Ryeish Green.

11.1.24 A public footpath also abuts the section of the northern gap boundary, south of the motorway and another public footpath crosses the northern gap boundary between Church Lane and Whitley Wood, making use of a footbridge over the motorway. Two other public footpaths also emanate from the far north-eastern tip of the gap, one heading west and the other southwest along the edge of the gap.

Landscape History

11.1.25 Woodland clearance for settlement and agriculture occurred sometime after the Romano- British period and large areas of the gap were probably open and cultivated by the Saxon period. Intermittent clearance of woodland is likely to have continued up until the 18th century. The original open fields are likely to have been enclosed at an early stage. 20th century field amalgamation resulted in the significant hedgerow loss, although many old field systems survive near Three Mile Cross and Spencers Wood. Occasional country houses and areas of parkland were developed, including Shinfield Court and Stanbury Park, to the west of Spencers Wood.

11.1.26 A loose network of winding country lanes was developed to serve the farms but few roads of note developed until the 18th century, when the Reading to Basingstoke turnpike road was opened. The settlements at Spencers Wood, Three Mile Cross, Shinfield North and Shinfield Village expanded notably in the late 19th century and the early 20th century.

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Gap Boundaries (See figures 7-02 and 7-03)

11.1.27 A line of mature trees between pastoral fields defines the north-western gap boundary to the south of the motorway and also defines part of the district boundary. The gap boundary then crosses over to the northern edge of the M4 and follows it for some 1000 metres until it meets the A327, which it follows northwards for some 250 metres. Thereafter, it adopts an irregular alignment, heading eastwards along the edges of properties on the southern edge of Shinfield North. The gap boundary then heads south of the motorway again, following a farm-track and Cutbush Lane until it meets the northern edge of Shinfield Village where it follows the irregular outer edge of a group of redundant buildings associated with the Horticultural Station and Nursery.

11.1.28 The gap boundary then follows a short section of the motorway before following the outer boundaries of properties on the western side of Shinfield Village. The gap boundary then crosses over to the eastern side of Hyde End Road, which it follows south-westwards for some 500 metres until it meets the southern tip of Shinfield Village. The gap boundary then heads east, south and west to follow either woodland edges or field hedgerow boundaries around a stud farm and an area of parkland until it reaches the eastern edge of Spencers Wood. Thereafter, it follows Croft Road for some 600 metres, passing along the outer edge of a group of fields. It then heads north and west to the Basingstoke Road, following either the outer edge of a block of scrubland or residential property boundaries on the eastern edge of Spencers Wood.

11.1.29 The gap boundary then crosses over to the west of Basingstoke Road, skirting round the northern and western edges of the settlement towards Stanbury Park. It then follows a set of field hedgerows before joining a series of residential property boundaries on the southern edge of Three Mile Cross and heading back to the east to re-join Basingstoke Road. The gap boundary then follows residential property boundaries on the eastern boundary of Three Mile Cross before re-joining the northwestern gap boundary.

Visual Survey (See figure 7-04 and Photograph Sheets 7-1 and 7-2)

11.1.30 The extent of views into and across the gap varies greatly due to topographical variation and the varying pattern of woodland, trees and hedgerows in the vicinity of the gap. Views may be either near, middle of long distance and either open or filtered. Photograph 7-1 illustrates how views tend to be restricted to the near distance by the substantial hedgerows and trees that line the boundaries of the smaller, pastoral fields found in the north-western parts of the

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gap. The larger fields in the central and southern parts of the gap tend to provide more open, middle and long distance views due to the scarcity of field boundary hedgerows. This is illustrated by Photograph 7-2, which is an elevated view from the public footpath to the southeast of Three Mile Cross. The substantial hedgerow on the right hand side of the photograph encloses views to the east. The wind turbine at Green Park is visible against the horizon to the side of this hedgerow. Three Mile Cross is visible in the middle of the photograph on the lower slopes to the northwest and Spencers Wood is visible to the side of woodland on relatively high-level land in the left hand side of the photograph.

11.1.31 Photographs 7-3 and 7-4 illustrate the visual enclosure provided by trees and hedgerows lining the network of roads that cross the gap. Photograph 7-5 illustrates a view obtained in the centre of the gap from the public footpath between Ryeish Green and Shinfield Village. Views from this area tend to be long and open, due to the elevated nature of the land and the scarcity of field boundary hedgerows in this part of the gap. Shinfield Village may be seen in the right hand side of the photograph and the roofs of buildings within Whitley Wood may be seen in the centre of the photograph, above the tops of intervening woodland. The land falls down northwards from the ridgeline to the sporadic built development on Church Lane, which may also be seen in the centre of the photograph. The built up areas of Three Mile Cross, Ryeish Green and Spencers Wood may be seen in the left hand side of photograph.

11.1.32 Photograph 7-6 is taken from the public footpath, which extends southwestwards from Shinfield. Open views of buildings in the far western part of Shinfield, near Church Farm, may be seen against a partial wooded backdrop in the centre right of the photograph. The ridgeline in the left hand side of this photograph encloses views to the north and glimpses of mature field boundary trees may be seen beyond the ridgeline.

11.1.33 Photograph 7-7 is taken from Cutbush Lane and illustrates the open land within the far northeastern part of the gap. The tree belt in the right hand side of the photograph substantially encloses views of Shinfield North and Lower Earley. Views of the buildings within Lower Earley are restricted to glimpses of some of the rooftops within the settlement, seen above the tree belt to the north of the motorway.

11.1.34 The ability to see from one settlement on the edge of the gap to a settlement on the opposite side of the gap is very restricted. Views northwards to Whitley Wood, Shinfield North and Lower Earley from Shinfield tend to comprise glimpsed views of houses amongst woodland or more commonly the roofs of houses seen above tree canopies. Glimpsed views may also be obtained between the recently built far western edge of Shinfield Village and a group of

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buildings off Church Lane on the eastern edge of Three Mile Cross. Views of other parts of these settlements tend to be enclosed by intervening vegetation and topography. Open views may be obtained across the small gap between Three Mile Cross and Spencers Wood.

11.1.35 Intravisibility (i.e. the ability to see both edges from a single point) is very limited over most of the gap on account of the enclosure provided by the ridge of land through the centre of the gap or the intervening trees and hedgerows. Glimpsed views of Three Mile Cross, Shinfield Village and Spencers Wood may, however, be seen from the public footpaths between Shinfield Village and Ryeish Green.

Landscape Character

11.1.36 The gap falls largely within Landscape Character Area J3: ‘Spencers Wood Settled Farmed Clay’, although the far southeastern part of the gap falls within Landscape Character Area A2: ‘Loddon River Valley’, as identified in Wokingham District Landscape Character Assessment Report. The key characteristics of these character areas, as set out in the character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

11.1.37 CBA has undertaken a landscape character assessment of the gap and its surroundings and concur with the findings of the Wokingham District Landscape Character Assessment Report, as many of the key characteristics relate to land in the vicinity of the gap.

11.1.38 The individual dwellings, farmsteads, fields, hedgerows and woodland all impart an open, settled, rural character to most of the gap. The central, northeastern and southeastern parts of the gap have a very open character due to the large-scale nature of most of the fields, the scarcity of hedgerows and trees and, in the case of the central parts of the gap, the elevated nature of most of the land. The western, northern and northwestern parts of the gap, with their smaller fields and good representation of hedgerows and hedgerow trees, have a more enclosed feel to them. The character of the northern part of the gap is heavily influenced by the close proximity of the M4 motorway and by the presence of large-scale buildings to the north of the motorway.

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11.2 Assessment of the Gap/Green Wedge and its surroundings

Size and Distance

11.2.1 The gap between Spencers Wood and Shinfield Village is some 2200 metres wide and the length of the gap relates to the size of the adjacent linear settlements. The size and dimensions of the gap are such that it provides significant physical and visual separation between the settlements, as illustrated by Photographs 7-2 and 7-5. The gap is only 800 metres wide between the southern edge of Spencers Wood and the southern edge of Shinfield. This southern part of the gap still provides significant physical and visual separation between the settlements on account of the effects of distance and the enclosure provided by the trees and hedgerows alongside Hyde End Road. This separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and open appearance to the land, and helps prevent physical coalescence between the settlements.

11.2.2 The gap between Spencers Wood and Three Mile Cross is only some 100 metres wide at its narrowest point but widens to some 450 metres to the west. This land, although narrow, serves an important role in preventing physical coalescence between the settlements and does provide a small contribution to the setting of the settlements and their character.

11.2.3 The gap between the northern edge of Shinfield Village and the southern edges of Whitley Wood and Shinfield North is some 400 to 700 metres wide and this land, together with intervening vegetation, provides significant physical and visual separation between the settlements.

11.2.4 People travelling south along the A33 from Junction 11, have open views of the fields to the north of Three Mile Cross. These fields contribute to the setting of the settlement and, together with the fields between the northern gap boundary and the motorway, provide important visual separation between the settlement and the southern edge of Whitley Wood.

11.2.5 The gap to the north of Shinfield Village is only 50 metres wide and contains the M4 motorway at relatively low level in a landcut. This narrow corridor of land contributes to the visual separation of settlements for users of the motorway on account of the visual enclosure provided by the vegetated embankments on either side of the motorway.

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Topography

11.2.6 The prominent clay ridge between Shinfield Village and Spencers Wood provides substantial visual separation between these settlements and also between Shinfield Village and Three Mile Cross. This topographical feature therefore has a significant role in helping prevent coalescence between the settlements.

Land Uses

11.2.7 The principal land uses in the gap are farming and housing. These land uses contrast greatly with those within the adjacent settlements and this contrast is accentuated by some of the more abrupt linear edges of the settlements. The farmsteads, woodlands, hedgerow-lined fields and lanes, individual houses and small groups of buildings all contribute to the overall perception of a settled agricultural countryside. These land uses contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements and help reinforce the separate identify of the adjacent settlements.

Vegetation

11.2.8 The woodland, fields and hedgerows contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements and help reinforce the separate identify of the adjacent settlements. The large-scale, open fields in the central and eastern parts of the gap contribute to the particular character of Shinfield Village. The small-scale, enclosed fields adjacent to the eastern edges of Spencers Wood and Shinfield Village have an entirely different character. These differences in vegetation help reinforce the separate identity of the settlements and the fields provide an important contribution to the setting of the settlements. The notable presence of pine, birch and rhododendron in the vicinity of Spencers Wood further enhances the separate identity of this settlement.

Urban Edges

11.2.9 The southern built-up edge of Whitley Wood is defined by a dense array of houses. Wooded slopes invariably lie between the urban edge and the motorway, which is perceived as forming part of the urban area.

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11.2.10 The eastern edge of Three Mile Cross is defined predominantly by the rear garden boundaries of housing, with mature rear garden trees providing a soft edge to the settlement. The village is perceived as having a linear edge and the adjacent fields provide the setting for the village.

11.2.11 The eastern built-up edge of Spencers Wood is more irregular, with pastoral fields also extending up to rear residential property boundaries. The majority of properties contain mature or semi-mature trees in their rear gardens and these, together with an area of scrubland on the edge of the settlement, help provide a soft edge to the settlement. Croft Lane defines the settlement boundary in the far eastern part of Spencers Wood an area of small-scale, enclosed fields is located between this lane and the existing built-up edge of the settlement.

11.2.12 The redundant buildings within the Horticultural Station and Nursery complex provide a clearly defined and harsh outer edge to Shinfield Village. Elsewhere, the urban edge is dominated by residential properties and associated rear garden trees help provide a relatively soft edge.

