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East Harptree Landscape & CharacterAssessment

Produced by East Harptree ParishCouncil in consultation with localresidents

ContentsThe Parish of East Harptree

The village is well served by publicfootpaths, predominantly across openfields and farmland.

G – Harptree CourtG – St. Laurence Church and TowerG – Victorian Village Water PumpsG – Victorian School BuildingG – Smitham Chimney and FrancesPlantationLiving in East Harptree – positivesEast Harptree Landscape & CharacterAssessment - End

Produced by East Harptree ParishCouncil in consultation with localresidents

East Harptree Parish Boundary MapBritish Listed Buildings gradingclassification definitions:British Listed Buildings gradingclassification definitions:

East Harptree 2011 Census DataComparisons

The 45 – 64 year old age band is thegreatest age profile of the EastHarptree residents, reflecting thelocation, lifestage and prosperity ofthe village.The recorded general health of theresidents of East Harptree ispredominantly very good, with ahigher percentage than the averagesfor both Bath and North-EastSomerset and England & Wales.Limiting long-term illness within theresidents of East Harptree is belowthe averages for both Bath andNorth-East Somerset and England &Wales, particularly within the 16 – 64year old banding.Given its rural location, by far thehighest mode of travelling to work, bythose living in East Harptree, is bydriving.Of the total resident population of644, some 474 are in the 16 to 74year old band, of which 339 (71.5%of the 474) are ‘economically active’which is above the averages for bothBath and North-East Somerset andEngland & Wales:East Harptree has a much higherpercentage of employment in bothmanagerial and professional

Headings

East Harptree Landscape & Character Assessment

Produced by East Harptree Parish Council in consultation with local residentsSeptember 2014

Contents

• The Parish of East Harptree:– Objective– Introduction and Overview

A. Setting and TopographyB. LayoutC. SpacesD. Green and Natural FeaturesE. Wildlife and EcologyF. Roads, Streets and Other Movement RoutesG. LandmarksH. Views Out



occupations than the averages forboth Bath and North-East Somersetand England & Wales, reflecting theprosperity of the village.East Harptree is a safe, quiet,peaceful and tranquil village, which isreflected in its extremely low levels ofreported and recorded crime.

East Harptree Green Infrastructure ProfileMapReference

East Harptree – Site EH1 Pinkers Farm,Middle Street

ReferenceEast Harptree – Site EH2 Currell’sField, High Street

ReferenceEast Harptree – Site EH3 Parker’sMead, Church Lane

ReferenceEast Harptree – Site EH4

ReferenceGlossary of Terms

PlacemakingPlaceSustainable DevelopmentCharacterLocal DistinctivenessSense of PlaceVernacular BuildingsGreen InfrastructureRA 2

Reference Documents End

I. Views InJ. Prominent Buildings (Shape and Height)

• Living in East Harptree – Residents views• Summary• Consultation Chronology• Reference Documents

The Parish of East Harptree

This document has been produced by the Parish Council in consultation with residents at the request ofBaNES Council. The aim, using narrative and photographs, is to give the reader a clear understandingof the special character of East Harptree such that when the council are considering matters whichaffect the village, they will have this document to inform and guide their decisions.

The parish of East Harptree is situated in an Area of Outstanding Natural Beauty (AONB) on thenorthern slopes of the Mendip Hills overlooking Chew Valley lake, within the jurisdiction of Bath and



North-East Somerset.East Harptree is a peaceful and tranquil RA2 classified village, being away from main roads andsurrounded by open farmland.The village has grown organically over the centuries and is steeped in history with many propertiesdating back to the 19th century and beyond. There are numerous Grade I and Grade II listed buildingswithin the village, all of which add to its historic interest.East Harptree draws many visitors from far and wide for its scenic setting, its numerous footpaths andwalking trails, registered Sites of Special Scientific Interest (SSSI) and Sites of Nature ConservationImportance (SNCI) – with Harptree Combe being a favourite to visit.The recorded population at the time of the 2011 Census was just 644, which helps create a strongsense of community spirit amongst its residents, most of whom actively engage in the various villageevents held throughout the year.



The parish comprises one main settlement area and several outlying hamlets.East Harptree is situated within the Mendip Hills Area of Outstanding Natural Beauty (AONB).

The parish is situated at the base of the approximately northfacing slopes of the Mendip Hills and largely takes a north-south linear form. At the northern end the parish is flat, butslopes increasingly to the southern end where it can beclassified as being steep. Most properties in the main villageof East Harptree have varying degrees of slope in theirgardens.

* 2011 Census Data of East Harptree



The parish is a rural area, dominated by and surrounded by, small and irregular-shaped fields ofvarying agricultural classifications ranging from grade1 (at the northern end of the village) to grade 4 (at the southern end) on the Mendip Hillsescarpment.

The green spaces within the village add to the peace and tranquillity of this natural and ruralsetting.Local agricultural practices which add so much to the beauty and character of the area and itssurrounds must be maintained, protected and enhanced.



The village pattern is linear with three medieval parallel north-south roads in the core joining at thenorthern and southern ends to form single-track entry and exit routes, generally without anypavements.At the north this route crosses the B3114 which forms a clear distinction between the Mendip Hillslopes to the south and the flat plain areas to the north. The formal structure of the roads help todefine the centre of the village.

The houses and cottages are generally close to the roadwith narrow plots and stone walls. The houses and walledgardens of Harptree Court dominate the central part ofthe village, along with the church, school and village hall.

The are few gaps between buildings. Where gaps do occur, these open green areas contributegreatly to the character of the village and should be preserved.The flat northern end of the village has a playing field which is regularly used by both the village



school and the village community.

There are many fine mature trees, hedges and bushes within the parish. Most fields are enclosed byhedgerows in keeping with the rural character of the parish.



The north and eastern fringes of the parish are very open with long sweeping views of opencountryside, including views of Chew Valley Lake.

The attractive nature of the parish draws many visitors, from far and wide, to enjoy the traditionaland unspoilt character of the natural environment and the outstanding views.

Wildlife is abundant in the area. Buzzards and three species of owls are present. Badgers, foxes, deer,stoats and weasels, field mice, hedgehogs and slowworms and adders are common sightings. Fourteenof the eighteen bat species found in Great Britain can be found within the district of Bath and North-East Somerset, and at least three of those species roost in East Harptree.

There are many, mostly deciduous, mature trees, ancient hedgerows, wild flowers including ransomsand native ferns.Frogs, toads and newts are commonplace in the local ponds and waterways.



The parish is extremely rich in biodiversity and is subject to a number of environmental designations,including Sites of Special Scientific Interest (SSSI’s) and Sites of Nature Conservation Importance(SNCI’s), and many of the mature trees are protected by Tree Preservation Orders (TPO’s).



The roads in the village are narrow, bounded by banks, walls and hedgerows.These roads are generally winding and without pavements.



The provision of off-street parking within the curtilage of properties is scarce, leading to the parkingof cars on the roads, causing significant obstructions to traffic and farm vehicles and creatingdifficulties and safety concerns for pedestrians.



The village is well served by public footpaths, predominantly across open fields and farmland.

The village of East Harptree has numerous significant landmarks:

1. Harptree Court

2. Eastwood Manor

3. Eastwood Manor Farm Steading

4. Harptree Combe – which also contains the remains of Richmont Castle (circa late 11th century)and a Victorian aqueduct

5. Village Clock Tower

6. St. Laurence Church and Tower – with adjacent stone keyhole stiles

7. Victorian village water pumps

8. Victorian School Building

9. Village Theatre / Village Hall



10. K6 Telephone Kiosk11. Smitham Chimney and Frances Plantation – including a lead mine and smelting works12. Two large Conservation Areas

G – Harptree Court



G – Eastwood Manor



G – Eastwood Manor Farm Steading



G – Harptree Combe & Victorian AqueductG – Village Clock Tower





G – St. Laurence Church and TowerG – St. Laurence Church and Tower, depicting two ‘keyhole’ stiles



G – Victorian Village Water Pumps



G – Victorian School Building



G – Village Theatre / Village Hall



G – K6 Telephone Kiosk



G – Smitham Chimney and Frances Plantation



G – Two Large Conservation Areas





The northern and eastern aspects have far-reaching views over open countryside. Views are moreprominent from the southern end of the village. Where there are gaps between buildings, theseglimpsed views are long and of great value.

