Bath and North East Council Development Management Saltford Conservation Area Character Appraisal and Management Plan

April 2018 Contents

1 Saltford Conservation Area 3 7 Issues 20 Introduction Summary of issues Context 8 Management Proposals 21 Summary of key characteristics Issues and recommendations Summary of recommendations Landscape setting Conservation area designation Traffic, pedestrian movement and parking Community involvement Control of new development 2 Landscape Setting 5 Buildings Valley of the River Possible enhancements Topography and geology 9 Monitoring and Review 23 Relationship with the surroundings Appendices 24 3 Archaeology and historic development 6 1 National and local planning policy 4 Spatial analysis 8 2 Further reading Layout and street pattern 3 Glossary Open space, trees and landscape 4 Contact Details Focal points, focal buildings, views and vistas All maps are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Boundary treatments Majesty’s Stationery Office © Crown Copyright. Public realm Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 5 Buildings of the conservation area 12 Licence number 100023334 Local character Listed buildings Positive buildings/undesignated heritage assets Building types Building styles, materials and colours

6 Character Areas 15 Beech Road/upper High Street Upper High Street Queen Square The Batch Lower High Street/former railway embankment The Shallows The Brass Mills 1 Saltford Conservation Area

Introduction (in the form of the management C18 to early C20 Saltford was an proposals) important part of the local brass The historic core of Saltford was industry. identified by the local planning Following review, the boundary of authority as being of special the conservation area includes the Modern Saltford owes much of its architectural and historic interest War Memorial on High Street, land growth to the river and railways. Its and first designated as a to the east of The Shallows population grew from just over 200 conservation area in April 1977. It including part of the former railway to 3000 between 1801 and 1971. was redesignated in April 2018. The embankment and road bridge, and Today its inhabitants still work in the boundary today covers 12.11 the complete garden of 71 High village, Bath, and also hectares and is shown on the Street. No 2 Homefield Close is a . Conservation Area Character modern bungalow which was Appraisal Map. There are thirty removed from the conservation Summary of key characteristics seven entries on the National area. Heritage List for (listed This character appraisal concludes buildings) within the existing Context that the key positive characteristics conservation area boundary. of the conservation area are: Saltford is located in the west part Under the Town and Country of Bath and North East Somerset • Well preserved historic village Planning legislation the Council has Council, east of Bristol and west of astride ancient road and river a duty to preserve and enhance the Bath. It is in the Green Belt and its routes in the valley of the River character and appearance of historic core is a designated Avon, with Saltford Manor and conservation areas in exercising its conservation area, now surrounded the Parish Church of St Mary at planning powers, and to periodically to the south and westt by mainly Queen Square as the focus of the re-appraise its boundaries. This C19 and C20 housing development. medieval settlement, and a focal provides a consistent and sound Bath Road (the A4) and the Great point in the conservation area basis on which planning and other Western Railway both pass to the • Large proportion of historic applications are determined in the west. To the north and east it abuts buildings, predominantly in area. open countryside which includes residential use. Also the parish the edge of the Cotswold Area of church, the church hall and a As part of this process local Outstanding Natural Beauty (AONB) public house planning authorities are encouraged and the River Avon. • The exceptionally attractive rural to carry out character appraisals of river valley landscape setting and its conservation areas. An appraisal The conservation area covers the topography, with long vistas out identifies features which contribute historic core of Saltford between of the village to the north toward the special interest and Isambard Brunel’s Great Western encompassing the river and the character of the area and those that Railway to the south and the former Cotswold hills beyond detract from it. This enables local Midland Railway and River Avon to • The riverside setting with its residents to participate in identifying the north. It includes the High traditional appeal of associated features which are of particular Street, Queen Square, The Batch visitor and recreational uses and value to them and to the special and The Shallows. A series of activities character of their area, and provides buildings front High Street, from The a base upon which to develop Tunnel House at the south end to management proposals for the former Midland Railway Bridge preservation and enhancement. in the north. Buildings and open space front onto The Shallows as This document therefore seeks to: far as the historic Old Brass Mill to the south. • Define the special interest of the Saltford Conservation Area and Historically the economy of the area identify the issues which threaten was originally based on agriculture the special qualities of the and many of the buildings within the conservation area (in the form of conservation area were once farm the ‘character appraisal’) buildings. These humbler buildings are interspersed by grander • Provide guidelines to prevent properties, some with large gardens harm and achieve enhancement enclosed by walls. From the early 3 • Important views of the historic • Surviving natural stone kerbs suggested approach set out by core from the surrounding should be retained and whenever Historic England. countryside possible concrete kerbs should • Survival of the early street pattern be replaced with natural stone Conservation area designation lined with distinct stone boundary • Improved visitor signage and introduces controls over: walls, and vernacular and more local information should be * the way owners can alter or prestigious historic buildings considered develop their properties. These • Character largely unaffected by • Consideration of potential future include the requirement in modern street furniture or enhancement opportunities legislation and highway development should be made as and when national planning policies to • Consistent use of local building funding becomes available preserve and/or enhance and for materials, primarily clay pantiles, local planning authorities to pay stone, lime based Conservation area designation special attention to the desirability mortars and some natural slate of preserving or enhancing the and render Conservation areas are designated character or appearance of the area • Boundaries typically enclosed by under the provisions of Section 69 in their local planning policies. stone walls and/or hedging and of the Planning (Listed Buildings * demolition of most unlisted planting and Conservation Areas) Act 1990, buildings/structures • The physical and visual presence which places a statutory duty on * works to trees of the former Midland Railway local planning authorities to * types of advertisements that can line, now a popular cycle and determine which parts of their area be displayed with ‘deemed consent’ pedestrian route are areas of special architectural or * types and size of development • Verdant mature trees and historic interest. A conservation area which can be carried out without greenery is defined as: ‘…an area of special the need for planning permission • Important green open space by architectural or historic interest, the (permitted development rights) the river reinforcing the rural character or appearance of which it qualities of the conservation area is desirable to preserve or enhance’. Community involvement

Summary of recommendations The quality and interest of the area Public support and involvement is as a whole, rather than individual essential to the successful In summary the management buildings, is the main consideration management of conservation areas. proposals make the following when designating such areas. This document was initially drafted recommendations: following a meeting with Designation also provides the basis representatives from Saltford Parish • The setting of the conservation for applying national and local Council and the local Ward area should be protected policies designed to preserve or Councillors in May 2016, when the • Important key views within, from enhance all aspects of character or extent of the extent of the and towards the conservation appearance that define the special conservation area boundary was area should be protected interest of a conservation area. discussed together with some of the • Potential traffic management main problems and issues which measures on High Street should Section 71 of the Act requires the face the local community. be considered local planning authority to publish • Any new development should proposals for the preservation and After this meeting a first draft was preserve or enhance the existing enhancement of conservation areas agreed with the Parish Council for built character and appearance and an appraisal provides the the public consultation during June and recognise existing density means for this. Section 72 requires and July 2017. In response to • Historic buildings should retain that, in considering applications for comments received from the original characteristics and development in a conservation area, consultation amendments were traditional features, and avoid special attention shall be paid to the made and the final documents were introduction of artificial materials desirability of preserving or formally adopted by the council for • Buildings which make a positive enhancing the character of that planning guidance purposes on 6th contribution should be protected area. April 2018. from demolition. • Support for the emerging Water Conservation area appraisals are Space Study (Bath and North considered by Historic England to East Somerset Council 2016 – be vital to the conservation of these 2017) special areas. The content of this statement is based on the

