Queen Charlton Conservation Area Character Appraisal and Management Plan
Contents
1.0 Queen Charlton Conservation Area 7.4 Control of new development 1.1 Introduction 7.5 Buildings 1.2 Context 7.6 Possible enhancements 1.3 Summary of key characteristics 1.4 Summary of key recommendations 8.0 Monitoring and review 1.5 Conservation area designation 1.6 Community involvement Appendices 1 National and local planning policy 2.0 Landscape setting 2 Further reading 2.1 Surrounding countryside 3 Glossary 2.2 Topography and geology 4 Contact details 2.3 Relationship with the surroundings
3.0 Archaeology and historic development
4.0 Spatial analysis
4.1 Layout and road pattern
4.2 Open space, trees and landscape
4.3 Focal points, focal buildings, views and All maps are reproduced from the Ordnance vistas Survey mapping with the permission of the 4.4 Boundary treatments Controller of Her Majesty's Stationery Office © 4.5 Public realm Crown Copyright. Unauthorised reproduction
infringes Crown copyright and may lead to 5.0 Buildings of the conservation area prosecution or civil proceedings. Licence 5.1 Local character number 100023334 5.2 Listed buildings
5.3 Positive buildings/undesignated Heritage assets 5.4 Building types 5.5 Building styles, materials and colours
6.0 Issues 6.1 Summary of issues
7.0 Management proposals 7.1 Issues and recommendations: 7.2 Landscape setting
7.3 Traffic, pedestrian movement and parking
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1.0 Queen Charlton Conservation Area Provide guidelines to prevent harm and achieve enhancement in the form 1.1 Introduction of the management proposals
The conservation area includes the Following the appraisal, the conservation area historic settlement of Queen Charlton boundary has been extended to include which was identified as being of special peripheral farm buildings, rear garden areas, architectural and historic interest and individual properties and the historic stone designated as a conservation area on 2nd horse trough on Queen Charlton Lane. October 1985. The boundary today covers 12.11 hectares and is shown on the 1.2 Context Conservation Area Character Appraisal Map. The conservation area contains 18 Queen Charlton is located in the west part entries on the National Heritage List for of the area covered by Bath and North England, and one Scheduled Ancient East Somerset Council. It is in the Green Monument. Belt and the historic village is a designated conservation area, surrounded by open Under the Town and Country Planning countryside. The village is in the parish of legislation the Council has a duty to Compton Dando to the south of preserve and enhance the character and Keynsham, between Bath and Bristol. The appearance of a conservation area in parish consists of five separate villages or exercising its planning powers, and to hamlets: Burnett, Chewton Keynsham, periodically re-appraise its boundaries. Compton Dando, Queen Charlton and This provides a consistent and sound basis Woollard (east). on which planning and other applications are determined in the area. The extent and built form of Queen Charlton has survived almost unaltered As part of this process local planning since the late C19 when it had 31 houses authorities are encouraged to carry out and 141 residents in 1872 (Source: John character appraisals of its conservation Marius Wilson’s Imperial Gazateer of areas. An appraisal identifies features England and Wales). In 2010 there were which contribute toward the special 33 houses, and a total of 85 residents interest and character of the area and (Source: Compton Dando Parish Plan), those that detract from it. This enables confirming the lack of change and growth local residents to participate in identifying to the village envelope during that period. features which are of particular value to them and to the special character of their Today most inhabitants commute to work area, and provides a base upon which to in Bath, Bristol, Keynsham or further develop management proposals for afield, and a small but increasing number preservation and enhancement. of self-employed people work from home in a variety of businesses. This appraisal document therefore seeks to: 1.3 Summary of key characteristics Define the special interest of the Queen Charlton Conservation Area This character appraisal concludes that and identify the issues which threaten key positive characteristics of the the special qualities of the conservation area contributing to its high conservation area in the form of the significance are:- character appraisal Unusually well-preserved historic nucleated village astride ancient road
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and footpath routes, with compact New development should preserve or boundaries surviving largely intact enhance the existing built character since the late C19 and appearance and recognise Attractive rural landscape setting and existing density, including the topography, with long vistas into and important contribution made by out of the village to and from private gardens. Stockwood Vale on the north and east Historic buildings should retain sides of the boundary original characteristics and traditional Surviving remnants of the surrounding features, and avoid introduction of medieval field pattern artificial materials and architectural The Parish Church of St Margaret detail together with Manor House, Tolzey Buildings which make a positive House and the village green which contribution will be protected from represent early settlement and act as demolition. Demolition will only be focal point in the conservation area considered if a high quality Early road and track pattern lined replacement scheme has been agreed with distinct stone boundary walls Seek appropriate restoration and re- and vernacular and more prestigious use of the listed telephone kiosk historic buildings Boundaries typically enclosed by 1.5 Conservation area designation stone walls and/or hedging and planting Conservation areas are designated under the Consistent use of local building provisions of Section 69 of the Planning materials, primarily lias stone, lime (Listed Buildings and Conservation Areas) Act based mortars and clay pantiles 1990, which places a statutory duty on local Mainly residential and agricultural planning authorities to determine which parts uses, but also a parish church and of their area are areas of special architectural village hall or historic interest. A conservation area is Road surfaces shared with defined as: ‘…an area of special architectural pedestrians, with grass verges or historic interest, the character or adjoining them appearance of which it is desirable to preserve Townscape largely unaffected by or enhance’. modern street furniture or highway development The quality and interest of the area as a Verdant mature trees and greenery whole, rather than individual buildings, is the Important green open spaces in the main consideration when designating such village, reinforcing the spacious low areas. density and rural qualities of the conservation area Conservation area designation introduces controls over: 1.4 Summary of key recommendations the way owners can alter or develop their properties. These include the The setting of the conservation area requirement in legislation and should be protected national planning policies to preserve Important key views within, from and and/or enhance and for local planning towards the conservation area should authorities to pay special attention to be protected the desirability of preserving or Potential traffic calming measures on enhancing the character or Queen Charlton Lane should be appearance of the area in their local considered planning policies.
