West Berkshire District Council Written Statement

2.1.1 A number of topic areas have been generally linked under the 'umbrella' heading of the Environment. A brief synopsis of these topic headings is given below:

(A) Landscape Section: conserving and enhancing the Wider Countryside, the Area of Outstanding Natural Beauty, Areas of Special Landscape Importance, gaps and settings of settlements, degraded landscapes and promoting the Central Berkshire Forest;

(B) Nature Conservation Section: conservation management and development criteria;

(C) Water Environment Section: flood plain and surface water run off, water quality, water resources and conservation of waterways and river corridors.

(D) Agriculture Section: protection of the best and most versatile agricultural land, fragmentation of viable farm units, farm diversification and agricultural development.

(E) Development in the Countryside: development categories; the reuse and adaptation of rural buildings; the redevelopment of existing buildings in the countryside; infilling and ribbon development in dispersed settlements; residential curtilage extensions; replacement dwellings and extensions; Defence and government establishments; Greenham and Crookham Commons; institutional and school sites, telecommunications development and accommodation of horses.

(F) Urban Environment Section: protection and improvement of the urban environment and safeguarding important open space areas within defined settlements.

(G) Conservation and the Historic Environment Section: reuse of buildings; preservation and restoration of buildings of townscape value; alteration and extension to listed buildings; development in historic settings, Conservation Area designation and review; protection of burgage plots in Hungerford; conserving historic parks and gardens; the Newbury Battlefield sites and a range of archaeological policies.

2.1.2 The key aims which underlie the Environment Chapter and set the tone of the Local Plan Review are outlined and briefly discussed as follows:

These aims are not mutually exclusive but are linked together in the process of decision making which takes environmental issues comprehensively and consistently into account. These aims are supported by the need for environmental appraisal and assessment.

2.2.1 Structure Plan policy OS1 seek sustainable levels, locations and forms of new development. Within the overall context of respecting environmental and other constraints, priority will be given to local economic and social needs.

2.3.1 Structure Plan policy LD1 is concerned with limiting the impact of development. The County Council stated that the Local Plan should explain how it will seek to implement this policy and develop the principles of sustainable development.

2.3.2 In seeking to achieve the aims expressed in policy LD1 development will be sought which accords with the following principles of making the best use of urban land and protecting the open countryside; helping to conserve energy and water; supporting the use of renewable energy; minimising pollution; minimising waste generation; reducing the need for travel and increasing opportunities for less energy intensive forms of transport and avoiding irreversible damage to landscape, natural habitat or features of aesthetic, historic or scientific interest. Development proposals must seek to minimise environmental impacts. The Local Plan policies which have a direct relationship to the aims of Structure Plan policy LD1 are set out below:

2.3.3 In general and having regard to the nature and character of West Berkshire, the Local Plan has a robust policy structure in relation to Structure Plan policy LD1 and the key objectives of sustainable development.

2.4.1 Both Structure Plan policy OS1 and LD1 refer to the need to conserve natural resources including land, water and fossil fuels. In this context the Local Plan Review has policies regarding energy efficient layouts and using renewable energy sources. In the latter regard, the County Council prepared a Renewable Energy Strategy (October 1995) and Structure Plan policy RE1 indicates that renewable energy schemes will generally be given favourable consideration provided there are no overriding adverse environmental impacts. The Local Plan Review, in support of the Structure Plan position, has a policy setting out appropriate criteria for determining acceptable renewable energy schemes.

2.5.1 In this respect the two key factors are (i) minimising harm to human health from pollution including emissions (ii) locating land uses so as to minimise the need to travel, particularly by private cars, and increasing the opportunities for public transport. Car emissions are the largest single source of environmental pollution in West Berkshire. In considering development options the Council will give particular priority to reducing the need to travel and for the selected locations to be capable of being served by public transport. With regard to pollution emissions the Council will seek to minimise the effects by appropriate development control measures.

2.6.1 The central objective in a major development decision is to minimise the impacts of these different factors in order to secure a scheme which is generally sustainable and which gives due weight to maintaining or enhancing the local environment when considered against other social and economic needs.

2.7.1 The landscape of West Berkshire is predominantly rural in character and the 1993 District-wide Landscape Assessment has confirmed its quality, complexity and great diversity. Physical and human influences are important in the development of landscapes and their perception. Nearly 74% of the West Berkshire area lies within the North Wessex Downs Area of Outstanding Natural Beauty (AONB).

2.7.2 It is important that development does not contribute to detrimental change in the landscape. There are opportunities within the development process and the allocation of sites to conserve and enhance landscape character. The overall aim is to maintain or enrich the characteristic features which give each landscape its identity.

2.7.3 The guiding principle is that development should benefit the rural economy and maintain or enhance the environment. New development should be sensitively related to existing settlement patterns, and to historic, wildlife and landscape resources of the area.

2.7.4 All Local Plans are required to include policies in respect of the conservation of the natural beauty and amenity of land (PPG7). Policies and development decisions affecting the AONB should favour conservation of the natural beauty of the landscape. Landscape conservation linked to a 'sense of place' and a 'quality environment' is receiving increasing public attention and support. Solitude and tranquillity in rural areas can be especially important to the enjoyment of the special landscape qualities of the area. The introduction of noisy activities into quiet areas of the countryside can be intrusive and damaging to their 'special sense of place'. In this situation it is also appropriate to cross refer to paragraph 1.12.11 and policy OVS. 6 of the Local Plan.

2.7.5 The Rural White Paper is concerned with conserving the character of the countryside. In this context it is important to ensure that the distinctive character of rural landscapes and buildings is maintained. Environmental quality across the countryside should also be enhanced. Specific mention is made of the 'Countryside Character Programme' and the 'Natural Areas Initiative'. These are linked programmes of the Countryside Commission (now the Countryside Agency) and English Nature which will, for the first time, provide a comprehensive and consistent analysis of the character of the English countryside. This will help to guide all future efforts to conserve and enhance the countryside. At a local level, policies should seek to define and maintain the value which people place on the character of rural areas.

2.8.1 The Structure Plan has a series of policies concerned with the protection and enhancement of landscapes, these are briefly set out below:

C5: that development should not visually intrude into the adjoining countryside or prejudice the maintenance of the rural character of adjacent land.

C6: to conserve and protect the setting and separate identity of settlements. The boundaries of 'green edges and gaps' to be defined in Local Plans.

C7: development will only be permitted which will conserve or enhance the natural beauty of the AONB area.

C8: Areas of Special Landscape Importance (ASLIs). These will be delineated and designated through the Local Plans.

C9: the protection and enhancement of landscape and features important to its character and history.

C12: the Structure Plan's proposed 'Berkshire Forest' which will extend into the eastern part of West Berkshire i.e. on to the plateau area west of Mortimer. This will take the form of a loose scattering of woodland planting areas with public access and is the subject of a 'millennium fund bid'.

2.9.1 In October 1993 the results of a District-wide Landscape Assessment were published (technical and summary reports). This study provides a baseline of information and an overview of the landscape character and qualities of West Berkshire, which is predominantly rural in nature. Assessments were also made of the 'Setting of Settlements' and 'Areas of Special Landscape Importance' including appropriate criteria to be used in their designation. ASLIs are seen as a second tier of landscape quality recognition, second to the AONB, consequently no ASLIs are found within the AONB area.

2.9.2 The former County Council also prepared the Berkshire Landscape Strategy (May 1995) the key purpose of which is to provide a framework for development and implementing landscape conservation and enhancement measures. Caring for the landscape is seen as an important element of a sustainable approach to future development.

2.9.3 The National Rivers Authority (NRA) in its River Kennet Catchment Management Plan for April 1994, identifies the particular value and sensitivity of the river waterway landscapes within the catchment area. It also highlights the need to monitor landscape change in order to aid overall management. In the accompanying 'action plan' a high priority is attached to the need for a strategic landscape assessment of the River Kennet and its catchment.

2.9.4 These background studies and strategies have increased information, understanding and consensus regarding the landscape diversity and qualities found within West Berkshire District. The landscape policies which follow have been aided in their preparation by this work.

(i) to sustain, conserve and enhance the landscape diversity, character and quality of West Berkshire's countryside;

(ii) to protect and enhance the natural beauty and special landscape qualities of the North Wessex Downs Area of Outstanding Natural Beauty, a substantial part of which lies within the West Berkshire area;

(iii) to protect important landscape, nature conservation and heritage features from damage due to the adverse effects of development and to encourage their proper management where appropriate;

(iv) to provide for development and change that would benefit the rural economy while protecting and enhancing the landscape and overall environment of the area.

2.11.1 From the Rural White Paper (1995) the Government's priority is to enhance the wider countryside, conserve its natural assets and maintain its diversity of character. In this regard the distinctive elements of local character will become of increasing importance.

2.11.2 Character is in many respects a more meaningful concept than quality. It avoids devaluing areas not designated. An area's character is also more familiar to, and undoubtedly valued by, its inhabitants and users.

2.11.3 While the Council has in accordance with the Structure Plan proposed Local Plan policies dealing with the AONB, ASLI's, gaps, settings and degraded landscape areas it is nevertheless important to precede this with support for maintaining the diversity of character across the countryside as a whole. The 1993 District-wide Landscape Assessment identifies twenty one different landscape character areas (see Appendix 7). It is important that the character and diversity of these different areas is maintained and enhanced.

2.12.1 The North Wessex Downs AONB covers nearly 74% of West Berkshire's area and extends into the adjoining Counties of Hampshire, Wiltshire and Oxfordshire. The area is of national landscape importance, designated to conserve the natural beauty of the area, including flora, fauna, geological and landscape features. The AONB was designated in 1971 and the Countryside Commission (now the Countryside Agency) has no current plans to review the boundaries. The Council will balance the needs of rural communities and the rural economy against the major issue of conserving and enhancing the local character and distinctiveness of the AONB landscape.

2.12.2 The primary purpose of AONB designation is to conserve and enhance the natural beauty of the area. In this context, particular regard needs to be paid to promoting sustainable forms of social and economic development that in themselves conserve and enhance the environment. Planning control policies need to promote the conservation of those features that contribute to the special character of the AONB. Major development should generally be regarded as inconsistent with the aims of AONB designation. A revision to PPG7 (June 2000) advises that such proposals will need to demonstrate that they are in the public interest before being allowed to proceed. Small scale development, where essential to meet local community needs and provided for in development plans, is normally acceptable in AONB areas. Such development should be within or immediately adjacent to, existing towns and villages, and should be in sympathy with the architecture and landscape character of the area. In the implementation of this policy the Council will have regard to the continuing locational and operational needs of agriculture.

2.12.3 The North Wessex Downs AONB within West Berkshire has a complex and diverse character. The district landscape appraisal has identified the different landscape character areas. The landscape character areas within the AONB are described in greater detail in the District-wide Landscape Assessment.

This diversity and mix of landscape character areas needs to be conserved to maintain the AONB's unique sense of place within West Berkshire.

2.12.4 These different landscape character areas (the full list from the District-wide Landscape Assessment and not just the AONB is set out in Appendix 7) will vary in sensitivity regarding their ability to accommodate development without material harm. In this regard retaining the rural nature of the area and the rarity of the landscape type can be more important than its ability to screen development.

2.12.5 Given that the whole of the Berkshire section of the AONB lies within West Berkshire, it is considered that a Local Plan policy is desirable which sets out in more detail the basis upon which development in the AONB will be considered by the Council.

2.13.1 Policy C8 of the new Structure Plan states that Areas of Special Landscape Importance (ASLIs) will be delineated and designated through Local Plans. The boundaries of these ASLI's have been identified following the District-wide Landscape Assessment carried out by landscape consultants. They represent the best of the different landscape areas found within West Berkshire outside of the AONB. The landscape character areas and guidelines set out those features which it is important to preserve and enhance. In implementing this policy the Council will have regard to the continuing locational and operational needs of agriculture.

POLICY ENV.3 The Council recognises the following areas shown on the Proposals Map to be of special landscape importance and will not permit any development which would detract from their rural character or special landscape qualities.

(a) land to the north of Theale;

(b) land at Donnington between Speen and the A34;

(c) the Greenham to Aldermaston escarpment;

(d) the Kennet Valley, west of Newbury and including Benham and Hamstead Parks;

(e) the Kennet Valley, east of Newbury - Crookham Hill to Brimpton Mill;

(f) the Kennet valley, east of Newbury - Woolhampton to Sulhamstead Lock and associated escarpment to the south;

(g) south and south west of the village of Beech Hill.

(h) along the north bank of the River Enborne at Sandleford Park, Newbury.

