Willand Conservation Area Appraisal

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C O N T E N T S

INTRODUCTION

Conservation Areas Conservation Area Appraisals Conservation Area Management Plans

1 LOCATION OF WILLAND CONSERVATION AREA

2 SPECIAL ARCHITECTURAL INTEREST

3 SPECIAL HISTORIC INTEREST Archaeology

4 CHARACTER Landscape, open space and trees

5 APPEARANCE Building materials, ornamentation and street furniture

Features of special importance Important unlisted buildings

MANAGEMENT PLAN PRESERVATION AND ENHANCEMENT Enforcement Audit, Section 215 Notices and Article 4(2) Directions DESIGN PRINCIPLES CHANGES TO THE CONSERVATION AREA BOUNDARY Additions Deletions

APPENDIX 1 - Planning Controls in Conservation Areas

APPENDIX 2 - Mid Devon Local Plan First Alteration - Policies Applicable within the Conservation Area

ACKNOWLEDGEMENTS INTRODUCTION

Conservation Areas

Conservation Areas are designated under the Planning (Listed Buildings and Conservation Areas) Act 1990, section 69(1), by Local Planning Authorities. They are areas of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance. They are special areas where the buildings and the space around them interact to form distinctly recognisable areas of quality and interest.

In Conservation Areas, additional planning controls apply, to protect the existing street scene and encourage enhancement where appropriate. These are outlined further in Appendix 1.

Conservation Area Appraisals

A Conservation Area appraisal (or assessment) is essentially an analysis of what makes it special. Many Conservation Areas do not have Conservation Area appraisals, despite their recommendation within Planning Guidance Note 15 (Planning and the Historic Environment) which was produced in 1994 by the Department of the Environment (now the Department for Communities and Local Government). It is becoming increasingly important to have appraisals that deﬁne each Conservation Area’s qualities in order to:

understand what it is that should be protected or enhanced formulate effective policies make sensible development control decisions be able to justify the designation when making development control decisions and at appeal help residents, traders, council members, potential investors and other interested parties to understand the background to designation help potential developers to formulate their applications

This Conservation Area appraisal will assess the special characteristics of the Willand Conservation Area.

In order to speciﬁcally identify and assess the characteristics of the Conservation Area, the appraisal is divided into sections covering location, special architectural interest, special historic interest, character and appearance. Conservation Area Management Plans

A conservation area management plan draws on the conservation area appraisal to identify ways of ensuring that the special qualities of the Conservation Area are preserved, to identify opportunities and put forward proposals for the enhancement of the area.

It can

make sympathetic proposals for the preservation and enhancement of the area’s character and appearance, including the identiﬁcation of development opportunities

obtain funds and encourage inward investment

The opportunity is also taken to review the conservation area boundary to see if there are areas that should be excluded or areas that should be added.

Relationship of Conservation Area Appraisals and Management Plans to the Local Development Framework

Whilst Conservation Area Appraisals and Management Plans do not normally form a statutory part of the Local Development Framework, they are still an integral part of the new planning system. The Local Development Framework in the supporting text to Policy ENV11 Conservation Areas states "The special interest of exising and proposed Conservation Areas will be appraised and each appraisal, together with speciﬁc proposals to preserve and enhance the Conservation Area, will be published. This will be a material consideration in determining planning applications." 1

LOCATION OF WILLAND CONSERVATION AREA

Willand is located two miles north of Cullompton and approximately four miles south east of Tiverton. It lies on a ridge just to the north west of the valley of the River Culm. The Willand Old Village Conservation Area lies at the south eastern edge of the settlement.

Plan 1 shows the Conservation Area boundary from 8 November 2006 together with the previous boundary designated in June 1977. Plan 1 Play Area Sub Sta

BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate Harpitt Cottage Redgate Pump Whitegate

PO St Mary's Church Culm TOWNLANDS Meadowcroft

Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House

Elm View Pitfield

Croft 79.6m Testwood Fairview Paddock House Denbury

Map Key

El Track

ELMSIDE Conservation Area up to 8.11.06 ConservationTank Area from List8.11.06ed Buildings Little Knowle Grade I Grade II* Listed Buildings GradeFBII Bryn Hyfryd Grade I Grade II

Location of Conservation Area Pond and Listed Buildings 1:2500

JAYCROFT SPECIAL ARCHITECTURAL INTEREST

BRAMLEY There are ﬁve listed buildings in the Willand Old Village Conservation Area. These are St Mary’s Shelter CLOSE Church, Beaufoy House, Dye House, Redgate and Woodsmoke Cottage.

