Bath and North East Somerset Planning Services South Stoke Conservation Area Appraisal
June 2014 Contents
Introduction 3 Summary of Special Interest 3 Assessment of Special Interest 4 Recommended Management Proposals and Conservation Area Boundary Changes 17 Community Involvement 18 Planning Policy Context 18 General Guidance and Policy 19 Further Reading 20 Glossary 20 Contact Details 20 Introduction
South Stoke was identified as being The appraisal identifies elements of special architectural and historic which contribute to the character of interest and was designated a the area and those that detract from Conservation Area 21 July 1982. it. This provides the basis upon The extent of its boundary which to develop proposals for incorporates the main core of the preservation and enhancement. village. The preparation of the statement The Council has a duty to preserve also enables the local community to or enhance the character or participate in the identification of appearance of Conservation Areas features which are important to the in exercising its planning powers, special character of the area in and to reappraise the boundaries which they live. from time to time. This appraisal will be a material consideration in the determination of planning applications.
Summary of Special Interest
Unusual hillside location and Facades and roof ridges follow exceptional landscape setting on topographic contours the southern edge of the Prominent position of the Manor Cotswolds within the Cotswolds Farm which constitutes an early Area of Outstanding Natural farm complex with rare surviving Beauty late mediaeval agricultural Village built into the slope of a buildings valley overlooking the Cam valley A heritage anchored in a Saxon Traditional walling is an important feature affording fine extensive vistas Charter of 961 and common boundary treatment unencumbered by large scale Prevalence of historic buildings modern development and boundary walls built of local Contribution of natural landscape Oolitic limestone including the features such as ancient Parish Church of St James The deciduous woodland and narrow Great of Norman origin (and often steep) lanes lined with Interesting historic street furniture hedgerows and features including listed K6 Spring-line settlement resulting telephone kiosk and historic post from underlying geological box character Proximity to Somersetshire Coal Small to medium irregular field Canal located in the Cam Brook Views from the footpath afford views of patterns with hedgerow valley below attractive internal green spaces boundaries dating from Village pattern and grain that has mediaeval period undergone little change and Peaceful rural atmosphere with witnessed limited modern little intrusion from traffic despite development proximity to Bath Nucleated village form with Absence of street lighting, traffic central village green signage, adverts and footways Vibrant community sustained by Strong archaeological presence centrally located parish church, and potential including the community hall and The Wansdyke 400 metres to the Packhorse Inn north, Roman villa sites and The church is an important landmark industrial heritage of the building Somersetshire Coal Canal 3 Modern OS map of South Stoke showing the pattern of footpaths
Assessment of Special Interest
Location and Setting deeply set with characteristic high that is otherwise hidden from view The village and Parish name of banks that meander freely across and a link to the landscape beyond South Stoke derives from Old the floodplains of these valleys. from where its landscape setting English meaning outlying farmstead They are also an important and context can be viewed and or hamlet, secondary settlement to contributor to local natural heritage understood. the south. It is one of many small and biodiversity. settlements to the south of Bath that has been able to maintain its These steep river valleys provide a historic rural character and striking landform on the southern- tranquillity despite its proximity to a most escarpment of the Cotswolds. busy urban centre. As the name The landscape has typically been suggests, it is located just to the influenced by millennia of south of the City of Bath on the side agricultural activity and there is a of a small but steep river valley mixture of arable and pastoral land typical of this area within the cover in roughly equal measure. The Cotswolds Area of Outstanding irregular field patterns tend to be Natural Beauty. small to medium in scale, with hedgerow boundaries. There are three main brooks that flow through these valleys: the Cam There are principally two public and Wellow brooks merge to form footpaths within the Conservation The village has a precipitous and the Midford brook, which is a Area: one to the west that joins the dramatic south facing position tributary of the River Avon, and it is Limestone Link national trail and the Cam that the settlement sits another to the east that progresses above. The landscape is to the south. These paths offer an considerably influenced and interesting opportunity to view the characterised by these small brooks interior of the Conservation Area
4 General Character and Plan Form is the particularly peaceful rural The absence of modern The village possesses a nucleated atmosphere and character of the development on the perimeter and village green form with the route village. the way in which the village and the through bisected by the Green, landscape opens out before you to which creates an interesting Because of the position of the the south as you enter from a narrow circuitous route that necessitates a village, built onto the south facing and enclosed entrance creates a slow passage through the village. slope of the valley, vistas are a key dramatic sense of arrival from the For the most part it has a compact and important element of the north. The juxtaposition and close and close grained townscape with character of the place and views proximity of the village and city offers some substantial buildings set within beyond the village are uninterrupted an intriguing and interesting contrast. large grounds hidden from view by by development of any kind. South This, while not unique, is unusual for trees and general plant growth. The Stoke has miraculously retained its a settlement so close to a large route out of the village to the south physical and emotional separation urban area but again is partly due to descending into the valley below is and its historical and architectural the village ‘having its back’ to Bath in remarkably steep and narrow integrity despite its close proximity being located on the side of a steep providing a sense of drama and to Bath, an aspect noted by Nikolaus escarpment within a different valley. atmosphere as one descends into Pevsner writing in the 1950s: the countryside beyond the village. ‘The happy sight of a village still Having entered the village it is easy entirely unsuburbanized, though only to forget that there is a bustling and two miles from the main station of a busy city within close proximity, such city’.