2.13.2 The proposed ASLI areas are shown on the Proposals Map. The proposed new ASLI areas following on from the 1993 District Local Plan are (c) to (h) above. In the case of ASLI areas (c),(g) and (h) these adjoin 'Areas of Special Landscape Quality' proposed by Basingstoke and Deane Borough Council in their Local Plan. In this way there is a continuity of landscape protection across the boundary to the south.

2.13.3 In the case of the Beech Hill ASLI this will also complement an ASLI area proposed by Wokingham District from the joint boundary across to the Swallowfield bypass (A33) in the east.

2.14.1 The Structure Plan is concerned to ensure that development should not intrude into the countryside and to conserve and protect the setting and separate identity of settlements and communities.

2.14.2 The definition of settlement boundaries under policy C2 of the Structure Plan and policy HSG.1 of the Local Plan, generally provides for sufficient protection of the character and setting of settlements and of the countryside outside of settlements where development is to be strictly controlled. Policy C6 of the Structure Plan states that the setting and separate identity of settlements and communities will be conserved and protected. Important open areas in this regard are identified in the Local Plan under the following policies. In implementing this policy the Council will have regard to the locational and operational needs of agriculture, while ensuring minimum harm to the visual character and open nature of the gap or setting area.

GAPS BETWEEN SETTLEMENTS

POLICY ENV.4 The Council will not permit development which would detract from the open, or rural character of areas of land identified on the Proposals Maps essential to the maintenance of a clear physical and visual separation between distinct settlements. The locations to which this policy will be applied are:

(a) land between Purley and Pangbourne;

(b) land between Tidmarsh and Pangbourne;

(c) land between Theale and Tilehurst/Calcot;

(d) land between Thatcham and Cold Ash/Upper Bucklebury;

(e) land between Newbury and Thatcham;

(f) land between Newbury and Cold Ash;

(g) land between Newbury and Donnington;

(h) land between Newbury and Enborne Row/Wash Water;

(i) land between Newbury and Greenham.

POLICY ENV.5 The Council will balance development proposals against the criteria for settings in the District-wide Landscape Assessment and against their effects on the open or rural appearance and character, in the areas listed below which are of special significance in maintaining the setting or the individual character of settlements, except where allowed for under other policies in this plan especially regarding development in the countryside.

The locations to which this policy will be applied are:

(a) the western edge of Tilehurst;

(b) the southern edge of Calcot;

(c) the northern edge of Tadley and Pamber Heath;

(d) the southern and western edges of Newbury and Speen and the eastern edge of Newbury;

(e) open land to the south of the A4 By Pass at Theale;

(f) land west of Theale village and north of the bypass (i.e. Lakeside).

2.14.3 The criteria for settings in the District-wide Landscape Assessment against which development proposals will be balanced are:

d. the land should be defined by physical features, open areas or lines of trees.

m. it should provide a rural and open entrance or gateway to the developed area.

2.14.4 When assessing development proposals against the above criteria it should be noted that some of the criteria will not be applicable to particular areas of land.

2.14.5 Within any particular settings area there are features which positively contribute to its character and sense of place. It is important that such features are maintained and where possible enhanced.

2.14.6 This policy has been applied to a limited number of locations where there is an important relationship between the urban area and the adjoining countryside. The area may well have recognisable landscape qualities but other factors may well apply with equal or greater weight. These can include: open land of amenity and recreational value; a close visual relationship between the setting and urban area; being distinct from or cut off from the wider countryside beyond; or the perception of forming the “garden” of the adjoining urban area.

2.14.7 The District-wide Landscape Assessment (1993) carried out a review of the settings areas (a) to (d), some of the recommended areas have been amended following further consideration of the plan and changed circumstance. These locations may well have suffered some of the effects of expansion pressures but it is nevertheless important to retain their remaining open character. It is also important to recognise that such locations can display similar characteristics and landscape qualities to adjoining areas, including the AONB and ASLIs. Having regard to other policies of the Plan development which would not detract from the open or rural appearance of the surrounding area may be considered acceptable.

2.14.8 The Council has not specifically identified the setting of settlements within the AONB area, as policy ENV.2 already requires the protection and conservation of its special landscape character. In this respect the area to the west of Hungerford, land outside settlements along the Lambourn Valley and the majority of the land along the western edge of Tilehurst/Purley have not been repeated from the original NDLP policy R.ENV.5. This is not a weakening of the policy protection of these areas, but a recognition that the AONB is a statutory designation of national rather than local importance which takes precedent over any similar policy. Protection of the special landscape qualities of these areas remains a key task of the Local Plan.

2.14.9 Policy ENV.5(e) is based on policy TE.2 of the NDLP which indicates that no development will be permitted on the existing open land at Theale to the south of the A4 bypass, which would harm the visual amenities of the area or lead to the coalescence of established industrial areas. The Inspector at the NDLP Inquiry (1992) concluded that this land allows valuable views both northwards and southwards which are the more welcome and valuable because they provide a break in development along this stretch of the A4. Not only is it important to protect these views, but it is important to avoid a ribbon of development along the Theale bypass. In the circumstances it is considered appropriate to maintain this protection as part of the setting of Theale.

2.14.10 Policy ENV.5(f) is concerned with protecting the setting of Theale Village at this point. To the south it links with the setting area (ENV.5e) and to the north the area of special landscape importance (ENV.3a). In the 1993 NDLP the site was committed for development with part protected as an important open space within the extended settlement boundary. The settlement boundary in the Local Plan has been drawn back to the existing village edge. Following the Appeal decision of May 1996 (ref: 146163), the site is now committed for development consistent with policy BU1 of the Structure Plan. The Inspector however, confirmed the site as important to the setting of Theale and would positively mark the division between the built-up area and the attractive landscape to the west.

2.15.1 The Structure Plan seeks to protect and enhance the character and quality of Berkshire's landscape, environment and heritage. Furthermore, in considering proposals for development, opportunities will be sought for securing environmental improvements. There are also specific policies in the Structure Plan to reduce the visual intrusion of development and to protect and enhance landscape features important to the character of the area. Against this background it is important for the Council to seek the enhancement of degraded landscape areas.

2.15.2 The 1990 Planning Act requires Local Plans to include policies in respect of the improvement of the physical environment. The District-wide Landscape Assessment promotes the principles of landscape conservation, enhancement and creation. The last of these is appropriate where there is little or no landscape character worthy of enhancement and where positive action is required to create a new landscape structure. Part of the Kennet Valley, at its eastern end, has been identified as a 'degraded landscape area'.

2.15.3 There is considerable scope for improving the landscape between built up areas and the surrounding countryside. The Council will investigate possible improvement measures and appropriate schemes will be drawn up in consultation with local landowners and other interested parties and amenity groups. In this situation it may also be appropriate to consider a scheme of 'urban fringe management'. The criteria to be used in the selection of such schemes to include:

(a) the degree of intrusion and harm caused to such areas by existing development and land uses and their impact on the rural and visual character of the countryside;

(b) the incidence of planning/land use problems within the subject area and which have contributed to its environmental decline;

(c) the opportunities - potential for environmental improvements through a co-operative programme of enhancement and management controls with local landowners and other interest groups; and

(d) local consultations to determine the degree of support for establishing an urban fringe management area.

2.15.4 This is not a statutory designation but one in which the Council in co-operation with landowners and other interested parties would seek to protect and enhance the amenities of such areas. The District-wide Landscape Assessment sub-divides West Berkshire into different landscape character areas and offers guidelines for their management in order to retain their individual character and diversity. These landscape guidelines offer a starting point for this process.

2.15.5 In the context of policy ENV.6 (and based on earlier policies EMP.5A and EMP.5B in the 1993 Local Plan) the Council will continue to seek and promote an appropriate landscape strategy to secure major landscape improvements at Membury. The strategy will include, where appropriate, provision for the removal of derelict buildings and other existing eyesores in this important part of the AONB area.

2.15.6 The use of the term 'degraded' in the policy below, refers to a situation where the natural landscape type is damaged or in poor condition, not that it should be replaced.

2.16.1 Structure Plan policy C12 is proposing a new forest for Central Berkshire. The idea is to encourage more woodland provision to raise the overall environmental and landscape quality of the area. This proposal is based on the following key features:

(iii) creating further parcels of 'common land' and setting up management trusts;

(vi) adding to the range of accessible public amenity areas within the designated area.

2.16.2 The Council has offered its general support to this proposal. The proposal extends into the eastern part of West Berkshire i.e. the Parishes of Beech Hill, Burghfield, Englefield, Purley, Stratfield Mortimer, Sulham, Sulhamstead and Ufton Nervet, Tilehurst, Theale and Wokefield

POLICY ENV.7 The Council will seek to conserve and enhance the tree cover on land not capable of supporting heathland vegetation within the Central Berkshire Forest area, particularly by the creation of new woodlands in association with new development (and by adding new areas of land to the range of accessible countryside amenity spaces). The Council will also encourage the positive management of existing woodlands, heathlands and other important open habitat areas in association with public and private landowners through management plans and agreements.

2.16.3 Implementation will be through the development control process, advice and assistance to land owners and countryside management projects. The Council will, however, protect heathlands and other important open habitat areas from inappropriate afforestation. In this regard English Nature and other appropriate conservation bodies will be regularly consulted regarding woodland planting schemes.

2.17.1 The conservation of wildlife for the present and for future generations is an integral component of the concept of sustainability. Attractive environments, where attention is given to nature conservation, are essential to social and economic well being. The key to the conservation of wildlife is the protection of the habitat on which it depends.

2.17.2 The Government looks to local authorities to keep themselves informed on the state of the natural environment locally, and to take account of nature conservation interests whenever relevant to local decisions.

2.17.3 PPG 9 (Nature Conservation - October 1994) gives guidance on how policies for the conservation of the natural heritage are to be reflected in land use planning. It embodies the Government's commitment to sustainable development and conserving the diversity of wildlife.

2.17.4 This PPG also deals with the role of English Nature and the designation of sites important for nature conservation purposes. Sites of local nature conservation importance are designated by local authorities. In the case of Berkshire these are 'Wildlife Heritage Sites'. Local designations are only applied to sites of substantive nature conservation value with care taken to avoid unnecessary constraints on development. West Berkshire District currently has the following broad range of nature conservation designations within its area:

51 Sites of Special Scientific Interest (SSSIs) totalling over 1150 hectares including SSSI status for the river channels of the Kennet and Lambourn (Appendix 4).

503 Wildlife Heritage Sites covering some 6473 hectares with the following broad habit types: ancient woodland, plantation woodlands, unimproved grassland, chalk grassland, wetland, heathland and bird sites.

2 Local Nature Reserves at Thatcham Reed Beds and Hose Hill Lake Burghfield. Local Nature Reserves will be considered for other sites where appropriate in consultation with landowners, nature conservation and amenity bodies.

RIGs (Regionally Important Geological/Geomorphological sites) which are still to be designated by English Nature (a few of the SSSI sites have been identified for their geological value). They will form a network of sites representing the diversity of geological and landform features which may be suitable for general interest, teaching and research purposes.

SACs (Special Areas of Conservation) this designation relates to the EU Habitat Directive 92/43 and the proposed Natura 2000 network of protected sites. The River Lambourn, together with certain areas in the floodplain of the Rivers Kennet and Lambourn, together with Boxford Water Meadow and part of Thatcham Reed Beds have proposed SAC status.

2.17.5 In terms of PPG 9, Local Plans need to identify relevant nature conservation interests, ensure protection and enhancement of these interests, offer reasonable certainty about the weight that will be given to nature conservation interests in reaching planning decisions, take account of locally prepared nature conservation strategies and indicate the general criteria to be applied to development affecting nature conservation sites.

2.17.6 Local authorities need to take account of nature conservation considerations in assessing sites for development. The key importance of SACs and SSSIs, designated or proposed, means that

development proposals in or likely to affect these special areas must be subject to special scrutiny and consultation with English Nature. Appendix A of PPG 9 lists the various categories of nature conservation designation and their relative importance.

2.17.7 The Rural White Paper expresses the Government's commitment to conserving and managing the natural assets of the countryside and avoiding irreversible damage wherever possible. There is also a need to reverse the decline in wildlife and to sustain the wealth of flora and fauna across the countryside. In this context there is increasing public awareness and involvement in conserving biodiversity. The Biodiversity UK Steering Group Report (1995) attaches particular importance to the preparation and implementation of 'local biodiversity' action plans. The Berkshire Nature Conservation Forum will be promoting and developing this particular initiative and others when carrying forward the Berkshire Nature Conservation Strategy and subsequent framework for Biodiversity Action in Berkshire (1999).