The parish church is a Grade I listed building dating from the 15th century with 16th century additions RECTORY Clyst WEBBERS and 19th renovations. It is constructed of rubble conglomerate and ﬂint with Beer stone dressings Crest Coombe Farm Firs Hall in the Perpendicular style. (Photo 1). Little Venn

Coombe Rectory Coombe Court Rectory Claygate Woodsmoke Cottage is early 16th century with later extensions and alterations. This plastered Beaufoy Hennessey End OLD JAYCROFT cob and thatch building is a 3 room cross passage house. (Photo 2) Bradculm The Old School Monkton Redgate Redgate dates from the 17th century and is also a 3 room cross passage house. It is constructed of Redgate Harpitt Cottage cob and stone with a plastered ﬁnish. The roof is slated. There is a small partially glazed wooden Pump Whitegate porch to the front elevation. PO St Mary's Church Culm TOWNLANDS Meadowcroft Dye House was built in 17th century and extended subsequently. It was probably a 3 room cross Brenbat Park passage farmhouse although alterations obscure its plan form. It is of cob construction plastered ROWES Ivy Cottage and with a thatched roof. Carr Field Hall Cedarville Elms House Dye House Beaufoy House is an attractive mid 19th century stucco and slate property. It has a central porch, Elm View Pitfield a panelled door with a semi circular fanlight and several 19th century 12 pane hornless sash Croft 79.6m windows with margin panes. (Photo 3) Testwood Fairview

House Paddock Apart from the listed buildings described above there are some attractive unlisted historic buildings Denbury of architectural merit, such as The Elms and the Old Rectory. There are also several old but altered Map Key cottages, particularly the terrace including the post ofﬁce, just south of the churchyard, that give

El a ﬂavour of the modest vernacular buildings of the old village. Track

ELMSIDE Conservation Area up to 8.11.06 The listed buildings are shown on Plan 1. ConservationTank Area from List8.11.06ed Buildings Little Knowle Grade I Grade II* Listed Buildings GradeFBII Bryn Hyfryd Grade I Grade II

Location of Conservation Area Pond and Listed Buildings 1:2500

1. Church of St Mary the Virgin

2. Woodsmoke Cottage

3. Beaufoy House 3

SPECIAL HISTORIC INTEREST

The line of the road running through Willand is thought to be Roman. It joins a second road also thought to be of Roman origin. (Plan 2). Roman roads in this vicinity are alluded to in an Anglo Saxon charter of AD 958, although their exact route is unknown. The discovery of Roman pottery especially close to Splatford Bridge to the north east gives credence to the likely presence of Romans in this area.

The Domesday survey records a settlement called Willeland within the Hundred of Halberton. The place name has been interpreted as a wild or uncultivated area “wildelonde” or alternatively as land of wells and springs “willelanda”.

The Manor of Willand was given to Taunton Priory in the 12th century and remained with the Priory until the Dissolution of the Monasteries in 1539.

Like the surrounding area the village and the parish economy was largely based on the woollen industry . Henrye Olande a clothier , died in 1586 and his memorial stone still stands in the village churchyard. Also within the old village is The Dye House apparently so called for its connection with the dying of serge cloth in the 17th and 18th centuries. (Photo 4)

A sketch map of the village in 1760 produced by Mr Japes for the History of Willand Village and Church shows the village centre much as it is today except that where Elm Place (Photo 5) is now there was a public house called the White Horse Inn, once a coaching inn. A church house built on the southwest edge of the churchyard, now divided into Kirkside and Harpitt Cottage was probably where church ale was brewed and sold. It was converted to a poor house subsequently. There was a second poor house on Silver Street (outside the conservation area).

