Queen Charlton Conservation Area Draft Character Appraisal and Management Plan May 2017

This is a draft text. It does not yet contain the conservation area boundaries, to control final maps and images. A sample map of the development proposals and to avoid doubt. conservation area, including suggested Area 5 - Garden areas at Bucket Willow and additions to the boundary is included. There Yew Tree Barn. are no areas recommended for exclusion from (as explained in Area 4 above) the conservation area. Area 6 - Appleacre at the end of the lane leading north east from the village centre. Preface A modern house of traditional design This document provides a draft conservation prominently located on the skyline in views area character appraisal and management from Stockwood Vale. Any further plan for consultation. Queen Charlton is development of the property would require already a designated conservation area, but particularly sensitive design control to avoid harming the view or the setting of this part of some additions to the boundary are the conservation area. recommended as follows, and as indicated on the Proposed Boundary Changes Map. Area 7 - Land on the east side of the village, comprising the rear gardens of properties Although the appraisal is written to backing on to Stockwood Vale to the east, correspond with the proposed boundary including Hayfield Barn, Monks Court, changes these are subject to this consultation Oldfield Barn and Church View Barn, and final agreement. together with Ivy Cottage and Orchard Cottages. Proposed additions to the conservation area: The rear gardens fall within views of the Area 1 - The group of farm buildings on the conservation area from the surrounding periphery of the village at Home Farm. countryside landscape of Stockwood Vale, and contribute to its setting. The existing Area 2 - Farm buildings on the periphery of boundary cuts through these gardens and the village at Manor Farm. does not follow the physical boundaries. Best practice requires recognition of physical Area 3 - The group of farm buildings on the boundaries when preparing conservation area periphery of the village at Ford’s Farm. boundaries, to control development proposals and to avoid doubt. Should any of these sites be proposed for future development it will be important to Ivy Cottage on Queen Charlton Lane is ensure that they have the protection offered probably early C20. It is prominently viewed by conservation area status, particularly on on the entrance to the conservation area from the design, siting and layout. the south east on Queen Charlton Lane and has an important visual role as a ‘gateway’ Area 4 - Garden areas at Eastwood Barn and feature. Pennhill Farm. Orchard Cottages is a terrace of four post-war The rear gardens fall within views of the council houses which visually contribute to conservation area from the surrounding the built form of the village. Any future countryside landscape and contribute to its development could harm local character setting. The existing boundary cuts through unless sensitively controlled. them and does not follow the physical boundaries. Best practice requires recognition of physical boundaries when preparing

Contents

1.0 Queen Charlton Conservation Area 7.4 Control of new development 1.1 Introduction 7.5 Buildings 1.2 Context 7.6 Possible enhancements 1.3 Summary of key characteristics 1.4 Summary of key recommendations 8.0 Monitoring and review 1.5 Conservation area designation 1.6 Community involvement Appendices 1 National and local planning policy 2.0 Landscape setting 2 Further reading 2.1 Surrounding countryside 3 Glossary 2.2 Topography and geology 4 Contact details 2.3 Relationship with the surroundings 5 Illustrations (to follow)

3.0 Archaeology and historic development

4.0 Spatial analysis

4.1 Layout and road pattern

4.2 Open space, trees and landscape

4.3 Focal points, focal buildings, views and vistas

4.4 Boundary treatments

4.5 Public realm All maps are reproduced from the Ordnance

Survey mapping with the permission of the 5.0 Buildings of the conservation area Controller of Her Majesty's Stationery Office © 5.1 Local character Crown Copyright. Unauthorised reproduction 5.2 Listed buildings infringes Crown copyright and may lead to 5.3 Positive buildings/undesignated Heritage prosecution or civil proceedings. Licence assets number 100023334 5.4 Building types

5.5 Building styles, materials and colours

6.0 Issues 6.1 Summary of issues

7.0 Management proposals 7.1 Issues and recommendations: 7.2 Landscape setting

7.3 Traffic, pedestrian movement and parking

1.0 Queen Charlton Conservation Area 1.2 Context

1.1 Introduction Queen Charlton is located in the west part of the area covered by Bath and North The conservation area includes the East Somerset Council. It is in the Green historic settlement of Queen Charlton Belt and the historic village is a designated which was identified as being of special conservation area, surrounded by open architectural and historic interest and countryside. The village is in the parish of designated as a conservation area on 2nd Compton Dando to the south of October 1985. It currently covers 7 Keynsham, between Bath and Bristol. The hectares and the existing and proposed parish consists of five separate villages or boundary is shown on the Proposed hamlets: Burnett, Chewton Keynsham, Boundary Changes Map. The conservation Compton Dando, Queen Charlton and area contains 18 entries on the National Woollard (east). Heritage List for England, and one Scheduled Ancient Monument. The extent and built form of Queen Charlton has survived almost unaltered Under the Town and Country Planning since the late C19 when it had 31 houses legislation the Council has a duty to and 141 residents in 1872 (Source: John preserve and enhance the character and Marius Wilson’s Imperial Gazateer of appearance of a conservation area in England and Wales). In 2010 there were exercising its planning powers, and to 33 houses, and a total of 85 residents periodically re-appraise its boundaries. (Source: Compton Dando Parish Plan), This provides a consistent and sound basis confirming the lack of change and growth on which planning and other applications to the village envelope during that period. are determined in the area. Today most inhabitants commute to work As part of this process local planning in Bath, Bristol, Keynsham or further authorities are encouraged to carry out afield, and a small but increasing number character appraisals of its conservation of self-employed people work from home areas. An appraisal identifies features in a variety of businesses. which contribute toward the special interest and character of the area and 1.3 Summary of key characteristics those that detract from it. This enables local residents to participate in identifying This character appraisal concludes that features which are of particular value to key positive characteristics of the them and to the special character of their conservation area contributing to its high area, and provides a base upon which to significance are:- develop management proposals for preservation and enhancement.  Unusually well-preserved historic nucleated village astride ancient road This document therefore seeks to: and footpath routes, with compact  Define the special interest of the boundaries surviving largely intact Queen Charlton Conservation Area since the late C19 and identify the issues which threaten  Attractive rural landscape setting and the special qualities of the topography, with long vistas into and conservation area in the form of the out of the village to and from character appraisal Stockwood Vale on the north and east  Provide guidelines to prevent harm sides of the boundary and achieve enhancement in the form  Surviving remnants of the surrounding of the management proposals medieval field pattern

