BDL 7 .
RANDALL’S FIELD, PYRFORD, WOKING, GU22 8SF
UPDATED HERITAGE ASSESSMENT
Prepared on behalf of Burhill Developments Ltd
12 December 2018
RANDALL’S FIELD, PYRFORD, WOKING, GU228SF. HERITAGE ASSESSMENT
Contents
Executive Summary Acknowledgements
1. INTRODUCTION 2. METHODOLOGY 3. NATIONAL LEGISLATION AND POLICY 4. LOCAL POLICY FRAMEWORK AND RELATED DOCUMENTS 5. ARCHAEOLOGY 6. BUILT ENVIRONMENT 7. HISTORIC LANDSCAPE 8. IMPACT AND POTENTIAL MITIGATION 9. CONCLUSIONS 10. REFERENCES
Figures
1. Location Plan 2. Standing Stone, close to Upshot Lane 3. Photographic image processed to highlight the Christian cross 4. Aviary Road looking west from Sandy Lane 5. Aviary Road looking south from Engliff Lane showing later 20th century garden-plot infilling 6. Pyrford looking north from St Nicholas’ Churchyard 7. A Map of Surrey, Roque, 1768 8. Surrey Tithe Map 1836 9. Ordnance Survey 1881 10. Ordnance Survey 1915 11. Ordnance Survey 1935 12. North-facing elevation of Stone Farm House 13. Entrance to Pyrford Common Road at Pyrford Court stable block 14. St Nicholas’ churchyard looking north 15. Pyrford Centre looking south-east
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Appendices
1. National Heritage Designations & Conservation Areas 2. Surrey County Council Historic Environment Record Data 3. Historic England list descriptions
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Executive Summary
The report has been prepared in the context of Woking Borough Council’s Site Allocation Development Plan Document and supports a response under the Regulation 19 consultation relating to the removal of Randall’s Field, Pyrford from the proposed DPD (referred to there as GB11).
This study provides a heritage assessment of Randall’s Field and considers the implications of using this land for housing at some future stage. The study has drawn on a wide range of sources including the national heritage list for England, Surrey County Council’s historic environment record, historic maps held by Surrey History Centre, heritage and related information published by Woking Borough Council, and reports and other sources of historic environment and landscape-related information, including the Surrey historic landscape characterisation study.
This study assesses the heritage significance of Randall’s Field and its relationship to adjoining and nearby designated heritage assets. It identifies that no known heritage assets would be directly affected by future housing development on this parcel of land.
The settings of one grade II listed building (Pyrford Court Stables), one grade II registered park and garden (Pyrford Court), and one conservation area (Aviary Road) would potentially be affected by future housing development on Randall’s Field. However, with careful design treatment the impact of future housing development on Randall’s Field on adjacent heritage assets would be minor or negligible in scale. In relation to national planning guidance, less than substantial harm to their settings would be caused and the harm would be at the lower end of this scale.
The setting of the Pyrford Stone, an archaeological monument identified on the County Council’s historic environment record would also be affected. However, this roadside cross is no longer in its original location and there would be an opportunity to improve its current setting and interpretation as part of any future development and associated junction/road improvements.
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Acknowledgements
The author would like to acknowledge the assistance and support of Paul Barnes and Richard Scott at Burhill Group Limited, Kieron Gregson and Nick Taylor at Carter Jonas, Karen Pinckney at Gillespies, and Matthew Waters, Andrew Dearlove, Alexandra Egginton and, most recently, Robert Briggs, at Surrey County Council’s Heritage Conservation Team. The historic maps at Figures 8-11 are reproduced by permission of Surrey History Centre.
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1.0 INTRODUCTION
1.01 In July 2016 Malcolm A Cooper Consulting was instructed by Burhill Developments Ltd to prepare a heritage assessment of Randall’s Field and land east of Upshot Lane, Pyrford, Surrey. A heritage assessment was produced at that time.
1.02 This report draws on the 2016 report. It responds to the Council’s recent discussions concerning the allocation of land at Randall’s Field/Teggs Lane (GB11) for housing development in relation to heritage considerations. This report also takes account of changes in national and local policy since 2016.
1.03 The site at Randall’s Field is situated on the southern edge of Pyrford at the south- east edge of the Woking conurbation (TQ039589). Pyrford Village lies to the south of Randall’s Field with Pyrford Green to the east. This site is referred to as GB11 in the local authority’s discussions relating to their Site Allocation Development Plan Document.
Figure 1: Location
1.04 This report identifies heritage assets in the vicinity of Randall’s Field, drawing on national and local historic environment databases. The report considers the potential impact of future housing development on these heritage assets and the potential
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mitigation measures that would remove harm or would reduce harm to an acceptable level.
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2. METHODOLOGY
2.01 A desk-based assessment was undertaken in accordance with accepted good practice guidance. Sources consulted included the National Heritage List for England, Surrey County Council’s historic environment record, historic map resources held by the Surrey History Centre, various heritage-related on-line sources and heritage- related data, and publications produced by Woking Borough Council.
2.02 Historic England and by Surrey County Council’s Historic Environment Record were re-consulted in November 2018 with relevant diagrams and text updated.
2.03 This assessment identifies nationally-designated and undesignated heritage assets sites based on a 1km search radius. This information was enhanced by a field inspection undertaken on 3 August 2016.
2.04 Map regression was undertaken using historic maps of the area. The Surrey Landscape Character Assessment and Surrey Historic Landscape Characterisation studies were also consulted.
2.05 A range of planning and related documents and committee reports prepared by Woking Council were also consulted.
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3. NATIONAL LEGISLATION AND POLICY
Archaeological Sites and Monuments 3.01 Under Section 1 of the Ancient Monuments and Archaeological Areas Act 1979 (‘the 1979 Act’) as amended, the Secretary of State is directed to compile and maintain a schedule of monuments of national importance. Once a monument is ‘scheduled’, it becomes an offence to carry out, without the prior written consent, any works that would have the effect of demolishing, destroying, damaging, removing, repairing, altering or adding to the monument or to carry out any flooding or tipping on the monument.
3.02 The Department of Culture, Media and Sport’s (DCMS) document entitled Scheduled Monuments & Nationally Important but Non-Scheduled Monuments, published in October 2013, sets out Government policy on the identification, protection, conservation and investigation of nationally important ancient monuments for the benefit of current and future generations including scheduled monuments. Further guidance in relation to the handling of planning applications affecting historic assets including scheduled ancient monuments and their settings is given in section 16 of the revised National Planning Policy Framework (NPPF).
3.03 Archaeological sites and monuments of more local significance are identified on the County Council’s historic environment record and are protected as an integral part of the planning and development management process.
Historic Buildings 3.04 Part I of the Planning (Listed Buildings and Conservation Areas) Act 1990 (‘the PLBCA Act’) indicates that the Secretary of State shall compile lists of buildings of special architectural or historic interest. Once a building is listed under the provisions of the 1990 LBCA Act, written consent is required for works of demolition, alteration or extension which would affect its character as a building of special architectural or historic interest. DCMS published their Principles of Selection for Listed Buildings in March 2010. Paragraph 6 of this document indicates that in order to be listed, a building must have special interest. Paragraph 7 indicates that Grade I buildings are of exceptional interest, grade II* buildings are particularly important buildings of more than special interest and grade II buildings are of special interest, warranting every effort to preserve them.
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3.05 Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 provides that in considering whether to grant planning permission for development which affects a listed building or its setting, the Local Planning Authority or the Secretary of State "shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
3.06 Buildings of more local significance may be identified as locally listed buildings by the relevant local authority or on a County Council’s historic environment record. Further guidance in relation to the handling of planning applications affecting historic assets including listed buildings and their settings and buildings of more local interest is given in section 16 of the revised NPPF.
Conservation Areas 3.07 Part II of the PLBCA Act contains provisions for the designation of conservation areas which are ‘…areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’. Once designated, a range of powers are introduced to support the preservation or enhancement of the character and appearance of the conservation area. Section 72 of the PLBCA Act provides a general duty that special attention be paid the desirability of preserving or enhancing the character and appearance of conservation areas. Further guidance in relation to the handling of planning applications affecting historic assets including conservation areas and their settings and buildings of more local interest is given in section 16 of the revised NPPF.
