Pyrton NP - Review of potential development sites Final submission Pyrton Neighbourhood Plan 2018 - 2033 Review of Potential Development Sites V11.0 7th February 2018 Page 1 of 39 Pyrton NP - Review of potential development sites Final submission Contents 1. Land at Poppett’s Hill Farm 3 2. Land at New Farm 8 3. Land opposite Hall Close 15 4. Land between Old Vicarage Cottage and the Lodge House 21 ​ 5. PYR 2 30 6. PYR 1 41 7. Christmas Common mast site 48 V11.0 7th February 2018 Page 2 of 39 Pyrton NP - Review of potential development sites Final submission 1. Land at Poppett’s Hill Farm Assessment criteria Response Site characteristics Site description/current Aerial mapping and the site’s planning history indicate that the use site appears to be used for cattle farming. The site is isolated. The next nearest farm is Stoke Grange Farm, located circa 0.47 miles to the northeast. Site area Circa 1.10 hectares Greenfield/agricultural/pre Agricultural land viously developed/brownfield Site boundaries Agricultural fields surround the site. Surrounding land uses Agricultural Existing access/adjacent Farm tracks to a highway Topography Flat Vegetation Hedgerows Planning history / ● 21/11/1996 – replacement of fire damaged agricultural pre-application barns with new building – Approved 14/01/1997. discussions ● 22/02/1994 – Erect farm building – Approved 19/04/1994. ● 14/06/1977 – Erection of pre-fabricated calf house and loose box building – Approved 13/09/1977. ● 05/01/1973 – Erection of third cubicle house, silo barns, 1-4, milking parlour and amend position of slurry silo – Approved 20/02/1973. ● 24/08/1972 - Erection of two cubicle houses and construction of slurry store – Approved 21/11/1972. Suggested use (where No more than a few houses. applicable) Allocated for development No Relationship to designations Area of Outstanding The site falls outside of the Chilterns AONB, which is circa 3 miles Natural Beauty (AONB) to the south. Site of Special Scientific The site falls outside of a SSSI. The nearest SSSI is Spartum Fen Interest (SSSI) circa 1.3 miles to the north and Knightsbridge Lane SSSI circa 1.8 miles to the south. Registered Park or The site falls outside of a Registered Park and Garden but the Garden nearest is Shirburn Castle circa 2.5 miles southeast. Special Protection Area The nearest SPA is some distance away. (SPA) Special Area of The site falls outside of a SAC. The nearest SAC are Aston Conservation (SAC) Rowant SAC, which is circa 3.6 miles to the southeast, and the Chiltern Beechwoods SAC is circa 4.3 to the southeast. The Little Wittenham SAC and Hartslock Wood are further away to the west to the southwest. National Nature Reserve There are no NNR’s in the parish. The nearest NNR is Aston (NNR) Rowant NNR circa 3.8 miles to the south east. Local Nature Reserve There are no LNR’s in the parish. The nearest LNR is the (LNR) Watlington Chalk Pit LNR circa 3.9 to the southeast. Ramsar (Wetland) site The nearest Ramsar site is some distance away. Scheduled Monument ‘Ice house’ at Ascott House circa 3.6 miles west. (SM) V11.0 7th February 2018 Page 3 of 39 Pyrton NP - Review of potential development sites Final submission Conservation Area The site is not within a conservation area. The nearest conservation areas are in the centre of Pyrton and Watlington, as well as Shirburn. Mineral safeguarding or No mineral consultation area Listed building The Old Rectory (grade II), The Old Stores (grade II), Church of St Mary Magdalen Chest Tomb (grade II) and Manor Farmhouse (grade II) are all circa 0.6 miles east of the site. Ancient woodland Cornwell Copse, Wheatfield Wood and Clare Copse are all located circa 0.5 – 1 mile from the site. Tree Preservation Order No (TPO) Flood risk Flood risk zone No Has the site flooded in Unknown recent years? Does a watercourse pass No through the site or fall within 20 metres of it? Technical considerations / constraints to development Contamination Unknown Archaeological / heritage Unknown Topography / gradient Unknown Natural features Unknown Utilities / services Unknown Flood risk / drainage Unknown Highways / access Unnown Agricultural land Undifferentiated Grade 3 classification/grade (Grade 1, 2 and 3a comprise Best and Most Versatile Land whilst Grade 3b, 4 and 5 are lower quality) Public rights of way Footpath running to the east of the site. (PROW)/footpaths Physical Unknown problems/limitations Effects on or resulting Limited if any effects due to isolated location. from neighbouring/existing uses Proposals to overcome Unknown constraints Surveys undertaken Unknown Heritage Overview There are no known heritage assets on the site or in the surrounding area and any proposals would relate to the redevelopment of existing farm buildings. Archaeological potential is unknown and any remains present may have been truncated during construction of the extant buildings. Landscape / visual V11.0 7th February 2018 Page 4 of 39 Pyrton NP - Review of potential development sites Final