The northern and eastern aspects have far-reaching views over open countryside. Views are moreprominent from the southern end of the village.The magnificent views of the night sky, relatively unpolluted by street lighting, are an importantaspect of the village.



Due to the setting of the village and the wider parish, there are few short views in. With the elevatednature of the village, it is very prominent when viewed from the north and east.

The parish has a mixture of house styles, although the village is predominantly of Victorian stone builtdwellings with pantile clay-based tiled roofs. There are also many other older house styles with higharchitectural importance as evidenced by the high proportion of listed buildings (as detailed in the



Reference Documents) and conservation area status, all of which help to create the unique and specialcharacter of the village.

The following summaries are the recorded personal views of a number of parishioners when askedwhat they thought were the positives and negatives of living in East Harptree.The responses were gathered in December 2013 and are not presented in any specific order.

Positives of living in East Harptree

An area of outstanding natural beauty (AONB)

Rural and deep-rooted in farming, which still persists

Absence of street lighting has preserved the view of the night sky

Open spaces, with fantastic views

Peace and tranquillity

Close-knit community spirit and rural lifestyle, including volunteer-run village shop

Safe and secure environment

Green fields

Plenty of walking routes with beautiful views

Generations of families remain in the village

Slow pace of life outside of ‘the daily rat race’

Visible seasonal changes: can clearly witness the dramatic changes to the landscape in each ofthe four seasons



Clean air

Low population density

Living in East Harptree – positivesLiving in East Harptree – negatives

Negatives of living in East Harptree

Lack of amenities, particularly for the elderly or infirm

Lack of public transport

Potentially dangerous and poorly maintained pavements and walkways – uneven and potholed

Parked cars on the roads causing obstructions

General very poor state of repair and maintenance of the roads and drains

Lack of high-speed broadband, particularly for those working from home

Village shop opening hours – reliant on volunteers so only open for limited period each day

The sewerage system and pumping station are currently at maximum capacity – withfrequent nightly ‘take-off’ by road to the inconvenience of local residents

Summary

East Harptree is a beautiful, peaceful and tranquil RA2 classified village, being away from mainroads and surrounded by green spaces and open farmland.The village has grown organically over the centuries and is steeped in history with many propertiesdating back to the 19th century and beyond. There are numerous Grade I and Grade II listedbuildings within the village, all of which add to its historic interest.It draws many visitors from far and wide for its scenic setting, its numerous footpaths and walkingtrails, and registered Sites of Special Scientific Interest (SSSI) and Sites of Nature ConservationImportance (SNCI) – with Harptree Combe being a favourite to visit and walk through.



This Landscape & Character Assessment document, produced by East Harptree Parish Council andresidents defines the very special characteristics and features of the Parish which must be retained,protected and enhanced when the Council considers any possible future local development.

Date Comments

26/11/2012Cllrs King and Langhorn attended a Parish and Town Council PlanningPolicy Workshop – Guildhall, Bath

02/02/2013Cllrs King and Langhorn attended a Placemaking and NeighbourhoodPlan workshop – Chewton Place, Keynsham

26/03/2013Cllr Jagger attended CPRE meeting to discuss the CPRE response toB&NES Core Strategy

03/05/2013District Cllr Warren reported on public drop-in session on the corestrategy – Temple Cloud

28/09/2013 Cllr King attended Placemaking plan workshop – Frys Club, Keynsham

07/10/2013

Cllr King provided the parish council with feedback from thePlacemaking Plan workshop explaining the two stages:1) Site Specific Assessments to be completed by 21/12/20132) Landscape and Character Assessment to follow afterwardsThe Parish Council decided to leaflet-drop to notify and engage villagersand follow it up with a drop-in session in the village hall.

Date Comments

15/10/2013 Julie O’Rourke attended our Parish Council meeting to briefCouncillors on taking the Placemaking Plan forward.

09/11/2013Drop-in session in village hall to invite participation in the SiteAssessment process, provide feedback on SHLAA sites, and identifyany additional potential sites.

23/11/2013Cllrs King, Langhorn, Waldron and Jagger, along with threeparishioners completed assessments of four sites using B&NES siteassessment toolkit.



30/11/2013Cllrs King, Langhorn, Waldron and Jagger, along with threeparishioners finalised the site assessments.

19/12/2013 Completed site assessment forms submitted to B&NES for validation,and uploaded to EHPC website.

21/01/14 Landscape and Character Assessments started – Cllrs and parishionersworking party.

Date Comments

11/03/2014Cllrs King, Langhorn & Jagger produced draft Landscape andCharacter Assessment from worksheets completed by Cllrs andparishioners, for further discussion at next parish council meeting

18/03/2014Councillors and parishioners on the Landscape and CharacterAssessment working party finalised a draft of the assessment.

25/03/2014The Landscape and Character Assessment working party met todiscuss and plan the presentation of the report.

22/04/2014Andy Smith and Nick Jones presented the draft Landscape andCharacter Assessment document for discussion and finalising.

12/05/2014Cllrs King, Langhorn and Jagger prepared final report for submissionto B&NES following agreement at May PC Meeting.



East Harptree Landscape & Character Assessment - End

Produced by East Harptree Parish Council in consultation with local residentsSeptember 2014

Reference Documents

• East Harptree Parish Boundary Map• East Harptree Parish Grade I, II * and II Listed Buildings• East Harptree 2011 Census Data Comparisons

- Age profile- General health- Limiting long-term illness- Travel to work modes

• East Harptree Education, Employment and Recorded Crime



• East Harptree Green Infrastructure Profile Map• East Harptree Housing Development Boundary Map• Baseline Information – Site Assessments and Location Map

– ‘Pinkers Farm’, Middle Street– Currell’s Field, Land off the High Street– ‘Parker’s Mead’, Land north of Ashwood, Church Lane– Land between Middle Street and Water Street

• BaNES Placemaking Plan Character and Site Assessment Validation• Glossary of Terms

East Harptree Parish Boundary MapEast Harptree Parish Boundary

East Harptree Registered Grade I, II * and II Listed Buildings

British Listed Buildings grading classification definitions:



• GRADE I - “buildings of exceptional interest”• GRADE II * - “particularly important buildings of more than special interest”• GRADE II - “buildings that are of special interest, warranting every effort to preserve them”

Summary of Listed Buildings in East Harptree Classification Date Listed

Aqueduct in Harptree Combe Grade II Jul 1989

Bridge in Harptree Court Grade II Jan 1960

Church Farmhouse – and attached garden wall and gate piers Grade II Jan 1986

Church of St. Laurence Grade II * Sep 1960

Coley Cottage Grade II Jan 1986

Coley Court Grade II Sep 1960

Coley Court garden wall and gate piers Grade II Jan 1986

Eastwood Manor Grade II Jan 1986

Eastwood Manor Farm Steading Grade I Jan 1986

British Listed Buildings grading classification definitions:• GRADE I - “buildings of exceptional interest”• GRADE II * - “particularly important buildings of more than special interest”• GRADE II - “buildings that are of special interest, warranting every effort to preserve them”

Summary of Listed Buildings in East Harptree Classification Date Listed

Eastwood Manor Farmhouse Grade II Jan 1986

Harptree Court Grade II Sep 1960

Harptree House Grade II Jan 1986

K6 Telephone Kiosk (telephone number: 0761 221291) Grade II Mar 1990

Manor Farmhouse Grade II Jan 1986

Keyhole Stile – north-west of St. Laurence Church Grade II Jan 1986

Keyhole Stile – north-east of St. Laurence Church Grade II Jan 1986



The Old Rectory Grade II Jan 1986

Village Clock Tower Grade II Jan 1986

East Harptree 2011 Census Data Comparisons

The 45 – 64 year old age band is the greatest age profile of the East Harptree residents,reflecting the location, lifestage and prosperity of the village.

