making sense of heritage

Parsonage Farmhouse, Parsonage Farm Watchet, Somerset

Heritage Assessment

Ref: 110190.01 August 2015

Parsonage Farmhouse Parsonage Farm Watchet, Somerset

Heritage Assessment

Prepared for: West Somerset Council, West Somerset House, Killick Way, Williton, Taunton, Somerset, TA4 4QA

Prepared by: Wessex Archaeology Portway House Old Sarum Park Salisbury Wiltshire SP4 6EB

www.wessexarch.co.uk

August 2015

110190.01

© Wessex Archaeology Ltd 2015, all rights reserved Wessex Archaeology Ltd is a Registered Charity No. 287786 (England & Wales) and SC042630 (Scotland) Parsonage Farmhouse, Parsonage Farm, Watchet, Somerset Heritage Assessment

Quality Assurance

Project Code 110190 Accession Client Policy WA2 Code Ref. Planning Ordnance Survey 406804, 142589 Application (OS) national grid Ref. reference (NGR)

Versi Status* Prepared by Checked and Approver’s Signature Date on Approved By v01 I GRF C Budd 30/07/15

File: X:\PROJECTS\110190\_Reports\110190_ParsonageFarmhouseWatchet_Assessment_v01 _GRF_20150729.docx V02 F GRF C Budd 20/08/15

File: X:\PROJECTS\110190\_Reports\Submitted\110190_ParsonageFarmhouseWatchet_Asses sment_v02_GRF_CB_20150818.docx

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* I = Internal Draft; E = External Draft; F = Final

DISCLAIMER

THE MATERIAL CONTAINED IN THIS REPORT WAS DESIGNED AS AN INTEGRAL PART OF A REPORT TO AN INDIVIDUAL CLIENT AND WAS PREPARED SOLELY FOR THE BENEFIT OF THAT CLIENT. THE MATERIAL CONTAINED IN THIS REPORT DOES NOT NECESSARILY STAND ON ITS OWN AND IS NOT INTENDED TO NOR SHOULD IT BE RELIED UPON BY ANY THIRD PARTY. TO THE FULLEST EXTENT PERMITTED BY LAW WESSEX ARCHAEOLOGY WILL NOT BE LIABLE BY REASON OF BREACH OF CONTRACT NEGLIGENCE OR OTHERWISE FOR ANY LOSS OR DAMAGE (WHETHER DIRECT INDIRECT OR CONSEQUENTIAL) OCCASIONED TO ANY PERSON ACTING OR OMITTING TO ACT OR REFRAINING FROM ACTING IN RELIANCE UPON THE MATERIAL CONTAINED IN THIS REPORT ARISING FROM OR CONNECTED WITH ANY ERROR OR OMISSION IN THE MATERIAL CONTAINED IN THE REPORT. LOSS OR DAMAGE AS REFERRED TO ABOVE SHALL BE DEEMED TO INCLUDE, BUT IS NOT LIMITED TO, ANY LOSS OF PROFITS OR ANTICIPATED PROFITS DAMAGE TO REPUTATION OR GOODWILL LOSS OF BUSINESS OR ANTICIPATED BUSINESS DAMAGES COSTS EXPENSES INCURRED OR PAYABLE TO ANY THIRD PARTY (IN ALL CASES WHETHER DIRECT INDIRECT OR CONSEQUENTIAL) OR ANY OTHER DIRECT INDIRECT OR CONSEQUENTIAL LOSS OR DAMAGE.

Parsonage Farmhouse, Parsonage Farm, Watchet, Somerset Heritage Assessment

Parsonage Farmhouse Parsonage Farm Watchet, Somerset

Heritage Assessment

Contents

Summary ...... iv Acknowledgements ...... v

1 INTRODUCTION ...... 1 1.1 Project background ...... 1 1.2 The Site ...... 1 1.3 Development proposals ...... 2 1.4 Scope of document ...... 2 1.5 Aims ...... 2

2 METHODOLOGY ...... 3 2.1 Introduction ...... 3 2.2 Documentary research ...... 3 2.3 Site visit ...... 3 2.4 Assessment criteria- Significance ...... 3 2.5 Setting assessment ...... 4 2.6 Assumptions and limitations ...... 5 2.7 Copyright ...... 6

3 BASELINE RESOURCE ...... 6 3.1 Introduction ...... 6 3.2 Designated heritage assets ...... 6 Site ...... 6 3.3 Previous studies ...... 6 Site ...... 6 3.4 Archaeological and historical context ...... 6

4 HERITAGE ASSET SIGNIFICANCE AND SETTING ...... 8 4.1 Introduction ...... 8 The asset ...... 8 Heritage values ...... 8 Setting ...... 8 Significance and the contribution of the setting to the significance of the asset ...... 9

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5 POTENTIAL IMPACT OF THE PROPOSED DEVELOPMENT ...... 9

6 APPROPRIATE MITIGATION...... 10

7 REFERENCES ...... 12 7.1 Bibliography ...... 12 7.2 Cartographic and Documentary Sources ...... 12 7.3 Online resources ...... 13

8 APPENDICES ...... 14 8.1 Appendix 1: Terminology ...... 14 Glossary ...... 14 Chronology ...... 14

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Parsonage Farmhouse Parsonage Farm Watchet, Somerset