2.18.1 The Structure Plan has two policies concerned with the protection and enhancement of nature conservation sites, summarised as:

EN8: wildlife habitats or geological sites having special interest, or of special value to the community, will be protected, enhanced and where appropriate made accessible to the public. (This policy distinguishes between two levels of importance regarding nature conservation designations i.e. 'those where development will not be permitted' and 'those where development will not normally be permitted'. In the first category are for example SSSIs and in the second 'Wildlife Heritage Sites').

EN9: where development could affect a site of nature conservation value, this policy requires appropriate measures to conserve, as far as possible, the site's biological or geological interest and to provide for replacement habitats or features where damage is unavoidable.

2.18.2 The likely impact of development upon nature conservation interests of the site or others close by should be evaluated by the Council in advance of the development decision being taken. As well as protecting wildlife sites from development, positive steps may be required to conserve and enhance their habitat and ecological value.

2.19.1 The Nature Conservation Strategy for Berkshire (Action for Wildlife: A Nature Conservation Strategy for Berkshire 1994 - 1999) is supported by the Council. This provided an agreed framework for co-operation between local authorities and other bodies to achieve nature conservation objectives.

2.19.2 The Strategy was in essence an operational document which was drawn up to assist those working to protect and enhance the wildlife and natural features of the County. The Strategy has been developed into 'A Framework For Biodiversity Action In Berkshire' (1999).

2.19.3 The Council fully supports the key theme of countryside management in selected areas. In this regard it will continue to support the Pang Valley Countryside Project and The Kennet Valley Countryside Project. Where possible the Council will also seek to identify and promote other suitable areas for countryside management. Areas will be selected having regard to the following criteria:

(i) the number, spread and diversity of nature conservation and habitat interests in the selected area;

(ii) the nature and scale of development/land use change in the area and their likely impact on local nature conservation interests;

(v) the degree of local support and consensus for applying countryside management principles in the chosen area.

(i) to identify relevant nature conservation interests through surveys and appropriate research;

(ii) to ensure that the protection and enhancement of nature conservation sites is properly provided for in development and land use policies;

(iii) in considering new development to take the opportunity to improve existing nature conservation sites and/or to seek the creation of new habitat areas;

(iv) to support and encourage the appropriate management of nature conservation sites in order to protect and enhance their ecological importance and biodiversity;

(v) to encourage the provision of suitable educational and interpretative facilities for nature conservation purposes;

2.21.1 This policy arises from the Nature Conservation Strategy for Berkshire and aims to encourage and support active/positive nature conservation measures in connection with new development.

2.21.2 The intention is to secure the protection, enhancement and management of land and water areas having established nature conservation interest or the potential to be so valued. In certain areas like the Lower Kennet Water Park and Thatcham Moors a balance has to be maintained between nature conservation and recreation access and provision.

2.21.3 PPG 9 accepts the use of planning obligations to secure the appropriate management of nature conservation sites, especially following mineral extraction. Long term management is therefore a key issue in securing the future of nature conservation sites and interests. The term 'water areas' used in this policy is a general term referring to 'water bodies and waterways' including where appropriate river corridors and the Kennet and Avon Canal. The council's support would take a variety of forms from direct financial support to indirect support, e.g. assistance to specialist bodies, or with the use of planning obligations.

POLICY ENV.8 The Council will encourage and support the management of land and water areas for nature conservation purposes and the creation of nature reserves in connection with new development and land uses. In seeking such provision the Council will have regard to:

(a) the existing nature conservation value of the site and its present condition; and

(b) whether the site (or any part thereof) has a specific nature conservation designation; and

(c) the opportunity and potential to manage the site following development or other land use changes in ways which protect and enhance the habitat and wildlife value of the area in a sustainable manner; and

(d) expert nature conservation advice from English Nature or other specialist sources.

2.22.1 Structure Plan policy EN8 makes provision for protection and enhancement of wildlife habitats and ecological sites of special interest or value. PPG 9 states that Local Plans need to indicate the general criteria to be applied to development affecting nature conservation sites.

2.22.2 The term 'nature conservation sites' refers to the broad range of different nature conservation site designations as set out in Structure Plan policy EN8 and Appendix A of PPG 9.

2.22.3 The presence of a protected species (PPG 9 para 47) is a material factor when considering a development proposal, which if carried out, would be likely to result in harm to the species or its habitat.

2.22.4 Nature conservation sites (statutory and non-statutory) together with other countryside features which provide wildlife corridors (links or stepping stones from one habitat to another) including across West Berkshire's boundaries, all help to form a network necessary to ensure the maintenance of the current range and diversity of flora, fauna, geological and land form features and the survival of important species.

POLICY ENV.9 The Council in considering development proposals which could affect nature conservation sites or interests will have regard to:

(a) expert nature conservation advice from English Nature, or other specialist sources; and

(b) the ecological value and objectives for which the site was classified or designated; and

(c) the integrity of the site in terms of its nature conservation or ecological relationships ; and

(d) the likely impacts of cumulative uses or developments on the nature conservation interest and value of the site; and

(e) the need to sustain the ecological diversity of the site; and

(f) the presence of protected species and appropriate habitat areas/wildlife corridors including those which abut the West Berkshire boundary; and

(g) proposed measures to safeguard and enhance existing nature conservation and habitat areas including wildlife corridors; and

(h) the opportunity to create new habitat areas to help improve the conservation status of locally vulnerable species.

2.22.5 The role of local authorities in protecting species of wildlife is described in the Wildlife and Countryside Act, 1981 (amended in 1985) and in the consolidated protection of badgers act, 1992, PPG9 gives further guidance on the roles of planning. To avoid harm from development proposals, the Council considers a policy is necessary and will use conditions and/or planning obligations as necessary to secure steps for their protection.

POLICY ENV.9A Development will not be permitted which would adversely affect, directly or indirectly, animals, birds or plant species protected by law. Where development is permitted, the developer will be required to take steps to secure the protection of such species and their habitats. Such steps would include measures to:-

(a) facilitate the survival of individual members of the species affected by the proposal;

(b) reduce disturbance to a minimum;

2.23.1 PPG12 recognises that the provision of increasing services (particularly water and sewage) can have significant implications for local environments. Particular attention is to be paid to the protection of ground water resources which are susceptible to a wide range of threats arising from land use policies. Changes in land use may also affect the availability of ground water resources by restricting, re-charging or diverting flows. The Environment Agency, formerly the National Rivers Authority, is preparing a series of maps to identify those areas of particular concern. They are to be taken into account in drawing up development plans.

2.24.1 The Structure Plan (para 2.15) identifies the availability of water resources and recent low flows in many rivers as being of considerable concern in much of the County, particularly in the area to the west of Reading. The Environment Agency has expressed the view that levels of development will need to be restrained within current sustainable water resource limitations until such time as new water resource schemes are provided and appropriate infrastructure can be guaranteed.

2.24.2 The Structure Plan policies relating to the water environment are summarised as:

LD6: requires local planning authorities to be satisfied that infrastructure, services and amenities made necessary by the development are provided or will be provided at the appropriate time so as to ensure the proper planning of the area.

LD7: is concerned to ensure that proposals for development will only be permitted where water supplies are adequate or can be provided without adversely affecting existing water resources, water quality, amenity or nature conservation.

EN3: carries a general objection to development in flood plain areas or where additional surface water run off would materially increase the flood risk.

EN10: seeks to protect and enhance the character and setting of rivers, canals and streams and lists the key factors in this regard.

2.25.1 The Council supports the management objectives and related action plans arising from the River Kennet Catchment Management Plan - Final Report (April 1994). This plan takes an holistic approach to river catchment issues. It covers a substantial part of West Berkshire and stretches over to Wiltshire in the west and into Reading on the east. The emphasis is on dealing with environmental problems and to conserve and enhance the water environment. The Council will have due regard to this Management Plan when considering development proposals.

2.25.2 The Environment Agency has also published (September 1995) their planning perspective and sustainability strategy for the Thames Region. In May 1995 the NRA and Sports Council published “Space to Live, Space to Play” - A recreation strategy for the River Thames. The main aim of this strategy is to optimise the use of the River Thames for recreation while minimising the effect on the natural environment. Further guidance and the Council's policies on recreation and leisure can be found in chapter 7 of this plan.

2.25.3 The Council is actively involved in a number of working groups and initiatives which have a direct bearing on the water environment including: the Cleaner Kennet Campaign (jointly with Reading Borough and other amenity/user groups) Kennet Valley and the Pang Valley Countryside Projects. Protection and conservation of water quality and resources and river and wetland environments are important and remain high on the Council's list of priorities. The Council is particularly concerned regarding water abstraction in areas where 'bournes or streams' have irregular flows and where water abstraction in the winter could seriously reduce summer flow levels. It is the responsibility of the Environment Agency to ensure that flows are protected, when considering the issuing of new abstraction licences. It is the duty of British Waterways to maintain a navigable depth in the Kennet and Avon Canal.

(i) to consider the adequacy of water resources before development is permitted and where resources need to be augmented that this can be done without significant adverse environmental effects;

(ii) to seek to maintain water quality and that water resources are not depleted to the extent that they have an unacceptable impact on river flow, water quality, water based recreation, amenity and nature conservation;

(iii) to ensure that development is generally not located in areas liable to flooding;

(iv) to conserve and where possible enhance the environmental qualities of rivers, canals, water courses and water dependent habitats within West Berkshire;

2.27.1 In consultation with the Environment Agency it is considered that a number of water/river based policies are needed which can be applied at a local level. These are set out below.

2.27.2 The Berkshire Structure Plan includes a policy EN3 which aims to protect the flood plain areas. Developers and householders need to be aware of areas which are liable to flood and are advised to contact the Environment Agency (web site- www.environment-agency.gov.uk).

2.27.3. PPG25 deals with development and flood risk including the role of the Environment Agency in preparing flood plain maps.

POLICY ENV.10 Development in areas affected by flooding or which form part of the flood plain of West Berkshire's rivers or affect the stability of river banks will not be permitted if they:

(a) inhibit the capacity of the flood plain to store flood water; or

(b) impede the flow of flood water; or

(c) increase the risk to life and property arising from flooding.

2.28.1 Unless carefully sited and designed, new development or redevelopment can increase run off from impermeable surfaces such as roof and paved areas which can result in problems of:

(i) increased risk of flooding in areas downstream from the development in question and/or

(ii) damage to the river or canal environments e.g. increased silt deposits, adverse effects on sensitive ecological habitats or river channel instability.

2.28.2 With increasing population and water use nationally many sewer systems are becoming overloaded. Further development in these systems is likely to lead to the pollution of watercourses unless additional infrastructure is provided. Such pollution poses a serious risk to water quality, water based recreation, fisheries and nature conservation. The Environment Agency would look to the Local Planning Authority to discourage the proliferation of small private package sewage treatment plants and other types of discharges direct to watercourses within sewered areas. The use of septic tanks will only be considered if connection to the mains sewerage is not feasible, and only then if ground conditions are satisfactory and the plot of land is of sufficient size to provide an adequate subsoil drainage system.

2.28.3 Sustainable practices regarding surface water disposal encourage the use of 'source control' techniques for protection of the water environment. They include the concept of integrating the methods of surface water disposals to be compatible with site layouts, roads, gardens, car parks and particularly open space. Overspill provisions will also be encouraged to discharge to storage facilities incorporating reed beds.

2.29.1 The Environment Agency (formerly NRA) publication Policy and Practice for the Protection of Ground Water adopted by the Environment Agency explains the concept of water resource and source protection areas and outlines the policy framework for the protection and conservation of ground water resources. The Council supports

this approach including the restriction of development which threatens surface water quality and measures which seek to improve water quality.

2.29.2 A site which may be contaminated by virtue of previous usage forms a potential risk to water quality, especially if redevelopment occurs. Developers of such sites should contact the Environment Agency at the earliest opportunity to discuss the need for information and site investigation to determine the degree of contamination. Following the results of any investigations the developer will need to submit details of appropriate measures to prevent pollution of ground water and surface water.

2.29.3 New development will not normally be permitted unless foul sewers and sewage treatment works of adequate capacity and design are available or will be provided in time to serve the development. The use of septic tanks will only be considered if connection to the mains sewers is not feasible, and only then if ground conditions are satisfactory and the plot of land is of sufficient size to provide for an adequate sub soil drainage system.

2.30.1 While water resources are mentioned in Structure Plan policy LD6, the Environment Agency is concerned that it can be a local as well as strategic issue. The development of water resources for water supply is of concern particularly in the Newbury area. The Council will continue to support water conservation measures.

2.31.1 Policy EN9 of the Structure Plan sets out the framework for the protection and enhancement of rivers and water courses. River corridors make a significant contribution to the character of West Berkshire and its landscape quality. In many instances river corridors are key sources of open space and also help to form links or 'green chains' important to the survival of wildlife.

