Main Heading

Great Haseley Conservation Area Management Plan Management proposals and enhancements and extensions to the conservation area

Appendix 4

May 2005

Great Haseley Conservation Area Management Plan

The Council first published the Great Haseley Conservation Area Management Plan in draft form in July 2004. Following a period of public th consultation, including a public meeting held on 11 January 2005, the Council approved the Management Plan and the conservation area th extensions on 16 June 2005. Part 2 Possible Areas for of St Peter's Church and the Manor Enhancement House are crucial to the setting of the village as a whole as well as to these Great Haseley is an extremely individual buildings and Church Hill. No attractive village which is well development should be permitted on maintained and cared for by its these fields and their agricultural residents and has a well-preserved character, including trees, hedges and historic character. Any new building in walls should be preserved. Apart from the village needs to be carefully the groups of bungalows at Latchford considered so that it both protects and, Lane only one property, Elm Platt (the where appropriate, enhances this bungalow beside the road to the character. In addition minor recreation ground, just outside the improvements could be made, both by conservation area) has a real impact residents to their own properties and in on this setting. Even here the single- the treatment of public spaces. storey form of the building and its The historical development of Great attractive clay tile roof (the tiles are Haseley has defined the extent of the presumably re-used from another village in a way that is strongly evident building) mean that the impact is not as in its character today. The whole severe as might be the case with a eastern half of the conservation area is larger dwelling. Further development in bounded by open fields (with the this area (the eastern side of the exception of modern building at northern end of Road) should Latchford Lane) and based around also be discouraged. While the tennis high ground that contains the Manor courts do not have a strong impact on House, St Peter's Church and Church the conservation area due to the Farm. The northern part, behind screening trees any further Rectory Road, is defined by Backway, development on the site, including a track that primarily serves the garden improved facilities and lighting, needs plots of the houses on the road while to be very carefully considered. the southern edge of the existing Backway is an important historic conservation area follows the grounds boundary between gardens and fields of houses and farms on the southern that has clearly acted to restrict side of Rectory Road. development behind the houses on the The village has today reached a point north side of Rectory Road and which where the historic character is quite should continue to be respected. Any delicately poised in balance with the additional development on the north amount of new building that has side of Backway would dilute the already taken place. It is easy to see historic integrity of the village and will how recent building has already altered be discouraged. This effect can already the village but so far this has mostly be seen where Piccadilly Farm, been absorbed without overwhelming Sailview, Millstone and Jasmine House its historic character. There are very have extended beyond the village few obvious opportunities for the envelope. Jasmine House, in particular, construction of further dwellings in the is very prominent in the landscape village which would not adversely affect when the village is seen from outside the character of the conservation area. the conservation area. This impact is increased by the of land The fields to the north, south and east

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 1 South District Council around new houses with fences, the successful agricultural concern but provision of vehicular access and the should a change of use be proposed planting of screens of conifer trees this would need very careful quite alien to the landscape. The south consideration. This site is in a highly side of Backway is also vulnerable. visible position, with a wide access Although the eastern end is already road and raised ground which makes somewhat spoiled by the proximity to the present buildings very prominent in the track of modern housing, the plots views to and from the conservation behind The Old Barn, The Orchard and area. Nos. 11 and 12 Mill Lane should not be There are several buildings and areas subdivided or provided with increased that could benefit from visual access. Where parking areas have improvement in the village. The former been increased in size or altered, such Congregational Chapel on Backway as at Whistler's Barn and (until recently used by the local Merrythought, the character of horticultural society) presents an Backway has been subtly changed. opportunity for an alternative use that Cumulative change of this sort could would benefit the building. The turn the track into a conventional prefabricated classroom in the school village street and remove its character playground would certainly benefit from as a former agricultural access way. replacement with a better facility but There are several important open this would have to be very sensitively spaces within the village envelope. It is designed owing to the high visibility of an important element of the historic the site. Much could probably be done character of the village that sizeable to improve the view into the modern plots separate the houses, especially in portion of The Farm with judicious the western part and where farmyards planting of native trees while the are found within the core of the village. surfacing of the road could also be Not only would modern infill improved. Similarly, the surfacing of development in these areas be Backway, where it joins Rectory Road intrusive but the loss of open spaces at its eastern end could be improved. would dramatically affect the character The loss of the traditional telephone of the existing buildings. Especially kiosk and its replacement with a important are open spaces separate modern one is a small but sigfnificant from houses, such as those beside loss in the conservation area. Southview on Rectory Road, but large gardens attached to existing houses The use of traditional materials and are also very valuable. Subdivision of detailing can have considerable gardens such as those belonging to positive effect in enhancing the Hallowell, Vine Cottage and No. 14 Mill character of a conservation area. The Lane would not enhance the character owners of historic and prominent of the conservation area. Even small properties are therefore encouraged to areas need to be protected. For remove unsympathetic modern instance, the small open glade on the materials, such as concrete tiles, uPVC path between Mill Lane and Backway windows, soil pipes and plastic should not be disturbed by buildings in rainwater goods and to reinstate the adjacent gardens. It is to be hoped traditional materials such as red clay that The Farm remains an active and tiles, stone or red bricks, painted timber windows and cast iron guttering as