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demolition of most unlisted public consultation. Full public consultation buildings/structures took place in June and July 2017. In response works to trees to comments received amendments were types of advertisements that can be made to the documants and they were displayed with ‘deemed consent’ formally adopted by the council for planning types and size of development which guidance purposes on (adoption date to be can be carried out without the need entered here) for planning permission (permitted development rights) 2.0 Landscape setting
Designation provides the basis for 2.1 Surrounding countryside applying national and local policies designed to preserve or enhance all Setting is defined in the National Planning aspects of character or appearance that Policy Framework as “The surroundings in define the special interest of a which a heritage asset is experienced. Its conservation area. extent is not fixed and may change as the asset and its surroundings evolve. Elements of Section 71 of the 1990 Act requires the local a setting may make a positive or negative planning authority to publish proposals for contribution to the significance of the asset, the preservation and enhancement of may affect the ability to appreciate that conservation areas and an appraisal provides significance or may be neutral”. the means for this. Section 72 requires that, in considering applications for development in a Queen Charlton Conservation Area is located conservation area, special attention shall be on the edge of a limestone plateau. To the paid to the desirability of preserving or south and west it is bounded by the plateau enhancing the character of that area. with low rolling hills and valleys containing mature trees and hedge rows. The adjoining Conservation area appraisals are considered more visually open landscape of Stockwood by Historic England to be vital to the Vale to the north and east is dominated by conservation of these special areas. The the steeply sloping narrow valley next to the content of this statement is based on the village where two stream tributaries merge, suggested approach set out by Historic before flowing into the River Avon. The lower England. more ‘intimate’ part of the valley is rich in mature trees and vegetation. 1.6 Community involvement This is typical of the landscape north of the Public support and involvement is essential to Mendip Hills, with gently sloping land near the the successful management of conservation farmstead for dairy grazing, wetter valley areas. floors for hay production, steeper land on the valley sides and the limestone plateau for This document was initially drafted following sheep or arable crops. a meeting with representatives from Compton Dando Parish Council and the local Ward Most surrounding fields are of small to Councillor in July 2016, when the extent of the medium size and radiate out from the village. conservation area boundary was discussed Field boundaries are a mix of dry stone together with the main problems and issues walling, wire fencing and hedgerows, rich in facing the local community. wildlife. The sensitive landscapes of Stockwood Vale to the north and east of the After the meeting an initial draft was village and its limestone plateau positioning prepared which was agreed in principle by the are identified in the Council’s Rural Parish Council in September 2016 for this Landscapes of Bath and North East Somerset:
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A Landscape Character Assessment, which 2.3 Relationship with the surroundings was adopted as Supplementary Planning Guidance in 2003. The conservation area is in close proximity to both Keynsham and Whitchurch on the urban High importance and weight must therefore edge of Bristol, but maintains a distinctly rural be given to this sensitive landscape setting of character, that of a nucleated village in an the conservation area in the consideration of open countryside setting. Traffic levels and any development proposals that may affect or speeds at peak times of the day intrude on harm it. the tranquillity of the village. Despite this, it maintains an attractive ‘isolated’ rural 2.2 Topography and geology character and setting, away from the adjacent urban areas. The villages in Compton Dando Parish lie along the valley floor of the River Chew, a tributary of the River Avon, and on the ridges There is a long distance view of the Bristol above the valley. Queen Charlton is set on the urban area which is in close proximity, looking ridge of the Dundry Plateau adjoining the north from the village along Stockwood Vale. steeply sloping valley of Stockwood Vale to Increased urban pressures are most recently the north and west. evident in the use of local fields as horse paddocks with associated features such as The main rock formation in the area is the post and rail fencing and field shelters. Marcia Mudstones, which occupy most of the valley floor and sides, originating in the A network of footpaths crosses and follows Triassic desert basins. Lias limestone of the the valleys in the surrounding countryside, Jurassic period is found on the higher ground including those linking Whitchurch and with the Lias Limestone of the neighbouring Charlton Bottom with Keynsham and Queen Hicks Gate and Dundry Plateau areas. The Charlton. This includes the ancient route of other main formation within the area is the the Priest’s Path leading from the village to Panarth Group which consists of a band of Whitchurch. The local network of rights of clays and shale between the Lias Limestone way is well used by visiting ramblers and and the Mercia Mudstones. Alluvium is found villagers alike in the Chew Valley floor in a narrow band beside the tributaries that flow through the These paths provide important views of the valleys. historic village and reinforce the important value of its landscape setting and the physical, The soils across the area are clayey. With the visual and historic relationship with it. valleys over the Mercia Mudstones they are reddish in colour and slowly permeable, 3.0 Archaeology and historic development favouring grassland. Over limestone on the upper slopes, including Queen Charlton, they Queen Charlton was not named in the are shallow and better drained, more suited Domesday Book but was recorded in 1291 as to cereal crops and grassland. Cherleton, and later as Charlton. It was an estate of the nearby Keynsham Abbey from The rural landscape setting of the c1170 to c1486, and the now Parish Church of conservation area makes an important St Margaret originated as a daughter chapel contribution to its significance. The visual of the mother-church in the late C12. attributes of this setting primarily derive from the topography and geology which also form Origins of the grade II listed Norman gateway the important views of the village on the opposite Manor House are uncertain, but skyline when viewed from Stockwood Vale. descriptions from the late C18 onwards refer to it as the entrance to (Keynsham Abbey)