Source: ONS from the 2011 Census

The recorded general health of the residents of East Harptree is predominantly very good,with a higher percentage than the averages for both Bath and North-East Somerset andEngland & Wales.




Limiting long-term illness within the residents of East Harptree is below the averages for bothBath and North-East Somerset and England & Wales, particularly within the 16 – 64 year oldbanding.




Given its rural location, by far the highest mode of travelling to work, by those living in EastHarptree, is by driving.




• Of the total resident population of 644, some 474 are in the 16 to 74 year old band, ofwhich 339 (71.5% of the 474) are ‘economically active’ which is above the averages forboth Bath and North-East Somerset and England & Wales:

– 158 in full-time employment / 59 in part-time employment / 104 self- employed/ 9 temporarily unemployed and 9 full-time students

• The remaining 135 of 16 to 74 year olds are classified as ‘economically inactive’ which isbelow the averages for both Bath and North-East Somerset and England

& Wales:– 83 are retired / 19 are students / 24 are looking after family / 4 are long term

sick with 5 ‘others’• At the 2011 census, only 9 residents were registered as unemployed

– 3 in the 16 – 24 year old band / 1 in the 50 – 74 year old band / 2 that havenever worked and 3 classified as ‘long-term unemployed’


East Harptree has a much higher percentage of employment in both managerial andprofessional occupations than the averages for both Bath and North-East Somerset andEngland & Wales, reflecting the prosperity of the village.



Total number of people aged 16 to 74 East Harptree BaNES AvgEngland &Wales Avg

Higher managerial and professional occupations 19.2 12.7 10.3

Lower managerial and professional occupations 25.7 22.3 20.8

Intermediate occupations 10.8 11.3 12.7

Small employers and own account workers 17.5 9.7 9.4

Lower supervisory and technical occupations 3.6 5.8 6.9

Semi-routine occupations 8.0 12.1 14.1

Routine occupations 7.4 8.4 11.1

Never worked and long term unemployed 2.1 2.7 5.6

Full-time students 5.7 15.1 9.0


Nestled in the beautiful, natural surroundings of the Mendip countryside and located at the heart ofthe village, East Harptree Primary is a Voluntary Controlled Church of England School serving thefamilies of East and West Harptree.

Their aim is to provide the best of education in the caring, supportive atmosphere of a small villageprimary school and they strive to create an environment that encourages confident and enquiringchildren to participate fully in the world around them.

The last OFSTED Inspection, carried out on 31st April / 1st May 2013, rated the school as ‘GOOD’,citing:

– “The quality of leadership and management is good. Leaders and managers work very closely withthe small team of teachers to help raise pupils’ achievement and ambition. Expectations for pupilsare shared by members of the governing body and they help support pupils in their excellentspiritual, moral, social and cultural development.”

– “There is an interesting and varied curriculum that provides opportunities for pupils to exercise skills inEnglish and mathematics, science and technology, across indoor and outdoor learning.”

Source: OFSTED Report May 2013

East Harptree is a safe, quiet, peaceful and tranquil village, which is reflected in its extremelylow levels of reported and recorded crime.



There are no visible signs within the village of any of the anti-social crimes normallyassociated with more urban settlements such as vandalism and graffiti. The streets and openspaces are safe to walk, even at night, as the village is free from any form of potentialintimidation from groups of people congregating on street corners.

Reported crime figures are recorded by the Police for Bath and North-East Somerset as awhole, but it is difficult to establish exactly how those figures breakdown by each individualparish.

For 2014, from January to end March 2014, there has only been one reported and recordedcrime that actually happened in East Harptree, which was a theft from a parked car.

Source: ONS from Police Statistics to April 2013

East Harptree Green Infrastructure Profile MapEast Harptree Green Infrastructure Plan



Reference

East Harptree Housing Development Boundary MapEast Harptree Housing Development Boundary

Reference

Baseline Information – Site Assessments and Location Maps



East Ha rptree map showing the locat ion of the sites surveyed

-v 1.1...........

M •

""'Reference



Baseline Information – Site Assessments ‘Pinkers Farm’,

Middle Street, East Harptree

Pinkers Farm, Middle Street

FORM A: BASELINE INFORMATION

SettlementName East Harptree

CoreStrategySettlementClassification

RA2

Site Name /Address

‘Pinkers Farm’Middle StreetEast Harptree

Parish NameEast Harptree

Gross area (Hectares) 0.36 Ha

SHLAA Site reference EH1

SHLAA Capacity Assessment About 10



Current/recent uses Farm Yard & Buildings

Availability Site in single ownership. Ownersexpressed intention to sell/develop

Site Planning HistoryPlease refer to previousplanning applications:Ref. 13/03415/OUT/withdrawn (Nov2013) & 12/04534/OUT/withdrawn(Oct 2012)

DESIGNATIONS & KNOWN CONSTRAINTS

AONB YES NOCommentsSite is within the Mendip Hills AONB

Green Belt YES NOCommentsSite is outside LP housing development boundary

SSSI / SNCI YES NOCommentsClose proximity to Harptree Combe SSSI / SNCI.

Conservation Area YES NOCommentsSite abuts the Proud Cross Conservation Area

Listed Buildings YES NOCommentsN/A

Recorded Archaeology YES NO CommentsEast Harptree is a Medieval Settlement. Site is in close proximity to Richmont CastleRuins and Proud Cross, both of which have been subject to archaeologicalassessments.

Public Rights of Way YES NOComments



None

Flood Risk YES NO ZONE 1 CommentsSite is subject to pluvial run-off (see photographs submitted as part of previousplanning applications).According to the EA website, the site is in an area that has a low chance offlooding from surface water.

Services – wires & cables (if known) YES NO CommentsNone, but open drainage channel runs around two sides of the site.

Mining / Contamination – Map YES NO CommentContamination from long-term agricultural practices.

Other Known / RecordedConstraints CommentsProximity to large intensive cattle shed and slurry pit on adjoining boundary.

FORM B: ASSESSING SITE CONNECTIONS AND ACCESS

Site: Pinkers Farm, East Harptree.. Surveyors(s): PK, JE, PW, SJ, JL, NJ Date: 30/11/13…………………

Look through all the questions before starting.Leave any questions that do not seem to apply.Take a form, clipboard, map, camera and a pen or two with you when you go out.Take any photos you think are useful (often more useful than some words) and add any photo names/numbers in the right hand boxes once

you get back to ‘base’.

1. WALKING TO LOCAL FACILITIES

Facility Distance(metres)

RouteQuality

Observations and comments on safety and quality ofroute Site Visit Notes/Record of Photos

Shop 500

Good

Fair

Poor

Steep, no pavements in places. Have to walkaround parked cars where there are no pavements,no street lighting. The shop is part time only.

School 500

Good

Fair

Poor

Steep, no pavements in places. Have to walkaround parked cars where there are no pavements,no street lighting.

Good

(This is about publicly accessiblespaces) Sports Field / Children’s PlayAreaQuite steep, no pavements in places. Have to walk



OpenSpace 1km Fair

Poor

around parked cars where there are no pavements, nostreet lighting. To access the publicly open spaces there isa need to walk down the High Street, which is the mainroute in and out of the village, and does not havepavement for the full length. At the end there is a need tocross a main road, without a suitable pedestrian crossing.