2 GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN District Council appropriate. Repair work should also techniques. Individual replacement tiles be done in a fashion sympathetic to the should always respect the existing character of the building. Re-pointing material and new or replacement roofs rubble stone walls can easily damage a should match the traditional local building's appearance if not done with material to preserve the appearance of care. Variations in colour and the the village. Modern concrete tiles are of application of excessive amounts of a colour, texture and size inappropriate mortar can both detract from stonework to local buildings and should be and obscure it. An unfortunate example avoided. A discordant effect can also of this can be seen at Highway House result from the use of modern machine where areas of traditional pointing tiles on an old roof. Although slate contrast with cement 'ribbon' pointing. would have become available to the A modern window can be quite out of village from the mid 19th century there place, especially if surrounded by is very little to be seen. Old School traditional neighbours. Several House is perhaps the chief example. buildings in the village could be Great Haseley's traditional stone walls enhanced by replacing unsuitable are an important part of the village windows. Dark staining of timber scene and should be cherished. They windows is a largely modern technique are vulnerable to the effects of and can look out of place, especially uncontrolled ivy growth and when seen adjacent to traditionally disturbance by tree roots, so painted windows. Modern brick can management of vegetation is essential. contrast strongly with traditional While most walls seem traditionally to material and may do so all the more have been pointed in lime mortar, because of the scarcity of brick in the inappropriate modern techniques can village as a whole. also be seen, including capping the The owners of thatched buildings in the wall in mortar rather than stone, and village are also encouraged to maintain pointing with cement-rich mortar. The their roofs in a traditional fashion, and latter can not only obscure the edges to remove any block-cut ridges and of the stone when poorly applied and reinstate plain flush ridges, which are give an unattractive finish, but will also part of the traditional thatching style of hasten the weathering of the stone south Oxfordshire, when re-thatching itself. The use of suitable stone for new becomes necessary. Block-cut ridges and repaired walls is essential along can be highly intrusive, especially with the replacement and retention of when placed on large and prominent suitable coping. Lime mortars should expanses of roof. Whilst there are always be used in repair work and several examples of this form of ridge cement mortars should be carefully in the village there are several other raked out by hand before repointing buildings, especially in Mill Lane where takes place. The use of cast concrete plain flush ridges have been reinstated blocks, even those which imitate the in the last few years. Many of the tiled appearance of stone, is highly alien to roofs in the village have a special the historic character of the village and character and are highly attractive should be avoided both in building and because of the colour and texture lent in walls. There are also opportunities to them by the use of local materials and build stone walls as a way of traditional tile manufacturing enhancing the village, for instance at

