Bath and North East Planning Services South Stoke Conservation Area Appraisal

Draft – May 2011 Contents

Introduction 3 Summary of Special Interest 3 Assessment of Special Interest 4 Recommended Management Proposals and Boundary Changes 12 Community Involvement 14 Planning Policy Context 14 General Guidance 16 Further Reading 16 Glossary 16 Contact Details 17 Introduction

South Stoke was identified as being The appraisal identifies elements of special architectural and historic which contribute to the character of interest and was designated a the area and those that detract from Conservation Area 21 July 1982. it. This provides the basis upon The extent of its boundary which to develop proposals for incorporates the main core of the preservation and enhancement. village. The preparation of the statement The Council has a duty to preserve also enables the local community to and enhance the character and partici¬pate in the identification of appearance of Conservation Areas features which are important to the in exer¬cising its planning powers, special character of the area in and to periodically reappraise the which they live. boundaries. This appraisal will be a material consideration in the determination of planning applications.

Summary of Special Interest

Unusual hillside location and Facades and roof ridges follow exceptional landscape setting on topographic contours the southern edge of the Prominent position of the Manor Cotswolds within the Cotswolds Farm which constitutes an early Area of Outstanding Natural farm complex with rare surviving Beauty late mediaeval agricultural Village built into the slope of a buildings valley overlooking the Cam valley A heritage anchored in a Saxon affording fine extensive vistas Charter of 961 unencumbered by large scale Prevalence of historic buildings modern development and boundary walls built of local Contribution of natural landscape Oolitic limestone including Parish features such as ancient Church of St James The Great of deciduous woodland and narrow Norman origin (and often steep) lanes lined with Interesting historic street furniture hedgerows and features including listed K6 Spring-line settlement resulting telephone kiosk, historic post from underlying geological box, character Proximity to Somersetshire Coal Small to medium irregular field Canal situated in the patterns with hedgerow valley below boundaries dating from Village pattern and grain that has mediaeval period undergone little change and Peaceful rural atmosphere with witnessed limited modern little intrusion from traffic despite development proximity to Bath Nucleated village form with Absence of street lighting, traffic central village green signage, adverts and footways Vibrant community aided by Strong archaeological presence centrally located parish church, and potential including the community hall and The 400 metres to the Packhorse Inn north, Roman villa sites and industrial heritage of the Somersetshire Coal Canal 3 Modern OS map of South Stoke

Assessment of Special Interest

Location and Setting deeply set with characteristic high interior of the Conservation Area The village and Parish name of banks that meander freely across that is otherwise hidden from view South Stoke derives from Old the floodplains of these valleys. and a link to the landscape beyond English meaning outlying farmstead They are also an important from where its landscape setting or hamlet, secondary settlement to contributor to local natural heritage and context can be viewed and the south. It is one of many small and biodiversity including fauna and understood. settlements to the south of Bath flora. that has been able to maintain its historic rural character and These steep river valleys provide a tranquillity despite its proximity to a striking landform on the southern busy urban centre. As the name most escarpment of the Cotswolds. suggests, it is located just to the The landscape has typically been south of the City of Bath on the side influenced by millennia of of a small but steep river valley agricultural activity and there is a typical of this area within the mixture of arable and pastoral land Cotswolds Area of Outstanding cover in roughly equal measure. The Natural Beauty. irregular field patterns tend to be small to medium in scale, with There are three main brooks that hedgerow boundaries. flow through these valleys: the Cam and Wellow brooks merge to form There are principally two public The village has a precipitous and the brook, which is a footpaths within the Conservation dramatic south facing position tributary of the River , and it is Area: one to the west that joins the the Cam that the settlement sits national trail and above. The landscape is another to the east that progresses considerably influenced and to the south. These paths offer an characterised by these small brooks interesting opportunity to view the

4 General Character and Plan Form atmosphere and character of the The absence of modern The village possesses a nucleated village. development on the perimeter and village green form with the route the way in which the village and the through bisected by the Green, Because of the position of the landscape opens out before you to which creates an interesting village, built onto the south facing the south as you enter from a narrow circuitous route that necessitates a slope of the valley, vistas are a key and enclosed entrance creates a slow passage through the village. and important element of the dramatic sense of arrival from the For the most part it has a compact character of the place and views north. The juxtaposition and close and close grained townscape with beyond the village are uninterrupted proximity of the village and city offers some substantial buildings set within by development of any kind. South an intriguing and interesting contrast. large grounds hidden from view by Stoke has miraculously retained its This, while not unique, is unusual for trees and general plant growth. The physical and emotional separation a settlement so close to a large route out of the village to the south and historical and architectural urban area but again is partly due to descending into the valley below is integrity despite its close proximity the village ‘having its back’ to Bath in remarkably steep and narrow to Bath, an aspect noted by Nikolaus being located on the side of a steep providing a sense of drama and Pevsner writing in the 1950s: escarpment within a different valley. atmosphere as one descends into the countryside beyond the village. ‘The happy sight of a village still Having entered the village it is easy entirely unsuburbanized, though only to forget that there is a bustling and two miles from the main station of a busy city within close proximity, such city’. is the particularly peaceful rural

