Bath and North East Council Development Management Queen Charlton Conservation Area Conservation Area Character Appraisal and Management Plan

April 2018 Contents

1 Queen Charlton Conservation Area 3 6 Issues 14 Introduction Summary of issues Context 7 Management proposals 16 Summary of key characteristics Issues and recommendations: Summary of key recommendations Landscape setting Conservation area designation Traffic, pedestrian movement and parking Community involvement Control of new development 2 Landscape setting 5 Buildings Surrounding countryside Possible enhancements Topography and geology Relationship with the surroundings 8 Monitoring and review 18

3 Archaeology and historic development 7 Appendices 20 1 National and local planning policy 4 Spatial analysis 8 2 Further reading Layout and road pattern 3 Glossary Open space, trees and landscape 4 Contact details Focal points, focal buildings, views and vistas All maps are reproduced from the Ordnance Survey Boundary treatments mapping with the permission of the Controller of Her Public realm Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright 5 Buildings of the conservation area 12 and may lead to prosecution or civil proceedings. Local character Licence number 100023334 Listed buildings Positive buildings/undesignated Heritage assets Building types Building styles, materials and colours 1 Queen Charlton Conservation Area

Introduction This appraisal document therefore Today most inhabitants commute to seeks to: work in Bath, Bristol, or The conservation area includes the further afield, and a small but historic settlement of Queen • Define the special interest of the increasing number of self-employed Charlton which was identified as Queen Charlton Conservation people work from home in a variety being of special architectural and Area and identify the issues of businesses. historic interest and designated as a which threaten the special conservation area on 2nd October qualities of the conservation area Summary of key characteristics 1985. It was redesignated in April in the form of the character 2018. The boundary today covers appraisal This character appraisal concludes 14.58 hectares and is shown on the • Provide guidelines to prevent that key positive characteristics of Conservation Area Character harm and achieve enhancement the conservation area contributing Appraisal Map. The conservation in the form of the management to its high significance are:- area contains 18 entries on the proposals National Heritage List for , • Unusually well-preserved historic and one Scheduled Ancient Following the review, the nucleated village astride ancient Monument. conservation area boundary has road and footpath routes, with been extended to include peripheral compact boundaries surviving Under the Town and Country farm buildings, rear garden areas, largely intact since the late C19 Planning legislation the Council has individual properties and the historic • Attractive rural landscape setting a duty to preserve and enhance the stone horse trough on Queen and topography, with long vistas character and appearance of a Charlton Lane. into and out of the village to and conservation area in exercising its from Stockwood Vale on the planning powers, and to periodically Context north and east sides of the re-appraise its boundaries. This boundary provides a consistent and sound Queen Charlton is located in the • Surviving remnants of the basis on which planning and other west part of the area covered by surrounding medieval field applications are determined in the Bath and North East Somerset pattern area. Council. It is in the Green Belt and • The Parish Church of St Margaret the historic village is a designated together with Manor House, As part of this process local conservation area, surrounded by Tolzey House and the village planning authorities are encouraged open countryside. The village is in green which represent early to carry out character appraisals of the parish of to the settlement and act as focal point its conservation areas. An appraisal south of Keynsham, between Bath in the conservation area identifies features which contribute and Bristol. The parish consists of • Early road and track pattern lined toward the special interest and five separate villages or hamlets: with distinct stone boundary character of the area and those that Burnett, Chewton Keynsham, walls and vernacular and more detract from it. This enables local Compton Dando, Queen Charlton prestigious historic buildings residents to participate in identifying and Woollard (east). • Boundaries typically enclosed by features which are of particular stone walls and/or hedging and value to them and to the special The extent and built form of Queen planting character of their area, and provides Charlton has survived almost • Consistent use of local building a base upon which to develop unaltered since the late C19 when it materials, primarily lias stone, management proposals for had 31 houses and 141 residents in lime based mortars and clay preservation and enhancement. 1872 (Source: John Marius Wilson’s pantiles Imperial Gazateer of England and • Mainly residential and agricultural Wales). In 2010 there were 33 uses, but also a parish church houses, and a total of 85 residents and village hall (Source: Compton Dando Parish • Road surfaces shared with Plan), confirming the lack of change pedestrians, with grass verges and growth to the village envelope adjoining them during that period. • Townscape largely unaffected by modern street furniture or highway development