POLICY ENV.14 The Council, in consultation and co-operation with the Environment Agency and British Waterways, will seek to protect and enhance all waterway corridors within West Berkshire as important open land by:

(a) seeking the conservation of existing amenity features and wherever possible the restoration of natural elements within the corridors and associated margins; and

(b) seeking the provision of appropriate public access; and

(c) seeking protection and improved access for operational and maintenance purposes, including maintenance strips where practical; and

(d) resisting development which would have an adverse impact on nature conservation, fisheries, landscape, public access or water related recreation.

2.31.2 There are other topic policies in the Local Plan which have a direct bearing on these matters including those on nature conservation, the Kennet and Avon Canal, Thatcham Moors and the Lower Kennet Water Park area.

2.31.3 River and waterways corridors are also used for recreation purposes and it may be appropriate to locate within these corridors land-based ancillary facilities to support this use. In this regard cross reference should be made to Local Plan policy ENV.9 and Structure Plan policies R1 and R3.

2.32.1 West Berkshire's countryside relies largely (though not exclusively) on farming for its management and maintenance of character. The relationship between planning and farming can sometimes be difficult given the increasing public pressure to safeguard and enhance the visual and environmental qualities of the countryside.

2.32.2 Agriculture is a major land use in West Berkshire covering some 51,000 hectares or 73% of West Berkshire's area. It is therefore a major influence on both the landscape and local rural economy. There are some 470 farm holdings in West Berkshire, a decrease of 8% compared with 10 years ago. The wider dependency on agriculture and related services is over 5,000 persons or 7% of the economically active population of West Berkshire.

2.32.3 The challenge facing the Council is to facilitate the broadening of the rural economy while conserving the landscape, environment and natural diversity of the countryside. Without a sound economic and social base, many environmental objectives for the countryside will not be realised. The rural economy must be allowed to flourish in sustainable ways if the quality of the environment is to be secured

2.32.4 Government policy towards the countryside and agriculture is contained in revised PPG7 The Countryside and Rural Economy (1997). This sets out general policies for the countryside, the rural economy, agriculture and agricultural land. The guiding principle in the wider countryside is that development should benefit the rural economy and maintain or enhance the environment. In this regard new development in rural areas should be sensitively related to existing settlement patterns and the historic, wildlife and landscape resources of the area. The Council accepts the need for diversification where this supports farming as the principal activity on the holding.

2.32.5 The Rural England White Paper (1995) states that farming is closely bound up with the management of the rural environment. It identifies as a priority the encouragement of environmentally beneficial and sustainable farming. There is also support for farmers looking to diversify into activities other than agriculture in order to supplement their incomes. The Government has published a Good Practice Guide on Rural Diversification in ways which respect the environment. In the Guide specific reference is made to diversification on farms and having 'farm business plans'. An important aspect is integration of policies for rural diversification with environmental protection and enhancement.

2.33.1 The provisions of the Structure Plan in the general context of development in the countryside are summarised as:

C2 accepts the need for agriculture, forestry or other developments for which a rural location is essential and the reuse, adaptation or redevelopment of existing buildings, particularly to assist the diversification of the rural economy and to maintain or enhance the rural environment. Such development also needs to be satisfactory in scale, form, impact, character and siting to its location in the countryside and acceptable in terms of other policies in the Structure Plan.

C10 to protect the best and most versatile land from development which would irreversibly prevent its future use for agriculture.

C11 which accepts the principle of agricultural diversification and especially where this could enhance the character of and/or public access to the countryside.

2.34.1 The Council is involved in a number of countryside projects and strategies which affect agricultural and rural interests. These include:

(v) The County wide Nature Conservation Strategy / 'A Framework For Biodiversity Action In Berkshire'

2.34.2 The last of these strategies has specific chapters on agriculture and agricultural employment. These set out a series of issues and recommendations regarding action to sustain the rural economy and agriculture while at the same time seeking to make them more responsive to the growing environmental agenda. The key proposals include: having a simple 'one stop shop' to make available appropriate advice on economic and environmental matters; giving increasing emphasis to farming's role in nature and landscape conservation and developing forward looking policies for the reuse of farm land and buildings no longer required for traditional agriculture. The Council was actively involved in preparing the Rural Community Strategy and supports its aims and objectives.

2.35.1 The key aims affecting agriculture from the Local Plan perspective are:

(i) to safeguard the productive potential of the best and most versatile land;

(ii) to accept diversification to support the rural economy and help maintain the viability of farming, where this would not prejudice other countryside planning objectives;

(iii) to ensure that the allocation of development land in the Local Plan does not unduly prejudice the satisfactory farming of the remaining land holding;

(iv) to support and encourage the growth of 'countryside management' in rural areas so as to provide both environmental and public benefits. This approach is based on developing a partnership between local authorities, farmers and landowners and other interested parties/voluntary groups.

2.36.1 It is important to have Local Plan policies which are responsive to changes in agriculture and the rural economy, while at the same time seeking to conserve the environmental quality, diversity and character of the countryside.

2.36.2 In the light of advice received from MAFF (now DEFRA) and the former County Council, the Council considers that specific Local Plan policies are needed to:

(i) protect the best and most versatile land and guard against the impact of fragmentation of farm units; and

(ii) support agricultural diversification subject to appropriate environmental safeguards; and

(iii) set out the general criteria against which agricultural development will be judged.

2.37.1 Within the principles of sustainable development, the best and most versatile agricultural land should be protected. This is defined by the Ministry of Agriculture (now DEFRA) as grades 1, 2 and 3a. Once agricultural land is developed, even for soft uses such as golf courses, a return to best quality agricultural land status is seldom practicable. PPG7 (Annex B) explains the agricultural land classification system (summarised in Appendix 8). In preparing development plans and considering planning applications, authorities should take into account the quality of any agricultural land that would be lost through development proposals.

2.37.2 The Structure Plan (para 5.45) states that Local Plans will be expected to take into account the fragmentation of viable farm units. An underlying local concern is that the fragmentation of farming units and the growing incidence of 'hobby farms' will lead to increasing numbers of farm buildings thereby harming the landscape and rural character of the countryside. MAFF (now DEFRA) advice is that the fragmentation of farm units is not generally a matter for planning control. Agricultural businesses need to adapt to changing market requirements. The revised PPG7 (1997) notes that local authorities should take account of the need to maintain an efficient and flexible agricultural industry in preparing development plans.

POLICY ENV.15 The use of best and most versatile agricultural land, that is Grades 1,2 and 3a in the Agricultural Land Classification system, for any form of development not associated with agriculture or forestry which would cause the permanent loss of that land to agriculture will not be permitted unless there is a strong case for development on a particular site which overrides the need to protect such land. if land in grades 1, 2 or 3a does need to be developed, and there is a choice between sites in different grades, development should be directed towards land of the lowest grade.

2.37.3 The revised PPG7 (1997) restates the Government commitment to protecting the best and most versatile agricultural land and clarifies the weight to be attached to the agricultural importance of grades 1, 2 and 3a land. It may be necessary in exceptional circumstances to use grades 1,2 and 3a land where there is an overriding need for development, a lack of suitable development opportunities in already developed areas, and either little land in grades below 3a or little lower grade land which does not have an environmental value recognised by statutory or local designation. A more flexible approach may be adopted in areas where, for example, there is little land in the lower grades.

2.37.4 MAFF (now DEFRA) advice is that the amalgamation and fragmentation of units are generally well matched. Furthermore that the viability of a farm unit is a complex and difficult issue to resolve and goes beyond 'land use' decisions. Finally there is the difficulty of proving material harm from the process of fragmentation. In addition, small areas of land are often farmed in association with adjoining farms which are in different ownership. It may also be appropriate to review the whole farm unit when considering what role any one part may play, as farms often include additional land which does not necessarily affect their economic viability overall. The situation will be kept under review as part of the Local Plan monitoring process.

2.38.1 Changing trends in the agricultural industry have led increasingly to farmers looking into different ways of supplementing their farm incomes through some form of diversification, including farm shops. The objective of diversification is to allow the primary agricultural unit to be retained whilst being supported by other forms of income. In addition to planning and environmental factors the Council will consider economic benefit of the proposed farm diversification scheme as a material consideration.

Policy ENV.16 Development which forms part of a 'farm diversification' scheme will be permitted provided:

(a) it benefits the economy of the rural area of which it is a part; and

(b) the buildings are appropriate in scale, form, impact, character and siting to their rural location. Wherever possible new or replacement buildings should be located within or adjoining an existing group of buildings; and

(c) the proposed scheme maintains or enhances the landscape character of the site and its rural surroundings; and

(d) it does not generate traffic of a type or amount inappropriate for the rural roads affected by the proposal or require improvements to these roads which could be detrimental to their character; and

(e) it would not cause unacceptable levels of disturbance, nuisance or environmental harm to nearby properties or other adjacent land uses by noise, smell, dust, pollution or operations at unreasonable hours; and

(f) it would not cause demonstrable harm to existing nature conservation sites and or important habitat areas.

2.39.1 Structure Plan policy C2 accepts the principle of agricultural, forestry and other development for which a rural location is required (i.e. outside of built up areas and settlement boundaries). Annex B of PPG7 sets out the range of permitted development rights for agricultural buildings and operations. In general local planning authorities should adopt a positive approach towards agricultural development proposals which are designed, or are necessary, to achieve compliance with new environmental, hygiene or animal welfare legislation.

2.39.2 Annex D to PPG7 (paragraph D3) advises that a condition withdrawing permitted development rights for new farm buildings may be attached to a permission for the change of use of existing farm buildings. This should, however, only be appropriate where a proliferation of farm buildings could have a seriously detrimental effect on the landscape. Such a condition should be used with great care, and must fairly and reasonably relate to the proposed development.

Policy ENV.17 Development reasonably required for agriculture or forestry will be permitted provided:

(a) it is appropriate in scale, form, impact, character and siting to nearby buildings and the rural landscape; and

(b) if appropriate there is adequate provision for the disposal of toxic or otherwise unpleasant effluent/waste; and

(c) it does not generate traffic of a type or amount inappropriate for rural roads, or require improvements which could detrimentally affect the character of such roads or the area generally; and

(d) it would not cause significant harm to the amenities of occupiers of nearby properties; and

(e) it would not cause significant harm to existing nature conservation or habitat interests.

2.41.1 The protection of the countryside is a fundamental concern and development should be limited to that which is both necessary and sensitive to its location. It is important that the countryside which gives West Berkshire its rural character is preserved as an asset in its own right and for its important amenity value.

2.41.2 Whilst conservation and enhancement of the rural environment is important the Council also wishes to sustain rural communities. The major issues facing rural communities include: limited employment opportunities; the lack of affordable housing; poor public transport and a decline in rural services.

2.41.3 Small market towns and villages are an integral part of the rural environment. The way such settlements fit into the landscape and rural character of the area are important features to be maintained. Meeting local needs and maintaining the 'quality of life' in such settlements are also important considerations. Overall the Local Plan needs to achieve and maintain an appropriate balance between conservation and development within the different rural parts of West Berkshire.

2.41.4 The countryside is also a working environment with agricultural activities and a range of other employment concerns. PPG 7 The Countryside – Environmental Quality and Economic and Social Development notes the importance of integrating economic and social activity in local communities with protection of the countryside. In this way the rural economy can continue to prosper and expand and make its contribution to the quality of the environment. The guiding principle is that development in the countryside should both benefit rural economic activity and maintain or enhance the environment. Local planning authorities need to bear in mind the vital role of small scale enterprises in promoting a healthy rural economy.

2.41.5 New development in rural areas needs to be sensitively related to existing settlement patterns and to the historic, wildlife and landscape resources of the area. Building in open countryside away from existing settlements or from areas allocated for development, should be strictly controlled.

2.41.6 It is the Government's policy that the countryside should be safeguarded for the sake of its beauty, the diversity of its landscape and historic character, its natural resources, ecological, agricultural, recreational and archaeological value and that non renewable and natural resources should be afforded protection. It is for local authorities to determine the more specific polices that reflect the different types of countryside found in their area.

2.41.7 New housing will continue to be required in rural areas to sustain the health of the rural economy and the viability of village communities. Generally, this should be modest development without damage to the character of the village or to the countryside. The expansion of villages and towns must avoid creating ribbon development or fragmented patterns of settlement.

2.41.8 The purpose of the Local Plan is to use Structure Plan policies and PPG advice to prepare a planning strategy for controlling development in the countryside, which is both appropriate to the nature and character of the West Berkshire area and the planning issues it is facing. It also needs to provide a vision of the countryside that is both realistic and robust in its objectives.