4 2 Landscape setting

The exceptionally attractive Topography and geology landscape setting of the conservation area makes an Saltford is located in the valley of important contribution to its the River Avon in the Green Belt significance. which includes the meandering River Avon and the Kennett and Valley of the River Avon Avon Canal, and the lower valley The topography and rural landscape slopes of the Cotswold AONB. It is setting of the conservation area to Setting is defined in the National influenced by the presence of the the north and west makes an Planning Policy Framework (NPPF) railway and major road which are important contribution to its as “The surroundings in which a prominent features in the valley. significance. This exceptionally heritage asset is experienced. Its attractive open countryside and extent is not fixed and may change The area is based on Lower landscape adjoining the conservation as the asset and its surroundings Jurassic rocks, mainly limestone area is sensitive to change. evolve. Elements of a setting may which is used as the local building make a positive or negative material. Alluvium is typically found Relationship with the contribution to the significance of through the floodplain as well as surroundings the asset, may affect the ability to smaller outcrops of river gravel. appreciate that significance or may There are a variety of solid The adjacent open countryside to be neutral”. formations including Lias Limestone the north and east provides from Saltford to Park with important views towards historic To the south and west the visible outcrops at Mead Lane Saltford, and forms a tranquil rural conservation area is bounded by designated as Regionally Important riverside setting in contrast to the mainly C19 and C20 housing Geological Sites (RIGS). activity of High Street area. development whilst the adjoining open landscape to the north and The historic core of Saltford lies The modern development of east forms part of the valley of the above the river level, with High Saltford on the south and west River Avon, with the ridge of the Street gently sloping down towards boundaries of the conservation Cotswolds Area of Outstanding the river beyond. Land to the south area, together with the presence of Natural Beauty (AONB) as a back- of High Street, including The Batch, the main line railway and main road drop. Most surrounding fields are of rises steeply. To the north the rolling (A4) starkly contrast with its medium size and field boundaries open countryside slopes more character, and emphasise the are a mix of dry stone walling, wire gently, with longer distance views distinct qualities and character of fencing and hedgerows. Much of curtailed by mature trees and the historic village. the hedgerow is historic, probably woodland. The boundary of the dating from the C18, and is rich in Cotswold AONB follows the River The local network of rights of way is wildlife. This sensitive landscape Avon. From here the land then rises well used by visiting ramblers and area is identified in the Council’s steeply towards Kelston to the east villagers alike, and includes the Rural Landscapes of Bath and and the distinctive local landmark of SUSTRANS cycle route along the North East Somerset: A Landscape Kelston Round Hill on the Cotswold former Midland Railway line Character Assessment, which was Ridge, also known locally as between Bristol and Bath and The adopted as Supplementary Planning Kelston Tump. River Avon Trail. These routes Guidance in 2003. provide important views of the Where the former Midland Railway historic village and reinforce the Considerable importance and line runs across the flood plain it is significance of its landscape setting. weight must therefore be given to raised on a steeply sloping this important setting of the embankment now covered with The river itself provides important conservation area in the trees and vegetation. This visually physical and visual linkages consideration of any development divides the river landscape from the between Saltford and its proposals that may affect or harm it. upper part of the conservation area. surroundings, including Bath and Bristol, and the current Water Space Study recognises this value.

5 3 Archaeology and historic development

The Domesday Book entry for South east of Saltford Manor and Many of the buildings in High Street Saltford identifies the settlement as the church is an C18 terrace of and those abutting the adjoining ‘Sanford.’ One theory is that the cottages formerly known as The lanes and footpaths present a name may have come from San- Rank, reputed to be associated with largely unspoilt range of C17 – C19 ford, a sand or gravel ford. the local wool industry during that century domestic architecture with Saltford is located on ancient road period. The built form of the village unifying limestone walls and clay and river routes in the river valley. It developed primarily during the C17 roof pantiles. Their mellow and provided a river crossing place to the C19 as an agricultural consistent character has survived which attracted human settlement community, supported by the largely intact, and the village has from earliest times. The possible presence of riverside mills. In the fortunately avoided front gardens presence of prehistoric early C18 it grew as an important being changed to car parking. roundhouses has been located centre for the local brass industry. nearby, and evidence has been The old Brass Mill, located at the In terms of industrial archaeology, found of an Anglo Saxon burial southern end of The Shallows, was there is evidence of a lime kiln ground north of Avon Farm. probably constructed on the site of between the C18 Brass Mills and a former fulling mill. It was built in the village in the vicinity of the A Roman child’s coffin was found in the early part of the C18 and present public open space. This 1901 in the grounds of Saltford operated until 1924. The remains confirms past industrial activity in House. The east – west Roman road are Grade II listed and are also this area where the river provided from Bath to Sea Mills, a Roman scheduled as an Ancient important transport and trading port on the coast near Bristol was Monument. They include an links. very close-by, and the ancient river annealing oven and a working water crossing at Saltford was an wheel open to the public. important fording point which linked with the Roman road. The crossing was part of an east-west route of Roman or earlier origins, which aligned approximately with the current position of High Street.

A series of medieval fishponds and former sluices are located to the north east of the church beyond the conservation area boundary. These were probably associated with the Manor House estate. The grade II listed Parish Church of St Mary’s has C12 or possibly Saxon origins, and was partly rebuilt following Civil War damage in 1643 and extensively restored in 1832. Its west tower was possibly converted from a Norman structure in the C17. It has a notable C13 century font and Jacobean pulpit. The church groups with the Norman C12 Saltford Manor (grade II*) to the west of the church which is reputed to be one of the oldest inhabited manor houses in England. The historic building had subsequent alterations and additions from the early part of the C13 through to the C20.

6 The River Avon Navigation brought Mangotsfield in Bristol which The attractive surroundings of traffic to the area in the C19 as the opened in 1869 did not escape the Saltford, together with the main Kennet and Avon Canal developed, closure of tracks in the 1960s. road, railways, river and canal route providing a link through to the east. Together with surviving bridges it is contributed much to its expansion Before the navigation the tide swept now used as the extremely popular as a commuter village in the C20. up the river to Bath. cycle and walking route between Today this expansion is particularly the two cities. evident to the south and east of the The opening of Brunel’s Great historic core. Western Railway in the 1840s The former chapel facing on to The between Bristol, Bath and London Shallows was opened in 1865. In included the building of the Saltford the late Victorian period the village Tunnel. Although this track survives school and hall were constructed at and today carries the high speed the entrance to Queen Square. inter-city trains, the branch of the Some of the terraced housing in the Midland Railway between Bath and village was also built at this time.