Historic Parks and Gardens 3.08 Historic England identifies and designates registered parks and gardens and compiles a national register. Although there is not a separate consents system, once designated, sites on the register become a material consideration in the planning process. Further guidance in relation to the handling of planning applications affecting historic assets including parks and gardens on the national register is given in section 16 of the revised NPPF.
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Planning Legislation and Policy 3.09 The Town and Country Planning Act 1990 (‘the TCPA 1990’) and associated legislation, policy and guidance are relevant to the conservation and management of the historic environment. Section 16 of the revised NPPF (paras 184-202) contains advice on conserving and enhancing the historic environment.
3.10 The revised NPPF indicates that local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment and 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.
3.11 Paragraph 185 states that:
Plans should set out a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. This strategy should take into account:
a) the desirability of sustaining and enhancing the significance of heritage assets, and putting them to viable uses consistent with their conservation;
b) the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring;
c) the desirability of new development making a positive contribution to local character and distinctiveness; and
d) opportunities to draw on the contribution made by the historic environment to the character of a place.
3.12 Paragraph 190 states that:
Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
3.13 Paragraph 192 states that:
In determining planning applications, local planning authorities should take account of:
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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.
3.14 Paragraph 193 states that:
When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.
3.15 Paragraph 194 states that:
Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Substantial harm or loss of:
(a) grade II listed buildings, or grade II registered park or gardens, should be exceptional.
(b) assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
3.16 Paragraph 195 states that:
Where a proposed development will lead to substantial harm to (or total loss of significance of) a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:
a) the nature of the heritage asset prevents all reasonable uses of the site; and
b) no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and
c) conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and
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d) the harm or loss is outweighed by the benefit of bringing the site back into use.
3.17 Paragraph 196 states that:
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
3.18 Further guidance on managing the historic environment is provided by the Government’s on-line national Planning Practice Guidance. This guidance is regularly updated.
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4. LOCAL POLICY FRAMEWORK AND RELATED DOCUMENTS
4.01 Woking 2027: Woking Core Strategy, published in October 2012, includes the borough-wide policy CS 20: Heritage and conservation:
New development must respect and enhance the character and appearance of the area in which it is proposed whilst making the best use of the land available. New development should also make a positive contribution to the character, distinctiveness and significance of the historic environment, including heritage assets at risk through neglect, decay or other threats.
The heritage assets of the Borough will be protected and enhanced in accordance with relevant legislation and national guidance as set out in the National Planning Policy Framework. The definition of what comprises the heritage assets of the Borough is included in the Glossary and also where relevant identified on the Proposals Map.
There will be a presumption against any development that will be harmful to a listed building. Alterations and extensions to listed buildings must respect the host building in terms of scale, design, use of materials, retention of the structure and any features of special historic or architectural importance. Planning applications will be refused for any alteration or extension to a listed building that will not preserve the building or its setting. A listed building consent will be required for any development that will affect a statutory listed building.
4.02 With regard to the management of archaeological sites and remains, core strategy CS20 states:
On all development sites over 0.4 hectares an archaeological evaluation and investigation will be necessary if, in the opinion of the County Archaeologist, an archaeological assessment demonstrates that the site has archaeological potential.
Within Areas of High Archaeological Potential (as illustrated on the Proposals Map), development will not be permitted unless the following are satisfied:
• Submission of an archaeological assessment of the site. • Where archaeological importance of the site has been identified, a programme setting out a full archaeological survey of the site has been submitted and agreed with the Council.
The Council will work proactively with all stakeholders to ensure the conservation, enhancement and enjoyment of the historic environment, including identifying opportunities to mitigate and adapt to climate change where that will not harm the integrity of the heritage asset.
4.03 The discussion accompanying the core strategy also makes reference, amongst other things, to locally listed buildings and to the broader requirements of the NPPF in
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relation to heritage assets. Areas of High Archaeological Potential are identified on the Woking Borough Council 2012 proposal map.
4.04 Woking Local Development Documents: Development Management Policies, published in October 2016 includes a heritage-related policy, DM20 Heritage assets and their settings.
A proposal affecting the character, appearance and/or setting of heritage assets will be required to show:
(i) that the works or development preserve and/or enhance the heritage asset and/or its setting in terms of quality of design and layout (scale, form, bulk, height, character, street pattern and features), materials (colour and texture) and historic street pattern of the area;
(ii) how relevant features and elements that contribute to the heritage asset’s significance and character will be conserved and/or reinstated if they have been lost. This includes chimneys, windows and doors, boundary treatments, original roof coverings, as well as internal features such as fireplaces, plaster cornices, doors, architraves, panelling and any walls in Listed Buildings;
(iii) where appropriate, that external elements such as street furniture, lighting and paving are sympathetically designed (further guidance is provided within the Design SPD);
(iv) that it would not have an adverse impact on views of or from the heritage asset or of the open spaces, trees or street scene which contributes positively to any asset and its setting; and
(v) that the use of the heritage asset is compatible with the conservation of its significance (i.e. uses that are not compatible with or damaging to the significance of the asset should be avoided). In appropriate cases the relaxation of policies controlling change of use may be considered to secure the retention of the building.
The Council will not permit the demolition of heritage assets except in exceptional circumstances. Where partial or total demolition of a heritage asset is permitted in exceptional circumstances, a high standard of design will be required in any replacement building. Where possible, special elements of the building should be salvaged and re-used in the development scheme. The applicant will also be required to:
(i) instigate a programme of recording of the lost asset; and
(ii) ensure the publication of that record in an appropriate form.
4.05 Pyrford Neighbourhood Plan 2016-2027, adopted in October 2016, contains, inter alia, a discussion of the history of Pyrford, a list of conservation areas and significant buildings - including listed buildings, locally listed buildings (buildings of townscape
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merit) and buildings of architectural significance - and a map (Map 3) characterising housing styles found in Great Pyrford. The Neighbourhood Plan includes Policy BE1:
BE 1 To maintain the character of the area, all new developments should:
a) be designed to a high quality;
b) ensure that the specific context of the site and the wider character of the street scene are fully taken into account in relation to scale, appearance and materials;
c) seek to maintain reasonable residential privacy and the character of the area by:
i. preserving existing grass verges, front boundary hedges and tree screens where practicable;
ii. providing sufficient off-street parking but not at the expense of removing boundary treatment which is important to the character and appearance of the Area.
Subdivision of an existing property shall preserve the external character of the building.
Development decisions should take into account the important contribution that Listed buildings make to the character of the neighbourhood.
4.06 Site Allocation DPD. The local authority is also preparing a DPD, when adopted, will also form part of the development plan for the area. Regulation 19 representations relating to Randall’s Field are being made in relation to this DPD.
4.07 In September 2018 the local authority’s Local Development Framework Working Group proposed an amendment to delete Randall’s Field (GB11) from the draft DPD. The grounds given for this amendment included a statement relating to the historic environment:
…Moreover, GB11 together with Land east of Upshot Lane (formerly GB13) form part of the setting of the Registered Park and Garden at Pyrford Court and the Aviary Road Conservation Area (both designated heritage assets). In their present open and rural form these sites make an important contribution towards the respective heritage significance of those designated heritage assets. Paragraph 193 NPPF requires “great weight” to be attached to the conservation of designated heritage assets. We are therefore of the view that exceptional circumstances do not exist so as to justify the release of proposal sites GB 9, 10 and 11 (and in agreement with officers, Land
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east of Upshot Lane, formerly GB13) from the Green Belt because the use of those sites for residential development would: (i) conflict with policy CS24 Core Strategy and thus not be in accordance with the development plan’s strategy for sustainable development contrary paragraph 139(a) NPPF, (ii) fail to protect or enhance a valued landscape in accordance with paragraph 170(a) NPPF, (iii) in the case of GB11 and Land east of Upshot Lane (formerly GB13), fail to conserve designated heritage assets and (iii), result in the permanent loss of Green Belt land assessed within the Green Belt Review as performing variously a “critical” and “major” role to check urban sprawl and a “critical” and “major” role towards safeguarding the countryside from encroachment…
4.08 This amendment was agreed by the Council at its meeting on 18 October 2018.
4.09 Other relevant documents include:
Woking Character study. In October 2010 an urban character study of the built-up areas of Woking Borough, undertaken by The Landscape Partnership, was published. This was undertaken to help inform the Council’s local development framework.