Donn’s map of Devon dated 1765 shows the church at Willand and indicates its location on a road linking the town of Cullompton in the south and Uffculme in the north, part of the Exeter to Bristol main road (Plan 3). The road was later improved as a Turnpike road.

In the late 17th or early 18th century the row of cottages between the church and Pitfield was constructed. Local tradition states that these cob cottages known as Old Verbeer Cottages or Eveleigh Tenement were built from earth excavated from the pitfield that now forms a sunken garden area behind Pitfield House. The cottages have housed important village services including a post office that is still in existence There was also a blacksmiths, later a baker’s, and a wheelwrights, later a grocery store. The row included a Wesleyan Chapel in use from 1825 until 1900. (Photo 6) Plan 2

Map Key

Conservation Area

Possible Line of Roman Road

Possible Roman Roads Around Willand 1:7000

4. Dye House

Map Key

Conservation Area 5. The Elms

Possible Line of Roman Road

Possible Roman Roads Around Willand 1:7000

This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office c Crown copyright. 6. Old Verbeer Cottages Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Mid Devon District Council. Licence number 100022292 (2005). Plan 3

17651765 BenjaminBenjamin DainsDonn’s Map Map

This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office c Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Mid Devon District Council. Licence number 100022292 (2005). The Willand tithe map dated 1839 (Plan 4) shows a small settlement surrounded by orchards and ﬁelds. The near oval churchyard is quite a striking feature. The distinctive courtyards of farm buildings can be identiﬁed around the edges of the settlement, emphasising its essentially agricultural character.

A National School was established in 1844 and a plaque on The Old School, now a house on the side of the churchyard, records this.

1889 OS map (Plan 5) shows a Sunday School built in the churchyard on its north west boundary. By this date the Dye House has become Dyehouse Farm. The Elms is shown as Elm Place a Farm but prior to this had been a coaching inn called The White Horse.

Little changed in the old village in the late 19th and ﬁrst part of the 20th century, as new development was concentrated around Tiverton junction where a number of businesses formed the focus of employment opportunities. In the second half of the 20th century large housing estates were constructed and these now surround the old village on its north, west and southwest sides.

Archaeology

Whilst there are no recorded prehistoric sites within the conservation area, there is evidence of prehistoric activity in the surrounding countryside. The line of the Roman road is unknown and its presence has not been conﬁrmed archaeologically. The landscape around the village has been categorised as being largely post 15th century enclosures possibly partly related to an earlier medieval ﬁeld system.

The archaeological heritage is most obviously represented by the buildings, particularly the listed buildings, and other structures visible above ground.

The early settlement is likely to have centred on the parish church. Within this historic core it is expected that archaeological evidence of medieval and earlier development may survive. This archaeological evidence could be destroyed by development unless there is a prior investigation and assessment with mitigation measures put in place where required.

The historic core where an archaeological investigation condition will be imposed, is shown on Plan 6. Plan 4

Tithe Map

1889 OS Plan

BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate Harpitt Cottage Redgate Pump Whitegate

PO St Mary's Church Culm TOWNLANDS Meadowcroft

Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House

Elm View Pitfield

Croft 79.6m Testwood Fairview Paddock House Denbury

El Track Map Key

ELMSIDE Area of potential archaeologicalTank interest Little Knowle

FB Bryn Hyfryd

Area of Potential Pond Archaeological Interest 1:2500

JAYCROFT CHARACTER

BRAMLEY Shelter CLOSE There are three small sub areas within the old village; the main road, the lane to the Dye House and the lane to Bradﬁeld. All three areas display a distinctly rural character although there are suburban elements that intrude.