Late nineteenth century map of Saltford

7 4 Spatial analysis

Layout and street pattern Hand public house, a positive popular public routes for walkers building addressing this important and link with the River Avon Trail. The principal spatial features of the space. It is a focal point and Alongside is the SUSTRANS cycle conservation area result from the delineates a change in character route following the former railway linear form of High Street which between the High Street area and line between Bristol and Bath. contrasts with the informal riverside that of The Shallows by the river. setting of The Shallows. The Shallows, leading to the former Towards and within the Brass Mills Brass Mills element of the area historic buildings form distinct Saltford’s historic linear plan form conservation area is less formal, groups acting as a fragmented but focusses on the east/west running east-west alongside the identifiable built frontage to the river, alignment of High Street, the meandering river. It is so called interspersed by gardens, walls and ancient route associated with the because when the river was tidal it greenery. Beyond the mill the plan river crossing. The south end was shallow enough to wade form opens up around the modern entrance to High Street is visually across. Modern houses at the public house, The Riverside, and its dominated by The Tunnel House western end of The Shallows in the surrounding grounds and car and Saltford House, both large grounds of and including the Old parking. The road then leaves the detached listed buildings set within Rectory, a grade II listed building, conservation area under the Brunel their own grounds. Beyond these are screened by a high stone wall railway bridge, before linking with and continuing north there is a fairly on the road frontage and are visually the main road (A4). consistent medium density of dominated by mature trees forming buildings in High Street, comprising an arcadian landscape. Open space, trees and landscape an irregular pattern of terraced cottages and individual houses, Further east this character is Hedgerows provide vital wildlife many of C17 to C19 origins. replaced by views opening up of the corridors for local fauna including green open space, the river and hills dormice, bats and birds. The This linear plan form is punctuated beyond, and buildings facing hedgerows in and close to the by Queen Square about half way towards the river or set at right conservation area make a significant along High Street on its west side, angles to it. The roadway and and positive contribution and their with the medieval church and manor footpath fronting the river are very preservation and maintenance is house to the west side of the square. The public footpath leading from the square to the church provides access and links to the open countryside beyond.

The Batch to the east of High Street has a less regular form, winding steeply uphill before branching and terminating in two visually distinct cul-de-sacs. At the end of the western cul-de-sac a public footpath leads steeply down to the level of the space outside the public house at the bottom of High Street. The path is enclosed by distinctive high stone walls which frame attractive views of rooftops and the river valley and Cotswold Hills beyond.

The road junction of High Street with The Shallows has a triangular form with a distinctive appearance and character. This is emphasised by the visually dominant Bird in

8 important for the character of the The River Avon makes an essential Due to the historic rural character of area as well as biodiversity. physical, historic and visual the conservation area which has contribution to local character and incrementally developed over the Gardens within the village provide appearance, and plays a significant centuries, there are no ‘planned’ visually important spaces which role in the setting of the focal points, particularly in High contribute to the setting of buildings conservation area. It is a Site of Street which is simply lined with and that of the conservation area. Nature Conservation Importance historic buildings. Away from High Where historic terraces are (SNCI), and its value is added to by Street, Queen Square together with substantially set back from High the recreational role it plays with the former school, the Manor House Street frontage their long narrow river activities both passive and and the church combine to create a gardens provide visual ‘green’ active. focal point or node in the village. breaks in the street scene, with low stone boundary walls fronting the Less recognised is the tranquil The area outside the public house footpaths, supplemented by verdant churchyard space which overlooks provides a further focus in the hedging and trees. A good example the adjoining countryside and village as described in paragraph is the front gardens of the terrace at contributes to the important setting 4.2 above. No’s 31-39 High Street, immediately for the church. The churchyard is to the north of Queen Square. still in use. Much of the character of the conservation area focusses on The Many of the gardens fronting the Queen Square forms a hard Shallows and the riverside area. The streets also contain large mature surfaced open space dominated by visual and physical importance of trees which project into the street road surfacing and parking. The this area to residents and visitors scene and make a significant visual road junction of High Street with alike is highlighted elsewhere in this contribution to character and The Shallows outside the public appraisal. appearance. For example the trees house forms a recognisable set behind the high garden walls of triangular shaped space, which Focal buildings No’s 23 and 25 High Street. although hard surfaced has a Key focal buildings in the distinct nodal character normally conservation area, both listed and Elsewhere, there are important associated with small village greens. undesignated heritage assets mature tree groups in the This is added to by the outdoor include: churchyard, and along the river seating at the public house where landscape at The Shallows, users can sit and enjoy the space • The Tunnel House/Saltford House positively contributing to the with its surrounding historic • Saltford Manor/St Mary’s Church/ character and appearance of these buildings and garden greenery. former school and hall parts of the conservation area. The • Norman House large mature oak tree in the Some areas of private space also • The Bird in Hand public house churchyard is protected by a Tree contribute significantly to local • The former chapel on The Preservation Order. character. These include the large Shallows front gardens at Saltford Manor and • The Brass Mills The disused railway embankment, Saltford House, the former orchard now used as a cycle and pedestrian at The Batch (now a garden), and Key views and vistas from within route is lined with mature trees and scrubland between The Shallows the conservation area: vegetation which are visible in and and the river. Generally, the attractive glimpses contribute to both long and short and views of the Avon Valley and distance views. It also acts as an Focal points, focal buildings, the Cotswold hillsides beyond, important wildlife corridor. views and vistas framed by blue lias limestone cottages, boundary walls and trees The most significant open space in Focal points are an important element of the the conservation area is the large The road junction of High Street village character. The most gently sloping grassed public area with Beech Road at the top end of important views are described at The Shallows known locally as High Street, contains the two below and identified with numbers ‘The Outlook’. This name derived imposing detached Georgian on the Character Appraisal Map. from the expansive views of the houses and the war memorial and is The omission of a view does not river and Cotswold Hills, including a recognisable focal point and mean it has no significance. Kelston Tump. Together with the visual point of entry to the greensward adjoining the river this conservation area. is a popular visitor attraction.