The Heritage of Woking: An Historic Conservation Compendium. An amended version of this report was published by Woking Borough Council in 2000. It contains a summary of the, then, policy framework for protection of historic assets and various lists and descriptions, including nationally and locally-listed buildings. It also identifies and gave short descriptions of the Borough’s conservation areas. Elements of this report have been superseded.
Surrey Landscape Character Assessment: Woking Borough. This report was published in April 2015 and succeeded The Future of Surrey’s Landscape and Woodlands (1997). It provides a consistent landscape character assessment across the county of Surrey.
Sussex and Surrey Historic Landscape Characterisation. The West Weald Landscape Project, published in October 2006, analysed the historical, social and cultural background to the West Weald. It provides the historic context and time-depth for the landscape and gives an indication of traditional land use processes which have shaped the present landscape.
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5. ARCHAEOLOGY
5.01 No scheduled monuments lie within Randall’s Field or within a 1km search area (Appendix 1). The nearest scheduled monument, Newark Priory (LEN 10083031), lies at some distance to the south of Pyrford Village. No known archaeological sites or remains have been identified within Randall’s Field.
5.02 An Area of High Archaeological Potential which was in place in 2016 fell partly within Randall’s Field. This related to a roadside standing stone, a locally-designated heritage asset. However, while the stone remains as a locally designated heritage asset, the broader area of high archaeological potential surrounding this cross has been deleted. This roadside stone cross is discussed further below.
5.03 There are a relatively small number of finds/sites within a broader 1km search area. The majority of entries on the County Council’s historic environment record relate to historic buildings (discussed in section 6, below) and to documentary records (see Appendix 2).
5.04 An archaeological watching brief to the south of Pyrford Village, undertaken in 1993 (ESE 18602), did not identify features of archaeological interest. A desk–based study was undertaken in relation to land at Rowley Bristow Hospital to the east of Randall’s Field in 1994 (ESE1841), and a historic building appraisal and statement of significance was prepared for Pyrford Court in 2012 (ESE3188).
5.05 A c.1m-high standing stone of sandstone (MSE 4733) is located on a roadside verge at the entrance to Pyrford Court (figure 2). Nineteenth-century Ordnance Survey maps indicate that this has been moved from an earlier position in the centre of the road at the junction of Upshot Lane and Pyrford Common Road/Newark Lane. Its date is uncertain although the County Council’s historic environment record suggests a possible prehistoric date, suggesting that it may have functioned as a boundary stone.
1 LEN is an abbreviation of Historic England’s List Entry Number 2 ESE refers to Surrey County Council historic environment record archaeological event/activities. 3 MSE refers to Surrey County Council recorded find spots, monuments, historic buildings, and related heritage assets recorded on the historic environment record.
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Figure 2: Standing Stone, close to Upshot Lane (photo: M.A. Cooper)
5.06 A shallow Christian cross is visible on the north-facing side of the stone (figure 3). This suggests that it may have functioned as a wayside cross in the medieval period. There is evidence to support this from the 1843 Pyrford Tithe map which records that a field (parcel 63) which formed the south-west corner of the current large field to the east of Upshot Lane was named ‘Holy Cross’.
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Figure 3: Photographic image processed to highlight the Christian cross (photo: M.A. Cooper).
5.07 Prehistoric flints have been identified to the south of Pyrford Village, although some uncertainty regarding their original find spot is recorded on the Council’s record (MSE 472; MSE 2637). An undated enclosure of possible prehistoric date identified through aerial photography lies to the south of Pyford Green (MSE 656) on the edge of the search area to the east. The site of a possible bronze-age barrow (MSE 2640) lies at some distance to the north, although there is uncertainty over the reliability of this identification.
5.08 Romano-British finds including a pottery sherd (MSE 466), an ointment jar (MSE 475) and a Roman coin hoard (MSE 454) dating from Vespasian to Antoninus Pius (AD 69-161) were identified lying at some distance to the north and north-east of Randall’s Field.
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5.09 Medieval sites recorded on the County Council’s historic environment record mainly relate either to documentary evidence for medieval buildings or to the standing buildings themselves. These are discussed in more detail in section 6, below.
5.10 The tithe map for Pyrford identify a series of linear features lying to the south and west of Pyrford Common Road. These are most likely associated with the park pale of Woking Great Park (MSE 14382; MSE 14394; MSE 18137; MSE 18188; MSE 18193; MSE 18189).4 The park was first mentioned in 1236. It extended from Woking Village in the west to Pyrford Village in the east, with the River Wey forming its southern boundary. An area of high archaeological potential runs westwards from Pyrford Court.
5.11 A field name on the Woking tithe map suggests the presence of a post-medieval lime kiln situated to the east of Pyrford Court (MSE 14385).
4 These are shown, coloured pink, but are not numbered in Appendix 2.
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6. BUILT ENVIRONMENT
Listed buildings
6.01 There are no listed buildings within Randall’s Field (Appendix 1).
6.02 Nineteen listed buildings fall within a broader 1km search area, with one grade I listed building, the medieval St Nicholas’ Church at Pyrford (LEN 1044721), situated at distance to the south of Randall’s Field, and one grade II* listed building, the early 20th century Littlecourt by C.A. Voysey (LEN 1236744), situated to the extreme east of the search area.
6.03 The remaining listed buildings are grade II. The closest to Randall’s Field are the early twentieth century two-storey brick built Pyrford Court, (LEN 1236796) and the Stable Block 150 Yards North East of Pyrford Court (LEN 1264425), both by Clyde Young, and the sixteenth century and later Stone Farm House (LEN 1236213).
6.04 Forty-one locally listed buildings are identified in the Pyrford area in The Heritage of Woking, fifteen of which are also on the national list, including Stone Farm House, Pyrford Court and Pyrford Court Stable Block (See Appendix 3 for the latter’s list description. No locally listed building or its setting would be adversely affected by any future housing development at Randall’s Field (those which are also nationally designated are discussed below).
6.05 In addition to the grade I listed St Nicholas Church, a group of grade II listed buildings lie within Pyrford Village at distance to the south of Randall’s Field. These comprise the 16th century and later Church Farm House (LEN 1264715), the 18th century Barn to the North West of Church Farmhouse (LEN 1259381), the 16th century Lady Place Cottage (LEN 1378240), the First World War Pyrford War Memorial (LEN1432845), the 16th century Wheelers Farm House (LEN 1236953), and the 18th century Barn 5 yards West of Wheelers Farm House (LEN 1236954). The Vicarage (townscape merit) and Nos 1 & 2 Lady Place Farm Cottages (architectural significance) are locally listed. Randall’s Field is not visible from these listed building. There would be a need to manage the eastern boundaries of any housing development at Randall’s Field in case any subsequent changes to intervening vegetation increases the potential for intervisibility (see Section 8).
6.07 A group of grade II listed buildings lie on the edge of a 1km search area to the east and north east of Randall’s Field. These are the 16th century Glebe Cottage (LEN
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1264424), the divided 16th century Henry VII Cottage and East Cottage (LEN 1236750), the 16th century Grove Cottage (LEN 1236793), and the 16th century Abbey Cottage (LEN 1236798). To their north are three further grade II listed buildings, the 15th century Bluegate Cottage Weem Cottage (LEN 1028572), the 16/18th century The Old House (LEN 1264440), and the 18th century Barn 90 yards South of Lees Farmhouse (LEN 1264421). There is no intervisibility between these buildings and Randall’s Field.
6.08 On the boundary of the 1km search area to the west of Randall’s Field, lying close to Littlecourt, is the early 20th century The Lodge Cottage (LEN 1264437) also by C.A. Voysey. There is no intervisibility between this building and Randall’s Field..
Registered Parks and Gardens
6.09 There is one registered park and garden within the 1km search area (Appendix 1). This is the grade II listed Pyrford Court historic park and garden created when Pyrford Court was constructed in the early 20th century (see Appendix 3). The park and garden were laid out on land which formed part of Woking Great Park in the medieval period. The current park, comprising some 8ha of ornamental gardens and 42ha of woodland garden together with an ornamental lake, was created by Lady Iveagh and was influenced by the garden designer Gertrude Jekyll.