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Abbot’s Court House. The Court House was Historically the village was not always wealthy demolished c1840. Pevsner suggests that the and was therefore exempt from many taxes gateway might originally have been the south during the C16. It was however much door of the parish church, but it was probably respected locally as a healthy place to live, brought here when Keynsham Abbey was and during the mid C14 Bristol plagues demolished to form the entrance for the wealthy people would stay there. Court House, to which the last Abbot had retired. The village developed over the centuries, primarily as a rural farming community. Tolzey The village is located on a historic road route. Cottage facing the green is listed as C17, but The partly surviving field pattern radiating out has C16 origins . It was mentioned in 1549 as from and around the village represent late part of the largest holding in the village and in mediaeval smaller enclosures for stock or 1584 was owned by a Bristol merchant orcharding. Villagers would have held strips of attempting to escape the plagues in the city. land in the open fields. Later enclosures of Its name suggests an administrative role, larger scale beyond have a more open field including collection of fair tolls, appropriate to pattern. Enclosure appears to have taken a chief house or Court House of a township of place in a variety of ways and at different an Abbey manor rather than a manor house. times. None of the domestic early mediaeval village buildings survive today, and most now The stone village cross located on the green is standing in the conservation area date from listed as being late-mediaeval and scheduled the C17 – C19, during a period of agricultural as an ancient monument. It may have prosperity. The buildings adjoin the lanes, originally been located opposite the church tracks and footpaths and present a largely but was moved from the road junction just unspoilt range of C17 - C19 century domestic south west of the village to its present architecture with unifying white lias limestone position and rebuilt in 1897 to celebrate walls and clay roof pantiles. Queen Victoria’ Diamond Jubilee. In 1769, Vickris Dickinson, a rich merchant The grade II* listed Parish Church of St from Chew Magna bought the village and Margaret has late C12 Norman origins as moved into Manor House. He arranged for previously described, with later C13 and C15 works to be carried out to the parish church, alterations. It was restored in 1859-61. and his grand-daughter Frances carried out a full-scale remodelling of it c1860. The manor and parish of Charlton became known as Queen Charlton in the C16, either Coal mining operated during the C18 in from the ownership of Queen Catherine Parr nearby local fields closer to Keynsham, when the estate was given to her by King primarily providing coal for Bristol. There was Henry VIII following the dissolution of the also local stone quarrying from that period monasteries (Keynsham Abbey was dissolved which continued to more recent times. Farm in 1539), or possibly that of Queen Elizabeth I traction engines and steam rollers would have who is alleged to have passed through the brought the influence of ‘industrial’ village on her way to Bristol in 1573. agricultural practices into the village during the C19/early C20. To the south west of the church is Queen Charlton Manor House which is grade II* The architecturally distinct village school and listed and of C16 origins, with C18, C19 and school house were constructed c1847 and it later extensions and alterations. Its C19 quasi- was during the C19 that the large farms in the monastic walled Italianate garden is village made full use of their close proximity recognised as a locally registered garden. to Bristol, supplying milk, hay and straw for the city. The 1841 census records the
6 occupation of the great majority of the village both sides. There are instances of vehicles population as agricultural labourers, farmers driving over these grass verges to pass each and servants. Nearby Keynsham was most other, causing damage to them. probably relied on for local services. There are two road entry points to the The village is unusual in having been owned conservation area on Queen Charlton Lane. by an Italian count from the famous Chigi On its approach from the south west there is a family of Florence and Sienna up to the chicane in the road designed to slow traffic 1960’s. speeds. A give-way sign signifies the approach from the south east. Continuous historic estate ownership has assisted in ensuring the preservation of the Un-named lanes, tracks and paths radiate out historic appearance and character of buildings from the green to the north, east and west, which are largely unaltered by modern leading to the surrounding countryside and interventions such as plastic windows and landscape. Most have grass verges of varying doors and artificial roof tiles. width which add to the local distinctiveness of the village. The attractive compact nucleated form of the village and its rural landscape setting has The village green and cross lie at the core. survived largely unaltered for over a century. They are privately owned and maintained and It has avoided peripheral modern housing have high visual value. Listed buildings are estate development apart from Orchard grouped around the green, and form an Cottages, a short terrace of post-war council attractive back-drop to this important central housing built on the southern approach to the space in the village. village. The triangular area set back from the road Today many of the former farm buildings are opposite Church Farm House, backing on to converted to residential use, mostly in the the high stone garden wall of Manor House late C20/earlyC21. Three modern detached forms a further distinctive green space in the properties of traditional design have been conservation area. constructed in the village, namely Appleacre c1952, Pear Tree Cottage c1958 and Ivy There is a consistently low density of buildings Cottage c1963. throughout the village. Most private properties have large gardens to the front 4.0 Spatial analysis and/or rear, or completely surrounding them. Manor House has a large walled garden area 4.1 Layout and road pattern to the south of the listed building which is included on the Local Register of Parks and The principal spatial feature of the Gardens. conservation area is its compact historic nucleated plan form, centred on the village A distinct local feature is the groupings of green. Together with buildings fronting the mainly modern steel framed agricultural lanes and spaces this creates one discernible buildings on the village edge, many of large character for the whole of the conservation scale footprint and bulk at Manor Farm, Home area. Farm and Ford’s Farm.