11.2.13 The settlement edges help provide reasonably clear and distinct visual and physical breaks between the built-up areas and the adjacent countryside. They are readily identifiable features on the ground and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

11.2.14 The dispersed distribution of houses and farmsteads within the gap contrasts with the relatively high density of houses within the adjacent settlements, thereby emphasising the contribution that the land makes to the gap. There is generally a strong sense of leaving the settlements and entering the gap, due to the distinctive character of the settlements, the abruptness of the transition between the tight-knit settlements and the open countryside and the sudden opening up of views once past houses that provide enclosure to the remaining parts of the settlement. The sense of leaving and entering the gap between Three Mile Cross and Spencers Wood is diminished by the narrowness of the gap and the enclosure provided by the substantial hedgerow on the western edge of Basingstoke Road, which restricts the sense of having entered a belt of open countryside. The sense of entering the gap from the eastern edge of Spencers Wood, using Hyde End Road, is diminished by the small group of individual houses and the garden centre, which lie to the east of the Croft Lane / Hyde End Road junction. These are perceived as a continuation of the housing on the southern side of Hyde End Road, which lies within the built-up area of Spencers Wood.

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11.2.15 The strong sense of entering and leaving the settlements adjacent to the gap and the general abruptness of the transition from the built-up area to the countryside both contribute to the effectiveness of the gap.

Inter-visibility

11.2.16 The ability to see Shinfield Village from Spencers Wood or Three Mile Cross, and vice versa, is very restricted on account of the enclosure provided by the ridge of land between Shinfield Village and Spencers Wood and by the intervening trees and hedgerows. This very limited intervisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural appearance to the land.

Intra-visibility

11.2.17 Intravisibility (i.e. the ability to see both edges from a single point) is generally difficult to perceive within the gap on account of the enclosure provided by landform and intervening vegetation within the gap. The very limited intravisibility between Shinfield Village and Spencers Wood and between Shinfield Village and Three Mile Cross helps protect the setting and separate identity of the settlements and helps provide a predominantly rural appearance to the land.

Landscape Character

11.2.18 The landscape character of the land to the west of Shinfield Village is distinctly different to the landscape character of the land to the east of Three Mile Cross and to the east of Spencers Wood. The differences in landscape character exhibited by different parts of the gap help maintain the separate identity of the settlements and contribute to the character and sense of place of the settlements.

11.2.19 The strong contrast between the character of the gap and the character of the settlements also contributes to the effectiveness of the gap and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

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11.3 Appropriateness of the Gap/Green Wedge and its Boundaries

11.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

11.3.2 The boundaries of the gap are generally robust, clearly identifiable and logical features, i.e. roads, woodland edges, hedgerows and the boundaries of residential properties.

11.3.3 The combined screening effects of vegetation and landform provide the visual separation between the settlements. Any built development on the land within the gap would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap. Any built development in the large-scale fields on the western edge of Shinfield Village would have a particularly high impact on the effectiveness of the gap on account of its visual prominence.

11.3.4 However, it is recommended that three sections of the gap boundary be amended. The northern gap boundary currently follows the northern edge of the motorway and a short section of Shinfield Road, thereby excluding an area of wooded hill slope. It is recommended that the gap boundary should be extended northwards to meet the settlement boundary along Whitely Wood Lane. This amendment, as illustrated by Figure 7-05, would provide additional protection to this wooded hill slope, which provides an important contribution to the visual separation of Whitley Wood and Shinfield North from Shinfield Village and to the setting of Shinfield North.

11.3.3 In addition to this recommended amendment, consideration should also be given to amending the southern gap boundary in the vicinity of the long-term reserve housing site at Croft Lane. If this reserve land is not required, it is recommended that the gap boundary be relocated southwards to follow Hyde End Road and the rear garden boundaries of residential properties along the northern edge of Hyde End Road and along the eastern edge of Grovelands Road. This amendment would help protect this area of small-scale fields, which provide an important contribution to both the setting of the settlement and to the distinctive character of the landscape on the eastern edge of the settlement.

11.3.4 There is a group of small fields on the northeastern edge of Spencers Wood that does not contribute to the visual separation between this settlement and Shinfield. These fields lie to the west of a footpath/track, which extends northwards from Clares Green Road to Three Mile

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Cross and serves a sports pavilion some 160 metres to the north of Clares Green Road. It is recommended that these fields be removed from the gap and that the amended gap boundary should follow a section of this footpath/track before re-joining the existing gap boundary some 30 metres to the west of the sports pavilion (see Figure 7-05).

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12.0 SPENCERS WOOD – SWALLOWFIELD GAP/GREEN WEDGE (No. 8)

12.1 Landscape Survey of Spencers Wood – Swallowfield Gap/Green Wedge and Surroundings

Landscape Context

12.1.1 This gap lies in a predominantly rural area in the south-western corner of Wokingham District and assists in the separation of the settlements of Spencers Wood and Swallowfield. It is roughly triangular in shape and some 152 hectares in size. At its longest side, running northeast - southwest, the gap is some 2000 metres in length. At the widest point, running southeast to northwest, the gap is some 1100 metres wide, gradually narrowing to its north eastern and south-western corners.

12.1.2 The land in the vicinity of the gap is mostly arable and pastoral farming and supports a variety of farmsteads, a hotel and a few scattered dwellings. The River Loddon forms the south- eastern gap boundary. The settlement of Spencers Wood abuts most of the northern and part of the western boundaries of the gap and the village of Swallowfield lies some 400 metres south-east of the gap.

12.1.3 The A33 trunk road passes within 500 metres of the western gap boundary following an approximate southeast to northwest alignment and the B3349 (Basingstoke Road and Hyde End Road) passes through the southern half of the gap.

Geology and Soils

12.1.4 The land in the western half of the gap forms part of a prominent, undulating clay ridge. The soils are clayey or loamy over clayey soils, which inhibit drainage, resulting in a land use dominated by agriculture with pasture.

Topography and Drainage (See figures 8-01 and 8-03)

12.1.5 The meandering River Loddon forms the south-western gap boundary and flows north- eastwards past Twyford before reaching the River Thames just west of Wargrave. The River Blackwater also flows into the River Loddon along the south-western gap boundary. The gap forms part of the broad southeast-facing sides of Loddon Valley. The land within the gap rises to approximately 60m AOD on its western side and falls to approximately 45m AOD

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along its south-eastern side. The slopes fall at a gradient of approximately 1 in 22 in the western part of the gap and at a gradient of approximately 1 in 90 in the eastern part of the gap.

12.1.6 A prominent clay ridge lies some 400 metres to the west of the gap. This rises up to 65-70 metres AOD and extends north-eastwards towards Shinfield and beyond. A second ridge of land, the Standford End Ridge, passes at some 75m AOD to the southwest of Swallowfield and the far northern end of this ridge slopes gently down to approximately 45m AOD near the River Loddon northwest of Swallowfield. A collection of hillocks lie on the south-eastern side of the Loddon Valley and these rise up to 86m AOD to form Farley Hill, some 2400 metres to the south-east of the gap. Swallowfield lies at approximately 44 to 50m AOD and Spencers Wood at some 45 to 65m AOD.

Land Uses (See figures 8-01 and 8-03)

12.1.7 The gap is predominantly agricultural land and supports a small number of individual houses and farmsteads. The farming is principally arable with large fields of varying shapes. In addition, there are a few smaller and irregular shaped pastoral fields, used as paddocks or for keeping sheep. These are grouped near the eastern, western and south-western gap boundaries.

12.1.8 Settlements at Spencers Wood and Swallowfield lie to the north and southeast of the gap. Buildings within the gap are limited to a few farmsteads with associated buildings, a hotel restaurant, riding stables and a small number of domestic dwellings. The Basingstoke Road (B3349) enters the gap at Sheep Bridge over the River Loddon and passes through the south- western half of the gap before heading northwards to form part of the western gap boundary. An unclassified road passes northwards over the River Loddon at King’s Bridge to join the south-western corner of the gap, before heading northwards alongside the western gap boundary.

12.1.9 The old manor house and parkland at Swallowfield Park lies some 400 metres to the southeast. Wyvols Court, a Grade II Listed former country house, currently a business centre, lies some 200 metres to the southeast.

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Vegetation (See figures 8-01 and 8-03)

12.1.10 Key vegetation within the gap comprises a mixture of small, medium and large scale arable fields, some with trimmed hedgerows lining the field boundaries and roads. The dense line of deciduous trees along the River Loddon is the most dominant vegetative feature.

12.1.11 Barracks Lane, along part of the southern edge of Spencers Wood, is lined with substantial hedgerows and hedgerow trees. A section of public byway open to all traffic, also along part of the southern edge of Spencers Wood, is lined with mature, predominantly native, tree planting.

12.1.12 Other vegetation within the gap is generally confined to the edges of fields and roads in the form of trimmed or substantial hedgerows, with a moderate proportion of mature hedgerow trees, predominantly oak. There is little other significant vegetation within the gap but there are several small copses of trees abutting the eastern and western corners of the gap. There are larger areas of woodland located on the hill slopes to the south, east and southeast of the gap.

Public Rights of Way (See figure 08-03)

12.1.13 There is one public footpath that passes through the gap and this commences at the far western corner of the gap to the north of King’s Bridge. It then follows the course of the River Loddon to the Mill House Hotel on Basingstoke Road. The footpath then passes through Sheepbridge Court Farm, before climbing up the valley side, via a ‘byway open to all traffic’ into Spencers Wood. A section of ‘byway open to all traffic’ passes along a short section of the southern edge of the settlement

12.1.14 There are no other public rights of way within the gap, but there is an extensive network of footpaths and bridleways between Spencers Wood and the A33 and another section of public footpath on the lower slopes of Farley Hill to the south-east.

Settlement Form (See figures 8-01 and 8-03)

12.1.15 Spencers Wood, on the northern edge of the gap, has been historically focused on its central street, which comprises Basingstoke Road (B3349) and Hyde End Road (B3349). This street is lined with terraced housing that is now encapsulated within the more recent peripheral development. The settlement is a relatively large with a church, allotments, recreation ground,

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cemetery and care centre. The central parts of the settlement comprise both modern and Victorian semi-detached properties, typically with red brick and clay-tiled roofs. The southern boundary of the settlement forms an irregular and linear edge. The edge is softened by the presence of trees and shrubs associated with Barracks Lane and the ‘byway open to all traffic’. The fields within the gap form the setting to the southern side of Spencers Wood.

12.1.16 The settlement extends eastwards along Hyde End Road for some 1500 metres and northwards along Basingstoke Road, from its junction with Hyde End Road, for some 700 metres.

12.1.17 The smaller settlement of Swallowfield lies some 400 metres south-east of the gap and consists of a cluster of modern and Victorian dwellings. They are predominantly detached and semi detached houses, but with terraces on the central street. The chief building material is of red brick with clay tile roofs and but some are traditional with timber framing. The northern edge of Swallowfield has a generally linear and abrupt settlement edge. The parkland at Swallowfield Park, the fields within the gap and the medium scale fields, woodland and hedgerows on the southern side of the River Loddon all form part of the setting to Swallowfield.

Gap Boundaries (See figures 8-01 and 8-03)

12.1.18 The northern boundary of the gap follows the boundaries of houses on the southern edge of Spencers Wood. At the south-eastern corner of Spenders Wood, the gap boundary leaves the settlement edge and follows the southern boundary of a small field, before joining a drainage ditch/field boundary, which curves round to the southeast to meet the River Loddon. The south-eastern gap boundary follows the meandering course of the river for most of its length but, some 210 metres from the south-western corner of the gap, it diverges away from the river to join the public footpath, which continues to the unclassified road north of Kings Bridge. The boundary then follows Lambs Lane northwards and Back Lane eastwards, before joining the Basingstoke Road and following this road northwards into Spencers Wood.

Landscape History

12.1.19 The land in the vicinity of the gap was originally part of the Crown land at Windsor Forest. Reference is made in the Domesday survey to a former mill in Swallowfield. Medieval forest law protected the Crown’s hunting, timber and other rights in the area but the original woodland was under pressure from clearance for arable and pastoral uses. The gap is likely to have formed part of a largely open and cultivated landscape in the Saxon period. The pattern

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of medium to large scale irregular fields suggests early enclosure. Changes in agriculture, with recent amalgamation of fields, have resulted in the enlargement of fields and the loss of much of the former historic field system, throughout most of the gap. The pattern of small rectangular fields in the southern and eastern parts of the gap suggests more recent enclosure. The manor house at Swallowfield Park was constructed in the late 17th century. The growth in farming led to significant population growth during the 19th and early 20th century, leading to the expansion of Swallowfield. The 18th century Reading to Basingstoke turnpike passes through the southern part of the gap. The settlement character changed markedly from the late 19th century to the early 20th century with new developments at Spencers Wood.