6.10 There is no suggestion that the 20th century park extended to the north of Pyrford Common Road and it is clear that particular care was taken over the park boundary on its north-eastern side to remove views to and from the north and east.
6.11 The Historic England list description notes that “to the north-east a 4m brick wall screens the site from Pyrford Common Road, but is set back from it giving a wide grass verge.” There are also mature trees and vegetation alongside and extending above the boundary wall further reducing visibility.
6.12 The main entrance to the Pyrford Court estate lies opposite Upshot Lane. There is an area of more open land due to the lack of park boundary wall at this location but woodland fringes the driveway, again significantly reducing views into and out of the park.
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6.13 The boundary treatment of the park on its north-eastern side means that any future development within Randall’s Field would have a highly limited visual impact on the setting of the registered park and garden. Careful treatment of the southern boundary of Randall’s Field in the context of any future development, with the retention and strengthening of the existing roadside vegetation, combined with careful control of layout and scale of housing would significantly reduce or remove any harm relating to the setting of the park.
Conservation Areas
6.14 Two conservation areas lie within the 1km search area. Aviary Road lies to the east of the northern corner of Randall’s Field. Pyrford conservation area is situated further to the south (Appendix 1). The former was designated as a conservation area in 1992, the latter in 1976.
Aviary Road Conservation Area
6.15 In The Heritage of Woking: An Historic Conservation Compendium, Aviary Road conservation area is described thus:
This Conservation Area is comprised of Aviary Road, together with part of Engliffe Lane from the Pyrford Centre (former Village School) up to Sandringham Close. Aviary Road contains high quality Edwardian suburban housing which has remained virtually intact with only some very limited infilling at its eastern end adjacent to Sandy Lane path. The development which dates from 1910-1912 is very distinctive in character and is a good example of Edwardian period housing. Although all the properties are of individual design, the suburban form of the estate is very unusual for the Pyrford area which had very little development at this time, apart from larger properties in secluded plots in the vicinity of Coldharbour and West Byfleet. It is likely that the adjacent development of the 'St. Nicholas Waifs and Strays Home' by E.J. May in 1906 (formerly the Rowley Bristow Hospital) greatly influenced the form of development in Aviary Road.
6.16 Site inspection and twentieth century mapping suggest, though, that there has been more infilling than suggested in the above description. Examples include the two houses introduced into the rear garden of eastern plot situated at the Aviary Road junction with Engliff Lane in the 1970s.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 23
Figure 4: Aviary Road looking west from Sandy Lane (photo: M.A. Cooper)
Figure 5: Aviary Road looking south from Engliff Lane showing the later 20th century garden-plot infilling (photo: M.A. Cooper).
6.17 A further property has been introduced into the garden of one of the central plots on the southern side of Aviary Road. Infill has also taken place within the garden of the south-east property adjacent to Sandy Lane. Two properties were introduced prior to 1914 to an area of open land on the north side of Aviary Road adjacent to Sandy Lane.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 24
6.18 Despite these changes, Aviary Road retains the sense of individual urban villas with generous garden plots and mature gardens, with the conservation area exhibiting a strong sense of enclosure when viewed from public areas. The former Pyrford First School, which sits within the north-west corner of the conservation area, is locally listed for its townscape merit.
6.19 A number of the properties on the south side of Aviary Road have views into the field to their south but views towards Randall’s Field, situated further to the west, are extremely limited in extent.
6.20 The Woking Character Study was undertaken by The Landscape Partnership for the council in 2010. This places Aviary Road within the broader Pyrford – Boltons Lane character area (no. 26), defining Aviary Road itself as ‘Arcadian’, with large detached properties of an Arts and Crafts style sitting within large plots, with high levels of tree cover and with screening vegetation to the front. However, there is no detailed discussion of the Aviary Road conservation area within the study.
6.21 The conservation area is relatively enclosed with the majority of the houses on its southern side having their rear gardens facing southwards. Views from the boundary of the conservation area looking westwards towards Randall’s Field are extremely limited. Three large modern properties were constructed alongside Upshot Lane adjacent to the Pyrford Centre. These are situated between the conservation area western boundary and Randall’s Field and remove intervisibility between the two.
6.22 The conservation area does extend to Upshot Lane in its north-west corner in order to include the Pyrford Centre. However, the strong boundary vegetation including hedge and mature trees limits alongside Randall’s Field effectively removes intervisibility. The conservation area
Pyrford Conservation Area
6.23 In The Heritage of Woking: An Historic Conservation Compendium, Pyrford is described thus:
This area consists of the isolated nucleus of St. Nicholas Church and the neighbouring farmsteads of Lady Place (16th Century) and Church Farm (16th Century). The open and informal setting of the buildings, generally
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 25
of traditional materials, is attractive and the approach up the steep river cliff is an unusual feature.
The parish of Pyrford was probably once a Saxon manor known as Pyrianforde. Its oldest building is the Norman Church of St. Nicholas, built about 1140. The Pyrford Stone (to the north by Stone Farm) is probably a boundary mark of pre-Conquest origin but it is possibly a prehistoric standing stone, a relic of pagan worship.
Another visible sign of antiquity is the situation of the Church itself, in a circular churchyard on top of a hillock, indicating that this too was probably a pagan holy place, before becoming the site of a Church. Pyrford in 1086, appeared to have been a more important place than the ancient manor of Byfleet, and at that time belonged to the Abbot of Westminster who was presumed to be responsible for the building of St. Nicholas Church.
Several attractive farmhouses were built during the 16th Century, including Wheelers Farmhouse (Grade II), Church Farm Cottage and Lady Place Cottages (Local Interest). Later, in the 17th Century, Stone Farm (Grade II) was built. In 1846, a Dame School was opened in the little hut beside St. Nicholas. The Church was restored in the 15th Century and again in 1869, revealing what was left of Norman murals and Consecration crosses.
The area around St. Nicholas Church (unlike most of the rest of Pyrford) has remained very much the same over the years. The open informal setting of the buildings, generally of traditional materials, is attractive, especially the Church on top of a hillock, overlooking the Wey Valley and Newark Priory. This area continues to be a visible reminder of a long and varied history.
6.24 This conservation area lies c400m from Randall’s Field. A combination of distance, falling levels and existing mature vegetation means that the potential for harm to its setting resulting from development at Randall’s Field is negligible, although it is recommended that careful attention is given to the eastern boundary of Randall’s field in terms of retention and strengthening of existing vegetation to ensure that this remains the case if intervening vegetation is removed at some stage in the future.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 26
Figure 6: Pyrford looking north from St Nicholas’ Churchyard (photo M.A. Cooper)
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 27
7. HISTORIC LANDSCAPE
7.01 The study area lies within an area characterised by settled and wooded sandy farmland (Surrey Landscape Character Assessment: Woking Borough, April 2015, 48-49). This is characterised by undulating landscape underlain by Bagshot Formation Sand solid geology with the land falling generally towards the River Wey to the south and east. The western part of the parish of Pyrford lies on lower Bagshot sands with alluvium, sands and gravels of the Wey Valley lying to the east.
7.02 The landscape consists mainly of arable land, with some pastoral and paddocks. Woodland occurs in places, with field boundaries well vegetated, limiting views. Within the Historic Landscape Characterisation for Surrey, this area is recorded as ‘Parkland and Designed Landscape’, reflecting the presence of Woking Old Park in the medieval period and, perhaps, the later historic park and garden associated with Pyrford Court.
7.03 Early historical references suggest the area was included in the Forest of Windsor, with 3 hides in forest at Domesday. During the medieval period the manor was granted to Westminster and, after 1558 to the priory at Sheen. Following the Dissolution the manor was granted to various landowners by the Crown with, in 1609, various lands granted to Sir Francis Wolley including the manor and park. It is just prior to this that the cartographer John Norden drew his Map of Woking Park5 which suggests that the park extended to the north of Pyrford Village and that Randall’s Field lay just to the north-east of the park boundary.
