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). They may also have historical and archaeological significance 5 Historic Development Archaeological Significance There is documentary evidence for Odo of Bayeux was offered the The archaeological record and an early village settlement, possibly manor following the Norman landscape evidence in and around Saxon in origin, called Evesty to the Conquest. The manor was then Combe Hay suggests occupation south west on the opposite bank of passed to the de Haweie family and from the late Bronze Age through to the Cam Brook. There does not Combe Hay was mentioned in the Roman, Saxon, mediaeval and post appear to have been any Domesday Book of 1086 and mediaeval periods. Evidence for this archaeological investigation carried entered as ‘Cuma’, and later comes from excavations at a out and it has not been included on Cumbehawya as it was known in Roman site where potsherds were the Historic Environment Record the 13th century. The name derives found some dating from the late although there is a reference in the from the manorial family at the time Bronze Age. Evidence for a Roman Anglo-Saxon Charters. The and their name of de Haweie villa was found in an excavation just existence of the village therefore (Anglicised to Haweys or Hays) and within the Parish boundary below remains an intriguing enigma combe meaning wooded valley. The Sulis Manor to the north and although further investigation in this manor was then passed to Sir Peter artefacts dating from the early to the area may yield positive results. Stradling through marriage during late Roman period were found. the reign of Edward I. As mentioned previously there are The Fosse Way passes close by on the remains of an ice house, a The original manor house has been the high ground to the west and the common feature of 18th century lost and the present manor was ancient and extensive earthwork, country estates and designed built between c1728 and c.1730 Wansdyke, is just to the north landscapes, within the grounds of and partly remodelled between constituting a physical separation the Manor House, situated near the 1770 and 1775. The village, like between the Parish and Bath. opposite bank of the Cam. many villages in England, developed and grew under the control of the The enclosed field patterns and Significant later industrial manor based entirely on an agrarian boundaries provide strong evidence archaeology exists to the north of economy and in particular, for mediaeval agricultural activity the village dating from the late 18th importantly for a Cotswold village, dating from the Saxon period century and early 19th century in the production of wool: the single onwards. Indeed there is evidence the form of the remains of the most important economic resource for a Saxon church although this disused Somersetshire Coal Canal of the mediaeval and early post was later replaced by a Norman and later GWR branch line that mediaeval period. church which was itself replaced by superseded it and indeed was the present Parish Church. largely constructed along the route Like many of the villages in this area of the canal. agricultural activity within the village itself has all but ceased and towards the latter part of the 20th century it became a place of residence and retirement. This has resulted in many of the agricultural buildings in the village being converted for residential use.
Despite the fact that the Somersetshire Coal Canal and the GWR branch line pass very close to the village neither has had a significant impact or influence on the economy and subsequent development nor have they stimulated industrial activity.