9 Key viewpoint 1: approaching High the footpath and greenery leading Key viewpoint 7: encompassing the Street from Beech Road. from it towards the point of arrival at river and the Cotswold Hills beyond the churchyard gate. From the The view at the road junction is church the view progression Looking north east from The terminated and enclosed by the continues with open views across Outlook, together with the large imposing grouping of Saltford the attractive undulating countryside expanse of public open space, its House and The Tunnel House to the north, terminated by belts of hillside backdrop and skyline of together with their front gardens, mature trees. buildings and trees looking south stone walls and mature trees. This east. An equally important view of forms a sense of arrival at the Key viewpoint 4: looking east at the this river valley area in reverse is entrance to the conservation area. junction of High Street and The obtained from the east end of The The c1920 War Memorial and its Shallows. Shallows. garden on the south west corner of the junction contribute to this view This triangular shaped space is Key views and vistas from outside and sense of place. framed by the landmark Bird in the conservation area: Hand public house and adjoining Key viewpoint 8: looking west from Key viewpoint 2: looking east along historic buildings. It includes the vantage points in the Cotswolds High Street. steep contours of the road which AONB below Kelston. dramatically drop down from the This is a long uninterrupted view of junction towards the railway bridge Part of the historic village core, the street gently sloping in an and river valley. This topography including the church and manor easterly direction down towards the significantly contributes to the view. house is visible in the long distance river, with buildings, walls and elevated views from public greenery providing a sense of Key viewpoint 5: looking north east footpaths. enclosure which contributes to the from the footpath local character. The Cotswold hills Key viewpoint 9: looking west form a backdrop to the view. The Views of the rooftops and river across the river view looking in the opposite valley along the narrow steeply direction, west along High Street, sloping pedestrian passage link Glimpsed views between the trees has equal value. between the end of The Batch and and vegetation, looking west across the road outside the Bird in Hand the river from the former railway Key viewpoint 3: sequence of views public house. embankment pedestrian and cycle leading from High Street through route. Queen Square to the parish church Key viewpoint 6: looking south and the countryside beyond. along The Shallows from High Key viewpoint(s) 10: looking along Street the river The wider space of Queen Square, visually dominated by the former Framed by stone walls, verdant Views open up of the river and open Victorian school and hall is trees and foliage with glimpses of space on The Shallows approaching complimented by the narrowing of the river beyond. from both north and south directions.

Key viewpoint 11: looking south along The Shallows

Approaching the Old Brass Mill area along The Shallows from the north with its distinct group of historic buildings

Key viewpoint 12: looking south from the public footpath which runs across fields to the north of the conservation area.

Views are seen of the church and manor house in the gaps between mature trees in this attractive open countryside setting.

10 Low profile street lighting is provided by occasional black painted ‘period’ style lamp columns, discretely located. Unsightly telegraph poles and wires were removed as part of a former enhancement scheme which significantly improved the appearance of the conservation area.

High Street and The Shallows are located in a 20 mph zone and the associated highway signage has been discretely positioned. Highway signage generally is not considered to be an issue in the conservation area provided the current ‘low key’ minimal approach is maintained for any new works. On street parking is allowed which avoids the need for unsightly yellow lines and also has the effect of narrowing the Boundary treatments There is limited use of boundary iron carriageway and slowing traffic railings and gates, but examples speeds, particularly where the street Boundaries are generally restricted exist at the old school, the is straight. to stone walling and natural churchyard entrance gates and planting, including hedging. The arch, and gates to Saltford House. Street names are generally white most visually dominant treatment is painted metal with black lettering, the use of lias stone set in lime Public realm either on short black posts or mortar for walling which vary in attached to structures. Other street height throughout the area, making Most of the road and footpath furniture is generally well- an important contribution to local treatment in the conservation area maintained. character. public realm is simple and very low key, surfaced in tarmac with The large green public open space, These walls vary from rubble stone concrete kerbs. Few original stone informal greensward and tree to coursed stonework. Some have kerbs survive today with most planting by the river form a the distinctive ‘cock and hen’ replaced by concrete kerbing. distinctive area of public realm placing of stones at their top whilst which is a popular visitor attraction. others are finished with stone The surface and small section of The greensward is often used for copings. The stonework of walls is footpath at Queen Square are both riverside picnics, but there are generally in a sound condition entirely covered with tarmac which limited opportunities for those who although some are repointed in a visually reads as one surface of need to find a seat or bench. cement based mortar which has road and parking. At times of traffic had a detrimental effect. activity this makes it difficult for pedestrians to traverse, particularly The lower walls are often backed by when accessing the community use hedging or other ‘cottage garden’ in the hall and the parish church. type planting, with some of the best examples in High Street. Other The important path and steps boundaries comprise stand-alone leading from the end of The hedging and/or shrub planting to Shallows are also tarmac surfaced, delineate boundaries. This is a treatment normally associated particularly evident at the edge of with urban or suburban the area where boundaries become environments. more natural and hedging is more dominant.

11 5 Buildings of the conservation area

Local Character Modern infill buildings are limited in Architecturally and historically the number and where existing are most significant buildings are One of the most unifying elements dominated by the historic fabric of Saltford Manor, the parish church of of the conservation area character the area. Fortunately there has not St Mary, the Brass Mill and the late results from the consistent use of been any substantial harm or visual C18 Saltford House which add to the local Blue Lias stone and lime intrusion caused by modern local character and are recognisable mortar for walling together with clay development, which range from local landmarks. Admiral Kelly, who pantiles for roofs. Many of the bungalows to two storey houses, made an important contribution to earlier buildings were originally generally of traditional form and the abolition of slavery in the C19 thatched. Visually, these two natural design. The control of their design lived at Saltford House in High building materials complement each has clearly been influenced by their Street from 1856 to 1867. other and significantly contribute to conservation area location. For the sense of place. The locally example, in Saltford Court the The conservation area is also distinct topography provides many modern detached houses are of characterised by the high number of views of and over the roof tops with traditional vernacular design, stone boundary walls on High Street their attractive pantile claddings and blending with local character. in particular. Constructed of Blue chimney stacks adding to the local Lias stone they vary from the many sense of place. low front garden boundaries to the There are two distinct early C20 distinctly high garden walls fronting Throughout the conservation area terraces of larger scale at No’s 45 High Street at Jeffreys Lodge and architectural detailing and traditional – 55 High Street and the imposing No 25. fenestration have survived relatively Edwardian houses with full height intact. For example, very few bay windows facing on to the river Listed buildings properties have replaced traditional at The Shallows. They are unified painted timber windows or doors with their surroundings by their The conservation area contains with plastic types, and many retain domestic use, materials and twenty one building entries on the cast iron rainwater goods rather architectural form, consistent National Heritage List for England. than plastic replacements. throughout the conservation area. They are identified on the Character The height and scale of buildings Many of the undesignated, modest Appraisal Map and are listed as varies from that of the grander vernacular buildings found follows: buildings such as Saltford Manor, throughout the conservation area the parish church, the former school are regarded as ‘positive’ buildings Grade II* and Saltford House to the more which are undesignated heritage • The Manor House, Queen Square humble vernacular two storey assets as identified in this appraisal. • The Old Brass Mill, The Shallows domestic terraces. Their retention is important for preserving the character of the Grade II settlement. • Mill Cottages, 2, 3 and 4 The Shallows (C17) • Mill Cottage – 6 The Shallows (early C18) • Willow Cottages – 1, 2 and 3 The Shallows (late C17) • The Old Rectory, The Shallows (c1814) • 65 High Street (early C18) • 61 and 63 High Street (early C18) • The Brass Knocker, 40 High Street (c1747) • Cherry Farm, 1 and 2 The Batch (C17) • Norman House and attached front area wall, 26 High Street (late C17)

