Copyright MJ Hopkins 2008

Smarden Parish Design Statement Map of the ParishtheMap of AreaConservation Village theMap of G16. G15. G14. G13. G12. G11. G10. G9. G8. G7. G6. G5. G4. G3. G2. G1. backgroundandcontextguidelines.these to althoughadopteddocumentrestthebeenneverthelessnotthe ofit has provides important SupplementaryPlanning Guidance Developmentfor ControlnotethatPlease purposes. haveformallyThese been adopted Ashfordby as Borough 2007 26 Council April on FutureGuidelinesfor Development Views equipmentPlantand electricity,telephonesfor andtelevision gas, signs Road lightingStreet featuresand structures Other Architecturalfeaturesdetailing and appearanceand Design Buildings Patternlayoutand Transport links Settlement Gatewaysapproachesand Smarden: setting of the affecting uses landKey setting Landscape SmardenSettingTheof History The Parish The Village ParishtheStatementincludedinDefiningareathe Design PerceptionsYoungerthe of Generation Consultation Introduction

Street lightingStreet Conservation and enhancementSmarden’sandof Conservation characterdistinctive Gatewaysites views Significant public hedgerowsand trees Existing featuresLandscape contextLandscape Road signs Road developmentParking new for lanesRural enclosureoftreatmentmeans and Boundary measureslandscape planting otherNew and Conversionsredundantbuildingsof farm alterations,– extensionsrestorationbuildingsand Existing work AccessStatementsand Design materialsof use and Design

Contents

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Smarden Parish Design Statement Introduction Consultation

1.1 The people of Smarden are proud of their parish and derive great pleasure in living 2.1 Following a Parish meeting held by the Parish Council in November 2001, a here. This statement is not about preventing changes to Smarden but seeking to Steering Group was set up charged with the task of preparing this Statement. The influence them so that they are sympathetically managed for the good of all. Group decided at its first meeting that the statement should refer to the parish as a 1.2 Smarden has grown over many generations. Much of its history, particularly in its whole, hence the title. Following the inaugural meeting of the Group a notice was fine old buildings, is still visible for all to enjoy and makes a significant placed in the parish magazine in February 2002 reporting on that meeting and contribution to the unique character and quality of its environment. Our objective asking for volunteers and assistance in the preparation of the Design Statement. It is to ensure that future growth will equal or better that of the past and not was then decided to hold a Workshop in order to involve the Parish as much as compromise for future generations that which we still continue to value. We ask possible. A Notice to this effect was placed in the parish magazine asking for volunteers. Subsequently, the Workshop was held in May 2002 when some forty The street has retained its character therefore that whatever development is being proposed you: over time. local residents took part. They were sent out in teams to take photographs and One of the groups involved in the • Read this design statement and its guidelines for future development. make notes of anything they felt to be of interest in the parish. The photographs workshop. Participants were asked to • If you don’t live or work here – visit the village/parish to see and understand were developed on the same day and each group then made a presentation to the photograph the visual aspects of the parish that are important to them and the place for yourself. other groups, explaining why they felt the subject matter of the photograph was make up its distinctive character. important to the Parish. • Discuss proposals with those who may be directly affected and/or with representatives of the community as a whole. 2.2 The Steering Group then prepared the first draft of the statement with two members being responsible for the preparation of each section. Subsequently, these 1.3 Design statements are the brainchild of the Countryside Commission which, in drafts were evaluated by different members of the Group and revised where it was 1993, published Design in the Countryside which proposed the preparation of thought necessary. village design statements. Since that time, Kent County Council (KCC) and Ashford Borough Council (ABC) have actively encouraged communities to pursue 2.3 This draft, together with the photographs to be used, was put on general display in The Steering Group: the preparation of design statements for their area. ABC has already adopted a the Village Hall in July 2002 and the public invited to give their comments in Tony Lush – Chairman number of statements as supplementary planning guidance documents for the writing on the day. Approximately sixty people took part in this exercise. The Fran Lester – Secretary general benefit of the communities. Steering Group then carried out an evaluation of the comments received and Ted Jackson – Treasurer revised the draft statement accordingly. This again was reported in the magazine in 1.4 The statement is intended to increase awareness of our natural, rural and built Gill Bromley – Parish Council September 2002. This revised draft was then printed in bulk and the Parish invited environment. It should help planners and developers, builders and architects, Charles Bonham Miller in May 2003, by way of the parish magazine, to collect copies from various points landowners and householders and the local business community. It seeks to around the parish for their further study and comment. Christine Edwards – Primary School influence the choice of details such as materials and surroundings, all of which can Vikki and Chris Furse SmardenParishStatement Design affect the visual qualities and amenities of the parish and to indicate the standards 2.4 Following this exercise additional alterations to the draft were considered and Paul Hopkins included by the Steering Group. A draft was then presented to Ashford Borough that residents would like to see kept. It should be seen as trying to help rather than Gill and Mark Withers hinder change of whatever type. Above all, it wants to avoid misplaced and/or Council for consideration. Subsequently, a number of discussions took place with unsympathetic developments of any sort, housing, commercial buildings or simple the Council and further revisions on layout were made and commented upon. extensions or alterations. Our main concerns are over appearance, design and a Further drafts were prepared and considered by the Council prior to the printing sensitive planning approach so that change matches the existing character of the of this Statement. parish.