submission Landscape resources, The site is located within the Undulating Open Vale landscape ​ ​ character and sensitivity type. Broadly, the sites resources are typical of the wider landscape characteristics and recognisable as a ‘large scale farmland mostly under intensive arable cultivation’ and a ‘weak structure,’ ‘open, denuded and elevated character, with high inter-visibility’. Locally, there is ‘some intrusion of main roads’ but not experienced on site. The site currently comprises an area of hardstanding and a number of large agricultural buildings in an elevated and exposed location. There are few positive features of note on site, of limited enclosure and absent landscape structure. Landmark features None Cultural associations None on record. Landscape quality and Moderate sensitivity to change. sensitivity (extracted from South Oxfordshire Landscape Character Assessment, 1998) Relationship with N/A townscape and wider landscape Site inter-visibility As noted, the site is in an elevated and exposed location and shares extensive inter-visibility with the surrounding landscape. Visual sensitivity High visual sensitivity. (extracted from South Oxfordshire Landscape Character Assessment, 1998) Opportunities for Mitigation possible to reduce the prominence of development in mitigation and landscape an isolated location but will reduce the sense of openness compatibility of mitigation characteristic of the Undulating Open Vale. ​ ​ Conclusion In consideration of the sites isolation, capacity for residential development on site is very limited. Sustainable development Relationship to existing Circa 2.4 miles to the north. built form of Pyrton Is the site in close The site is isolated and there are no nearby shops/services. proximity to nearby shops / services? What is the quality of Relatively poor – only footpaths and farm tracks existing routes / infrastructure? Would residents be likely No to walk / cycle to local services? Opportunities for Yes but would involve work to the farm tracks/footpaths improvements to local infrastructure / paths / cycle routes / access to countryside Desirable location to live Unlikely as it is isolated Deliverability Single or multiple Unknown ownership V11.0 7th February 2018 Page 5 of 39 Pyrton NP - Review of potential development sites Final submission Are there any matters that Unknown would restrict deliverability (e.g. legal / physical)? Requirement for third Unknown party land to deliver the site? SHLAA conclusion Overall view N/A Landscape Capacity Assessment conclusion (final draft August 2015) Overall view N/A V11.0 7th February 2018 Page 6 of 39 Pyrton NP - Review of potential development sites Final submission 2. Land at New Farm Assessment Response criteria Site characteristics Site Aerial mapping indicates that the site is surrounded by dwelling houses along description/current Knightsbridge Lane. The current use consists of derelict sheds, open space and use some storage. Past uses Hay and straw storage, farmyard, milking sheds workshop and animal housing. Site area Circa 0.11 hectares Greenfield/agricultur Previously developed/agricultural. al/previously developed/brownfield Site boundaries Knightsbridge Lane to the west, farm track to the south, fields to the north and east. Surrounding land Dwelling houses/agricultural uses Existing Access via Knightsbridge Lane. access/adjacent to a highway Topography Flat Vegetation Some boundary hedging and trees. Planning history / ● 21/07/2003 – Erection of a two storey extension – Approved 15/09/2003 pre-application ● 02/01/2002 – Barn to store machinery – Approved 27/02/2002. discussions It is understood that a pre-application advice request has been submitted but no further information is available. Suggested use Single dwelling (where applicable) Allocated for No development Relationship to designations Area of Outstanding The site does not lie within an AONB. The nearest AONB is the Chilterns, circa 0.5 Natural Beauty miles to the southeast. (AONB) Site of Special The site does not lie within a SSSI. The nearest SSSI is Knightsbridge Lane SSSI Scientific Interest circa 0.4 miles to the north. Also close by is Watlington and Pyrton Hills SSSI, (SSSI) Shirburn Hill SSSI and Aston Rowant Cutting SSSI. Registered Park or The site lies adjacent to Shirburn Castle. Garden Special Protection The nearest SPA is some distance away. Area (SPA) Special Area of The site falls outside of a SAC. The nearest SAC are Aston Rowant SAC, which is Conservation (SAC) circa 1.8 miles to the east, and the Chiltern Beechwoods SAC is circa 2.9 to the east. The Little Wittenham SAC and Hartslock Wood are further away to the west to the southwest. National Nature There are no NNR’s in the parish. The nearest NNR is Aston Rowant NNR circa 2 Reserve (NNR) miles to the east. Local Nature There are no LNR’s in the parish. The nearest LNR is the Watlington Chalk Pit LNR Reserve (LNR) 1.4 to the southeast. Ramsar (Wetland) The nearest Ramsar site is some distance away.