2.41.9 PPG7 (1997), released following the Rural White Paper (1995), refers to the importance of re-using rural buildings for commercial and industrial uses. PPG7 emphasises the importance of economic diversification and the need to accommodate change while continuing to conserve the countryside. Rural areas can accommodate many forms of development if they are sensitively designed and located. Reference is also made to the relationship between PPG7 and PPG13. PPG13 states that in rural areas the main focus of development should be on those existing centres where employment, housing and other facilities can be provided close together. This promotes sustainable development by strengthening villages and market towns, protecting the open countryside and reducing

the need to travel. The reuse of rural buildings, which can encourage rural enterprise and jobs, should not lead to a further dispersal of activity on such a scale as to prejudice town and village vitality.

2.41.9A A substantial number of visits are made to the countryside for recreational activities. Whilst the majority do not impinge upon the planning system, the use of the countryside in this context should be duly acknowledged. The countryside has an important role in meeting existing and future recreational needs. PPG17 advises on providing for the recreational and sporting needs of residents and visitors while respecting the rural environment. In the most rural areas the aim should be to balance conservation and recreational activities often using appropriate management measures. The Structure Plan (Chapter 12) includes policies R2 (informal recreation in and access to the countryside) and R3 (organised leisure in the countryside). The Local Plan (Chapter 7) is concerned with recreation and leisure development in both an urban and rural context and sets out key recreational aims in Section 7.4.

2.42.1 The Structure Plan has two key policies concerned with development in the countryside, and which are briefly set out below:

C1: that the nature and scale of development in rural areas should seek to encourage and sustain balanced rural communities. In this context development will normally be within rural settlements defined in Local Plans and be appropriate to the scale and character of a settlement.

The term 'balanced rural communities' means communities which are diverse both in terms of their social composition and the range of activities within them (villages which contain services and appropriate employment opportunities for local people, as well as housing). The Structure Plan also identifies: a need to assist the rural economy; for more affordable local residential accommodation and to address the continuing decline of rural services.

C2: development outside built up areas and settlement boundaries defined in Local Plans will be strictly controlled and permitted only:

(ii) for the re use, adaptation or redevelopment of existing buildings, particularly to assist the diversification of the rural economy and to maintain or enhance the rural environment; or

(iii) other development for which a rural location is essential. Such development also needs to be appropriate in scale, form, impact, character and siting to its location in the countryside and be acceptable in terms of other policies in the Structure Plan.

2.42.2 Even where development may be acceptable in principle in the countryside, the acceptability of a particular proposal will depend on its suitability for the site, on the impact of the activity and on the adequacy of any measures to integrate the proposal into the surroundings. The Structure Plan also states that more detailed criteria relating to the control of development in the countryside will be included in Local Plans.

2.43.1 In November 1994 The Community Council for Berkshire published the Berkshire Rural Community Strategy on behalf of the Steering Group which included the former Newbury District Council. The central aim of the Strategy is to offer a coherent set of realistic objectives and to suggest possible means by which they may be achieved. The Strategy looks beyond land use planning and examines in a comprehensive manner the issues affecting rural communities.

2.43.2 The vision of the Strategy is of a multi purpose countryside which addresses the requirements of those who live in, work in and visit rural areas, and which is sustainable both in terms of the use of resources and the

maintenance of balanced local communities. What is also clearly emphasised is that the scale and nature of any development must be appropriate to the objectives of conserving and enhancing the environmental qualities of the countryside. West Berkshire has by far the largest number of rural communities in Berkshire (both with and without defined settlement boundaries). These are listed in the Strategy and total seventy villages.

2.43.3 The overall objective which lies behind the Strategy is one of fostering more diverse and sustainable rural communities and countryside. In many respects seeking balanced rural communities is compatible with wider environmental objectives for the countryside. Particular care is needed in reconciling social and economic needs with countryside conservation objectives. A further feature is that policies and proposals for rural areas must pay proper regard to encouraging forms of community development which offer scope for reducing both the need and desire to travel. It is important to recognise that many linkages exist between social, economic and environmental issues and opportunities.

2.43.4 The quality of design in the countryside is an issue which is receiving increasing attention. The Strategy recognises that the siting and design of new buildings and conversions in rural areas has often been insensitive. However, well designed and well situated buildings can enhance their surroundings, and thereby make the prospect of additional development more acceptable. Furthermore, the design and orientation of buildings can play an important role in the use of energy. The Countryside Commission (CCP 418) (now the Countryside Agency) has similarly recognised the importance of design in the countryside and in this context has promoted a number of design experiments (CCP 473). The aim is to promote good rural design based on local distinctiveness and the harmony between buildings, settlements and wider landscape. The preparation of 'Village Design Statements' is seen as a way of strengthening links between Local Plans and development control decisions. The initiative for a village design statement should be found in the village itself and developed with a high degree of community involvement. The role of the Parish Council would be critical but the statement could equally well be generated by a local amenity group. The Council would normally expect to offer help, advice and expertise where this is requested but essentially the process should be community led. The Design Statement should be primarily written and produced within the community but with the support of the Local Planning Authority; as the community's expression of how they feel new development can be accommodated in their village.

2.43.5 The Countryside Commission prepared a consultation paper on Quality of countryside, quality of life (CCP 470) which set out its prospectus for the countryside of the next century. This dealt with five main themes:

2.43.6 The central purpose of the Rural White Paper (1995) was to carry out a comprehensive review of rural policy and to set out the Government's vision for a future living and working environment. It was followed up with a series of consultation and discussion documents including the release of PPG7 (1997). It is about a changing countryside subject to competing interests and conflicting concerns. The body of the White Paper is in four sections: Government and people, Working in the countryside, Living in the countryside and A green and pleasant land (the countryside as a national asset). The role for the planning system is that it should make adequate provision for development to sustain the rural economy while at the same time conserving the rural environment.

(i) to support the continuing diversification of the countryside especially where this can contribute to enhancing the rural environment;

(ii) that new development should be sensitively related to existing settlements and to the historic, wildlife and landscape resources of the area;

(iii) to promote good quality rural design based on maintaining local distinctiveness;

(iv) to support the Berkshire Rural Community Strategy as a valuable means of co-ordinating the policies and priorities of different organisations which operate within the rural area;

(v) to encourage and sustain balanced rural communities as well as maintaining the character and setting of settlements;

(vi) to support rural economic diversification and rural employment schemes where the need can be shown to exist and in locations where (by careful design, siting or screening) the character of the surrounding countryside is not compromised. Also where appropriate to retain existing rural employment sites.

2.45.1 To set the overall context for planning control policies in the countryside it is important to reaffirm the approach set out in Structure Plan policies C1 and C2 (see earlier Section 2.42.1) to limit the spread and impact of development in the countryside.

POLICY ENV.18 The nature and scale of development in rural areas should seek to encourage and sustain balanced rural communities. Development outside of settlements, allocated sites and other defined areas (Local Plan policies HSG.1, HSG.5, ECON.1, ECON.6, ECON.7, ECON.9, TRANS.3, ENV.25A and ENV.27 refer) will be permitted only where:-

(a) it will benefit the rural economy in accordance with Structure Plan policy C2 and Local Plan policies ENV.16, ENV.19 and ENV.20; or

(b) it will provide beneficial use of a brownfield site in accordance with Structure Plan policy BU3 and Local Plan policies OVS.1, OVS.2, HSG.4 and ECON.2; or

(c) it is within the permissible categories of housing development in the countryside in accordance with Local Plan policy HSG.2;

and provided it will maintain or enhance the environment and is appropriate in scale, form, impact, character and siting to its location in the countryside.

2.46.1 The focus of rural policy is on expanding the diversity of the rural economy while preserving and enhancing the environment of the countryside. The Structure Plan accepts in principle the reuse and adaptation of existing buildings provided the proposed uses are appropriate in scale, form, impact, character and siting to their location in the countryside and the existing buildings are capable of conversion without major or complete reconstruction.

2.46.2 The Council in making its judgement on specific proposals will take into account the likelihood of any positive benefits that may arise to protect and enhance the rural landscape and nature conservation interests. Buildings which are so derelict that they could be brought back into use only by complete or substantial reconstruction do not fall within the scope of this policy.

2.46.3 Having regard to the need to sustain and diversify the rural economy, it is appropriate that the Council should give particular priority to local employment conversions and uses. The Council will define the acceptable limits of non-agricultural activities permitted by this policy and resist further expansion (by way of additional buildings or site area) into the countryside.

2.46.4 The Rural White Paper reaffirms the importance of economic diversification and the need to accommodate change while continuing to conserve the countryside. A possibility under consideration by the Government is the introduction of a 'rural business class' which would be subject to limits on traffic generation. By helping to reduce the

risk of uncontrolled expansion local authorities should have more confidence in allowing business diversification in the rural area. PPG7 proposes greater discrimination in favour of the reuse of rural buildings for business rather than residential purposes.

Policy ENV.19 Proposals for the re use or adaptation of existing buildings in the countryside will be permitted provided:

(a) the form, bulk and general design of the existing buildings are in keeping with their surroundings; and

(b) the existing buildings are suitable for the proposed new use(s) without needing extensive alterations, rebuilding and/or enlargement; and

(c) the conversion would not have a detrimental effect on the fabric, character and setting of historic buildings; and

(d) the conversion respects local building styles and materials; and

(e) the proposed curtilage of the new development is not visually intrusive or harmful to the amenities of the surrounding countryside; and

(f) the proposed new use(s) would not generate traffic of a type or amount harmful to local rural roads, or require improvements which would detrimentally affect the character of such roads or the area generally; and

(g) the proposed new use(s) would not result in material harm to the environmental qualities of the surrounding rural area; and

(h) the use of the building by protected species is surveyed and mitigation measures are approved by the Council using expert advice.

In applying the criteria of this policy the Council will favour, where appropriate, the reuse and adaptation of rural buildings for business purposes.

2.46.7 Assessment of the highway implications will be made on the basis of the proposal and what would be considered necessary in terms of improvements by the Highway Authority. The reference to 'rural roads' is a generic term and the Council would be concerned as to the effects of the proposed development on rural tracks, footpaths and bridleways. Relevant considerations would include past and existing levels of traffic generated from the site; the level, type and frequency of traffic likely to be generated by the proposed development; and traffic levels accepted under any existing planning permission attached to the land.

2.47.1 Structure Plan policy C2(ii) supports in principle the redevelopment of existing buildings in the countryside to assist the diversification of the rural economy and to maintain or enhance the rural environment. In this situation a Local Plan policy is necessary to set down the appropriate development control criteria against which such a proposal needs to be judged. Policy H5(ii) of the Structure Plan also states that part of the provision for housing development will be by the redevelopment of existing buildings.

2.47.1A Policy ENV.16 accepts the possibility of some new or replacement buildings in support of farm diversification. What is appropriate will depend on the nature of the farm diversification scheme and that the new buildings are appropriate in scale, form, impact, character and siting to their rural location.

POLICY ENV.20 Proposals for the redevelopment of existing buildings in the countryside will be permitted where the proposal is in a sustainable location and particularly where it will assist the diversification of the rural economy and secure environmental improvements. Proposals must meet the following criteria:

(a) the redevelopment proposal has no greater impact (in terms of the size and bulk of the buildings or site coverage) than the existing development; and

(b) is appropriate in design, form, character and siting to its rural location and would not be visually intrusive or harmful to the amenities of the site or surrounding countryside; and

(c) the redevelopment respects local building styles and materials; and

(d) it does not involve the redevelopment or loss of listed buildings (or parts thereof) or harm the setting of such buildings; and

(e) the extent of the proposed curtilage of the redevelopment site is neither visually intrusive or harmful to the amenities of the surrounding countryside; and

(f) the use of the building(s) following redevelopment would not generate traffic of a type or amount harmful to local rural roads, or require improvements that would detrimentally affect the character and nature of such roads and the area generally; and

(g) the proposed use(s) would not result in material harm to the environmental qualities of the site and to the surrounding countryside;

(h) that, where appropriate, the buildings to be redeveloped should be surveyed for protected species and, if found, protection/mitigation measures are approved by the Council using expert advice. The approved measures to be fully implemented before the buildings are demolished.

A sustainable location is generally defined as one which:

(a) will minimise the need for travel and be accessible by alternative means of transport other than the private car;

(b) is well related to the existing settlement pattern;

(c) will not cause material harm to the natural resources and character of the area;

(d) will contribute towards a balanced local community in terms of the provision of homes, jobs and services.

2.47.2 Redevelopment would not be acceptable in cases where the existing buildings are in an advanced state of dereliction and vacant, as the introduction of a new use in new buildings would be intrusive in a rural area. Reuse and adaptation of existing rural buildings should normally take priority over redevelopment unless it can be demonstrated that redevelopment would be a better option given the extent of environmental improvement that would occur. Local Plan policy ENV.23 deals with replacement dwellings in the countryside.