 The Parish Church of St Margaret  Buildings which make a positive together with Manor House, Tolzey contribution will be protected from House and the village green which demolition. Demolition will only be represent early settlement and act as considered if a high quality focal point in the conservation area replacement scheme has been agreed  Early road and track pattern lined  Seek appropriate restoration and re- with distinct stone boundary walls use of the listed telephone kiosk and vernacular and more prestigious historic buildings 1.5 Conservation area designation  Boundaries typically enclosed by stone walls and/or hedging and Conservation areas are designated under the planting provisions of Section 69 of the Planning  Consistent use of local building (Listed Buildings and Conservation Areas) Act materials, primarily lias stone, lime 1990, which places a statutory duty on local based mortars and clay pantiles planning authorities to determine which parts  Mainly residential and agricultural of their area are areas of special architectural uses, but also a parish church and or historic interest. A conservation area is village hall defined as: ‘…an area of special architectural  Road surfaces shared with or historic interest, the character or pedestrians, with grass verges appearance of which it is desirable to preserve adjoining them or enhance’.  Townscape largely unaffected by modern street furniture or highway The quality and interest of the area as a development whole, rather than individual buildings, is the  Verdant mature trees and greenery main consideration when designating such  Important green open spaces in the areas. village, reinforcing the spacious low density and rural qualities of the Conservation area designation introduces conservation area controls over:  The way owners can alter or develop 1.4 Summary of key recommendations their properties. These include the requirement in legislation and  The setting of the conservation area national planning policies to preserve should be protected and/or enhance and for local planning  Important key views within, from and authorities to pay special attention to towards the conservation area should the desirability of preserving or be protected enhancing the character or  Potential traffic calming measures on appearance of the area in their local Queen Charlton Lane should be planning policies. considered  Control over demolition of most  New development should preserve or unlisted buildings/structures enhance the existing built character  Control over works to trees and appearance and recognise  Types of advertisements that can be existing density, including the displayed with ‘deemed consent’ important contribution made by  Types and size of development which private gardens. can be carried out without the need  Historic buildings should retain for planning permission (permitted original characteristics and traditional development rights) features, and avoid introduction of artificial materials and architectural Designation provides the basis for detail applying national and local policies

designed to preserve or enhance all Setting is defined in the National Planning aspects of character or appearance that Policy Framework as “The surroundings in define the special interest of a which a heritage asset is experienced. Its conservation area. extent is not fixed and may change as the asset and its surroundings evolve. Elements of Section 71 of the 1990 Act requires the local a setting may make a positive or negative planning authority to publish proposals for contribution to the significance of the asset, the preservation and enhancement of may affect the ability to appreciate that conservation areas and an appraisal provides significance or may be neutral”. the means for this. Section 72 requires that, in considering applications for development in a Queen Charlton Conservation Area is located conservation area, special attention shall be on the edge of a limestone plateau. To the paid to the desirability of preserving or south and west it is bounded by the plateau enhancing the character of that area. with low rolling hills and valleys containing mature trees and hedge rows. The adjoining Conservation area appraisals are considered more visually open landscape of Stockwood by Historic England to be vital to the Vale to the north and east is dominated by conservation of these special areas. The the steeply sloping narrow valley next to the content of this statement is based on the village where two stream tributaries merge, suggested approach set out by Historic before flowing into the River Avon. The lower England. more ‘intimate’ part of the valley is rich in mature trees and vegetation. 1.6 Community involvement This is typical of the landscape north of the Public support and involvement is essential to Mendip Hills, with gently sloping land near the the successful management of conservation farmstead for dairy grazing, wetter valley areas. floors for hay production, steeper land on the valley sides and the limestone plateau for This document was initially drafted following sheep or arable crops. a meeting with representatives from Compton Dando Parish Council and the local Ward Most surrounding fields are of small to Councillor in July 2016, when the extent of the medium size and radiate out from the village. conservation area boundary was discussed Field boundaries are a mix of dry stone together with the main problems and issues walling, wire fencing and hedgerows, rich in facing the local community. wildlife. The sensitive landscapes of Stockwood Vale to the north and east of the After the meeting an initial draft was village and its limestone plateau positioning prepared which was agreed in principle by the are identified in the Council’s Rural Parish Council in September 2016 for this Landscapes of Bath and North East Somerset: public consultation. Following this period of A Landscape Character Assessment, which public consultation amendments will be made was adopted as Supplementary Planning and the final draft will be produced, including Guidance in 2003. illustrations, for formal adoption by bath and North East Somerset Council. Considerable importance and weight must therefore be given to this sensitive landscape 2.0 Landscape setting setting of the conservation area in the consideration of any development proposals 2.1 Surrounding countryside that may affect or harm it.