OS first edition map of 1885
6 View looking north with Combe Hay lying beneath the early morning canopy of mist
Key Views and Vistas open field in the valley below. The There are many outstanding views best vantage point for this view is within the Conservation Area from the footpath the leads across although, because of the the parkland. abundance of trees and other foliage, views are typified by The steep small lane that runs north intriguing glimpses particularly in past the Wheatsheaf public house, the summer months. However, the Old Bath Road, affords very fine dappled light created by the many views into the outstanding formal trees that is so evident in Combe gardens and designed ornamental Hay constitutes an important, but landscape of The Old Rectory. This intangible, aspect of the character is arguably best viewed from the of the Conservation Area. small outlying cemetery that is located towards the top of the lane. To the west of the village views from Looking east from The Lodge the tree lined avenue afford Combe Hay Lane, from the north along the avenue outstanding but intimate short range and south, affords dramatic views vistas into the Cam Brook valley, to that place the Conservation Area in the designed parkland landscape of its landscape context. The view the Manor House, still used for from the south, at the top of Combe pasture, and to the small steep hills Hay Lane, also provides the context on the opposite side. This affords a for the Conservation Area in terms quintessential and attractive bucolic of its proximity to Bath and the rural scene that is fitting for a manor sensitivity of its setting. From this house from the 18th century. This vantage point looking north view is made more dramatic by the provides one of the only locations to contrast between the shade of the view the Manor House within its dense tree canopy of the avenue parkland setting. and the light afforded by that large
7 Combe Hay Conservation Area
RectoryRectory
LakeLake Wheatsheaf
Rectory RectoryRectory House Brook
The
West BrBrookook Watercress The Rose House
Housouse
Manor
The Dormy School House
Manor Barn Stradling Manor OldOld SchoolSchool ParishParish
Stradling
Packhorse Bridge
8 RectoryRectory
LakeLake Wheatsheaf
Rectory RectoryRectory House Brook
The
West BrBrookook Watercress The Rose House
Housouse
Manor
The Dormy School House
Manor Barn Stradling Manor OldOld SchoolSchool ParishParish
Stradling
Key
Listed buildings Locally important buildings Important green spaces Important views
Packhorse Landmark buildings Bridge Conservation Area boundary
9 Character Analysis
Architectural and Historic Qualities of the Buildings
The predominant architectural style There are also some set piece is that of the Cotswold vernacular classical buildings of note including with more-classical detailing for The Old Rectory dating from the houses of higher status. The earliest mid-to-late 18th century and the surviving domestic buildings appear Grade I listed Manor House from to date from as early as the 16th the 1730s both constructed in local century and are typically limestone ashlar. The Old School constructed of local limestone House has an interesting history rubble. Watercress Cottage listed having been reduced to just a single Grade II* is a good example. It storey by a former owner of the dates from 1624 and has some Manor House. Despite the fact that interesting multiple intersecting it occupies a prominent position it is The Wheatsheaf public house relieving arches over the limestone interesting to note that the Manor mullion windows with ashlar quoins House cannot be easily seen from and an original plank and ribbed within the village itself and remains timber door. Most of the traditional somewhat hidden. This appears to historic cottages are exposed be a deliberate positioning in order rubble stone although they are likely to take advantage of the to have originally been lime washed outstanding vistas to the south and or lime rendered. the river valley.
There are very few historic buildings The Parish Church is also with traditional forest marble constructed of local limestone and limestone tile roofs that would have dates from the 15th century been at one time ubiquitous in occupying a prominent and central Churchyard monuments Combe Hay and throughout the position. It is one of only three region. However, the Old Rectory churches in the country not to have and Stradling Barn are notable a dedicated saint. There are ten exceptions where the use of local listed churchyard monuments many vernacular materials is welcome. of which are constructed in local Apart from the Gothick Lodge there limestone. They are generally in very is no thatch in the village although it good condition apart from one may be the case that this was the which is on the B&NES Council’s original and earliest roofing material. Buildings at Risk Register. Clay tiles, and in particular pantiles, have largely replaced the earlier Located at the western-most edge roofing materials to become a of the village at the original entrance vernacular material in their own of the Manor House is The Lodge. right. Welsh slate, made available by It is a Grade II cottage orné in the the railway age, been used on the Gothick style typical of the late 18th Watercress Cottage roofs to the Church, Gores Cottage and early 19th centuries. It provides and stables, and other buildings in an attractive introduction and the Conservation Area. sense of arrival into the village from the west.