3 • Verdant mature trees and Conservation area designation • the way owners can alter or greenery develop their properties. These • Important green open spaces in Conservation areas are designated include the requirement in the village, reinforcing the under the provisions of Section 69 legislation and national planning spacious low density and rural of the Planning (Listed Buildings policies to preserve and/or qualities of the conservation area and Conservation Areas) Act 1990, enhance and for local planning which places a statutory duty on authorities to pay special Summary of key local planning authorities to attention to the desirability of recommendations determine which parts of their area preserving or enhancing the are areas of special architectural or character or appearance of the • The setting of the conservation historic interest. A conservation area area in their local planning area should be protected is defined as: ‘…an area of special policies. • Important key views within, from architectural or historic interest, the • demolition of most unlisted and towards the conservation character or appearance of which it buildings/structures area should be protected is desirable to preserve or enhance’. • works to trees • Potential traffic calming measures • types of advertisements that can on Queen Charlton Lane should The quality and interest of the area be displayed with ‘deemed be considered as a whole, rather than individual consent’ • New development should buildings, is the main consideration • types and size of development preserve or enhance the existing when designating such areas. which can be carried out without built character and appearance the need for planning permission and recognise existing density, Conservation area designation (permitted development rights) including the important introduces controls over: contribution made by private gardens. • Historic buildings should retain original characteristics and traditional features, and avoid introduction of artificial materials and architectural detail • Buildings which make a positive contribution will be protected from demolition. Demolition will only be considered if a high quality replacement scheme has been agreed • Seek appropriate restoration and re-use of the listed telephone kiosk

4 Designation provides the basis for Conservation area appraisals are the extent of the conservation area applying national and local policies considered by Historic England to boundary was discussed together designed to preserve or enhance all be vital to the conservation of these with the main problems and issues aspects of character or appearance special areas. The content of this facing the local community. that define the special interest of a statement is based on the conservation area. suggested approach set out by After the meeting an initial draft was Historic England. prepared which was agreed in Section 71 of the 1990 Act requires principle by the Parish Council in the local planning authority to Community involvement September 2016 for this public publish proposals for the consultation. Full public preservation and enhancement of Public support and involvement is consultation took place in June and conservation areas and an appraisal essential to the successful July 2017. In response to comments provides the means for this. Section management of conservation areas. received amendments were made 72 requires that, in considering to the documants and they were applications for development in a This document was initially drafted formally adopted by the council for conservation area, special attention following a meeting with planning guidance purposes on 6 shall be paid to the desirability of representatives from Compton April 2018. preserving or enhancing the Dando Parish Council and the local character of that area. Ward Councillor in July 2016, when

2 Landscape setting

Surrounding countryside This is typical of the landscape Topography and geology north of the Mendip Hills, with Setting is defined in the National gently sloping land near the The villages in Compton Dando Planning Policy Framework as “The farmstead for dairy grazing, wetter Parish lie along the valley floor of surroundings in which a heritage valley floors for hay production, the River Chew, a tributary of the asset is experienced. Its steeper land on the valley sides and River Avon, and on the ridges above extent is not fixed and may change the limestone plateau for sheep or the valley. Queen Charlton is set on as the asset and its surroundings arable crops. the ridge of the Dundry Plateau evolve. Elements of a setting may adjoining the steeply sloping valley make a positive or negative Most surrounding fields are of small of Stockwood Vale to the north and contribution to the significance of to medium size and radiate out from west. the asset, may affect the ability to the village. Field boundaries are a appreciate that significance or may mix of dry stone walling, wire The main rock formation in the area be neutral”. fencing and hedgerows, rich in is the Marcia Mudstones, which wildlife. The sensitive landscapes of occupy most of the valley floor and Queen Charlton Conservation Area Stockwood Vale to the north and sides, originating in the Triassic is located on the edge of a east of the village and its limestone desert basins. Lias limestone of the limestone plateau. To the south and plateau positioning are identified in Jurassic period is found on the west it is bounded by the plateau the Council’s Rural Landscapes of higher ground with the Lias with low rolling hills and valleys Bath and North East Somerset: A Limestone of the neighbouring containing mature trees and hedge Landscape Character Assessment, Hicks Gate and Dundry Plateau rows. The adjoining more visually which was adopted as areas. The other main formation open landscape of Stockwood Vale Supplementary Planning Guidance within the area is the Panarth Group to the north and east is dominated in 2003. which consists of a band of clays by the steeply sloping narrow valley and shale between the Lias next to the village where two stream High importance and weight must Limestone and the Mercia tributaries merge, before flowing therefore be given to this sensitive Mudstones. Alluvium is found in the into the River Avon. The lower more landscape setting of the Chew Valley floor in a narrow band ‘intimate’ part of the valley is rich in conservation area in the beside the tributaries that flow mature trees and vegetation. consideration of any development through the valleys. proposals that may affect or harm it.