Bus Stop 500Good

Fair

Poor

Steep, no pavements in places. Have to walkaround parked cars where there are no pavements,no street lighting.

There is an infrequent bus service, with very limitedroutes. There is no bus route to Bath, and timings of thelimited services mean that residents commuting cannottravel to work on public transport.

Anyotherfacility

500

Good

Fair

Poor

Other facility name: Pub, Hairdressers, Playgroup,Village Club & TheatreSteep, no pavements in places. Have to walkaround parked cars where there are no pavements,no street lighting.

2. SITE ACCESS(ES)General quality of access Tick oneGood:Easy access into the site and good roads approaching it.Fair:Poor egress from the site but good approach roads. "

Poor:Poor access onto the site and poor roads approaching it.Number of Accesses. Type (vehicle or pedestrian)Observations / Comments / Site Visit Notes / Record ofPhotos Key Issues and Possible Mitigation (if Fair or Poor)

Access is via an unclassified road, via a typical narrow village lane. Thisis made worse by parked cars on roads, pavements and junctions inimmediate vicinity.

Sight lines out of the entrance to the site, coupled with parked carson Middle Street mean that it could be potentially dangerous forvehicles pulling out of the site.

Visibility could be improved by preventing cars parking in Middle Street,and by removing sections of hedgerow which bound the site. Recentconstruction of garages on site means that sightlines out of the sitetowards Smithams Hill cannot be significantly improved, without removinga third party landowners hedge.



3. CONNECTIONS SUMMARY: Overall, how well connected is the site?Note key points in the site's favour in terms of connections.

Fair access to shop and school, although the lane is quite steep. Footpath, where present is very narrow and non-existent in parts.

Access to the public open space (playing fields) is poor. There is a need to walk down the High Street, which is the main route in and outof the village, and does not have pavement for the full length. Pedestrians need to walk around parked cars on the pavement. At theend there is a need to cross a main road, without a suitable pedestrian crossing.

Note the key points in terms of connections that would have to be addressed (mitigation) to make it a suitable site:

Cars parked on roads and junctions. Sight lines out of the site are poor.FORM C: ASSESSING THE SITE ENVIRONMENTSite: Pinkers Farm…….. Surveyors(s): PK, JE, PW, SJ, JL, NJ ………………………… Date: 30/11/13………

Look through all the questions before starting.For almost all the questions on Site Characteristics just ring a word (or two) in each box that best fits what you know/see and, as necessary,

add some notes about quality, condition etc. in the space below.The final Summary questions include their own instructions.Leave any questions that do not seem to apply.Take a form, clipboard, map, camera and a pen or two with you when you go out.Take any photos you think are useful (often more useful than some words) and add any photo names/numbers in the right hand boxes once


1. SITE CHARACTERISTICS

Landform: Area raised above road, gently sloping.



Observations/Notes/Record of Photos

Site is set at a higher elevation than properties facing into the site on MiddleStreet / Proud Cross.

Site is predominantly concrete hard standing, with a series of agricultural buildingsin varying states of disrepair.

Site is in close proximity to a large intensive cattle shed and slurry pit.

Views In:Views in are channelled / short.

Quality and Value of View/Record of Photos

Site is well overlooked by residential properties on Combe Lane, Church Lane,Proud Cross & Middle Street.

(see photo EH1.2)

Views Out:Views out are glimpsed and far reaching beyond houses. Long views.


Partial views of open countryside are possible to the north & northeastbetween properties at Proud Cross.

Natural Features on and Around the Site (Age/Condition/Value):Site enclosed by hedges, on three sidesNumbers, Quality and ValueObservations/Notes/Record ofPhotos

Beech hedge to western and northern boundary – good condition, relativelyrecent Mixed hedgerow to eastern boundary – moderate condition, mature.Ecology: (Observed):

Birds, wildlife corridors, potential for range of wildlife (bats / barn owls, reptiles).Comments/Notes, Quality and ValueObservations/Notes/Record ofPhotos

Boundary hedgerows connect to neighbouring properties and to open

countryside. Farm buildings could provide suitable habitat for nesting birds / bats.Adjacent new garages have owl nesting boxes built into the roofs.Built Form On and Around the Site:



Site is predominantly concrete hard-standing, with a series of dilapidated farmbuildings.

Partially demolished blockwork wall separates site from adjacent farm /intensivecattle shed.On-site freestanding buildings/structures, comprising dilapidated stone barn,dilapidated steel framed (crinkly tin) barn and relatively modern open frontedfeed stores.

Neighbouring buildings/structures in viewTo the south are newly constructed residential garages, and a large cattle barn &slurry pit.To the east / northeast are residential properties of Proud Cross (traditionalfarm cottages and farm houseTo the north and west are traditional stone-built residential properties.

Potential Conflicts:Intensive cattle shed and Slurry Pit immediately adjacent to siteSite is currently a farm yard –used to be part of adjacent farm before being dividedup and sold off. Change of use to residential will lead to loss of potential agriculturalemployment.Open drainage channel on northern boundary – inadequate to deal with run-offfrom site and adjacent fields, leading to frequent, severe flooding on site.

Comments/Notes, Observations/Notes/Record of PhotosDilapidated agricultural buildings and concrete yards (PhotoEH1.1). Housing on two sides of natural stone and render.

2. ENVIRONMENT SUMMARYEnvironment Quality and Value: Does the recordedinformation above suggest that the site is of high qualityand value, or is it medium or low? Tick one

High

Medium "

Low

Note key points in the site's favour in terms of environment.

Site is currently run down.

Note the key points in terms of environment that would have to be addressed



(mitigation) to make it a suitable site.Proximity to slurry pit and large cattle barn / intensive cattle shed.Pluvial flooding from adjacent farm land and neighbouring farm buildings and yards.

Soil contamination through long-term agricultural use (ref. planning applicationground investigation report)

FORM D: OVERALL ASSESSMENT SUMMARY

Site name/number: Pinkers Farm (EH1)Tick one

The site is suitable for allocationThe site is well located and has lower environmental sensitivity to change.

This is a potential allocation subject to on- or off-site mitigationThe site is either well located but with higher environmental sensitivity tochange or poorly located but with lower environmental sensitivity tochange.

"

The site is unsuitable for allocationThe site is poorly connected and has higher environmental sensitivityto change.

What are the key reasons behind your final judgement?Off-site mitigation – slurry pit, large cattle shed, pluvial flooding.Lack of off-site drainage capacity. Run off from the site causesregular flooding.On-site mitigation – upgrading of drainage channel capacity, remediationof identified contamination.Site could provide future agricultural employment opportunities.

If the site was judged to be potentially suitable, what type ofdevelopment might be possible or appropriate – housing, employment,facilities etc.?

Site is suitable for agricultural use, but has significant constraints (both onand off-site) which would need to be addressed in order for it to besuitable for residential end use.

If the site was judged to be potentially suitable, what mitigation mightbe needed to make it properly suitable?Height of houses on the site.Loss of employment from loss of agricultural buildings.Drainage, decontamination, screening / buffer from existingagricultural operations.Sightlines – egress from the site onto Middle Street.

If the site was judged to be suitable or potentially suitable, what principles



or conditions might be applied (eg. heights, screening, materials etc.)?(Add comments on the site plan if this helps, eg. to show a key view.)

