STATEMENT OF SIGNIFICANCE

Alterations and Extension to

The Oast 11 Yaldham Manor Drive TN15 6FA

On behalf of: Mr and Mrs Jameson

Compiled by: MRM Design Studio

December 2020 1.0 INTRODUCTION

This Statement of Significance has been prepared on behalf of Mr and Mrs Jameson by MRM Design Studio in support of a householder planning application for The Oast, 11 Yaldham Manor Drive, Kemsing TN15 6FA.

The application is for the creation of a ground floor extension, internal alterations and the creation of a garage and store to the The Oast. Yaldham Manor is Grade II listed and the period outlying collection of buildings are listed by virtue of being within its curtilage and their relationship to it. It states Under National Planning Policy Framework (NPPF) at paragraph 128 that:

‘In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’.

This document looks to provide a proportionate level of detail identifying the significance of the heritage asset and how the proposals will impact it.

Page 2 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 2.0 LOCATION

The site lies on the south side of Kemsing Road to the west of Wrotham village, to the south lies the . The site lies within open countryside which is designated as Metropolitan Green Belt and an Area of Outstanding Natural Beauty.

M20

Wrotham

Kemsing Heaverham Site

M26

Borough Green

Ightham

Figure 1: Aerial photograph of location

Page 3 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 3.0 SETTING

Yaldham Manor and associated farmland has been a working estate over many centuries. As part of its recent history the site has been developed with a collection of converted and newly built dwellings. Access to these Kemsing Road new dwellings is via the old farm entrance that runs to the West of the The Trift manor with a secondary entrance to the East leading from Kemsing Road (New Build) along a tree lined drive. The Lodge (Conversion of existing building with extension) Yaldham Manor is Grade II listed and its Gardens are on the Historic Parks and Gardens Register. The gardens include substantial historic yew hedging, formal water features, specimen trees, generous lawns and other Woodmans garden structures that all contribute positively to the setting of the site. Wilton Cottage (New build) (New build) The new development of the site consisted of the creation of 12 residential units. Before these works took place there were already 6 existing The Beckett residential units. 4 of the latest units were formed through conversion of the Edgar House (New Build) existing buildings, 2 were replacement dwellings and 6 were new builds to (New build) replace existing structures.

The dwelling that this application relates is The Oast. One of the 4 dwellings Long Barn Regia House (Conversion of existing (New Build) created through conversion. It is situated at the southern most part of the building with extension) collection of buildings. Cobbs Cottage (New Build)

Yaldham Manor Grade II Listed (Existing) Penstock (New Build) Granary (Conversion of existing Site building with extension) The Oast (Conversion of existing building with extension)

Figure 2: Aerial photograph of Yaldham Manor and its setting

Page 4 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio Figure 3: Yaldham Manor viewed from The Oast Figure 4: View from Yaldham Manor Drive towards The Granary and Manor beyond

Figure 5: View north along Yaldham Manor Drive Figure 6: New build dwelling previously known as The Trift

Page 5 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio Figure 7: View north of The Oast and Manor beyond Figure 8: South and West Elevations of The Oast

4.0 CONTEXT of the property can be viewed.

Yaldham Manor is Grade II listed and was likely established by the later part of The Oast would have originally been a ‘T’ shape. The main barn forming the store the 13th Century however the settlement may have been established as early for the hops with a kiln to the east and west at the northern end of the building as the Saxon period. with a central link. As part of the changes made to the building in the 19th and 20th century one kiln to the east was removed and the second altered to form The outlying historic buildings are predominantly constructed from brick and a D shape. The main entrance is off the original link. The entrance hall links rubble stone which is likely to be a local field flint. The Manor is largely constructed through to the kitchen in the D shaped “kiln” and family living and dining area sits in brick. All buildings include a clay tile roof and ridge tiles. within the barn area. A staircase leads to bedrooms on the first floor with family bathroom and a master-bedroom and ensuite in the D shaped kiln. 4.1 The Oast House: Externally the Oast is surrounded on three sides by a stone wall with a generous The Oast enjoys a more secluded area of the site. Descending south, the drive garden to the west and south with a number of specimen trees. Views to the east sits at a lower level to the property. A large stone wall running parallel to the drive and south stretch across open countryside. A private drive and parking leading along the boundary screens it from the other properties and more public areas. from the south to the east side of the building gives impressive views of the At the entrance gate to the house the drive doubles back and the south elevation manor to the north. Page 6 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio Figure 9: East Elevation including the main entrance Figure 10: South Elevation with a covered terrace leasding from the living area

Figure 11: West elevations showing the altered D shaped kiln Figure 12: North elevation showing the substantial brick boundary wall

Page 7 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 5.0 ELEVATIONS

The East elevation forms the main entrance to the property. Predominantly constructed in stone with brick quoins, plinth and window surrounds. A clay tile roof includes exposed painted rafter ends, a hipped gable with clay ridge tiles. Painted metal gutters and round downpipes compliment the quality of the house and its materials. A simple timber porch leads to the front door. Flush casement timber windows with a paint finish sit in modest fenestrations.