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 3 South Oxfordshire District Council Nos. 25-28 Rectory Road where low domestic security and access lighting, stone walls instead of fences would both to other residents and to the look attractive and in keeping with the appearance of the area. Lamps, village scene. cabling and lamp posts can detract from an otherwise well-preserved Grass banks are common in Great building and stand out obtrusively Haseley. Where pavements do exist because of their modern nature. Laying their surfacing needs careful underground of existing overhead wires consideration. The use of a standard and cables would also greatly improve tarmac surface is widespread but there the appearance of the village. This is is ample scope for improvement to the particularly so at the junction of Thame surfaces along Thame Road opposite Road and Rectory Road and near the the Manor House and on Rectory Road school and The Farm on Rectory where stone paving would complement Road. The secluded glade on the the walls and buildings and traditional footpath from Mill Lane to Backway is local stone and granite kerbs are also ill served by a telephone pole, already in place. However, if the use of which is quite intrusive in such a small natural traditional stone is not possible space. Other items of street furniture because of expense, imitation stone which would benefit from replacement should always be avoided. Simple include the standard County Council tarmac is an honest solution in these signpost at the junction of Thame Road cases. The stone-on-edge path to the and Rectory Road- a traditional church is an interesting surface. It may wooden fingerpost would be more very well have once been far more appropriate here- and the concrete common in the village and is a suitable posts at the top of Church Hill. option if re-surfacing is considered. Although these have weathered, timber While Church Hill certainly benefits or cast iron would be more appropriate from being an unmade road such a to the character of the area. stone-on-edge surface could in itself look extremely attractive. At the bottom Trees make a significant contribution to of Church Hill the corner of the road is the village and landowners should set with concrete kerbs. These look continue to manage existing trees quite out of place, especially as the sensitively. Consideration of important rest of the road has grass banks. It views into and out of the conservation would be beneficial to the area to area should also be borne in mind remove these kerbs; if kerbing is really when planting or deciding to lop trees, necessary it should be of stone. as should the setting of historic buildings. Views out of the village from Great Haseley is largely without street Backway should not be obscured by lighting, which benefits the trees and owners of properties on conservation area by reducing clutter Thame Road, Church Hill, the western on the main streets in the form of lamp end of Rectory Road (as well as some standards and cabling. Private lighting points on that road mentioned can also have an adverse effect on the elsewhere in this document) should be character of the area by illuminating aware of the position of their properties individual structures or areas of paving in important views. An important part of and throwing light pollution into the the character of the churchyard is its surroundings. Residents should be open aspect so planting of new trees considerate, therefore, when installing

4 GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN South Oxfordshire District Council should be carefully considered, as groups alongside listed buildings. In * These are shown on the should management of hedges. Conifer this category are Nos. 40 and 41 accompanying map trees, being both alien to the landscape Thame Road and No. 12 Mill Lane. Not and capable of creating an intense only private houses but former farm visual impact, are usually ill advised in buildings (like The Old Barn and conservation areas. Hedges and trees Whistler's Barn) and buildings which need to be kept in check and it is are important social elements of the hoped that the conifers by the Miss village have also been identified. The Cross Field will not grow to present a latter category includes the village hall similar sight. The hedge in front of the and the war memorial. Although some school would be much better in beech walls, like buildings, are listed in their rather than conifer. own right (such as those around the Manor House) many others play a Proposed extensions * crucial part in the village's character. Important walls have therefore been The proposed extensions to the identified on the map. conservation area have been referred to in Part 1 and include the allotments and an area to the south-west of Greystones. If these proposals are adopted, it is anticipated that these areas will remain essentially as existing. In the area of the village allotments the Council has significantly improved the appearance of the area through the carefully managed tree planting of the Millenium Wood. At the same time a limited number of allotments has been retained to meet demand.