There are no footpaths in the village, affecting pedestrian safety at peak times due to high 4.2 Open spaces, trees and landscape level traffic volumes and speeds. Most of the roads, lanes and tracks, including Queen Charlton Lane have green verges, some on
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The most visually significant open space in the about the churchyard which are visible from village is the privately owned central green, as many viewpoints in the conservation area. described above. Other significant mature trees contributing to local character include the historic yew in the Elsewhere, the large grassed private garden garden of The Brow, and other important space of Manor House, , set behind the specimens on the lane leading to this Norman gateway and stone walling on the property. opposite side of the road to the house is clearly visible. It positively contributes to the There are no Tree Preservation Orders setting of this part of the conservation area covering these individual trees or groups of and to that of the listed Manor House and trees, but works to them require ‘notifying’ provides a significant visual green gap in the the local planning authority because they are village street scene. in the conservation area.
By contrast the enclosed space of the 4.3 Focal points, focal buildings, views and churchyard provides a tranquil environment vistas and escape from traffic passing through the village. Focal points Due to the informal rural character of the The value of the grassed set-back area on conservation area there are no ‘planned’ focal Queen Charlton Lane enclosed by the points within the village. dramatically high stone garden wall of Manor House, south of the church, has previously The village green and cross, together with the been recognised. backdrop of historic buildings form the key focal point in the village. Its edge adjoining A further distinct open space is the grassed the group of historic buildings, including area at the front of the village hall, formerly Tolzey House, is defined by traditional low the school playground. Its pleasing white painted timber posts, linked by chains. proportions and appearance provide an Visually this green space combines with the attractive and well-kept public setting for the grassed triangular shaped traffic island at the listed building. adjoining road junction. The well-maintained historic cast iron finger post on the traffic Gardens within the village also create visually island adds further distinctiveness to this focal significant spaces. They are an important point. element of the setting of the conservation area, particularly front gardens in the public The combination of the church tower and the realm and where they provide visual gaps high mature trees in and about it provide a between buildings, adding to the loose-knit significant focal point in the village worthy of and low density local character. The protection. abundance of planting is highly significant, much of it in the summer months of the Approaching the village from the south west, traditional ‘cottage garden’ type. the view of Manor House rising above its garden wall, combined with the stand-alone Many of the gardens also contain large Norman gateway on the opposite side of the mature trees which project into the street road creates a further focal point. scene and make a significant visual contribution to local character and Arrival in the village from the south east is appearance. visually marked by the properties on the north east side of the road from Orchard Visually significant trees include the Cottages onwards, and on the other side by magnificent mature specimens located in and the green set-back area, enclosed by the
8 dramatically high stone garden wall of Manor itself, rising up above the front boundary wall. House. These combined features in the view create a distinct ‘sense of arrival’ at the village from the adjoining countryside. Focal buildings Key focal buildings in the conservation area Key viewpoint 2: approaching the village from both listed and non-listed include: the south east Parish Church of St Margaret The Manor House Queen Charlton Lane slopes gently down Tolzey House towards the north west with the attractive Rose Cottage and The Gables view framed by high green banks, vegetation Manor Farmhouse and its group of and trees. The poor appearance of the historic farm buildings entrance to the gypsy site is passed prior to Fords Farmhouse (and cottage) this approach. The village hall Key viewpoint 3: looking south across the The village cross village green The Norman gateway View south from the lane leading to Manor Post box and telephone box which Farm, focussing on the historic church tower group together landmark and the large churchyard trees.
Key views and vistas
The attractive views within the conservation Key viewpoint(s) 4: important views of the area are contributed to by the consistent use village green historic core area from both the of limestone and clay pantile for building north-east and north-west, approaching along materials, enclosure and framing of views by Queen Charlton Lane. buildings and trees, and the distinct stone walling and vegetation. These views are enhanced by the backdrop of
historic buildings and their front gardens. Important views to and from the conservation area from the surrounding countryside add to Key viewpoint(s) 5: rural landscape long- the significance of its setting. distance views of the setting of Queen
Charlton from the historic route of the Priest’s The most important views are described Path to the west of the village. The path then below and noted on the Conservation Area runs along the south side of Cross Cottage. Appraisal Map, but the omission of a view From the path the views include the large does not mean it has no significance. scale farm buildings of both Manor Farm and
Ford’s Farm which are clearly visible, initially Views and vistas within the conservation area on the skyline. Their visual presence and Key viewpoint 1: the progressive view on the impact progressively increases when south west approach to the village along approaching the conservation area from this Queen Charlton Lane direction.