Landscape settlement having developed The underlying geology originates organically within the landscape and principally from the Jurassic period fitting into, and working with, its and is dominated by Oolitic contours, gradients and Limestone typical of the Cotswold geomorphology. This integration range however the layers can be with the landscape is further summarised thus in descending enhanced and augmented by the order: use of local limestone in the construction of the buildings Forest Marble including the Parish Church of St Great Oolite James the Great. Fuller’s Earth Inferior Oolite The surrounding landscape is also Midford Sands close grained with myriad patchwork of small irregular fields of South Stoke sits within the different shapes and sizes with Cotswold Area of Outstanding narrow steep sided lanes often Natural Beauty (AONB) and overhung with trees and lined with represents its southern most edge hedgerows. The surrounding fields, The Conservation Area has an and is in recognition of the enclosed by hedgerow boundaries, outstanding landscape setting within outstanding and special quality of have changed little since the the Cotswold AONB the landscape. It also provides a mediaeval and post mediaeval vitally important and crucial control periods having not been affected by for development that could be the rationalising endeavours of the potentially harmful to such a Enclosure Acts of the 18th and 19th sensitive area in terms of both its centuries. In the valley below the built and natural heritage. The settlement there is evidence of settlement is located just outside mediaeval, possibly earlier, the southern limits of the Bath enclosure of water meadows World Heritage Site but within its described as ‘rich, wet grassland’. immediate setting. There are also areas of ancient mixed deciduous woodland Despite its close proximity to the consisting typically of native species suburban fringes of Bath the village including ash and oak with willow The buildings are typically constructed feels entirely rural and distant from and alder lining the river banks. in local oolitic limestone the city. There is a feeling of a 5 Historic Development estate lands of South Stoke, known From the archaeological record (see then as Tottanstoc, to Bath Priory, a Archaeological Significance) that Benedictine monastery of the includes Bronze Age, Iron Age and ‘Church of the Blessed Peter at Roman pottery potsherds, including Bath’. The estate later developed Roman Samian Ware bowls, it into the manor and parish and appears that the site has been remained in the ownership of the occupied for thousands of years. Priory until the Dissolution at the The archaeological record from the time of Henry VIII in the mid 16th Roman period, as one might expect, century. The development of the is especially significant and Roman manor would have given rise to the villas have been discovered in close settlement as we know it today and proximity to the Conservation Area. would have accommodated and provided the agricultural labour for The settlement was later occupied the manor estate and farm. The in the immediate post-Roman Manor Farm complex of buildings is period by the Anglo-Saxons who still in existence and constitutes an were probably responsible for the important heritage asset of the construction of the West Wansdyke Conservation Area’s historic on the northern boundary of the character and environment. village possibly in the late 8th or early 9th century. It is thought that There is, however, no explicit this formed a physical earthwork mention of South Stoke in the boundary between the kingdoms of Domesday Book of 1086 and Mercia and Wessex. Later Edgar, therefore its inclusion remains The ornate Norman north doorway King of Wessex and crowned King somewhat obscure. It has been to the Church of St James ‘of the whole land of Albion’ at Bath suggested that its 5 hides were in 973, in a charter of 961 gave the implicitly included in the 20 hides of

OS first edition map of 1885

6 Bath or the 9 hides allotted to churchwardens commented that the anecdotally evidenced by such Monkton Combe although both Crown was a negligent absentee reactions as the one expressed by assertions are merely educated landlord whose neglect of South Nikolaus Pevsner, included above. conjecture. What is clear, however, Stoke had resulted in the decay of More objectively it is worth noting is that Norman culture impacted on the Church. Further destruction to that in the 1801 census the the settlement and this is evidenced the church was caused by the Great population of South Stoke was by the ornate north doorway of the Storm of 1703 and the calculated as being 188 (95 males Church of St James the Great, churchwarden’s accounts of the and 93 females) and has merely dating from between 1160 and time record the subsequent approximately doubled since that 1170. repairing of the Church. time. The parish as a whole was noted as possessing just 42 Following the Dissolution in the The village has undergone some dwellings at this time and although 1530s the Manor and its property changes from the mediaeval period this has obviously increased, the were acquired by the Crown rather onwards and has witnessed village has experienced only minor than being sold to private wealthy development in each subsequent modern 20th century development landowners, as was the case with century, but the overriding mainly along the ridge. In the much of the monastic property at impression is one of continuity and Conservation Area there are this time. In 1555 the containment. This continuity is approximately 60 dwellings.