The village has evolved as a settlement over hundreds of years, but there is harmony in the way it all fits together within the landscape. Smarden Parish Design Statement Parish Smarden

Page 2 Page 3 Perceptions of the Younger Generation Defining the area included in the Parish from Smarden School Design Statement

A Favourite Place in Smarden The Village This section includes some of the thoughts and feelings about the places in Smarden that 4.1 The village centre is a designated Conservation Area, as shown on the map shown children in class 4 from Smarden Primary School thought were special. on page 19. This also shows the collection of Listed Buildings, including the Grade I St Michael’s Church, known as the Barn of Kent (dating from 1325), four My Village Grade II* and a large number of Grade II houses, some of which had their origins “I live in Smarden because I always wanted to. It is a great place and other people would in the 15th century. The Zion Chapel, the Chequers and the Flying Horse Inns, the like to look around. There are three shops, the butcher’s and a Post Office and the cake Post Office and the butchers shop, are Grade II as well. The Minnis, an important shop. I like playing at the park and going to school. The church is the place where area of open space is at the heart and adjoins the Primary School to the east, which Zion Chapel in The Street. people go and pray and ring bells. Lots of people think about God.” dates from 1860. Other buildings include a small business centre on the site of a medieval tithe barn, and two residential cul-de-sacs at Beult Meadow (1970's) and The Park (The Minnis) Vesper Court (1980s). “The park is for many different ages from 0 years old to 99 years old. It is a good place to 4.2 Properties and developments in the village, adjoining or beyond the Conservation be with your friends on the weekend and in the holidays. The park includes a child Area, as shown on the plan on page 19, include a number of individual properties climbing frame, two sets of swings… a tennis court… a skate park… there is also a such as Jubilee House, an 18th century experimental attempt to continue the football field… And so the park is well used… also by many others for dog walking, timber-framed weather-boarded tradition, the Thatched House (a 15th century fireworks, Jubilee parties and many more this is why it is my favourite place because it is Grade II* listed hall house), and the later development between the 1940's and “for everyone.” 1990's of small housing estates, and the village hall (2007). Thus the village The Thatched House. The Youth Club includes buildings from the 14th century onwards. “My best place is the youth club because it gives kids a chance to hang around with their the parish friends more.” 4.3 The parish (see map on page 20) extends far beyond the village centre and includes The Village Pond a number of small hamlets, as well as farms and individual properties. These outer areas can also boast of a further twelve medieval houses which are of architectural “The village pond is always changing. The ducks come and go to other ponds to mate or historical note and which are listed in the Gazetteer of Medieval Houses in Kent and breed. It holds lots of wildlife, such as dragonflies, pond skaters, water fleas, fish and by the Royal Commission on the Historical Monuments of England. Of the listed maybe even a few frogs. It is because you can sit still there and watch all the wildlife that

SmardenParishStatement Design buildings there are a further three of Grade II*, notably Biddenden Green Hamden. I like it.” Farmhouse, West Hoy Farmhouse and Hamden, which Newman (The Buildings of Smarden Post Office England, West Kent and the Weald) describes as “an almost complete 14th century “I chose Smarden post office because I can get all my favourite magazines and sweets and medieval hall house of a rare type”. Other buildings of note are Vesperhawk Farm food. Whenever I go into the post office I always meet my friends and we talk… The post House, Marley Farm House and Tilden Chapel, rebuilt in 1892 having been home office is brilliant!” to a Baptist congregation since 1726. In addition, The Bell, a well-known public house built in 1536. Views 4.4 The outlying buildings of the parish were traditionally farming centres but most, “Heading into Smarden from Bell Lane you come past the new houses and set your eyes including several oasts and barns, have now been converted to residential use and on the church of St Michael’s, the Tudor house right in front and the greenery of the by the year 2000 there were only some seventeen working farms, averaging just countryside. The reason I like this view is because I like contrast between the old over 80 hectares (200 acres) each. buildings and the countryside. I also like the way St Michael’s rises up behind the old 4.5 With the exception of those mentioned in paragraph (4.1) above, most of the Tudor house and the way the lush greenery surround the buildings. Smarden also helps businesses are to be found outside the village centre, including two further small people imagine what it was like to live centuries ago by looking at the old weatherboard 20th century sites at Marley Farm and Monk’s Hill. and half timbered Tudor houses.” Chessenden "I chose Chessenden because of the beams and the tiled roof but the real reason was because of the diamonds on the windows." ” Smarden Parish Design Statement Parish Smarden