Signed ……………………………………………………………….. Date 16/12/2013 Telephone ……………………… Email ……

[email protected] ………

East Harptree – Site EH1 Pinkers Farm, Middle Street

Photograph EH1.1 - View into site from Middle Street

Photograph EH1.2 – New garages constructed adjacent to site

Reference

Baseline Information – Site Assessments ‘Currell’s Field’,

mailto:[email protected]



Land off the High Street, East Harptree

Currell’s Field, High Street




RA2

Site Name /Address

Currell’s FieldLand off HighStreet, EastHarptree,Bristol

ST 566560

Parish Name East Harptree



SHLAA Capacity Assessment 10-15



Current/recent uses Agricultural – Pasture / Grazing

Availability Yes – landowner has indicated willingnessto develop

Site Planning History

None


AONBCommentsSite is within the Mendip Hills AONB.

YES NO

Green Belt YESCommentsSite is outside LP housing development boundary.

NO

SSSI / SNCICommentsSSSI is visible from the site.

YES NO

Conservation Area YES NO Comments – Part of site is withinconservation area, part is outside.

ListedBuildingsCommentsN/A.

YES NO

RecordedArchaeologyComments: Unknown.

YES NO

Public Rights ofWay CommentsN/A.

YES NO

Flood Risk YES NO



Comments: Identified on the Environment Agency website as being in an area atlow risk of flooding from surface water.

Services – wires & cables (if known) YESComments: - overhead / underground electric. NO

Mining / Contamination –Map Comments: - Unknown. YES NO

Other Known / RecordedConstraints Comments:Mature Oak Tree.


Site: Currell’s Field, High Street…… Surveyors(s): PK, JE, PW, SJ, JL, NJ……… Date: 30/11/13…………

Look through all the questions before starting.Leave any questions that do not seem to apply.Take a form, clipboard, map, camera and a pen or two with you when you go out.Take any photos you think are useful (often more useful than some words) and add any photo names/numbers in the right hand boxes once




RouteQuality


Shop 240

Good

Fair

Poor

No pavement along part of route / No streetlighting. Cars parked on pavement on High Street.

School 275

Good

Fair

Poor


OpenSpace 310

Good

Fair

Poor

(This is about publicly accessible spaces)Route to playing field / children’s play area requirescrossing main road. No pavement available / Nostreet lighting.




Bus Stop 185Good

Fair

Poor


Anyotherfacility

200-300Good

Fair

Poor

Other facility name:- Pub, Playgroup, Hairdressers,Village Club & Theatre


2. SITE ACCESS(ES)General quality of access Tick oneGood:Easy access into the site and good roads approaching it.Fair:Poor access into the site but good approach roads, or poor access intothe site and good approach roads.Poor:Poor access onto the site and poor roads approaching it.

Number of Accesses. Type (vehicle or pedestrian)Observations / Comments / Site Visit Notes / Record ofPhotos Key Issues and Possible Mitigation (if Fair or Poor)

Single point of access via tarmac road (shared vehicular & pedestrian)off High Street.




Good – Part of site identified within SHLAA is more suitable than all of it. Landowner has indicated a suggested development area whichwould be sympathetic to sight-lines from adjacent properties to open countryside.


None.

FORM C: ASSESSING THE SITE ENVIRONMENTSite: Currell’s Field, High Street … Surveyors(s): … PK, JE, PW, SJ, JL, NJ… Date: …30/11/13







Landform: Gently Sloping


Views In: Wide


Would blend in to high quality / valued views of the village.

Views Out: Sweeping, Long


High quality & locallyvalued Not greatlyoverlookedViews of St Lawrence Church & open countryside

Natural Features on and Around the Site (Age/Condition/Value):

Boundary Hedgerow (western boundary) established/ mature / wellmaintained. Trees (1no. mature oak, 1no. semi-mature beech).Grassland / Pasture – present across majority of site.

Numbers, Quality and ValueObservations/Notes/Record ofPhotos

Ecology: (Known/Observed):

None known or observed during survey, although likely given rural setting andproximity to Harptree Combe / open countryside.

Comments/Notes, Quality and ValueObservations/Notes/Record of



Photos

Hedgerow likely to be wildlife corridor, neighbouring fields linked to HarptreeCombe (SSSI).No water habitat present on-site.No obvious signs of mammal activity.

Built Form On and Around the Site:

No buildings or structures present on site.Adjacent properties are residential, comprising a mixture of reconstituted &natural stone, brick & render.

Comments/Notes, Observations/Notes/Record of Photos

Photo EH 2.1 – view from site entrance towards St. LawrenceChurch Photo EH 2.2 – view from site entrance towards HarptreeCombe


High

Medium

Low


Good location within village, well connected and with good access.

No obvious environmental constraints or designations which would need mitigationin order to be acceptable for development.



Note the key points in terms of environment that would have to be addressed(mitigation) to make it a suitable site.

None.


Site name/number: Currell’s Field, High StreetTick one


This is a potential allocation subject to on- or off-site mitigationThe site is either well located but with higher environmental sensitivity tochange or poorly located but with lower environmental sensitivity tochange.The site is unsuitable for allocationThe site is poorly connected and has higher environmental sensitivityto change.

What are the key reasons behind your final judgement?

Accessible site, abuts existing housing in the village


Mixed size housing

If the site was judged to be potentially suitable, what mitigation mightbe needed to make it properly suitable?

Sensitively designed and high quality development required in order tobe acceptable within/adjacent to the conservation area.

If the site was judged to be suitable or potentially suitable, what principlesor conditions might be applied (eg. heights, screening, materials etc.)?(Add comments on the site plan if this helps, eg. to show a key view.)

Sensitive to neighbouring properties views of countryside. In-keeping with



the character of the village.

Signed ……………………………………………………………….. Date .16/12/2013 Telephone ……………………… Email:

[email protected]…………

East Harptree – Site EH2 Currell’s Field, High Street

Photograph EH2.1 – View southwest from entrance of field towards St Lawrence Church

Photograph EH2.2 – View west from entrance of field towards Harptree Combe

Reference

Baseline Information – Site Assessments




‘Parker’s Mead’, Land North of Ashwood, Church Lane, EastHarptree

Parker’s Mead, Church Lane




RA2

Site Name /Address

‘Parkers Mead’Land north ofAshwood, ChurchLane, East Harptree

ST 565559






SHLAA Capacity Assessment Approximately 10-15

Current/recent uses Agricultural (grazing / pasture)

Availability Confirmed. Subject of previousplanning applications for development


See dismissed planning appeal,ref. App-F0114-A-12-2183230 (2013)fordetails of previous applications.

Principal reason for dismissal wasLocal Plan Policy BH.15 –Development which adversely affectsopen spaces that make acontribution to the character of thesettlement or locality.


AONBCommentsSite is within the Mendip Hills AONB

YES NO

Green BeltComments YES NO

SSSI / SNCIComments YES NO

Conservation Area YES NOComments: Conservation area abuts the site’s northern boundary

Listed Buildings YES NOCommentsAdjacent / Opposite Grade II listed property (Old Rectory)

Recorded Archaeology YES NOComments: archaeological desk based assessment completed for the site as partof previous planning application. This identified a moderate potential for survivalof significant buried archaeological deposits and structures.

Public Rights of Way YES NOComments: public footpath crosses site, linking Church Lane to Middle Street,



through Ashwood.

Flood RiskComments YES NO

Services – wires & cables (ifknown) Comments YES NO

Mining / Contamination – Map YES NO CommentsContamination - Elevated heavy metals in soil (arsenic and lead) above EApublished residential soil guideline values (identified by Ground Investigation Report-see previous planning application).

Other Known / RecordedConstraints CommentsPart of site identified for school-use. Public footpath crossing site.Local Plan Policy BH.15 – Visually Important Open Space


Site: ‘Parker’s Mead’…. Surveyors(s): … PK, JE, PW, SJ, JL, NJ Date: …30/11/2013Look through all the questions before starting.Leave any questions that do not seem to apply.Take a form, clipboard, map, camera and a pen or two with you when you go out.Take any photos you think are useful (often more useful than some words) and add any photo names/numbers in the right hand boxes once




RouteQuality


Shop 100Good

Fair

Poor

No pavement along part of route / No street lighting.