Landscape organically within the landscape and The underlying geology originates fitting into, and working with, its principally from the Jurassic period geomorphology. This integration and is dominated by Oolitic with the landscape is further Limestone typical of the Cotswold enhanced and augmented by the range however the layers can be use of local limestone in the summarised thus in descending construction of the buildings order: including the Parish Church of St James the Great. Forest Marble Great Oolite The surrounding landscape is also Fuller’s Earth close grained with myriad Inferior Oolite patchwork of small irregular fields of Midford Sands different shapes and sizes with narrow steep sided lanes often South Stoke sits at the southern overhung with trees and lined with edge of the Cotswolds Area of hedgerows. The surrounding fields, Outstanding Natural Beauty (AONB), enclosed by hedgerow boundaries, a recognition of the outstanding and have changed little since the The Conservation Area has an special quality of the landscape. mediaeval and post mediaeval outstanding landscape setting within This designation provides a vitally periods. They were not, for the Cotswolds AONB important control for development instance, affected by the that could be potentially harmful to rationalising endeavours of the such a sensitive area in terms of Enclosure Acts of the 18th and 19th both its built and natural heritage. centuries. In the valley below the The settlement is located just settlement there is evidence of outside the southern limits of the mediaeval, possibly earlier, Bath World Heritage Site but within enclosure of water meadows its immediate setting. described as ‘rich, wet grassland’. There are also areas of ancient Despite its close proximity to the mixed deciduous woodland suburban fringes of Bath, the village consisting typically of native species feels entirely rural and distant from including ash and oak with willow the city. There is a feeling of a and alder lining the river banks. The buildings are typically constructed settlement having developed in local Oolitic limestone
5 Historic Development Tottanstoc, to Bath Priory, a From the archaeological record (see Benedictine monastery of the Archaeological Significance) that ‘Church of the Blessed Peter at includes Bronze Age, Iron Age and Bath’. The estate developed into the Roman pottery potsherds, including manor and remained in the Roman Samian Ware bowls, it ownership of the Priory until the appears that the site has been Dissolution at the time of Henry VIII occupied for thousands of years. in the mid 16th century. The archaeological record from the Roman period, as one might expect, Development of the manor gave rise is especially significant and Roman to the settlement we know today villas have been discovered in close and it would have accommodated proximity to the Conservation Area. the agricultural labour for the manorial estate. The Manor Farm The settlement was later occupied complex of buildings still survives in the immediate post-Roman and constitutes an important period by the Anglo-Saxons who heritage asset making a positive were probably responsible for the contribution to the Conservation construction of the West Wansdyke Area’s historic character and to the north of the village possibly in environment. the late 8th or early 9th century. It is thought that this formed a physical There is, however, no explicit earthwork boundary between the mention of South Stoke in the kingdoms of Mercia and Wessex. Domesday Survey of 1086 and Later Edgar, King of Wessex and therefore its inclusion remains The ornate Norman north doorway crowned King ‘of the whole land of somewhat obscure. It has been to the Church of St James Albion’ at Bath in 973, in a charter suggested that its 5 hides were of 961 gave the estate lands of implicitly included in the 20 hides of South Stoke, known then as Bath or the 9 hides allotted to
OS first edition map of 1885
6 Monkton Combe although both Crown was a negligent absentee reactions as the one expressed by assertions are merely educated landlord whose neglect of South Nikolaus Pevsner, included above. conjecture. What is clear, however, Stoke had resulted in the decay of More objectively it is worth noting is that Norman culture impacted on the Church. Further destruction to that in the 1801 census the the settlement and this is evidenced the church was caused by the Great population of South Stoke was by the ornate north doorway of the Storm of 1703 and the calculated as being 188 (95 males Church of St James the Great, churchwarden’s accounts of the and 93 females) and has merely dating from between 1160 and time record the subsequent approximately doubled since that 1170. repairing of the Church. time. The parish as a whole was noted as possessing just 42 Following the Dissolution in the The village has undergone some dwellings at this time and although 1530s the Manor and its property changes from the mediaeval period this has obviously increased, the were acquired by the Crown rather onwards and has witnessed village has experienced only minor than being sold to private wealthy development in each subsequent development in the 20th century landowners, as was the case with century, but the overriding mainly along the ridge. In the much of the monastic property at impression is one of continuity and Conservation Area there are now this time. In 1555 the containment. This continuity is approximately 60 dwellings. churchwardens commented that the anecdotally evidenced by such
