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Combe Hay Conservation Area Appraisal

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Combe Hay Conservation Area Appraisal Bath and North East Somerset Planning Services Combe Hay Conservation Area Appraisal July 2014 Contents Introduction 3 Summary of Special Interest 3 Assessment of Special Interest 4 Character Analysis 8 Recommended Management Proposals 14 Community Involvement 15 Planning Policy Context 15 General Guidance and Policy 16 Further Reading 16 Glossary 16 Contact Details 16 Key view to the north showing Combe Hay Conservation Area landscape setting Introduction Cottage garden prevalent in Combe Hay Combe Hay was identified as being It also enables local residents to of special architectural and historic participate in the identification of interest and was designated a features which are important to the Conservation Area on 4 November special character of the area in 1981. Its boundary encapsulates the which they live. The preparation of main core of the village. this appraisal has been undertaken in close cooperation with Combe The Council has a duty to preserve Hay Parish Council which included or enhance the character or a walking inspection of the appearance of Conservation Areas Conservation Area and further in exercising its planning powers, meetings to discuss the history of and to periodically reappraise the the village. boundaries. This appraisal will be a material consideration in the Great care has been taken to be as determination of planning comprehensive and inclusive as applications. possible. However the nature of a document such as this will The appraisal identifies elements inevitably result in omissions. Such which contribute toward the omissions should not be interpreted character of the area and those that as being an assessment of value or detract from it. This provides the significance. Typical narrow lane with basis upon which to develop thick tree lined canopy proposals for preservation and enhancement. Summary of Special Interest Exceptional landscape setting Narrow lanes lined with Central position within located within a small river valley hedgerows overhung by thick Conservation Area of Parish surrounded by steep sloping tree canopy affording varied and Church and classical Manor fields and the Cotswolds Area of interesting light and dappled House within landscaped Outstanding Natural Beauty shade parkland including ice house, Feeling of rural intimacy and Picturesque cottage gardens and ornamental lake and small peaceful atmosphere provided by watercress beds provide historic packhorse bridge over topography, woodland, significant attractive gaps between buildings the Cam Brook ancient woodland, hedges and Quintessential Cotswold stone Tree lined avenue approach from densely tree lined brook village with historic cottages in the west with a thatched estate Not encroached by significant the vernacular style providing a cottage orné at the top gives modern development, busy low rise scene sense of arrival roads, modern kerbs, pavements Ancient and compact village Industrial archaeology including and street lighting pattern and grain that has remnants of the Somersetshire Prevalence of historic buildings undergone little change and Coal Canal and GWR branch line built of local Oolitic Limestone witnessed only limited modern Historic street furniture and including the Parish Church and development attractive public realm features Manor House Small to medium irregular field including an historic Sir Giles Surviving agricultural buildings patterns with hedgerow Gilbert Scott K6 telephone kiosk with characteristic oval Combe boundaries dating from dating from 1935 and post box, Hay “pitching eyes” mediaeval period natural pennant stone kerbing Varying levels and steep inclines Outstanding intimate, short to and ornate village spring that the village is built upon medium range vistas through Cock and hen dry stone creates visual interest and gaps between buildings and boundary walls constructed of atmosphere woodland local Oolitic limestone rubble Abundance of deciduous native tree species with very few inappropriate species such as Leylandii 3 Assessment of Special Interest Location and Setting Backy Hill It is one of a few small settlements The steep river valleys provide a just to the south of Bath that has striking landform and this area has been able to maintain its historic been described as a transitional character, rural tranquillity and area where the Cotswolds meet the atmosphere. This has been Mendips. The landscape has achieved despite its proximity to the typically been influenced by busy urban centre of Bath a mere 3 millennia of agricultural activity and miles to the north. This area south there is a mixture of arable and of Bath is characterised generally by pastoral land cover in roughly equal small but steep sided river valleys measure. The irregular field patterns with deeply set and steep sided tend to be small to medium in scale, brooks that freely meander across with high hedgerow boundaries. The the floodplain. These small rivers narrow lanes are often sunken, are a key feature of the area making reminiscent