Visual Survey (See figure 8-04 and Photograph Sheets 8-1 and 8-2)

12.1.20 The location of the land within the gap on the broad, southeast-facing sides of Loddon Valley provides the opportunity for a range of long to middle distance open views out towards and across the Loddon Valley. These views are typically seen against a backdrop of the wooded hillslopes to the south, east and southeast of the gap.

12.1.21 Uninterrupted views may be obtained from the Basingstoke Road looking northwards across gently sloping open fields to the built up edge of Spencers Wood (see Photograph 8-1). The houses within the settlement may be seen against a backdrop of mature trees located within and to the north of the settlement (see photograph 8-1). Spencers Wood is also visible in open views from the public footpath, that passes through the gap (see Photograph 8-2). However, views of Swallowfield from this footpath are completely enclosed by mature trees along the River Loddon.

12.1.22 Open, panoramic views may be obtained from the Basingstoke Road, looking eastwards and south-eastwards across the fields within the gap (see Photograph 8-3). These views tend to be enclosed in the middle distance by intervening trees and hedgerows, including the dense line of trees along the River Loddon. These views may be seen against a backdrop of the wooded hillslopes at Farley Hill, some 2400 metres to the south-east of the gap.

12.1.23 Views looking west from within the gap tend to be restricted to the near distance due to the substantial planting along Lambs Lane and the trees located on the steeper rising land to the west of the gap. Views looking south from within the gap tend to be completely enclosed in summer by the dense tree belt lining the River Loddon (see Photograph 8-4). Swallowfield is also substantially enclosed in views southwards from the gap by the River Loddon tree belt but some highly filtered views may be visible during the winter months. There is no

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intervisibility between Spencers Wood and Swallowfield and no intravisibility from within the gap on account of the River Loddon tree belt.

Landscape Character

12.1.24 The land in the vicinity of the gap straddles two character areas as identified in the Wokingham District Landscape Character Assessment Report. Most of the gap lies in Character Area J3: ‘Spencers Wood Settled and Farmed Clay’, whilst a narrow band of land alongside the south-eastern boundary lies in Character Area A2: ‘Loddon River Valley’.

12.1.25 CBA has undertaken a landscape character assessment of the gap and its surrounds and concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report. The character of the gap is described in more detail below.

12.1.26 Most of the gap has a very open character due to the large-scale nature of most of the fields, the scarcity of hedgerows and trees in the central part of the gap and the location of the land on the broad, southeast-facing sides of Loddon Valley. The individual dwellings, the large- scale arable and pastoral fields, hedgerows and well-treed meandering Loddon River all impart a low-lying, open rural character to most of the gap. The character of the land changes along the far south-eastern gap boundary, where a strong riverine character dominates.

12.1.27 Lambs Farm and associated Business Park, at the junction of the B3349 and Back Lane, slightly detract from the rural character of the gap.

12.1.28 The land in the vicinity of Sheepbridge Court Farm on the south-eastern gap boundary has a distinctive small scale character determined by the River Loddon, the Mill House (hotel), and the remains of a moated manor house. It is also influenced by the close proximity of an overhead powerline, which is aligned close and parallel to the river. The landscape character in the northern part of the gap is strongly influenced by open views of the predominantly modern houses along the open, linear southern edge of Spencers Wood.

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12.2 Assessment of the Spencers Wood - Swallowfield Gap/Green Wedge and its Surroundings

Size and Distance

12.2.1 Spencers Wood abuts the northern gap boundary, whilst Swallowfield lies some 400 metres to the south-east of the gap. The two settlements are separated by some 1300-1500 metres. The size and dimensions of the gap are such that it provides significant physical and visual separation between the settlements. This separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and open appearance to the land, and helps prevent physical coalescence between the settlements.

Topography

12.2.2 Swallowfield lies at approximately 44 to 50m AOD to the southern side of the Loddon Valley whilst Spencers Wood lies at approximately 45 to 65m AOD on the northern side of the Loddon Valley. The gently sloping land within the gap does not contribute to the visual separation of the two settlements, which is achieved by the cumulative effects of distance and the screening effects of intervening vegetation.

Land Use and Vegetation

12.2.3 The land uses and associated arable fields, hedgerows and lines of trees within the gap contribute to the overall perception of agricultural countryside. The northern part of the gap contributes to the setting of Spencers Wood and has a different landscape character compared to the land that forms the setting of the northern part of Swallowfield. This difference in the character helps provide a separate identity for each of the two settlements.

12.2.4 The land uses and vegetation contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements and help reinforce the separate identity of both Spencers Wood and Swallowfield.

Urban Edges

12.2.5 Spencers Wood and Swallowfield are both centred on their historic cores and have a strong form and identity. The southern linear edge of Spencers Wood is defined by property boundaries and is visually softened by trees and shrubs along Barracks Lane and the ‘byway

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open to all traffic’ further to the east. The southern urban edge of Spencers Wood and the River Loddon along the south-eastern gap boundary are both robust and readily identifiable landscape features.

Settlement Perceptions

12.2.6 The high density of houses within Spencers Wood contrasts with the much more dispersed distribution of houses and farmsteads within the gap, thereby emphasising the contribution that the land makes to the gap. The linear urban edge of Spencers Wood contributes to the effectiveness of the gap by contrasting dramatically with the land use within the gap.

12.2.7 There is a strong sense of leaving and entering Spencers Wood to and from the gap, due to the strength and distinctive character of the settlement, the abruptness of the transition between the tight-knit settlement and the open countryside and the sudden opening up of views once past houses that provide enclosure to the remaining parts of the settlement.

12.2.8 There is a similarly strong sense of leaving and entering Swallowfield due to the strength and distinctive character of the settlement and the abruptness of the transition between the settlement and the open countryside to the north.

Inter-visibility

12.2.9 The ability to see from one settlement edge to another is very poor, due to the cumulative effects of distance and the screening of intervening vegetation. The very limited intervisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land.

Intra-visibility

12.2.10 Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due the distance between settlements and the screening effect of the dense line of trees along the River Loddon. The lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and/or open appearance to the land.

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Landscape Character

12.2.11 The gently sloping, open, rural character of the gap contrasts strongly with the urban edge of both Spencers Wood and Swallowfield. The contrast between the landscape character of the gap and the settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

12.2.12 The character change nearer Swallowfield to the south of the gap is more subtle, although there is a distinct character difference between the land associated with the Loddon River and farmland between the river and the settlement at Swallowfield. This change in character again serves to establish in travellers’ minds that they are arriving at a new place.

12.3 Appropriateness of Gap/Green Wedge and its Boundaries

12.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

12.3.2 The combined screening effects of vegetation and landform provide the visual separation between the settlements. Any built development on this land would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

12.3.3 The physical separation and the lack of intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural and open appearance to the land. The strong contrast between the landscape character of the gap and the nearby clustered settlements also contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in travellers’ minds that they are arriving somewhere else. The generally linear and abrupt nature of the settlement edges also contribute to the separate identity of the settlements.

12.3.4 The boundaries of the gap are robust, clearly identifiable and logical features, namely roads, the boundaries of residential properties, drainage ditches and the River Loddon.

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13.0 SWALLOWFIELD TO RISELEY GAP/GREEN WEDGE (No. 9)

13.1 Landscape Survey of Swallowfield - Riseley Gap/Green Wedge

Landscape Context

13.1.1 This gap lies in a predominantly rural area in the south western corner of Wokingham District and separates the settlements of Swallowfield and Riseley. It is roughly rectangular in shape and some 154 hectares in size. The gap is some 1100-1500 metres long and some 900-1400 metres wide.

13.1.2 The land in the vicinity of the gap is mostly farmed and a variety of farmsteads and domestic dwellings are scattered along roads inside and outside the gap. The River Loddon flows some 350-400 metres to the northwest of the gap, whilst the River Blackwater flows some 350-500 metres to the northeast. The A33 trunk road passes within 50 metres of the western gap boundary following an approximate southeast to northwest alignment and the B3349 passes through the western half of the gap.

Geology and Soils

13.1.3 The underlying geology of the gap and surrounding areas is predominantly London clay bounded by Alluvium associated with the river valleys to the north, east and west. The soils are Argillic Gleys, a loamy soil with poor drainage.

Topography and Drainage (See figures 9-01 and 9-03)

13.1.4 The River Blackwater, flows almost parallel to the western gap boundary and is joined by the River Loddon some 500 metres north of Swallowfield. There are deep, water-filled drainage ditches associated with field boundaries within the lower parts of the valleys associated with these rivers.

13.1.5 The gap forms part of the east-facing side of Blackwater Valley. The land within the gap rises to 72m AOD in the western corner of the gap and falls to approximately 44m AOD in its north-eastern corner. The slopes fall at a gradient of approximately 1 in 35 in the western part of the gap and at a gradient of approximately 1 in 100 in the eastern part of the gap.

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13.1.6 A ridge of land, the Standford End Ridge, which commences some 2700 metres to the south of the gap, heads north-westwards and then northwards through the western part of the gap. The far northern end of this ridge slopes gently down towards the confluence of the River Blackwater and the River Loddon. This ridge lies at approximately 82m AOD to the west of Riseley and falls to approximately 45m AOD to the northwest of Swallowfield. A collection of hillocks lie on the eastern side of the Blackwater Valley and these rise up to 86m AOD to form Farley Hill, some 2400 metres to the east of the gap. A ridge of land, which encloses the western side of the Loddon Valley, passes some 1600 metres to the northwest of the gap at some 65-70m AOD. Swallowfield lies at approximately 44 to 50m AOD and Riseley lies at some 60 to 70m AOD.

Land Uses (See figures 9-02 and 9-03)

13.1.7 The principal land uses in the gap and surrounding areas are characterised by arable farming, together with small groups of houses and large farmsteads. Village settlements at Swallowfield and Riseley lie to the immediate north and south of the gap. The farming is both arable and pastoral with large irregular shaped fields, particularly in the centre. Smaller pastures and paddocks are concentrated along the eastern gap boundary but may be found elsewhere in the gap, often near to domestic dwellings.

13.1.8 The Basingstoke Road (B3349) passes through the western part of the gap and connects with the A33 some 800 metres to the southwest of Riseley village centre. Unclassified roads pass through the eastern and northern parts of the gap and along the southern and eastern gap boundaries. The Devil’s Highway, a track along the course of a Roman road, lies some 200 metres south of the gap.

13.1.9 There are no significant areas of woodland within the gap although there are small blocks of woodland abutting the western gap boundary on the side-slopes of the Standford End Ridge. Larger blocks of woodland are located at Farley Hill, at Bramshill Plantation some 1300 metres to the southeast of the gap and in the Wellington Country Park some 600 metres to the south of the gap.

13.1.10 The old manor house and parkland at Swallowfield Park lies some 1000 metres to the northeast. Wyvols Court, a Grade II Listed former country house, currently a business centre, abuts the north-western boundary of the gap.

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Vegetation (See figures 9-02 and 9-03)

13.1.11 Key vegetation within the gap comprises tree belts, blocks of woodland, medium to large scale arable fields and a framework of mostly trimmed hedgerows lining the field boundaries and roads. There is a moderate representation of mature hedgerow trees. These are dotted along the field boundaries and are occasionally seen standing alone where hedgerow boundaries have been lost. Hedgerows species lining the roads include holly, poplars, oak and ash. Part Lane, which forms the eastern and southern boundaries of the gap, is well lined with trees, particularly along its western and northern edges.