Heritage Assessment

List of Tables Table 1: Categories of heritage assets classified according to significance ...... 4

List of Illustrations Figure 1: Site, location Figure 2: Cartographic sources Figure 3A: Proposed development that would potentially cause significant harm to the heritage asset Figure 3B: Proposed development that would potentially cause less than significant harm to the heritage asset Figure 4: Potential mitigation measures

Plates Plate 1: Parsonage Farmhouse as viewed from the northeast from the public footpath Plate 2: Parsonage Farmhouse as viewed from the east from the public footpath. The mature trees that screen views to and from the east are just visible on the left of the image. Plate 3: Parsonage Farmhouse screened by mature trees as viewed from the east Plate 4: Parsonage Farmhouse screened by mature trees and associated farm complex as viewed from the southwest Plate 5: Parsonage Farmhouse viewed from the north, across the north field Plate 6: Parsonage Farmhouse viewed from the west. The farmhouse is in the background with farm buildings, vegetation and public footpath in the foreground

Front Cover Parsonage Farmhouse as viewed from the west from the public footpath

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Parsonage Farmhouse, Parsonage Farm, Watchet, Somerset Heritage Assessment

Parsonage Farmhouse

Parsonage Farm

Watchet, Somerset

Heritage Assessment

Summary Wessex Archaeology was commissioned by West Somerset Council to prepare a Heritage Assessment of Parsonage Farmhouse, Parsonage Farm, Watchet centred on National Grid Reference 306804 142589. The farmhouse is a Grade II listed building. This study is intended to inform the proposal for allocation of a strategic proposed development area that includes the heritage asset into the West Somerset District Council Local Plan which is currently in preparation. This additional information is required in respect of comments provided on the proposed allocation by Historic England.

The aims of this study were to identify the heritage asset; understand its significance and setting; assess the potential impact of the development on the asset and the degree of harm; and identify appropriate mitigation strategies.

The proposed development will potentially result in a major impact to the significance of the heritage asset that will range from substantial to less than substantial harm.

The best possible option to lessen the negative impact of the proposed development is to leave the north and east fields adjacent to the asset undeveloped. This will create a buffer zone of open ground and long views that reflect the asset’s historic agricultural/rural setting and retain historic boundaries. The retention of existing features such as hedgerows and footpaths is recommended to lessen the harm done to the setting of the asset through preservation of existing boundaries, screening, sightlines and access. The alignment of field boundaries that are removed could be preserved in the layout of roads/housing so that the former boundaries are still apparent in future mapping or aerial views of the area. Additional screening could be provided by planting mature trees between the asset and new development.

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Parsonage Farmhouse

Parsonage Farm

Watchet, Somerset

Heritage Assessment

Acknowledgements This project was commissioned by West Somerset Council, and Wessex Archaeology is grateful to Toby Clempson in this regard. Wessex Archaeology would also like to thank Somerset Archives and Local Studies for supplying documentary and cartographic resources.

The report was researched and compiled by Grace Flood, with illustrations prepared by Karen Nichols. Caroline Budd managed the project on behalf of Wessex Archaeology.

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Site Name Town/City, County

Historic Environment Desk-Based Assessment

1 INTRODUCTION

1.1 Project background 1.1.1 Wessex Archaeology was commissioned by West Somerset Council (the Client), to prepare a Heritage Assessment for Parsonage Farmhouse, Parsonage Farm, Watchet (hereafter ‘the Site’, Figure 1), centred on National Grid Reference (NGR) 306804, 142589.

1.1.2 This study is intended to further inform proposals for the allocation of the Site as set out in the West Somerset Council’s Local Plan to 2032 publication draft.

1.1.3 A historic environment issues paper (Membery and James 2014) prepared by the Somerset County Council Historic Environment Service for West Somerset Council identified the heritage asset and its setting and assessed how the latter contributed to its heritage significance. The paper concluded that the Site held medium heritage significance, which would be subject to major impact of moderate/large significance under the Council’s development proposals.

1.2 The Site 1.2.1 The proposed Strategic Development Area WA2 is an irregular parcel of land of approximately 13 hectares (Ha) located south and west of the town of Watchet. It is within Watchet Civil Parish (Figure 1) and is approximately 0.3 km southeast of St Decuman’s Church. Outlying residential developments are located to the west, southwest and south of the Site ranging from 0.2 km to 0.4 km minimum.

1.2.2 The area slopes up to the north and south of the farm complex and ranges from an elevation of 43 m above Ordnance Datum (m aOD) to 55 m aOD. The Site is located toward the centre and south end of the development area at an elevation of 48.6 m aOD.

1.2.3 The Site is a Grade II listed building situated within the proposed development area WA2 towards the east end of a complex of farm buildings. The farm complex lies on the west side of the B3190 and is accessed via this road. A series of public footpaths cross the proposed development area including one which passes immediately north of the Site. Field boundaries range from hedgerows to timber and wire fencing.