2.47.3 A sustainable development is one which accords with Structure Plan policies OS1, LD1 and C1 and Local Plan policy OVS.1 in support of the existing settlement pattern and hierarchy found within West Berkshire. Structure Plan paragraph 5.9 states that development (including redevelopment) in open countryside away from existing settlements or from areas allocated for development in Local Plans, will be strictly controlled.

2.48 INFILLING AND RIBBON DEVELOPMENT IN EXISTING AREAS OF DISPERSED SETTLEMENTS

2.48.1 Certain parishes within the rural area take their existing settlement pattern from a loose scattering or relatively small groups of dispersed houses. In recent years development pressures have resulted in some infilling of gaps and ribbon development to the detriment of the general character and amenities of such areas. The parishes which have a scattered settlement pattern include: Inkpen, Beech Hill, Bucklebury, Aldworth and Beedon. PPG7 also argues against creating further ribbon development in the countryside.

2.48.2 The Council in seeking to maintain the open character of existing dispersed settlements is against further development that would materially harm or change that essential character.

2.48.3 The following policy should be read with Policy HSG.2 which details the exceptions to the normal restrictions on new housing in the countryside.

2.49.1 A persistent problem in the rural area is the taking of agricultural land into residential curtilages. The Council has consistently refused such applications as an unacceptable encroachment and intrusion of domestic and often suburban features into rural areas with adverse effects on the special landscape qualities of the area. The Council will, in considering each application on its merits, take into account the individual and cumulative impact of such development and whether it is justified in accordance with the criteria set out in policy ENV.22. The Council will normally expect to apply a planning condition that once converted to garden space the land in question should be restricted to garden use only. Public footpaths or other rights of way likely to be affected by a proposed garden extension should be maintained or reasonably diverted to at least the same standard.

Policy ENV.22 The enclosure of agricultural land, woodland or park land into residential curtilages will only be permitted:

(a) to provide parking spaces or garaging clear of the highway or access to meet the adopted standards of the Highway Authority; or

(b) to provide for private amenity space to the minimum standards adopted by the Council for new residential development; or

(c) where the proposed new garden boundary might be realigned against existing garden boundaries so that the enlarged garden would be similar in size to others typically prevailing in the immediate vicinity;

subject in all cases to any such garden extension not resulting in significant adverse landscape impact or harm to the amenity of neighbouring properties, public footpaths, highway safety or to sites of historic, archaeological or ecological importance. Where permitted any new residential boundary will be required to be in a form and in materials sympathetic to the locality. In sensitive locations such as the AONB or Areas of Special Landscape Importance (ASLIs) permitted development rights may be restricted to minimise impact on the special nature of these areas.

2.50.1 There is concern that large scale modern replacement dwellings with standardised design features are having a detrimental effect on the character of the rural area and will reduce the variety of accommodation. The Countryside Commission (now Countryside Agency) in a report 'Design in the Countryside' (CCP 418) identified the need for design solutions to build on local diversity and distinctiveness, to respond to landscape characteristics and to the settlement form and sense of place.

Policy ENV.23 The replacement of existing dwellings in the countryside which are or have been recently occupied will be permitted provided the following criteria are met:

(a) the existing dwelling is long established and is not the result of a temporary or series of temporary permissions;

(b) the proposed dwelling is not disproportionate in size to the dwelling being replaced;

(c) the proposed design of the new dwelling is of a high standard and appropriate to the rural character of the area;

(d) the development where appropriate, incorporates or complements other existing buildings or features in the locality;

(e) the development is appropriate and sympathetic in scale, design, materials, layout and siting to the character and setting of adjoining buildings and spaces;

(f) the development includes an acceptable landscape scheme to retain and improve the rural nature of the locality.

2.50.3 In criterion (b) of policy ENV.23 the Council is concerned to protect the nature and character of the rural environment and to avoid dwellings which are disproportionate e.g. excessive in size and massing and thereby physically and visually intrusive. This should not be interpreted as a general acceptance of large scale development where the site is well screened, as the wider concern is also to maintain the essential rural nature and qualities of the area. It is neither possible or practical to determine these situations in advance because proposals and sites can vary greatly. What is possible, however, is to list the likely key determinants in this regard:

(i) the overall size, scale and massing of the replacement dwelling compared to the original; and

(ii) the site characteristics and visual prominence of the existing and proposed replacement dwellings. Visual prominence/ intrusion may be reduced or increased by design factors; and

(iii) the impact on and relationship to adjoining buildings and uses in rural areas; and

(iv) whether on balance the proposed development maintains/enhances or detracts from the inherent character and nature of the site and the surrounding rural environment (this is a judgement which can only be made on the merits or otherwise of each case).

2.51.1 This policy is concerned with extensions to existing houses in the countryside and ancillary buildings within the site curtilage. It allows for this development in appropriate cases subject to a number of provisions. In particular, the policy seeks to prevent the over development of such sites and a material increase in visual intrusion into the countryside.

Policy ENV.24 Extensions to existing dwellings in the countryside and the construction of ancillary buildings within the curtilage of such dwellings will be permitted provided the following criteria are met:

(a) the dwelling is of permanent construction with a reasonable expectation of life;

(b) the extension or additional building is in keeping with the design of the existing dwelling and uses complementary materials;

(c) the impact of the proposed development when taken with the existing building or buildings would not be materially greater or more harmful than that of the existing building(s) on the rural character of the area;

(d) the proposed development would not result in an extended dwelling disproportionate in size to the original.

2.52.1 The use of large areas for training is not a feature found in West Berkshire, unlike some neighbouring districts. There are, however, establishments such as Aldermaston (AWE), the Royal Ordnance Factory at Burghfield and RAF Welford. These establishments occupy large sites and are found in rural locations. In this regard they should not be used as a precedent for further unrelated development in the countryside. Greenham Common Air Base, which was declared surplus to requirements in 1993, is the subject of a separate Local Plan Policy ECON.6 and an adopted Development Brief (July 1994). Applications submitted for Crown development relating to existing establishments would be supported where required for the continuation of operational activities related to the use of the establishment, within the context of the other policies in this plan.

REDUNDANT DEFENCE AND GOVERNMENT ESTABLISHMENTS

2.52.2 The broad contents of a brief would cover the likely scale and types of development and the sequence of consultation with the relevant agency, and the preparation of a brief before planning permission is granted.

DEFENCE AND GOVERNMENT ESTABLISHMENTS IN THE COUNTRYSIDE

2.53.1 The former Greenham Common airbase, which was declared surplus to military requirements in 1993, is located approximately three miles to the south-east of Newbury town centre. A planning brief that was approved in 1994 identified those areas of the airbase that had potential for redevelopment and those that should remain undeveloped. Policy ECON.6 outlines acceptable proposals for the developable area.

2.53.2 The open areas of the airbase contain large areas of nationally important heathland and acid grassland which has been designated as a SSSI. A process of restoring the open areas of the airbase has begun. The concrete from the runways and hardstandings is being broken up and removed for reuse elsewhere, the fence around the airbase will be taken down and replaced with stockproof fencing and other buildings and structures will be removed. Upon restoration, the open areas of the airbase will be managed with similar areas adjacent to the airbase, which together make up Greenham and Crookham Commons. The management plan for the area that has been prepared in conjunction with English Nature envisages the full restoration of the commons to produce a mixed mosaic of rich habitats maintained by grazing.

2.53.3 It may be possible to accommodate a number of recreation activities on the commons provided they respect the ecology of the site and quiet enjoyment of other users. Development on the commons should be limited, and in any respect will require the express consent of the Secretary of State.

2.54 DEVELOPMENT ON EXISTING INSTITUTIONAL AND EDUCATIONAL SITES IN THE COUNTRYSIDE

2.54.1 In the rural area of West Berkshire there are a number of existing educational and institutional establishments including boarding schools. These establishments are found in a number of locations, i.e. wholly

within the rural area or partly within and partly outside a defined settlement. An example of the first case is Pangbourne College and of the second case Bradfield College.

2.54.2 Policy ENV.27 makes provision, within appropriate limits and having regard to the nature and character of such sites and their wider setting, for development required by such uses to continue at a reasonable level and scale of operation. Policy C2(iii) of the Structure Plan refers to “other development for which a rural location is essential”. Where a school or similar establishment exists within the rural area it is considered appropriate to treat further development on this basis.

POLICY ENV.27 Proposals for educational and related development on existing school or insistutional sites located in the countryside will be permitted only where:

(a) it is demonstrated to the satisfaction of the Council that such development is necessary to meet the reasonable needs and operational requirements of existing educational and institutional establishments; and

(b) there are no existing buildings or accommodation within the site or in proximity that might reasonably be used; and

(c) it is reasonable in proportion to the size and nature of the existing establishment; and

(d) it is well designed and constructed of appropriate materials, is located close to or within an existing group of buildings and is not inappropriate or intrusive in its setting; and

(e) it is not harmful to or would result in any significant loss of open space areas, landscape or habitat features found within the site or impact unduly on the amenities of adjoining residential or other properties; and

(f) it makes provision for landscape enhancement within or adjoining the site where this would help to screen and integrate the new development into its rural surroundings; and

(g) it would not generate traffic of a type or amount prejudicial to highway safety or the amenity of the area.

In general terms the scale and balance of development (existing and proposed) should be in keeping with the existing nature and character of the site and not harm its rural location and setting.

2.54.3 In a situation where there is normally a restriction on development outside of defined settlements except for certain limited cases, it is appropriate for the school or similar establishment to justify its need for extra facilities or accommodation as part of a planning application submission.

2.54.4 The Council will normally require applicants for such development to enter into a legal agreement to ensure that it remains ancillary to the main use of the site and to ensure that staff or student accommodation is not sold off separately to be followed by applications for further housing or residential accommodation.

2.55.1 The Government's policy as set out in revised PPG8 is to facilitate the growth of telecommunications and that local planning authorities should respond positively to telecommunications development.

2.55.2 A balance needs to be sought between the growth of telecommunications development and their impact on the environment. Berkshire Structure Plan policy TC1 indicates that planning permission will normally be granted for telecommunications development subject to minimising the environmental impact through a series of checks and balances.

2.55.3 PPG8 recognises that telecommunications development may need particular locations to work effectively. These may, however, be exactly the prominent locations where other policies of the Local Plan are seeking protection of the landscape and other natural environmental qualities. In this situation there has to be a balance

between need and environmental restraint. Policy ENV.28 sets out a progressive testing of telecommunications development to ensure that the environmental impact is minimised, minor telecommunications development is permitted under the Town and Country Planning (General Permitted Development) Order 1995 and summarised in PPG8.

Policy ENV.28 Proposals for “cellular phone” and radio telecommunications development will be permitted where:

(a) there is no technically acceptable and less environmentally harmful site available; and

(b) there is no reasonable possibility of sharing existing facilities; and

(c) in the case of radio masts, there is no reasonable possibility of erecting antennas on an existing building or other structure.

Subject to technical and operational circumstances such development should be designed and sited so as to minimise its visual impact. It may also be appropriate to include landscape provision to reduce the wider visibility and impact of such development.

2.56.1 The Council recognises that the local horse riding activities contribute to a diversified rural economy and that equestrian activities are seen as part of the rural character of the area. However given the growing pressure for field shelters and small scale stabling provision within the rural parts of West Berkshire it is considered appropriate to have a Local Plan policy dealing specifically with such development. Race horse training establishments remain to be dealt with under policies ECON.8 and ECON.9.

2.56.2 Annex F of PPG 7 is aimed at ensuring that equestrian activities do not have an adverse effect on the countryside and that horses are well housed and cared for. The Council has prepared and issued supplementary planning guidance on the keeping of horses for leisure purposes and the erection of 'field shelters and stables'.

Policy ENV.29 The Council will permit the erection of stabling and field shelters for horses, including the use of associated land for horse grazing, where:

(a) the proposed buildings have been designed to blend in with the rural surroundings; and

(b) the scale and location of such buildings and their use would not cause a material loss of amenity for the occupants of adjoining properties or other users of the countryside; and

(c) there is sufficient space provided for the ancillary storage of food stuffs, bedding, tack and related equipment on a scale appropriate to the number of horses being accommodated; and

(d) there is sufficient land being provided with the field shelter and / or stable to accommodate the number of horses; and

(e) the access to and from the public highway is in a location and form which would prevent any hazard to riders and other users of the highway.

Notwithstanding the above factors such buildings will be unacceptable if they appear to urbanise an attractive rural area or spoil a key view or vista.