7.04 A number of boundary features recorded on the County Council historic environment record appear to relate to the park boundaries (with MSE 18189 likely to reflect the early park’s eastern boundary). The land associated with the medieval manor was subsequently sold to the Onslow family in the late 17th century. A park at Pyrford is mentioned in the 16th century but it is suggested that this was converted into farms by Lord Onslow in the late 18th century.6 The Inclosure Award was made on 29 September 1815.
5 British Library. Published in 1607.http://www.bl.uk/onlinegallery/onlineex/unvbrit/m/001hrl000003749u00015vrb.html 6 See, Victoria County History, A History of the County of Surrey, Volume 3, 431-436.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 28
7.05 Historic maps show the gradual development of land to the east of Woking to be traced.
Figure 7: A Map of Surrey, Roque, 1768 (detail)
7.06 Rocque’s map of 1768 shows the area to the north of Pyrford, including Randall’s Field, under arable cultivation with Woking Heath shown to the north.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 29
Figure 8: Surrey Tithe Map (detail), Copyright of Surrey History Centre.
7.07 The Pyrford Tithe Map shows the newly enclosed fields, identifying that Randall’s Field was under arable cultivation. On the Tithe Map apportionment, the field directly opposite Stone Farm is named as ‘Holy Cross’, with the name reflecting the standing stone with engraved Christian cross which is shown on the map as a dot at road- centre at the junction of Upshot Lane with Pyrford Common Road. A farm building is shown on the extreme west side of Randall’s Field but this has been demolished by the time of the Ordnance Survey’s first map of the area published in 1881.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 30
Figure 9: 1881 Ordnance Survey Map (detail). Copyright of Surrey History Centre.
7.08 Comparison of the 1881 edition of the Ordnance Survey Map with the Tithe Map shows that the gradual amalgamation of enclosure fields was taking place in the second half of the 19th century, with the loss of field boundaries particularly affecting those fields on the immediate north side of Pyrford Common Road.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 31
Figure 10. Ordnance Survey 1915 (detail), Copyright of Surrey History Centre
7.09 By the 1915 edition, new development has begun to encroach into the rural area. St Nicholas House for waifs and strays was constructed in the early 20th century to the east of Sandy Lane, with the Aviary Road estate to its west. A more generous estate of villas was built to the north of Tegg’s Lane. Aviary Road is most likely to have been laid out with an expectation that the houses would be occupied by senior staff at the orphanage. Pyrford Court was also under construction, with the map showing its earlier and simpler form. The stable block at Pyrford Court had yet to appear.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 32
Figure 11: Ordnance Survey 1935 (detail), Copyright of Surrey History Centre
7.10 By 1935 the OS map shows that Pyrford Court had achieved its modified plan, the stables were in place, and a secondary entrance to the estate had been added at its north-east corner. The orphanage had expanded to become St Nicholas’ and St Mark’s Orthopaedic Hospital and Special School, with further housing under constructed to the north of Aviary Road and Floyd’s Lane.
7.11 The post-War period saw the expansion of development to the north and west, with loss of wooded areas and fields. Some additional development within the gardens of houses at Aviary Road, as described above, also took place in the 1960s and 1970s.
7.12 Map evidence suggests that there was no formal planned relationship between the historic park and Randall’s Field to its north. Comparison of the 1915 and 1935 OS maps also suggests that the stable block is a later addition, created as part of a wider re-planning of the house, estate and access arrangements.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 33
8. IMPACT AND POTENTIAL MITIGATION
8.01 The purpose of this report is to assess the potential for harm to designated heritage assets should the site at Randall’s Field (GB11) be included in Woking Borough Council’s the Site Allocation DPD.
8.02 Amongst other things, the grounds for Randall’s Field (GB11’s) removal from the draft DPD was that this field, together with land east of Upshot Lane, formed part of the setting of the registered park and garden at Pyrford Court and the Aviary Road conservation area:
“Moreover, GB11 together with Land east of Upshot Lane (formerly GB13) form part of the setting of the Registered Park and Garden at Pyrford Court and the Aviary Road Conservation Area (both designated heritage assets). “in their present open and rural form these sites make an important contribution towards the respective heritage significance of those designated heritage assets. Paragraph 193 NPPF requires “great weight” to be attached to the conservation of designated heritage assets.”
(Local Development Framework Working Group, Agenda Item 6 – Site Allocations Development Plan Document (DPD), proposed amendment, paragraph 3)
8.03 It is not clear from the minutes of the working group or the subsequent Council discussions: what level of impact future housing development at Randall’s Field would have on the setting of Pyrford historic park and garden or on the setting Aviary Road conservation area; how this would affect the significance of these heritage assets; or, whether this impact could be mitigated by careful design.
8.04 Also setting has a specific rather than a general meaning in the context of heritage discussions. This is set out in the glossary to the NPPF:
Setting of a heritage asset: The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
8.05 A range of guidance exists for assessing the impact of development proposals on the setting of heritage assets, most particularly the 2nd edition of Historic England’s
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 34
The Setting of Heritage Assets (Historic Environment Good Practice Advice in Planning Note 3, March 2015). This sets out a staged approach to assessing heritage setting and identifies the importance of assessing whether the setting of a heritage assets contributes to its significance and the extent and/or nature of that contribution.
“Step 2: Assess the degree to which these settings and views make a contribution to the significance of the heritage asset(s) or allow significance to be appreciated
26 The second stage of any analysis is to assess whether the setting of an affected heritage asset makes a contribution to its significance and the extent and/or nature of that contribution; both setting, and views which form part of the way a setting is experienced, may be assessed additionally for the degree to which they allow significance to be appreciated”.
8.05 However, there is no information contained within the minutes of the Council or working group’s meetings which identifies how their assessment was undertaken or how their conclusion regarding the importance of Randall’s Field to the setting of the heritage assets was reached.
8.06 As the discussion did not distinguish between Randall’s Field (GB11) and the adjacent field referred to as ‘Land east of Upshot Road’, it is also not clear whether the Council believes that omission of the latter would reduce the impact on the setting of these heritage assets and whether, as a result, the remaining impact would be acceptable.
8.07 It is intended to discuss below, therefore, the potential impact of future housing development at Randall’s Field (GB11) on all heritage assets. However, given the Council’s reasons for omitting GB11, particular attention will be given to the settings of Pyrford Court historic park and garden and to the Aviary Road conservation area.
Archaeology
8.08 No archaeological remains, scheduled or unscheduled, are known to exist within Randall’s Field.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 35
8.09 The Pyrford Stone, a locally designated heritage asset, lies on the road verge to the south of Randall’s Field. Historic map evidence clearly indicates that this has been moved from its earlier location at the centre of the road junction of Upshot Lane and Pyrford Common Road. The nature of the cross, its previous location, and its more recent re-location suggests that there is unlikely to be buried archaeological remains associated with the cross and that its setting has been much altered. The impact of a future development within Randall’s Field is identified as having negligible impact. If there was a future need to improve the current road junction as part of development at Randall’s Field, there would be opportunities to redisplay the cross in a more sympathetic setting with updated interpretation.
8.10 The nearest scheduled monument, Newark Priory, lies at some distance to the south of Pyrford Village. Its setting would be unaffected by development at Randall’s Field.
8.11 There are no known archaeological constraints in relation to Randall’s Field. It is likely, however, that the County Council will seek archaeological evaluation, and suitable mitigation, as a condition of any planning permission.
Historic buildings
8.12 Pyrford Court Stables (LEN 1264425) formed part of the broader development of Pyrford Court in the early 20th century and is grade II listed. The former stable block is brick with a plain tiled roof in Neo-Carolean style, designed to match Pyrford Court, by its architect, Clyde Young. It no longer functions as a stable and has been converted into 12 residential units.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 36
Figure 13: Entrance to Pyrford Common Road at Pyrford Court stable block (photo: M.A. Cooper)
8.13 Views of the building from Pyrford Common Road and views from the building northwards are screened by the 4m high estate walls, associated vegetation and by the later lodge cottage sited to the east of the gate. There may be some limited high views northwards from first storey windows of the stables over the estate wall and through the current entrance gates towards Randall’s Field but these are not identified a significant contributors to the significance of the listed building.
8.14 Nor does Randall’s Field itself not make an important contribution to the significance of the former stable block. There are no significance historic links, designed views or functional relationships between the stables and Randall’s Field. The experience of the heritage asset is one of a sense of enclosure behind high boundary walls.