13.1.12 Small pockets of new and established mixed woodland, including beech and pine, may be found scattered throughout the gap, particularly near houses, along the northern boundary and to the northeast. Two newly planted blocks of woodland, approximately 3 metres high, are located some 200-400 metres south of Swallowfield and an established woodland and orchard also lie some 200-500 metres to the south of the settlement. Shelterbelts of poplar may be found along some road edges. The far north-western part of the gap contains many small copses of native trees and hedgerow trees are particularly well represented. The pastures associated with dwellings are often bounded with ornamental hedge planting, typically Leylandii and trimmed beech.

Public Rights Of Way (See figure 9-03)

13.1.13 A public footpath commences at Salter’s Bridge, which bridges the River Blackwater some 500 metres to the east, and passes across the eastern gap boundary and on through a series of small paddocks in the central part of the gap to connect with Trowes Lane. A byway open to all traffic commences at the western gap boundary, branching off the Basingstoke Road just outside Riseley and heads initially north-westwards. It then crosses the A33 and heads south- westwards up towards Highgrove Copse on the Standford End Ridge. A short section of byway open to all traffic and a short section of public footpath connects the unclassified road on the southern gap boundary with the Devil’s Highway.

Settlement Form (See figures 9-02 and 9-03)

13.1.14 The irregularly shaped property boundaries define the outer edges of Swallowfield, which consists of both 19th and early 20th century dwellings as well as many modern buildings. They are predominantly detached and semi-detached houses, but with terraces on the central street. The dominant building material is red brick with clay tile roofs and but some are

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traditional with timber framing. The medium scale fields, woodland and hedgerows in the northern part of the gap, together with the fields and rivers in the lower parts of the valleys to the northeast and northwest, form part of the setting to Swallowfield.

13.1.15 The linear settlement of Riseley is a village of similar building character to Swallowfield. It has a compact village centre that stretches northwards along the Basingstoke Road. The large scale fields, tree belts and hedgerows in the south-western part of the gap, together with the wooded hill slopes to the west of the gap, form part of the setting to Riseley. Houses, including numerous bungalows, line sections of the Basingstoke Road, from the northern edge of Riseley up to the northern limits of the gap.

13.1.16 Large scattered farmsteads, with modern agricultural buildings form a regular pattern of buildings within and outside the gap. Large scale farm buildings are prominent elements in the landscape. The area has a network of rural roads, which are typically lined with hedgerows, many with drainage ditches and some with associated earth banks.

Gap Boundaries (See figures 9-02 and 9-03)

13.1.17 The northern boundary of the gap follows the rear garden boundaries of houses on the southern edge of Swallowfield and connects with Part Lane, which forms the eastern and southern boundaries of the gap. Heading northwards, the western boundary of the gap initially follows the rear garden boundaries of houses on the eastern edge of Riseley, then a section of the Basingstoke Road, the outer edge of a block of woodland, a section of hedgerow and a section of farm track to the west of Basingstoke Road. It then continues north- eastwards along Spring Lane and Barge Lane and the Basingstoke Road before joining the northern gap boundary at Swallowfield.

Landscape History

13.1.18 The land in the vicinity of the gap was originally part of the Crown land at Windsor Forest. Reference is made in the Domesday survey to a former mill in Swallowfield. The pattern of medium to large scale irregular fields suggests early enclosure. Changes in agriculture, with recent amalgamation of fields, has resulted in the enlargement of fields and the loss of much of the former historic field system, particularly in the central parts of the gap. The pattern of small rectangular fields in the southern and eastern parts of the gap suggests more recent enclosure. The manor house at Swallowfield Park was constructed in the late 17th century. The growth in farming led to significant population growth during the 19th and early 20th

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century, leading to the expansion of Swallowfield and Riseley. The 18th century Reading to Basingstoke turnpike passes through Riseley and a network of lanes were developed to serve local farms.

Visual Survey (See figure 9-04 and Photograph Sheet 9-01)

13.1.19 Many open views may be obtained within the gap as a result of the location of the land on the gently sloping east-facing side of the Blackwater Valley and the scarcity of hedgerows and trees in the southern part of the gap. Views out towards the central and eastern parts of the Blackwater Valley tend to be enclosed by the line of trees along Part Lane, with the upper wooded slopes of Farley Hill seen against the horizon above these trees (see Photograph 9- 01). Public views from the roads and public footpaths in the north-western part of the gap are limited due to the well-tree’d nature of land (see Photographs 9-02 and 9-03). Views out towards the Loddon Valley to the northwest tend to be enclosed by the tree belts and small groups of trees in this north-western part of the gap.

13.1.20 Views across the gap to the south and southeast tend to be seen against a backdrop of the wooded slopes associated with the Standford End Ridge. Panoramic views of land within the gap may be obtained from the section of Trowes Lane in the southern part of the gap, and these include open fields in the foreground, some remnant sections of hedgerow, small groups of trees near Riseley, and trees along the edge of Part Lane, all seen against a backdrop of the wooded Standford End Ridge.

13.1.21 It is difficult to perceive one settlement on the edge of the gap from the other settlement on the opposite edge of the gap due to the presence of intervening woodland, tree belts and hedgerows (see Photograph 9-05). In particular, the new and established woodland blocks to the south of Swallowfield serve to enclose views of one settlement to another. This intervening vegetation also restricts intravisibility (i.e. the ability to see both edges from a single point).

13.1.22 Glimpsed views of the houses on the eastern edge of Riseley and houses on the northern edge of Part Lane may be obtained from sections of Trowes Lane within the gap. Woodland blocks, some 200-500 metres to the south of Swallowfield, substantially enclose views of the southern edge of the settlement from Charlton Lane, which lies to the south of the village and connects Trowes Lane with the Basingstoke Road. Views of Swallowfield may be obtained from a short section of Charlton Lane (see Photograph 9-04) between this woodland and a

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well-treed area of small narrow fields and gardens associated with properties along the eastern side of Basingstoke Road.

Landscape Character

13.1.23 The land within the gap forms part of Character Area 12: ‘Riseley Farmed Clay Lowland’, as identified in Wokingham District Landscape Character Assessment. The key characteristics of this character area, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

13.1.24 CBA has undertaken a landscape character assessment of the gap and its surrounds and concur with the findings of the assessment set out in the Wokingham District Landscape Character Assessment Report. The character of the gap is described in more detail below.

13.1.25 The Riseley Farmed Clay Lowland is dominated by arable farming and includes many large agricultural buildings. It has predominantly large open fields bounded by hedgerows and fences in the central and southern parts of the gap, medium scale fields in the northern part of the gap and small, typically pastoral fields in the eastern, north-western and far western parts of the gap.

13.1.26 The concentration of tree copses and hedgerow trees in the far north-western part of the gap contributes to a small-scale enclosed character in this part of the gap and this contrasts with the open, large-scale character in the central and southern parts of the gap. The fields, tree belts, blocks of woodland, and framework of hedgerows lining the field boundaries and narrow roads, water filled drainage ditches, all contribute to a strong rural character. This rural character is enhanced by the presence of well-treed slopes on the horizon to the south, south-west and east.

13.1.27 The land in the far northern, western and southern parts of the gap presents a more settled rural character, with views obtained to varying degrees of Riseley, Swallowfield and the housing that lines sections of the Basingstoke Road. The ornamental hedges lining some of the field boundaries in the vicinity of these dwellings contribute to this settled character.

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13.2 Assessment of Swallowfield - Riseley Gap/Green Wedge and its Surroundings

Size and Distance

13.2.1 The size and dimensions of the gap are such that it provides significant physical separation between the settlements of Swallowfield and Riseley. This physical separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and or open appearance to the landscape, and helps prevent physical coalescence between the settlements.

Topography

13.2.2 The land within the gap falls from Riseley to Swallowfield at a shallow gradient of approximately 1:35 to 1:45 without any significant variation in the angle of slope. As such, the land does not contribute to the visual separation of the two settlements.

Land Uses and Vegetation

13.2.3 The land uses and associated tree belts, blocks of woodland, arable fields and hedgerows within the gap contribute to the overall perception of agricultural countryside within the gap. The woodland, tree belts and hedgerows between the settlements tend to enclose views of one settlement on the edge of the gap from the other settlement on the opposite edge of the gap, thereby contributing to the visual separation between the two settlements. The southern and northern parts of the gap contribute to the setting of Riseley and Swallowfield respectively and they have different landscape characters, relating to the size of the fields and the presence or otherwise of woodland. This difference in the character of the land helps provide a separate identity for each of the two villages.

13.2.4 The land uses and vegetation contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements and help reinforce the separate identity of both Riseley and Swallowfield.

Urban Edges

13.2.5 Swallowfield and Riseley are both centred on their historic cores and have a strong form and identity. The built edge of Swallowfield adjacent to the gap is irregular and is defined by a largely continuous line of rear garden fences between Part Lane and Basingstoke Road. The

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built edge of Riseley adjacent to the gap is more linear and is defined partly by a continuous line of rear garden fences and partly by the eastern edge of the Basingstoke Road. The relatively high density of houses within the settlement areas contrast with the much more dispersed distribution of houses within the gap, thereby emphasising the contribution that the intervening land makes to the gap. The urban edges of both settlements are robust, defensible landscape features and serve to partially define the gap boundary.

Settlement Perception

13.2.6 There is a strong sense of entering the gap from Swallowfield, heading south along Trowes Lane, due the abruptness of the transition between the tight-knit settlement and the open countryside on the edge of the settlement, with its medium scale fields, woodland and hedgerow lined roads.

13.2.7 The transition from Riseley into and out of the gap is less abrupt. Part Lane, which marks the southern and eastern boundaries of the gap, heads east from the village until it meets Trowes Lane, some 1600 metres east of Riseley. Part Lane is lined with trees, hedgerows and a variety of houses and farm buildings. However, open views of the southern part of the gap may be obtained from a short section of this lane where there are gaps in the roadside hedgerow. These occasional views into the gap from Part Lane are an important part of the settled rural character of the gap. The perception of entering the gap is strongest once road users enter Trowes Lane and pass the farm buildings at the western side of the Trowes Lane / Part Lane junction. Views of the open countryside open up once past these buildings.

13.2.8 The gap may also be entered using the Basingstoke Road, which heads northwards from Riseley. Views of the open countryside within the gap suddenly open up at a point half way along the eastern boundary of the village, where housing is restricted to the western side of the road. These buildings are continuous with a line of less densely developed houses, which extend for some 150 metres into the gap on the western side of the road. The houses on both sides of the northern settlement boundary are perceived to form part of Riseley. The overall perception when travelling along the road in front of these houses is one of passing along the edge of open countryside.

Inter-visibility

13.2.9 It is difficult to perceive one settlement on one side of the gap from another settlement on the opposite side of the gap due to the cumulative effects of distance and the screening of

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intervening vegetation. The very limited intervisibility between settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and open appearance to the land.

Intra-visibility

13.2.10 Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due the distance between settlements, the settled nature of Basingstoke Road and the screening effect of intervening trees and hedgerows. Views from the roads through the gap tend to be enclosed by roadside hedgerows and hedgerow trees. Views northwards from the public footpath through the eastern part of the gap tend to be enclosed by the woodland along the northern edge of this footpath. The lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

13.2.11 The settled, open farmland character of the gap with scattered houses and farmsteads contrasts strongly with the clustered settlements of Swallowfield and Riseley. The contrast between the landscape character of the gap and the settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

13.3 Appropriateness of the Gap/Green Wedge and its Boundaries

13.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

13.3.2 The physical separation and the lack of intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural and or open appearance to the land. The strong contrast between the landscape character of the gap and the adjacent clustered settlements also contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else. The generally linear and abrupt nature of the settlement edges abutting the gap also contribute to the separate identity of the settlements.

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13.3.3 The boundaries of the gap are robust, clearly identifiable and logical features, namely roads and the boundaries of residential properties.

13.3.4 However, it is recommended that the land between the southern edge of Swallowfield and the woodland blocks located some 200-400 metres to the south of the village be excluded from the gap as it does not significantly contribute to the visual separation of Riseley and Swallowfield. The revised gap boundary should, starting at the north-western boundary of the gap, head south-eastwards along the northern edge of Charlton Lane until it meets the woodland blocks located some 200-400 metres to the south of Swallowfield (see Figure 9-05). It should then follow the northern edges of these woodlands, before heading south along a track in the easternmost woodland block and east along the northern boundary of a commercial property before rejoining the existing gap/green wedge boundary.