of hollow ways and an important contribution to local consequently have steep banks natural heritage and biodiversity. lined with thick hedgerows and The main brooks are the Wellow, overhung with tree canopy that Midford and Cam and it is the Cam contributes to the feeling of that flows close to Combe Hay just intimacy. to the south. The village and much of its parish are within the Bath and Bristol Green Belt and the Cotswolds Area of Outstanding Rose Cottages Natural Beauty. Modern OS map of Combe Hay showing footpaths and Limestone Link 4 General Character and Plan Form internal and external views of Limestone Link national trail passes Combe Hay is a small village of attractive green spaces and directly through the Conservation approximately 150 people as of countryside. Area. 2011. It does not possess an obvious nucleus and therefore its Another important and positive There is an abundance of green form can be described as being aspect is the absence of pedestrian spaces including fields, woodland fragmented. There are few terraced footways and pavements and an and outstanding formal and well- buildings the majority being abundance of soft often sloping tended gardens. Particularly detached often separated by trees, verges which again reaffirms the important are the formal designed hedges and limestone rubble rural character of the village. Where landscape and parkland of the boundary walls and obscured by the there are footways and pavements Manor House and the formal undulating topography. This gives they are lined with attractive natural gardens of the Old Rectory. the impression of a village that is stone kerbs, probably pennant spread out over a wide area sandstone. The absence of street Remnants of estate fencing in grounds although in reality the village is lighting and modern signage is also of Manor House relatively compact. The route evident and an important aspect of through the village is steeply the Conservation Area. All of these inclined, undulating and meandering factors create a positive and between narrow sunken lanes attractive rural village scene. overhung by trees and typical hedge species. There are two main footpaths: one that leads to the parkland south of The open character and grain of the the Manor House into the Cam village is further emphasised by Brook valley from the avenue to the attractive gaps between buildings. west and another to the east that These gaps often harbour beautiful, also leads to the brook where the typical cottage gardens bounded by sound of the weir and cascade limestone rubble walls and leading from the ornamental lake constitute an intrinsic and important fills the air. Both of these footpaths feature of the Conservation Area. offer excellent access to the This affords short to medium range surrounding landscape. The Landscape Setting sided lanes often overhung with To the south the village is The underlying geology originates foliage. dominated by the Manor House and principally from the Jurassic period its formal gardens and parkland. and is dominated by Oolitic The surrounding fields, enclosed by Although some of the features have limestone typical of the Cotswold hedgerow boundaries, have been lost, such as the grotto and range with white lias to the south changed little since the mediaeval the orangery, the ice house still west towards Radstock and and post mediaeval periods having survives as does the form of the beyond. There is a famous outcrop escaped the rationalising parkland. of Fullers Earth clay to the north of endeavours of the Enclosure Acts of the village. the 18th and 19th centuries. Just Combe Hay is located within the below the settlement there is Cotswolds Area of Outstanding The village is located within the river evidence of mediaeval, possibly Natural Beauty and represents its valley surrounded by the small but earlier, enclosure of water meadows south westernmost edge. Its steep sided hills that are typical for described as ‘rich, wet grassland’.1 inclusion is in recognition of the this area. This gives the village an There are also areas of mixed outstanding and special qualities of intimate and enclosed atmosphere deciduous woodland consisting the landscape. It is also located as do the hedgerows and woodland typically of native species including within the Bristol-Bath Green Belt that exists within the village itself. ash and oak with willow and alder which provides a crucial control for This atmosphere is also created by lining the river banks. There is a development that could be the surrounding landscape and large area of ancient woodland potentially harmful to such a topography which consists of small called Underdown Wood to the sensitive area in terms of both its steep sided hills and a close grained south and south east which forms built and natural heritage. and intimate patchwork of small an important part of the irregular fields with narrow steep- Conservation Area’s setting.2 1 Avon Historic Landscape Characterisation (1995) 2 Ancient woodlands in Britain are those which have been continuously wooded since 1600 (although not necessarily with the same type of tree cover).
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