Great Haseley contains several buildings that have been included on the plan of the conservation area as buildings of local note because they make a positive contribution to the character of the conservation area, although they have not yet been considered to be of sufficient importance to meet the current criteria for statutory listing. Buildings of local note range from substantially intact but altered examples of cottages, like the isolated example on the road to Little Haseley and Nos. 34-36 Thame Road, to Victorian houses like The Old School House and Dame's Bank. Other houses have been included because they form important parts of attractive

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 5 South Oxfordshire District Council Design Guidance for new established and the general form and development siting of the building agreed, the actual appearance of any new building may It has already been noted that there be either traditional or modern, are few development opportunities providing some opportunities for a within the Great Haseley Conservation good designer to experiment with new Area, However, some improvement or materials and details. In all cases, a enlargement of the existing buildings design statement should be submitted. may be possible subject to very rigorous controls and there may be Where a more traditional approach is rare occasions where completely new appropriate, the Council will expect development is acceptable. new building designed in a traditional form within the conservation area to be Scale is the combination of a building's detailed in a manner appropriate to the height and bulk when related to its historic setting. Roofs should be surroundings. The scale of any pitched and covered in handmade clay development should respect tiles or, where appropriate, natural surrounding development. The slate. Local features such as full or half applicant must provide accurate hips may be suitable. Dormers and elevations of the surrounding buildings, rooflights should be avoided, unless showing how the new development will modestly sized and away from the relate to them public viewpoint. Chimneys may The emphasis in any new development sometimes be required in certain or alterations must always be on the locations. need to provide a high quality of Walls will usually be brick, tile-hung or design. This can be innovative modern weather-boarded with traditional design, providing a dramatic feather-edged boarding (not modern contemporary statement, or in some ship-lap). This can be painted or locations, a more traditional design. stained an appropriate colour. Painted Positive change in historic setting can brick or render are more modern provide vitality and interest to the alternatives which are rarely streetscape and designation as a appropriate. The inclusion of small conservation area and the presence of decorative details, such a string listed buildings should not stifle well courses, shaped cills or lintels, thought out, modern design. However, recessed panels and other features any new development in the Great can add interest and a sense of place Haseley Conservation Area should but must be based on local precedent carefully consider the prevailing form of and used correctly. existing development, taking into account scale, density, height and Windows should be timber, painted not massing. These elements may be used stained. Their design should reflect to set out the basic form of the new local styles, usually simple side-hung building or extension, including roof casements or vertically sliding sashes. shape, roof pitch, height, depth of plan If windows are to be double glazed, and, most importantly, the relationship then these must be carefully designed. of the new building to existing Avoidance of glazing bars can assist in surrounding buildings and to the street. achieving a satisfactory solution. 'Stick- Once this basic framework has been on' glazing bars should be avoided at all costs. Consideration should be

6 GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN South Oxfordshire District Council given to alternative ways of complying 4. Existing Conservation with Building Regulations if traditional Policies windows are to be used. In all cases joinery details must be submitted with South Oxfordshire Local Plan planning applications. Modern top-hung adopted by Council, April lights and modern materials, such as 1997 uPVC or aluminium, are always unacceptable. Front doors should also LISTED BUILDINGS be painted timber, again reflecting local POLICY CON 1 historic styles. Proposals for the demolition of any building included on the list of buildings Boundary treatments. of special architectural or historic Traditionally, most boundaries in the interest will not be permitted except in conservation area are defined by stone most exceptional circumstances. walls, with trees and soft hedging on POLICY CON 2 the outskirts of the village. For new The council will make full use of its development it is important that similar powers to serve repairs notices to stone and detailing are used. New prevent the wilful neglect of listed boundaries following this historic buildings. precedent will help development to fit in to its context. Modern alternatives, ALTERATIONS TO LISTED such as concrete blocks, ranch-style BUILDINGS timber fencing, or post-and-rail type POLICY CON 3 fencing are not acceptable. The use of modern materials such as aluminium and UPVC will not normally be permitted for the doors or windows of listed buildings. Sealed double- glazed timber windows will not normally be permitted unless their mouldings precisely match those of traditional windows. The use of secondary glazing will normally be acceptable.

POLICY CON 4 Listed building consent will not normally be granted for proposals which involve the use of cement-rich mortars, abrasive cleaning methods and chemically-based sealants, nor for the painting of unpainted brickwork and stone or the use of unsuitable colour schemes on listed buildings.