Activity and Former Uses English Geology.’ There does not The settlement owes its appear to be any evidence as to establishment to the fact that the whether either route had a significant surrounding area afforded impact on the economy of South appropriate conditions for Stoke or its development. agricultural activity for all types, including fertile soils for cultivation While there is documentary evidence and pasture for the rearing of sheep of a brewery at the village in the 18th and cattle. The existence of Roman century, the South Stoke Brewery villa sites, which were essentially was established in the 1830s. It was farm houses, is also testimony to the an important industry in the village favourable agricultural conditions. As which has left its architectural mark with most other settlements South with a number of extant buildings in Stoke’s economy was principally the village. These include the vaulted agrarian until the latter part of the storage cellars fronting Packhorse twentieth century. The Manor Farm Lane, which were used for the Part of the Manor Farm complex and other farms in and around the storing of beer barrels. The brewery, Conservation Area provide the having suffered long-term decline, physical evidence for this. Also, the finally closed in about 1909 and Tithe Map of 1840 provides evidence some of the associated buildings that strip farming was practiced in were demolished in 1921. South Stoke in the four long fields shown where Plough Field is now, The mining of Fuller’s Earth was an situated just to the north east above important industry in and around Springfield Nurseries. South Stoke with extensive fulling, or tucking, mills at nearby Midford. It The Old Post Office and Slipway was an intrinsic element in the were formerly the post office, success of the Cotswold woollen The brewery vaults of the grocer’s and butcher’s although both industry. The South Stoke quarry, former South Stoke Brewery have since been converted to opened in 1886 and closed in 1894, dwellings. was an open cast quarry situated just to south of Hodshill. The Somersetshire Coal Canal, constructed in 1795 just to the south To the east there are the remnants of The church, community hall and The of South Stoke, was later the former Clifford’s Nurseries which Packhorse public house, all of which superseded by the GWR branch line was an important local employer are centrally located, provide for railway, which followed the route of within the Parish that took full vibrancy and hint at an active the canal for much of its length. The advantage of the fertile south facing community. canal surveyor was William Smith, slope for horticultural propagation author of the first geological map and market gardening in the late and regarded as the ‘Father of 19th and early 20th centuries. 7 Archaeological Significance Other Roman finds have been found South Stoke is rich in archaeology to the south of the village at and there is a significant Hodshill. Fishponds of mediaeval archaeological potential within the origin have also been identified to parish. The most important the south of the village. Much of the archaeology is arguably the West discovery of this archaeological Wansdyke, a substantial linear record has come about from earthwork of Anglo-Saxon origin incidental activities over the last 200 and a Scheduled Ancient years although there has been some Monument situated just to the north limited archaeological field work of the settlement. Being the and excavation undertaken by early northern boundary of the Parish, it 19th century antiquarians and provides a physical boundary latterly in the late 20th century. between South Stoke and Bath. As it proceeds through Bath, the There is also an industrial Wansdyke has been severely archaeological presence in the compromised in places by the remains of the disused modern development of suburban Somersetshire Coal Canal that lay expansion. just to the south of the Conservation Area and also the GWR branch line, Predating the Wansdyke is an Limpley Stoke to Camerton Railway, unsurprising and considerable that superseded it. Indeed the The Packhorse Inn and the Village Hall together with the church are important Roman presence including the railway was largely constructed social centres for the village Fosse Way that runs just to the west along the route of the canal. of the settlement. A Roman villa site has been identified from the From the rich and significant archaeological record, and two archaeological record it is obvious other sites are regarded as being that South Stoke has considerable possible villas: one to the east at archaeological potential and this South Stoke House described as should inform any decisions being of ‘high status’, one to the regarding future development both south east at Southstoke Hall and inside and outside the Conservation another to the west at Sulis Manor. Area. This is particularly the case regarding the West Wansdyke earth Various artefacts have been work, which has already been discovered at these sites including significantly compromised by carved masonry, such as columns development in the 20th century. and capitals, sarcophagi complete South Stoke, therefore, should be with human remains and grave regarded as a fragile and vulnerable goods of Samian ware pottery. The historic environment that requires last excavation at these sites was in careful consideration in all future 2002. Samian ware and many other planning decisions. items have also been found in gardens in the Conservation Area and in surrounding fields. Finds have included items from the Bronze and Iron Ages.