School 100

Good

Fair

Poor


OpenSpace 500

Good

Fair

Poor

(This is about publicly accessible spaces)Route to playing field / children’s play area requirescrossing main road. No pavement available / Nostreet lighting.Cars parked on pavement on High Street.



Bus Stop 100Good

Fair

Poor



Anyotherfacility

100Good

Fair

Poor

Other facility name:- Pub, Playgroup, Hairdressers,Village Club & Theatre




Easy access into siteFair roads approaching it

Single point of vehicular access, pedestrian access via footpath (over stiles).




Good walking distance to amenities within village – nearest potential development site to centre of village.


Part of wider site has been identified for school use as a playing field.FORM C: ASSESSING THE SITE ENVIRONMENT‘Parker’s Mead’…. Surveyors(s): … PK, JE, PW, SJ, JL, NJ Date: …30/11/2013 …………………





Landform: moderately sloping




Prominent site – on raised ground in centre ofvillage. (see photos EH3.1 & EH3.2)

Views In: Wide / Long


Site is well-overlooked by properties in Ashwood.

Site is noticeable as a rare green-space within the centre of the village, which due toits elevated and sloping aspect, can be seen from long distances outside of thevillage.

Site is within AONB

Views Out: Wide / Long


Sweeping, long, high value.Views across the Chew Valley and lake, towards Dundry.

Site looks out across conservation area, on northern boundary, including clear viewof lake, church and listed buildings.


Boundary Hedgerow, Trees and Grassland

Numbers, Quality and ValueObservations/Notes/Record ofPhotos

Boundary hedgerow present on northern, eastern & western boundaries. Hedgerowis established, but patchy in places and requires some restoration.

Trees predominantly on northern and eastern boundaries - 20-30 semi-maturemixed deciduous (ash, beech & oak).

Grassland / Pasture present on site.Ecology: (Known/Observed):

Birds Signs of Mammals Wildlife CorridorsComments/Notes, Quality and Value



Observations/Notes/Record ofPhotos

Ecological Phase 1 Habitat Assessment Report completed for site as part ofprevious planning application. This identified the following;

Feeding ground forbats Nesting birdsReptiles, including slow worms, adders & commonlizards Evidence of use of territory marking on site bybadgers.Built Form On and Around the Site:

Adjacent properties are residential, comprising a mixture of reconstituted &natural stone & render.

Natural stone walls.

Dilapidated tin sheds and railway carriages present in north-west corner of

site. Public House / Primary school present on northern site boundary.



High

Medium

Low


Part of site has been allocated for use by the

school. Central location within village.

Note the key points in terms of environment that would have to be addressed



(mitigation) to make it a suitable site.

Site is designated as a Visually Important Open Space.

Contamination, ecology, access & archaeology would all need to be addressed inorder to make the site suitable.


Site name/number:Tick one


This is a potential allocation subject to on- or off-site mitigationThe site is either well located but with higher environmental sensitivity tochange or poorly located but with lower environmental sensitivity tochange.The site is unsuitable for allocationThe site is poorly connected and has higher environmental sensitivityto change.


Previous planning application refused on appeal (App–F0114–A-12-

2183230) Local Plan Policy BH.15 – Visually Important Open Space


School playing field for part of thesite. n/a for the remainder.


n/a

If the site was judged to be suitable or potentially suitable, what principlesor conditions might be applied (eg. heights, screening, materials etc.)?



(Add comments on the site plan if this helps, eg. to show a key

view.) n/a

Signed ……………………………………………………………….. Date 16/12/2013 Telephone ……………………… Email

[email protected]

East Harptree – Site EH3 Parker’s Mead, Church Lane

Photograph EH3.1 – View looking north towards Chew Valley Lake

Photograph EH3.2 – Church Lane, adjacent to western site boundary

Reference

Baseline Information – Site Assessments

Land between Middle Street and Water Street, EastHarptree





Land off Middle Street and Water Street




RA2

Site Name /Address

Land betweenMiddle Street & WaterStreet, East Harptree

ST 566557



SHLAA Site reference N/A

SHLAA Capacity Assessment N/A



Current/recent uses Un-used Grassland / Orchard

Availability Unknown


Thought to have been included aspart of a previous application for alarger development (c.1960’s/70’s)which was only partially completed.

Planning history is pre-1996,therefore no record is held onB&NES online database of planningapplications.


AONB YESCommentsSite is located within Mendip Hills AONB

NO

Green Belt YESCommentsN/A

NO

SSSI / SNCI YESComments NO

Conservation Area YES NOCommentsSite is 250m from both conservation areas within the village

Listed Buildings YESComments NO

Recorded Archaeology YES CommentsUnknown NO

Public Rights of Way YES CommentsNo public right of way crosses the site. NO

Flood Risk YES NOCommentsSite is set at a higher elevation than Middle Street & Water Street, therefore shouldnot be at risk of flooding.

Services – wires & cables (if known) YES NO CommentsDrainage manhole present in entrance gateway to site.Utility pole (electric) present in southwestern corner of



site.

Mining / Contamination – Map YESCommentsUnknown

NO

Other Known / RecordedConstraints Comments

Unknown.


Site: Land between Middle Street & Water Street. Surveyors(s): PK, JE, PW, SJ, JL, NJ Date: 30/11/13…………………Look through all the questions before starting.Leave any questions that do not seem to apply.Take a form, clipboard, map, camera and a pen or two with you when you go out.Take any photos you think are useful (often more useful than some words) and add any photo names/numbers in the right hand boxes once




RouteQuality


Shop 300Good

Fair

Poor

No pavement in places, parked cars meanpedestrians have to walk in road.No street lighting.

School 300Good

Fair

Poor


OpenSpace 800

Good

Fair

Poor

(This is about publicly accessiblespaces) Playing Field / Children’s PlayAreaRoute to playing field / children’s play area requirescrossing main road. No pavement available / Nostreet lighting. Cars parked on pavement on HighStreet.

Bus Stop 300Good

Fair

Poor



Other facility name:



Anyotherfacility

300Good

Fair

Poor

Pub, Playgroup, Hairdressers, Village Club & Theatre




Good access into site and fair roads approaching

it. Access is typical of narrow village lanes / roads.Currently a single point of access via Water Street (shared vehicularand pedestrian).

(see photo EH4.3)




GOOD walking distance and fair route safety to shops and school. POOR pedestrian connection to playing fields / Children’s play area.FAIR routes approaching the site, access maybe improved with the option of creating secondary / new access via Middle Street.


None, although it may be possible to create a second point of access via Middle Street. This would increase connectivity of anydevelopment with the rest of the village.

FORM C: ASSESSING THE SITE ENVIRONMENTSite: Land between Middle Street & Water Street. Surveyors(s): PK, JE, PW, SJ, JL, NJ Date: 30/11/13





Landform: Gently sloping


Site is at higher elevation than Middle Street and Water Street on either side of the site.

Access into the site from Water Street is via a moderately steep tarmac road throughan existing cul-de-sac development.The site is separated from Middle Street by a hedgerow set at the top of a steepearth bank with Middle Street below.(see photos EH4.1 – 4.3)

Views In: Channelled, quite private, short, enclosed.


Site is quite private, and only partially overlooked from upper storeys of a limitednumber of properties.

Views Out: Sweeping, long, exceptional view of Chew Valley Lake.




Site is mostly enclosed within hedges. Long views over site boundary to ChewValley Lake and Dundry.


Boundary Hedgerow, Trees & Grass

Numbers, Quality and ValueObservations/Notes/Record of Photos

3no. apple trees spread out within the

site. Grass cover present across the site.Boundary hedgerow is present on 3 sides of the site (north, south, west), withsome mixed deciduous semi-mature trees within hedgerow.