1.2.4 The National Heritage List for England (NHLE) entry 1057666 describes the Site as follows:

‘Late C18 front to an earlier structure. Random rubble stonework, slate roofs with plastered chimney stacks. Two-storeys. One building sub-divided into 2, 'L' shaped plan. West elevation has 4 window front, mainly 2-light wooden casement windows with glazing bars, raised plastered window heads with key stones to ground floor, off- centre elliptical-headed doorway, recessed panelled door, squared fanlight with 1 WA Document Reference. 110190.01

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glazing bars. Return wing with single casement window to each floor. East side of Brendon Road, set well back from road behind farm buildings.’

1.2.5 The entry appears to refer to only one building identified under two names – Parsonage Cottage and Parsonage Farmhouse.

1.3 Development proposals 1.3.1 Policy WA2 in the West Somerset Local Plan To 2032: Submission Draft refers to the strategic development allocation at Parsonage Farm, Watchet. It will involve mixed development that will incorporate approximately 290 dwellings in conjunction with approximately three hectares of appropriate and compatible non-residential uses at the farm building complex and additional allotments. It will also provide integrated transport, community and flood risk management infrastructure including walking and cycle links to the town centre (West Somerset Council, July 2015).

1.4 Scope of document 1.4.1 This assessment was requested by the Client in order to address some of the comments made by Historic England (formerly English Heritage) dated 20th March 2015 ref: HD/P5366/RS) in response to the historic environment issues paper (Membery and James 2014) prepared by the Somerset County Council Historic Environment Service for West Somerset Council and also following subsequent consultations. The formal response from Historic England indicated that the development plan needed to set out ways in which this major and moderate/large harmful impact to the heritage asset within WA2 might be mitigated. The response, specifically in reference to WA2, stated that:

‘The development guidelines need to set out more explicitly, how the listed building and its setting might be safeguarded. A design led response could be considered to help arrive at the numbers and location of development with an indicative plan. The policy would then need to set out ways in which this harm might be mitigated.’

1.4.2 These are the issues that will be discussed in this report.

1.4.3 Historic England also suggested that further justification as to why the Site is considered appropriate for development is required; however this is outside the scope of this study.

1.5 Aims 1.5.1 The specific aims of this assessment are to:

 Understand the significance of the historic asset and its setting (Parsonage Cottage Parsonage Farmhouse, Watchet, Somerset, TA23 0AU - Grade II Listed Building (list entry number 1057666)), and;  Understand what impact the development proposed might have on that significance,  Assess the distinction between parts of the development site which would cause significant harm to the historic asset and those parts which would only cause lesser harm, and define these areas.  Suggest whether appropriate mitigation could be provided which would help to reduce the harm to the historic asset (and describe what that would be) and again define this on a plan.

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2 METHODOLOGY

2.1 Introduction 2.1.1 The methodology employed during this assessment has been based upon relevant professional guidance including the Chartered Institute for Archaeologists’ Standard and guidance for historic environment desk-based assessment (CIfA, 2014).

2.2 Documentary research 2.2.1 A number of publicly accessible sources of primary and synthesised information were consulted. These comprised:

 The National Heritage List for England (NHLE), which is the only official and up to date database of all nationally designated heritage assets;  Historic manuscripts, surveyed maps, and Ordnance Survey maps held at the Somerset History Centre (SHC); and  Relevant primary and secondary sources held at the SHC and online.  Relevant planning documents issued by/for West Somerset Council regarding the Local Plan 2032. 2.2.2 A bibliography of documentary, archive and cartographic sources consulted is included in the References section of this report (Section 7).

2.3 Site visit 2.3.1 The Site was visited on the 28th July 2015. Weather conditions were overcast and varied from dry to light rain. A fieldwork record comprising digital photography is held in the project archive.

2.3.2 The aim of the Site visit was to assess the general aspect, character, condition and setting of the Site and to identify parts of the proposed allocation site which would cause significant harm to the historic asset and those parts which would only cause lesser harm in order to suggest an appropriate mitigation strategy.

2.4 Assessment criteria- Significance 2.4.1 NPPF Annex 2 defines a Heritage Asset as:

‘a building monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage assets include designated heritage assets and assets identified by the local planning authority (including local listing).’

2.4.2 Significance (for heritage policy) is defined in NPPF Annex 2 as:

‘the value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.’

2.4.3 Current national guidance for the assessment of the significance of heritage assets is based on criteria provided by English Heritage in the document Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment (2008). Within this document, significance is weighed by consideration of the potential for the asset to demonstrate the following value criteria:

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 Evidential value Deriving from the potential of a place to yield evidence about past human activity;  Historical value Deriving from the ways in which past people, events and aspects of life can be connected through a place to the present. It tends to be illustrative or associative;  Aesthetic value Deriving from the ways in which people draw sensory and intellectual stimulation from a place; and  Communal value Deriving from the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory. Communal values are closely bound up with historical (particularly associative) and aesthetic values, but tend to have additional and specific aspects. 2.4.4 The overall significance of heritage assets has been determined in accordance with the categories laid out below in Table 1 (after Highways Agency, 2007; Table 5.1, 6.1 and 7.1).