5 The soils across the area are clayey. Relationship with the recently evident in the use of local With the valleys over the Mercia surroundings fields as horse paddocks with Mudstones they are reddish in associated features such as post colour and slowly permeable, The conservation area is in close and rail fencing and field shelters. favouring grassland. Over limestone proximity to both Keynsham and on the upper slopes, including Whitchurch on the urban edge of A network of footpaths crosses and Queen Charlton, they are shallow Bristol, but maintains a distinctly follows the valleys in the and better drained, more suited to rural character, that of a nucleated surrounding countryside, including cereal crops and grassland. village in an open countryside those linking Whitchurch and setting. Traffic levels and speeds at Charlton Bottom with Keynsham The rural landscape setting of the peak times of the day intrude on the and Queen Charlton. This includes conservation area makes an tranquillity of the village. Despite the ancient route of the Priest’s Path important contribution to its this, it maintains an attractive leading from the village to significance. The visual attributes of ‘isolated’ rural character and Whitchurch. The local network of this setting primarily derive from the setting, away from the adjacent rights of way is well used by visiting topography and geology which also urban areas. ramblers and villagers alike. form the important views of the village on the skyline when viewed There is a long distance view of the These paths provide important views from Stockwood Vale. Bristol urban area which is in close of the historic village and reinforce proximity, looking north from the the important value of its landscape village along Stockwood Vale. setting and the physical, visual and Increased urban pressures are most historic relationship with it.

Late nineteenth century map of Queen Charlton

6 3 Archaeology and historic development

Queen Charlton was not named in the Domesday Book but was recorded in 1291 as Cherleton, and later as Charlton. It was an estate of the nearby from c1170 to c1486, and the now Parish Church of St Margaret originated as a daughter chapel of the mother- church in the late C12.

Origins of the grade II listed Norman gateway opposite Manor House are uncertain, but descriptions from the late C18 onwards refer to it as the entrance to (Keynsham Abbey) Abbot’s Court House. The Court House was demolished c1840. Pevsner suggests that the gateway might originally have been the south door of the parish church, but it was probably brought here when Keynsham Abbey was demolished to form the entrance for the Court House, to which the last Abbot had retired.

The village is located on a historic road route. The partly surviving field pattern radiating out from and around the village represent late mediaeval smaller enclosures for stock or orcharding. Villagers would have held strips of land in the open fields. Later enclosures of larger scale beyond have a more open The manor and parish of Charlton Historically the village was not field pattern. Enclosure appears to became known as Queen Charlton always wealthy and was therefore have taken place in a variety of in the C16, either from the exempt from many taxes during the ways and at different times. ownership of Queen Catherine Parr C16. It was however much when the estate was given to her by respected locally as a healthy place The stone village cross located on King Henry VIII following the to live, and during the mid C14 the green is listed as being late- dissolution of the monasteries Bristol plagues wealthy people mediaeval and scheduled as an (Keynsham Abbey was dissolved in would stay there. ancient monument. It may have 1539), or possibly that of Queen originally been located opposite the Elizabeth I who is alleged to have The village developed over the church but was moved from the passed through the village on her centuries, primarily as a rural road junction just south west of the way to Bristol in 1573. farming community. Tolzey Cottage village to its present position and facing the green is listed as C17, rebuilt in 1897 to celebrate Queen To the south west of the church is but has C16 origins . It was Victoria’ Diamond Jubilee. Queen Charlton Manor House which mentioned in 1549 as part of the is grade II* listed and of C16 origins, largest holding in the village and in The grade II* listed Parish Church of with C18, C19 and later extensions 1584 was owned by a Bristol St Margaret has late C12 Norman and alterations. Its C19 quasi- merchant attempting to escape the origins as previously described, with monastic walled Italianate garden is plagues in the city. Its name later C13 and C15 alterations. It was recognised as a locally registered suggests an administrative role, restored in 1859-61. garden. including collection of fair tolls,