Page 4 Page 5 History The Setting of Smarden

5.1 Whilst it is not appropriate to undertake an extensive historical study, a brief Landscape setting outline is given to help in understanding some of the influences that make our 6.1 The parish lies within the Low Weald where the topography is generally flat or parish what it is today. That is, the influences on the evolution of the landscape, the gently undulating low-lying ground but with some rises above the general level. shaping of settlements and the development of the distinctive buildings that The lower land is around the River Beult a significant feature in the landscape that characterise the parish, considered in later sections. tends to flood following heavy rainfall, which winds from east to west across the 5.2 Although archaeology has shown some evidence of Bronze Age and Iron Age middle section of the parish where ground levels are as low as 20 to 25 metres workings, early settlers, in the main, had avoided the Weald as it was covered by a above sea level. Away from this area levels gently rise up to between 35 to 40 dense forest, and was an area of heavy clay. However, the pressures of a growing metres in parts of the north of the parish and similarly to the south. The population changed this and from about the 8th century onwards, places with underlying geology is extensively Weald clay but there are some alluvium, brick Cloth Hall. Anglo-Saxon names ending in ‘den’, meaning woodland clearing, came into earth and gravel terraces along or near the river, and elsewhere some pockets of existence. Smarden was one such place. sand or limestone. View of the River Beult and surrounding area. 5.3 As cultivation increased and other farming activities began these clearings were 6.2 The parish is characterised by generally small-scale fields enclosed by hedgerows made bigger and new ones were created. Within Smarden Parish there are further with trees and criss-crossed by small drainage ditches and streams, small ponds (of places with ‘den’ names, including Biddenden Green, Haffenden, Hamden, which there are some 450-500) often surrounded by trees and areas of woodland. Romden and Smarden Bell, indicating this increased activity. Some are located on Many of the hedgerows include a variety of species such as elder, ash, hornbeam, 'north/south' roads, which could well have been drove roads for livestock. These, in hawthorn, blackthorn, field maple and scrub oak and some are almost certainly turn, became a means of communication and today’s winding lanes started, 100's of years old. Later windbreak hedges of poplar and similar high-growing presumably, as tracks to link individual farmsteads and dwellings, the latter trees, traditionally used to protect hops and orchards, can also be seen. Oak trees forming the nucleus of the hamlets and the village that then evolved around them. are dominant, as elsewhere in the Weald, some of which are protected by Tree Kite Farm, once a typical farmstead. 5.4 In subsequent centuries as landowner’s property was divided equally between his Preservation Orders. The largest area of woodland, known as Dering Wood, is children under the gavelkind inheritance laws, the landscape evolved with a managed by the Woodland Trust and importantly is open for public access. River Beult in flood. pattern of small fields, with hedgerows used as boundary markers, which is still 6.3 Oasts and other farm buildings punctuate the landscape but buildings in the parish evident today. are generally well screened by the trees and hedgerows. The village is similarly well 5.5 In the 14th century under Edward III, Flemish weavers settled in the area to screened and from many viewpoints only the church tower gives it away. Where manufacture broadcloth. Also during this period a weekly market and an annual the views are more open towards the north, the villages of Egerton and Pluckley fair were held in the village, granted under charter. Although never as prominent can be seen at the top of the Greensand Ridge, and the North Downs behind on SmardenParishStatement Design as nearby Cranbrook, Smarden prospered in the Wealden wool trade and became the distant horizon. an established industrial centre. Some of its oldest and most distinguished 6.4 Smarden still has a relatively unspoilt rural landscape, the main intrusion being the buildings date from this era. railway - a main Kent to London line - that crosses from east to west in the northern half of the parish, about one kilometre to the north of the village centre. East End Cottages, part of The Street. 5.6 By the middle of the 18th century the wool trade had gone, the fair and market One of the many oak trees still visible lapsed, and agriculture had become the dominant activity. Despite various The line is at ground level, embanked or within cuttings. It bridges one road and is in the area. economic changes since then the parish retains a strong rural and agricultural bridged over by three other roads. It provides no direct transport for the parish but identity. The size of the population has been relatively stable since medieval times. has had a significant impact on land use and field patterns. Although it is a Consequently additions and changes to its built environment have been small and dominant feature in the landscape trees and scrub help to soften its visual impact. gradual. Arguably the greatest change has been seen since the 1940's with the The quality of the landscape across the parish as a whole is recognised in that it is addition of the various small housing estate developments to the village. Also in identified in the Ashford Local Plan as part of the Low Weald Special Landscape recent decades the evolution of agricultural activities has resulted in the adaptation Area. Planning policies therefore apply which give it long-term protection and of many buildings from agricultural usage into residential accommodation. priority to its landscape over other planning considerations.

Extract from Tythe Map of 1838. Key land uses affecting the setting of Smarden Agriculture & Farming Poplar plantations have brought changes 6.5 Farming still remains the principal industry in the parish but now with a mixture to the local landscape. of crops being grown. As well as wheat and barley, crops such as oilseed rape and maize bring different colours to the landscape. Sheep, cattle and horses continue to be grazed. Hop fields have declined in number as have orchards. Some hedgerows have been removed to make larger fields for cultivation. In recent years some redundant fields have been transformed into plantations of non-native hybrid poplars and demonstrate how changes in agriculture have affected parts of the landscape. 6.6 Diversification has also had an influence on land use with some barns and oasts being sold for residential conversion. New uses for redundant agricultural buildings have been a positive step where they are compatible with their rural setting. 6.7 In situations where farms have ceased to operate the land and buildings have been sold separately. This has had the effect of releasing more unfettered residential accommodation onto the housing market. The land has been used to increase individual landholdings and/or increase grazing land. Smarden Parish Design Statement Parish Smarden

Dering Wood, a haven for wildlife and native plants. Page 6 Page 7 The Setting of Smarden The Setting of Smarden