12 • Springside, High Street (early outbuildings. They are regarded as • 20 and 22 High Street (pair of C18) locally important undesignated cottages gable-end on to road – • Church of St Mary, Queen Square heritage assets. possibly C17 origins) • Dovecote north of Manor Barn • Metz Cottage, 24 High Street (late C17) Buildings identified as positive will (late C19 double fronted • Jeffreys Lodge, 23 High Street vary, but commonly they will be detached house) (late C18) good examples of relatively • 15 – 23 High Street (terrace of • 11 and 13 High Street (mid C19) unaltered historic buildings where four cottages – late C18/early c19) • 7 and 9 High Street (early C18) their style, detailing and building • Rose Cottages, 28 – 30 High • Clere Cottage, 5 High Street materials provides the streetscape Street (symmetrical pair of early (early C18) with interest and variety. Most C20 cottages in the Arts and • Saltford House and attached importantly they make a positive Crafts style) garden walls to north and west, contribution to the special interest • 1 – 5 Collins Buildings, High High Street (c1771) of the conservation area. Where a Street (terrace, gable-end on to • Pair of gateways and garden wall building has been heavily altered by road – C18) enclosing front garden of Saltford inappropriate renovation works and • The Old School House and hall, House, High Street (c1771) restoration would be impractical High Street/Queen Square • Tunnel House, High Street (late they are excluded. (formerly Queen’s School, now C18) church hall – c1901) Positive buildings are identified on • Pound Cottage, Queen Square Closer internal inspection and the Character Appraisal Map and (uncertain date but the name research may reveal that some of itemised below. Such buildings are suggests it may have historic these protected buildings have considered worthy of adding to any relevance) earlier origins. Local List. A more detailed survey • Firbank House, 32 High Street could help to further reveal their (detached house – late C19) The majority date from the main significance and some may be • 36 High Street (detached house period of village growth between the considered worthy of listing. These previously Church View Cottages C17 – C19. Those of C17 origin are: – early C18) include Norman House on the High • The Batch (detached house Street, Mill Cottages by the river • The War Memorial, upper High – early C19) and the dovecote at Saltford Manor. Street – c1920 • 31 – 39 High Street (terrace • The Barn, Norman Road (now previously known as The Rank Positive buildings/undesignated converted to a house – late C18) and associated with the wool heritage assets • 3 High Street (former lodge to industry – late C19 with possible Saltford House – late C18) C18 or earlier origins.) The most significant buildings in the • 14 and 16 High Street (formerly • 46 – 50 High Street (group of conservation area are listed, but terrace of three – early C19) three properties – C17 to late there are also a high number of • 18 High Street (detached house, C19) other ‘positive’ buildings which formerly a public house – C18) • South View House, 45 High include attractive cottages, terraces, Street (symmetrical house – former farmhouses and possibly C17 with late C19 alterations) • 47 – 55 High Street (terrace of five late C19/early C20 houses) • 54 High Street and garden wall on The Shallows (C18/C19 detached villa and wall) • Avon Villa, 56 High Street (detached house – mid C19) • 57a and 57b High Street (house linked to end of terrace – late C19/early c20) • Bird in Hand PH, 58 High Street (C18) • Former Midland Railway bridge, lower High Street c1869 • The Chapel, The Shallows (now converted to a house – c1865)

13 Building types Building styles, materials and commonly used for window and colours door dressings. Stonework is rarely Buildings are predominantly rendered, but includes the front residential and tend to be The overall character of the historic façade of Jeffreys Lodge in High vernacular in their layout, form and buildings in Saltford is domestic and Street. materials. They include C18 and vernacular, most modestly sized C19 two storey cottages and (one and a half or two storeys high) The orangey-brown clay pantiles are terraces interspersed with more with traditionally proportioned the most commonly used and substantial detached village houses, spans and pitched roofs, often with visually distinct roofing material some influenced by the Georgian brick chimney stacks. Simple which would have been locally architecture of nearby Bath, lean-to open or enclosed front produced. Some roofs were including Saltford House and porches are typical of the area. originally thatched, now replaced Jeffreys Lodge. Exceptions to the vernacular include with pantiles. There are also a large the taller classically designed number of pitched and hipped roofs The parish church of St Mary’s is individual properties set in large clad in natural grey slate, generally modestly scaled but of high gardens interspersed amongst on the C19/early C20 buildings architectural and historic them, and punctuating the street when this material was imported on significance. It displays use of the scene. This includes the important the river. Although brick is not local stone through the centuries. grouping of Saltford House with The generally associated with the Tunnel House. historic architecture of this part of There are a number of former farms, Somerset, red brick is commonly barns or outbuildings which relate The more classically designed larger used for many of the chimney to agriculture. Many are now individual houses are also notable stacks in the conservation area. converted to residential use. For for their consistent use of the local example, Cherry Farm at The Batch stone. Saltford Manor is the most The late Victorian school on High is now two cottages. The former impressive in scale and also in Street is of individual style, late Victorian school is converted to architectural and historic terms. It prominently positioned close to the residential and church hall uses, displays a C17 front but to the rear street frontage with steeply pitched whilst The Bird in Hand retains its its Norman origins are clearly visible roofs and distinctive steps leading original use as a public house. in the architecture. up to the castellated arched entrance. The Old Brass Mill at The Shallows Each building varies apart from the is described elsewhere. Its regular design of the terraced Windows throughout the distinctive remains next to the river properties. The roofs come in a conservation area are generally are now successfully restored and variety of shapes but are generally vertically proportioned and limited open to visitors. pitched and gabled, some with to horizontal sliding sashes and traditional design dormer windows. side-hung casements, some with The listed dovecote at Saltford Roof ridges generally run parallel small panes and others with larger Manor groups with the Manor with the street, except where glazed sections. Fortunately a large House and parish church. buildings are set at right angles with proportion of them survive as gables facing on to it. No 57 High traditional painted timber types, Street is an example, where its with very few changed to modern gable-end addresses the road plastic or dark stained hardwood, junction. conflicting with local character. Many windows display the distinct Consistent use of the local Blue Lias ashlar dressings which are stone and clay pantiles for roofs is a characteristic of this part of the significant unifying element in Somerset vernacular. Occasionally conservation area character and these have been painted in white or significance. cream colours. Some early stone transom and mullion types also The stone has been used in a survive. Many front entrance doors variety of forms including squared have similar dressings and most are and coursed rubble stone, un- of traditional painted timber types coursed rubble stone, and ashlar for and designs. the grander properties, which is also