RECTORY Clyst WEBBERS Crest The main road with its Post Office and busy vehicular and pedestrian activity is the focus of the Coombe Farm Hall Firs old village. The curve of the road and the entrance gate to the churchyard, provide a strong sense Little Venn of enclosure. Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT The lane to the Dye House has a quiet and intimate character as it runs into a cul de sac and Bradculm is typically flanked by high boundary walls. The presence of a substantial barn and associated The Old School Monkton Redgate small yard adjacent to the Dye House reflects the former agricultural character of the settlement. Harpitt Cottage Redgate Pump Whitegate (Photo 7)

PO St Mary's Church Culm The lane to Bradﬁeld winds out of the village. It is ﬂanked by many of the oldest buildings in TOWNLANDS Meadowcroft Willand including the church with its curving boundary wall, Beaufoy House, Pump Cottage and Brenbat Park Woodsmoke Cottage. The curves give rise to attractive views and a sense of enclosure. ROWES Ivy Cottage Carr Field Cedarville Hall Landscape, open space and trees Elms House Dye House

Elm View Pitfield There is little relationship or reference between the old village and the landscape of the surrounding Croft 79.6m Testwood area, which has undergone massive levels of estate development over the last ten years. Only Fairview at the south eastern edge of the conservation area is there a sense of the rural landscape and Paddock House Denbury setting. Here some of the historic buildings have a backdrop of ﬁelds.

The churchyard is the main area of open space within the village. This is contained within stone El boundary walls and is largely screened from view by several cottages built into the boundary. The Track Map Key

ELMSIDE churchyard includes some evergreen trees. (Photo 8) Area of potential archaeologicalTank There are several private gardens that contribute glimpses of green space and trees within the interest Little Knowle conservation area for example at the Old Rectory and the Dye House.

There are a few important individual mature trees, (Photo 9) and some that have not yet reached FB Bryn Hyfryd maturity but already contribute to the appearance of the conservation area. These are marked on Plan 7.

Area of Potential Pond Archaeological Interest 1:2500

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey OLD JAYCROFT 7. Reminder of agricultural character End Bradculm The Old School Monkton Redgate Harpitt Cottage Redgate Pump Whitegate

PO St Mary's Church Culm TOWNLANDS Meadowcroft

Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House

Elm View Pitfield

Croft Testwood Fairview Paddock House 8. Churchyard Denbury

El Track Map Key

ELMSIDE Conservation Area Tank Visually Important Little Knowle Spaces

TPO Trees FB Bryn Hyfryd Other Important Trees

Landscape and Pond 9. Important Tree Important Trees 1:2500

BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate Harpitt Cottage Redgate Pump Whitegate

PO St Mary's Church Culm TOWNLANDS Meadowcroft

Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House

Elm View Pitfield

Croft Testwood Fairview Paddock House Denbury

El Track Map Key

ELMSIDE Conservation Area Tank Visually Important Little Knowle Spaces

TPO Trees FB Bryn Hyfryd Other Important Trees

Landscape and Pond Important Trees 1:2500

APPEARANCE

Along the main road the buildings mainly comprise two-storey development of modest historic terraced cottages that closely follow the line of the main road and larger two storey properties set back behind gardens enclosed by low walls and railings. Along the lanes away from the main road there are more substantial detached and semi detached buildings standing in large gardens often screened by high stone or rendered boundary walls.

Modern properties such as those to the southwest of Pitﬁeld House, do not reﬂect the styles or materials of the buildings typical of the old village.

Apart from a small area of rough cobbles to the front of the cottages including the Post Ofﬁce there are no footways within the conservation area.

The conservation area beneﬁts from the lack of yellow lines and related parking restriction signage. The absence of road markings and trafﬁc signs contributes to the rural character of the old village.

Important views in to and out of the conservation area are shown on Plan 8.

Building materials, ornamentation and street furniture

Most of the older domestic buildings are cob with either slate or thatched roofs. The church is stone and slate.

Cottages have 2 or 3 light casement windows whilst the larger more formal Georgian or Victorian properties have vertical sliding sashes. Most of the unlisted cottages have replaced their traditional wooden windows with uPVC or aluminium windows that display only a passing resemblance to the originals. The contrast in appearance in the case of the Old Verbeer Cottages is striking (see old photo on front cover and photo 12).

Features of special importance

The Willand War Memorial dating from 1919 stands within the churchyard close to the east gate. This small granite obelisk is an important focal point within the churchyard. (Photo 10)

There are several important boundary walls and railings throughout the village that make a positive contribution to the appearance of the conservation area. (Photo 11)

Although in need of some repair, the area of cobbles fronting part of the row of Verbeer Cottages, is an attractive historic feature. (Photo 12)

The plaque of 1844 displayed on the old National School buildings is an important historic feature as is the plaque for ‘John Chick, Licensed Dealer’ over the door of Chick Cottage.