Arable and livestock farming Industry (Business) 6.12 The approach from adjoining parishes is essentially through the typical low Weald Approaches to and from the village. in the parish. 6.8 There is a wide variety of businesses represented in the parish, providing landscape and unless the Smarden parish boundary was marked it would be employment for many people, ranging from commercial vehicle body building to difficult to tell where it is on any of the eleven roads that cross it. However, there metal spinning, from kitchen distribution to garden services, from garden nursery are some distinctions: the most obvious is from the northeast where the road runs to beauty therapist, from leisure fishing to bed and breakfast for visitors. In the between Frith and Dering Woods, often referred to as Smarden Woods, starting main these are located at Smarden’s two industrial estates, The Smarden Business just a few metres before the boundary is crossed. Here the ‘tunnel’ of trees encloses Estate at Monk's Hill and Marley Farm, Headcorn Road or at the single sites in or the view for about one kilometre. Dering Wood is also met to the west of the close to the village centre. In general these sites do not have a significant affect on Pluckley Road approach but the view to the east is marred by the large clay the setting of Smarden being reasonably well contained visually with only localised stockpile at the Pluckley brickworks site. At the ‘gateway’ along the Biddenden views. Road from the southwest and Bell Lane from the west south-west the topography is such that there are long views across the landscape to the Greensand Ridge and 6.9 Major attractions thriving in the village centre are two public houses, the Chequers North Downs. and Flying Horse, the Post Office newsagent and store, the butcher's shop, and an art gallery together with the Bell public house in Bell Lane. These businesses form 6.13 There are four roads that continue direct into the village itself, Pluckley Road from the important hub of the community of Smarden Parish, but are also patronised by the northeast, Bethersden Road from the south, Biddenden Road from the many outsiders. They are part of the built fabric and make a significant southwest and Water Lane from the northwest. The narrow winding nature of these contribution to the way in which Smarden functions as a place. roads and the screening provided by the trees and hedgerows means that there is no overall view of the village as it is approached, the view changing as different Gateways and approaches buildings and features appear. Each approach presents its own surprise as you round a bend with the final masterpiece being The Street. 6.10 The ‘gateways’ and approaches from the countryside to the parish and village are particularly important to the setting of Smarden because they set the scene for 6.14 The development along the approaches from the ‘gateways’ of Pluckley, Biddenden what is beyond, giving that all-important first impression. These are defined below and Bethersden Roads could be described as ‘ribbon’ development but properties and also indicated on the map on pages 20 & 21. are set back from the road within large gardens and generally do not seem out of place. There are some scattered individual properties along the Water Lane 6.11 All of the roads running through the parish retain their rural character, including approach but the ‘gateway’ is well defined by the small estate development at the busiest and most direct route via Bell Lane, a C class road linking the A274 to Ashenden on the edge of the village. An area of planting on its western side the south and the A20 to the north. It generally takes HGV through traffic away provides an important break, softening its boundary with the countryside and from the village centre and helps to minimise the otherwise adverse impact that it helps to contain the village. The south side of the road in this area is undeveloped SmardenParishStatement Design would have, including on its visual integrity. The nature of the other main routes, apart from the buildings at the farm which are set back from the road. Along this particularly the tight bends, which are a characteristic and defining feature on the approach there are views across the fields towards the river and also the church. approach to and from the village, in general assist in keeping the speed of traffic in check and the effect of it on the quality of the environment.

Ripe for new use?

Put to new use.

"Each approach presents its own surprise as you round a bend with the final masterpiece being The Street." Smarden Parish Design Statement Parish Smarden

Page 8 Page 9 Smarden Parish Design Statement Design Parish Smarden Some of the manytheof roadsandlanes Some Page10 Footpathslinking parish.the Parkingproblem.a is aroundparish.the 7.7 7.6 7.5 7.4 7.3 7.2 7.1 Settlement P Transpor a ern and la andern tt