Hedgerow is patchy in places and needs some restoration.Ecology: (Known/Observed):

Birds

Comments/Notes, Quality and ValueObservations/Notes/Record ofPhotos

None observed, but potentially suitable for a range of ecological habitats, dueto length of time which the site has been left un-used.

Built Form On and Around the Site:

No walls or freestanding buildings/structures present on site.

Neighbouring buildings/structures in view -partially Neighbouring use - residentialPotential Conflicts – none known


Site is accessed through a development of 1960’s/70’s, individually designedchalet- bungalows.

These are constructed from a mixture of reconstituted stone & render. All arelarge properties, set within large plots in a secluded development.




High

Medium

Low


Hedgerow enclosed plot and private / hardly overlooked.Long, exceptional views from site across Chew Valley towards Lake

Site appears to be an unfinished part of the development through which it isaccessed. Some of the infrastructure is in place to complete development of this site(road to site entrance & drainage connection present).

Note the key points in terms of environment that would have to be addressed(mitigation) to make it a suitable site.

None


Site name/number: Land between Middle Street & Water Street,East Harptree Tick one


This is a potential allocation subject to on- or off-site mitigationThe site is either well located but with higher environmental sensitivity tochange or poorly located but with lower environmental sensitivity tochange.The site is unsuitable for allocation



The site is poorly connected and has higher environmental sensitivityto change.


Assessors deemed it suitable as it is considered it as being the 2nd phase ofa partly developed site in an ideal, secluded position.


A modest, in-keeping, well designed development of mixed sizehouses would be appropriate to the size of site and the surroundingproperties.


N/A

If the site was judged to be suitable or potentially suitable, what principlesor conditions might be applied (eg. heights, screening, materials etc.)?(Add comments on the site plan if this helps, eg. to show a key view.)

The site is bounded to the north and south by traditional cottages, and tothe east by individually designed 1960’s/70’s chalet bungalows. Anydevelopment would need to be sensitive to this setting.

Signed ……………………………………………………………….. Date ............................ Telephone ……………………… Email

[email protected] ……

East Harptree – Site EH4

Land between Water Street and Middle Street

Photograph EH4.1 – View west from access road off Water Street




Photograph EH4.2 - Site Entrance Photograph EH4.3 – Site Access

Reference

BaNES Placemaking Plan Character and Site AssessmentValidation

Placemaking Plan Character and Site AssessmentValidation

Parish Name: East Harptree

Date that the PlacemakingAssessment was received: 30th December 2013Policy categorization: Core Strategy Policy RA2

Stage 1: Validation

All site assessments should be accompanied by a character assessment which has informed the location of the surveyed sites. Understandingthe overall character of a whole Parish or Town Council area is central to securing good quality, well designed and sustainable developments.



This is further supported by the National Planning Policy Framework, paragraph 58 which states new development should “respond to localcharacter and history, and reflect the identity of local surroundings and materials…”

The character appraisal should define in detail the Parish/Town Council‟s built environment. This will provide evidence supporting a local policyframework that seeks to protect the best of the heritage and help encourage sympathetic developments that will be important for the Parish/TownCouncil‟s future whilst minimising harm to character.

At this stage B&NES Council has reviewed whether the various elements of the character appraisal has been undertaken in accordance with theToolkit. No comments are made by the Council at this stage regarding whether it agrees with the conclusions reached. However, where it isconsidered there are omissions from the character appraisal or it could be improved this is highlighted below.

The following detail has been captured within the submitted character appraisal assessment:

Validation Criteria

A landscape descriptionDetails on the key views and landmarksDetail on the settlement patternsInformation on the buildings, including materials and detailsDetails on the ‘sense of place’Positive features and special qualitiesFeatures to be improved or detracting elements

Have any natural or built environment assets been identified?

Officers Comments on the Character Appraisal :

No character appraisal has been received.

Have any natural or built environment assets been identified?

It is noted from reading the character appraisal that the Parish has many naturaland built assets which should be protected. It would be beneficial if you can plot allyour assets onto a map (or series of maps based on the headings below if this is



easier) and write a short statement explaining why the asset(s) are important. These assets will be reviewed over Summer 2014 by B&NES.

Natural and built assets can be grouped into the following themes:

Social and communal value



Are there assets of importance to the local community? The asset(s) may be a source of civic pride for the community or a place that contributesto the “collective memory” of that area?

Heritage value

Are there assets that reflect the traditional functional character or former uses in the village?

Architectural interest

Are there assets that may be of a high-quality representation of a particular architectural style or type, an individually distinctive form ofarchitecture or are there assets that demonstrate artistic interest?

Associations

Are there assets with a historical association with the village, with particular people, artists, writers, or other media, or events in history?

Aesthetic value

Are there assets which have intrinsic design value relating to local styles, materials or any other distinctive local characteristics?

Landmark Quality

Are there assets with a visual prominence? Assets with landmark quality are normally aesthetically attractive and dominate the street scene oran important view/vista. Assets with landmark quality are normally geographical or cultural orientation points.



Archaeological InterestAre there any assets of archaeological interest?

Geological InterestAre there any geological landforms of interest?



Scenic qualityAre there assets that appeal primarily to the visual senses

ConservationAre there any important flora or fauna assets which should be protected or noted?

Local Green Space Designation

The National Planning Policy Framework (NPPF) sets out the Government are planning policies for England. A new designation to protect localgreen areas of particular importance to local communities has been introduced. The Local Green Space designation will allow communities toidentify and protect areas that are of value to the community through local and neighbourhood plans. Therefore, it is useful for the Parish Councilto identify these local green spaces potentially for protection through the B&NES Placemaking Plan or a Parish prepared Neighbourhood Plan.

It is noted that East Harptree has many green spaces which could be designated as Local Green Spaces. It should be noted however that anygreen spaces considered by B&NES will need to fulfil criteria set out in paragraph 77 of the NPPF:

where the green space is in reasonably close proximity to the community it serveswhere the green area is demonstrably special to a local community and

holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playingfield), tranquillity or richness of its wildlife;

Where the green area concerned is local in character and is not an extensive tract of land.

For reference:

The proximity of a Local Green Space to the community it serves will depend on local circumstances, including why the green area is seen asspecial, but it must be reasonably close. For example, if public access is a key factor, then the site would normally be within easy walkingdistance of the community served.

For example, green areas could include land where sports pavilions, boating lakes or structures such as war memorials are located, allotments,or urban spaces that provide a tranquil oasis.

Extensive designation of open countryside adjacent to settlements will not be appropriate. Provided land can meet the criteria at paragraph 77 ofthe National Planning Policy Framework there is no lower size limit for a Local Green Space.Green Infrastructure

Parish and town councils were asked to assess the green infrastructure assets in and around their parish. This included green spaces, footpathsand cycle ways, places of value and corridors for wildlife. This information will feed into green infrastructure profiles, with initial priority for theRA1 and RA2 designated villages. These profiles will help to inform decisions around new and existing green infrastructure, particularly inrelation to new developments, and will be inform the Placemaking Plan

Maps of known green infrastructure were distributed alongside a pro forma to guide this work and the results have been assessed as below:



Validation Criteria

Map has been annotated and comments madeNetworks for people: footpaths and cycle waysNetworks for people: outdoor play and relaxationNetworks for wildlife: green areas and corridorsMulti-function and value: valued green assetsMulti-function and value: green assets which could provide more valueLocal green space designation proposals

Officers Comments on the Green Infrastructure Pro Forma :

This parish has not completed a green infrastructure pro forma or characterassessment so the below cannot be commented on.