13.3.5 It is also recommended that a small block of woodland and an enclosed field on the eastern edge of Riseley are also removed from the gap as illustrated by Figure 9-05. All other land within the gap provides on important contribution to the visual separation between the settlements. Any built development on this land would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

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14.0 BINFIELD – WOKINGHAM – BRACKNELL GAP/GREEN WEDGE (No. 10A)

14.1 Landscape Survey of the Binfield – Wokingham – Bracknell Gap/Green Wedge and its Surroundings

Landscape Context

14.1.1 This gap forms part of a very rural area in the far eastern part of Wokingham District and assists in the separation of the settlements of Binfield – Wokingham – Bracknell. It is highly irregular in shape and some 379 hectares in size. The central core of the gap is some 2500 to 3000 metres long running north to south. The gap is some 1300 to 4400 metres wide east to west.

14.1.2 The gap is a farmed landscape and is dominated by open, arable and pastoral fields. The Wokingham built up area abuts the central and southern sections of the western boundary and the small rural settlement of Binfield in the neighbouring authority of Bracknell Forest abuts the northeastern corner of the gap. An expansion of Bracknell is proposed at Peacock Farm and this would result in the extension of the built-up area to some 400 metres from the south- eastern corner of the gap. The even smaller settlement of Popeswood lies some 500 – 900 metres to the east of the joint Wokingham district and gap boundary. Popeswood forms part of the built-up area of Bracknell, the settlement boundary of which extends up to the A329 / A329(M) junction along the southern side of the B3408. From this junction the A329 heads westwards into Wokingham and the A329(M) heads north-westwards through the centre of the gap and across open countryside to the M4 motorway and Reading.

14.1.3 Forest Road (B3034) forms the northern boundary of the gap and links Binfield, via the A321, to Wokingham. Binfield Road and Warren House Road branch southwards from Forest Road, both passing over the A329(M) into Wokingham. Warren House Road forms part of the western gap boundary. The Wokingham to Bracknell railway line forms part of the southern boundary of the gap. Open countryside lies south of the Wokingham to Bracknell railway, to the west of Warren House Road and to the north of Forest Road. A dry ski slope and hotel lie close to the south-eastern corner of the gap, within the Bracknell urban area.

Geology and Soils

14.1.4 A broad belt of London Clay underlies the area, although there are occasional localised deposits of gravels. The clay has given rise to stagnogley soils, which occasionally get

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waterlogged and there is also a narrow band of Argillic gley soils. The variation of soils, landform and subsurface drainage has resulted in a mix of pastoral and arable land use.

Topography and Drainage (See figure 10a-01 and 10a-03)

14.1.5 The land is at its highest point at the A329/A329(M) junction, where it lies at some 90m AOD. From here, it slopes down to the west and north and descends to some 63m AOD in the south-western corner of the gap, some 55m AOD in the north-western corner and some 68m AOD in its north-eastern corner. The land within the central part of the gap is mostly northwest facing and has a slightly rolling to gently undulating character. There is a gentle ridgeline crossing east-west along the northern edge of the gap, from Binfield to Bill Hill, some 700 metres to the west of the gap. The gradient of land varies between approximately 1:55 in the southern part of the gap to approximately 1:100 in the north-western part of the gap. The landform within the gap is transitional, giving way to a flatter landscape to the north of the Binfield to Bill Hill ridgeline.

14.1.6 Many field drainage channels and small watercourses cross the landscape. Those to the south of the A329(M) comprise the upper reaches of Emm Brook, which feeds into the River Loddon. Those to the north of the A329(M) drain across the lowest point on the Bill Hill to Binfield ridge and feed into upper reaches of Billingbear Brook, a tributary of the Emm Brook. Some small ponds have been created either along the course of these streams or in association with local farmsteads.

Vegetation (See figures 10a-02 and 10a-03)

14.1.7 The fields within the gap are used for both arable farming and pasture. Those to the north of the A329(M) are generally irregular and large in size, except for a line of regularly shaped small-scale fields along the southern edge of Forest Road. Field boundary hedgerows are scarce in the northern part of the gap, with the boundaries now marked by lines of occasional mature oak trees. The fields to the south of the A329(M) are generally irregular and small to medium in size. Field boundary hedgerows in the southern part of the gap are generally substantial with a high representation of mature hedgerow trees. Individual mature trees also occur alongside some of the water filled drainage ditches and small watercourses within the gap.

14.1.8 The area contains a high proportion of woodland, some irregular in outline and some arranged in straight-edged blocks. These woodland blocks and smaller tree belts are scattered across

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the gap and across the surrounding countryside, including those alongside the built-up edges of Wokingham and Binfield and also on relatively high-lying ground near the gap boundaries, i.e. at the A329/A329(M) junction and near the Binfield to Bill Hill ridgeline. Many of these woodlands are ancient and are predominantly deciduous. Some of the vegetation on the western edge of Binfield tends to have more of a heathland character, with birch and bracken. There are typically small amounts of trees and shrubs in rear gardens of residential properties on the edges of Wokingham and Binfield.

14.1.9 There is a belt of trees lining the railway line along the southern boundary of the gap. There are also substantial tree/shrub belts alongside both sides of the A329(M) and also the B3048, which heads towards Bracknell from the A329/A329(M) junction. There is a large area of woodland and parkland associated with the Hilton Hotel, located south of the junction. This woodland abuts Big Wood, which extends beyond the gap’s southern boundary, straddling the Wokingham to Bracknell railway. Coniferous trees and hedges are associated with many of the smaller residential properties within the gap and conifers have also been planted alongside some parts of the A329(M). Small trees may be found in the rear gardens of residential properties along the edges of Wokingham, Binfield and the Popeswood district of Bracknell.

Land Uses (See figures 10a-02 and 10a-03)

14.1.10 The primary land uses are farmland and woodland. The farming is predominantly arable with a few pastoral fields scattered in the north and south of the gap, mostly close to settlements. The land is dissected by the A329 and the A329(M) highways and a small network of minor roads and public rights of way criss-cross the gap. The land within the gap is remarkably sparse in terms of built settlement, only supporting a small number of small individual houses and farmsteads, with large-scale buildings. Stokes Farm, in the central part of the gap, has a large number of large-scale sheds surrounding it. The large Hilton Hotel lies to the immediate south of the A329/A329(M) junction in a wooded setting. The small linear group of houses called Kingscote lies along the southern edge of Forest Road and a second row of houses lies some 100 metres to the west on the northern edge of the road.

14.1.11 The dense residential areas of Wokingham abut the central and southern sections of the western boundary and housing within the small rural settlement of Binfield abuts the north- eastern corner of the gap. An area of large-scale retail and commercial buildings, small houses and leisure facilities, including a dry ski slope, abut the south-eastern corner of the gap, all within the settlement boundary of Bracknell.

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Settlement Form (See figures 10a-02 and 10a-03)

14.1.12 The low level of settlement within the gap retains a very rural character in spite of the urbanising influences of Wokingham, Bracknell and the A329(M). This is achieved by the presence of tree belts and woodland blocks alongside these features, thereby helping integrate them into the wooded setting of the gap. The large size of the gap and the relatively few roads and public rights of way through it, help reduce these urbanising influences. The most significant areas of built development within the gap are the two short lengths of small, detached houses alongside Forest Road. Generally the settlement pattern is very low density and is dominated by farmsteads and large-scale sheds associated with these farms. The materials used for most of the houses are red brick and clay tile. The roads and tracks within the gap are small scale and very rural in character.

14.1.13 The extensive adjacent settlement of Wokingham comprises a mix of terrace and semi detached houses. The settlement of Binfield is centred on a crossroad and the settlement edge adjacent to the gap typically comprises small individual houses set within well-treed gardens. An old manor house, Popes Manor, lies some 600 metres to the east of the gap and has a parkland setting. Popeswood comprises predominantly detached houses with large gardens to the north and smaller terrace houses to the south.

Public Rights of Way (See figure 10a-03)

14.1.14 There are very few public rights of way within the gap. In the centre of the gap, a public footpath heads southwest from the western edge of Binfield Road, passing along the southern edge of Pebblestone Copse, to connect with the Dowlesgreen housing area within Wokingham. In the southern part of the gap, a public footpath heads north-eastwards from Plough Farm, passing alongside the western and eastern edge of the A329(M), before continuing to the north-east, past the eastern gap boundary and on to Murrellhill Lane on the edge of Popeswood. In the far south-eastern corner of the gap, a public footpath runs along the eastern edge of the A329 to join a network of public footpaths within the settlement boundary of Bracknell. In the far south-western corner of the gap, a byway open to all traffic passes alongside a tree lined track, which connects the A329 with Waterloo Road. To the north of the gap, a byway open to all traffic follows a track, which continues northwards from Binfield Road. A second byway open to all traffic heads eastwards from this track and continues up to the western edge of Binfield.

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Landscape History

14.1.15 The land in the vicinity of the gap was originally part of the Crown land at Windsor Forest. Medieval forest law protected the Crown’s hunting, timber and other rights in the area but the original woodland was under pressure from clearance for arable and pastoral uses. The gap is likely to have formed part of a largely open and cultivated landscape in the Saxon period. There was a medieval deer park at Billingbear, some 1200 metres to the north of the gap but the former parkland around Billingbear Park is now cultivated land. There was also an early Georgian country house and landscaped park at Bill Hill and part of this park remains today.

14.1.16 The pattern of narrow land-parcels associated with individual dwellings alongside Forest Road dates from the late 19th and 20th century. A former brick kiln and brickfield was located south of Billingbear Park, reflecting the demand for London Clay in brick making. The former forest landscape is reflected in the generally low level of settlement. Changes in agriculture, with recent amalgamation of fields, have resulted in the enlargement of fields and the loss of much of the former historic field system, throughout most of the gap.

Gap Boundaries (See figures 10a-02 and 10a-03)

14.1.17 The north-eastern corner of the gap abuts the built up edge of Binfield and the northern boundary is formed by Forest Road, which extends to the west of the settlement. The gap boundary follows this road for some 1700 metres before heading south along Warren House Road for some 750 metres. It then heads westwards along the A329(M) and along the hedgerow boundaries of a large arable field on the western edge of Warren House Road. It then re-joins Warren House Road which defines the extent of housing along the northern edge of Wokingham.

14.1.18 The gap’s boundary then follows the alignment of a public footpath and substantial hedgerow to the south-western corner of Pebblestone Copse. Thereafter the gap’s boundary follows a haphazard route along the outer edge of woodland blocks, the edge of housing, until it reaches Binfield Road. However, short sections of the gap’s boundary to the north of Binfield Road also pass through one woodland block and pass between an area of housing and the buildings of Bean Oak Farm, which lie immediately adjacent to the housing area.

14.1.19 The boundary line then heads north-eastwards along Binfield Road for some 150 metres before heading east and south along a series of field boundaries and across the western part of one arable field, before joining the A329 (London Road). The gap’s boundary then heads

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west along the A329, south along a byway open to all traffic and then east along the Wokingham to Bracknell railway for some 600 metres (the section of boundary along the railway corresponds with the northern boundary of the Wokingham – Finchampstead North – Crowthorne – Bracknell Gap). Thereafter, the gap’s boundary follows the western and northern edges of Big Wood, which also corresponds with the boundary of Wokingham District.

14.1.20 The gap then passes south-eastwards through an area of woodland, northwards across the A329 and along the hedgerow-lined edges of a series of small fields located to the south-east of the A329/A329(M) junction. It then follows the eastern boundary of Wokingham District northwards to the re-join the western edge of Binfield, passing along the edges of fields and woodland blocks, but in some cases, passing though open fields.

Visual Survey (See Photograph Sheets 10a-01 and 10a-02)

14.1.21 Wooded horizons are a key feature of views within the gap, provided by tree belts adjacent to Wokingham, Binfield and the A329(M) and also by large woodland blocks and hedgerow trees within other parts of the gap.