Table 1: Categories of heritage assets classified according to significance

Significance Categories World Heritage Sites (including nominated sites) International Assets of recognised international importance Assets that contribute to international research objectives Scheduled Monuments Grade I and Grade II* Listed Buildings Grade II Listed Buildings that can be shown to have exceptional qualities in their fabric or historical associations National Grade I and Grade II* Registered Parks and Gardens Registered Battlefields Non-designated assets of national importance Assets that contribute to national research agendas Grade II Listed Buildings Grade II Registered Parks and Gardens Regional Conservation Areas Assets that contribute to regional research objectives Locally listed buildings Assets compromised by poor preservation and/or poor contextual Local associations Assets with importance to local interest groups Assets that contribute to local research objectives Assets with little or no archaeological, architectural or historical Negligible interest The importance of the asset has not been ascertained from available Unknown evidence

2.4.5 The significance of the Site has previously been assessed the Historic Environment Issues Paper (Membery and James 2014). This is used as a baseline and is expanded upon within this report.

2.5 Setting assessment 2.5.1 Annex 2 of the NPPF defines the setting of a heritage asset as:

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‘the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.’

2.5.2 The manner in which the setting assessment was undertaken was guided by the recommendations outlined in Historic Environment Good Practice Advice in Planning. Note 3: The Setting of Heritage Assets (English Heritage, 2015).

2.5.3 The aforementioned guidance issued by English Heritage / Historic England advocates a systematic and staged approach to the assessment of the implications of development in terms of their effects on the settings of heritage assets.

2.5.4 Step 1 of the approach is ‘identifying the heritage assets affected and their settings’.

2.5.5 This initial step of the setting assessment has been carried out by undertaking the documentary research and site visit described above.

2.5.6 Step 2 requires consideration of ‘whether, how and to what degree these settings make a contribution to the significance of the heritage asset(s)’. This stage of the assessment should first address the key attributes of the heritage asset itself and then consider:

 the physical surroundings of the asset, including its relationship with other heritage assets;  the way the asset is appreciated; and  the asset’s associations and patterns of use. 2.5.7 Step 3 is ‘Assessing the effect of the proposed development on the significance of the asset(s)’. This stage of the assessment addresses the key attributes of the proposed development, such as its:

 Location and siting;  Form and appearance;  Additional effects; and  Permanence. 2.5.8 Step 4 of the guidance issued by English Heritage / Historic England is to explore opportunities for ‘maximising enhancement and minimising harm’, while Step 5 is to ‘make and document the decision and monitor outcomes’. For the purposes of this assessment, only Steps 1-4 of the process have been followed.

2.5.9 As with the significance of the heritage asset, its setting has previously been assessed in the Historic Environment Issues Paper (Membery and James 2014). Again, this assessment is used as a baseline and is expanded upon within this report.

2.6 Assumptions and limitations 2.6.1 Data used to compile this report consists of secondary information derived from a variety of sources, only some of which have been directly examined for the purposes of this Study. The assumption is made that this data, as well as that derived from other secondary sources, is reasonably accurate.

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2.7 Copyright 2.7.1 This report may contain material that is non-Wessex Archaeology copyright (e.g. Ordnance Survey, British Geological Survey, Crown Copyright), or the intellectual property of third parties, which Wessex Archaeology are able to provide for limited reproduction under the terms of our own copyright licences, but for which copyright itself is non- transferable by Wessex Archaeology. Users remain bound by the conditions of the Copyright, Designs and Patents Act 1988 with regard to multiple copying and electronic dissemination of the report.

3 BASELINE RESOURCE

3.1 Introduction 3.1.1 The following section provides a brief summary of the archaeological and historical development of the Site and the Strategic Development Area, compiled from the sources summarised above and detailed in the references section of this report (Section 7). Historic map evidence is illustrated on Figure 2.

3.2 Designated heritage assets Site 3.2.1 The Site is a Grade II listed building located within the proposed Strategic Development Area WA2, both depicted in Figure 1.

3.3 Previous studies Site 3.3.1 A Survey of Parsonage Farmhouse, St Decuman’s, Watchet was conducted in 1996 by the Somerset Vernacular Building Research Group (1996 Somerset Vernacular Building Research Group). This describes both the exterior and interior of the building, presents evidence of phasing and includes plans, elevations and cross sections. It therefore provides additional detail beyond the NHLE entry or Historic Environment Issues paper (Membery and James 2014), which each describe the exterior of the asset.

3.4 Archaeological and historical context 3.4.1 Watchet town and Site were historically located within St Decuman’s parish until it was subdivided into the civil parishes of Watchet and Williton in 1902. Prehistoric and Romano-British activity has been identified within St Decuman’s parish and Watchet was established as a Saxon burh by the 10th century at which time it had its own mint. The medieval town that succeeded the Saxon burh was located around a bay at the mouth of the Washford river, centred around a large open market place space. The settlement continued to expand inland during the medieval period with new streets documented in the 12th and 14th centuries. Post-medieval development included some rebuilding and expansion in the late 16th century, including the quay, as well as in-filling of areas to the south of the medieval market place, which occurred in the 18th century. In the 19th century the town expanded westwards and Causeway Terrace, to the northeast of the Site, was built in 1859. Conversely, 20th century development was principally to the south and east (1985, Baggs, Bush and Siraut; Victoria County History).

3.4.2 Hamlets and outlying farmsteads scattered throughout St Decuman’s parish are recorded by name before the end of the 12th century. Field boundaries indicating both open field systems and medieval strip farming survive into the 19th century and are depicted on the 1841 St Decuman’s parish tithe map. Later mapping shows some of these strip fields amalgamated into larger plots and surviving strips utilised as allotments.