Combe Hay Manor
10 The Lodge an outstanding example of the cottage orné style
The Old Rectory The Parish Church
There are also some traditional Locally Important Buildings stone-built barns one of which has There are several buildings in the Combe Hay Manor Gas House been converted to residential use in village which, although not listed, The Old Post Office, recent times. However to the east of make a positive contribution to the Cotte Farm the Parish Church there is the character of the Conservation Area. Brook House substantial listed Manor Barn dating They include: Hen and Chicken Court from the late 17th century which is Croft Cottages in good original condition. This is an School House, a Victorian house The Coach House outstanding traditional building and constructed in local limestone in Smithy Cottage and Smithy an important surviving remnant of brought-to-course range work. House Combe Hay’s agricultural past, its Stradling Barn, The Granary and rural economy and cultural identity. The Old Byre were formerly part It is clear that the architectural and of the manor farm complex of historic interest in some of these Other listed buildings of note are agricultural buildings and, despite buildings may warrant them being West Hill House which has two having been converted, remain listed as designated heritage assets. attractive recent extensions that an attractive and interesting They may, therefore, be worthy of represent a welcome and thoughtful group of buildings further investigation as part of the approach to design. Using high Manor House Farm recommended Management quality materials, they have resulted Manor Cottage Proposals. in an enhancement of both the building and the Conservation Area. The Wheatsheaf public house, a former farm house dating from the 16th century, and Gores Cottage and stables, are also extremely attractive historic buildings and good examples of the local vernacular building style.
11 Activity and Former Uses The village was originally founded In addition to the Wheatsheaf, a on an agrarian economy and indeed public house since the 18th century, the evidence for this remains with there would have originally been the existence of many of the other public houses in the village surviving original buildings. These such as the one at Tunnel Farm include substantial barns, a forge or shown on the 1839 tithe map. The smithy that would have provided Old Anchor Inn was built on the site horse shoes and agricultural of the Somersetshire Coal Canal equipment, the manor farm and and operated as a pub until 1924. agricultural labourer’s cottages. The Combe Hay Manor Gas House Manor Farm would have been the There is a recently resurrected centre of agricultural activity and cricket club in the village which has indeed there are archive a long history and provides an photographs showing the important focus for community movement of Dorset Horn sheep. involvement. The pitch is located in a small meadow just to the south of The village is surrounded by the Manor House near the Cam farmland which appears to be both Brook with the cooperation of its arable and livestock. There is no present owner. evidence of industrial activity despite the fact the Somersetshire There is no purpose built Coal Canal and the later GWR community centre in the village branch line passed in close although, as would have historically proximity to the north. The Fullers been the case, the Church is used Linhay style building Earth workings just above the for this purpose and indeed recent village to the north, which must work has been carried out to have used the nearby canal and facilitate this. railway for transport, also appear not to have impacted on the village Within the boundary of Combe Hay or influenced its development Manor there is an interesting despite their close proximity. building known as the Gas House, which was purpose built in the Fullers Earth has been mined in the 1850s in order to provide gas for area since Roman times and was lighting with a storage capacity of used in the processing of wool. The 2000 cubic feet of gas. absence of evidence for fulling or tucking mills along the river at The Old Post Office Combe Hay is a mystery, although the substantial and significant milling industry at Midford may account for this.
The watercress beds at Watercress Cottage, which have been recently restored, provided an income for its owners and propagators well into the 20th century. In the middle of the village is a substantial area, now largely infilled by modern development, known as The Orchard. This area would have been used for the commercial growing of apples, and the regular lines of trees can be seen on the first edition of School House the Ordnance Survey.
12 Important green spaces and attractive gap sites that make a positive contribution to the Conservation Area
Trees and Important gardens of Smithy Cottages and The tree-lined avenue to the west, Green Spaces Smithy House. These gardens are recently provided with iron railings An anonymous poet from nearby enclosed by beautiful limestone with considerable community Frome on visiting Combe Hay in the rubble walls, sometimes dry stone, involvement, is an impressive 18th century was inspired to write and usually with cock and hen feature that gives a sense of arrival the following verse: capping typical of the region. into the village from this direction.