The settlement including the public open spaces is surrounded by agricultural land. agricultural surrounded by is spaces open public settlement includingthe The is landscape the significant within being as acknowledged already river The a as grew village the way the to plan master patternobvious or no is There going when either footpathspublicnetwork ofprovideswalk opportunitiesA to Public transport.motorised ongreatly depend visitorsservices Residents,and the providesettlementswithin circulation to these link that lanes and roads The along river the of side north the situated is on village, the settlement, i.e., main The development is generally well screened from manyfromviewpoints. screened welldevelopment generally is the that of much is paragraph 6.3), mentioned (in above as this, of effect The hedgerowstrees. byand bounded main the in is too this notablethatIt is context. this from extentdetracted some to has recent times in hedges replace to fencing introductionclose-boarded The of credentials. rural environmenttraditionalbuilt the its confirm ofandquality the enhancementto butgenerally,value, providecollective or individual all maturity of and some Many views. are of defining orpointsproviding some focal buildings,of screening orbackdrops tosome roads, and properties to boundaries spaces, enclosureof providinghedgerows,andsome trees by characterised generallyare spaces informality.of degree certain providesThese a village development the within the density of the resultanton effect the aroundand them, within buildings arrangementnature,and the of andsizes varying Giventheir sense. visual and physical a in both buildings, between importantbreathingandseparationspace churchyard the standing,longof gardens provideandspaces all open Public south.and west south west, the containmentandto itproviding naturalof barrier a settlement, main the shape of the influenced featurehaslinearanother that roads.aroundhousingadditionsplannedestateaccess modern the of continuedmost with is This brokenareas.intodiscretedownis settlement the muchofthattortuousmeans nature roads itsthe ofnarrow butgenerally roads, acrossotherfronting/facing buildingseach earlier manythe ofwith settlement, linear a as described together.be fits could all itwaybest the At cohesionin nevertheless is There 1947. in systemplanning modern the introductionof the naturallyuntiloverhundredsyears of occurred It settlement.essentially recreationaletc.areas, hall, church, school,village shops, the includingcommunitytofacilities link provideimportantpedestrian an they village the centreof the In all. atnotor only side onefoundon be toare they Elsewhere, Street. The of section small a in road the of sides pavements both foundonareonly Footways/parish. the outlyingofareasfrom village the to link main the been one’sabout Traditionally havepurposes. leisureforwouldbusinessor daily these intrusion. visual as well as alike,public general and inconvenienceservices publicto traffic congestion and causes This place. takes parking significant street andlimited is parking off-street village the ofage away. the miles to three stationDue some nearestrailway the and minimal being services bus with limited very is transport village. the within particularly place of sense createa tohelp and locality the ofcharacter contribution positive the toa make also butthey settlement, of pattern the influenced they havevisiting. Not only life, work and local affect vitally beyond, villages adjoiningtownsareas,andto and parish, the of boundaries hectares. 125 some ofarea an Wood northeast, Dering the is to parish the of area undeveloped largest single The parish. scattered the acrossproperties individual Haffendenand farms andQuarter,Tilden as well SmardenBell, as Quarter,Maltman’sGreen,Biddenden Hamden,Romden,Snughorne,Hill, The Hill,Heggat hamletsare theresettlement main the Beyond Road. Romden as far as Road Bethersden the alongand Road Biddendenalongcontinuing way part Lane Cage along dispersed buildingsofnumber a arethere river the of south the VesperWateralongalongpart-way Ashenden, and as farTo Hawkas Lane. Lane Lane, along Mill part-way beyond and just Road Pluckley Street, The Lane, Cage t links y out 7.13 7.12 7.11 7.10 7.9 7.8 Settlement

The other settlements in the parish which include a number of hamlets as referred as hamlets of number a include which parish the settlements in other The variety a arethere Road Bethersden along east and south, the to Lane Cage Along twoare there side, north WaterAlong the coreonhistoric the beyond Lane Pluckley alongproperties detached ofnumber a arethere school To the of east the Moving away along The Street there are fewer buildings, (i.e., the density of the density of the (i.e., buildings, there Movingfewer are awayStreet The along the to relatively centred close is compact and village the core historic of The house known as Romden Castle with its tower.its with Castle Romden as knownhouse the Romden,graveyardat and a within set BaptistChapel a Tildenatpremises, adjoiningbusinessand road House frontingPublic the a is there SmardenBell example, for them, at between distinctions There are buildings.convertedare farm which of some propertiesresidential ofnumber small a andfarms by characterised are They roads.of intersection the to close orat located buildings with arrangedinformallygenerallyare and scale in small aboveareparagraph 7.1 in to Road. Biddendenalong west and Lane Cage south of the to properties few the with case the similarly is overshadowed.This not is character rural the ensurethatto helps properties, these behind and between opposite,space Buffalo. The the as knownhouses councilgroup of small a and other, the or road the of side onegardenson within set propertiesindividual of roads. estateaccess around the set are houses the internally though even characterlinear a developmentsmuch these have Watervery behind, fields onto the back and Lane Waterestatesfacing fronttwo onto the gardens.they larger As butwith Lane, between Oaks, The houses, some older, There are sized areas.landscaped similar with aroundout estate set roads estates,The Ashenden, Acorns and modern village. the from awayand Lane Mill to bends continuessharproad round two the spreadoutas Rectory.moreOld Frombecome buildingsadjoining herethe Close Haslewood as knownproperties, developmentterraced densitymostly of recenthigh morea andproperties individual of number a serves also thatroad cul-de-sac a gardensoff within set Close, bungalows, Glebe anddevelopmenthouses council of private driveway. a a off is there back along set areFurther which of some Road, grounds.large within set property detached a and hall village the serving also road access the developmentbungalows, with of cul-de-sac small a Lane, Chessenden is east the Adjoininggreen. to small arounda gardensset sizeable with Lane, Greenhouses, council of cul-de-sac small a is school footpaths.public the byOpposite linked also are they which to beyond, adjoining countryside the providingtransitionto a environment as village well the as of quality the significantly to adds thatpresence strong visual havea also they hedgerowsenclosuretrees, byofand degree despitea community,whole and school the forrespectively.recreation sport and However, informal for spaces used well and places key all are These space. openpublic Cornes Meadow, protected is rear, a the which also behind to playingfield own its with school, the stands ToMinnis properties.The individual of some east the off propertiesalso development there are detached where of Lane Hawk Vesper cul-de-sac small a is pointthere this at Street The in properties Behind road. the of side south the on being herebuildings and space,important protectedopenpublic an Minnis, The with up opened further layoutthen gardens.The is within and road the from further back developmentset muchlower,)is also some with whole. the up makethat character andappeal distinctivebelonging, of sense ownthere with spaces and places of number a effect in aretherethat coreishistoric layout this patternand within the result of The gardens.large within set areand fewerare end this atproperties northwest,churchWater the butthe the toSimilarly with axis formsan Lane other.each facing adjoining,andor together close end westernits at buildings the of church,most Waterwith the with strongprovidesaxis a Lanes Cage and with joins where it Street The pond. landscaped arounda set housesestate of small Meadow, Beult is park a carHorse Flyinghousepublic the by access with Lane, Cage of churchyardoppositeside the the of On two boundaries.to immediately on backing buildings some with fashion,rectangular a aroundwrapin Lane Cage in east Water the in buildingstochurch,To the the those ofand northeast Lane the pathwaysbychurchyard.its across linked sides, three onroads haschurch, which Romden. Tilden. Modernadditionsvillage. the to village. Scatteredpropertiesrouteon the to Page11