The South elevation includes a semi covered terrace leading off the main living area. A set of double doors and sidelights provide generous glazing. An external exposed timber beam forms a structural and aesthetic feature.

The West elevation includes a terrace area leading off a single rear entrance door. A perimeter wall running perpendicular to the property creates a secluded garden area to the north end of the site. The D shaped kiln is constructed in stone to the ground floor and shows evidence of an increase in height with a number of additional courses of brick to the first floor. A simple brick detail around the eaves adds quality and interest to the elevation.

The north elevation sits close to the boundary with the Granary. A large stone and brick wall extends through into the Granary grounds and separates the drive area and rear garden. A timber door at first floor which is blocked in internally provides hints of the buildings early agricultural use.

Page 8 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio Figure 12: Roof structure Figure 13: Ground floor and first floor structure

6.0 INTERIOR Due to the nature of the works carried out to the building the interior feels modern Internally much of the original features of the building have been lost or covered with contemporary heating and plumbing, fixtures, fittings and finishes. over as part of the extensive conversion carried out on the building. Some timber structure is still partially exposed in some rooms and areas. The main barn/store area on the ground floor retains its original layout creating a large living and dining space. The D shaped areas create an interesting kitchen and master- bedroom. The modest window casements create glimpses of the surrounding land, views and neighbouring buildings. Page 9 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 7.0 HISTORIC MAPPING A number of new buildings have been constructed during this period and the Manor has increased in size substantially. Both maps show the Oast was an Early ordnance survey mapping shows the site broadly in its current layout. important building within the core of the setting of the manor. The current site Mapping from 1871 shows a collection of buildings forming the core of the Manor and its more recent development has created a new building hierarchy that and farm. A single entrance leads from Kemsing Road that splits to lead to the successfully keeps the manor as the main focus, the traditional converted Manor and farm buildings separately. buildings provide context and a link to the sites history and the new additions create complimentary, contemporary dwellings that enhance the site without The later map from 1950 shows how extensively the site was added to. A tree detracting from is historic features. lined entrance has been created and considerable changes to the formal gardens and landscaping.

The Lodge The Lodge

Long Barn

Long Barn The Manor The Manor

The Oast The Oast

Figure 14: Ordnance survey map 1871 Figure 15: Ordnance survey map 1950

Page 10 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 8.0 HERITAGE SIGNIFICANCE arched window above it. These works were undertaken when the building was converted to a folly. Heritage status 8.3 State of Preservation As already stated the Manor is listed Grade II and the outlying collection of buildings and barns that were constructed prior to 1948 are listed by virtue of Clearly what defined this building as an oast house has been removed and being within its curtilage and their relationship to it. All listed building legislation rebuilt. Beyond the traditional nature and form of the building there is little defining and policy therefore applies to the Manor and the other historic farm buildings characteristics that make it specifically an oast house except the d shaped plan. on the property. In terms of the NPPF the traditional farm buildings are therefore As previously stated many of the original features have been removed. designated heritage assets. 8.4 Rarity 8.1 Importance of the The Oast in its own right Surviving unconverted oast houses are extremely rare. The oast house at Yaldham Beer brewed with hops became popular in the 16th century. Beer was often Manor has been extensively rebuilt over its history. The original features including consumed as a main drink as water was often not fit for consumption. the cowl and much of the original building fabric no longer exist. Therefore it has became one of the main areas for the production of hops with nearly every farm little significance and rarity. It does however form an attractive farm building having its own hop garden. The demise of hop growing in the late 20th century within a rural landscape and gives context to the setting of Yaldham Manor. led to the removal of these gardens and as a result buildings associated with it, such as oast houses, became redundant. Oast houses were used to dry and 8.5 Characteristic Features store the hops. The Oast in the grounds of Yaldham Manor likely included two square kiln areas one of which has been removed and the second converted The Oast has had a complex history of change and evolution. Its defining to a round kiln that was thought to provide better drying. The barn like structure characteristics are its material finishes and treatments. Its mass and volume hints forming the bulk of the building was likely a hop store circa late 18th Century. at its agricultural past. The building has a number of characterful period features including its stone walls, clay tile roof, timber roof structure and other elements of The building was considerably altered in the 19th century. New doors and joinery. However, there are few clues to its original use that could be defined as windows were inserted and the ground floor barn was split in two with a stone original characteristic features. wall. After 1936 it was converted to a folly and the kiln was converted to a D shaped building. The application in 2009 gained permission to convert the 8.6 Condition building into an independent dwelling, the result of which is seen today. The Oast is in a very good condition and is currently a generous family home in 8.2 Age substantial grounds.

The bulk of the hop store is early to late 18th Century, new fenestrations were 8.7 Use added in the mid-19th century. The area containing the entrance hall is mid-19th century. The D- shaped kiln area is post 1936 as to is the entrance porch and The existing building is used as a residential property. Page 11 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 8.8 Importance of the The Oast to the setting of Yaldham Manor.