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3.4.3 The Site is part of the prebend of St Decuman’s given to the Cathedral of Wells in 1190. The revenues of a prebend support the prebendary who is a senior member of clergy. The prebend or parsonage was farmed by 1434 and the first known lessees were the vicar of Carhampton and William Everard of Aller in Carhampton.

3.4.4 In 1577 the land was farmed by William Bowerman but let to Hugh Norris by 1586. The Norris family occupied the parsonage farm until 1676 when it was leased to Sir William Wyndham (1985, Baggs, Bush and Siraut; Victoria County History). In 1841 was occupied by Joseph Dore and others but was still held by the Wyndhams leased from the Prebendary.

3.4.5 The tithe plot that contains the Site is described as ‘Parsonage house, Barton & Garden’. A barton is an archaic term for a farmyard. Field names for plots adjoining Parsonage Farm indicate arable downs, warren pasture and orchards surrounding the Site (1841 tithe apportionment). The Site building comprises a large irregular plan structure to the east of the farm complex that had a loose arrangement of buildings and enclosed yards. The tithe map and apportionment indicate that the field plots immediately adjacent to the Site and farm complex were part of the prebend (parsonage) land (i.e. part of Parsonage Farm) whereas those beyond had a number of different owners and occupiers.

3.4.6 In 1862 the Wyndhams purchased the prebend from the Ecclesiastical Commissioners (1985, Baggs, Bush and Siraut; Victoria County History).

3.4.7 The 1888 Ordnance Survey (OS) map appears to show the building was reduced in size to its current L-plan. The farmyard and farm buildings appear to have been rebuilt in a C- plan and linear arrangements and bear little resemblance to those on the tithe map. This suggests the Site and its associated structures were extensively re-developed in the mid- 19th century. Fields surround the Site and farm complex with the nearest development including Causeway Cottages to the northeast, a gas works to the east, isolated buildings to the southwest and the Church, vicarage and Belmont Villa to the northwest. The current public footpaths that cross the development area were already established by this date.

3.4.8 The 1904 OS map shows no significant change from the 1888 map, with the addition of a Watchet Water Works Company reservoir to the north. The surviving strip field plots are labelled as allotment gardens.

3.4.9 The 1936 OS map indicates some of the farm buildings to the east of the house have been demolished since 1904 while new buildings were constructed to the west and south of the existing complex. Several more detached houses have been constructed to the southwest and northwest of the Site and more residential development to the northeast of the Site beyond the Causeway Cottages Terrace.

3.4.10 The rural field setting of the Site farm complex was slightly eroded in the mid-20th century. Comparison of the 1936 and 1972 OS maps show Woodland Road with its series of semi- detached houses to the east of the Site was developed in this period as were the series of semi-detached houses along Brendon Road to the north of the Site and detached houses to the south. The Site’s plan form remains L-plan and does not appear to have been significantly altered since at least 1888. Conversely the farm complex was further expanded to the southwest with four long rectangular plan structures added.

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4 HERITAGE ASSET SIGNIFICANCE AND SETTING

4.1 Introduction 4.1.1 This section identifies the heritage asset and its setting, in accordance with the methodology set out in Section 2.6.

The asset 4.1.2 The Site, Parsonage Cottage and Farmhouse (Cover, Plates 1-2), is a Grade II listed building identified in the listing description as an earlier structure re-fronted in the late 18th century. This listing description is quoted in section 1.2 above. The 1996 survey of the Site concurs that the building is an earlier structure and dates the earliest phase of construction to the 15th century. This interpretation is based on surviving built fabric and the proportions of the building compared with other local vernacular architecture.

4.1.3 The survey (1996 Somerset Vernacular Building Research Group) and listing descriptions disagree as to the date of the re-fronting of the building. The survey dates the re-fronted north wing to the mid to late 17th century rather than the 18th century. It has been assumed, given the lack of description provided within, that the list entry is based on an external assessment of the building only whereas the survey involved an external and internal inspection and metric drawn record of the building comprising plans, elevations and cross sections. As a result, it is also assumed that the survey is likely to be more accurate as its interpretation is based on a larger body of evidence. It is also assumed the Somerset Vernacular Building Research Group would have a detailed knowledge of local building traditions and history.

Heritage values 4.1.4 The asset has evidential value as a medieval farmhouse redeveloped in the post-medieval period with further modifications in the mid-19th century. This value is contained within its built fabric and association with the buildings that comprise the farm complex. The complex buildings hold evidential value of a mid-19th century farm layout as cartographic sources indicate the earlier loose arrangement of yards and buildings was extensively redeveloped in this period. The tithe map and apportionment indicate that the field plots immediately adjacent to the Site and farm complex were part of Parsonage Farm whereas those beyond had a number of different owners and occupiers. As such these fields contribute evidential value about the historic farm.