14.1.22 Photograph 10a-1 illustrates the long distance rural views that are available across the landscape from Forest Road, which follows the ridgeline between Binfield and Bill Hill. The northern edge of Wokingham is difficult to perceive from this road on account of the effects of distance and the visual enclosure provided by tree belts along the edge of the A329(M) and the presence of intervening woodland blocks. Glimpsed views of housing on the edge of Wokingham may be achieved from some sections of this road, including views of a prominent church spire within the town. The large field sizes and scarcity of field boundary hedgerows in this part of the gap contribute to a sense of openness within the landscape.

14.1.23 Photograph 10a-2 illustrates the long distance rural views that are available across the far western protrusion of the gap from the junction of Warren House Road and Keep Hatch Road on the northern edge of Wokingham.

14.1.24 Photograph 10a-3 illustrates the rural views that are available from the eastern edge of Wokingham and how these views are enclosed in the middle distance by the robust tree/shrub belt along the edge of the A329(M). The group of houses on the eastern side of Keep Hatch Road, seen on the right hand side of the photograph, are currently under construction.

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14.1.25 Photograph 10a-4, taken from the public footpath to the south of Pebblestone Copse, illustrates some of the large-scale buildings associated with Stokes Farm and the visual enclosure provided by tree belts along the edge of the A329(M).

14.1.26 Photograph 10a-5, taken from the public footpath to the east of the A329/A329(M) junction illustrates the long distance rural views that are available across the landscape from this elevated land and the visual enclosure of Binfield provided by intervening tree belts and woodland blocks. The elevated nature of the land, the large field sizes and the scarcity of field boundary hedgerows in this part of the gap contribute to a sense of openness within the landscape.

Landscape Character

14.1.27 The land within the gap straddles two landscape character areas as set out in the Wokingham District Character Assessment. These are Character Area I1: ‘Ashridge Farmed Clay Lowland’ and Character Area J1: ‘Wokingham – Winnersh Settled and Farmed Clay’. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Character Areas Associated with Gaps/Green Wedges.

14.1.28 CBA has undertaken a landscape character assessment of the gap and its surroundings and concur with the findings of the Wokingham District Landscape Character Assessment Report, as many of the key characteristics relate to land in the vicinity of the gap.

14.1.29 Wooded horizons are a key characteristic of the gap, provided by woodland blocks, hedgerow trees and tree belts. The motorway and its junction with the A329 is an urbanising feature in the landscape. It fragments the local landscape and the noise and movement of traffic disturb an otherwise peaceful landscape. The land has a great sense of openness, resulting from large field sizes and the scarcity of field boundary hedgerows in the central, eastern and northern parts of the gap. The land to the west of the A329(M) is generally more enclosed with smaller scale fields.

14.1.30 The land to the south-east of the A329/A329(M) junction has a small-scale, enclosed character and its character is heavily influenced by the presence of the A329 to the immediate west. It is a much more fragmented landscape as a result of the construction of the A329, the telecommunication tower to the immediate east and the severance of the road in the northern part of the area, as part of the construction works for the highway junction.

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14.2 Assessment of Gap/Green Wedge and its Surroundings

Size and Distance

14.2.1 The built up areas of Binfield and Wokingham are separated by some 1600 metres and the built up areas of Wokingham and Bracknell by some 800 metres at the narrowest point near the A329/A329(M) junction. The size and dimensions of the gap between Binfield and Wokingham are such that it provides significant physical and visual separation between the settlements. The visual separation is provided by intervening woodland blocks and by the tree/shrub belts alongside the A329(M). The gap between Wokingham and Bracknell is much smaller but the land provides sufficient physical and visual separation, with the presence of woodland blocks alongside the A329/A329(M) junction, the woodland associated with the Hilton Hotel and the trees and hedgerows associated with the small-scale fields to the east of the junction.

Topography

14.2.2 The elevated land in the south-eastern part of the gap contributes to the substantial visual separation between Wokingham and Bracknell. This topographical feature therefore has a significant role in helping prevent coalescence between the settlements. The slightly rolling to gently undulating topography within the northern and central parts of the gap do not contribute to the visual separation of Wokingham and Binfield, which is achieved primarily by the cumulative effects of distance and the screening effects of intervening vegetation.

Land Uses

14.2.3 The farms, woodland blocks and the small-scale dispersed nature of the houses and farmsteads within the gap contribute to the overall perception of agricultural countryside. The land uses contribute to the purpose and effectiveness of the gap as they provide visual contrast with the adjacent settlements and help reinforce the separate identity of both Wokingham and Binfield.

14.2.4 The land uses in the gap between Wokingham and Bracknell are very different, being dominated by the prominent engineering structures associated with the A329/A329(M) junction, where four highways converge. Travelling east along the A329 (London Road) towards the junction, the overall perception remains rural, as trees substantially enclose views of the junction engineering structures and agricultural fields lie to the north and south of the road. The land to the east of the A329/A329(M) junction comprises enclosed pastoral fields

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and individual houses in garden settings. Although this land provides a low contribution to the setting of Wokingham, it provides an important contribution to the setting of Bracknell and to the setting of the A329, which passes through a predominantly rural landscape both to the southeast and the northwest of the junction. Any significant built development would adversely affect the setting of Wokingham and the A329(M) and would also reduce the rural perception of the gap.

Vegetation

14.2.5 The fields, hedgerows and woodland blocks contribute to the overall perception of agricultural countryside within the gap. The vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements and helps reinforce the separate identity of both Wokingham and Binfield. The presence of heathland type vegetation, such as birch and bracken, also helps reinforce this separate identity.

14.2.6 The tree/shrub belts alongside the A329(M) and the woodland blocks between Wokingham and Binfield help provide significant visual separation between the settlements. The woodland blocks alongside the A329/A329(M) junction, the woodland associated with the Hilton Hotel and the trees and hedgerows to the east of the junction all contribute to significant visual separation between Wokingham and Bracknell.

Urban Edges

14.2.7 The tree belts, woodland blocks and rear garden vegetation alongside the edges of Wokingham, Binfield and the Popeswood district of Bracknell help integrate the settlements into the wooded setting of the gap. The relatively dense urban edges contribute to the effectiveness of the gap in that they contrast with the pattern of development within the gap and help provide clear and distinct visual and physical breaks between the built up areas. The large-scale and visually harsher edge to the part of Bracknell southwest of Popeswood slightly reduces the perception of rural countryside near the eastern gap boundary. However, the enclosure provided by tree/shrub belts alongside the B3408 helps reduce these urbanising effects.

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Settlement Perceptions

14.2.8 The density of houses within Wokingham, Binfield and Popeswood contrast with the very limited and dispersed distribution of houses and farmsteads within the gap, thereby emphasising the contribution that the land makes to the gap. There is a strong sense of leaving and entering these settlements to and from the gap, due to the distinctive character of the settlements, the abruptness of the transition between the tight-knit settlements and the open countryside and the sudden opening up of views once past houses that provide enclosure to the remaining parts of the settlement. The scale and style of the retail and commercial buildings on the south-western edge of Bracknell also contrasts with the settlements within the gap and with the very rural character of the land.

Inter-visibility

14.2.9 The ability to see from one settlement edge to another is very poor, due to the cumulative effects of distance and the screening of intervening woodlands and tree/shrub belts. The very limited intervisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land.

Intra-visibility

14.2.10 Intravisibility (i.e. the ability to see both edges from a single point) is difficult to perceive within the gap due the distance between settlements and the screening effect of tree/shrub belts and woodland blocks. The lack of intravisibility between settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and or open appearance to the land.

Landscape Character

14.2.11 The land within the gap is very rural in character and generally has a great sense of openness, resulting from large field sizes, the scarcity of field boundary hedgerows and the availability of wooded horizons in long distance views. The contrast between the landscape character of the gap and the adjacent settlements contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

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14.2.12 The character of the land between Wokingham and Bracknell is heavily influenced by the presence of the A329/A329(M) junction. However, views of the junction are sufficiently enclosed by nearby woodland blocks such that a strong contrast remains between the urban character of the settlements and the predominantly rural character of the land within the gap. This contrast, again, contributes to the distinctive identities of these settlements and, when people are travelling into the gap, helps establish in the travellers’ minds that they are arriving somewhere else.

14.3 Appropriateness of Gap/Green Wedge and its Boundaries

14.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

14.3.2 Some areas of land in the north-western part of the gap do not provide any significant physical or visual separation between Wokingham and Binfield. The land north of the residential area at Dowlesgreen and the land to the west of Binfield Road, including the group of houses at Kingscote, does not fulfil this primary function. The gap boundary should be redrawn to remove these areas of land from the gap. Starting at the Binfield Road/Forest Road junction, the gap boundary should head southwards down Binfield Road until it meets the public footpath that connects this road with the Dowlesgreen area of Wokingham (see Figure 10a- 05). The gap boundary should follow this public footpath until it meets the eastern corner of Pebblestone Copse. It should then follow the eastern and northern edges of the copse, cross over the A329(M) and head south along the western edge of a woodland block before rejoining the existing gap boundary.

14.3.3 All other parts of the gap provide an important contribution to the visual separation between Binfield, Wokingham and Bracknell. Any built development on this land would impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap.

14.3.4 The physical separation and the lack of intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural and open appearance to the land. This rural land provides the setting for the adjacent settlements. The strong contrast between the landscape character of the gap and the adjacent settlements also contributes to the distinctive identities of these settlements and, when people are travelling in or out of the gap, helps establish in the travellers’ minds that

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they are arriving somewhere else. The generally linear and abrupt nature of the settlement edges also contributes to the separate identity of the settlements.

14.3.5 The boundaries of the gap are generally robust, clearly identifiable and logical features, i.e. roads, woodland edges, hedgerows and the boundaries of residential properties. They also respect the integrity of existing landscape elements within the gap, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

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15.0 WOKINGHAM - FINCHAMPSTEAD NORTH - CROWTHORNE – BRACKNELL GAP/GREEN WEDGE (No.10B)

15.1 Landscape Survey of Wokingham - Finchampstead North – Crowthorne - Bracknell Gap/Green Wedge

Landscape Context

15.1.1 This gap lies in the south and south eastern part of the Wokingham District, located on the south-eastern edge of Wokingham. It separates the settlements of Wokingham, Finchampstead North, Crowthorne and Bracknell. The eastern and central parts of the gap are broadly rectangular in shape and the western part is irregularly shaped. It is approximately 910 hectares in area, being some 2250-2950 metres long between Wokingham and Crowthorne and some 2600-3600 metres wide between Wokingham and the eastern boundary of Wokingham District. The far south-western part of the gap is triangular in shape and considerably smaller in size being some 1400 metres long and some 400 metres wide. The dense urban settlement of Bracknell lies some 1220 to 1500 metres to the east of the district boundary and is proposed for expansion in the vicinity of Peacock Farm.

15.1.2 The built-up areas of Wokingham abut the northern and western boundaries of the gap, the built-up area of Crowthorne (part of which is known as Pinewood) abuts the southern gap boundary and open countryside abuts the eastern gap boundary.

15.1.3 The land within the gap is mostly used for arable and pastoral farming but includes large areas of plantation and mixed woodland in its southern part. It supports several small villages, scattered farmsteads and dwellings and a variety of other small-scale rural land-uses such plant nurseries, catteries and fruit farms. The land within the far south-western part of the gap includes housing within a woodland setting. Ludgrove School lies in the north-western part of the gap and Easthampstead Park (Conference Centre) lies some 700 metres east of the gap. The Reading to Staines railway passes along the northern boundary of the gap and Wokingham to Farnborough railway passes along the western boundary of the gap.

Geology and Soils (See figure 10b-01)

15.1.4 The northern part of the gap has a highly varied geology, being underlain by London Clay strata, with subsequent sandy drift deposits. Locally, the lower tributaries of Emm Brook, a tributary of the River Loddon are marked by bands of alluvium. The mixed geology has led to

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the development of Stagnogley soils in the north-eastern part of the gap and Gley Podzols elsewhere. The Stagnogley soils are affected by high groundwater and this has led to the creation of some drainage ditches in the area. The Gley Podzols are sandy and poorly draining and this has led to a high proportion of pasture in the farming areas.