8.15 Were Randall’s Field to be subject to housing development, careful boundary treatment southern boundary of Randall’s Field including its south-east corner would minimise any adverse impact on the heritage asset. This would focus in particular on the area opposite the stable block entrance and would including strengthening of the current boundary vegetation together with the use of a careful treatment of form, scale and disposition of any proposed development. Such an approach would reduce the potential adverse visual impact on the setting of the listed building to one of minor or negligible impact only.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 37
8.16 Pyrford Court (LEN 1236796) is a grade II listed country house built c1910 with later additions. It was designed by Clyde Young for Lord Iveagh and is Neo-Carolean in style. Due to its distance and intervening vegetation, however, there is no intervisibility between the house and Randall’s Field and no impact or harm has been identified.
8.17 Stone Farm House (LEN 1236213) is a grade II, two-storey and attic, timber-framed and brick building with tile roof. The building is 16th century with later modifications including19th century extensions to the rear. The building sits within a partly enclosed garden with bridleway to the east. Its main elevation looks south-eastwards across this bridleway towards Pyrford and the landscape beyond. One upper-floor window faces southwards.
Figure 12: North-facing elevation of Stone Farm House (photo M.A. Cooper)
8.18 The current setting of this former farm building is mainly rural in character, with arable fields and enclosures to the south and north. Consent has been given recently for major changes/additions to the building which will have a significant impact on the the listed building and its immediate setting (see, PLAN/2016/0967).
8.19 Views westwards towards Randall’s Field from the listed building are obstructed by high hedges and trees on its eastern lot boundary, by trees on the eastern corner of
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 38
Pyrford Court park and garden and by substantial roadside vegetation on Pyrford Common Road.
8.20 St Nicholas, Pyrford (LEN1044721). The Landscape and Visual Impact Assessment undertaken by Gillespies (February 2016) indicates that there will not be intervisibility between Randall’s Field and Pyrford Village. While the grade I listed medieval church and its associated graveyard sits on an area of raised ground within the village, the combination of distance, topography and mature roadside and field side vegetation suggests that intervisibility will not be an issue and the setting of the church will not be affected (see also the discussion at paragraph 6.24 above).
Figure 14. St Nicholas’ churchyard looking north (photo M.A. Cooper)
Registered Parks and Gardens
8.21 Pyrford Court Park and Garden (LEN 1000229). Randall’s Field lies to the north of Pyrford Court, a grade II registered park and garden (Appendix 1). The park is associated with two listed buildings, the main house at Pyrford Court and the former stable block to its north-east (discussed above). The ornamental gardens lie to the north and east of Pyrford Court. As noted above, there are no significant associations
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 39
of the historic park with Randall’s Field, nor are there designed views, or functional relationships.
8.22 With the exception of the north-east corner, the northern boundary of the park is enclosed by a 4m high park wall. This, together with mature boundary vegetation, was specifically designed to delimit the park boundary, to give it sense of enclosure, and to screen views into and out of the park. This would limit the likely impact and harm of future housing development at Randall’s Field on the setting of the park to a very great degree.
8.23 It is noted that the wall does not, however, extend fully to the north-east entrance lodge and junction of the drive with Pyrford Common Road. Although there is dense, mature boundary vegetation in this area, including high hedges alongside the entrance splay, there are some limited views from Pyrford Common Road through roadside vegetation and over an estate-edge bank into ground lying to the north of the hedged garden compartment. Historic map evidence suggests that this area of the park is a later addition, associated with a change to the access arrangements and that it lack the overall design which characterises the remainder of the park.
8.24 Were Randall’s Field used for housing development, careful treatment of the field’s southern boundary, with retention and strengthening of existing boundary trees and vegetation, and the widening of the planted strip, together with sensitive design of housing in terms of scale and location would ensure that the visible impact is minor or negligible in nature.
Conservation Areas
8.25 Aviary Road. In its original form, Aviary Road was laid out with open fields to its north and south. It is likely to have been created in relation to the orphanage to its east and was possibly intended to providing housing for senior orphanage staff. However, the early 20th century housing development has gradually been encroached upon by development to the north, east and west, with only a limited southern aspect preserving its original rural setting. Changes at the former orphanage/hospital site have also removed this original association with Aviary Road.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 40
8.26 The conservation area itself has also seen change across the twentieth century, including infill development within former garden plots and changes to individual properties. The rear gardens have also matured and changed over this period.
8.27 Were future housing development to take place at Randall’s Field, development would not have a direct impact on the conservation area. In terms of its setting, the enclosed nature of the conservation area means that its character is best appreciated from within Aviary Road itself and in views from the western end of Engliff Lane. Views into the conservation area from elsewhere are extremely limited due to the later development to the north, east and west, and by the topography and boundary screening when viewing from the bridleway to the east, and by topography, vegetation and distance when viewed from the roads to the south.
8.28 There are views from properties lying on the south side of Aviary Road southwards, particularly from first floor south-facing windows. While development within the field immediately to the south would have an impact on the conservation area’s setting, views towards Randall’s Field to the south-west/west are extremely limited due to the disposition of properties and gardens on Aviary Road, the recent intervening residential development on Upshot Lane to the immediate south of the Pyrford Centre, and the trees and associated vegetation on the eastern side of Randall’s Field. This suggests that Randall’s field does not make a significant contribution to the significance of the conservation area.
8.29 Nonetheless, careful management of access arrangements to Randall’s Field, maintenance and strengthening of the existing eastern field boundary, and sensitive design and layout would mean that the impact of future housing development on the setting of Randall’s Field would be minor or negligible in scale.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 41
Figure 15. Pyrford Centre looking south-east (photo M.A. Cooper)
8.30 Pyrford. As noted above, although development within either site is unlikely to be visible from the conservation area, care should be taken to ensure that views northwards from the churchyard of St Nicholas, which sits within Pyrford Conservation Area, are protected in order that the conservation area retains its sense of rural enclosure.
Historic Landscape
8.18 Historical and documentary evidence together with map regression and historic landscape characterisation suggest that the sites lie within or close to the north-east boundary of Woking Old Park, although it is noted that surviving park boundary features recorded on the Council’s historic environment record, appear to lie further to the west and south-west of Randall’s Field. Documentary evidence suggests that the fields were enclosed in the early 19th century, with amalgamation and gradual removal of field boundaries taking place in the later 19th and 20th centuries. Although not part of this study, mature trees in the north-east area of Land east of Upshot Lane preserves the east-west line of two of the enclosure field boundaries which survived into the 20th century and the bridle path on its eastern boundary7 is likely to be a long- lived route and runs in part in a hollow with external banks. An east-west boundary
7 Referred to in part as ‘Sandy Lane’.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 42
survives on the north side of Randall’s Field but remaining earlier field boundaries have been removed.
8.19 While map evidence suggests that the outer boundaries of Randall’s Field may relate to the pre-enclosure field pattern, these boundaries do not appear to preserve significant ancient woodland, and although some new breaches might be necessary for access, their legibility of the field will be preserved by virtue of their being retained, and in places strengthened.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 43
9. CONCLUSIONS
9.01 No known designated or undesignated heritage assets would be directly affected by development within either site
9.02 Pyrford Court Stables. The settings of one listed building, the stables at Pyrford Court, would potentially be adversely affected by future housing development at Randall’s Field. However, intervisibility is extremely limited due to the high boundary wall and associated vegetation and any adverse impact associated with future housing development on Randall’s Field could be mitigated to a very significant degree by careful design, layout and boundary treatment leading overall to only a minor or negligible impact.
9.03 Pyrford Court Registered Park and Garden. The design of the registered park to the south of Randall’s Field, incorporating a 4m high boundary wall on its north side, was intended to create privacy and a sense of enclosure. As such views into and out of the park are extremely limited with the exception of the park’s extreme north-east corner. This is a later addition to the park as part of the re-planning of the estate’s access arrangements. Mature trees and vegetation have been designed to ensure that long views into and out of the park at this point do not exist.
9.04 There is no suggestion that there is a significant visual or historic relationship between Randall’s Field and the park. Randall’s Field contributes to the setting of the park only insofar as it provides a green backdrop in limited views northwards from the extreme north-east corner of the park. Sensitive design of future housing development in terms of design, scale and layout, together with retention and strengthening of the field’s southern boundary would reduce the impact of development to one of minor or negligible scale.