Green Infrastructure Map

Networks for People

Networks for Wildlife

Multifunction and Value

Initial Site Assessment

Through this validation process B&NES Council has reviewed the information gathered by the Parish and Town Councils for the PlacemakingPlan evidence base. The site assessment information supplied by the Parish/Town Council is set out below and reviewed by category in theToolkit.

Where B&NES Council has reviewed and confirmed the information submitted is corrected it is indicated as validated. In some circumstances thesupporting information may be insufficient or sections omitted. In these cases, B&NES will make comments; these comments/additionalinformation will be clearly distinguished from the Parish/Town Council comments and will be clearly highlighted I bold in this report.

Please note that no comments will be made on the suitability of the sites at this stage. During the Summer 2014, B&NES will undertake Stage 2and will assess all sites put forward by the Parish and Town Councils for consideration in the Placemaking Plan Options Document which is dueto be published in Winter 2014.

Site Locations



Map to show the location of surveyed sites in East Harptree.

E1

E2

E3

E4© Crown Copyright and database right. All rights reserved (100023334) 2014 Parish Online Map: 1:7,300

Current Use

These comments have been collated from the site assessments submitted by East Harptree Parish Council and will be reviewed fully in Stage 2.

Site Ref. Size of the site Current Use Potentialcontamination Validated

E1 0.5 Ha Agricultural-pasture/grazing No

E2 0.45Ha Agricultural-pasture/grazing

Yes- elevated heavemetals in soil (arsenicand lead)

E3 0.464Ha Un-used grassland/orchard No

Yes from long term



E4 0.36Ha Farm Yard and Buildings agricultural practices

8Relationship to Existing Built-Up Area(s)

These comments have been collated from the site assessments submitted by east Harptree Parish Council and will be reviewed fully in Stage 2.

Site Ref. Relationship to the existing built-up areas Officers Comments

E1

Approximately 240m‟s to the nearest shop andapproximately 275m‟s to the school howeverthere are no pavements or street lighting alongpart of the route.

Approximately 180m‟s to the nearest bus stop.

There is „easy‟ access onto the site and there are„good roads’ approaching the site.

A transport survey andaccessibility to thepotential site wouldneed to beinvestigated.

E2

Approximately 100m‟s to the nearest shop schooland bus stop however there are no pavements orstreet lighting along part of the route.

There is poor access into the site however theapproach roads are good. There is a single pointof vehicular access.

A public footpath crosses the site, it linksChurch Lane to Middle Street.


The Public Right ofWay would requireinvestigation andintegration orredirecting.

E3


There is „easy‟ access onto the site and there are„good roads’ approaching the site.


E4


There is poor access into the site via anunclassified road.


9Flood Risk




For reference, the recognised Environment Agency Flood Risk Classifications of potential flooding are:

Low Probability (Zone 1)

This zone comprises land assessed as having a less than 1 in 1,000 annual probability of river or sea flooding (<0.1%) in any year.

Medium Probability (Zone 2)

This zone comprises land assessed as having between a 1 in 100 and 1 in 1,000 annual probability of river flooding (1% – 0.1%), or between a 1in 200 and 1 in 1,000 annual probability of sea flooding (0.5% – 0.1%) in any year.

High Probability (Zone 3a)

This zone comprises land assessed as having a 1 in 100 or greater annual probability of river flooding (>1%), or a 1 in 200 or greater annualprobability of flooding from the sea (>0.5%) in any year.

High Probability – The Functional Floodplain (Zone 3b)

This zone comprises land where water has to flow or be stored in times of flood.

Site Ref. Flood Risk Validated

E1 LowE2 LowE3 LowE4 Low

10



Flood Risk Map

E1

E2

E3

E4Risk of Flooding

© Crown Copyright and database right. All rights reserved (100023334) 2014 Parish Online Map: 1:7,300

11

International and National biodiversity and geological value sites



These comments have been collated from the site assessments submitted by East Harptree Parish Council and will be reviewed fully inStage 2.

SiteRef.

BRERCRegionallyImportantGeological

Sites

BRERC Sitesof Nature

ConservationInterest

BRERCSites ofSpecial

ScientificInterest

BRERCSpecialAreas of

Conservation

BRERCSpecial

ProtectedAreas

BRERCLocal

NatureReserves

BRERCArea of

OutstandingNaturalBeauty

GreenBelt None Validated

E1

E2

E3

E4

12



Map of the biological and geological areas of importance

E1

E2

E3

E4

Biological and geological areas of importance BRERC Regionally Important Geological Sites BRERC Sites of Nature Conservation Interest

BRERC Sites of Special Scientific Interest BRERC Special Areas of Conservation

BRERC Special Protected Areas BRERC Local Nature Reserves

BRERC Area of Outstanding Natural Beauty

Green Belt


13

These comments have been collated from the site assessments submitted by East Harptree Parish Council and will be reviewed fully in



Stage 2.

SiteRef.

WorldHeritageSitesetting

Sites ofArchaeologicalInterest

ScheduledAncientMonuments

Grade I ,II*and GradeII ListedBuildingsand theircurtilages

RegisteredParks andGardens

ConservationAreas None Validated

E1

Part of the siteis within theEast HarptreeConservationArea.

E2

E3

E4

14

E1

E2

E3

E4

Archaeological and historical assets World Heritage Site setting

Scheduled Ancient Monuments Grade I Listed Buildings

Grade II* Listed Buildings

Grade II Listed Buildings

Registered Parks and Gardens

Conservation Areas




15

Site Ownership


Site Ref.Was the siteidentified in theSHLAA

Are there anyleases/legalrestrictions on the Relevant Planning History

Has the landowner beenidentified and do theypotentially want to develop the



site? site?

E1 Yes Not known None Identified and indicated that theywant to develop the site.

E2 Yes Not Known

Dismissed planning appeal, ref. App-F0114-A-12-2183230. Proposal wascontrary to Policy BH.15 of theadopted Local Plan 2011.

Confirmed

E3 No Not Known Planning history is pre-1996- needsfurther investigation.

E4 Yes Not Known

Subject to two previous planningapplications- 13/03415/OUT/(Withdrawn Nov 2013) and12/04534/OUT/ (Withdrawn Oct 2012)

16

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Glossary of Terms

Placemakingcreating the conditions for making better places. This is achieved through using good urban designprinciples, harnessing positive characteristics of a place and addressing the negative ones.

PlaceA space in the built environment that has some meaning and value for people due to the activities anduses of the space, or the physical qualities of the space.

Sustainable DevelopmentIn the context of a residential environment, this includes:– Reducing the need to travel short distances by car, by arranging the development to be accessible

by foot, bike or bus– Re-use of resources such as land, buildings and materials– Sensitive use of site features

CharacterThe combination of features of a building or a place that give it a distinctive identity compared withother buildings or areas.

Local Distinctiveness



No place is exactly the same as the next – either in where it lies or how it relates to the broaderlandscape. The unique landscape character is evident in patterns of fields, trees, hedges, townscapes,villages and buildings – all interrelating with the surroundings. At a settlement scale it is elements suchas the style of a window, the shape of a gable or a particular pattern of a gate that contributes to aplace’s distinctiveness.

Sense of PlaceOften used to describe people’s feelings for a place, and the elements that make that place special toan individual or community, eg: memories of past visits, views, sounds, people etc.

Vernacular BuildingsMainly refers to pre-industrial era buildings which were created from local (natural) materials, foreveryday purposes.

Green InfrastructureThe network of natural spaces and corridors across a given area. Including spaces within settlements, aswell as the wider landscape.

RA 2East Harptree has been assessed as an RA 2 settlement following completion of B&NES Rural FacilitiesAudit. The audit seeks to measure the number of key facilities in the village and whether it is capable ofsupporting development on the basis of its current service provision.Villages classified as RA2 will accommodate between 10-15 dwellings over the Core Strategy period2011-2029.



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