4.1.5 The asset also has historic value in its association with St Decuman’s parish church, Wells Cathedral and the Wyndham’s estate; however this is largely imparted through documentary and cartographic sources rather than the built fabric of the asset. The asset has moderate aesthetic value from its external appearance as a late-17th century farmhouse. The 1996 survey indicates that the interior retains mid-17th century style plasterwork and staircase alongside later fixtures and fittings such as 19th century doors. These architectural finishes, particularly the 17th century plasterwork contribute to the aesthetic as well as the evidential value of the Site. Its aesthetic value is slightly diminished by the nature of the surrounding farm buildings which comprise a mixture of phases and materials and some of which are in a dilapidated condition. As opposed to other heritage values, the asset has negligible communal value.

Setting 4.1.6 The documentary and cartographic sources consulted indicate the historic setting of the Site comprised rural fields that were farmed since at least the 15th century. This setting was slightly eroded by development in the mid-20th century and these structures feature in long views from the farm complex, particularly those to the east and south. The 8 WA Document Reference. 110190.01

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farmhouse itself is screened by mature trees directly to the east and south (Plates 3-4 respectively). Therefore views to and from the asset in these directions are almost totally obscured. Only the roofline of the asset is visible at some points. The farm buildings that comprise the complex date from a variety of periods and contribute towards the current and historic setting of the asset as a farmhouse.

4.1.7 The topography of the Site and development area means there are long views overlooking the asset from the north (Plate 5). Conversely long views from the west are interrupted by intervening farm buildings and the winding nature of the footpath/access road (Plate 6). As already stated, those from the south and east are screened by intervening hedgerow field boundaries and mature trees. Hedgerows break up these views and at close range provide an effective ground level screen between the asset and surrounding development. Trees planted immediately to the east of the listed building provide further screening so that views from the east are almost totally obscured.

4.1.8 In conjunction with long views of the Site from the north, the building is primarily experienced at close range via the public footpaths which encircle the farm complex. These paths have been established since at least the late 19th century.

Significance and the contribution of the setting to the significance of the asset 4.1.9 As a Grade II listed building the asset holds regional significance.

4.1.10 The asset’s heritage significance been assessed as moderately significant as a result of its combined heritage values and setting. Its significance is primarily conferred by its function as a farmhouse and the built fabric of the structure that provides its evidential value form an important part of this. The setting of the asset is also an important component of its significance as the associated farm buildings and surrounding arable and pasture fields provide further evidence of the asset’s origin and longstanding purpose.

5 POTENTIAL IMPACT OF THE PROPOSED DEVELOPMENT

5.1.1 The proposed development will have a major impact on the significance of the asset due to the proposed change in function of the farm buildings and development of surrounding fields which contribute to its historic and current rural setting.

5.1.2 The change of use of the farm buildings to appropriate and compatible non-residential uses will have less of an impact than their demolition or conversion for residential purposes, as the layout of the farm will be preserved and their association with the farmhouse will remain intact. Conversion for non-residential purposes should involve less disruption to the fabric of these buildings than residential conversion that would require more alteration to make the buildings habitable. It is assumed that the buildings will be renovated as part of their conversion so the dilapidated parts that currently detract from the aesthetic value of the Site and its setting will be removed, which will have a positive impact on the heritage asset. Therefore overall, although the proposed development will have a major impact on the significance of the asset, the conversion of the farm buildings is considered to be of less than substantial harm.

5.1.3 The proposed residential development of approximately 290 dwellings will range from significant to less than significant harm to the asset dependant on the extent of the development zone and erosion of existing field boundaries that delineate and define the agricultural nature and rural setting of the Site. If all of the fields that comprise the WA2 area are developed the impact to the setting of the Site will be severe and as a consequence the development will result in significant harm to the heritage asset (Figure 3A). Therefore this scenario should be avoided if possible. 9 WA Document Reference. 110190.01

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5.1.4 Conversely a buffer zone comprising the fields immediately to the north and east of the asset as well as preservation of its garden plot would help retain its identity as a farmhouse and would promote the suggestion of a more rural setting. It considered that the buffer zone scenario will result in less than substantial harm to the significance of the heritage asset as illustrated in Figure 3B.

5.1.5 Given the very early stage in the allocation and planning process no detailed design proposals are available with which to assess impacts to the asset, therefore it is assumed that the proposed dwellings will be two to three storeys in height.

5.1.6 Any dwellings constructed within the field immediately to the north of the Site will directly overlook the listed building and have a major negative visual impact on it given their prominence in views from the asset. This could be avoided by the implementation of a appropriate buffer, as discussed above.

5.1.7 Assuming existing hedgerows and trees are retained, dwellings developed within the fields immediately to the east and northeast will range from partially to fully obscured from view therefore their impact on setting is lessened. As a result dwelling construction within these fields is considered to potentially be of less significant harm to the heritage asset.

6 APPROPRIATE MITIGATION

6.1.1 The mitigation proposals discussed below are illustrated on Figure 4. As previously stated, leaving the north and east fields immediately adjacent to the Site undeveloped would lessen the amount of harm to the significance of the Site. If the north field remains open it would preserve long open views overlooking the farm complex and heritage asset. The east field is already well screened from the house and therefore an allotment development here would cause less of a visual impact while still maintaining a green buffer zone around the farmhouse. This concurs with the ‘response to Historic England comments’ document.

6.1.2 The proposed development requires integrated transport infrastructure including foot and cycle traffic. Utilising and enhancing the existing footpaths that cross the development area as green corridors will have the least physical and visual impact on the area and Site whilst maintaining a connection to the current and historic setting of the asset as these paths have existed since at least the late 19th century.