2.2 Topography and geology

The villages in Compton Dando Parish lie along the valley floor of the River Chew, a Orchard Cottages on the southern approach tributary of the River Avon, and on the ridges to the conservation area and close to the above the valley. Queen Charlton is set on the boundary is a short terrace of post-war local ridge of the Dundry Plateau adjoining the authority housing. It has low architectural steeply sloping valley of Stockwood Vale to significance but contributes to the the north and west. recognisable built form of Queen Charlton. Any future development of the site or The main rock formation in the area is the properties could result in visual impact and Marcia Mudstones, which occupy most of the intrusion on local character. Including it in the valley floor and sides, originating in the conservation area as proposed introduces Triassic desert basins. Lias limestone of the greater design control of any future Jurassic period is found on the higher ground redevelopment to avoid harming the with the Lias Limestone of the neighbouring appearance or setting of this part of the Hicks Gate and Dundry Plateau areas. The conservation area. The same principle applies other main formation within the area is the to the groups of farm buildings on the Panarth Group which consists of a band of surrounding edges of the conservation area clays and shale between the Lias Limestone which it is proposed should now be included and the Mercia Mudstones. Alluvium is found within the boundary in the Chew Valley floor in a narrow band beside the tributaries that flow through the There is one long distance view of the Bristol valleys. urban area which is in close proximity, looking north from the village along Stockwood Vale. The soils across the area are clayey. With the Increased urban pressures are most recently valleys over the Mercia Mudstones they are evident in the use of local fields as horse reddish in colour and slowly permeable, paddocks with associated features such as favouring grassland. Over limestone on the post and rail fencing and field shelters. upper slopes, including Queen Charlton, they are shallow and better drained, more suited A network of footpaths crosses and follows to cereal crops and grassland. the valleys in the surrounding countryside, including those linking Whitchurch and The rural landscape setting of the Charlton Bottom with Keynsham and Queen conservation area makes an important Charlton. This includes the ancient route of contribution to its significance. The visual the Priest’s Path leading from the village to attributes of this setting primarily derive from Whitchurch. The local network of rights of the topography and geology which also form way is well used by visiting ramblers and the important views of the village on the villagers alike skyline when viewed from Stockwood Vale. These paths provide important views of the 2.3 Relationship with the surroundings historic village and reinforce the important value of its landscape setting and the physical, The conservation area is in close proximity to visual and historic relationship with it. both Keynsham and Whitchurch on the urban edge of Bristol, but maintains a distinctly rural 3.0 Archaeology and historic development character, that of a nucleated village in an open countryside setting. Traffic levels and Queen Charlton has Saxon origins and its speeds at peak times of the day intrude on name is reputed to have come from the Saxon the tranquillity of the village. Despite this, it word ‘ceorl’ or ‘free man’, meaning maintains an attractive ‘isolated’ character ‘settlement of the Ceorls’. The village was not and setting away from the adjacent urban named in the Domesday Book but was areas. recorded in 1291 as Cheleton, and later as

Charlton. It was an estate of the nearby who is alleged to have passed through the Keynsham Abbey from c1170 to c1486, and village on her way to Bristol in 1573. the now Parish Church of St Margaret To the south west of the church is Queen originated as a daughter chapel of the Charlton Manor House which is grade II* mother-church in the late C12. listed and of C16 origins, with C18, C19 and later extensions and alterations. Its C19 quasi- Origins of the grade II listed Norman gateway monastic walled Italianate garden is opposite Manor House are uncertain, but recognised as a locally registered garden. descriptions from the late C18 onwards refer to it as the entrance to (Keynsham Abbey) Historically the village was not always wealthy Abbot’s Court House. The Court House and was therefore exempt from many taxes appears to have been demolished around the during the C16. It was however much late C18/early C19. Pevsner suggests that the respected locally as a healthy place to live, gateway might originally have been the south and during the mid C14 Bristol plagues door of the parish church. wealthy people would stay there.

The village is located on a historic road route. The village developed over the centuries, The partly surviving field pattern radiating out primarily as a rural farming community. Tolzey from and around the village represent late Cottage facing the green is listed as C17, but mediaeval smaller enclosures for stock or may have C16 origins (need to see inside). It is orcharding. Villagers would have held strips of reputed to be one of the earliest buildings in land in the open fields. Later enclosures of Queen Charlton and was probably the largest larger scale beyond have a more open field house in the village at that time. Its name pattern. Enclosure appears to have taken suggests an administrative role, including place in a variety of ways and at different collection of fair tolls, appropriate to a chief times. house or Court House of a township of an Abbey manor rather than a manor house. The stone village cross located on the green is listed as being late-mediaeval and scheduled None of the domestic early mediaeval village as an ancient monument. It was moved to its buildings survive today, and most now present position in 1897 to celebrate Queen standing in the conservation area date from Victoria’ Diamond Jubilee from the road the C17 – C19, during a period of agricultural junction just south west of the village, but prosperity. The buildings adjoin the lanes, may have been originally located opposite the tracks and footpaths and present a largely church. The construction date of the present unspoilt range of C17 - C19 century domestic structure may actually be late C19, but this is architecture with unifying white lias limestone unconfirmed. walls and clay roof pantiles.

The grade II* listed Parish Church of St In 1769, Vickris Dickinson, a rich merchant Margaret has late C12 Norman origins as from Chew Magna bought the village and previously described, with later C13 and C15 moved into Manor House. He later alterations. It was restored in 1859-61. remodelled the parish church.