8 There are outstanding views into and out of the Conservation Area
Key Views and Vistas There are also outstanding views to The elevated position of the be had looking outwards from just Conservation Area, built on the side outside the Conservation Area from of a steep valley side, benefits from the Grove Path and from the outstanding long range views to the Millennium Viewpoint to the west. south and into the valley below. There are many positions within the The principal views into the Conservation Area where one can Conservation Area are to be had experience these views. from Hodshill where the setting of the compact village and The principal view points are from Conservation Area can clearly be the southern part of the churchyard; seen. This view is important to the Green; the north east corner at understanding the setting of the Pack Horse Lane; Old School Lane Conservation Area and how it might from the Packhorse Inn, which be compromised by development affords a medium range view into ‘spillage’ from Bath. From this the valley; and from the far west of position the setting and landscape the Conservation Area, where there context of South Stoke and its short are medium range views to the distance from Bath can clearly be north, long range views to the south appreciated as can the importance west, and also views of the western of maintaining the compact form of edge of the Conservation Area. the village and its particular and separate historic identity.
9 South Stoke Conservation Area Extended 3 June 2014
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11 The prevalent building style is mainly modest 2-storey cottages interspersed with more substantial, grander buildings which provides for an attractive variation in character
Architectural and Historic
Qualities of the Buildings The Conservation Area benefits from The Church has a strong visual The predominant building material is a good number of attractive listed connection to the Manor Farm and local Oolitic limestone and the buildings including the Manor Farm other buildings in this area. Together, architectural style is typical for the and farm complex, which has some they form a very important group region. This could be described as rare survivals such as the 15th occupying a prominent position Cotswold vernacular dating generally century tithe barn, late 16th century between the centre and the western from the 17th century. There is dovecot and early 19th century edge of the Conservation Area. architectural variety, however, with horse engine house. The farmhouse the presence of some substantial itself dates from the early 17th The Packhorse Inn has a date of polite classical buildings and Gothic century. 1674, although it has been style Regency and Victorian villas. suggested that it incorporates an However the predominant style is The Parish Church of St James the earlier building possibly of mediaeval modest 2-storey cottages. Great, constructed of local origin. It is a typical Cotswold style limestone, dates from 1160 to 1170 building with attic gables, relieving The use of local limestone rubble in and has an outstanding ornate arches and drip or hood mouldings the construction of boundary walls carved arch over the north door. The above the windows. It is a former and in many of the buildings is church has typically undergone farmhouse originally named The ubiquitous. Much of this is now changes throughout its history right Breath, although it seems likely that exposed natural stone, although the up to the mid-Victorian period. There this is a misreading of “Breach” earlier buildings would have been are some outstanding churchyard meaning land newly broken up by either lime washed or lime rendered. monuments many of which are listed ploughing. It became a public house The general form of the buildings is in their own right. The churchyard is in the mid 19th century. This low rise with several short terraces interesting in the way the north and building, along with the Manor Farm that follow the contours on the valley west sides are closely bounded by and Parish Church, is an important slope. the backs of some very attractive and significant building within the small cottages called The Grange at Conservation Area. Roof materials vary with some slate the Manor Farm with no back yards, and some local Forest Marble stone gardens or boundary walls. This tiles that can still be seen on the results in an unusually domestic Manor Farm buildings and the sense of enclosure to the church and Church of St James. However, the a feeling of intimacy to a beautiful predominant roof material is clay and atmospheric historic pantiles. environment.