The series of views start with the silhouette In reverse, the view looking west from the view of the village from the plateau landscape conservation area across its attractive at the junction of Queen Charlton lane with surrounding landscape setting has high visual Highwall Lane and Dapwell Lane. Moving importance. towards the village it then embraces uninterrupted views of the Manor Farm outbuildings to the north-west, the high stone wall running along the north west boundary of Manor House and the historic building
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Key viewpoint(s) 6: views of the conservation Lower walls are often backed by hedging or area setting looking south from the public other ‘cottage garden’ type planting, with footpaths in Stockwood Vale some of the best examples facing on to the village green. Other boundaries comprise These sensitive views include the silhouette of stand-alone hedging, some clipped, and/or the village on the skyline. shrub planting to delineate boundaries. This is particularly evident at the edge of the area Key viewpoint 7: reverse view of viewpoints 6, where boundaries become more natural and looking north and east across Stockwood Vale hedging is more dominant. and the open countryside. Timber fencing visible from public areas is scarce. Key viewpoint 8: view from the rear of Monks Court looking east across Stockwood Vale. 4.5 Public realm This is moderately harmed by the gypsy site which is visible on the horizon to the east of The public realm treatment in the the village, impacting on the important conservation area is simple and very low key. landscape setting of the conservation area. There are no footpaths, and roads are generally surfaced in tarmac. This material 4.4 Boundary treatments sometimes changes to visually more informal gravelled type surfaces towards the Hedgerows provide vital wildlife corridors for perimeter, leading to the countryside and into local fauna including dormice, bats and birds. the surrounding farmyards. As previously The hedgerows in the surrounding mentioned, green verges to the roads and countryside and also within the conservation lanes are a consistent feature throughout the area make a significant contribution to this conservation area, contributing to local value, and their preservation and character. maintenance is important for the character of the area, as well as biodiversity. Use of natural stone for paving and other surface treatments is limited to private Boundaries in the village are generally properties. It is also found in small quantities restricted to coursed limestone walling and in the churchyard. natural planting, including hedging. The most visually dominant treatment is the consistent There is one street light and no unsightly use of lias stone set in lime mortar for walling telegraph poles and wires or other such which vary in height throughout the area and paraphernalia to cause concern. make an extremely important contribution to local character. Many boundary walls act as The village notice board is well kept, and the visual and physical links between the historic cast iron finger post on the main road is buildings. They vary from rubble stone to maintained in good condition. coursed stonework. Some have the distinctive traditional ‘cock and hen’ treatment of stones The main road has a 20 mph speed limit which at their top whilst others are finished with is signed and visually denoted on the southern simple stone block copings. The wall fronting approach by the chicane arrangement, the road outside Manor House has a unique designed to slow traffic speeds. red brick coping. There are no parking restrictions, and both The stonework of walls is generally in a sound locals and visitors cars are accommodated condition and has avoided unsympathetic without causing visual harm to the character repointing. or appearance of the village. Some difficulties arise when the village hall is in use during the day when parking in the lane restricts access
10 for large vehicles, including refuse vehicles. assets. They are identified in paragraph 5.2, This inconvenience is not presently and their retention and preservation plays an considered to be an issue. important part in the character of the village.
5.0 Buildings of the conservation area Architecturally and historically the most significant buildings are the Parish Church of 5.1 Local character St Margaret, Manor House and Tolzey House. The Compton Dando Parish Plan identifies buildings or structures in the Queen Charlton The conservation area is also characterised by Conservation Area which are considered as the high number of stone boundary walls. ‘Assets of Community Value’ by the local Constructed of the local Lias stone they vary community as: from low front garden boundaries to the high The village green and cross structures around Manor House garden. All The telephone kiosk and post box stone walls are important to local character. Village Hall Horse trough on Queen Charlton Lane 5.2 Listed buildings adjacent to the farm near the church As previously described, the most unifying Eighteen buildings in the conservation area element of the conservation area character are included on the National Heritage List for results from the consistent use of local white England. They are focussed on the village core Lias stone and lime mortar for walling in the vicinity of the road junction, parish together with clay pantiles for roofs. Visually, church and village green, and vary in period these natural materials complement each and type from the Norman archway on Queen other and significantly contribute to the sense Charlton Road to the c1935 K6 type telephone of place. kiosk adjacent to the village green.