Smarden Parish Design Statement Buildings Buildings

Typical buildings that characterise the 8.1 Smarden is one of a number of Wealden parishes that can boast a diverse range of 8.5 Similarly, as an alternative roof material, slate has been used on a number of Typical buildings that characterise the parish and show various elevational fine old buildings. However the way they sit in the landscape or fit together with buildings notably the main roof of the church, although it was originally finished parish and show various elevational and roof finishes. surrounding buildings, spaces and other elements, as well as their individuality, with oak shingles, Zion Chapel and some adjoining properties. There are also some and roof finishes. give Smarden its own unique appeal and character. The architectural and historic examples of thatch on houses and barns but these are not widespread. interest of many of these buildings is recognised in that some 130 are listed 8.6 Although some of the modern buildings are of brick, many have tile-hanging or buildings. These range from its Grade 1 Church and Grade 2* timber-framed timber weather-boarding at first floor level to reflect the character of the historic houses, to one of its bridges, an old village lock-up built in 1864 and the village buildings, including the more recent estate developments. Their success or phone box! Furthermore the village centre (where there is an obvious otherwise relies on good quality materials and appropriate detailing; there are concentration of such buildings) is designated a Conservation Area. some good and not so good examples that speak for themselves. Design and appearance 8.7 At Green Lane the houses are of a prefabricated/systems build construction known 8.2 The historical development and growth of Smarden over the centuries is not only as Airey, the walls being clad with precast concrete panels with an applied/exposed seen in its layout but is more clearly reflected in successive styles of architecture aggregate finish. and uses of available materials. This has resulted in a great variety in the massing, 8.8 In the modern developments, the roofing materials used are not all characteristic detailing, architectural features, colours and textures of buildings – all with or of the quality of the local vernacular and detract from it. Concrete tiles have individual qualities that contribute to the whole. often been used in place of clays, in some cases pantiles have been used because 8.3 The historic buildings are mostly of half-timbered and timber-framed houses and roof pitches have been too shallow for plain tiles, and machine-made tiles have those clad with white painted timber weather-boarding. In the latter case this is generally been used instead of handmade tiles or their modern equivalent. Whilst often only at first floor level with brickwork at ground level, frequently in Flemish some of these have weathered to a more acceptable colour and texture overtime bond with blue headers and sometimes painted. Tile hanging at first floor level is they do not have the inherent quality of the Kent peg tiles used on the older also characteristic. Sometimes a combination of all these materials has been used, buildings. Nevertheless on some of the recent developments, good quality clay tiles particularly where a building has been added to or renovated. Noticeably the of appropriate colour and texture have been used, whilst reclaimed tiles have been unifying element in such a diversity of materials and building styles is in the roofs, used on a few individual houses. which are mostly finished with Kent peg tiles which are orangey brown in colour 8.9 The buildings that characterise the rest of the parish are similar in design and and mellowed with age. Due to the different alignment, sizes, and shapes of appearance to those in the village, spanning the same time period. Many of the buildings there are some interesting roofscapes which are particularly noticeable in historic buildings have become an integral part of the rural landscape particularly views along the Street from the east, approaching the Street from Cage Lane and at some of the farms/former farms where there are barns, oast houses and other SmardenParishStatement Design from the Churchyard. The roofs have steep pitches, vary in height, have a mix of farm buildings, as well as houses, with architectural or historic interest. The barns gables, hips, and barn hips, often feature chimneys at ridge level and occasionally are generally timber framed, clad with weather-boarding finished with tar or include dormer windows that are generally well integrated into the roofscape. Less creosote and with roofs finished with Kent peg tiles. A number of the other farm obvious are the occasional cat slide roofs to the rear of properties and valley buildings are of similar construction although some are thatched and others have features, resulting from roofs at right angles or two parallel roofs joined by another been re-roofed with sheets of corrugated iron. The oast house kilns, which are roof at right angles, hidden from view. either round or square, are built of brick or stone with the remainder of the 8.4 Buildings that use other materials punctuate these buildings (built of the more building often clad with timber weather-boarding at first floor level. The roofs are commonly used materials referred to above) and to some extent reflect their generally finished with Kent peg tiles. Many of the barns and oast houses have different function. They include, for example, the church where the walls have been been converted into dwellings but on the whole they retain much of their original constructed using Kentish ragstone, ironstone and Bethersden marble. The latter character. has also been used for some of the paths through the churchyard and for the 8.10 Modern agricultural buildings have been added to many of the farms. These original part of the school that faces The Street. The Zion Chapel, which overlooks include open Dutch barns roofed with sheets of corrugated iron painted in bright The Minnis, has a neoclassical façade finished in stucco. colours, large yards and barns clad with materials such as corrugated cement sheeting or colour-coated profiled steel sheeting, and other buildings built of breeze or concrete blocks. The siting of some of these modern additions and the types of materials used, in some instances detracts from the appearance and setting of the traditional farm buildings and houses. Architectural features and detailing 8.11 Amongst the most distinguishing features of most buildings are the windows and doors. These vary to a large extent with the age of the building and include a Modern buildings - some finished to variety of styles and patterns. Some are more common than others. They are reflec­t the historical surroundings. mostly painted timber although some are stained, particularly in the case of some of the barn or oast house conversions. A common theme in the paint finish of windows on some of the historic buildings, also picked up on some more recent developments, is that of a black outer frame and sill with the remainder white. This is a particular characteristic of many of the buildings that have white painted weather-boarding. UPVC windows have been used for some of the more recent developments and also replacement windows and doors on unlisted properties outside of the Conservation Area. However, generally the proportions, the size of the frame sections, size and detailing of glazing bars, and the finish are not as aesthetically pleasing as traditional timber windows, and therefore they are not