The Oast is of enormous importance to the setting of Yaldham Manor. Its forms a period characteristic building that hints at the Estate’s history and success. Clearly, elements of the building have been lost that reflect its original function. However the extents, layout and quality of the building compliments the immediate and wider landscape and community it sits in and it should be appropriately protected.

Conclusion

Due to the substantial changes to the original building and features and building fabric that have been removed over its history the building has not warranted listing in its own right. It does however contribute by forming a link to the estates past. Importantly the proposed changes will make only a minor impact on the setting of Yaldham Manor farm as the application relates largely to an extension on the West side of the building. A modest garage and store in mutated tones reflect the new additions that are already found on the site.

Page 12 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 9.0 THE PROPOSALS Scale

The proposals look to create an extension to the west elevation forming a new The scheme looks to reflect the existing scale of the building. The current property family kitchen and dining area. Some modest alterations are proposed to the enjoys substantial grounds and the proposals are proportionate to the existing interior of the existing dwelling. A new garage and store is proposed to the and neighbouring properties. existing drive and parking area. Appearance 9.1 Design Justification Layout A simple palette of mutated finishes have been selected to compliment those already featured at the site. Dark timber cladding will sit quietly in the landscape The new extension on the West side of the building has been intentionally placed and setting of the Manor. Shou sugi an is a traditional natural finish applied to away from the manor. The proposals will create a family kitchen, living and dining timber that involves charring the surface to form a permanent blackened finish. area that the current building does not include. It will create a seamless link to the This is superior to painting the timber which would require regular maintenance grounds of the property and private views to the countryside beyond. A feature and repainting. This natural finish will be left to weather and patina. A mixture limited in its current guise. of vertical and diagonal details will add interest and modelling to the elevation. Green roofs will create a soft finish that will reduce the impact of the buildings on A previous application gained permission to create a more substantial garage the landscape and any views from the Manor. and store structure that required considerable excavation of current ground levels and abutted the existing stone boundary wall that The Oast shares with Extensive glazing to extension will create light filled internal spaces and also the manor. This proposal is for a more modest garage. Independent of the wall create light connections of the proposed extension to the existing building. The and requires no excavations into any of the raised ground areas. The height of external walls will be retained as stone internally, retaining the feature brick- the building has been intentionally designed to be lower than the boundary walls work allowing the form and materiality of the existing building to be enjoyed and reducing its impact and view it from the manor. preserved. Powder coated aluminium doors and windows will provide quality fenestrations that are particularity suited to larger glazed openings.

height of boundary wall

Figure 16: West Garage elevation Figure 17: Internal view showing the new and old Page 13 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio Access

Access to the property will be predominantly through the main front door. Externally and internally the building will meet the requirements laid out in the Building Regulations Approved documents part M.

9.2 Planning Policy.

In determining proposals that have an impact on the historic environment, local planning authorities are guided by the NPPF, para 192

In determining applications, local planning authorities should take account of: (a) the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; (b) the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and (c) the desirability of new development making a positive contribution to local character and distinctiveness.

For the reasons noted above the impact of the proposed works, subject to the physical alterations of the building preserving its identified heritage significance as detailed in this application, is found to comply with the requirements of the NPPF.

Page 14 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio 10.0 IMPACT ON THE HERITAGE ASSET AND ITS SETTING respectful of the character of the heritage asset.

The works proposed have been intentionally designed to minimise the impact to It would therefore be appropriate to grant planning permission and listed building the heritage asset. The siting, massing and appearance have been thoughtfully consent for the proposal. conceived to reduce their impact. Its is intended that the proposed additions to the property will sit lightly within its setting, subservient to the buildings that surround it. Little public views of the proposals will be seen. No issues that will impact the amenity and privacy of neighbours will be created. Internally a sympathetic approach to the existing building will be taken. Existing finishes will be retained and made a feature of.

The work will preserve the buildings architectural and historic merit while creating the additional spaces required by a young growing family. The new modest extension will not have a detrimental effect to the buildings identified heritage significance and therefore the setting of Yaldham Manor generally. These works aim to contribute to the evolution of the site.

11.0 CONCLUSION

This document has evaluated and shown the importance of the heritage asset. The proposals look to respectfully continue the evolution of the building and replicate its history of change and alteration to enhance its function for this period. Importantly it will create the additional spaces required by the family and establish garaging and storage proportionate to house of this nature

It will conserve the special architectural and historic interest of the building, and create an appropriate extension for the setting of the property that reflects the contemporary vernacular of the new properties on the site.

The proposals analysed in this document are found to comply with the requirements of the NPPF Section 16. Conserving and enhancing the historic environment.

Thoughtful architecture has created new spaces to compliment the existing areas and will provide the additional accommodation required that is sympathetic and Page 15 Statement of Significance | The Oast, Yaldham Manor Drive | MRM Design Studio