Contact: Martin Leeds, ext 6733 email: [email protected]

1. Summary

1.1 Planning permission is sought for the construction of a new farm building to accommodate dairy cattle and also to construct an associated dungstead adjoining the proposed building within the existing farm complex at Attwoods Drove Farm, Attwoods Drove, Compton, near Winchester. An objection from Winchester City Council has been received. (Contrary to Policies CE.5 and DP.3 of its current adopted Local Plan and would have an adverse visual impact upon the character/appearance in the countryside forming part of the Hursley Scarplands Landscape Character Area. Also considered contrary to "Farm Buildings: A Design Guide for Hampshire.") In addition, Compton and Shawford Parish Council is concerned at the reduction/interference of the Compton Street Local Gap. Notwithstanding the objections, the proposed development is required to meet the operational needs of the working farm, and is not considered to be contrary to the relevant policies of the adopted Local Plan nor cause demonstrable harm to the characteristics and appearance of the countryside, therefore planning permission is recommended.

2. Recommendation

That planning permission in respect of erection of a steel-framed covered yard to house livestock and provision of an associated dungstead at Attwoods Drove Farm, Attwoods Drove, Compton, Winchester (Application No. 08/00956/HCS) (County Council Ref: WRG 027) be granted for the following reason, subject to the conditions set out in Appendix 1.

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached as Appendix 2) and would not materially harm the character of the area or the amenity of local residents.

3. Site

3.1 Attwood Drove Farm at Compton is an existing dairy farm let by the County Council on an agricultural business lease to the resident tenant farmer. The overall farm, including grazing land/current farm buildings, extends to 73.12 hectares (180.69 acres) and is situated north of Compton village (see attached location plan). The farm buildings, which include covered structures similar to the proposal, are approximately 274 metres north of another farm, Yew Tree Farm, and approximately 476 metres north of the built-up part of Compton village.

3.2 Attwood Drove Farm buildings are on a natural ridge with its associated fields to the east (towards Otterbourne Road), to the north (towards Badger Farm Road) and north-west (towards Olivers Battery). From the farm buildings the land slopes, with some undulation, uphill to Olivers Battery and Badger Farm Road and there are established hedgerows at various points on the field boundaries. Directly east of the farm buildings but following a south/north direction is Attwood Drove which is a single road/track and is also the public right of way Compton and Shawford Footpath No.12. This is the access route from Compton village to both Yew Tree Farm and Attwood Drove Farm. (The track starts just north of Yew Tree Farm and carries on towards Badger Farm Road.) Due east of and adjoining this track/footpath, where it passes the larger covered farm buildings of Attwood Drove Farm, is a mature, tall, dense hedge with trees. East of this hedging are some of the grazing fields used by the farm. These fields slope downhill towards Otterbourne Road which has an extensive belt of mature beech trees.

3.3 Views of Attwood Drove Farm are blocked from the east by the beech trees on Otterbourne Road and the tall hedging by the track. Similarly, because of the way the farmland to the north is undulating, and there is a tall hedge adjoining Badger Farm Road, the farm buildings are not easy to see. To the north-west but at approximately 678 metres away is a hedged restricted by-way linking Compton village with the Badger Farm area. Although the farm buildings are on a ridge, the views from the built-up area of Compton towards the farm are limited.

4. Proposal

4.1 To operate the total farm area as a family business efficiently, 120 dairy cows is the optimum number with a requirement for approximately 80 additional followers/herd replacements. The proposed covered yard is required to house milking cows and to assist in maintaining herd numbers to the viable figure, releasing existing buildings to be for the sole use of young stock. For good animal husbandry, it is essential to house cattle during winter weather conditions, for livestock welfare purposes, in the correct environment, which should help overcome an existing problem called mastitis that affects dairy cattle. In addition, the proposed building

will also allow for under-cover feeding and thereby prevent at least 50 to 60 cows being outside in the fields where soil compaction/surface damage occurs through the winter months: it will reduce tractor movements in fields during wet ground conditions.

4.2 The proposed building (design of which is accordance with Agricultural Building Standards BS 5502), is to be situated approximately 30 to 35 metres north of similar traditional styled existing covered yard structures at the farm; sided buildings under a pitched roof. (This type of building is a common feature on most farms.) The area of land to accommodate the new covered yard is currently used as open storage for baled grass, etc in connection with the farm. The building would be approximately 43 metres long, 31 metres wide and 7.9 metres high, with its length being in the east-west direction. The front elevation will face onto the public right of way. The structure will be constructed of a galvanised steel frame under a Profile fibre cement roof sheeting using Eternit Farmscape in "Serpentine Green" - a matt pale light green - incorporating translucent roof lights and ventilated ridge sections. Both sides above concrete panels and gable peaks will have Stoneflex URP Limited "Highlight" metal profile cladding sheets installed up to roof level. The external of this sheeting will be spray painted green, so as to blend in with the surroundings. Sheeted galvanised gates will be installed in each end elevation with the possibility of additional roller shutters to fill gaps above to weatherproof in exceptional conditions.