9.03 Aviary Road Conservation Area. The nature and layout of the Aviary Road Conservation Area, together with later development and intervening trees and vegetation along Randall’s Field eastern boundary, would limit intervisibility between the conservation area and any future housing development. Sensitive design treatment in terms of scale and layout of housing, together with maintenance and strengthening of boundary vegetation would limit potential harm to the conservation area’s setting and would lead to only a minor or negligible impact.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 44
9.04 Pyrford Cross. The setting of Pyrford cross wouldl be potentially affected, although it no longer sits in its original site. There is an opportunity to improve its setting and interpretation as part of proposed junction improvements.
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 45
10. REFERENCES
Bannister, N.R., West Weald Landscape Project: Sussex & Surrey Historic Landscape Characterisation Projects Analysis. West Weald Landscape Partnership (October, 2006).
Hanson Duckett Associates. Surrey Landscape Character Assessment: Woking Borough (April, 2015)
Historic England, The Setting of Heritage Assets, Historic Environment Good Practice Advice in Planning Note 3, 2nd edition (December 2017).
The Landscape Partnership, Woking Character Study for Woking Borough Council (October, 2010).
Victoria County History, A History of the County of Surrey, Volume 3, 431-436.
Woking Borough Council, Woking 2027: Planning for the Future of our Borough. Woking Core Strategy (October 2012).
Woking Borough Council, Local Development Documents, Proposals Map (October 2012)
Woking Borough Council, The Heritage of Woking: An Historic Conservation Compendium (As Amended 2000), 2000.
Woking Borough Council, Woking Borough Local Plan (August 1999).
Randall’s Field and land east of Upshot Lane, Pyrford, Woking, GU22 8SF. Updated Heritage Assessment 46
APPENDIX A
NATIONAL HERITAGE DESIGNATIONS
&
CONSERVATION AREAS
APPENDIX B
SURREY COUNTY COUNCIL
HISTORIC ENVIRONMENT RECORD DATA
APPENDIX C
HISTORIC ENGLAND LIST DESCRIPTIONS
PYRFORD COURT
1 contribution Overview
Heritage Category: Park and Garden
Grade: II
List Entry Number: 1000229
Date first listed: 01-Jun-1984
Map
© Crown Copyright and database right 2018. All rights reserved. Ordnance Survey Licence number 100024900. © British Crown and SeaZone Solutions Limited 2018. All rights reserved. Licence number 102006.006. Use of this data is subject to Terms and Conditions.
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Location
The building or site itself may lie within the boundary of more than one authority.
County: Surrey
District: Woking (District Authority)
Parish: Non Civil Parish
National Grid Reference: TQ 03243 57996
Summary
Legacy Record - This information may be included in the List Entry Details.
Reasons for Designation
Legacy Record - This information may be included in the List Entry Details.
History
Legacy Record - This information may be included in the List Entry Details.
Details
An early C20 garden designed by Lady Iveagh, strongly influenced by the writings of Gertrude Jekyll, surrounding a contemporary country house.
HISTORIC DEVELOPMENT
Pyrford Court was built on land formerly part of Woking Park, lying within the southern area of Windsor Forest. The land came into the ownership of the earls of Onslow during the C17 and remained so until 1902 when lands adjoining Pyrford Rough (the home of Sir Charles Dilke, the Liberal Cabinet minister ruined by a notorious divorce), near the northern edge of the park, were offered for sale by auction. It had been intended that the area would be developed for exclusive housing (Crosby 1982) but the auction did not take place, and Lot 55, a 'very attractive, freehold site for residences, ... adjoining Pyrford Common and having a frontage thereto of about 1,020 ft with sandy soil adjoining the grounds of a good House picturesquely planted with Fir and other trees, on a high level and commanding beautiful views' (Sale particulars, 1902) and Lot 56, further to the west, were acquired by the Hon Rupert Guinness, the fourth Earl of Onslow's son-in-law. A new house, Pyrford Court, designed by Clyde Young and later enlarged by the local architect John Hale to the designs of Guinness (created second Earl of Iveagh in 1919) was built in grounds that eventually totalled over 400ha. Lady Iveagh (the former Lady Gwendolen Onslow), whose mother gardened at nearby Clandon Park (qv), laid out a series of gardens and pleasure grounds surrounding the house and developed the ornamental woodlands. In the late 1940s the Head Gardener commanded a team of eighteen gardeners (B Strudwick pers comm, 1999). Lady Iveagh was very influenced by the writings of, and may have consulted Gertrude Jekyll (1843-1932) who lived not far away at Munstead Wood (qv) near Godalming.
During the Second World War Pyrford Court was used by the Headquarters Staff of the 20th Guards Brigade. After the death of Lord Iveagh in 1966, the estate passed to the three daughters who became trustees of the Burhill Estate Company. The outlying farmland as well as the golf course which occupies the park remain in corporate ownership. Pyrford Court was sold off separately and, after a period of use as an old people's home, is currently (2000) privately owned, being part office and part single residence. The large stable block to the north-east, known as The Bothy, has been redeveloped as twelve residential units; this also remains in corporate ownership as does the garden to the east. The easternmost lodge is in separate private ownership.
DESCRIPTION
LOCATION, AREA, BOUNDARIES, LANDFORM, SETTING Pyrford Court lies on the south side of Pyrford Common Road, c 3km east of Woking town centre. The c 50ha site, of which c 8ha comprises ornamental gardens and the remainder woodland garden and an ornamental lake, is situated on a sandy ridge south-east of Pyrford Common, with views south across dry valleys towards the water meadows of the River Wey and beyond to the ridge of the North Downs. The site is bounded on the west by pine woodland surrounding The Rough, the property built and landscaped in the late C19 for Sir Charles Dilke. To the north the site adjoins Pyrford Common. To the north-east a 4m brick wall screens the site from Pyrford Common Road, but is set back from it giving a wide grass verge. On the east boundary, woodland fringes the driveway and is separated from the adjacent farmland by parkland railings. The ornamental woodland to the south of Pyrford Court merges into the tree belt around the adjacent golf course. The lake and its surrounding woodland are bounded to the north-west by the golf course, to the south by a sewage works and on all other sides by farmland. The house is situated at the highest point of the site, the grounds sloping gently to the north towards Pyrford Common Road and steeply on the south side into the woodland.
ENTRANCES AND APPROACHES Today (2000), Pyrford Court is approached via a drive from Pyrford Common Road (built 1920-34) at the north-east corner of the site, opposite Upshot Lane. The single-storey Stone Lodge stands to the west of the drive, c 250m east of the house. The drive runs south-west through a belt of woodland, then swings north-west to a cross-roads c 30m east of the house. It then passes the north facade under an ornamental Venetian footbridge to arrive at the west, entrance front. The former principal entrance to Pyrford Court lies 180m north-west along Pyrford Common Road where early C20 ornamental gates with a two-storey brick lodge on the east side lead to a drive which runs through the central arch of The Bothy. The drive, flanked by rhododendrons and with a large terracotta planter forming a focal point to the south, now terminates after a short distance due to changes in ownership.
Two further drives give access to Pyrford Court: the first runs south-west from Pyrford Common Road along the edge of the Common, passing the Head Gardener's house on the east before turning south-east to approach the west front. The second enters the site off a short access road from Old Woking Road, c 800m west of the house, and runs east through The Rough woodland, passing to the south of the property known as The Rough, and approaches the house on the west, entrance front.
PRINCIPAL BUILDING Pyrford Court (listed grade II) is a two-storey with attic, red-brick country house in Neo-Carolean style, designed by Clyde Young (1871-1948) and begun c 1907. The house was not completed for some twenty years as between the wars wings and other extensions were added, designed by John Hale of Woking working closely with Lord Iveagh. An orangery projects onto the east end of the terrace below the south front, with a conservatory and a swimming pool at the west end.
The former stable block, The Bothy (c 1910, listed grade II), stands c 100m north-east of the house. It was also designed by Clyde Young in similar style to the house. The symmetrical two-storey brick building with a plain tiled roof has a central arch topped by a square clock tower. The Bothy is now converted for residential use.