Activity and Former Uses author of the first geological map The settlement owes its and regarded as the ‘Father of establishment to the fact that the English Geology.’ There does not surrounding area afforded the right appear to be any evidence as to and appropriate conditions for whether either route had a significant agricultural activity for all types, impact on the economy of South including fertile soils for arable and Stoke or its development. meadows and pasture for the rearing of sheep and cattle. The existence of There is documentary evidence of a Roman villa sites, which were brewery at the village in the 18th essentially farm houses, is also century. However The South Stoke testimony for the favourable Brewery was established in the agricultural conditions. As with most 1830s and constituted an important other settlements South Stoke’s industry in the village which has left economy was principally agrarian its architectural mark with a number until the latter part of the twentieth of extant buildings in the village. Part of the Manor Farm complex century. The Manor Farm and other These include the vaulted storage farms in and around the cellars which front on to Packhorse Conservation Area are testimony to Lane which were used for the storing this and provide historic physical of beer barrels. The brewery, having evidence. Interestingly the Tithe Map suffered long-term major decline, of 1840 shows four long fields where finally closed in about 1909 and Plough Field is now situated just to some of the associated buildings the north east above Springfield were demolished in 1921. Nurseries and provides clear evidence that strip farming was The mining of Fuller’s Earth was an practiced in South Stoke. important industry in and around South Stoke with extensive fulling, or The brewery vaults of the The Old Post Office and Slipway tucking, mills at nearby. Midford and former South Stoke Brewery were formerly the post office, was an intrinsic element in the grocer’s and butcher’s although have success of the woollen industry since been converted to dwellings. throughout the Cotswold region. The advantage of the fertile south facing South Stoke quarry, opened in 1886 slope for horticultural propagation The Somersetshire Coal Canal, and closed in 1894, was an open and market gardening in the late constructed at the end of the 18th cast quarry situated just to south of 19th and early 20th centuries. century in 1795 just to the south of Hodshill. South Stoke, was to be later The church, community hall and The superseded by the GWR branch line To the east there are the remnants of Packhorse public house, all of which railway, which followed the route of the former Clifford’s Nurseries which are centrally located, provide for the canal for much of its length. The was an important local employer vibrancy and hint at an active canal surveyor was William Smith, within the Parish that took full community. 7 Archaeological Significance Fishponds have been identified as South Stoke is rich in archaeology being of mediaeval origin also to the and there is a significant south of the village. Much of the archaeological potential within the discovery and finding of this parish. The most important archaeological record has come archaeology is arguably the about from incidental activities over presence of the West Wansdyke, the last 200 years although there which is a substantial linear has been some limited earthwork of Anglo-Saxon origin archaeological field work and and a Scheduled Ancient excavation undertaken by early 19th Monument situated just to the north century antiquarians and latterly in of the settlement and, being the the late 20th century. Therefore it northern boundary of the Parish, can be concluded that there is a provides a physical boundary considerable archaeological between South Stoke and Bath. The potential in and around South Stoke Wansdyke as it proceeds through that should inform all future Bath has been unfortunate in having development. been severely compromised by the modern development of suburban There is also an industrial expansion. archaeological presence in the form of the remains of the disused Predating the Wansdyke is an Somersetshire Coal Canal that lay The Packhorse Inn and the Village Hall together with the church are important unsurprising and considerable just to the south of the Conservation social centres for the village Roman presence including the Area and also the GWR branch line, Fosse Way that runs just to the west to Camerton Railway, of the settlement. One Roman villa that superseded it and indeed it was site has been identified and two largely constructed along the route other sites regarded as being of the canal. possible sites from the archaeological record in and around From the rich and significant the village: one to the east at South archaeological record it is obvious Stoke House described as being of that the archaeological potential is ‘high status’, one to the south east considerable and this should inform at Southstoke Hall and another to any decisions regarding future the west at Sulis Manor. Various development both inside and artefacts have been discovered at outside the Conservation Area. This these sites including carved is particularly the case regarding the masonry such as columns and West Wansdyke earth work, which capitals, sarcophagi complete with has already been significantly human remains and grave goods of compromised by previous Samian ware pottery. The last development in the 20th century. excavation at these sites was in South Stoke, therefore, should be 2002. Samian ware and many other regarded as a fragile and vulnerable items have also been found in historic environment that requires gardens in the Conservation Area careful consideration in all future and surrounding fields including planning decisions. items from the Bronze and Iron Ages. Other Roman finds have been found to the south of the village at Hodshill.