necessarily the best choice. Design Statement Parish Smarden

Page 12 Page 13 Buildings Guidelines for Future Development Landscape context and features. 8.12 With so many buildings that are of special architectural or historic interest it is not The following guidelines have been adopted by Ashford Borough Council as difficult to find some interesting architectural features or detailing, all of which add Supplementary Planning Guidance for development control purposes and should be to the unique character of Smarden. Some examples include: the understorey of the taken into account and/or addressed when considering new development proposals Pent House that gives access to the churchyard from The Street; dormer windows in the parish/village: to attic rooms on a number of properties, three small arched windows and name/ date carving on Hartnup House; the curved weather-boarding on the corner of the Respecting the Setting of Smarden Chequers public house; carvings of wyverns on the Dragon House and a variety of Landscape context interesting chimney stacks. Hayland Farm. See Paragraphs 6.1 – 6.4 on Page 7 of this design statement for more details. Other structures and features G1. The rural character, quality and visual variety of Smarden’s landscape with its 8.13 There are a number of other structures and features that add to the interest and mosaic of small scale fields, hedgerows, trees, woodlands and other landscape quality of the environment. Examples include the old village pump of 1897 and the features should be protected and enhanced. phone box in The Street, a number of historic bridges over the River Beult and the All development proposals should take account of the landscape context of the base of one of the Smarden windmills at Mill House in Cage Lane. There is little in development site. Where appropriate a Landscape Assessment should be carried out the way of street furniture although there are a number of benches in various to consider the visual impact of the development and to identify any necessary places. However there are some features arising from services, that detract from the mitigation and enhancement of the landscape. visual quality and integrity of buildings and the local environment, and these are considered below. Converted oasts and barn. Landscape features Street lighting See Paragraphs 6.1 – 6.4 on Page 7 of this design statement for more details. 8.14 Street lighting has only been provided in the more recent housing developments. G2. Individual landscape features that make an important contribution to the Although it is beneficial for safety and security it can be visually intrusive and out landscape character and quality of Smarden as a whole or in a particular location of character particularly in the countryside or within an historic setting. It could be should be preserved and enhanced. argued therefore that the village centre not having any does help to preserve the Where particular landscape features or surface cover are neglected and/or in decline, character of the village. It is a sensitive issue though and opinions are divided. they should if appropriate/practicable be restored or reinstated if and when the Road Signs opportunity arises.

SmardenParishStatement Design 8.15 Although road signs of various kinds are necessary they can spoil the view. There Existing trees and hedgerows are instances where there is a proliferation of them in one location and their See Paragraphs 6.2 – 6.4 on Page 7 of this design statement for more details. positioning appears to have been by accident rather than design. This is particularly noticeable at some gateways into the village and does not give a good G3. Mature trees and hedgerows are an integral part of Smarden’s landscape. Many are first impression of the village. hundreds of years old and cannot be replaced overnight. Therefore, unless there are exceptional circumstances, existing trees and hedgerows should be retained, and Plant and equipment for electricity, gas, television and telephones protected from damage during construction activity. 8.16 The overhead electricity power lines and telephone cables, for example, in Cage Significant public views Lane and The Street detract from the overall quality of the Conservation Area whereas the more recent housing developments have benefited from underground See Paragraph 6.3 on Page 7 and Paragraph 8.17 on Page 14 and the Maps in this cables. Similarly the plant and equipment of service providers can be ugly and design statement for more details. damage the quality of the local environment. Also satellite dishes are visible on G4. Significant public views within the built and rural environments, as identified in many buildings in Smarden and can look incongruous. In addition, there are this document, should be protected/retained and enhanced. This would include Two more of the village's listed buildings. currently two phone masts in the parish, which by their size and nature are for example those of and along The Street and Water Lane, those of and from the obtrusive Minnis, those of individual buildings such as the church and other listed buildings, and long views towards the village and of the church. Views from the network of Views public footpaths within the parish should also be taken account of. 8.17 Smarden has many views that capture the essence of its distinctive character that Gateway sites are highly valued and important to retain. These include views of individual buildings within their own grounds, such as the Thatched House and the Cloth See Paragraphs 6.10 – 6.14 on Pages 8 and 9 and the Parish Map in this design Hall, but perhaps some of the more special views are those of groups of buildings. statement for more details. The Minnis - important open space. There are for example some significant views of and along The Street, and at the G5. Particular regard should be paid to the ‘gateway’ locations, identified in this design eastern end of Water Lane, especially looking towards the church. These are shown statement, to ensure that any new development does not detract from their overall on the plan on page 19. The church tower dominates in these and many other rural character. Landscape features should be retained and enhanced and any views within the village, and beyond from elsewhere in the parish some of which openness of the countryside or spaces should also be respected. The design and are also identified on the plan on page 20. appearance of any new development should comply with the other guidelines in this statement.