Yet bounteous nature here, with The ornamental gardens of both the General Condition lavish hand, Manor House and The Old Rectory Generally the village and its Has poured her artless charms o’er are significant designed landscape Conservation Area are in very good hill and dale: features, albeit largely hidden from condition and it largely retains its Pindaric Hills, Arcadia all the vale view. Both have the ubiquitous rural charm and character large, mature cedar trees notwithstanding inappropriate The description of Combe Hay and reminiscent of many English modern development. Any new its setting as being an ‘Arcadia’ is designed parkland landscapes. The development within the village not only typical of the writings of the Manor House also has an attractive should reference the local styles, period but is also an accurate walled garden just to the east that is scale, materials and positioning of description and provides a useful part of the Manor Farm. traditional buildings and boundary sense of continuity. Combe Hay still treatments. retains its character of being both On a smaller scale Brook House has well-endowed with trees and an interesting ornamental garden There is only one listed building greenery and possessing a sense of that can be regarded as making a entry on the Council’s Buildings At intimacy within a rural setting of positive contribution to the Risk (BAR) register, a churchyard lush wooded, green hills described character of the Conservation Area. monument. However for the most in 1910 by an anonymous rail part the village can be regarded as passenger as ‘sylvan scenery’. The churchyard also offers an being very well cared for and well interesting green space where there maintained. The trees and green spaces within is a stone seat built into the wall the village are an important aspect from which one can view the The excellent condition of the of its character. Trees and foliage Church and many historic limestone Conservation Area is due in large could be said to dominate the churchyard monuments. part to an active and enthusiastic village and create a dappled shade community and indeed the that creates a particular character to In the middle of the village is a attractive avenue to the west with the light within the Conservation formal ornamental garden that its trees and traditional railings is Area. Gaps between the buildings appears presently to be under testimony to this. also form an important aspect of the construction with painted timber character and many of the gardens obelisks and pergolas and offers a are well tended and highly very attractive feature. There are attractive, often planted with typical also many trees in this area where cottage garden flower varieties and much of the modern development vegetables. The newly restored has taken place and the trees mask watercress beds are a charming and this very effectively. positive feature as are the vegetable
13 Negative Areas and Issues One modern building has a gated Uphill is regarded as being an Some of the limestone rubble iron railing boundary treatment that interesting and attractive modern boundary walls have lost their cock is discordant and at odds with the building of a thoughtful design. and hen capping replaced with a character of much of the village. However there are elements that are concrete segmental capping. discordant with the character of the Modern boundary walls have, in The surface treatments of the Conservation Area. For instance many cases, been constructed modern development and their detailing such as hung slates and using mortar, as opposed to the dry often large open driveways, the treatment to the front is not stone method typical for the region including concrete block paviours consistent with local tradition and and the Cotswolds. and tarmac, have a negative impact appears suburban in character in on the village and again create a terms of its design, the use of Many of the historic buildings and suburban character that is materials and the substantial garage some of the walls in the village have discordant and incongruous with that fronts hard onto the lane. been re-pointed using hard the essential rural character of the Indeed this has had the effect of cementitious mortar and in many village. obscuring what is, for the most part, cases this has had a detrimental an interesting building that has the impact on the character of the Some of the undesignated historic potential to make a positive buildings. This also causes buildings have had their original contribution to Conservation Area. technical problems and can windows replaced with plastic accelerate decay. In traditional solid windows which significantly detract Recommended Management wall construction of most historic from their character, the setting of Proposals buildings it can also cause damp listed buildings and the Change is inevitable in most and compromise the ability of Conservation Area. However, conservation areas. The challenge is masonry walls to ‘breathe’. fortunately the use of plastic to manage change in ways that windows is not widespread. maintain and reinforce an area’s Much of the new development special qualities. Inappropriate within the village and Conservation Other modern fixtures include the development