GARDENS AND PLEASURE GROUNDS The ornamental gardens lie mainly to the north and east of Pyrford Court. From the north front a Venetian footbridge crosses the drive to give pedestrian access to a large, c 1.5ha lawn, running gently down to the north where it is enclosed by the perimeter wall in which is set an open-fronted summerhouse or loggia which affords a view of the house, partially screened by mature trees. A row of pear-shaped yews runs east across the lawn from the loggia. To the west, a pergola constructed of stone columns and oak cross beams and clad with wisteria and ornamental vines runs due west for c 85m to the west boundary wall; it then turns and runs c 100m south-east towards the house. A pink marble dolphin fountain is set on the lawn in the angle of the pergola. Pyrford Court has always been famous for its wisterias, the originals being imported from Yokohama, Japan in 1910, and today (2000) the National Collection is held here. Further examples are to be found on the north perimeter wall, and the house itself, which was described in an article in Country Life (1964) as being 'draped on every side [with wisteria]'. The yew-enclosed Jester's Garden lies north of the north arm of the pergola while to the south-west there is a water-lily garden and further small enclosures. These gardens are illustrated in a series of photographs by Newton taken c 1920 (NMR).
A narrow stone-flagged terrace, from which there are outstanding views of the woodland garden and the hills of the North Downs beyond, runs below the south front of the house. In 1907, Rupert Guinness wrote to his father-in-law, Lord Onslow requesting that the proposed plantations at Clandon, designed to screen possible buildings, be done in such a way that he might 'still get glimpses of the views from my new drive' (letter, SRO). The dry retaining wall of the terrace is planted with a variety of rock plants. Below the wall a lawn slopes south to merge with the rhododendrons and woodland.
The gardens to the north-east of Pyrford Court are now in separate ownership. The Italian, or Tank Garden, which has recently been restored, is situated c 80m east of the house. A series of three tanks are set in areas of herringbone brickwork, edged with beds of lavender. This garden is typical of those designed, or inspired by, Gertrude Jekyll. Immediately to the east of The Bothy is an area of rough lawn surrounded by narrow yew enclosures. This was the site of Lady Iveagh's five colour gardens (Gardeners' Chronicle 1924), only two of which now survive. At the north-west corner is a semi-derelict (2000) timber summerhouse. On the south the lawn is bounded by the remains of the Gold Garden; some conifers of appropriate colour have survived, as has the golden privet and a golden catalpa. To the east are the remains of the Silver Garden, terminated at the north-east corner by an early C20 brick summerhouse. These gardens were designed using almost entirely coloured foliage and were again inspired by Miss Jekyll. Beyond the colour gardens lay a large rose pergola built of larch, bordered by beds of iris (ibid), a plant used extensively at Pyrford Court. The pergola was demolished before 1973 as it was too labour intensive (Wallington and Carshalton Advertiser, 29 June 1973).
To the south of the east drive is a waterfall created in the early C20 where the ground drops steeply away to a valley planted by Lady Iveagh with pines and silver birch and underplanted with rhododendrons and azaleas, although heeding Miss Jekyll's advice these have been kept separate. Like Miss Jekyll, Lady Iveagh also grew Lilium giganteum in the woodland.
To the south of the house is an area of mixed woodland with an understorey of rhododendrons and azaleas and a ground flora of plants such as primroses and bluebells. The planting has been added to in the late C20 by introducing a grove of acers to extend the autumn colour. West of the house is an area of pine woodland, within which is a miniature Japanese Garden and a rockery. The mixed woodland continues west to the boundary of the site here registered. A track running south-west from the house through the woodland is all that remains of a ride shown on the OS map of 1920 which ran through the park to Monument Hill, some 1.6km away.
PARK Lord Iveagh's estate extended to over 400ha and included a small private golf course. A path leads south from the south-east corner of the woodland down the valley through an area known as The Hanger to the linear spring-fed lake situated c 800m south-west of the house. Here was the Japanese Iris Garden, noted for its Iris kaempferi, and a variety of ornamental specimen trees and shrubs including Spirea gigantea and Bamboos (Gardeners' Chronicle 1924). The land to the north-east of the lake was used to grow a variety of moisture-loving plants (B Strudwick pers comm, 1999). Much of the area between the woodland garden and the lake is now occupied by the enlarged golf course and few garden features remain; this area is excluded from the site here registered.
KITCHEN GARDEN The Head Gardener's house is situated at the north-west corner of the site, backing onto the west boundary wall of the north lawn. There was an extensive range of glasshouses, some of which remain, as does an area of fruit trees. A vegetable garden is situated between the eastern boundary of the north lawn and The Bothy. It is thought (B Strudwick pers comm, 1999) that the lawn bounded by the colour gardens may at one time have been used as a productive garden. The small herb garden was situated in this area also (Gardeners' Chronicle 1924).
REFERENCES
Gardeners' Chronicle, (19 July 1924) pp 45-6; (22 November 1924), p 347; (31 August 1957), pp 150-1 E Parker, Surrey Gardens (1952), pp 206-8 Country Life, 123 (13 March 1958), p 496; 135 (7 May 1964), pp 1118-19 P Coats, Great Gardens of Britain (1967), pp 252-6 'Country home with a three acre lawn!', Wallington and Carshalton Advertiser, 29 June 1973 A Crosby, A History of Woking (1982), p 134 A Forsyth, Yesterday's Gardens (1983), pp iv, 46, 53-4, 74
Maps Norden, Map of Windsor Great Park, 1607 (copy held at Surrey History Centre)
OS 6" to 1 mile: 1st edition surveyed 1870, published 1872 2nd edition published 1897 3rd edition published 1920 1934 edition OS 25" to 1 mile: 1st edition surveyed 1870-1, published 1874 2nd edition published 1895 3rd edition published 1915 1934 edition
Archival items Collection of 17 photographs of Pyrford Court taken by Newton, c 1920 (NMR, Swindon) Sale particulars, 1902 (Surrey History Centre) Letter from Rupert Guinness about planting belts of trees (1320/308/32), (Surrey History Centre)
Information from Bob Strudwick, gardener at Pyrford Court in 1970s.
Description written: January 2000 Amended: May 2003 Register Inspector: BJL Edited: October 2002
Legacy
The contents of this record have been generated from a legacy data system.
Legacy System number: 1137
Legacy System: Parks and Gardens
Legal This garden or other land is registered under the Historic Buildings and Ancient Monuments Act 1953 within the Register of Historic Parks and Gardens by Historic England for its special historic interest.
End of official listing
STABLE BLOCK 150 YARDS NORTH EAST OF PYRFORD COURT
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Heritage Category: Listed Building
Grade: II
List Entry Number: 1264425
Date first listed: 06-Jan-1984
Statutory Address: STABLE BLOCK 150 YARDS NORTH EAST OF PYRFORD COURT, PYRFORD COMMON ROAD
Map
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Location
Statutory Address: STABLE BLOCK 150 YARDS NORTH EAST OF PYRFORD COURT, PYRFORD COMMON ROAD
The building or site itself may lie within the boundary of more than one authority.
County: Surrey
District: Woking (District Authority)
National Grid Reference: TQ 03641 58822
Summary
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Reasons for Designation
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History
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Details
TQ 05NW BOROUGH OF WOKING PYRFORD COMMON ROAD
6/30 Stable Block 150 yards north east of Pyrford Court GV II
Stable block, now residential home for the elderly. c1910 by Clyde Young in Neo-Carolean style. Brick plain tiled roof with 7 stone coped stacks. 2 storeys, dividing brick band over ground floor, bracketed eaves and quoined corners. Symmetrical 18 bay facade with 3 bay breaks to the ends, that on the left now covered by later extensions, and 6 bays either side of a central arched carriage- way. Sash windows with glazing bars throughout; part glazed doors under flat bracketed hoods either side of the central opening. Garage doors to ground floor left. Central arch in paired Doric Pilaster surround with pediment above; under square clock tower with open Doric cupola on lead pent roof above. Weatherboard C19 extension projecting from the left end.
Listing NGR: TQ0364158822
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The contents of this record have been generated from a legacy data system.
Legacy System number: 427886
Legacy System: LBS
Legal
This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.
End of official listing