12 There is a rich variety of building styles and interesting churchyard monuments the majority of which are constructed from local limestone
A more substantial building to the The Priory is another significant and east is Southstoke Hall constructed prominent building in the middle of in local stone. It was originally a the Conservation Area dating from small building dating from medieval 1850 in a Tudor Gothic style and, times constructed around a although it differs significantly with courtyard and added to in the 17th the small scale local vernacular and 18th centuries and an ashlar buildings, it is an impressive building. facade was added to the south facing elevation in circa 1800 at the Priory Cottage, adjacent to The same time as the east wing was Priory, is a mid 18th century barn added. It has an interesting building conversion and is more typical of the at the entrance named The Lodge local vernacular with ovolo mullion dating from the mid 19th century in a windows, timber casements and Gothic style decorated with rendered finish to the walls. idiosyncratic carvings of green men and grotesques. The iconic historic K6 telephone kiosk occupies a prominent central The Stable House, originally the position just to the western edge of stables to Southstoke Hall, is an the Green and constitutes an attractive building from the late 18th important element of the historic century. public realm and street furniture.
The Brewery House, which occupies The churchyard has many highly a prominent position within the interesting, outstanding and unusual centre of the village just above the monuments one of which is on the Green, was built for the owner of the B&NES Buildings at Risk Register. former South Stoke Brewery. This is a Regency Gothic Revival villa dating from circa 1820 and has a typical crenelated parapet detailing. The historic K6 telephone kiosk is an important streetscape feature
13 Locally Important Buildings To the south there are The Parish There appear to be several unlisted Hall and a number of very attractive buildings dating from the 17th, 18th cottages such as: and 19th centuries, mostly small cottages built of local limestone, Packhorse Cottage that can be regarded as heritage Snowdrop Cottage assets. They make a considerable Sunny Side contribution to the character of the Rose Cottages Conservation Area and to local School House distinctiveness. A good example of Malthouse Cottage this are houses and cottages to the Ivy Cottages north and north eastern corner Old School House including: Russell Cottages Victoria Cottages South Knoll Packhorse Cottages Hillside Cottage Courtmead Quoin Cottage Shepherds Mead Upper Cottages The Old Post Office and Slipway The cottages just to the east of the (see Opportunities for churchyard, Russell Cottages and The locally important buildings make a Enhancement and Victoria Cottages, form an attractive significant and positive contribution to Recommended Management group and contribute positively to the character of the Conservation Area Proposals) the setting of the Church and Manor The Old Vicarage Farm. Brewery Cottage Longhope Within the Manor Farm complex Pound Cottage there is an outstanding granary Beech Cottage centrally located and a barn or cow Chestnut Cottage shed to the north west corner. Barleybrake These buildings are protected by Brantwood being within the curtilage of the Manor Farm.
It is clear that the architectural and historic interest in some of these buildings may warrant them being listed as designated heritage assets. They may, therefore, be worthy of further investigation as part of the recommended Management Proposals. 14 Trees and Green Spaces Opportunities for Enhancement Trees are an important feature of the Although the Conservation Area is Conservation Area particularly obviously well cared for there are within the boundaries of the more some opportunities for significant buildings such as the enhancement and, indeed, the Manor Farm, Southstoke Hall and community has already undertaken The Old Vicarage. Species in these some important work. For instance areas include mature Cedar and a the removal of telephone poles and number of beech trees. the relocation of cabling underground. This has had an The small gardens in the extremely positive impact on the Conservation Area are mostly village, particularly in the centre attractive cottage style gardens around the Green. Further telephone planted with classic varieties and pole removal is being planned and vegetable plots. These gardens are the Council would greatly often on an incline framed by ‘cock encourage this. and hen’ limestone walling, which constitutes an important element of To the west of the Green there is a the character of the Conservation defunct water trough that could be Area. rebuilt using local natural stone. This would provide an attractive The presence of inappropriate tree central focus. The sound of running species, such as Leylandii, is limited water would complement the and instead there is an abundance appearance in an area much used of appropriate deciduous broad leaf by the community. trees including many native species. The Green itself is an important The Green is centrally located and central feature and focal point much as such is an important feature. It used by the community and visitors visually ‘softens’ the hard surfaces although there are some minor that dominate this part of the improvements that could be made. Conservation Area. The churchyard For instance there has been some is another important and attractive planting with domestic plant green space that also affords varieties that detract somewhat outstanding views. from the traditional character of the Green and their removal would The two footpaths within the improve its appearance. Conservation Area to the east and west provide access to important There are some utilitarian tubular green spaces. The footpath to the steel handrails, such as those on east is lined with mature trees, such the Slipway and also on the as substantial chestnuts, and it southern side of the main access to affords glimpses into attractive the Packhorse Inn, which could be formal gardens and hedged fields. replaced with a more appropriate The footpath to the west, known as design. The frontage to the the Grove Path, is bounded by soft Packhorse Inn would generally verges with a thick tree canopy. It benefit from improvement works in leads to the western extremity of order to enhance the setting of this the Conservation Area where there important building within the Green spaces are an important element of the Conservation Area are outstanding views to the south Conservation Area. west and into the Cam Brook valley. The Slipway that runs to the eastern The grounds to Southstoke Hall and edge of the Green is an attractive the Vicarage offer significant and and interesting historic footway attractive green spaces that make a although it has been much positive contribution to their neglected in recent times and as settings and to the character of the such inhibits use by pedestrians. Conservation Area. This requires considerable
15 improvement in order to make it more useable for pedestrians and also to return it to its former and original condition as an important, attractive and useable historic feature. It should be noted that the community has entered into discussions with the Council regarding this matter having identified it as a priority for works of enhancement within the Conservation Area.