8 There are outstanding views into and out of the Conservation Area

Key Views and Vistas There are also outstanding views to Because of the elevated position of be had looking outwards from just the Conservation Area, built on the outside the Conservation Area from side of a steep valley side, it the Grove Path and from the intrinsically benefits from Millennium Viewpoint to the west outstanding long range views to the and outside of the Conservation south and into the valley below. Area. There are countless positions within the conservation Area where one The principal views into the can experience these views. The Conservation Area are to be had principal view points are from the from Hodshill where the setting of southern part of the churchyard, the the compact village and Green, the north east corner at Pack Conservation Area can clearly be Horse Lane, Old School lane from seen. This view is important to the Packhorse Inn which affords a understanding the setting of the medium range view into the valley Conservation Area and how it might and from the far west of the be compromised by development Conservation Area, which affords ‘spillage’ from Bath. From this medium range views to the north position its setting and landscape and long range views to the south context can clearly be viewed. Both west and also views of the western of these external vistas illustrate the edge of the Conservation Area. short distance between Bath and its importance in maintaining the compact form of the village and its particular and separate historic identity. 9 South Stoke Conservation Area

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11 The prevalent building style is mainly modest 2-storey cottages interspersed with more substantial, grander buildings which provides for an attractive variation in character

Architectural and Historic

Qualities of the Buildings The Conservation Area benefits beautiful and atmospheric historic The predominant building material is from a good number of attractive environment. The Church has a local Oolitic limestone and the listed buildings which include the strong visual connection to the architectural style is typical for the Manor Farm and farm complex Manor Farm and other buildings in region which could be described as which has some extremely this area and forms a very important Cotswold vernacular dating typically interesting and rare survivals such grouping occupying a prominent from the 17th century. There is as the 15th century tithe barn, late position from the centre to the some architectural variety, however, 16th century dovecot and early 19th western edge of the Conservation with the presence of some century horse engine house. The Area. substantial polite classical buildings farmhouse itself dates from the and Gothic style Regency and early 17th century. The Parish The Packhorse Inn has a date of Victorian villas. However the Church of St James the Great, 1674, although it has been predominant style is modest constructed of local limestone, suggested that it incorporates an 2-storey cottages. The use of local dates from 1160 to 1170 and has an earlier building possibly of limestone rubble in the construction outstanding ornate carved arch over mediaeval origin. It is a typical of boundary walls and in many of the north door. The church has Cotswold style building with attic the buildings is ubiquitous, much of typically undergone changes gables, relieving arches and drip or which is exposed natural stone throughout its history right up to the hood mouldings above the although the earlier buildings would mid-Victorian period. There are windows. It is a former farmhouse have been either lime washed or some outstanding churchyard originally named The Breath, lime rendered. The general form of monuments many of which are although it seems likely that this is a the buildings is low rise with many listed in their own right. The misreading of “Breach” meaning small short terraces which follow churchyard is interesting in the way land newly broken up by ploughing, the contours on the valley slope. the north and west sides are closely and became a public house in the Roof materials vary with some slate, bounded by the backs of some very mid 19th century. This building, some local Forest Marble stone tiles attractive small cottages called The along with the Manor Farm and which are still in existence on the Grange at the Manor Farm with no Parish Church, is an important and Manor Farm buildings and the back yards, gardens or boundary significant building within the Church of St James but the walls. This results in an unusually Conservation Area. predominant material is clay domestic sense of enclosure to the pantiles. church and a feeling of intimacy to a

12 A more substantial building to the The Priory is another significant and east is Southstoke Hall constructed prominent building in the middle of in Bath limestone. It was originally a the Conservation Area dating from small building dating from medieval 1850 in a Tudor Gothic style and, times constructed around a although it differs significantly with courtyard. It was added to in the the small scale local vernacular 17th and 18th Centuries and an buildings, it is an impressive ashlar facade was added to the building. south facing front of the building in c.1800 at the same time as the east Priory Cottage, adjacent to The wing was added. It has an Priory, is a mid 18th century barn interesting building at the entrance conversion and is more typical of named The Lodge dating from the the local vernacular with ovolo mid 19th century in a Gothic style mullion windows, timber casements decorated with idiosyncratic and rendered finish to the walls. carvings of green men and grotesques. The iconic historic K6 telephone kiosk occupies an prominent central The Stable House, originally the position just to the western edge of stables to Southstoke Hall, is an the Green and constitutes an attractive building from the late 18th important element of the historic century. public realm and street furniture.