4.3 A rolled chalk floor (with straw covering for bedding) will be laid inside the building with a central concrete feed and scrape passage. Internal lighting will be installed to the current farm standards. An external concrete apron is to be provided linking the new building with an existing external access track. In addition, adjoining the eastern end of the building will be a new concrete panelled wall dungstead with concrete floor to allow short term storage of slurry generated by use of the new building. The dungstead panels are interlocking and sealed between the joints; this helps retain any of the liquid element from the slurry.

4.4 It is anticipated that the overall construction period would be approximately eight weeks, since it is all standard agricultural building method with components being manufactured elsewhere and delivered to site for fixing/erecting. This reduces excessive noise and construction time.

4.5 It is the intention to plant a new hedge of native species to the west of the proposed building and use hawthorn, hazel, field maple, oak, ash and wild cherry; stock proof and rabbit proof fencing would be included around the new planting. This hedge will separate the covered yard from the existing grazing paddocks, and in time, when grown, help to screen the building. Due to the location of the dungstead for the farm's operational needs, it will not be possible to provide screen planting such as a hedge on the elevation that will face on to the Public Footpath No.12 since there is not sufficient room between the footpath edge and the concrete panels of the dungstead.

5. Development Plan

5.1 Winchester District Local Plan Review 2006 (adopted July 2006) shows the site as an existing farm within the defined Strategic and Local Gap. The relevant policies are CE.2 (Local Gaps), CE.5 (Landscape Character), CE.13 (Essential Rural Development) and DP.3 (General Design Criteria). It is considered the proposed development accords with these policies.

6. Consultations

6.1 Winchester City Council raised objection for the following reasons:

"Development is contrary to policies CE.5 and DP.3 of the Winchester District Local Plan Review in that the siting, design and materials of the building and dungstead would have an adverse visual impact upon the character and appearance of the countryside, which forms part of the Hursley Scarplands Landscape Character Area." In addition, the City Council also considers the proposal is contrary to "Farm Buildings: A Design Guide for Hampshire".

6.2 Compton and Shawford Parish Council "strongly supports the preservation of the Compton Street Local Gap and would be opposed to any reduction to or interference with it. It is also considered it may be visually intrusive as it appears to be situated near the ridge of the down."

6.3 Environment Agency has assessed the application as having a low environmental risk.

6.4 The local Member, Councillor Mrs Bailey, has been informed.

6.5 Rights of Way Officer comments that whilst there is no problem with the proposal per se, concern is expressed about the siting of the dungstead immediately alongside the public right of way Compton and Shawford Footpath No.12, in that there does not appear to be any screen planting on the eastern side of the dungstead. In addition, the position of the dungstead by the footway has the potential for slurry to run onto the path.

6.6 County Archaeologist comments the site of the proposed development lies within an area of archaeological potential and is close (63 metres from the nearest point of the proposed covered yard) to Scheduled Monument 12121 consisting of two Bronze Age Barrows. Given the site of the proposed development appears to have been disturbed by earlier works, it is unlikely any archaeological deposits survive. Therefore, there are no archaeological issues he would wish to raise in this instance.

7. Representations

7.1 Other than consultee responses, no representations have been received from members of the public.

8. Commentary

8.1 The objection by Winchester City Council and the concerns expressed by the Parish Council are noted. The proposed development is within an existing dairy farm in the wider countryside and is required to accommodate the dairy livestock and to meet modern day requirements for animal welfare. It is acknowledged the existing farm buildings are on part of a natural ridge. However, the new building would be close to existing similar farm buildings, and it would also be screened from the east by an existing mature hedge with trees adjacent to Footpath No.12, and from Otterbourne Road by a belt of mature beech trees. Views into the site from the south and Compton village are also limited, given the farm buildings are partially screened by existing trees/tall bushes. Limited sighting of the farm buildings can be viewed to some degree from the west from a restricted by-way but this is over 678 metres away (as measured from the GIS data).

8.2 Regarding the City Council's objection on policy grounds, Policy CE.5 refers to development which fails to respect the character of the landscape, or harms the key characteristics of the Landscape Character Area concerned, not being permitted. Attwoods Drove Farm is within the eastern half of the Hursley Scarplands Landscape Character Area (as shown in the current adopted Local Plan) which refers to "Key Characteristics", "Landscape Strategies" and "Built Form Strategies". Within the latter category, the supporting text suggests resisting visually intrusive development on elevated ridges including large-scale farm structures and telecommunications masts. However, it also suggests that new development should respect the existing building character in terms of materials and architectural detail. It is considered that, as the proposed covered yard would be similar in style to the nearby but slightly smaller covered yards at the farm, the proposal would not be detrimental to the overall landscape character of this area, and is therefore not contrary to Policy CE.5.