Many of the boundary walls have been re-pointed using cement and any future work should be encouraged to use lime mortars to a Modern development and colour that matches the local suburbanisation has had a negative limestone. impact on the Conservation Area
Boundary walls are traditionally constructed in dry stone style, indicative of the Cotswold region, and any new or replacement walling should be constructed with reference to this vernacular style.
Negative Areas General Condition The modern development at the The condition of the South Stoke northwest of the Conservation Area Conservation Area is generally occupies a prominent position and excellent and it is obviously a village deviates considerably from the style that is being greatly cared for which and character of many of the is a result of considerable local historic buildings in the village. community pride. It has been able These buildings are of an to retain its separate and individual architectural style that is having a identity and rural atmosphere negative visual impact on the notwithstanding its very close Conservation Area and adversely proximity to the outer fringes of affects the setting of adjacent and Bath. Importantly this has been the significant historic buildings such as case since its beginnings as a the church and the eastern part of settlement approximately 1500 the Manor Farm. Their open and years ago. prominent position exacerbates their negative impact as do the Apart from one churchyard garages built into the bottom of the monument there are no other slope that they occupy. buildings at risk within the Conservation Area. Generally the There are a number of historic condition of historic buildings, buildings, including former traditional walling and other agricultural buildings, that have surfaces and green spaces can be undergone insensitive conversion. considered to be in excellent The use of inappropriate plastic condition. doors and windows gives them a suburban character, which detracts from the buildings themselves and also from the setting of listed There are some opportunities buildings and the conservation area. for enhancement
16 Recommended For instance, the owners of Ivy Cottages should be encouraged, Management when replacing doors and windows, to use appropriate Proposals and design and materials in order to reinstate the original appearance Conservation Area of what should be a unified Boundary Changes terrace.
Change is inevitable in most Where there are surviving original conservation areas. The challenge is doors such as the right hand to manage change in ways that door in the image (left) these maintain and reinforce an area’s should be replicated and their special qualities. Inappropriate removal discouraged. This development and increases in traffic attractive terrace could be further on narrow country lanes, for improved, for instance by instance, can have a negative replacing the hard standing to the impact that needs to be avoided if front with a more appropriate the character of rural conservation surface treatment areas is to be maintained. Ivy Cottages form an attractive terrace of locally important buildings that have There are a number of The modern development just to undergone insensitive alterations that undesignated historic buildings the north of the church as have had a negative impact on their that should be considered for discussed above constitutes one appearance such as inappropriate statutory listing of the most significant negative modern replacement doors and features of the Conservation windows. The door on the right of the The community has instigated Area. As such careful photographs is the original door and undertaken the removal of management proposals should telephone poles and overhead be put in place to mitigate its cables. This has had a impact. However in the long term significantly positive impact on the character of the Conservation this may be regarded as an The use of modern materials Area and, therefore, the removal opportunity site for good quality such as cement should be of the remaining poles should be redevelopment discouraged when considering greatly encouraged repairs to historic buildings and The utilitarian tubular steel boundary walls. Where cement The Green has been planted with handrails in evidence throughout has been used in the past owners some inappropriate domestic the village should be removed should be encouraged, when garden varieties which detract and replaced in a more appropriate, to replace this with from its central community and appropriate style. Indeed there lime based mortars are existing historic examples civic function. The removal of these species would improve the which could provide a pattern There are some historic buildings appearance of this important that have been fitted with green space making it more The Slipway historic footway inappropriate plastic windows at appropriately open and requires considerable odds with their traditional style accessible as a community improvement and following and construction. This has a meeting place and leisure area investigations and research this detrimental affect on the should be restored to its original buildings, on the setting of listed The defunct village water trough condition using local craftsman buildings and on the conservation to the west of the Green should and locally sourced materials. It area as a whole. Owners should be reinstated using local is noted that there is considerable therefore be encouraged to craftsman and locally sourced community support for such a reinstate traditional timber materials scheme and indeed preliminary windows. Such improvements proposals have already been put will have significant benefits not Any future boundary treatments forward least in terms of sustainability. should consider the local Cotswold vernacular style of dry stone walling with cock and hen capping