The Brewery House, which The churchyard has many highly occupies a prominent position interesting, outstanding and unusual within the centre of the village just monuments one of which is on the above the Green, was built for the B&NES’ Buildings at Risk Register. owner of the former South Stoke Brewery. This is a Regency Gothic Revival villa dating from 1820 to 1830 and has stucco rendered finish and typical crenellated parapet detailing.

13 Locally Important Buildings To the south there are The Parish There appear to be many unlisted Hall and a number of very attractive buildings dating from the 17th 18th cottages such as: and 19th centuries, which are mostly small cottages built of local Packhorse Cottage limestone, in the Conservation Area Snowdrop Cottage that can be regarded as possessing Sunny Side architectural historic merit and as Rose Cottages such make a considerable School House contribution to local distinctiveness. Malthouse Cottage There are many houses and Ivy Cottages cottages to the north and north Old School House eastern corner that provide a good Russell Cottages example of this including: Victoria Cottages Packhorse Cottages South Knoll Courtmead Hillside Cottage Shepherds Mead Quoin Cottage Upper Cottages The cottages just to the east of the The Old Post Office and Slipway churchyard, Russell Cottages and The locally important buildings make a (see the “Slipway” relating to the Victoria Cottages, form an attractive significant and positive contribution to historic footway at the eastern group and contribute positively to the character of the Conservation Area edge of the Green and the setting of the Church and Manor Opportunities for Enhancement Farm. Within the Manor Farm and Recommended Management building complex there is an Proposals) outstanding granary style of building The Old Vicarage centrally located and a barn or cow Brewery Cottage shed to the north west corner Longhope although these buildings are Pound Cottage protected by being within the Beech Cottage curtilage of the Manor Farm. Chestnut Cottage Barleybrake It is clear that some of these buildings may warrant being listed in recognition of their architectural historic merit and heritage assets and they may be, therefore, worthy of further investigation as part of the management proposals.

14 Trees and Green Spaces Opportunities for Enhancement Trees are an important feature of the Although the Conservation Area is Conservation Area particularly obviously well cared for there are within the boundaries of the more however some opportunities for significant buildings such as the enhancement and indeed the Manor Farm, Southstoke Hall and community has already undertaken The Old Vicarage. Species in these some important work. For instance areas include mature Cedar and a the removal of telephone poles and plethora of beech and other the relocation of cabling deciduous species. underground. This has had an extremely positive impact on the The small gardens in the village, particularly in the centre Conservation Area are mostly around the Green. Further telephone attractive and charming cottage pole removal is being planned by style gardens planted with classic the community and the Council varieties and vegetable plots. These would greatly encourage this. gardens are often framed by ‘cock and hen’ limestone walling and on To the west of the Green there is a an incline and constitute an defunct water trough that could be important element of the character rebuilt using local natural stone of the Conservation Area and make which would be an attractive central a very positive contribution. focal point and bring the noise of moving water which would create The presence of inappropriate tree an attractive ambience in an area species, such as Leylandii, is limited much used by the community. and instead there is an abundance of appropriate deciduous broad leaf The Green itself is an important trees including many native species. central feature and focal point much used by the community and visitors The Green is centrally located and although there are some minor as such is an important feature and improvements that could be made. visually ‘softens’ the hard surfaces For instance there has been some that dominate this part of the planting with domestic plant Conservation Area. The churchyard varieties that detract somewhat also constitutes an important and from the traditional character of the attractive green space that also Green and their removal would affords outstanding views. improve its appearance.