15.1.5 The southern part of the gap is dominated by the presence of an assemblage of sandy formations, including the sandy deposits of the Bagshot Beds and localised deposits of the Camberley Sand Formation, Windlesham Formation and the Sixth River Terrace. These have led to the development of soils, which are unsuited for arable farmland as they have impeded drainage and create nutrient-poor acidic conditions.

Topography and Drainage (See figures 10b-02 and 10b-03)

15.1.6 The land forms part of an elevated, gently undulating, upland landscape. It generally lies between 70m and 55m AOD, but falls to approximately 50m AOD in the far north-western part of the gap. The land rises to some 90m AOD near the A329M / A329 junction, some 800 metres to the north-east. It also rises to form a low-lying ridge of land, the Finchampstead Ridge, at some 85-100m AOD in Crowthorne, some 800-2500 metres to the south.

15.1.7 Several narrow watercourses, including Queen’s Brook and Waterloo Road Stream dissect the land within the northern part of the gap. These together with the presence of occasional hillocks (e.g. at Water Hill) create some variation in the landform of the area. There are numerous ponds and two large lakes in the southern part of the gap. The two lakes, King’s Mere and Queen’s Mere, developed from historic brick pits. These water bodies tend to be acidic and Queen’s Mere abuts Silverstock Bog, which was created by the poorly draining soil.

Vegetation (See figures 10b-02 and 10b-03)

15.1.8 The northern part of the gap comprises predominantly pastoral land with smaller areas of arable land. The fields are mostly of medium size, geometrically shaped and divided largely by timber post-and-wire fencing. Where hedgerows are present, these are generally gappy and unconnected. Fields in the far north-western corner of the gap are small, irregularly shaped and are divided by unmanaged hedgerows.

15.1.9 Holme Grange School and the parkland associated with Ludgrove contain mature trees, ornamental shrubs and lawns. Tree copses and tree belts enclose most sides of Ludgrove

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School. Tree belts and lines of individual trees line both sides of the Wokingham to Farnborough railway. Mature trees line Easthampstead Road, Heathlands Road and other farm tracks. Sections of coniferous hedging have been introduced in the vicinity of some residential properties.

15.1.10 There are areas of meadow, woodland, plantation, wet bog and heath in the southern part of the gap, although the vegetation is dominated by large swathes of coniferous plantation, including Gorrick Plantation on the southern edge of the gap. There are numerous clearings within the plantation and these spaces typically include small individual houses and gardens or pasture for horse grazing.

Land Uses (See figures 10b-02 and 10b-03)

15.1.11 The land within the northern part of the gap is dominated by pasture, with smaller areas of arable land. The pasture is largely used for cattle and sheep grazing although smaller areas are used as horse and pony paddocks, typically enclosed by timber or post and wire fencing. There are many small hobby farms and small holdings, including fruit farms and an ostrich farm. Small clusters of buildings are located at Holme Green and Gardeners Green and small individual houses are also scattered across the area. Ludgrove School and Holme Grange School are located in the northern part of the gap. Other land uses include farm shops, public houses, a small fishing lake near Gardeners Green and a network of recreational footpaths. A golf course abuts the eastern gap boundary. The Wokingham to Farnborough railway passes through the western part of the gap, the A321 passes through the far western part of the gap and a variety of unclassified roads pass through the central and eastern parts of the gap, including Easthampstead Road, Heathlands Road and Honey Hill. The B3430 (Nine Mile Ride) abuts the southern gap boundary and the Reading to Staines railway abuts the northern gap boundary.

15.1.12 The land within the southern part of the gap is dominated by woodland and forestry. The largest plantation is Gorrick Plantation, which is owned by the Forestry Commission and is used for informal recreation. There are several bogs and lakes within forest clearings, including King’s Mere and Queen’s Mere. The woodland and plantation areas also include a scattering of individual houses and small groups of houses concentrated along Nine Mile Ride and amongst the plantation to the south of the ride. Ravenswood Village Settlement lies to the south of the gap on the opposite side of Nine Mile Ride and this comprises a substantial cluster of housing and training buildings in the middle of extensive grounds with peripheral woodland. Easthampstead Park (Conference Centre) and Downshire Golf Course lie some

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400-500 metres to the east of the gap and an extensive area of woodland extends from the southern section of the gap’s eastern boundary to Bracknell.

Settlement Form (See figures 10b-02 and 10b-03)

15.1.13 The residential areas on the outer edges of Wokingham are large in scale, abrupt, linear and invariably lack the variety in character and form associated with the older built areas in the gap, such as Holme Green and Gardeners Green. Housing to the north of the gap, on the southern edge of Wokingham, extends up to the Reading to Staines railway. The layout of this housing generally follows the linear nature of the railway and provides a distinct southern edge to the built-up area of Wokingham. The housing is seen in the context of both trackside trees and areas of wooded hill slope in the southern part of Wokingham.

15.1.14 The built-up edge of Crowthorne at Pinewood is generally set back from Nine Mile Ride and extends up to Nine Mile Ride for only a short section of the ride between Old Wokingham Road and New Wokingham Road. Nine Mile Ride has a strong, linear character and the built- up edge of Crowthorne interrupts the continuity of woodland alongside the ride as the residential plots have relatively few mature coniferous trees compared to the housing on the northern side of the road within the gap. The northern edge of Crowthorne also includes the Ravenswood Village Settlement but this is generally perceived by users of Nine Mile Ride as an area of woodland on account of its robust peripheral vegetation.

15.1.15 The north-western edge of Crowthorne comprises lines of densely developed individual houses, either in linear form on the eastern edge of the A321 or in a cul-de-sac layout to the west of the A321. This built-up edge contrasts with the land within the far south-western corner of the gap, which is dominated by plantation and housing with long, narrow gardens, which contain remnant conifer trees from the original plantation. The south-eastern and eastern built-up edges of Finchampstead North are also characterised by closely spaced individual houses lining the roads through the eastern part of the settlement. This built-up edge also contrasts with the housing in the far south-western corner of the gap, with its long, narrow gardens and remnant conifer trees. The presence of groups of buildings and forest areas on both sides of the B3430 does not provide a clear distinction between the settlement edge of Crowthorne and the countryside within the gap / green wedge.

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Public Rights of Way (See figure 10b-02)

15.1.16 There are four sections of ‘byway open to all traffic’ within the gap. The first heads northwest from Nine Mile Ride, passing through Gorrick Plantation until it meets the Wokingham to Farnborough railway. It then passes alongside the railway until it joins the track that leads to Ludgrove School. The second connects Easthampstead Road with Waterloo Road in the north-eastern corner of the gap. The third passes along a track that leads from the A321/Nine Mile Ride roundabout and heads south-westwards into the area of settled plantation south of the ride. The fourth passes along a track that connects Nine Mile Ride with a more northern section of the A321. Another track within the area of settled plantation south of Nine Mile Ride serves as a public bridleway. Elsewhere, there is an extensive network of public footpaths across the central and northern parts of the gap, which connect roads and settlements.

Landscape History

15.1.17 The area originally formed part of Windsor Forest and woodland clearance led to the development of the area as an agricultural hinterland to Wokingham. There was early enclosure of fields followed by Parliamentary enclosure in the early 19th century and field amalgamation in the 20th century. It is likely that Holme Green and Gardeners Green were developed in the late Medieval/Post-medieval periods. The gap includes several buildings from the 16th and 17th centuries but the area rapidly developed with the development of a new turnpike road through Wokingham in 1759. The opening of the Reading to Staines railway in 1849 accelerated the development of Wokingham, which grew to become Berkshire’s fifth largest town by 1930.

15.1.18 It is likely that settlements expanded from the valleys onto less favourable sandy soils of the southern part of the gap during the Bronze Age. Commons and heathland developed as woodland was cleared, the land cultivated, and the soils gradually depleted. The southern part of the gap was largely unpopulated during the Medieval period, when the land formed part of Windsor Forest. The forest was enclosed in the early to mid 19th century, with the heaths being replaced by plantations. Nine Mile Ride was created for Queen Anne through the forested area.

15.1.19 Crowthorne was initially developed in the middle to late 19th century, following the establishment of Broadmoor Hospital and Wellington College, which served as sources of employment. Other settlements were developed near the town (e.g. Finchampstead North)

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after 1870. A number of lakes, including King’s Mere and Queen’s Mere, appeared in the southern part of the gap following late 19th century excavations for brick-making (e.g. at the former California Brickworks). The area became popular for developing country houses in view of its scenic value and proximity to London. Many of these have been converted into educational use, including those at Ludgrove School and Easthampstead Park (Conference Centre) in the northern part of the gap.

Gap Boundaries (See figures 10b-02 and 10b-03)

15.1.20 The Reading to Staines railway forms the northern gap boundary and helps define part of the southern built-up edge of Wokingham (this section of gap boundary corresponds with the southern boundary of the Binfield - Wokingham - Bracknell Gap). The eastern gap boundary heads south from the railway and corresponds with the eastern boundary of Wokingham District. It initially follows no physical feature on the ground but thereafter it follows the boundaries of fields and residential properties until it meets the Old Wokingham Road. It follows this road for most of its length until it meets Nine Mile Ride. The gap boundary then heads eastwards along Nine Mile Ride before heading south again after crossing over the Wokingham to Farnborough railway. Thereafter, it adopts a convoluted alignment, which follows rear garden boundaries, tracks along forest rides and short sections of the A321. To the north of Nine Mile Ride, it heads northwards again, following partly rear garden boundaries, but mostly the poorly defined interface between woodland and the lawns within the rear gardens of residential properties. The western boundary of the gap then crosses over the A321 and heads northwards, either along the edge of the road or along the rear garden boundaries of residential properties. The gap boundary then heads eastwards again for a short distance, passing along the boundaries of a school and various other residential properties, before rejoining the Wokingham to Farnborough railway. Thereafter, it passes along the northern edge of a supermarket car-park before rejoining the boundary of the Reading to Staines railway.

Visual Survey (See figure 10b-04 and Photograph Sheets 10b-1 and 10b-2)

15.1.21 Public views within the gap are from roads and from public rights of way. Many of these routes are lined by hedgerows, trees or blocks of woodland. Views in the southern part of the gap tend to be restricted to the near distance due to the enclosure provided by roadside trees and by the plantations and woodland to the north and south of Nine Mile Ride. Linear, middle distance views may be obtained along Nine Mile Ride and in areas where the plantations give way for some of the small fields within the southern part of the gap.

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15.1.22 Public and private views across the remaining parts of the gap are generally restricted to the near or middle distance on account of the enclosure provided by the undulating landform and the cumulative screening effects of hedgerows, tree belts and individual trees within the gap. These views tend to be set against a well-treed backdrop, provided by either woodlands within the gap or by trees on the ridges and hill spurs that surround much of the gap.

15.1.23 Views towards Wokingham from the northern parts of the gap tend to be partially enclosed by trees along the Reading to Staines railway (see Photographs 10b-1, 10b-2 and 10b-5). Views of housing on the edge of the settlement are particularly prominent in the north-western part of the gap, where the land at Chapel Green falls to a relatively low level and the housing lies on land at relatively high level within the settlement (see Photograph 10b-1). Filtered views may also be obtained, from Chapel Green and its adjacent public footpaths, of the Wokingham to Farnborough railway seen through line-side trees and shrubs to the west. Views of the Tesco supermarket on the north-western gap boundary are also substantially filtered by peripheral tree/shrub belts. Views towards housing in Wokingham from the central part of the gap tend to be further enclosed by intervening hedgerows and their associated trees (see Photographs 10b-3 and 10b-4).

15.1.24 Views eastwards from the centre of the gap towards Bracknell are typically of open countryside, which comprises large scale arable fields set against a backdrop of woodland and tree belts associated with Easthampstead Park (Conference Centre) and Downshire Golf Course. Views south-eastwards from the centre of the gap towards Bracknell are enclosed by the extensive area of woodland, which extends from Bracknell to the southern section of the gap’s eastern boundary.