6.1.3 The field boundaries shown on the cartographic sources consulted suggest the hedgerows within the development area may be protected under the Hedgerows Regulations 1997 (as Amended 2002) and should be retained. The retention of these hedgerows will maintain some of the field subdivisions that are an important component of the rural, agricultural setting of the Site. The hedgerows will also provide effective screening as they currently stand at approximately 2 m high and so obstruct the majority of views to and from the Site at ground level. Obviously upper storeys of dwellings will be visible above the hedgerows but these boundaries will provide clear subdivisions between the new development and historic farm complex. This effect will be more apparent if the fields immediately to the north and east of the Site remain open.

6.1.4 The delineation of these field boundaries is important to the setting of the Site. The infrastructure and housing of the proposed development could further reflect this by following the alignments of these boundaries i.e. running either parallel or perpendicular to them. Where the boundaries are not parallel to one another, development could be spread in a ribbon or fan arrangement so that the development closest to the boundaries remains aligned with them.

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6.1.5 The ‘response to Historic England comments’ document (anon. 2015) suggests a more organic style of plan that recalls the earlier evolution of Watchet via a ribbon lead proposal similar to the Victorian expansion of the town. The appearance of the dwellings could also be designed to enhance the impression of this, for example taking architectural and stylistic cues from the nearby Causeway terrace. Further to this the ribbon could be designed to follow the previous strip field arrangement of the northeast field which would reflect the earlier subdivision of the Strategic Development Area. This would be most apparent on mapping and aerial views of the area.

6.1.6 Trees planted between the developed dwellings and the Site would provide a screen that could lessen the visual impact of the development. Whereas hedgerows can only effectively screen at ground level, mature trees could screen upper storeys as well. The type of trees planted would determine how effective the screen will be and whether the screening is seasonal in nature.

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7 REFERENCES

7.1 Bibliography Anon. 2015. West Somerset Local Plan: Response to the Historic England (formerly English Heritage) comments on the Publication Draft (letter from HE dated 20th March 2015 ref: HD/P5366/RS) Baggs, A P, Bush, R J E and Siraut, M C. 1985. A History of the County of Somerset: Volume 5. Victoria County History English Heritage. 2015, March 20th. ‘Re: The West Somerset Local Plan to 2032 – Publication Draft’ EH reference HD/P5366/RS West Somerset Council. 2015, July. WEST SOMERSET LOCAL PLAN TO 2032 SUBMISSION DRAFT West Somerset Council. 2015, January. West Somerset Local Plan to 2032 Publication Draft: Appendix 1 – Figures and Proposals Map Amendments. Ancient Monuments and Archaeological Areas Act 1979.

Chartered Institute for Archaeologists, 2014. Standards and guidance for historic environment desk-based assessment.

Department of Communities and Local Government (DCLG), 2012. National Planning Policy Framework.

English Heritage, 2008: Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment.

English Heritage, 2015. Historic Environment Good Practice Advice in Planning. Note 3: The Setting of Heritage Assets.

Highways Agency, 2007. Design Manual for Roads and Bridges, vol. 11, section 3, part 2: HA 208/07 Cultural Heritage.

Planning (Listed Buildings and Conservation Areas) Act 1990.

7.2 Cartographic and Documentary Sources The following accessed at the Somerset Archives and Local Studies in the Somerset Heritage Centre, Taunton (SHC).

1841 St Decuman’s parish tithe map (SHC reference D\D/Rt/M/435) 1841 St Decuman’s parish tithe apportionment (SHC reference D\D/Rt/A/435) 1888 Ordnance Survey map, 25 inch scale, sheet Somerset XXXVI.13 1904 Ordnance Survey map, 25 inch scale, sheet Somerset XXXVI.13

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1936 Ordnance Survey map, 25 inch scale, sheet Somerset XXXVI.13 1972 Ordnance Survey map, 1:2500, sheet ST0642 1992 Ordnance Survey map, 1:2500, sheet ST0642 1996 Somerset Vernacular Building Research Group. Dallimore, John. Survey: Parsonage Farmhouse, St Decumans, Watchet (SHC DD/V Wtu 1.2)

7.3 Online resources http://www.historicengland.org.uk/listing/the-list/ http://www.magic.gov.uk http://www.old-maps.co.uk/index.html http://www.british-history.ac.uk/ http://planningguidance.planningportal.gov.uk/

All URLs Accessed on 27-29/07/2015

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8 APPENDICES

8.1 Appendix 1: Terminology Glossary The terminology used in this assessment follows definitions contained within Annex 2 of NPPF:

There will be archaeological interest in a heritage asset if it holds, or potentially may hold, Archaeological evidence of past human activity worthy of expert investigation at some point. Heritage assets interest with archaeological interest are the primary source of evidence about the substance and evolution of places, and of the people and cultures that made them. Conservation (for The process of maintaining and managing change to a heritage asset in a way that sustains heritage policy) and, where appropriate, enhances its significance. World Heritage Sites, Scheduled Monuments, Listed Buildings, Protected Wreck Sites, Designated heritage Registered Park and Gardens, Registered Battlefields and Conservation Areas designated assets under the relevant legislation. A building monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset Heritage assets include designated heritage assets and assets identified by the local planning authority (including local listing). All aspects of the environment resulting from the interaction between people and places Historic environment through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora. Historic environment Information services that seek to provide access to comprehensive and dynamic resources record relating to the historic environment of a defined geographic area for public benefit and use. The surroundings in which a heritage asset is experienced. Its extent is not fixed and may Setting of a heritage change as the asset and its surroundings evolve. Elements of a setting may make a positive asset or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral. The value of a heritage asset to this and future generations because of its heritage interest. Significance (for That interest may be archaeological, architectural, artistic or historic. Significance derives not heritage policy) only from a heritage asset’s physical presence, but also from its setting. Value An aspect of worth or importance

Chronology Where referred to in the text, the main archaeological periods are broadly defined by the following date ranges:

Prehistoric Historic Romano- Palaeolithic 900,000 – 9500 BC AD 43 - 410 British Early Post- 9500 – 8500 BC Saxon AD 410 – 1066 glacial Mesolithic 8500 – 4000 BC Medieval AD 1066 – 1500 Post- Neolithic 4000 – 2400 BC AD 1500 – 1800 medieval Bronze Age 2400 – 700 BC 19th Century AD 1800 – 1899

Iron Age 700 BC – AD 43 Modern 1900 – present day

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143000

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Site (Heritage Asset) Digital data reproduced from Ordnance Survey data © Crown Copyright 2015. All rights reserved. Reference Number: 100022432. WA2 (Strategic Contains Ordnance Survey data © Crown Copyright and database right 2015. This material is for client report only © Wessex Archaeology. No unauthorised reproduction. Development Area) Date: 30/07/2015 Revision Number: 0

Scale: 1:25,000 & 1:4000 @ A4 Illustrator: KMN

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Site location Figure 1 A: 1841 St Decuman’s parish tithe map B: 1888 Ordnance Survey map

C: 1936 Ordnance Survey map D: 1972 Ordnance Survey map

Reproduced from the (1888, 1936 and 1972) Ordnance Survey map with the permission of the controller of Her Majesty's Stationery Office Site (Heritage Asset) © Crown copyright, Wessex Archaeology, Portway House, Old Sarum Park, Salisbury, Wiltshire. SP4 6EB. Licence Number: 100028190.

WA2 (Strategic Development Area) This material is for client report only © Wessex Archaeology. No unauthorised reproduction.

Date: 30/07/2015 Revision Number: 0

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Cartographic sources Figure 2 142500

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A: Proposed development that would potentially cause significant harm to the heritage asset

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B: Proposed development that would potentially cause less than significant harm to the heritage asset

Site (Heritage Asset) Non-residential development Digital data reproduced from Ordnance Survey data © Crown Copyright 2015. All rights reserved. Reference Number: 100022432. Contains Ordnance Survey data © Crown Copyright and database right 2015. Dwelling development This material is for client report only © Wessex Archaeology. No unauthorised reproduction.

WA2 Strategic development Date: 30/07/2015 Revision Number: 0

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Impact of proposed development Figure 3 Site (Heritage Asset)

WA2 (Strategic Development Area)

Additional mature tree planting

143000 Dwelling development Possible allotment area

Retain existing public footpaths for foot/cycle traffic

Retain existing hedgerows and trees

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House plots/roads aligned to field boundaries possible ribbon layout

Leave undeveloped

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Digital data reproduced from Ordnance Survey data © Crown Copyright 2015. All rights reserved. Reference Number: 100022432. Contains Ordnance Survey data © Crown Copyright and database right 2015. This material is for client report only © Wessex Archaeology. No unauthorised reproduction.

Date: 30/07/2015 Revision Number: 0

Scale: 1:25,000 & 1:4000 @ A4 Illustrator: KMN

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Potential mitigation measures Figure 4 Plate 1: Parsonage Farmhouse as viewed from the northeast from the public footpath

Plate 2: Parsonage Farmhouse as viewed from the east from the public footpath. The mature trees that screen views to and from the east are just visible on the left of the image

This material is for client report only © Wessex Archaeology. No unauthorised reproduction.

Date: 30/75/2015 Revision Number: 0

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Plates 1 and 2 Plate 3: Parsonage Farmhouse screened by mature trees as viewed from the east

Plate 4: Parsonage Farmhouse screened by mature trees and associated farm complex as viewed from the southwest

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Plates 3 and 4 Plate 5: Parsonage Farmhouse viewed from the north, across the north field

Plate 6: Parsonage Farmhouse viewed from the west. The farmhouse is in the background with farm buildings, vegetation and public footpath in the foreground

This material is for client report only © Wessex Archaeology. No unauthorised reproduction.

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Scale: N/A Illustrator: KMN

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Plates 5 and 6 Wessex Archaeology Ltd registered office Portway House, Old Sarum Park, Salisbury, Wiltshire SP4 6EB Tel: 01722 326867 Fax: 01722 337562 [email protected] www.wessexarch.co.uk

Wessex Archaeology Ltd is a company limited by guarantee registered in England, company number 1712772. It is also a Charity registered in England and Wales, number 287786; and in Scotland, Scottish Charity number SC042630. Our registered office is at Portway House, Old Sarum Park, Salisbury, Wiltshire SP4 6EB.