The two footpaths within the There are some utilitarian tubular Conservation Area to the east and steel handrails, for instance such as west provide access to important those that are situated on the green spaces. The footpath to the Slipway, which could be replaced east is lined with mature tree with those of a more appropriate species such as substantial style, and also on the southern side chestnut trees and affords glimpses of the main access to the Packhorse into attractive formal gardens and Inn, which adversely affect its hedge bounded fields. The footpath setting. The frontage to the to the west, known as the Grove Packhorse Inn would generally Path, is bounded by soft verges benefit from improvement works in Green spaces are an important element of the Conservation Area with a thick tree canopy and leads order to enhance the setting of this to the western extremity of the important building within the Conservation Area where are Conservation Area. outstanding views to the south west and into the Cam Brook valley. The Slipway that runs to the eastern edge of the Green is an attractive The grounds to Southstoke Hall and and interesting historic footway the Vicarage offer significant and although it has been much attractive green spaces within the neglected in recent times and as Conservation Area and make a such inhibits use by pedestrians. positive contribution to its setting. This requires considerable 15 improvement in order to make it more useable for pedestrians and also to return it to its former and original condition as an important, attractive and useable historic feature. It should be noted that the community has entered into discussions with the Council regarding this matter having identified it is a priority for works of enhancement within the Conservation Area.

Many of the boundary walls have been re-pointed using cement and any future work should be encouraged to use lime mortars to a Modern development and colour that matches the local suburbanisation has had a negative limestone. Boundary walls are impact on the Conservation Area traditionally constructed in dry stone style, indicative of the Cotswold region, and any new or replacement walling should be constructed with reference to this vernacular style.

Negative Areas General Condition The modern development at the The condition of the South Stoke northwest of the Conservation Area Conservation Area is generally occupies a prominent position and excellent and it is obviously a village deviates considerably from the style that is being greatly cared for which and character of many of the is a result of considerable local historic buildings in the village. They community pride. It has been able are of an architectural style that is to retain its separate and individual having a negative visual impact on identity and rural atmosphere the Conservation Area and notwithstanding its very close adversely affects the setting of proximity to the outer fringes of adjacent and significant historic Bath. Importantly this has been the buildings such as the church and case since its beginnings as a the eastern part of the Manor Farm. settlement approximately 1500 Their open and prominent position years ago. exacerbates their negative impact as do the garages built into the Apart from one churchyard bottom of the slope that they monument there are no other occupy. buildings at risk within the Conservation Area. Generally the There are a number of historic condition of historic buildings, buildings, some of which were traditional walling and other former agricultural buildings which surfaces and green spaces can be have undergone insensitive considered to be in excellent conversion and have been condition. somewhat suburbanised and fitted with inappropriate doors and windows including plastic. This not only affects the buildings but also There are some opportunities the setting of adjacent buildings and for enhancement the Conservation Area.

16 Recommended owners of Ivy Cottages should be encouraged, when replacing Management doors and windows, to use appropriate design and materials Proposals and in order to reinstate the original appearance of what should be a Boundary Changes unified terrace. Where there are surviving original doors such as The modern development just to the right hand door in the image the north of the church as above these should be replicated discussed above constitutes one and there removal discouraged. of the most significant negative This attractive terrace could be features of the Conservation further improved for instance by Area. As such careful replacing the hard standing to the management proposals should front with a more appropriate be put in place to mitigate its surface treatment impact. However in the long term this may be regarded as an There are some unlisted historic opportunity site for good quality buildings that should be redevelopment Ivy Cottages form an attractive terrace considered for being listed The utilitarian tubular steel of locally important buildings that have The community has instigated handrails in evidence throughout undergone insensitive alterations that and undertaken the removal of the village should be removed have had a negative impact on their many of the telephone poles and and replaced with some of a appearance such as inappropriate cables which has been installed more appropriate style. Indeed modern replacement doors and below ground. This has had a there are existing historic windows. The door on the right of the significantly positive impact on examples which could provide photographs is the original door. the setting of the Conservation guide to an appropriate style for Area and therefore the removal of the replacements the remaining poles should be greatly encouraged The Slipway historic footway The use of modern materials requires considerable such as cement should be The Green has been planted with improvement and following discouraged when considering some inappropriate domestic investigations and research this repair to historic buildings and garden varieties which detract should be restored to its former boundary walls. Where cement from its central community and original condition using local has been used in the past owners civic function. The removal of craftsman and locally sourced should be encouraged, when these species would improve the materials. It is noted that there is appropriate, to replace this with appearance of this important considerable community support lime based mortars green space making it more for such a scheme and indeed appropriately open and preliminary proposals have There are some historic buildings accessible as a community already been put forward that have been fitted with meeting place and leisure area inappropriate plastic windows and these are discordant with the The defunct village water trough traditional style and construction to the west of the Green should of the buildings. The result is that be reinstated using local they have a detrimental affect on craftsman and locally sourced the building and the setting of materials listed buildings and the Conservation Area as a whole. Any future boundary treatments Owners should therefore be should consider the local encouraged to replace or Cotswold vernacular style of dry reinstate them with traditional stone walling with cock and hen timber windows and should be capping regarded as improvements that will have significant benefits not The front of the Packhorse Inn least regarding issues of sustainability. For instance, the