The manor and parish of Charlton became Coal mining operated during the C18 in known as Queen Charlton in the C16, either nearby local fields closer to Keynsham, from the ownership of Queen Catherine Parr primarily providing coal for Bristol. There was when the estate was given to her by King also local stone quarrying from that period Henry VIII following the dissolution of the which continued to more recent times. Farm monasteries (Keynsham Abbey was dissolved traction engines and steam rollers would have in 1539), or possibly that of Queen Elizabeth I brought the influence of ‘industrial’

agricultural practices into the village during character for the whole of the conservation the C19/early C20. area.

The architecturally distinct village school and There are no footpaths in the village. Most of school house were constructed c1847 and it the roads, lanes and tracks, including Queen was during the C19 that the large farms in the Charlton Lane have green verges, some on village made full use of their close proximity both sides. to Bristol, supplying milk, hay and straw for the city. The 1841 census records the There are two road entry points to the occupation of the great majority of the village conservation area on Queen Charlton Lane. population as agricultural labourers, farmers On its approach from the south west there is a and servants. Nearby Keynsham was most chicane in the road designed to slow traffic probably relied on for local services. speeds. A give-way sign signifies the approach from the south east. The village is unusual in having been owned by an Italian count from the famous Chigi Un-named lanes, tracks and paths radiate out family of Florence and Sienna up to the from the green to the north, east and west, 1960’s. leading to the surrounding countryside and landscape. Most have grass verges of varying Continuous historic estate ownership has width which add to the local distinctiveness of assisted in ensuring the preservation of the the village. historic appearance and character of buildings which are largely unaltered by modern The village green and cross lie at the core. interventions such as plastic windows and They are privately owned and maintained and doors and artificial roof tiles. have high visual value. Listed buildings are grouped around the green, and form an The attractive compact nucleated form of the attractive back-drop to this important central village and its rural landscape setting has space in the village. survived largely unaltered for over a century. It has avoided peripheral modern housing The triangular area set back from the road estate development apart from Orchard opposite Monks Court, backing on to the high Cottages, a short terrace of post-war council stone garden wall of Manor House forms a housing built on the southern approach to the further distinctive green space in the village. conservation area.

Today many of the former farm buildings are There is a consistently low density of buildings converted to residential use, mostly in the throughout the village. Most private late C20/earlyC21. One modern detached properties have large gardens to the front property of traditional design has been and/or rear, or completely surrounding them. constructed on the periphery, at Appleacre. Manor House has a large walled garden area to the south of the listed building which is 4.0 Spatial analysis included on the Local Register of Parks and Gardens. 4.1 Layout and road pattern A distinct local feature is the groupings of The principal spatial feature of the mainly modern steel framed agricultural conservation area is its compact historic buildings on the village edge, many of large nucleated plan form, centred on the village scale footprint and bulk at Manor Farm, Home green. Together with buildings fronting the Farm and Ford’s Farm. lanes and spaces this creates one discernible

4.2 Open spaces, trees and landscape The most visually significant trees are the magnificent mature specimens which are The most visually significant open space in the located in and about the churchyard and can village is the privately owned central green, as be seen from various viewpoints within the described above. conservation area. There are no Tree Preservation Orders covering these individual Elsewhere, the large grassed private garden trees or groups of trees, but works to them space for Manor Farmhouse, set behind the require ‘notifying’ the local planning authority Norman gateway and stone walling on the because they are in the conservation area. opposite side of the road to Manor House is clearly visible. It positively contributes to the 4.3 Focal points, focal buildings, views and setting of this part of the conservation area vistas and to that of the listed Manor House and provides a significant visual green gap in the Focal points village street scene. Due to the informal rural character of the conservation area there are no ‘planned’ focal By contrast the enclosed space of the points within the village. churchyard provides a tranquil environment and escape from traffic passing through the The village green and cross, together with the village. backdrop of historic buildings form the key focal point in the village. Its edge adjoining The value of the grassed set-back area on the group of historic buildings, including Queen Charlton Lane enclosed by the Tolzey House, is defined by traditional low dramatically high stone garden wall of Manor white painted timber posts, linked by chains. House, south of the church, has previously Visually this green space combines with the been recognised. grassed triangular shaped traffic island at the adjoining road junction. The well-maintained A further distinct open space is the grassed historic cast iron finger post on the traffic area at the front of the village hall, formerly island adds further distinctiveness to this focal the school playground. Its pleasing point. proportions and appearance provide an attractive and well-kept public setting for the The combination of the church tower and the listed building. high mature trees in and about it provide a significant focal point in the village worthy of Gardens within the village also create visually protection. significant spaces. They are an important element of the setting of the conservation Approaching the village from the south west, area, particularly front gardens in the public the view of Manor House rising above its realm and where they provide visual gaps garden wall, combined with the stand-alone between buildings, adding to the loose-knit Norman gateway on the opposite side of the and low density local character. The road creates a further focal point. abundance of planting is highly significant, much of it in the summer months of the Arrival in the village from the south east is traditional ‘cottage garden’ type. visually marked by the properties on the north east side of the road from Orchard Many of the gardens also contain large Cottages onwards, and on the other side by mature trees which project into the street the green set-back area, enclosed by the scene and make a significant visual dramatically high stone garden wall of Manor contribution to local character and House. appearance.

Focal buildings Key focal buildings in the conservation area Key viewpoint 2: approaching the village from both listed and non-listed include: the south east  Parish Church of St Margaret  The Manor House Queen Charlton Lane slopes gently down  Tolzey House towards the north west with the attractive  Rose Cottage and The Gables view framed by high green banks, vegetation  Manor Farmhouse and its group of and trees. historic farm buildings  Fords Farmhouse (and cottage) Key viewpoint 3: looking south across the  The village hall village green  The village cross  The Norman gateway View south from the lane leading to Manor Farm, focussing on the historic church tower  Post box and telephone box which landmark and the large churchyard trees. group together

Key viewpoint 4: looking south across the Key views and vistas village green The attractive views within the conservation area are contributed to by the consistent use View south from the lane leading past the of limestone and clay pantile for building east side of Tolzey House, focussing on the materials, enclosure and framing of views by historic church tower and the large buildings and trees, and the distinct stone churchyard trees. walling and vegetation.