A traditional direction sign stands in the village centre.

These features are marked on Plan 8. Plan 8 Play Area Features of Special Importance Sub Sta BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate 3 2 Harpitt Cottage Redgate Pump Whitegate 1 PO St Mary's Church Culm TOWNLANDS 10. War memorial Meadowcroft 4 Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House Map Key Elm View Pitfield Croft 79.6m Conservation Area Testwood Fairview 1 Paddock House War Memorial Denbury 2 Direction Sign

3 National School Plaque El Track 4 Plaque on Chick Cottage ELMSIDE Cob Walls Tank Stone Walls Little Knowle Brick Walls 11. Boundary walls Railings FB Bryn Hyfryd Cobbles

Important Views within, into and out of the area Features of Pond 12. Cobbled frontage Special Importance 1:2500 This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office c Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Mid Devon District Council. Licence number 100022292 (2005). Plan 8 Play Area Sub Sta

BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Rectory Coombe Court Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate 3 2 Harpitt Cottage Redgate Pump Whitegate 1 PO St Mary's Church Culm TOWNLANDS Meadowcroft 4 Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House Map Key Elm View Pitfield Croft 79.6m Conservation Area Testwood Fairview 1 Paddock House War Memorial Denbury 2 Direction Sign

3 National School Plaque El Track 4 Plaque on Chick Cottage ELMSIDE Cob Walls Tank Stone Walls Little Knowle Brick Walls

Railings FB Bryn Hyfryd Cobbles

Important Views within, into and out of the area Features of Pond Special Importance 1:2500 This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office c Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Mid Devon District Council. Licence number 100022292 (2005). Important unlisted buildings

There are several unlisted buildings in the village with historic or architectural interest including the Post Ofﬁce and row of cottages, the old National School premises and the old rectory. Whilst a large proportion of these older unlisted properties have had uPVC or aluminium replacement windows, most still make an important positive contribution to the historic character and appearance of the conservation area.

These are shown on Plan 9. Important Unlisted Buildings

13. Old Way and Pump Cottage

14. The Old Rectory

15. Post Ofﬁce Plan 9 Play Area Sub Sta

BEECH DRIVE

JAYCROFT

BRAMLEY Shelter CLOSE

RECTORY Clyst WEBBERS Crest Firs Coombe Farm Hall Little Venn

Coombe Court Coombe Rectory Rectory Claygate Beaufoy Hennessey End OLD JAYCROFT

Bradculm The Old School Monkton Redgate Harpitt Cottage Redgate Pump Whitegate

PO St Mary's Church Culm TOWNLANDS Meadowcroft

Brenbat Park ROWES Ivy Cottage Carr Field Hall Cedarville Elms House Dye House

Elm View Pitfield

Croft Testwood Fairview Paddock House Denbury

El Track Map Key

ELMSIDE Conservation Area Tank Important Unlisted Little Knowle Buildings

FB Bryn Hyfryd

Pond Important Unlisted Buildings 1:2500

Devon Record Ofﬁce for access to and copy of Willand Tithe Map

Westcountry Studies Library for access to and copies of OS map 1889

Willand History Group/ James Morrison for document on Willand’s history and for the loan of pictorial material.

Devon County Council's Historic Environment Record APPENDIX 1

PLANNING CONTROLS IN CONSERVATION AREAS

1. Extensions to Dwellings

The size of extension that may be constructed without the need for planning permission (permitted development) is reduced to 10% or 50 cubic metres (whichever is the greater) compared with the usual 15% or 70 cubic metres. Any outbuildings over 10 cubic metres, built, altered or improved is likely to count against the permitted development allowance.

2. Cladding of dwelling house exterior

No part of the exterior of a dwelling house can be clad in stone, artiﬁcial stone, timber, plastic or tiles without planning permission from the Local Planning Authority.

3. Alterations to the roof of a dwelling house.

Planning permission must be obtained for any material alterations to the shape of a roof e.g. construction of a dormer.