and increases in traffic Area deviates significantly from the proliferation of security cameras on narrow country lanes, for vernacular and classical styles of and inappropriate lighting, some of instance, can have a negative the historic buildings by their which have been attached to listed impact that needs to be avoided if orientation, design and use of buildings. These should be the character of rural conservation materials. This has had a negative discouraged and indeed may areas is to be maintained. impact on the village and tends require listed building consent. towards an anonymous ‘anywhere’ The setting of the village and its suburban character. It has impacted There are a number of electric and Conservation Area is an intrinsic negatively on the simple Cotswold telephone poles and resultant above and highly important element of vernacular, the rustic charm that ground cabling which adversely its context and character and the many of the historic buildings affects the setting of the visual envelope that it is possess and the general character Conservation Area. contained within should be of the Conservation Area. preserved Because the village is on the whole well cared for there are few significant issues or management recommendations. The main issue is that modern development has not managed to reference and respond to local vernacular building styles and materials and as a result has failed to enhance the Conservation Area There are hard standings and modern garages, many of which are prominently positioned hard onto the lanes. Again, this is a suburban treatment that is discordant with the rural character of the village Inappropriate cement pointing to Inappropriate boundary treatment that traditional historic boundary wall is discordant with the character of the Conservation Area
14 Modern fixtures to protected and Conservation Area boundary appearance that define an area’s locally important historic The Conservation Area boundary as special interest. buildings should be discouraged it currently exists is regarded as and advice sought from the being fit for purpose and has Section 71 of the Act requires the Historic Environment Team at successfully contribute. It is local planning authority to publish B&NES Council as to best considered to include the most proposals for the preservation and conservation practice and important aspects of the village’s enhancement of conservation areas appropriate solutions special architectural and historic and an appraisal provides the Further screening of the existing interest. means for this. modern development should be considered to mitigate its impact Community Involvement Section 72 requires that, in and any future new development Public support and involvement is considering applications for should appropriately reference essential to the successful development in a Conservation and have regard for local management of conservation areas. Area, special attention shall be paid vernacular building styles and Accordingly, this appraisal has been to the desirability of preserving or materials prepared with the kind assistance of enhancing the character of that The churchyard of the Parish individual members of the Parish area. Church has a chest tomb that is Council who have provided included on the Bath and North invaluable assistance and advice. Conservation Area appraisals are East Somerset Council’s Building considered by English Heritage to at Risk Register (BAR) and would Planning Policy Context be vital to the conservation of these benefit from some careful and Conservation Areas are designated special areas. The content of this sensitive conservation work under the provisions of Section 69 statement is based on the There are several locally of the Planning (Listed Buildings suggested approach set out by important buildings that should and Conservation Areas) Act 1990, English Heritage. be investigated and considered which places a statutory duty on for listing local planning authorities to Combe Hay is situated within the Article 4 Directions could be determine which parts of their area Cotswolds AONB and is such there implemented to safeguard the are areas of special architectural or are significant controls and policy traditional style of the doors and historic interest. designations of the Cotwolds AONB fenestration of the unlisted Management Plan that also apply to buildings ‘…an area of special architectural or planning control in the Conservation The use of modern materials historic interest, the character or Area. such as cement should be appearance of which it is desirable discouraged in the repair of to preserve or enhance’. The National Planning Policy historic buildings and boundary Framework (NPPF) sets out the walls. Owners of historic The quality and interest of the area Government’s policies for buildings in the village should be as a whole, rather than individual sustainable development, which encouraged to use traditional buildings, is the main consideration includes the conservation of the materials when carrying out any when designating such areas. historic environment. When work to their buildings and in developments are proposed, the particular the use of lime mortar Designation introduces a general Framework requires the significance when re-pointing control over the demolition of most of heritage assets – archaeology, Any future boundary treatments buildings, and tree felling/surgery. listed buildings and conservation should consider the local The scale of extensions that may be areas – to be defined and it stresses Cotswold vernacular style of dry added to existing dwellings as that ‘as heritage assets are stone walling with cock and hen “permitted development“ is also irreplaceable, any harm or loss capping limited. should require clear and convincing The possibility of removing justification.’ unsightly electric and telephone While there may be resource poles and relocating the cabling implications from higher The NPPF is further explained in the underground should be expectations for the maintenance of National Planning Practice discussed with the energy existing buildings and the quality of Guidance. Chapter 18 provides providers and utilities companies new works, for most owners these answers to a series of questions are outweighed by the cachet of about the way in which heritage designation. assets should be addressed through the planning system. Designation also provides the basis for policies designed to preserve or The Council’s policy for planning, enhance all aspects of character or including the historic environment, 15 is currently under review. Until the “Analysis of Conservation made to cover parts of a Core Strategy and subsequent local Potential” – the original Wansdyke Conservation Area where there is a planning policies are adopted, the Council map defining the existing clear and immediate threat to the current policies, saved from the Conservation Area as designated amenity of the area Bath and North East Somerset Local in 1982 Historic Environment Record Plan, remain part of the The 1984 revision to the Statutory (HER): This is a database of Development Plan. List of Buildings of Special heritage assets and archaeology Architectural or Historic Interest maintained and administered by Further information on the current Bath & North East Somerset B&NES Council. The information is Development Plan for Bath & North Local Plan 2007 as revised primarily used as a planning tool for East Somerset can be viewed on Bath World Heritage Site Setting desk top assessments for the the Council’s website by following Study: Information Paper 2009 historical and archaeological the link to the Planning Policy Avon Historic Landscape significance of sites homepage or by contacting the Characterisation (1995) Tree Preservation Order (TPO): An Planning Policy Team on 01225 order made by a local planning 477548. Further Reading authority in respect of trees or The Buildings of England: North woodlands to prohibit works to General Guidance and Policy Somerset and Bristol, Pevsner, trees without consent (part VIII of The National Planning Policy N. (1958) the Town and Country Planning Act Framework, DCLG 2012 Combe Hay 2000 AD 1990 and the Town and Country The National Planning Practice (unpublished village history) Planning (Trees) Regulations 1999) Guidance, DCLG 2014 Rural Landscapes of Bath and Saved policies from the Bath & North East Somerset: Contact Details North East Somerset Local Plan A Landscape Character Bath & North East Somerset Council 2007 Assessment, Supplementary Planning & Transport Development Understanding Place: Planning Guidance, April 2003 PO Box 5006 Conservation Area Designation, The Archaeology of Avon: A Bath Appraisal and Management, Review from the Neolithic to the BA1 1JG English Heritage (2011) Middle Ages, ed Michael Aston Conservation Principles: Policies and Rob Iles, Avon County Telephone: (01225) 477000 & Guidance, English Heritage Council 2008 Further contact details can be found Bath & North East Somerset, Glossary on B&NES Council’s website: Living in a Conservation Area, Listed Buildings: Buildings on the www.bathnes.gov.uk 2003 Statutory List of Buildings of Special Bath & North East Somerset Architectural or Historic Interest Contact for advice regarding: Streetscape Manual, (Adopted compiled by the Secretary of State April 2005) for Culture, Media and Sport under Listed Buildings and Listed Archaeology in Bath and North the Planning (Listed Buildings and Building Consent East Somerset: Supplementary Conservation Areas) Act 1990 Archaeology Planning Guidance 2004 Conservation Area: Defined by the Conservation Areas Rural Landscapes of Bath and 1990 Act as ‘areas of special Works to trees within North East Somerset: A architectural or historic interest, the Conservation Areas Landscape Character character of which it is desirable to Planning Permission Assessment, Adopted as preserve or enhance’ Planning Policy Supplementary Planning Article 4 Direction: A direction Urban Design Guidance 2003 under Article 4 of the Town and Avon Historic Landscape Country Planning (General All the above teams are located in Characterisation Methodology, Permitted Development) Order 1995 Planning & Transport Development Chapman, 1997 – as amended. Article 4 Directions based in Bath. Cotswolds Area of Outstanding remove specified permitted Natural Beauty Management Plan development rights and can be (2008-2013)
This document about the Combe Hay 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.