17 Article 4 Directions could be ‘…an area of special architectural or implemented to safeguard the historic interest, the character or traditional style of the doors and appearance of which it is desirable fenestration of the unlisted to preserve or enhance’. buildings The quality and interest of the area The setting of the village and its as a whole, rather than individual Conservation Area is an intrinsic buildings, is the main consideration and highly important element of when designating such areas. its character and the visual Brantwood envelope that it is contained Designation introduces a general within should be preserved Nurseries, and they form an control over the demolition of most attractive group of historic buildings, and tree felling/surgery. The churchyard of St James buildings that contribute to the The scale of extensions that may be church has a chest tomb that is character of the Conservation added to existing dwellings as on Bath and North East Somerset Area. Furthermore this site from “permitted development“ is also Council’s Building at Risk where the former nurseries limited. Designation has some Register (BARs) and would operated contributed to the resource implications for the local benefit from some careful and social, economic and cultural life authority and owners and occupiers sensitive conservation of the village and can be of property within the area because regarded as a significant aspect of increased statutory controls and of its later historic development. particular requirements for the 2011 Conservation The buildings are regarded as repair or alteration of existing, and Area Boundary making a positive contribution to construction of new buildings. For the Conservation Area most owners however these Changes implications are outweighed by the cachet of designation, and the Reassessment of conservation area Community tendency of controls to enhance the boundaries is one of the purposes Involvement value of property within the area. of an appraisal and as such the Designation also provides the basis boundary has been amended to for policies designed to preserve or Public support and involvement is include: enhance all aspects of character or essential to the successful appearance that define an area’s management of conservation areas The area to the northwest to special interest. and as such this first draft has been include the entire estate and sent to the South Stoke Parish parkland of Brantwood House, Section 71 of the Act requires the Council for comments and which is an outstanding and local planning authority to consideration. Furthermore the significant historic building in the periodically formulate and publish preparation of this draft has already spirit of the Arts and Crafts and proposals for the preservation and been undertaken with the kind and of a Jacobean style utilising local enhancement of conservation areas helpful assistance of individual materials and architectural within the district. Section 72 members of the Parish Council who detailing. It is set within requires that in considering have provided invaluable assistance substantial and attractive applications for development in a and excellent advice and grounds and ornate gardens Conservation Area, attention shall suggestions. which contain some significant be paid to the desirability of tree species including a mature conserving or enhancing the Cedar. When viewed from the Planning Policy character of that area. south at Hodshill it is apparent that Brantwood is part of the Context Conservation Area appraisals are village and makes a positive considered by English Heritage to contribution to the Conservation A Conservation Area is designated be vital to the conservation of these Area under the provisions of Section 69 special areas. The content of this of the Planning (Listed Buildings statement is based on the To the north east along and Conservation Areas) Act 1990 suggested approach set out by Packhorse Lane there is a group and local planning authorities are English Heritage.1 of substantial late Victorian and required to determine which parts of Edwardian villas which were its area are areas of special Change is inevitable in most associated with the former architectural or historic interest. A conservation areas. The challenge is nurseries known as Clifford’s conservation area is defined as: to manage change in ways that