Key viewpoints 5: important views of the Views to and from the conservation area from village green historic core area from both the the surrounding countryside add to the north-east and north-west, approaching along significance of its setting. Queen Charlton Lane.

The most important views are described These views are enhanced by the backdrop of below and noted on the Conservation Area historic buildings and their front gardens. Appraisal Map, but the omission of a view does not mean it has no significance. Key viewpoint 6: rural landscape setting views

of Queen Charlton from the historic route of Views and vistas within the conservation area the Priest’s Path to the west of the village Key viewpoint 1: the progressive view on the south west approach to the village along The path then runs along the south side of Queen Charlton Lane Cross Cottage. From the path the views

include the large scale farm buildings of both The series of views start with the silhouette Manor Farm and Ford’s Farm which are view of the village from the plateau landscape clearly visible, initially on the skyline. Their at the junction of Queen Charlton lane with visual presence and impact progressively Highwall Lane and Dapwell Lane. Moving increases when approaching the conservation towards the village it then embraces area from this direction. uninterrupted views of the Manor Farm outbuildings to the north-west, the high stone In reverse, the view looking west from the wall running along the north west boundary conservation area across its attractive of Manor House and the historic building surrounding landscape setting has high itself, rising up above the front boundary wall. importance. These combined features in the view create a distinct ‘sense of arrival’ at the village from the adjoining countryside.

Lower walls are often backed by hedging or Key viewpoint(s) 7: other ‘cottage garden’ type planting, with Views of the conservation area setting looking some of the best examples facing on to the south and west from the public footpaths in village green. Other boundaries comprise Stockwood Vale stand-alone hedging, some clipped, and/or shrub planting to delineate boundaries. This is These views include the silhouette of the particularly evident at the edge of the area village on the skyline. where boundaries become more natural and hedging is more dominant. Key viewpoint 8: reverse view of viewpoints 7, Timber fencing visible from public areas is looking north and east across Stockwood Vale scarce. and the open countryside 4.5 Public realm This view is moderately harmed by the gypsy site which is visible on the horizon to the east The public realm treatment in the of the village, impacting on the landscape conservation area is simple and very low key. setting of the conservation area. There are no footpaths, and roads are generally surfaced in tarmac. This material 4.4 Boundary treatments sometimes changes to visually more informal gravelled type surfaces towards the Hedgerows provide vital wildlife corridors for perimeter, leading to the countryside and into local fauna including dormice, bats and birds. the surrounding farmyards. As previously The hedgerows in the surrounding mentioned, green verges to the roads and countryside and also within the conservation lanes are a consistent feature throughout the area make a significant contribution to this conservation area, contributing to local value, and their preservation and character. maintenance is important for the character of the area, as well as biodiversity. Use of natural stone for paving and other surface treatments is limited to private Boundaries in the village are generally properties. It is also found in small quantities restricted to coursed limestone walling and in the churchyard. natural planting, including hedging. The most visually dominant treatment is the consistent There is no street lighting, unsightly telegraph use of lias stone set in lime mortar for walling poles and wires or other such paraphernalia which vary in height throughout the area and to cause concern. make an extremely important contribution to local character. Many boundary walls act as The village notice board is well kept, and the visual and physical links between the historic cast iron finger post on the main road is buildings. They vary from rubble stone to maintained in good condition. coursed stonework. Some have the distinctive traditional ‘cock and hen’ treatment of stones The main road has a 20 mph speed limit which at their top whilst others are finished with is signed and visually denoted on the southern simple stone block copings. The wall fronting approach by the chicane arrangement, the road outside Manor House has a unique designed to slow traffic speeds. red brick coping. There are no parking restrictions, and both The stonework of walls is generally in a sound locals and visitors cars are accommodated condition and has avoided unsympathetic without causing visual harm to the character repointing. or appearance of the village.

5.0 Buildings of the conservation area

conservation area are regarded as ‘positive’ 5.1 Local character buildings which are undesignated heritage The Compton Dando Parish Plan identifies assets. They are identified in paragraph 5.2, buildings or structures in Queen Charlton and their retention and preservation plays an considered as ‘Assets of Community Value’ by important part in the character of the village. the local community as:  The village green and cross Architecturally and historically the most  The telephone kiosk and post box significant buildings are the Parish Church of  Engine House Lane from the bridge on St Margaret, Manor House and Tolzey House. Charlton Lane to Stockwood Vale (outside the conservation area) The conservation area is also characterised by  Packhorse Bridge (outside the the high number of stone boundary walls. conservation area) Constructed of the local Lias stone they vary  Village Hall from low front garden boundaries to the high  Horse trough adjacent to the farm structures around Manor House garden. All near the church (outside the stone walls are important to local character. conservation area) 5.2 Listed buildings As previously described, the most unifying element of the conservation area character Eighteen buildings in the conservation area results from the consistent use of local white are included on the National Heritage List for Lias stone and lime mortar for walling England. They are focussed on the village core together with clay pantiles for roofs. Visually, in the vicinity of the road junction, parish these natural materials complement each church and village green, and vary in period other and significantly contribute to the sense and type from the Norman archway on Queen of place. Charlton Road to the c1935 K6 type telephone kiosk adjacent to the village green. Throughout the conservation area architectural detailing and traditional The buildings are itemised below and fenestration has survived relatively intact. For identified on the Conservation Area Character example, very few properties have replaced Appraisal Map. traditional painted timber windows or doors with plastic, and many retain cast iron Grade II* rainwater goods rather than plastic  Parish Church of St Margaret (late C12 replacements. origins)  The Manor House (C16 origins) The height and scale of buildings varies from Grade II that of the grander buildings such as the  Archway (gateway) to the north of church, Manor House and The Gables to that Manor Farm House (c12) of the more humble vernacular two storey  Pair of gate piers 20m to the north of buildings, such as Ford’s Farmhouse facing on The Manor House (early c19) to the village green.  Garden wall running to east from centre and rear of The Manor House A high proportion of these buildings are listed (probably C19) and date from the main period of village  Monument to John Boulter in growth between the C17 - C19, although churchyard (early C19) closer internal inspection may reveal that  Cross on village green (mediaeval – or some have earlier origins. possible late C19 reconstruction)  Cross Cottage and Manor Farm Several of the undesignated, modest Cottage (mid/late C17) vernacular buildings throughout the  Diamond’s Cottage – (C17 and later)

