Upper Cufaude Farmhouse Cufaude Lane Bramley Hampshire RG26 5DP Heritage Statement July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 2 Contents: 1. Introduction . Background . The site 2. Understanding . Historical development . Heritage assets . Setting 3. Planning legislation and policy . National . Local 4. Significance 5. The proposals 6. Conclusions Appendix: Extracts from the Statutory Lists The Conservation Studio Brackendene House Carron Lane Midhurst GU29 9LD Tel: 01730 816710 [email protected] www.theconservationstudio.co.uk The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 3 1. Introduction Background 1.1 This Statement was commissioned by Edward Dawson of Planning & Heritage Projects on behalf of the current owners of Upper Cufaude Farmhouse. It is provided in support of a planning application for the erection of two houses on land to the east of Upper Cufaude Farmhouse. 1.2 The farmhouse and six agricultural buildings to the west of it are all listed buildings, all at Grade II. The purpose of this statement is to explain any effects that the proposals may have on issues of heritage significance. 1.3 The National Planning Policy Framework (NPPF) expects applicants to describe the significance of heritage assets affected by proposals (para.128) but adds that this should be ‘proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal.’ This statement notes that the proposals do not involve any works to the listed buildings themselves. The issues therefore relate entirely to the effect of the proposals on the setting of heritage assets. The site 1.4 The site lies about 5km north east of Basingstoke and about 2.5km south of the village of Bramley. Cufaude Lane meanders from the northern suburbs of Basingstoke approximately north-westwards towards Bramley. The area is relatively flat agricultural land with an extensively wooded military camp to the north spreading out as far as Bramley. 1.5 Upper Cufaude Farm is on the north-east side of Cufaude Lane. The roughly rectangular site is bounded to the north-east by a branch railway line serving the military site. To the west is open farmland while, to the south and east, a complex of houses and farm buildings comprises the modern buildings of Upper Cufaude Farm, now little used, and two houses: The Well House and Willow Tree House. The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 4 1.6 Two diagonal drives divide the Upper Cufaude Farm site into three parts. The farmhouse itself is in the centre, set back from the lane with gardens and a grassed area in front. To the west are two barns, now in residential use with ancillary buildings used for garaging. To the east is a triangular paddock on which development is now proposed. The site is fronted by mature trees and hedging which considerably obscure any views into the site. 2. Understanding Historical development 2.1 The Iron Age fort at Bullsdown Camp is evidence of early settlement in the area and Bramley, said to be on a Roman route from Silchester to Chichester, was recorded in the Domesday survey of 1086. There is similar historical evidence for Basingstoke, which developed more rapidly as a mediaeval market town, as a Victorian centre for engineering and as one of the post-war expanded towns under the London Overspill policy. 2.2 The rural hinterland of these settlements was dominated by the ownership of two major estates – Beaurepaire and Stratfieldsaye. The pattern of dispersed farmsteads changed little until Bramley Camp was opened in 1917 first as a prisoner-of-war camp and then as a munitions depot. It is still used for army training. 2.3 Upper Cufaude Farmhouse was one of the dispersed farmsteads. The farmhouse was built in the 16th century on an L-shaped plan with close studded timber-framing. It was infilled and expanded in the 19th century and is now largely red brick with a clay-tiled roof. 2.4 To the west of the farmhouse, and clearly related to it, are two barns and a granary built in the 18th century. This farmstead was further augmented in the 19th century with outbuildings, and two cartsheds. This position, and the two houses to the south-east, is shown on the Ordnance Survey of 1894. The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 5 The Ordnance Survey of 1894 shows Upper Cufaude Farm as a freestanding cluster of buildings in a rural setting, but the process of suburbanisation had already begun with the addition of Well House and Willow Tree House to the southeast. Soon after, the railway line serving Bramley Camp introduced a hard edge immediately to the north of the farm and the farm expanded to the south 2.5 From the mid-20th century, the focus of the farming operation moved to the south-west side of Cufaude Lane with the construction of a series of large portal frame sheds, a slurry pit, areas of hardstanding and a red brick bungalow. Heritage assets 2.6 Upper Cufaude Farmhouse is a Grade II listed building. The buildings to the west that comprised the historical farmstead – two barns, two cartsheds, an outbuilding and a granary – are all separately listed, all at Grade II. The seven buildings were all first listed under the national re-survey in October 1984. However, the list entry for the cartshed nearest to the farmhouse was updated in 2015, presumably in connection with alterations. 2.7 The character of these heritage assets has changed considerably since consent was granted in 1987 for the conversion of the two The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 6 barns to residential use. In addition to physical changes to the buildings themselves, separate curtilages have been created and the farmhouse is no longer part of the farmyard, being divided from it by a hedge to form its own curtilage. 3. Planning legislation and policy National 3.1 Heritage legislation is provided in the Planning (Listed Buildings and Conservation Areas) Act 1990. Section 66(1) requires local authorities considering applications that may affect the setting of a listed building to ‘have special regard to the desirability of preserving the building or its setting.’ 3.2 The Government’s planning policy is provided in the National Planning Policy Framework (NPPF)1. This promotes sustainable development through economic, social and environmental roles, the latter including the protection and enhancement of the historic environment. 3.3 Core principles of the NPPF include making better use of existing resources, and conserving heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations. 3.4 Section 12 of the NPPF, concerned with Conserving and enhancing the historic environment, expects applicants: ‘ to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.’ (Para.128). 3.5 In determining applications, local authorities are expected to take account of: 1 Department of Communities and Local Government – National Planning Policy Framework – 2012 The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 7 ‘the desirability of sustaining and enhancing the significance of heritage assets’ and ‘the desirability of new developments making a positive contribution to local character’ (Para.131). The character of the barns has changed dramatically since their conversion to residential use. They are now houses set in domestic gardens 3.6 The NPPF notes that the significance of a heritage asset can be harmed by development within its setting and that substantial harm should be exceptional (Para.132). Where harm is less than substantial, it should be ‘weighed against the public benefits of the proposal, including securing its optimum viable use’ (Para.134). 3.7 In addition, Historic England has published guidance on the setting of heritage assets.2 This defines ‘setting’ as ‘the surroundings in which a heritage asset is experienced’ and goes on to provide a staged approach to proportionate decision-taking. Local 3.8 The current Local Plan 2011-2029 was adopted in May 2016. In accordance with the NPPF, the aim of the plan is to promote sustainable development. Policy SS3 provides greenfield site allocations for housing including those for more than 800 houses at Razor’s Farm (SS3.3) and Upper Cufaude Farm (SS3.8). These will effectively link the existing houses at Upper Cufaude Farm with the urban fabric of Basingstoke. 2 Historic England – The Setting of Heritage Assets – July 2015 The Conservation Studio – July 2017 Heritage Statement – Upper Cufaude Farmhouse, Bramley, Hampshire 8 3.9 In addition to formal allocations, Policy SS6 does allow for new housing in the countryside in a series of particular circumstances. Policy SS6(e) – Small scale residential proposals of four dwellings or fewer – is guided by three criteria: ix) It is well related to the existing settlement and would not result in an isolated form of development; and x) The development will respect the qualities of the local landscape and be sympathetic to its character and visual quality; and xi) The development will respect and relate to the character, form and appearance of surrounding development, and respect the amenities of the residents of neighbouring properties 3.10 At 4.70, the supporting text notes that the intention of the Local Plan is: . To maintain the existing open nature of the borough’s countryside .