14 6 Character areas

Seven areas of distinct character The distinct linear street pattern Negative features: within the conservation area have makes a positive contribution to this • Pedestrian routes are not clearly been identified below as indicated character and appearance together defined for the visitor. on the Character Areas Map with the sense of enclosure formed • The tarmac treatment of the space accompanying the appraisal. by the buildings, walls, trees and has an urban appearance and is vegetation, many of which are tight an opportunity for improvement. Character area 1: Beech Road/ up to the back edge of the upper High Street footpaths on each side of the street. Character area 4: The Batch This character is further enhanced In this area the significant spacious by the narrow proportions of the The area in the vicinity of The Batch grouping of the two large Georgian street and its gentle slope rises steeply above the level of High houses, The Tunnel House and northwards as it leads down to the Street, providing views of the backs Saltford House, together with their river. Some natural stone kerbing of the historic buildings on High large surrounding gardens, stone survives but much is replaced with Street. It is characterised by a boundary walls and mature trees concrete. loose-knit and informal layout of form a distinct character and vernacular buildings that contrasts special interest which unifies the The narrow dimensions of the street with the more formal linear layout of appearance of the area. This is and on-street parking ensure that High Street. added to by the road junction space traffic is slowed down, calming between the High Street and Beech traffic and assisting pedestrian It includes the large garden area Road which contributes to the safety. This also avoids the need for opposite No’s 1 & 2 Cherry Farm sense of arriving in the historic part unnecessary and visually intrusive which was previously used as an of Saltford. highway markings and signage. orchard and provides an open green Traffic speeds are however relatively visual break in this part of the On the opposite corner of the high, and the on-street parking townscape, albeit not for public junction from Saltford House is the inevitably detracts from local access. c1920 War Memorial, an character. undesignated heritage asset that No 2 Cherry Farm is grade II listed has strong historic connection with Negative features: and currently in poor condition, and the village. • Traffic speed therefore ‘at risk’. It is anticipated • Parking that the new owner will be No negative features have been • Loss of stone kerbs undertaking repairs which have identified in this area. • Some unsuitable cement pointing recently been granted consent. of stone boundary walls Character area 2: Upper High One of the most distinct features of Street Character area 3: this part of the conservation area is Queen Square the footpath which leads from the Unsightly telegraph poles and end of The Batch to the road space overhead cables have previously Queen Square on the north side of outside the Bird in Hand public been removed, improving the High Street forms a punctuation in house. This narrow and steeply appearance of High Street. This the linear street form described sloping path has the element of length of the street contains a high above. Although cars can access surprise for the visitor, with its number of irregularly sited listed and park in the square, it is a retreat enclosure by high stone walls and buildings and others which are from the traffic on High Street and impressive view over the roof tops considered to be positive buildings. has a more intimate character that of the village to the countryside Their mix of classical and vernacular visually invites the pedestrian visitor beyond. It has an attractive simple historic architecture is unified by the to access the space and explore the cast iron handrail, but its tarmac consistent use of Lias stone and route leading to the parish church. surface treatment is less clay pantiles , and the delightful The attractive sequence of views sympathetic to local character. variation in the street scene experienced on this route is resulting from gardens, trees, rewarded by arrival at the tranquil Negative features: vegetation and stone walls green space of the churchyard with • Condition of No 2 The Batch, a interspersed with these buildings. the mature trees making a listed building at risk Cement pointing of some stone significant contribution to the local • Visually poor surface treatment of walls has caused visual and character. the footpath leading from The physical harm. Batch to the road below

15 Character area 5: Lower High create the attractive open and historic interpretation for the Street/ former railway verdant appearance of this area. visitor, including awareness of the embankment Brass Mill as a local tourist The dense tree belt and vegetation attraction The distinct triangular space on the west side of The Shallows resulting from the road layout acts screens the modern housing set Character area 7: The Brass Mills as a central focal point in the behind in the grounds of the former conservation area, a function often rectory. Set by the river, the surviving provided elsewhere by village historic Brass Mills buildings (grade greens. This character is Other planting and shrubs on the II* listed and a Scheduled Ancient compounded by the presence of the east side of the road conceal Monument) provide the visual and Bird in hand Public House which previously established views of the physical focus for this area and a faces on to the space and enclosure river valley and beyond. The railway link with the industrial past of provided by adjoining historic embankment forms a visual and Saltford. This is added to by the buildings. The space is surfaced physical edge to the north east historic buildings in close proximity with tarmac on the highway and corner of the conservation area. on the west side of the road which footpaths which detracts from its attractively group with the Brass Mill appearance. Further south the open space is structures. Some of these historic replaced by a variety of small scale buildings are prone to flood risk. This plateau area is the springing vernacular historic buildings and a point for the meeting of the two handsome early C20 terrace of large Parts of the conservation area and roads which then lead steeply down houses with bay windows facing some of the historic buildings to the railway embankment and east across the river. The tree-lined adjoining the river are highly prone under the railway bridge and to The greensward continues along this to flooding, a risk which is Shallows, emphasising the distinct part of The Shallows, unifying the increasing with climate change. A local topography. area. To the north it visually links strategy for protecting historic The bridge and embankment act as with an area of undeveloped land, buildings from flooding should be an entry point to the historic area, crossed by an informal footpath considered. both visually and physically. Visitor which leads up to the cycle track on steps lead down from the the railway embankment and then Entrance to this area from the north SUSTRANS cycle route on the beyond to the towpath. is identified by the converted chapel embankment to the level of the car with its distinct gable end and park at the rear of the public house. An area of car parking and a public arched windows facing the road. toilet block is provided on the west This is now converted to residential Negative features: side of the road which although use. On the west side of the road it • Visually unrelieved tarmac necessary are visually intrusive in also acts as a local landmark. surface treatment of the highway the riverside scene. The road and footpath at the junction of segregates the open space from the Entering this riverside area from the the High Street and The Shallows river corridor and has an urbanising south, the Brass Mills and other which lacks visual definition and influence due to the surface historic buildings denote arrival has an urbanising effect on the treatment. Their distinct grouping, common street scene. use of building materials and the • Lack of visitor (pedestrian and This part of the conservation area generally lower scale of built forms cyclist) wayfinding information by the river is a visitor attraction and contribute to the local character of from the SUSTRANS cycle route also an area of high recreational this part of the conservation area. to the histroic area and river water activity which positively edge. contributes to local vitality and Negative features: character. • Visual impact of the large Character area 6: The Shallows unscreened public house car Negative features: park The Shallows has a distinct local • The visual intrusion on the rural • Lack of visitor interpretation rural character mainly due to the character by the tarmac surface • A lack of definition of public strong visual and physical presence treatment of the road, footways footpath routes – it is unclear of the River Avon. The large green and car park where it is possible to walk and open space on the south side of the • Visual intrusion by the public there is a lack of signage road combined with the green toilets block identifying links with the historic sward and groups of large mature • Some vegetation restricting views core and the rest of the river trees running along the river bank of the river and valley • Flood risk to historic buildings and former railway embankment • Lack of wayfinding signage and