Throughout the conservation area The buildings are itemised below and architectural detailing and traditional identified on the Conservation Area Character fenestration has survived relatively intact. For Appraisal Map. Apart from the village hall and example, very few properties have replaced school house the dates are taken from the traditional painted timber windows or doors statutory list. It is recognised that further with plastic, and many retain cast iron inspection and research may reveal more rainwater goods rather than plastic accurate dates. replacements. Grade II* The height and scale of buildings varies from Parish Church of St Margaret (late C12 that of the grander buildings such as the origins) church, Manor House and The Gables to that The Manor House (C16 origins) of the more humble vernacular two storey Grade II buildings in the village. Archway (gateway) to the north of Manor Farm House (C12) A high proportion of these buildings are listed Pair of gate piers 20m to the north of and date from the main period of village The Manor House (early C19) growth between the late C17 - C19, although Garden wall running to east from closer internal inspection may reveal that centre and rear of The Manor House some have earlier origins. (probably C19) Monument to John Boulter in Several of the undesignated, modest churchyard (early C19) vernacular buildings throughout the Cross on village green (mediaeval, of conservation area are regarded as ‘positive’ possible late C19 reconstruction) buildings which are undesignated heritage
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Cross Cottage and Manor Farm These positive buildings are classified as Cottage (mid/late C17) ‘undesignated heritage assets.’ Such buildings Diamond’s Cottage (C17 and later) are considered worthy of adding to any Local Ford’s Farmhouse (mid/late C17) List and a more detailed survey could help to The Gables (mid/late C17) further identify and preserve their character. Manor farmhouse (mid/late C17) Review of the National Heritage List could be Penhill Cottage (formerly part of considered as part of such process. Ford’s Farmhouse (mid/late c17) Rose Cottage (mid/late C17) 5.4 Building types School Cottage (c1858) Queen Charlton Conservation Area is notable Tolzey House (C17 or earlier) for its exceptionally high proportion of historic buildings located throughout the area. These Village Hall (former school - c1858) buildings tend to be of vernacular architecture K6 telephone box (c1935) related to the agricultural past of the village.
The detached and linked properties together 5.3 Positive buildings/undesignated heritage form recognisable groupings, for example the assets group of historic buildings facing on to the
village green. The most significant buildings in the conservation area are listed, but there are The majority of historic buildings are also several other ‘positive’ buildings as associated with existing and former farms, identified below and shown on the Character including farmhouses, barns, stables and Appraisal Map: other outbuildings. A notable example is The Brow – late C18/early C19 Manor Farmhouse with its group of mid C19 Pennhill Farm – mid C19 stone farm buildings built around a courtyard Charlton House – early/mid c19 in the ‘model farm’ style popular at the time. Model farm buildings at Manor Farm – early/mid C19 Many of the former outbuildings, including Church Farmhouse - early C19 barns and stables were converted to Late C19 horsetrough on Queen residential use in the late C20/early C21. Charlton Lane Modern farm buildings are located on the periphery of the proposed conservation area Buildings identified as ‘positive’ will vary, but boundary, which are generally large scale commonly they will be good examples of framed structures. relatively unaltered historic buildings where their style, detailing and building materials Modern detached housing is limited to provides the streetscape with interest and Appleacre, Rickyard, Pear Tree Cottage and variety. Most importantly they make a Ivy Cottage on the eastern side of the village. positive contribution to the special interest of The control of their design appears to have the conservation area. Where buildings are been influenced by the historic environment. heavily altered and restoration would be impractical they are excluded. The former early Victorian school is now Walls can also be considered as positive converted for use as the Village Hall. There is buildings. The most significant of these in no evidence of other uses in the village, Queen Charlton are also protected under the although in the past it had a public house and legislation where they form listed building would probably have had a bakery and local boundaries. The distinctive stone garden craft based uses, such as a blacksmith and boundary wall at The Manor House is itself forge. individually listed. 5.5 Building styles, materials and colours
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The overall character of the historic buildings windows survive as traditional painted timber in Queen Charlton is now domestic and types, with few changed to modern plastic or vernacular, most modestly sized (one and a dark-stained hardwood. Most front doors half or two storeys high) with traditionally have been retained as traditionally painted proportioned spans, pitched and gabled roofs, timber types. and many with stone chimney stacks. Roof ridge lines generally run parallel to the roads Many traditional cast iron rainwater goods and lanes. Some have dormer windows. Each survive throughout Queen Charlton, but some building is different, and some were plastic types have also been installed. previously thatched. Simple lean-to or gabled open or enclosed front porches are also 6.0 Issues typical of the area. Based on the findings of the appraisal process Exceptions to the vernacular are the negative features have been identified in the formalised C18/C19 architecture of Manor conservation area as issues. House, the monumental architecture of the church and the Victorian Gothic qualities of the former school and school house, now the 6.1 Summary of issues village hall. Harm caused by the visual and Recognition should also be given to the physical intrusion of peak hour traffic modern large-scale portal framed farm passing through the village, often at buildings on the periphery of the village. speed, on occasion damaging grass These are less attractive but important to verges sustaining continued farming uses which The need to find a new use for the contribute to local economy and character. redundant listed telephone phone box, owned by the Parish Council. Stone has been used in a variety of forms Elsewhere, such telephone boxes including squared and coursed rubble stone, have new innovative uses such as a un-coursed rubble stone, and some ashlar for community book swap, local window and door dressings. information point or to house a defibrillator The orangey-brown clay pantiles are the most The visual impact of some large scale commonly used and visually distinct roofing modern farm buildings moderately material which would have been locally harms the appearance of the village, produced. Many of the earlier buildings would particularly in views from the have had thatched roofs, now clad in pantiles. surrounding countryside, including There are also some shallower pitch roofs clad those looking towards the skyline in natural grey slate, generally found on mid Concern has been raised locally C19 - early C20 buildings, such as at Pennhill regarding the future of the parish Farm. church The visual impact of the gypsy site to Windows throughout the conservation area the east of the conservation area are generally vertically proportioned and causes some limited harm to its limited to horizontal sliding sashes and side- setting. The high boarded entrance hung casements, some with small panes and gates to the site are an alien urban others with larger glazed sections. The feature on the Queen Charlton Lane distinctive ‘Gothik’ arched windows of Tolzey approach, and the caravans, other House and at the former school both associated features and boundary contribute to the visual quality and interest of treatment collectively intrude on the the area. Fortunately a large proportion of landscape setting of Queen Charlton.