4. Microwave antennae (satellite dishes)

Subject to certain limitations the installation of up to two microwave antennae is permitted development on a dwelling house in a Conservation Area. However, no antenna should be placed on either a wall or roof slope fronting a highway including any footpath. No part of an antenna should project above the highest part of the roof, nor should it be attached to a chimney, nor to a building over 15 metres high. In all cases it must be sited to minimise its visual impact and must be removed when no longer required. If any of the criteria are not met then planning permission is required. There are limitations on the size of antennae that may be installed. Where 2 antennae are installed one must not exceed 100 cms length and the second must not exceed 60 cms length. For buildings over 15 metres high and buildings other than dwelling houses other restrictions apply. For further information you are advised on contact the Planning Department.

5. Extensions to Industrial & Warehouse Buildings

The permitted development allowance for extensions to this type of building in a Conservation Area is limited to 10% or 500 square metres.

6. Display

Advertisements are subject to separate control that deﬁnes which adverts have deemed consent and therefore do not require Advertisement Consent. The display of advertisements in Conservation Areas are subject to additional restrictions on tethered balloons, illuminated signs in retail parks and business premises, ﬂags displayed by housebuilders and advert hoardings around building sites.

7. Demolition

Listed buildings both inside and outside Conservation Areas require Listed Buildings Consent for any works of demolition. Unlisted buildings or structures inside Conservation Areas have some restrictions on demolition, e.g. total or substantial demolition of any building over 115 cubic metres requires Conservation Area Consent as does demolition of any wall over 1 metre high facing a highway, waterway or open space or any wall over 2 metres high elsewhere. Any pre 1914 agricultural building in a Conservation Area is protected against demolition.

8. Trees

Six weeks notice of intention is required for any cutting down, topping, lopping or uprooting of most trees in a Conservation Area. There are some exceptions for example, where it is a tree covered by a Tree Pres- ervation Order and consent for the work has been given by the Planning Authority, where work is carried out by statutory undertakers or where the works have been effectively approved by planning permission to carry out development.

The six weeks notice allows the Authority to consider whether or not to make a Tree Preservation Order in the interests of amenity. APPENDIX 2 POLICIES APPLICABLE WITHIN CONSERVATION AREAS

Mid Devon Local Plan First Alteration

S5 - General development requirements

Developments will be permitted provided they meet the following criteria in addition to any other Development Plan policies which apply;

I) In the case of developments with a signiﬁcant impact on travel, they are located where the majority of trips involved can be undertaken without use of the private car; and

II) local roads have sufﬁcient capacity to cater safely for additional road trafﬁc arising; and

III) the operation of the site, including any additional road trafﬁc arising, will not be detrimental to the amenity, health or safety of nearby occupants or the wider environment through noise, smell, dust, glare, light pollution, heat, vibration, fumes or other forms of pollution or nuisance; and

IV) the health, safety or amenity of any occupants or users of the proposed development will not be harmed by any pollution arising from another existing or committed use; and

V) they are located without harm to the historic interest, appearance and character of any affected landscape, settlement, building or street scene; and VI) they are located without loss to open spaces important to the character of the area; and

VII) the proposal will not lead to harm to protected wildlife species or their habitats or lead to an overall decrease in biodiversity and where possible increases biodiversity; and

VIII) the safety of any occupants or users will not be at risk from ground instability or land contamination; and

IX) the site will be served by utility services and other infrastructure necessary for the development proposed. S6 - Design of new development

Development will be permitted provided that a coherent approach to the overall design is adopted, including building designs, siting, scale, height, massing, layout, colour, materials, landscaping, open spaces, circulation routes and access arrangements, which;

I) respect and enhance the distinctive historic, landscape and settlement character of the locality, taking account of locally important features, vistas, panoramas, skylines, street patterns, buildings, groups of buildings, open spaces and their interrelationships; and

II) minimise the inﬂuence of the car in the public environment; and

III) allow sufﬁcient privacy and avoid overshadowing of existing and proposed uses; and

IV) provide safe and convenient access for pedestrians, cyclists and users of public transport into and within the site and ensure safe access for other vehicles expected; and