17 An Article 4 Direction could be A conservation area is defined as: implemented to safeguard the traditional style of the doors and ‘…an area of special architectural or fenestration of the unlisted historic interest, the character or buildings appearance of which it is desirable to preserve or enhance’. The setting of the village and its Conservation Area is an intrinsic The quality and interest of the area and highly important element of as a whole, rather than individual its character and the visual buildings, is the main consideration envelope that it is contained Brantwood when designating such areas. within should be preserved now form an attractive group of Designation introduces a general The churchyard of St James historic buildings that make a control over the demolition of most church has a chest tomb that is positive contribution to the buildings and tree felling/surgery. on Bath and North East Somerset character of the Conservation The scale of extensions that may be Council’s Building at Risk Area. Furthermore this site from added to existing dwellings as Register (BARs) and would where the former nurseries “permitted development“ is also benefit from some careful and operated contributed to the limited. sensitive conservation social, economic and cultural life of the village and can be While there may be resource regarded as a significant aspect implications from higher Conservation Area of its later historic development. expectations for the maintenance of Boundary Changes existing buildings and the quality of new works, for most owners these (2014) Community are outweighed by the cachet of Involvement designation. Reassessment of conservation area boundaries is one of the purposes Designation also provides the basis Public support and involvement is of an appraisal and, following a for policies designed to preserve or essential to the successful review, the boundary has been enhance all aspects of character or management of conservation areas. amended to include: appearance that define an area’s Accordingly, this appraisal has been special interest. prepared with the kind assistance The area to the northwest to of individual members of the Parish include the entire estate and Section 71 of the Act requires the Council who have provided parkland of Brantwood House, local planning authority to publish invaluable assistance and advice. which is a significant historic proposals for the preservation and In addition, the first draft of the building in the spirit of the Arts enhancement of conservation areas document was sent to the South and Crafts and of a Jacobean and an appraisal provides the Stoke Parish Council for style utilising local materials and means for this. consideration and comment. architectural detailing. It is set within substantial and attractive Section 72 requires that, in grounds and ornate gardens Planning Policy considering applications for which contain some significant development in a Conservation tree species including a mature Context Area, special attention shall be paid Cedar. When viewed from the to the desirability of preserving or south at Hodshill it is apparent Conservation Areas are designated enhancing the character of that that Brantwood is part of the under the provisions of Section 69 area. village and makes a positive of the Planning (Listed Buildings contribution to the Conservation and Conservation Areas) Act 1990, Conservation Area appraisals are Area which places a statutory duty on considered by English Heritage to local planning authorities to be vital to the conservation of these To the north east along determine which parts of their area special areas. The content of this Packhorse Lane there is a group are areas of special architectural or statement is based on the of substantial late Victorian and historic interest. suggested approach set out by Edwardian villas. They were English Heritage. associated with the former Clifford’s Nurseries, and they