18 1 Guidance on conservation area appraisals (2006) and Guidance on the management of conservation areas, English Heritage (2006) maintain and reinforce an area’s environment. The Council’s General Guidance special qualities. Inappropriate emerging Local Development development and increases in Framework (LDF) is being prepared and Policy motor traffic on narrow country within the context of national lanes are some of the things that planning policy. The Core Strategy Saved policies from the Bath & can negatively impact on is the key policy document for North East Somerset Local Plan conservation areas and therefore B&NES Council and will put in place 2007 need to be avoided if the character the strategic planning framework to Bath & North East Somerset, of rural conservation areas is to be guide change and development Living in a Conservation Area, maintained. once adopted. It will include broad 2003 policies relating to the built and Bath & North East Somerset South Stoke is recognised as a rural historic environment. Streetscape Manual, (Adopted settlement located within the April 2005) statutory Green Belt where the More detailed planning policies Archaeology in Bath and North policy towards significant levels of regarding the historic environment East Somerset: Supplementary new development is restrictive. This are to be found in the Bath and Planning Guidance 2004 purpose of the Green Belt is clearly North East Somerset Local Plan, Rural Landscapes of Bath and of the utmost importance to the which will be ‘saved’ until replaced North East Somerset: A integrity of the South Stoke by the Council’s LDF. Landscape Character Conservation Area. Assessment, Adopted as It had been expected that the new Supplementary Planning Furthermore South Stoke is situated LDF should be consistent with high Guidance 2003 within the Cotswolds AONB and as level regional spatial strategies. The Avon Historic Landscape such there are significant controls relevant regional spatial strategy Characterisation Methodology, and policy designations of the envisaged a significant increase in Chapman, 1997 Cotswolds AONB Management Plan new housing and employment Cotswolds Area of Outstanding that also apply to planning control in development at Bath which have Natural Beauty Management Plan the Conservation Area. the potential to impact on rural (2008-2013) areas on the fringes of the city. At Guidance on Conservation Area The location of South Stoke within the end of May 2010 however the Appraisals, English Heritage, the setting of the Bath World Government announced that it 2005 Heritage Site is also a contributory would abolish regional strategies Guidance on Conservation Area factor in the need to preserve and and return decision-making to local Management Plans, English enhance the area. The UNESCO Councils. The need for housing in Heritage, 2005 Report on the management of the the locality however remains, and Conservation Principles: Policies Bath World Heritage Site recognises the Government is expected to & Guidance – for the Sustainable the need in paragraph 7 of its develop proposals for affordable Management of the Historic decision paper ‘to enhance the housing in certain parishes. Environment protection of the surrounding Therefore a need remains to ensure Planning Policy Statement 5: landscape of the (World Heritage that the setting of the Conservation Planning for the Historic Site) to prevent any future Area is recognised and protected. Environment developments which could have “Analysis of Conservation adverse and cumulative impact Potential” – the original Wansdyke upon the Outstanding Universal Council map defining the existing Value of the World Heritage Site’. Conservation Area as designated in 1982 The legislation for Conservation The 1984 revision to the Statutory Areas runs parallel with general List of Buildings of Special planning legislation and there will be Architectural or Historic Interest. a need to ensure that appropriate Bath & North East Somerset linkages are in place under the new Local Plan 2007 regime. Bath World Heritage Site Setting Study: Information Paper 2009 Planning Policy Statement 5: Avon Historic Landscape Planning for the Historic Characterisation (1995) Environment (PPS 5) sets out national planning policies regarding the conservation and the preservation of the historic

19 Further Reading Glossary Contact Details The Book of South Stoke with Listed Buildings: Buildings on the Bath & North East Somerset Council Midford: The History of a Parish Statutory List of Buildings of Special Planning & Transport Development ed Robert Parfitt (2001) Architectural or Historic Interest PO Box 5006 compiled by the Secretary of State Bath Rural Landscapes of Bath and for Culture, Media and Sport under BA1 1JG North East Somerset: A the Planning (Listed Buildings and Landscape Character Conservation Areas) Act 1990 Telephone: (01225) 477000 Assessment, Supplementary Planning Guidance, April 2003 Conservation Area: Defined by Further contact details can be found English Heritage as ‘areas of special on B&NES Council’s website: The Archaeology of Avon: A architectural or historic interest, the www.bathnes.gov.uk Review from the Neolithic to the character of which it is desirable to Middle Ages, ed Michael Aston preserve or enhance’. Some Contact for advice regarding: and Rob Iles, Avon County permitted development rights are Council removed for owners of buildings in Listed Buildings and Listed a Conservation Area and special Building Consent Buildings of : North planning controls may apply Archaeology Somerset and Bristol, Pevsner, Conservation Area Consent N. (1958) Article 4 Direction: A direction Works to trees within under Article 4 of the Town and Conservation Areas Country Planning (General Planning Permission Permitted Development) Order Planning Policy 1995. Article 4 Directions remove Urban Design specified permitted development rights and can be made to cover All the above teams are located in parts of a Conservation Area where Planning & Transport Development there is a clear and immediate based at offices in Bath. threat to the amenity of the area

Historic Environment Record (HER): This is a database of heritage assets and historic and archaeological monuments and administered by B&NES. The information is primarily used as a planning tool for desk top assessments for the historical and archaeological significance of sites

Tree Preservation Order (TPO): An order made by a Local Planning Authority in respect of trees or woodlands to prohibit works to trees without consent (part VIII of the Town and Country Planning Act 1990 and the Town and Country Planning (Trees) Regulations 1999)

This document about the South Stoke Conservation Area can be made available in a range of community languages, large print, Braille, on tape, electronic and accessible formats from Planning Services on 01225 394100 Prepared by Bath & North East Somerset Council Planning Services.