16 Local character

17 Character areas

18 Character appraisal

19 7 Issues

Based on the negative features Traffic, pedestrian movement and Possible enhancements: identified within the character areas, parking: • Riverside – improved visitor initial comments made by • Busy and fast moving traffic in wayfinding signage, interpretation representatives from the Parish High Street at peak periods and possible seating, planting Council and local Ward Councillors, • General lack of off-street car around the car park and public and from the Neighbourhood Plan, parking spaces, contributing to toilets key issues have been identified for congestion • Queen Square surface treatment. the Saltford Conservation Area. • Loss of traditional stone kerbing • Surface treatment of the footpath • Visual impact of parking on the leading from The Batch to The Summary of issues riverside Bird in Hand public house area. • High Street and The Shallows Conservation area landscape road junction area surface setting: Buildings: treatment • Protection of the setting of the • Continued protection of the high conservation area quality character and appearance • Protection of long and short • Continued requirement for use of distance views within, to and traditional materials, details and from the conservation area craft skills • Retention and control of The control of new development: undesignated heritage assets • Pressure for new development • Inclusions on any Local List and • Quality of new build – design possible National Heritage List guidance review

20 8 Management proposals

Issues and recommendations land within or on the edges of the Traffic, pedestrian movement and conservation area and its setting will parking The character appraisal has be resisted. identified the special positive Busy and fast moving traffic in qualities of the Saltford Views within and from the High Street at peak periods Conservation Area which make it landscape setting outside the High Street serves both local unique. The following management conservation area residents and other road users who proposals build upon the negative There are several important views are using it to access the area and features which have also been within the conservation area looking beyond. Some traffic moves at high identified, to provide a series of to the north and east across the speeds despite the 20 mph limit. On issues and recommendations for surrounding countryside. There are street parking results in narrowing of improvement and/or change, also views from the surrounding the highway space available and subject to availability of funding and landscape setting. These important bottle-necks. In some stretches of owner agreement. views need to be protected by the High Street there are no footpaths careful control of proposed for pedestrians, and elsewhere Landscape setting development which must seek to pedestrians need to negotiate preserve the special character and between parked vehicles to cross The protection of the setting of setting of the conservation area. the road. Saltford Conservation Area The landscape to the north and east Recommendation: Recommendation: of the conservation area is noted for Views within and around the In liaison with the highway authority its attractive fields, woodland, and conservation area, particularly to seek opportunities for reducing the the valley of the River Avon within and from the adjoining open visual and physical impact of traffic the immediate proximity of the landscape to the north and east, will and enhancing pedestrian and Cotswold Area of Outstanding continue to be protected. Proposals cyclist access in the conservation Natural Beauty. The countryside for new development which would area as and when opportunities and beyond the conservation area is impinge on these views will be funding arise. already protected by relevant resisted. Development Plan policies, and the General lack of car parking land within its boundary has similar Care of the riverside open space spaces leading to congestion policy protection. Constraints are The significance and value of the Few properties in High Street have also imposed on the historic open space adjoining the river is their own private off-street parking, environment by guidance contained highly regarded by the local and there appears to be no in the National Planning Policy community and visitors alike. opportunity to remedy this situation. Framework (NPPF) and advice Management, maintenance and Converting front gardens for parking published by Historic England. improvement of this space are the would be unacceptable as it causes responsibility of the Council. visual and physical harm. There may be potential threats from new development within or on the Recommendation: Recommendation: edges of the conservation area, or A proposal to enhance The No feasible action identified at this from changes to buildings or sites Shallows as a riverside space with a time. which lie within it, for example from focus on recreation and leisure, the redevelopment of an existing together with public realm Visitor riverside parking building. enhancements and improved The off-road parking provided on management of vegetation should the river side of The Shallows is Recommendation: be sought in the current work on the informal and dominated by trees. Any new development beyond the Water Space Study (Bath and North Parking on the opposite side of the conservation area boundary should East Somerset Council 2016 – 2017) green open space is visually not harm its setting. This setting will and a site management plan prominent and detracts from the continue to be protected through introduced. riverside character of this part of the the strict enforcement of policies conservation area. contained within the Development Plan. Applications for change which would have a detrimental effect on

21 Recommendation: There are already policies in the from outside and should be carefully Through the current Water Space Development Plan to protect all sited to minimise visual impact; Study (Bath and North East conservation areas and other Somerset Council 2016 – 2017) heritage assets in the District. Existing open green space should seek new planting around the Constant vigilance is needed to be protected from unsympathetic parking area and public toilet block ensure that new development does development where this would have to reduce their visual impact and not occur, whether major or minor, an adverse impact on the spacious improve views that would adversely affect the character of the existing site and special interest of the conservation area; Innovative modern design may Need for improved visitor signage area and/or its setting. be appropriate in certain cases and information subject to its reflecting local built It is difficult for visitors to the area to Recommendation: character and form and being of the find their way around and to Only development of the highest highest possible design quality. Any discover the ‘hidden’ treasures of quality should take place in the new development is encouraged to the river and historic settlement. conservation area. Open spaces engage with the traditional existing including private gardens should be built form, reference detailing and Recommendation: protected from inappropriate new use of local materials to enhance Sensitive visitor way-marking development, and development the conservation area; information should be installed, resisted on open areas with together with mixed media historical important views, short or long The use of traditional building and other local information (digital distance, that contribute to the materials is prevalent but information can help to reduce special character and setting of the unsympathetic changes to some visual clutter) area. details such as windows, doors and the use of modern render and Retention of stone kerbing Quality of new build – design cement have negatively affected the The surviving stretches of natural guidance appearance of traditional buildings. stone kerbing in the conservation General design guidance is included Restoring and reinstating traditional area make an important contribution in the Bath and North east and appropriately detailed windows to local distinctiveness. Somerset Development Plan and in and doors would enhance the Replacement concrete kerbing the NPPF. The summary below character of the buildings. The use detracts from the special provides some guidance on ‘good of traditional building materials such appearance and character of the practice’ for new development in or as timber, lime mortars and renders area. on the edges of the conservation as opposed to plastic and cement area: based materials is important in Recommendation: preserving the traditional character Where highway proposals in the Recommendations: and maintaining traditionally conservation area involve works to New development in or on the constructed buildings; surviving natural stone kerbs, these edges of the conservation area should be retained where practical should respect existing plot Boundaries without stone walling or replaced in natural stone to boundaries and patterns, plot ratios can be made more secure by the match. Wherever possible, concrete and historic forms of development; use of defensive planting which will kerbs should be replaced with contribute to the special qualities of natural stone kerbing. Where backland or infill sites are the conservation area, rather than being developed the existing open by the construction of high or low Control of new development character of private gardens should fences. Where fencing is be maintained and the density and constructed it should be kept Pressure for new development scale of new development should simple and of ‘rural’ appearance, There is pressure for new reflect that of the surrounding such as wicker panels. Standard development, and particularly new historic environment; lap-boarded fence panels lack this housing sites within and around the New development should preserve characteristic and detracts. exiting settlements in Bath and or enhance the historic grain of North East Somerset, including the development established by plot Applications to demolish existing Keynsham area which is close to boundaries and existing historic buildings will be carefully Saltford. This demand for new buildings; considered and only replacement housing land needs to be balanced buildings of the highest quality against the equal requirement to New development should not allowed, which preserve or enhance preserve or enhance the impinge on important views within the character and appearance of conservation area and its setting. the conservation area or views of it the conservation area.