 Ford’s Farmhouse (mid/late C17) List and a more detailed survey could help to  The Gables (mid/late C17) further identify and preserve their character.  Manor farmhouse (mid/late C17) Review of the National Heritage List could be  Penhill Cottage (formerly part of considered as part of such process. Ford’s Farmhouse – mid/late c17)  Rose Cottage (mid/late C17) 5.4 Building types  School Cottage (c1840) Queen Charlton Conservation Area is notable  Tolzey House (C17 or earlier) for its exceptionally high proportion of historic  Village Hall – c1840 buildings located throughout the area. These  K6 telephone box – c1935 buildings tend to be of vernacular architecture related to the agricultural past of the village. 5.3 Positive buildings/undesignated heritage The detached and linked properties together assets form recognisable groupings, for example the group of historic buildings facing on to the The most significant buildings in the village green. conservation area are listed, but there are also several other ‘positive’ buildings as The majority of historic buildings are identified below and shown on the Character associated with existing and former farms, Appraisal Map: including farmhouses, barns, stables and other outbuildings. A notable example is  The Brow – late C18/early C19 Manor Farmhouse with its group of mid C19  Pennhill Farm – mid C19 stone farm buildings built around a courtyard  Charlton House – early/mid c19 in the ‘model farm’ style popular at the time.  Model farm buildings at Manor Farm

– early/mid C19 Many of the former outbuildings including  Peartree Cottage C18 (possibly too barns and stables were converted to altered and extended?) residential use in the late C20/early C21.  Church Farmhouse - early C19 These include Eastwood Barn and Monks  Ivy Cottage – early C20 Court. Although the building forms have been retained the design of the conversion works Buildings identified as ‘positive’ will vary, but has generally compromised their original commonly they will be good examples of character so they cannot be considered as relatively unaltered historic buildings where ‘positive’ buildings. their style, detailing and building materials provides the streetscape with interest and Modern farm buildings are located on the variety. Most importantly they make a periphery of the proposed conservation area positive contribution to the special interest of boundary, which are generally large scale the conservation area. Where buildings are framed structures. heavily altered and restoration would be impractical they are excluded. Modern detached housing is limited to Appleacre and Rickyard on the eastern edge Walls can also be considered as positive of the village. The control of their design has buildings. The most significant of these in been influenced by the conservation area Queen Charlton are also protected under the location. legislation where they form listed building boundaries. The distinctive stone garden boundary wall at The Manor House is itself The former early Victorian school is now individually listed. converted for use as the Village Hall. There is no evidence of other uses in the village, These positive buildings are classified as although in the past it had a public house and ‘undesignated heritage assets.’ Such buildings would probably have had a bakery and local are considered worthy of adding to any Local

craft based uses, such as a blacksmith and others with larger glazed sections. The forge. distinctive ‘Gothik’ arched windows of Tolzey House and at the former school both 5.5 Building styles, materials and colours contribute to the visual quality and interest of the area. Fortunately a large proportion of The overall character of the historic buildings windows survive as traditional painted timber in Queen Charlton is now domestic and types, with few changed to modern plastic or vernacular, most modestly sized (one and a dark stained hardwood. Most front doors half or two storeys high) with traditionally have been retained as traditionally painted proportioned spans, pitched and gabled roofs, timber types. and many with stone chimney stacks. Roof ridge lines generally run parallel to the roads Many traditional cast iron rainwater goods and lanes. Some have dormer windows. Each survive throughout Queen Charlton, but some building is different, and some were plastic types have also been installed. previously thatched. Simple lean-to or gabled open or enclosed front porches are also 6.0 Issues typical of the area. Based on the findings of the appraisal process Exceptions to the vernacular are the negative features have been identified in the formalised C18/C19 architecture of Manor conservation area as issues. House, the monumental architecture of the church and the Victorian Gothic qualities of 6.1 Summary of issues the former school and school house, now the village hall.  The visual and physical intrusion of peak hour traffic passing through the Recognition should also be given to the village, often at speed modern large-scale portal framed farm  The need to find a new use for the buildings on the periphery of the village. redundant listed telephone phone These are less attractive but important to box, owned by the Parish Council. sustaining continued farming uses which Elsewhere, such telephone boxes contribute to local economy and character. have new innovative uses such as a community book swap, local Stone has been used in a variety of forms information point or to house a including squared and coursed rubble stone, defibrillator un-coursed rubble stone, and some ashlar for  The visual impact of some large scale window and door dressings. modern farm buildings moderately harms the appearance of the village, The orangey-brown clay pantiles are the most particularly in views from the commonly used and visually distinct roofing surrounding countryside, including material which would have been locally those looking towards the skyline produced. Many of the earlier buildings would  Concern has been raised locally have had thatched roofs, now clad in pantiles. regarding the future of the parish There are also some shallower pitch roofs clad church in natural grey slate, generally found on mid  The visual impact of the gypsy site to C19 - early C20 buildings, such as at Pennhill the east of the conservation area Farm. causes some limited harm to its setting. The high boarded entrance Windows throughout the conservation area gates to the site are an alien urban are generally vertically proportioned and feature on the Queen Charlton Lane limited to horizontal sliding sashes and side- approach, and the caravans, other hung casements, some with small panes and associated features and boundary