POLICY CON 5 The alteration or removal of historic internal features in buildings included on the statutory list of buildings of

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 7 South Oxfordshire District Council special architectural or historic interest character of the area; will only be permitted in exceptional (iii) the retention of existing walls, circumstances. hedges, or any other features which contribute to the character of the CHANGES OF USE AND area. EXTENSIONS TO LISTED BUILDINGS THATCHING STYLE

POLICY CON 6 POLICY CON 11 Any change of use of a listed building In order to protect the traditional must be appropriate to its character, thatching style of South Oxfordshire and any extension must be the District Council will generally sympathetic to the original structure in promote the use of long straw and design, scale and materials and must resist the introduction of patterned not dominate or overwhelm it. block-cut ridges on thatched buildings.

THE SETTING OF LISTED ADVERTISEMENTS IN BUILDINGS CONSERVATION AREAS AND ON LISTED BUILDINGS POLICY CON 7 Proposals for development which POLICY CON 12 would adversely affect the setting of a The council will not normally permit the listed building will normally be refused. display of signs on a listed building or in a Conservation Area which are in CONSERVATION AREAS any way harmful to the character and appearance of the building or area. POLICY CON 8 Where it is accepted that a sign is The council will use all its powers needed, its design and materials under the relevant acts to ensure that should reflect the best traditional the character of individual practice. Conservation Areas is preserved or enhanced. POLICY CON 13 The installation of blinds or canopies of POLICY CON 9 untraditional form or materials on Consent to demolish a building in a buildings within Conservation Areas will Conservation Area will normally only be not normally be permitted. granted if the loss of the building would not adversely affect the character of BURGAGE PLOTS the area, and if there are detailed and acceptable plans for the redevelopment POLICY CON 14 of the site. In the historic towns of Henley, Thame and Wallingford the burgage plots to POLICY CON 10 the rear of the principal streets will When considering proposals for generally be protected from development in Conservation Areas, amalgamation and from development the council will require:- which would diminish their historic (i) the design and scale of new work interest and value. to be in sympathy with the established character of the area; (ii) the use of traditional materials, whenever this is appropriate to the

8 GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN South Oxfordshire District Council PRESERVATION AND an archaeological field evaluation, in ENHANCEMENT OF order to enable an informed and CONSERVATION AREAS reasoned planning decision to be made.

POLICY CON 15 POLICY CON 18 In Conservation Areas, the council will Wherever practicable and desirable, take all available steps to ensure: developments affecting sites of (i) that the introduction or archaeological interest should be intensification of uses which conflict designed to achieve physical with the special character of the preservation in situ of archaeological area is resisted; deposits. Where this is not practicable (ii) that existing walls, buildings, trees, or desirable, the district planning hedges, open spaces and important authority will impose conditions on views are retained, where they planning permissions, or seek legal contribute to the character of the obligations, which will require the area; developer to provide an appropriate (iii) that whenever the opportunity programme of archaeological arises, unsightly overhead wires investigation, recording and publication and unnecessary signs are by a professionally qualified body removed. The statutory undertakers acceptable to the district planning will be urged to site their services authority. underground; (iv) that where necessary, PARKS AND GARDENS OF improvements are made to the SPECIAL HISTORIC INTEREST visual quality of the floorspace, POLICY CON 19 street furniture, lighting and signs; Proposals which would damage the and character, setting or amenities of a park (v) that development outside a or garden of special historic interest, Conservation Area would not have especially those contained in the a detrimental effect on the English Heritage Register, will not Conservation Area. normally be permitted.

ARCHAEOLOGY COMMON LAND POLICY CON 16 POLICY CON 20 The council will not normally permit Proposals for development on or development which would adversely affecting common land, village greens affect the sites or settings of nationally- and other important spaces within important archaeological remains, settlements will not normally be whether scheduled or not, or those of permitted. monuments of special local importance.

POLICY CON 17 Before the determination of an application for development which may affect a site of archaeological interest or potentially of archaeological importance, prospective developers will be required, where necessary, to make provision for

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 9 South Oxfordshire District Council 2011 Second Deposit Draft adversely affect the character of the Local Plan area and, where appropriate, if there are detailed and acceptable plans for Demolition of Listed Buildings the redevelopment of the site.