8.3 Regarding the objection to Policy DP.3 (General Design Criteria), it is considered the proposed farm building accords with the relevant parts of this policy, namely:

(i) makes efficient use of land [or buildings];

(ii) in terms of design, scale and layout, responds positively to the character, appearance and variety of the local environment; and

(iii) does not have an unacceptable adverse impact on adjoining land uses or property.

8.4 The City Council also raises objection on the basis the proposed development does not accord with a publication, "Farm Buildings: A Design Guide for Hampshire." This is a non-statutory document published in 1995 on behalf of the Hampshire and Isle of Wight Chief Planning Officers Group (HIPOG). However, the City Council has not expanded on its reason why it considered this new farm building is contrary to that document. The text and illustrations in this document give general guidance but also include designs of farm buildings similar to the proposed development for Attwoods Drove Farm.

8.5 Regarding the Parish Council's concerns at the proposed development affecting the Compton Street Local Gap, which the adopted Local Plan shows the farm complex as being in a defined Strategic and Local Gap, it is not considered the development would reduce or interfere with this Gap, given the farm is existing and the proposed building would be located close to existing farm buildings. Moreover, the site is relatively well-screened by hedging and trees when viewed from various points in the area.

8.6 In addition, Policy CE.13 (Essential Rural Development) of the adopted Local Plan states:

"Agricultural, horticultural or forestry development, for which a rural location is essential, will be permitted provided no suitable alternative building or facility is available which could reasonably be used for the intended purpose."

There are no alternative buildings or facilities on the farm that could be used for the improved animal welfare of the dairy herd.

8.7 In response to the Rights of Way Officer concerns regarding the proximity of the dungstead adjacent to the Footpath No.12 and the potential for slurry to run onto it, the sides of the dungstead are interlocking concrete panels which are sealed at the joints and fixed to a concrete base. The bottom part of the panels usually have a curve into the concrete base, thereby directing any potential for slurry run-out back inside the structure. In addition, the position of the proposal is dictated by available space that allows easy access and enables effective management by the farmer linked to the existing farm complex, including the milking parlour. All waste will be dealt with by the farmer and managed in accordance with Nitrate Vulnerable Zones and Farm Waste Regulations.

8.8 In summary, the proposed development is required to meet the operational needs of the working farm, and is not considered to be contrary to the relevant policies of the adopted Local Plan nor cause demonstrable harm to the characteristics and appearance of the countryside.

1705/ML

APPENDIX 1

Conditions

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.

Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

(2) In the event the agreed RAL 6005 (Moss Green) colour for the side panels becomes unavailable, an alternative colour shall be agreed in writing with the Local Planning Authority.

Reason: To secure a satisfactory development.

(3) The proposed native species for the hedge planting, as described in the submitted application Supporting Statement, shall be carried out as soon as possible following construction of the covered yard building, or, no later than the first available planting season following the construction, whichever is the sooner. The new planting shall be maintained for a minimum of three years and any new planting to die within that period shall be replaced wiith similar species.

Reason: To help screen the proposed development.

(4) Contractors' vehicles shall not be parked on the public right of way which adjoins the site. All such vehicles shall be parked within the site.

Reason: The public right of way shall be kept open.

(5) Before the dungstead is brought into use, measures shall be taken to ensure slurry from it does not run onto the adjacent public right of way Compton and Shawford Footpath No.12.

Reason: In the interest of public safety.

APPENDIX 2

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Winchester District Local Plan Review 2006 (adopted July 2006)

Policy CE.2 (Local Gaps)

Development that would physically or visually diminish a Local Gap and thus undermine its function will not be permitted. The following Local Gaps are defined in the Proposals and Inset Maps: ....... Winchester - Compton Street.......

Policy CE.5 (Landscape Character)

Development which fails to respect the character of the landscape, or harms the key characteristics of the Landscape Character Area concerned will not be permitted.

Policy CE.13 (Essential Rural Development)

Agricultural, horticultural or forestry development, for which a rural location is essential, will be permitted provided no suitable alternative building or facility is available which could reasonably be used for the intended purpose.

Policy DP.3 (General Design Criteria)

Development which accords with other relevant policies of this plan will be permitted, provided it (inter-alia):

(i) makes efficient use of land or buildings;

(ii) in terms of design, scale and layout, responds positively to the character, appearance and variety of the local environment;

(iii) does not have an unacceptable adverse impact on adjoining land, uses or property;

(iv) makes appropriate provision for the storage of refuse.