treatment collectively intrude on the Recommendation: landscape setting of Queen Charlton. Any new development beyond and on the edge of the conservation area boundary 7.0 Management proposals should not harm its setting. This setting will continue to be protected through the strict 7.1 Issues and recommendations enforcement of policies contained in the Development Plan. Applications for change The character appraisal has identified the which would have a detrimental effect on special positive qualities of the Queen land within or on the edges of the Charlton Conservation Are which conservation area and its setting will be contribute to its high significance and resisted. individual character. Views within and from the landscape setting The following management proposals build outside the conservation area upon the negative features which have also been identified, to provide a series of issues There are several important views within, and recommendations for improvement towards and from the conservation area, and/or change. including those looking out to the north and east across the countryside of Stockbridge Based on the negative features identified in Vale. There are also important views of the the appraisal, the following are considered to village from the surrounding landscape be the key issues for the conservation area. setting. These important views need to be protected by the careful control of proposed 7.2 Protecting the conservation area development which must seek to preserve the landscape setting special character and setting of the conservation area. Protection of the setting of Queen Charlton Conservation Area Recommendation: Views within and around the conservation The rural landscape surrounding the area, particularly from and to the surrounding conservation area is notable for its open landscape, will continue to be protected. topography, attractive fields, woodland, Proposals for new development which would hedgerows and valleys. The land beyond the impinge on these views will be resisted. village is already protected by relevant planning policies, and the land within the Any landscaping scheme that should be conservation area boundary itself has similar approved for the gypsy site to the south east policy protection. Constraints are also of the village should be fully implemented to imposed on the historic environment by mitigate the visual impact of such guidance contained in the National Planning development on important views. Policy Framework and advice published by Historic England. 7.3 Traffic, pedestrian movement and parking However, there may be potential threats from new development, particularly for new large Busy and fast moving traffic on Queen scale housing development within the setting Charlton Lane at peak periods of the conservation area, or from changes to buildings or sites which lie within it. For The road serves both local residents and other example, from redevelopment of one or more road users who use it to access the area and of the historic or modern farm building sites beyond. Some traffic moves at high speeds. on the periphery of the village. Pedestrian movement

Despite the lack of footpaths in the village, Quality of new and existing building - design pedestrian movement is unrestricted. There guidance does not appear to be any necessity to General design guidance is included in the provide footpaths which could detract from Bath and North East Somerset Development the rural character. Plan and in the NPPF. Historic England has also issued relevant best practice guidance. Parking The recommendations below provide some There is no formalised public off-street guidance on ‘good practice’ for new parking in the village but this is not development in or on the edges of the considered locally as an issue. conservation area:

Recommendation: Recommendations: Further opportunities for improving the New development in or on the edges of the impact of traffic on the village should be conservation area should respect existing plot explored with the highway authority boundaries and patterns, plot ratios and historic forms of development; 7.4 Control of new development Where backland or infill sites are being Pressure for new development developed the existing open character of private gardens should be maintained and the There is pressure for new development, and density and scale of new development should particularly new housing sites within and reflect that of the surrounding historic around the exiting settlements in Bath and environment; North East Somerset, including the Keynsham and south Bristol areas. Both are in close New development should preserve or proximity to Queen Charlton. This demand for enhance the historic grain of development new housing land needs to be balanced established by plot boundaries and existing against the equal requirement to preserve or historic buildings; enhance the conservation area and its setting. New development should not impinge on There are already policies in the Development important views within the conservation area Plan to protect all conservation areas and or views of it from outside and should be other heritage assets in the district. Constant carefully sited to minimise visual impact; vigilance is needed to ensure that new development does not occur, whether major Existing open green space should be or minor, that would adversely affect the protected from unsympathetic development special interest of the conservation area where this would have an adverse impact on and/or its setting. the spacious character of the area;

Recommendation: Innovative modern design may be appropriate Only development of the highest quality in certain cases subject to it respecting should take place in the Queen Charlton context, reflecting local built character and Conservation Area. Open spaces, including form and being of the highest possible design private gardens, should be protected from quality. Any new development is encouraged inappropriate new development, and to engage with the traditional existing built development resisted on open areas with form, reference detailing and use of local important views, short or long distance, that materials to enhance the conservation area; contribute to the special character and setting of the area. The use of traditional building materials is prevalent but unsympathetic changes to some details such as windows, doors and rainwater

goods can have a negative effect on the application to demolish a positive building will appearance of traditional buildings. therefore need to be accompanied by a Restoring and reinstating traditional and reasoned justification as to why the building appropriately detailed windows and doors cannot be retained and how any replacement enhances the character of the buildings. The structure would positively improve the use of traditional building materials such as conservation area. The owner must also have timber, lime mortars and renders as opposed made positive efforts to market the existing to plastic and cement based materials is building, or to find a suitable new use, before important in preserving the traditional any application can be determined. character and maintaining traditionally constructed buildings; Recommendation:

Boundaries without stone walling can be Applications to demolish undesignated made more secure by the use of defensive heritage assets will generally be refused. They planting which will contribute to the special should be retained as valuable features qualities of the conservation area, rather than contributing to the significance of the by the construction of high or low fences. conservation area; Where fencing is constructed it should be kept simple and of ‘rural’ appearance, such as Proposals for change to undesignated wicker panels. Standard lap-boarded fence heritage assets should not adversely affect panels lack this characteristic and detract. their architectural or historic interest;

Applications to demolish existing buildings will Undesignated heritage assets identified as be carefully considered and only replacement part of this appraisal should be included in buildings of the highest quality allowed, which any future local list. Further more detailed preserve or enhance the character and survey work could help to identify their appearance of the conservation area. significance and potential to include on the National Heritage List for England, subject to 7.5 Buildings confirmation by Historic England.

The control of undesignated heritage assets 7.6 Possible enhancements

As part of the appraisal process and in Enhancing the conservation area is a accordance with Historic England guidance, a requirement of the legislation. This appraisal number of ‘positive’ historic buildings have suggests that the following enhancement been identified as shown on the Character projects in Queen Charlton should be Appraisal Map. These are defined as considered, subject to availability of funding ‘Undesignated Heritage Assets.’ Generally and land/property ownership. they are individual historic building structures which retain all or a high proportion of their  A sensitively designed traffic original character, including architectural management scheme on Queen detailing and materials, and which add Charlton Lane to help reduce traffic interest and vitality to the appearance of the speeds conservation area. Most of them in Queen  New use for the listed telephone box Charlton date to the C19. Where buildings have been excessively altered and restoration 8.0 Monitoring and review to original appearance is not easily achievable they are excluded. The structure and scope of this document is based on the suggested framework guidance As with listed buildings there is a general published by Historic England in Conservation presumption in favour of their retention. Any Area Designation, Appraisal and

Management: Historic England Advice Note 1 (February 2016). Further information on the current Development Plan for Bath & North East As recommended by Historic England and Somerset can be viewed on the Council’s subject to resources, this document should be website by following the link to the Planning regularly reviewed from the date of its formal Policy homepage. adoption by the council. It will need to be assessed in the light of the current 2. Further reading Development Plan, government guidance and guidance from Historic England generally. Compton Dando Parish Plan 2015 The Buildings of England - Somerset North APPENDICES and Bristol: Pevsner, N (2011) 1. National and local planning policy Queen Charlton Perambulation: Loxton, GAT (1999) The National Planning Policy Framework The History of Queen Charlton Manor House: (NPPF) sets out the Government’s policies for Manco, J (2012) sustainable development, which includes the Field Boundaries Project, BANES (2006) conservation of the historic environment. Streetscape Manual, Bath & North East When developments are proposed, the Somerset Council, Adopted April 2005 Framework requires the significance of Policy and General Guidance heritage assets – archaeology, listed buildings The Bath & North East Somerset Development and conservation areas – to be defined and it Plan 2016 stresses that ‘as heritage assets are The National Planning Policy Framework – irreplaceable, any harm or loss should require Chapter 12 ‘Conserving and Enhancing the clear and convincing justification.’ Historic Environment’, DCLG2012 The National Planning Practice Guidance, The NPPF is further explained in the National DCLG 2014 Planning Practice Guidance. Chapter 18 Bath & North East Somerset, Living in a provides answers to a series of questions Conservation Area, 2003 about the way in which heritage assets should Bath & North East Somerset Streetscape be addressed through the planning system. Manual, April 2005 Archaeology in Bath and North East Somerset: The Core Strategy for Bath and North East Supplementary Planning Guidance 2004 Somerset was formally adopted by the Rural Landscapes of Bath and North East Council on 10th July 2014. The Core Strategy Somerset: A Landscape Character Assessment, now forms part of the statutory Development Supplementary Planning Guidance 2003 Plan and will be given full weight in the Avon Historic Landscape Characterisation determination of planning applications. The Methodology, Chapman, 1997 Council's Development Plan now comprises: The 1984 revision to the Statutory List of Buildings of Special Architectural or Historic  Core Strategy Interest Bath & North East Somerset Local  Saved Policies in the Bath & North Plan 2007 as revised East Somerset Local Plan (2007) Historic England : Advice Note 1 -  Joint Waste Core Strategy Conservation Area Designation, Appraisal and Management (2016) The council’s currently emerging Placemaking Historic England : The Setting of Heritage Plan will include site allocations and Assets (GPA3 2015) development management policies. It will Historic England: Understanding Historic replace the remaining ‘saved’ Local Plan Buildings (2016) policies not already replaced through the Core Historic England: Local Heritage Listing (2016) Strategy.

3. Glossary

Listed buildings: Buildings on the National Heritage List for England compiled by the Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, available on line on the Historic England web site. Heritage asset: A designated or undesignated building, monument, archaeological site, place, area or landscape identified as possessing local or national significance and heritage and cultural value meriting special consideration in planning decisions and the planning process. Conservation area: Defined by legislation as ‘areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance’. Some permitted development rights are removed for owners of buildings in a conservation area and special planning controls may apply. 4. Contact details Bath & North East Somerset Council Planning Services Development Management Lewis House Manvers Street Bath BA1 1JG Telephone: (01225) 394041

5. Illustrations

Historic map (c1880) to follow in final version Conservation Area Character Appraisal Map Proposed Boundary Changes Map

This document can be made available in a range of community languages, large print, Braille, on tape, electronic and accessible formats from Planning Services on 01225 394100

Prepared by Bath & North East Somerset Council Planning Services