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Any new development beyond and on the 7.0 Management proposals edge of the conservation area boundary should not harm its setting. This important 7.1 Issues and recommendations setting will continue to be protected through the strict enforcement of policies contained in The character appraisal has identified the the Development Plan. Applications for special positive qualities of the Queen change which would have a detrimental effect Charlton Conservation Are which on land within or on the edges of the contribute to its high significance and conservation area and its setting will be individual character. resisted.
The following management proposals build Views within and from the landscape setting upon the negative features which have also outside the conservation area been identified, to provide a series of issues and recommendations for improvement There are several important views within, and/or change. towards and from the conservation area, including those looking out to the north and Based on the negative features identified in east across the countryside of Stockbridge the appraisal, the following are considered to Vale. There are also important views of the be the key issues for the conservation area. village from the surrounding landscape setting. These important views need to be 7.2 Protecting the conservation area protected by the careful control of proposed landscape setting development which must seek to preserve the special character and setting of the Protection of the setting of Queen Charlton conservation area. Conservation Area Recommendation: The rural landscape surrounding the Views within and around the conservation conservation area is notable for its area, particularly from and to the surrounding topography, attractive fields, woodland, open landscape, will continue to be protected. hedgerows and valleys. The land beyond the Proposals for new development which would village is already protected by relevant impinge on these views will be resisted. planning policies, and the land within the conservation area boundary itself has similar Any landscaping scheme that should be policy protection. Constraints are also approved for the gypsy site to the south east imposed on the historic environment by of the village should be fully implemented to guidance contained in the National Planning mitigate the visual impact of such Policy Framework and advice published by development on important views. Historic England. 7.3 Traffic, pedestrian movement and However, there may be potential threats from parking new development, particularly for new large scale housing development within the setting Busy and fast moving traffic on Queen of the conservation area, or from changes to Charlton Lane at peak periods buildings or sites which lie within it. For example, from redevelopment of one or more The road serves both local residents and other of the historic or modern farm building sites road users who use it to access the area and on the periphery of the village. beyond. Some traffic, particularly at peak times moves at high speeds. Recommendation: Pedestrian movement
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Despite the lack of footpaths in the village, important views, short or long distance, that pedestrian movement is unrestricted. There contribute to the special character and setting does not appear to be any necessity to of the area. provide footpaths which could detract from the rural character. Quality of new and existing building - design guidance Parking General design guidance is included in the There is no formalised public off-street Bath and North East Somerset Development parking in the village but this is not Plan and in the NPPF. Historic England has considered locally to be an issue. Some also issued relevant best practice guidance. difficulties arise when the village hall is in use The recommendations below provide some during daytime when parking in the lane guidance on ‘good practice’ for new restricts access for large vehicles, including development in or on the edges of the refuse vehicles. conservation area:
Recommendations: Recommendation: New development in or on the edges of the Further opportunities for improving the conservation area should respect existing plot impact of traffic on the village should be boundaries and patterns, plot ratios and explored with the highway authority historic forms of development;
7.4 Control of new development Where backland or infill sites are being developed the existing open character of Pressure for new development private gardens should be maintained and the density and scale of new development should There is pressure for new development, and reflect that of the surrounding historic particularly new housing sites within and environment; around the exiting settlements in Bath and North East Somerset, including the Keynsham New development should preserve or and south Bristol areas. Both are in close enhance the historic grain of development proximity to Queen Charlton. This demand for established by plot boundaries and existing new housing land needs to be balanced historic buildings; against the equal requirement to preserve or enhance the conservation area and its setting. New development should not impinge on important views within the conservation area There are already policies in the Development or views of it from outside and should be Plan to protect all conservation areas and carefully sited to minimise visual impact; other heritage assets in the district. Constant vigilance is needed to ensure that new Existing open green space should be development does not occur, whether major protected from unsympathetic development or minor, that would adversely affect the where this would have an adverse impact on special interest of the conservation area the spacious character of the area; and/or its setting. Innovative modern design may be appropriate Recommendation: in certain cases subject to it respecting Only development of the highest quality context, reflecting local built character and should take place in the Queen Charlton form and being of the highest possible design Conservation Area. Open spaces, including quality. Any new development is encouraged private gardens, should be protected from to engage with the traditional existing built inappropriate new development, and form, reference detailing and use of local development resisted on open areas with materials to enhance the conservation area;