18 1 Guidance on conservation area appraisals (2006) and Guidance on the management of conservation areas, English Heritage (2006) South Stoke is a rural settlement The NPPF is further explained in the General Guidance located within the statutory Green National Planning Practice Belt where the policy towards Guidance. Chapter 18 provides and Policy significant levels of new answers to a series of questions development is normally restrictive. about the way in which heritage The National Planning Policy This purpose of the Green Belt is assets should be addressed through Framework, DCLG 2012 clearly of the utmost importance to the planning system. The National Planning Practice the integrity of the South Stoke Guidance, DCLG 2014 Conservation Area. The Council’s policy for planning, Saved policies from the Bath & including the historic environment, North East Somerset Local Plan Furthermore South Stoke is situated is currently under review. Until the 2007 within the Cotswolds AONB where Core Strategy and subsequent local Understanding Place: the significant controls and policy planning policies are adopted, the Conservation Area Designation, designations of the Cotswolds current policies, saved from the Appraisal and Management, AONB Management Plan apply to Bath and North East Somerset English Heritage (2011) planning control in the Conservation Local Plan, remain part of the Conservation Principles: Policies Area. Development Plan Further & Guidance, English Heritage information on the current 2008 The location of South Stoke within Development Plan for Bath & North Bath & North East Somerset, the setting of the Bath World East Somerset can be viewed on Living in a Conservation Area, Heritage Site is also a contributory the Council’s website by following 2003 factor in the need to preserve and the link to the Planning Policy Bath & North East Somerset enhance the area. The UNESCO homepage or by contacting the Streetscape Manual, (Adopted Report on the management of the Planning Policy Team on 01225 April 2005) Bath World Heritage Site recognises 477548. Archaeology in Bath and North the need, in paragraph 7 of its East Somerset: Supplementary decision paper, ‘to enhance the Planning Guidance 2004 protection of the surrounding Rural Landscapes of Bath and landscape of the (World Heritage North East Somerset: A Site) to prevent any future Landscape Character developments which could have Assessment, Adopted as adverse and cumulative impact Supplementary Planning upon the Outstanding Universal Guidance 2003 Value of the World Heritage Site’. Avon Historic Landscape Characterisation Methodology, The National Planning Policy Chapman, 1997 Framework (NPPF) sets out the Cotswolds Area of Outstanding Government’s policies for Natural Beauty Management Plan sustainable development, which (2008- 2013) includes the conservation of the “Analysis of Conservation historic environment. When Potential” – the original Wansdyke developments are proposed, the Council map defining the existing Framework requires the significance Conservation Area as designated of heritage assets – archaeology, in 1982 listed buildings and conservation The 1984 revision to the Statutory areas – to be defined and it stresses List of Buildings of Special that ‘as heritage assets are Architectural or Historic Interest irreplaceable, any harm or loss Bath & North East Somerset should require clear and convincing Local Plan 2007 as revised justification.’ Bath World Heritage Site Setting Study: Information Paper 2009 Avon Historic Landscape Characterisation (1995)
19 Further Reading Glossary Contact Details Buildings of England: North Listed Buildings: Buildings on the Bath & North East Somerset Council Somerset and Bristol, Pevsner, Statutory List of Buildings of Special Planning & Transport Development N. (1958) Architectural or Historic Interest PO Box 5006 compiled by the Secretary of State Bath The Archaeology of Avon: A for Culture, Media and Sport under BA1 1JG Review from the Neolithic to the the Planning (Listed Buildings and Middle Ages, ed Michael Aston Conservation Areas) Act 1990 Telephone: (01225) 477000 and Rob Iles, Avon County Council Conservation Area: Defined by Further contact details can be found the 1990 Act as ‘areas of special on B&NES Council’s website: The Book of South Stoke with architectural or historic interest, the www.bathnes.gov.uk Midford: The History of a Parish character of which it is desirable to ed Robert Parfitt (2001) preserve or enhance’. Contact for advice regarding:
Article 4 Direction: A direction Listed Buildings and Listed under Article 4 of the Town and Building Consent Country Planning (General Archaeology Permitted Development) Order 1995 Conservation Areas – as amended. Article 4 Directions Works to trees within remove specified permitted Conservation Areas development rights and can be Planning Permission made to cover parts of a Planning Policy Conservation Area where there is a Urban Design clear and immediate threat to the amenity of the area All the above teams are located in Planning & Transport Development Historic Environment Record based in Bath. (HER): This is a database of heritage assets and archaeology maintained and administered by B&NES Council. The information is primarily used as a planning tool for desk top assessments for the historical and archaeological significance of sites
Tree Preservation Order (TPO): An order made by a Local Planning Authority in respect of trees or woodlands to prohibit works to trees without consent (part VIII of the Town and Country Planning Act 1990 and the Town and Country Planning (Trees) Regulations 1999)
This document about the South Stoke Conservation Area can be made available in a range of community languages, large print, Braille, on tape, electronic and accessible formats from Planning Services on 01225 394100 Prepared by Bath & North East Somerset Council Planning Services.