22 Buildings Recommendation: seating and reinstating certain views Applications to demolish towards the Cotswold Hills – linked The control of undesignated undesignated heritage assets will with the proposals in the emerging heritage assets generally be refused. They should Water Space Study (Bath and North As part of the appraisal process and be retained as important features East Somerset Council 2016 – 2017) in accordance with Historic England contributing to the significance of guidance, a number of positive the conservation area. Enhancement schemes: historic buildings have been (I) Queen Square identified as shown on the Proposals for change to (II) Junction of High Street and The Character Appraisal Map. These are undesignated heritage assets Shallows also defined as Undesignated should not adversely affect their (III) Footpath leading from The Batch Heritage Assets. Generally these are architectural or historic interest; to High Street individual historic structures which retain all or a high proportion of their Undesignated heritage assets Resurface with more sympathetic original character, including identified as part of this appraisal treatments recognising the rural architectural detailing and materials, should be included in any future character by introducing natural and which add interest and vitality local list. Further more detailed materials to improve appearance. to the appearance of the survey work could help to identify Also secure improved pedestrian conservation area. Most of them in and preserve their character, and priority and safety. the conservation area date to the some may be considered suitable C19. Where buildings have been for inclusion on the National Restoration of No 2 The Batch: excessively altered and restoration Heritage List for England, subject to Monitor the condition of the listed to original appearance is not easily confirmation by Historic England. building and encourage its achievable they are excluded. restoration and occupation. Possible enhancements As with listed buildings there is a general presumption in favour of Enhancing the character of the their retention. Any application to conservation area is a requirement demolish a positive building will of the legislation. The results of this therefore need to be accompanied appraisal suggest that the following by a reasoned justification as to why enhancement projects in Saltford the building cannot be retained and should be considered, subject to how any replacement structure availability of funding and land/ would positively improve the property ownership agreement. conservation area. The owner must also have made positive efforts to Riverside: market the existing building, or to Historic interpretation, wayfinding find a suitable new use, before any signage, planting around the car application can be determined. park and public toilet, possible No 2 The Batch – currently being restored

9 Monitoring and review

The structure and scope of this character appraisal and the reviewed from the date of its formal document is based on the management plan should be subject adoption by the Council. It will need suggested framework guidance to monitoring and review on a to be assessed in the light of the published by Historic England in regular basis. current Development Plan, Conservation Area Designation, government guidance and guidance Appraisal and Management: Historic As recommended by Historic from Historic England. England Advice Note 1 (February England, subject to resources this 2016). Both the conservation area document should be regularly

23 Appendices

1 National and local planning White, E (1990) Keynsham and 3 Glossary policy Saltford : Life and Work in Times Past Conservation Area: Defined by The National Planning Policy Saltford Environment Group: The legislation as ‘areas of special Framework (NPPF) sets out the History of Saltford (available on-line architectural or historic interest, the Government’s policies for on the Saltford Parish Council web character of which it is desirable to sustainable development, which site) preserve or enhance’. Some includes the conservation of the permitted development rights are Field Boundaries Project: Bath and historic environment. When removed for owners of buildings in a North East Somerset Council (2006) developments are proposed, the Conservation Area and special Framework requires the significance Streetscape Manual: Bath & North planning controls may apply. of heritage assets, including East Somerset Council (2005) archaeology, listed buildings and Listed buildings: Buildings included conservation areas to be defined Policy and General Guidance on the National Heritage List for and it stresses that ‘as heritage The Bath and North East Somerset England, compiled by the Secretary assets are irreplaceable, any harm Development Plan of State for Culture, Media and or loss should require clear and The National Planning Policy Sport under the Planning (Listed convincing justification.’ Framework – Chapter 12 Buildings and Conservation Areas) ‘Conserving and Enhancing the Act 1990 The NPPF is further explained in the Historic Environment’, (2012) National Planning Practice The National Planning Practice Heritage asset: A designated or Guidance. Guidance, (2014) undesignated building, monument, archaeological site, place, area or Bath & North East Somerset, Living The statutory development plan for landscape identified as possessing in a Conservation Area (2003) B&NES comprises the Core Strategy local or national significance and (July 2014), Placemaking Plan (July Bath & North East Somerset heritage and cultural value meriting 2017), saved Local Plan policy Streetscape Manual (2005) special consideration in planning GDS1 sites K2, NR2, V3 and V8 Archaeology in Bath and North East decisions and the planning process. (2007), Joint Waste Core Strategy Somerset: Supplementary Planning (March 2011) and made Guidance (2004) 4 Contact details Neighbourhood Plans. Rural Landscapes of Bath and North East Somerset: A Landscape Bath & North East Somerset Council Further information on the current Character Assessment, Development Management Development Plan for Bath & North Supplementary Planning Guidance Lewis House East Somerset can be viewed on the (2003) Manvers Street Council’s website by following the Bath BA1 1JG Avon Historic Landscape link to the Planning Policy Telephone (01225) 394041 Characterisation Methodology, homepage. Chapman (1997) Further contact details can be found 2 Further reading Avon Historic Landscape on B&NES Council’s website: Characterisation (1995) www.bathnes.gov.uk Saltford Parish Plan – Saltford Historic England : Advice Note 1 Parish Council (2010) – Conservation Area Designation, This document can be Saltford Placemaking Plan – Saltford Appraisal and Management (2016) Parish Council (2013) Historic England : The Setting of made available in a The National Heritage List for Heritage Assets (2015) range of community England (available on-line on the Historic England : Understanding languages, large print, Historic England web site) Historic Buildings (2016) Pevsner, N (2011) The Buildings of Historic England : Local Heritage Braille, on tape, electronic England: Somerset North and Bristol Listing (2016) and accessible formats Simms, P (1976) A History of from Planning Services Saltford Village on 01225 394041

24 Prepared by Bath & North East Somerset Council Development Management