2.56.3 In the context of criterion (a) of policy ENV.29 it is suggested that stabling and field shelters should be arranged in a compact plan form. A loose straggle of buildings poorly sited and visually intrusive is not acceptable. Brightly coloured materials or materials out of place in a rural environment will not be permitted. Furthermore regarding criterion (d) the British Horse Society suggest a minimum of 0.6 hectares (1.5 acres) of pasture per horse is required. If such buildings are no longer required for the accommodation of horses then it is expected that they will be removed so as to avoid unnecessary clutter in the countryside.

THE ENVIRONMENT

2.56.1 There is a close relationship and potential conflicts between transport, land use policies and environmental concerns. The quality of the environment is a focus of growing concern. In this context planning policies can make a contribution towards reducing environmental damage. The main objective is the provision of necessary development in a manner which minimises environmental harm. There also has to be an appropriate balance between environmental and other priorities.

2.56.2 PPG12 (Development Plans) refers to the need for a physically safe environment and re-vitalising older urban areas. Policies and proposals should aim to protect and improve the physical environment and to control pollution. In the context of PPG13 (Transport) transport decisions need to be compatible with environmental goals and minimising environmental impacts. PPG23 (Planning and Pollution Control) is concerned with the loss of amenity which pollution can cause. The relationship between development decisions and the environmental sensitivity of the area can be important.

2.56.3 The growth in traffic has resulted in congestion and a serious deterioration in environmental conditions in many parts of West Berkshire. This is pronounced at peak periods in the main urban areas, on the approach roads to town centres and on the A4, M4 and A34. The Structure Plan sets out the general principles for safeguarding the quality of life in urban areas, where the majority of the County's population live.

2.57.1 There are a number of policies in the Structure Plan which relate to the issue of environmental quality in built up areas. These policies include:

LD3 only permitting development where it does not give rise to an unacceptable impact on the environment.

LD4 seeking to minimise the environmental impact of transport schemes by comprehensive planning.

EN1 protecting and improving the character and environmental quality of built up areas.

2.58.1 Both the former County Council and Newbury District Council prepared State of the Environment Reports. They presented a broad overview of the issues using a range of environmental factors.

2.58.2 The former County Council also published two further important environmental documents which have a particular bearing on the urban environment. These are briefly summarised below:

(ii) Local Agenda 21 in Berkshire. The County Council's Environmental Strategy (Background Report). One of the key issues is the need to identify linkages between economic, social and environmental deprivation. The condition of urban areas is important with both the County Council and Districts committed to environmental improvement programmes.

2.58.3 The former County Council carried out a particular study of the extent to which land uses along main road frontages in Berkshire are likely to be suffering from the environmental effects of road traffic. The study is based largely on the tolerance of different land uses to noise. The A34, before construction of the bypass, was identified as experiencing excessive flows in environmental terms and high levels of pollution in Newbury Town.

2.58.4 The European Urban Charter (1993) considers four main areas: improvement of the physical urban environment, rehabilitation of the existing housing stock, creation of social and cultural opportunities in towns and community development/public participation. This is concerned with the 'qualitative' aspects of urban development and 'quality of life' considerations. The urban environment must be conducive to good health which is to be achieved through a comprehensive urban environment policy. With growing interest and awareness it is not sufficient merely to prevent further deterioration of the environment but to seek positive improvements.

2.59.1 The key environmental aims in respect of the urban or built up parts of West Berkshire from the Local Plan perspective are:

(i) to protect and enhance those features of quality and interest found within the urban environment;

(ii) to apply the principles of sustainable development in reconciling economic development and environmental protection;

(iii) to ensure that mobility and accessibility are organised in ways which are conducive to maintaining a quality urban environment;

(iv) to safeguard town and village centres as important elements of cultural and historic heritage;

(v) to seek the further provision and management of open spaces within towns and villages as an integral part of maintaining environmental quality and diversity;

(vi) to protect, enhance and manage areas of wildlife value within urban environments and promote community involvement in such areas;

(vii) to seek balanced and mixed patterns of development which help to maintain the vitality and character of settlements

(viii) to ensure the adequate provision of infrastructure in towns and villages, to sustain communities and to accommodate growth and change.

2.60.1 The loss and erosion of environmental quality and the effects of pollution are not matters for the rural area alone but should be addressed with equal force in the urban parts of West Berkshire. The fact that an area is developed should not mean that in environmental terms it is therefore expendable. The Council makes clear its concern about safeguarding and improving the environmental quality of existing urban or built up areas. It is in this respect that the following Local Plan policy is proposed notwithstanding the range of environmental protection and improvement policies in the Structure Plan.

2.61 THE PROTECTION AND ENHANCEMENT OF IMPORTANT OPEN SPACE AREAS WITHIN DEFINED SETTLEMENTS

2.61.1 Structure Plan policy EN1 refers to the protection and where necessary the enhancement of open land important to the character of settlements. Some important open space areas have been formally identified on the Local Plan inset maps. Further areas may be added as part of the development control process, including open space areas resulting from new development. Development which does not harm, or enhances, the special character of such areas may be acceptable.

2.61.2 When considering whether an open space area within a defined settlement has a special historic, ecological or visual/amenity importance or affords views of the surrounding countryside, attention will be paid to matters including:

(a) the landscape value and wildlife value and nature of the site, including the need to conserve established features such as areas of woodland, hedgerows or areas of water; and

(b) the wider importance of the site, such as physical or visual links to or contrast with surrounding features, relationships to major landscape/topographical features which may extend outside the settlement, and ecological significance; and

(d) the historical importance of an open space, for example, when the site forms part of the setting of a listed building or is part of a Conservation Area.

2.61.3 In cases where the open space area includes ancient woodland or historic landscape parks/gardens these should be conserved. The broad application of the notation allows for the fact that different parts of the designated area may vary in quality and landscape value. Open spaces can include structures complementary to, or which do not detract from, their essential character, role and importance. Gardens, river side and canal side areas can be considered as important open spaces within defined settlements.

2.62.1 The Council supports the West Berkshire Priority Care Trust in replacing outdated patient care facilities and investing in new hospital services. Provision of the new community hospital is shown on inset map 1 and is located in the open gap area between Newbury and Thatcham. The proposal was granted planning permission 00/01112/REM (outline permission granted under 145254) on 19 March 2002 and is closely tied to four other proposals set out below:

(ii) 145256 (01/00626/RELAX) Land at Sandleford Hospital, Newtown Road

(iii) 145257 (01/00980/RELAX) and 145258 (01/00982/RELAX) Land to the east and west of Wash Water, Enborne

- outline permission for residential development comprising 31 dwellings approved on land east of Enborne Row, Wash Water (01/01328/OUT).

2.62.2 These residential schemes will help to fund the provision of the new hospital. The location of the new hospital in the open gap between Newbury and Thatcham which is protected by Local Plan policy ENV.4(e) was only accepted by the Council because of its 'exceptional community justification'. If for any reason the new hospital does not go ahead then the related housing redevelopment and the allocation at Wash Water/Enborne Row will not proceed.

2.62.3 The new college campus on the corner of Monks Lane and the A34 - application 146286 (January 1996) is currently under construction and is shown on inset map 1.

2.62.4 In summary these two major community schemes are based on exceptional community needs overriding other protective landscape, settings and gap policies. Whilst the Council accepts the exceptional justification in these cases they should not be used as precedent for further unrelated development in the countryside or for alternative development on these sites should the schemes not proceed.

2.62.5 A further major community scheme approved as having exceptional justification is the Newbury Rugby Union Football Club development to the south of Monks Lane.

2.63.1 It is central to the Government's policies for 'environmental stewardship' that there should be effective protection for all aspects of the historic environment. PPG 15 sets out the Government's detailed advice regarding planning and conservation, listed building controls and conservation areas. Historic features enhance the local scene and sustain the sense of local distinctiveness, so important to the character and appearance of towns, villages and the countryside. The historic environment is also of great importance for leisure and recreation.

2.63.2 The basic statistics of listed buildings and conservation in West Berkshire are set out below:

There are 52 Conservation Areas in West Berkshire covering some 600 hectares in total. These Conservation Areas are shown on the Proposals Map of the Local Plan and listed in Appendix 6.

The Newbury I and II Civil War battlefield sites - see policy ENV.36. Only the Newbury I battlefield site is included in the English Heritage Battlefield Register published in June 1995.

There are 12 parks and gardens on the English Heritage register - see policy ENV.35 and the Proposals Map.

In overall terms West Berkshire has over 40% of the County total of listed buildings and the highest number of Grades I and II* buildings.

2.63.3 The planning objective in this context is to reconcile the need for development and growth with preserving the natural and historic environment. Some elements of the historic environment are so important that they are irreplaceable and should be preserved as they are for future generations. Many buildings, sites and areas have a capacity to adapt to the needs of a modern society, whilst avoiding loss of historic fabric and character.

2.63.4 The Government urges local authorities to maintain and strengthen their commitment to stewardship of the historic environment, and to reflect this in their policies and the allocation of resources.

2.63.5 The design of new buildings intended to stand alongside historic buildings or within Conservation Areas need very careful consideration. In general it is better that old buildings are not set apart, but are woven into the fabric of the living and working environment. Proposals for changes of use should be considered sympathetically where this would enable an historic building or area to be given a new lease of life.

2.64.1 The Structure Plan has a series of policies concerned with conserving and enhancing the historic environment, these are summarised below:

EN4 Listed buildings and buildings in conservation areas. Proposals affecting such buildings should conserve their historic fabric and character, preserve or enhance their setting, provide appropriate uses and ensure adequate standards of maintenance and repair.

EN5 Areas of Special Character, particularly designated Conservation Areas, to be protected from change damaging to their character and appearance with encouragement for the enhancement of such areas.

EN6 Scheduled Ancient Monuments (SAM's) and the most important non-scheduled remains, together with their settings, to be protected and managed to ensure that they are not damaged and destroyed. Where preservation is not possible appropriate arrangements need to be made for excavation and recording to take place prior to development.

EN7 Historic Parks and Gardens of special interest and their settings to be protected from development which would erode or otherwise damage their character.

2.65.2 In the context of new uses for listed buildings the Structure Plan (para 6.11) states that any new use should be wholly compatible with maintaining the special character of the building; involve minimum alteration to that character (internally or externally) and not be materially damaging to the setting of the building.

2.65.1 English Heritage maintains the list of buildings and other structures of special architectural and historic interest including the historic parks and gardens found within West Berkshire.

2.65.2 There is currently no 'county-wide' historic conservation strategy on a similar basis to that dealing with nature conservation and landscape. The First Berkshire State of the Environment Report (1995) has a section on landscape and townscapes (Chapter 10). This has been followed by the Berkshire Quality of Life Report in response to Local Agenda 21, which has a section on 'environmental quality' including the built-environment, listed buildings and conservation areas.

2.65.3 There are a few local conservation studies including the Georgian Group report on Newbury of July 1990. The objective of this report was to address the loss of historic character in Newbury Town. The two primary threats to this character identified in the report were the erosion of architectural detail and unsympathetic and unimaginative new development. These threats still remain to reduce local diversity and a unique 'sense of place'.

2.65.4 The Royal Commission on Historic Monuments for England has undertaken a study of historic farm buildings, of which south-west Berkshire was one of the specific study areas.

2.65.5 The County Sites and Monuments record holds over 16,000 records relating to the cultural heritage of the county. The records range from individual finds to detailed records of large excavations. In addition, there is an annual review of archaeological activity in Berkshire.

2.66.1 The key conservation aims in terms of preserving and enhancing the historic environment and special qualities of West Berkshire are as follows:

(i) to maintain and strengthen the commitment to 'stewardship' of the historic environment in order to sustain environmental quality and to reflect this in policies, decisions and the allocation of resources;

(iii) to encourage the use of traditional building materials and techniques and to conserve the historic building forms typical of West Berkshire;

(iv) to preserve and enhance the Conservation Areas in West Berkshire. Any new development in Conservation Areas needs to be appropriate and sympathetic to the special character of the area. It must also address the quality of the townscape as well as the protection of individual buildings and preserving a sense of place;

(v) to support the preservation, restoration and management of historic parks and gardens including their settings;

(vi) to support the preservation and management of historic landscapes and battlefield sites;

(vii) to ensure the archaeological heritage is preserved and properly managed.

2.67.1 There are many reasons why buildings are no longer used for the purposes for which they were built. Inevitably, although not exclusively, these buildings are older buildings which have become an integral part of the built environment. The continued existence of these buildings is important to the preservation of the richness of our surroundings and the conservation of the character of the built environment.

2.67.2 Not all buildings are capable of adaptation for a new use. The best use for a building is usually that for which it was built. Awareness is required of the limitations that a building may impose if its original form and design are to be preserved. At all stages, the benefits of retaining the original building must be carefully assessed against other likely effects of the proposed use.