Service providers’ plant and equipment A significant public view in Water Lane. which can be intrusive if not effectively

screened. Design Statement Parish Smarden

Page 14 Page 15 Smarden Parish Design Statement Design Parish Smarden Page16 G7. See D G6. See Conservation Futurefor Guidelines Development Se esign and use of materials of use and esign lement tt

Pages Pages A high quality of design that properly reflects consideration of the factors in factors considerationthe properly thatreflects of design ofquality high A New buildings or building work should respect, conserve and enhance the historic, the enhanceand conserve respect, workshouldbuilding or buildings New (v) (iv) (iii) (ii) (i) buildings. new all for expected aboveis G6 guideline (viii) (vii) (vi) (v) (iv) (iii) (ii) (i) carefullyshouldbe considered: Tounderstand contextbuildingsthe newfor building or followingthework factors observed. additionallystatement as anddesign this in described as characterdistinctiveSmarden context itsarchitecturalgivelandscapethat and 12 7 Allproposals shouldhave regard objectives theto andprinciples for Anyhousingnew developments shouldtoseek andillustrated Pageson 12-14. roofscapes, used, havebeenarchitectural features, detailing, describedas etc. appearancebuildings,existing of and styles design, the in variety the also but common themes The Pagesdescribedon 10–14. as andparish,village the development of periods theandbuildings, existing features,detailing, of form, height, scale, massing, density layout The and parish.andhedgerows,orvillage theare ofthey linkedandhow otherparts to within fit landscape, they howthe importantthe contribution trees, of shrubs place’integrity.and of their buildings, of groups ‘sense or areas particular pleasantness of The together.comes itway paragraphsreferredin7.13, to - 7.5 centuries, organically the developed over has which Smarden way in The ‘sense of place’ reflecting local character and distinctiveness. local character place’and of‘sense reflecting avoided. andbulkythatformwouldoverly dominate existingbuildings character,suburban a of Buildings features,detailing, massing, layout existinganddensityofbuildings. overtime that Smardenevolved have innovativein placesbe complementtheandshould solutions Design buildings pastiche A careensuretakenshouldtothat be areas these are 'urbanised.’not contextmorethearelandscapein seenof features andlargerspaces.Particular where,example,foranydensityofthedevelopment andwhere lowbuildings is 'gateway'locationsandothersettlementsvillagethe rural ofandthe edge settlements, Transitionthe to countryside the from 14. page identified this statement in paragraph maps the and referred in on to on 8.17 them onhave building(s) would proposed the thatimpactthe siteand development proposed thewithin or from Viewsof, whole. significantandthe contribution characterthe makes to it Smarden a of as Area, Conservation architecturalthe special importance The of historic and particularcontextany ofproposal buildings newfor building or work. aretheylistedthat andthosebuildings)provide general thesense a bothin whichthereare examples illustrated throughout document,this not(whetheror quality,special The buildings,individual appeal setting of interest,and – -14 and Buildings and 14 and in this design statementmore fordesign details. this in in this design statementbackground. fordesign this in enhancement should be avoided. be should of design styles and use of materialsof designstyles anduse of Howarerelatetheyenclosed, theyhow spaces, open to of Smarden’s including materialstheandcolours that for example,forbuildingsplan deep a with and the harmony that is evident in the in evident harmony thethatandis distinctive respecting height,scale,theform, create discrete areas with a with areas creatediscrete as well as those particularlythose wellas as or slavish imitation slavish or character: in the differentthein of parts particularly relevant at should be should achieving achieving of existingof of as

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Smarden Parish Design Statement Smarden Parish Design Statement Design Parish Smarden Page18 G16. See R G15. See S G14. See P G13. See lanes Rural Futurefor Guidelines Development Ser treet lighting treet arking for new development new for arking oad signs oad Paragraph Paragraph Pages Pages vicing

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Page 20 Page 21 Acknowledgements The Steering Group would like to thank the following people for their contributions and support: Julia Wallace, Rebecca Stott, Mark Chaplin and Phil Davies of Ashford Borough Council for their help and support • Smarden Primary School for their comments on the village • Smarden Parish Council for its help and support • Doug Brett, Graphic Designer for his help, support and patience • The late Humphrey Oswell for his sketches • Dennis Napier for editing the text • Alex Ferris for his help and advice • Matt Hopkins for helping to finalise the document for printing • The people of Smarden for their help and forbearance. © 2008 Smarden Parish Design Group. Printed in England by Rother Valley Press, Unit 5A Leigh Green Industrial Estate, Appledore Road, Tenterden, Kent, TN30 7DE 01580 764 056  [email protected]