Policy CON1 Policy CON10 Proposals for the demolition of any The Council will not grant permission listed building will not be permitted. for development which would harm the character or appearance of a Alterations and extensions to conservation area. When considering listed buildings proposals for development in conservation areas, the Council will Policy CON4 require: Any extension to a listed building must (i) the design and scale of new work to be appropriate to its character, must be be in sympathy with the established sympathetic to the original structure in character of the area; and design, scale and materials and must (ii) the use of traditional materials, not dominate or overwhelm it. whenever this is appropriate to the Policy CON5 character of the area. Any alteration to a listed building must The Council will also take account of respect its established character and the contribution made to a not diminish the special historical or conservation area by existing walls, architectural qualities which make it buildings, trees, hedges, open spaces worthy of inclusion on the statutory list. and important views. Proposals for Policy CON6 development outside a conservation A change of use of part or the whole of area which would have a harmful effect a listed building will be permitted only if on the conservation area will not be its character and features of special permitted. architectural or historic interest would be protected. Proposals for a change Advertisements in conservation of use should incorporate details of all areas and on listed buildings intended alterations to the building and Policy CON13 its curtilage, to demonstrate their The Council will not grant consent for impact on its appearance, character the display of signs on a listed building and setting. or in a conservation area which are in Policy CON7 any way harmful to the character and Proposals for development which appearance of the building or area. would adversely affect the setting of a Where it is accepted that a sign is listed building will be refused. needed, it should generally be non- illuminated, made of natural materials CONSERVATION AREAS and to a design and scale reflecting the best traditional practice. Proposals affecting a conservation area Blinds and canopies in Policy CON9 conservation areas Consent to demolish a building in a Policy CON14 conservation area will be granted only The Council will not grant permission if the loss of the building would not for the installation of blinds or canopies

10 GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN South Oxfordshire District Council of nontraditional form or materials on appropriate programme of buildings within conservation areas. archaeological investigation, recording and publication by a professionally- Burgage plots qualified body acceptable to the Council. Policy CON15 In the historic towns of Henley, Thame Policy CON19 and Wallingford the burgage plots to Before the determination of an the rear of the principal streets will application which affects a building of generally be protected from archaeological or historic interest, amalgamation and from development applicants will be required, where which by its nature would detract from necessary, to submit a detailed record their historic interest, amenity and survey and analysis of the building. In nature conservation value. some circumstances, further survey and analysis will be made a condition Archaeology and historic building of consent. analysis and recording Historic battlefields, parks, Policy CON16 gardens and landscapes The Council will not permit development which would adversely Policy CON20 affect the sites or settings of nationally- Proposals which would damage the important archaeological remains, character, setting or amenities of a whether scheduled or not, or those of battlefield, park or garden of special monuments of special local historic interest, especially those importance. contained in the English Heritage Registers, will not be permitted. Policy CON17 Before the determination of an Common land application for development which may affect a site of archaeological interest Policy CON21 or potentially of archaeological Proposals for development on or importance, prospective developers will affecting common land, village greens be required, where necessary, to make and other important spaces within provision for an archaeological field settlements will not be permitted. evaluation, in order to enable an informed and reasoned planning decision to be made.

Policy CON18 Wherever practicable and desirable, developments affecting sites of archaeological interest should be designed to achieve physical preservation in situ of archaeological deposits. Where this is not practicable or desirable, the Council will impose conditions on planning permissions, or seek planning obligations, which will require the developer to provide an

GREAT HASELEY CONSERVATION AREA MANAGEMENT PLAN 11 South Oxfordshire District Council Alternative formats of this publication are available on request. These include large print, braille, audio cassette, computer disk and email. Please contact the Press and Publicity Officer on 01491 823748 or email [email protected]

Conservation and Design Benson Lane, Gifford

Wallingford OX10 8NJ source sustainable from paper free Chlorine Elemental Tel: 01491 823773 Fax: 01491 823777 Email: [email protected]

www.southoxon.gov.uk

05/2005