2.67.3 West Berkshire is predominantly a rural district and the pressures for change have resulted in a significant number of agricultural buildings seeking a suitable reuse. Policy ENV.19 of the Local Plan deals specifically with the reuse and adaptation of rural buildings. The Council may apply its policies and standards flexibly where this would benefit and maintain the special character and setting of these buildings.

2.68.1 The physical quality and character of settlements is mainly derived from groups of buildings and their relationship one to another, which creates a 'sense of place'. It is this grouping or overall pattern which can be defined as 'townscape value'. In some cases individual buildings may fall into disrepair and rather than contributing to the overall character they can in this state materially harm the amenity of the area. Harm may also be caused by successive alterations which may result in a loss of architectural character and local environmental quality.

2.68.2 Local planning authorities have statutory powers which can be used to prevent a loss of the character of listed buildings and conservation areas. The Council can also use 'grant aid' to help in the repair of listed buildings.

2.69.1 Listed Buildings are buildings of special architectural and historic interest. There is a statutory duty placed on owners and local authorities to preserve the special character of these buildings. Social and economic pressures will demand change and alteration to these buildings. Some changes including extensions may be acceptable, even desirable to ensure the survival of the building. What can be seen today is the result of many influences over time. Change must be controlled, however, to ensure that its does not harm the special character of these buildings. Proposals to alter or extend a listed building will also be considered in the light of the likely contribution towards the

long term protection and continued use of the building. It is also important to find economic uses for listed buildings in order to help secure their retention.

2.69.2 Each building is individual in nature and the amount of alteration or extension it could sustain will vary and should not materially diminish the special character. An extension should respect the existing building, taking reference from it and not merely attempting to copy the existing. The use of appropriate materials and details, setting the building in its context and reflecting a contemporary approach to design, is generally more acceptable.

2.69.3 Proposals for alterations and extensions to listed buildings need to be accompanied by sufficient information to enable a full and proper consideration of their effect upon the character of the building to be assessed.

2.70.1 Designated conservation areas require care when considering proposals for new development. Encouragement will be given to proposals which make a positive contribution to the enhancement of the character and appearance of such areas.

2.70.2 The special nature of the built environment in settlements, towns and villages is derived from the character of the individual buildings and their relationship one to another. These are relationships which have evolved, in some cases through tradition or in the case of farmsteads from agricultural practice. It is important to preserve these settlement patterns and groups of buildings. In appropriate cases the Council will expect applications for new development in conservation areas to be accompanied by sufficient information to enable a full and proper consideration of their effect to be assessed.

2.70.3 Proposals will be treated on their merits and in this respect the viable use of buildings will be treated alongside environmental factors as important material considerations.

2.71.1 The Council is committed to the preservation and enhancement of conservation areas within West Berkshire. PPG 15 ( Part 1 -Section 4) gives guidance on the assessment and designation of conservation areas. It is the quality and historic interest of areas rather than that of individual buildings which are the prime considerations in identifying conservation areas.

2.71.2 Conservation areas must be seen to justify their status and not be devalued by the designation of areas lacking special interest. Authorities should seek to establish consistent local standards for their designation and periodically review existing conservation areas and their boundaries against those standards. PPG15 (para 2.9) notes that the process of review should be pursued separately from the Local Plan process itself.

Factors to be considered in the designation and review of conservation areas:

(vi) The number and distribution of listed buildings within the area including their group value.

(viii)The degree of support/consensus for designating the new or revised conservation area.

2.71.3 The assessment should record both the positive and negative features of the area. It should also note those unlisted buildings which make a positive contribution to the special interest of the area.

2.71.4 The Council will keep the conservation areas under regular review to establish the effectiveness of controls and positive implementation.

2.72.1 The medieval town of Hungerford consisted of burgage plots extending either side of the High Street. A burgage plot is normally characterised by its narrow width and great length. In many cases the walls are significant features delineating the individual burgage plots. The back lanes behind the burgage plots survive both east and west of the High Street as Prospect Road and Fairview Road. This land use pattern is of historic value and should be protected from any development which would destroy or reduce its importance as a distinct feature of the town. The Conservation Area boundaries for Hungerford Town Centre reflect in part these burgage plots and other important local features.

2.73.1 The National Heritage Act 1983 (Schedule 4) enables the Historic Buildings and Monuments Commission for England to compile a register of gardens and designed landscapes. The purpose of the register is to draw attention to important historic gardens and to encourage their protection and conservation. Only gardens of national importance (and garden features) conceived and started before 1939 are included. The Council will seek to ensure the preservation and maintenance of the historic parks and gardens within West Berkshire and will protect them from development proposals prejudicial to their character and setting.

2.73.2 Structure Plan policy EN7 seeks to protect historic parks and gardens of special interest from development which would erode or otherwise damage their character. Proposals for such sites should conserve and maintain significant features in the history of each site. The grounds of historic parks and gardens included within policy ENV.35 are as defined in the English Heritage register and shown on the Proposals Map. The existing use and condition of the park and garden would be taken into account, as well as the relationship of the registered designation to the development on the land.

Policy ENV.35 The Council will normally refuse development which would have an adverse effect on the site, setting or character of any part of the grounds of historic parks and gardens. The locations to which this policy will apply include:

Aldermaston Court Hamstead Park

Basildon Park Inkpen House

Benham Park Purley Hall

Donnington Grove Sandleford Priory

Englefield House Shaw House

Folly Farm Wasing Place

2.74.1 English Heritage has prepared a Register of Historic Battlefields and the site of the First Battle of Newbury (1643) is included together with a map defining the battlefield area. Newbury is unique in the history of England as being the only town with two civil war battlefield sites. Although the second battlefield site is not defined in the register its general location is known and its historical importance will be taken into account by the council when considering development proposals.

2.74.2 English Heritage has prepared a guidance note intended to assist with the conservation of such sites in terms of land management and development control. The register will also serve to highlight the educational and recreational potential of such battlefield sites. The conservation of battlefield sites is clearly of historic importance and it is therefore relevant to include an appropriate Local Plan policy.

2.74.3 The Council will consult with English Heritage regarding development proposals within or close to these battlefield sites. In the case of the Newbury I Battlefield site the designated area is shown on inset map 1, whereas the Newbury II Battlefield site is only generally noted. Part of the Newbury I Battlefield site, as defined by English Heritage, is crossed at the edge by the A34 bypass but in a location which had been affected by development i.e. the canal and railway, and residential development in both 19th and 20th centuries.

2.75.1 Archaeological remains are a finite and non renewable resource. Government advice is that appropriate management is essential to ensure that they survive in good condition. In particular, care must be taken to ensure that they are not needlessly or thoughtlessly destroyed. The Department of the Environment's PPG16 Archaeology and Planning has reinforced the importance of the role of planning in reconciling development and archaeology to ensure that the archaeological heritage is preserved and properly managed.

2.75.2 Protecting Berkshire's archaeological heritage is an important objective. It is widely recognised that the preservation, management and promotion of the most important archaeological sites, buildings and remains, and their settings, is essential. Provision will be made for the appropriate investigation and recording of archaeological sites which are not judged to be worthy of permanent preservation before their destruction.

2.75.3 The Plan area contains a wealth of archaeological remains and evidence reflecting man's occupation and use of the area over the last 10,000 years - 89 sites or structures are identified as Scheduled Ancient Monuments and enjoy specific legislative protection under the Ancient Monuments and Archaeological Areas Act 1979. It is likely that this number will increase through the Plan period as further sites are designated as part of the Historic Buildings and Monuments Commission's 'Monuments Protection Programme'. Any works on or affecting these Scheduled Ancient Monuments must have the prior consent of the Secretary of State. This scheduled Monument Consent is required in addition to any requirements of the Town and Country Planning Act 1990.

2.75.4 Other sites of archaeological significance require safeguarding through Local Plan policies. Information on the County Sites and Monuments Record will be used as the basis for assessing the likely archaeological implications of any development proposal. Archaeological sites which are discovered by field evaluation also require protection, even though not identified on the County Sites and Monument Record.

2.75.5 The Berkshire Sites and Monuments Record has been used to identify several broad areas where it is most likely that development will have archaeological implications.

(a) The Saxon and Medieval Centres of the historic towns. These are Lambourn, Hungerford, Kintbury, Newbury, Thatcham and Aldermaston.

(b) River Valleys have often been a focus of activity. Alluvium deposits both hide and protect archaeological remains. The Thames Valley, the Kennet and Dun Valleys, and the Lambourn Valley are all identified as being of archaeological significance. The Kennet Valley between Brimpton and Newbury, and Kintbury and Hungerford is particularly noted for rare mesolithic deposits.

(c) The Berkshire Downs have produced evidence of considerable past activity. This is especially the case for the area around Lambourn and also across the Downs to Fawley and on to Farnborough. Also significant are large areas north of Beedon, around East and West Ilsley and east to the north of Aldworth to Streatley and to the south of the Kennet both east and west of Walbury Hill.

2.75.6 A significant amount of known archaeological deposits exist outside these areas and individual developments may still encounter an archaeological constraint. These will be considered on a site by site basis and account taken of the nature of the archaeological remains and the nature of the development proposed.

2.76.1 It is considered that in the majority of cases there will be a strong presumption in favour of the physical preservation of Scheduled or other nationally important archaeological remains and their settings. This presumption also extends to sites considered to be of especial local significance. English Heritage will be consulted where proposed development requires Scheduled Monument Consent.

AREAS OF ARCHAEOLOGICAL SIGNIFICANCE

2.77.1 The most significant archaeological sites should remain intact and, where necessary, given additional attention through positive management schemes which may include appropriate educational, interpretation or

recreational facilities. The Council will normally refuse development affecting these sites unless it is demonstrated that the proposed development makes adequate provision for the protection, preservation and enhancement of the site and its setting.

2.78.1 The purpose of this policy is to ensure that the archaeological significance of areas that do not presently enjoy statutory protection are not prejudiced. In certain instances an evaluation procedure and/or investigations will be required as part of any development proposals.

Policy ENV.39 The Council in considering proposals for development affecting or likely to affect sites, areas or monuments of archaeological importance and areas of archaeological potential, will require appropriate evaluation prior to the determination of planning applications. In the absence of an appropriate level of information on the nature, extent and importance of archaeological deposits applications will be deferred or refused until such information, enabling the full implications of the development to be considered, is available.

2.79.1 The scale and type of archaeological investigation required will vary from site to site and will be determined with expert advice. In some instances a full scale excavation and post excavation operation may be required whilst in others a brief photographic or measured survey may suffice, depending upon the type and scale of the proposed development.

Policy ENV.40 Developments affecting sites of archaeological significance should be designed to achieve the physical preservation in situ of archaeological deposits. Where this is not practicable or desirable, the Council will require provision to be made for an appropriate level of archaeological investigation prior to damage or destruction. This will be ensured, where necessary, by planning conditions and may be subject to a 'planning obligation' to ensure that access, time and resources are made available for the archaeological investigation to be carried out before the development is commenced.

Objective	Local Plan policies
1. The best use of urban land, especially where vacant or derelict, and protecting the open countryside.	•Preference for 'brownfield' development sites. •Defined settlements. •Limited forms of acceptable development in the countryside. •Use of space above shops and offices. •Alternative use of existing employment sites.
2. Energy and water conservation.	• Energy efficient layouts. • Safeguarding water resources.
3. Supporting the use of renewable materials.	•Using materials that conserve energy and are themselves energy efficient in their manufacture. •Provision of recycling facilities.
4. Minimising pollution.	•Hazardous substances. •Environmental nuisance. •Noise sensitive development. •Renewable energy. •Environmental assessments.
5. Minimising waste generation.	•Waste Local Plan and Management. •Provision of recycling facilities. •Protection of 'bad neighbour uses' which fulfil a recycling role.
6. Minimising the need to travel and increasing opportunities to offer less energy intensive forms of transport.	• Sustainable locations for development. • Enhancement of transportation facilities and network. • Enhancement of town and village centres. • Provision for cyclists.
7. Avoiding irreversible damage to the landscape, natural habitats or features of aesthetic, historic or scientific interest.	• Area of Outstanding Natural Beauty. • Areas of Special Landscape Importance. • Gaps/setting of settlements. • Landscape enhancement • Nature conservation protection and management. • Historic parks and gardens • Newbury battlefields • Protection of the built environment. • Safeguarding historic settings. • Buildings of townscape value. • Important open spaces within settlements. • Archaeology/schedule ancient monuments.

West Berkshire Council

GAPS BETWEEN SETTLEMENTS

REDUNDANT DEFENCE AND GOVERNMENT ESTABLISHMENTS

DEFENCE AND GOVERNMENT ESTABLISHMENTS IN THE COUNTRYSIDE

THE ENVIRONMENT

AREAS OF ARCHAEOLOGICAL SIGNIFICANCE