V) meet the access needs of people with mobility problems both around the site and between the buildings proposed, and

VI) incorporate measures to minimise the opportunity for crime, compatible with the need to create an attractive and sustainable layout; and

VII) Make the maximum effective use of land with the highest standards of design, achieving densities in housing provision which accord with policy H3; and

VIII) ensure public and private spaces are clearly deﬁned and well related and easily accessible to those they are intended to serve; and

IX) include public art to improve the quality and interest of the environment where there are suitable public locations; and

X) is ﬂexible and adaptable to alternative uses as far as possible; and

XI) safeguard water quality and availability creating where appropriate water related habitats; and

XII) incorporate energy and water conservation elements including active and passive use of renewable energy sources; and

XIII) incorporate existing site features of environmental importance; and

XIV) reinforce any nature conservation interest of the site; and

XV) minimise the creation of waste in construction, incorporating recycled and waste materials; and

XVI) minimise adverse impacts on the environment, and existing land uses likely to be affected; and

XVII) include facilities to encourage recycling; and

XVIII) provide for appropriate access for emergency vehicles throughout the site; and

XIX) allow for continued maintenance and repair of essential infrastructure

Where a proposed development is of an exceptionally high quality, of small scale or where it would be inappropriate to require certain services or facilities and rigid adherence to a criteria would diminish the quality of development or render the scheme impossible, then the Council may relax some criteria for that particular proposal. ENV5 - Nationally Important Archaeological Sites

Development will not be permitted where it would harm nationally important archaeological sites, including Scheduled Ancient Monuments, or their settings.

Where development is allowed that could affect nationally important remains and/or their settings there is a strong presumption in favour of preservation in situ.

ENV6 - Sites of Regional or County Signiﬁcance

Development will not be permitted where it would harm archaeological sites of regional or county signiﬁcance, and/or their settings, unless the need for the proposal outweighs the damage to the archaeological interest of the site and its setting. Where development is allowed that could affect archaeological sites of regional or county signiﬁcance, and/or their settings, there is a presumption in favour of preservation in situ. Where it is considered that the remains do not merit preservation in situ, preservation by record will be required.

ENV7 - Archaeological Investigation

Development will not be permitted

I) within deﬁned Conservation Areas; or

II) on sites elsewhere which contain or are likely to contain remains of archaeological signiﬁcance;

unless the archaeological importance of the site is understood. Where current knowledge is insufﬁcient to make such an assessment, development will not be permitted until the archaeological importance of the site has been determined through assessment and for evaluation.

ENV8 - Buildings of special architectural or historic interest

The change of use, alteration or extension of a listed building will only be permitted if:

I) it preserves the special interest of the building, its features of architectural or historic interest and its setting; and

II) the proposed use encourages the appropriate maintenance, repair or preservation of the building or the area generally; and

III) any alteration or extension does not dominate or adversely affect the building through form, height or materials; and

IV) the design, materials and building methods used are sympathetic to the age, character and appearance of the building; and

V) any subdivision of a garden or other open space that is important to the character or setting of the building does not have a detrimental impact on the building.

The provision of car parking within the curtilage of a listed building will not be permitted unless the setting is preserved. ENV9 - Demolition of Listed Buildings

Development involving the demolition of all or a substantial part of a listed building will not be permitted.

ENV11 - Conservation Areas

Development within or affecting a conservation area will only be permitted where it would preserve or enhance the appearance or character of the conservation area.

ENV12 - Demolition of Unlisted Buildings in Conservation Areas

Proposals that involve the demolition of all or a substantial part of an unlisted building which makes a positive contribution to a conservation area will not be permitted Unless;

I) there is clear and convincing evidence that all reasonable efforts have been made to sustain the existing use or ﬁnd a viable new use and these efforts have failed; and

II) preservation in some form of charitable or community ownership is not possible or suitable; or

III) redevelopment would produce substantial beneﬁts for the community which would decisively outweigh the loss resulting from demolition.

An acceptable replacement must be secured and committed before demolition works commence.

ENV13 - Environmental Enhancements

Works of environmental enhancement are proposed, as identiﬁed on the proposals map.