15.1.25 Views southwards from the centre of the gap towards Crowthorne are completely enclosed by the mature trees within Gorrick Plantation and by smaller blocks of woodland along Nine Mile Ride to the east of the plantation. Highly filtered views may be obtained towards houses in Finchampstead North from the public byway alongside the Wokingham to Farnborough railway. These views are typically difficult to perceive on account of the enclosure provided by trees and shrubs alongside the railway and by the hedgerows and associated trees that enclose the fields around Woodcray Manor Farm.

15.1.26 Intervisibility from settlements on the edge of the gap is not possible on account of the effects of distance and the visual enclosure provided by woodland, individual trees and hedgerows and their associated trees. This visual enclosure also prevents views between Bracknell (including the committed development at Peacock Farm) and settlements adjacent to the gap.

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It is also difficult to obtain any intravisibility (i.e. the ability to see the edges of different settlements from a single point) from within the gap on account of the visual enclosure provided by intervening woodland, trees and hedgerows.

Landscape Character

15.1.27 The northern part of the gap forms part of Character Area N1: ‘Holme Green Pastoral Sandy Lowland’ and the southern part of the gap forms part of Character Area M1: ‘Finchampstead Forested and Settled Sands’, as identified in the Wokingham District Landscape Character Assessment Report. The key characteristics of these character areas, as set out in this character assessment report, are identified in Appendix A: Wokingham District Landscape Character Areas Associated with Gaps/Green Wedges.

15.1.28 CBA has undertaken a landscape character assessment of the gap and its surrounds and this assessment concurs with the findings of the Wokingham District Landscape Character Assessment. The northern part of the gap generally comprises a gently undulating rural landscape, which is characterised by medium-sized pastoral fields. The land generally has an open nature and a peaceful character. However, there is a belt of arable land in the central part of the gap, bounded by the Reading to Staines railway, Heathlands Road to the east, Gorrick plantation to the south and Queen’s Brook to the west. These fields are used for both arable crops and fruit-growing, with a large number of poly-tunnels in the southern part of this arable belt. There are few hedgerows or field boundary trees in this arable belt. The land has an open character when the poly-tunnels are dismantled and tree belts in the middle distance enclose views across the area.

15.1.29 There are pockets of land, which have a predominantly settled character, i.e. at Chapel Green, Holme Green and Gardeners Green, along Nine Mile Ride and within the woodland to the south of the Nine Mile Ride/Old Wokingham Road junction. The hamlets at Holme Green and Gardeners Green are small, generally comprising individual houses with gardens. These are at subtly elevated locations, abutting well treed, twisting rural roads and appear to be integrated into a wooded ‘ridgeline’ context. Smaller fields used for hobby-farming and pony grazing are located close to these loosely built up areas. Land both to the east and the west of Holme Green and Gardeners Green tends to have a sense of remoteness as there are relatively large areas of land devoid of roads or public rights of way.

15.1.30 The area known as Chapel Green is at relatively low level in the north-western corner of the gap. It comprises a scattering of individual houses set amongst a series of paddocks used for

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horse exercising and grazing. Housing on the southern edge of Wokingham may be seen from Chapel Green and adjacent footpaths. Filtered views of the railways to the north and west and of the Tesco supermarket to the northwest do not generally detract from this settled pastoral landscape. However, the land has a slightly urban fringe appearance with the presence of caravans, wooden shacks and other temporary infrastructure used for horse and pony usage. The land, however, still provides an important contribution to the setting of the southern edge of Wokingham and to the perception of entering a rural landscape for users of the adjacent railways.

15.1.31 The land associated with the various educational establishments within and to the immediate east of the gap has an institutional/parkland character, typically dominated by large, old buildings, sports pitches and mature trees in a lawn setting.

15.1.32 The southern part of the gap is dominated by interconnected areas of woodland and plantation. Several roads and a network of recreational footpaths pass through these areas and the large blocks of mature trees provide a strong sense of enclosure. Small residential properties and the occasional commercial property are interspersed amongst these plantations, imparting a settled woodland character overall. Nine Mile Ride and the Old Wokingham Road have a strong linear character and have been urbanised by the introduction of lighting, kerbs, roundabouts and particularly advertising signs for commercial enterprises set back from the road within the woodland.

15.1.33 The settled character of the woodland is patchy with some areas devoid of built development. The land in the far south-western corner of the gap, southwest of the A321/Nine Mile Ride roundabout, has a strong residential character with housing generally lining both sides of the road. The buildings tend to be set back from the road behind walls and fences, with long and narrow gardens containing mature conifers, which are characteristic of the nearby plantations.

15.2 Analysis of the Wokingham - Finchampstead North - Crowthorne Gap/Green Wedge

Size and Distance

15.2.1 The size and dimensions of the gap to the north of Nine Mile Ride are such that it provides significant physical separation between Wokingham, Crowthorne, Finchampstead North and Bracknell. This physical separation helps protect the setting and separate identity of the settlements, helps provide a predominantly rural and or open appearance to the land, and helps prevent physical coalescence between the settlements. The far south-western part of the gap is

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considerably smaller in size. Any visual separation between the settlement edges is achieved by the presence of tall trees and the size of this part of the gap is not a contributory factor to this separation.

Topography

15.2.2 The land and its topographical variation, provides some physical and visual separation between settlements, thereby contributing to the purpose of the gap. The predominant topography within the gap is gently undulating and this contributes to the effectiveness of the gap in that views of the settlements on either side of the gap tend to be more effectively enclosed, with the assistance of hedgerows and trees, in this type of landscape compared to, say, a steeply sloping landscape. The far south-western part of the gap is flat and any visual separation between the settlement edges is achieved by the presence of tall trees rather than any topographical variation.

Vegetation

15.2.3 Vegetation within the gap includes field boundary hedgerows, tree belts, a large plantation and smaller blocks of plantation and woodland. The plantation and woodland blocks are concentrated in the southern parts of the gap. This vegetation contributes to the purpose and effectiveness of the gap as it provides visual contrast with the adjacent settlements, provides visual separation between the settlements and contributes to both the setting of the settlements and the overall perception of countryside on the edge of the settlements. The coniferous trees in the far south-western part of the gap, south of the Nine Mile Ride/Old Wokingham Road junction, are continuous with similar vegetation in adjacent areas of settlement, and as such, do not enhance the visual contrast with the adjacent settlement but do provide visual separation and a contribution to the setting of the adjacent settlement.

Land Uses

15.2.4 The land uses within the area are predominantly rural in nature, i.e. woodland, farmland and small-scale uses normally associated with the open countryside. Although there are small areas of residential and commercial development within the gap, the overall perception is one of agricultural, rural countryside and this contributes to the effectiveness of the gap. The principal land uses within the gap generally contrast with Finchampstead North and the large settlements at Wokingham, Bracknell and Crowthorne. The contrast between the land uses in the gap and the adjacent areas of settlement is diminished in the south-western part of the gap,

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where individual houses, set amongst coniferous plantation, straddle the gap boundary in places.

15.2.5 The varying land uses within the different parts of the gap also help reinforce the separate identify of the adjacent settlements.

Urban Edges

15.2.6 The gap boundaries follow the boundaries of residential and institutional properties, roads, railways, tracks, field boundary hedgerows, woodland edges, and the edge of a supermarket car-park. Most of these are readily identifiable boundaries and assist in defining the appropriate boundary for the gap.

Settlement Perceptions

15.2.7 Wokingham has two clear gateways into and out of the settlement on its southern edge, i.e. Waterloo Crossing and Easthampstead Road. The perception of Wokingham in views from the gap is one of a well-enclosed urban area, with the edge defined by the railway and associated trackside vegetation. The compact edge of the settlement results in the perception of a fairly abrupt change in landscape character and land use for people approaching/entering or leaving the built up area and the abruptness of this change contributes to the effectiveness of the gap.

15.2.8 The perception of leaving the settlement and entering the countryside is much diminished in the southern part of the gap. There is a much more subtle change in landscape character and land use on either side of the gap boundary for users of the A321 Sandhurst Road, which connects Crowthorne and Finchampstead North with Wokingham. Some sections of the A321 within the eastern parts of Finchampstead North are bordered by houses with large gardens in a well-wooded setting. This residential character straddles the western boundary of the gap, leaving no strong or distinctive variation in character between the settlement and the gap. The presence of housing and plantation on both sides of the B3430, which helps define the southern boundary of the gap, does not provide a clear distinction between the settlement edge of Crowthorne and the rural land within the gap.

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Inter-visibility

15.2.9 There is no inter-visibility from settlement to settlement due to the effects of distance and the enclosure provided by topography, woodlands, tree belts and substantial hedgerows. The lack of intervisibility between the settlements helps protect the setting and separate identity of the settlements and helps provide a predominantly rural and open appearance to the land within the gap.

Intra-visibility

15.2.10 Intra-visibility (i.e. the ability to see both edges from a single point) is not achieved within the gap on account of the enclosure provided by landform, hedgerows, woodland and tree belts. However, there is potential for this situation to change upon completion of the proposed development at Peacocks Farm on the west side of Bracknell. The lack of intravisibility between settlements helps protect the setting and separate identify of the settlements and helps provide a predominantly rural and open appearance to the land.

Landscape Character

15.2.11 The landscape character of the gap comprises two contrasting local character areas. An open, gently undulating farming landscape lies in the north of the gap and a generally well enclosed, wooded landscape lies in the south of the gap. The rural character of the gap, and particularly the open character of the northern part of the gap, is important in emphasising the contrast between the settlements and the intervening countryside. When people are travelling in or out of the gap, the contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are leaving or arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

15.3 Appropriateness of the Gap/Green Wedge and its Boundaries

15.3.1 On the basis of the above survey and analysis, it is considered that the existing gap fulfils its essential function in the physical and visual separation of the settlements and, as such, meets the criteria for retaining the gap designation.

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15.3.2 The combined screening effects of vegetation and landform provide the visual separation between the settlements. A large part of the southern part of the gap comprises plantation, which, although visually enclosed, may be felled to open up views across the gap. Any built development within this wooded landscape would be potentially visible across the gap, with a resultant impact on the visual separation between Wokingham, Crowthorne, Finchampstead North and Bracknell. Any built development within the relatively open central and northern parts of the gap would also impact on visual separation between the settlements, thereby reducing the purpose and effectiveness of the gap. Any southward extension of Wokingham beyond the railway would also breach a well-defined edge to the urban area. Built development within the far south-western part of the gap would also potentially reduce the effectiveness of the gap between Crowthorne and Finchampstead North.

15.3.3 The physical separation and the very limited intervisibility and intravisibility between settlements all help protect the setting and separate identity of the settlements and help provide a predominantly rural appearance to the land. When people are travelling in or out of the gap, the strong contrast between the landscape character of the gap and the adjacent settlements helps establish in the travellers’ minds that they are arriving somewhere else. The variation in the character of the landscape within the various parts of the gap also helps reinforce the separate identities of the settlements and contributes to the purpose and effectiveness of the gap.

15.3.4 The boundaries of the gap are, for the most part, clearly identifiable and logical features, such as the boundaries of residential and institutional properties, roads, railways, tracks, field boundary hedgerows and woodland edges. They also respect the integrity of existing landscape elements within the gap, such as the existing fields and woodland blocks, and reflect the differences in land-uses and landscape character between the gap and the adjacent areas of land.

15.3.5 Housing located on the northern side of the B3430, some 100-900 metres to the east of the Wokingham to Farnborough railway does not contribute to the purpose or effectiveness of the gap and is similar in character to other housing outside the gap in Finchampstead North. It is recommended that the boundary be redrawn to the northern edge of these properties as illustrated by Figure 10b-05. The remaining parts of the land within the gap contribute to the physical or visual separation between the settlements or, in the case of some parts of Woodcray Manor Farm, to the physical or visual separation between different parts of Wokingham.

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