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to original appearance is not easily achievable The use of traditional building materials is they are excluded. prevalent but unsympathetic changes to some details such as windows, doors and rainwater As with listed buildings there is a general goods can have a negative effect on the presumption in favour of their retention. Any appearance of traditional buildings. application to demolish such a building will Restoring and reinstating traditional and therefore need to be accompanied by a appropriately detailed windows and doors reasoned justification as to why the building enhances the character of the buildings. The cannot be retained and how any replacement use of traditional building materials such as structure would positively improve the timber, lime mortars and renders as opposed conservation area. The owner must also have to plastic and cement based materials is made positive efforts to market the existing important in preserving the traditional building, or to find a suitable new use, before character and maintaining traditionally any application can be determined. constructed buildings; Recommendation: Boundaries without stone walling can be made more secure by the use of defensive Applications to demolish undesignated planting which will contribute to the special heritage assets will generally be refused. They qualities of the conservation area, rather than should be retained as valuable features by the construction of high or low fences. contributing to the significance of the Where fencing is constructed it should be conservation area; kept simple and of ‘rural’ appearance, such as wicker panels. Standard lap-boarded fence Proposals for change to undesignated panels lack this characteristic and detract. heritage assets should not adversely affect their architectural or historic interest; Applications to demolish existing buildings will be carefully considered and only replacement Undesignated heritage assets identified as buildings of the highest quality allowed, which part of this appraisal should be included in preserve or enhance the character and any future local list. Further more detailed appearance of the conservation area. survey work could help to identify their significance and potential to include on the 7.5 Buildings National Heritage List for England, subject to confirmation by Historic England. The control of undesignated heritage assets 7.6 Possible enhancements As part of the appraisal process and in accordance with Historic England guidance, a Enhancing the conservation area is a number of ‘positive’ historic buildings have requirement of the legislation. This appraisal been identified as shown on the Character suggests that the following enhancement Appraisal Map. These are defined as projects in Queen Charlton should be ‘Undesignated Heritage Assets.’ Generally considered, subject to availability of funding they are individual historic building structures and land/property ownership. which retain all or a high proportion of their original character, including architectural A sensitively designed traffic detailing and materials, and which add management scheme on Queen interest and vitality to the appearance of the Charlton Lane to help reduce traffic conservation area. Most of them in Queen speeds Charlton date to the C19. Where buildings New use for the listed telephone box have been excessively altered and restoration 8.0 Monitoring and review
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website by following the link to the Planning The structure and scope of this document is Policy homepage. based on the suggested framework guidance published by Historic England in Conservation 2. Further reading Area Designation, Appraisal and Management: Historic England Advice Note 1 Compton Dando Parish Plan 2015 (February 2016). The Buildings of England - Somerset North and Bristol: Pevsner, N (2011) As recommended by Historic England and Queen Charlton Perambulation: Loxton, GAT subject to resources, this document should be (1999) regularly reviewed from the date of its formal The History of Queen Charlton Manor House: adoption by the council. It will need to be Manco, J (2012) assessed in the light of the current Field Boundaries Project, BANES (2006) Development Plan, government guidance and Streetscape Manual, Bath & North East guidance from Historic England generally. Somerset Council, Adopted April 2005 Policy and General Guidance APPENDICES The Bath & North East Somerset Development 1. National and local planning policy Plan 2016 The National Planning Policy Framework – The National Planning Policy Framework Chapter 12 ‘Conserving and Enhancing the (NPPF) sets out the Government’s policies for Historic Environment’, DCLG2012 sustainable development, which includes the The National Planning Practice Guidance, conservation of the historic environment. DCLG 2014 When developments are proposed, the Bath & North East Somerset, Living in a Framework requires the significance of Conservation Area, 2003 heritage assets – archaeology, listed buildings Bath & North East Somerset Streetscape and conservation areas – to be defined and it Manual, April 2005 stresses that ‘as heritage assets are Archaeology in Bath and North East Somerset: irreplaceable, any harm or loss should require Supplementary Planning Guidance 2004 clear and convincing justification.’ Rural Landscapes of Bath and North East Somerset: A Landscape Character Assessment, The NPPF is further explained in the National Supplementary Planning Guidance 2003 Planning Practice Guidance. Chapter 18 Avon Historic Landscape Characterisation provides answers to a series of questions Methodology, Chapman, 1997 about the way in which heritage assets should The 1984 revision to the Statutory List of be addressed through the planning system. Buildings of Special Architectural or Historic Interest Bath & North East Somerset Local The statutory development plan for B&NES Plan 2007 as revised comprises the Core Strategy (July 2014), Historic England : Advice Note 1 - Placemaking Plan (July 2017), saved Local Plan Conservation Area Designation, Appraisal and policy GDS1 sites K2, NR2, V3 and V8 (2007), Management (2016) Joint Waste Core Strategy (March 2011) and Historic England : The Setting of Heritage made Neighbourhood Plans. Assets (GPA3 2015) Historic England: Understanding Historic Buildings (2016) Historic England: Local Heritage Listing (2016)
3. Glossary Further information on the current Development Plan for Bath & North East Listed buildings: Buildings on the National Somerset can be viewed on the Council’s Heritage List for England compiled by the
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Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, available on line on the Historic England web site. Heritage asset: A designated or undesignated building, monument, archaeological site, place, area or landscape identified as possessing local or national significance and heritage and cultural value meriting special consideration in planning decisions and the planning process. Conservation area: Defined by legislation as ‘areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance’. Some permitted development rights are removed for owners of buildings in a conservation area and special planning controls may apply. 4. Contact details Bath & North East Somerset Council Planning Services Development Management Lewis House Manvers Street Bath BA1 1JG Telephone: (01225) 394041
This document can be made available in a range of community languages, large print, Braille, on tape, electronic and accessible formats from Planning Services on 01225 394041
Prepared by Bath & North East Somerset Council Planning Services
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