7 appropriate to a chief house or Keynsham, primarily providing coal Continuous historic estate Court House of a township of an for Bristol. There was also local ownership has assisted in ensuring Abbey manor rather than a manor stone quarrying from that period the preservation of the historic house. which continued to more recent appearance and character of times. Farm traction engines and buildings which are largely unaltered None of the domestic early steam rollers would have brought by modern interventions such as mediaeval village buildings survive the influence of ‘industrial’ plastic windows and doors and today, and most now standing in the agricultural practices into the village artificial roof tiles. conservation area date from the during the C19/early C20. C17 – C19, during a period of The attractive compact nucleated agricultural prosperity. The buildings The architecturally distinct village form of the village and its rural adjoin the lanes, tracks and school and school house were landscape setting has survived footpaths and present a largely constructed c1847 and it was largely unaltered for over a century. unspoilt range of C17 – C19 century during the C19 that the large farms It has avoided peripheral modern domestic architecture with unifying in the village made full use of their housing estate development apart white lias limestone walls and clay close proximity to Bristol, supplying from Orchard Cottages, a short roof pantiles. milk, hay and straw for the city. The terrace of post-war council housing 1841 census records the occupation built on the southern approach to In 1769, Vickris Dickinson, a rich of the great majority of the village the village. merchant from Chew Magna bought population as agricultural labourers, the village and moved into Manor farmers and servants. Nearby Today many of the former farm House. He arranged for works to be Keynsham was most probably relied buildings are converted to carried out to the parish church, and on for local services. residential use, mostly in the late his grand-daughter Frances carried C20/earlyC21. Three modern out a full-scale remodelling of it The village is unusual in having detached properties of traditional c1860. been owned by an Italian count design have been constructed in the from the famous Chigi family of village, namely Appleacre c1952, Coal mining operated during the Florence and Sienna up to the 1960’s. Pear Tree Cottage c1958 and Ivy C18 in nearby local fields closer to Cottage c1963.

4 Spatial analysis

Layout and road pattern There are two road entry points to attractive back-drop to this the conservation area on Queen important central space in the The principal spatial feature of the Charlton Lane. On its approach village. conservation area is its compact from the south west there is a historic nucleated plan form, chicane in the road designed to The triangular area set back from centred on the village green. slow traffic speeds. A give-way sign the road opposite Church Farm Together with buildings fronting the signifies the approach from the House, backing on to the high stone lanes and spaces this creates one south east. garden wall of Manor House forms a discernible character for the whole further distinctive green space in the of the conservation area. Un-named lanes, tracks and paths conservation area. radiate out from the green to the There are no footpaths in the village, north, east and west, leading to the There is a consistently low density affecting pedestrian safety at peak surrounding countryside and of buildings throughout the village. times due to high level traffic landscape. Most have grass verges Most private properties have large volumes and speeds. Most of the of varying width which add to the gardens to the front and/or rear, or roads, lanes and tracks, including local distinctiveness of the village. completely surrounding them. Queen Charlton Lane have green Manor House has a large walled verges, some on both sides. There The village green and cross lie at garden area to the south of the are instances of vehicles driving the core. They are privately owned listed building which is included on over these grass verges to pass and maintained and have high visual the Local Register of Parks and each other, causing damage to value. Listed buildings are grouped Gardens. them. around the green, and form an

8 into the street scene and make a significant visual contribution to local character and appearance.

Visually significant trees include the magnificent mature specimens located in and about the churchyard which are visible from many viewpoints in the conservation area. Other significant mature trees contributing to local character include the historic yew in the garden of The Brow, and other important specimens on the lane leading to this property.

There are no Tree Preservation Orders covering these individual trees or groups of trees, but works to them require ‘notifying’ the local planning authority because they are in the conservation area.

Focal points, focal buildings, views and vistas

Focal points Due to the informal rural character A distinct local feature is the The value of the grassed set-back of the conservation area there are groupings of mainly modern steel area on Queen Charlton Lane no ‘planned’ focal points within the framed agricultural buildings on the enclosed by the dramatically high village. village edge, many of large scale stone garden wall of Manor House, footprint and bulk at Manor Farm, south of the church, has previously The village green and cross, Home Farm and Ford’s Farm. been recognised. together with the backdrop of historic buildings form the key focal Open spaces, trees and A further distinct open space is the point in the village. Its edge landscape grassed area at the front of the adjoining the group of historic village hall, formerly the school buildings, including Tolzey House, is The most visually significant open playground. Its pleasing proportions defined by traditional low white space in the village is the privately and appearance provide an painted timber posts, linked by owned central green, as described attractive and well-kept public chains. Visually this green space above. setting for the listed building. combines with the grassed triangular shaped traffic island at Elsewhere, the large grassed private Gardens within the village also the adjoining road junction. The garden space of Manor House, , set create visually significant spaces. well-maintained historic cast iron behind the Norman gateway and They are an important element of finger post on the traffic island adds stone walling on the opposite side the setting of the conservation area, further distinctiveness to this focal of the road to the house is clearly particularly front gardens in the point. visible. It positively contributes to public realm and where they provide the setting of this part of the visual gaps between buildings, The combination of the church conservation area and to that of the adding to the loose-knit and low tower and the high mature trees in listed Manor House and provides a density local character. The and about it provide a significant significant visual green gap in the abundance of planting is highly focal point in the village worthy of village street scene. significant, much of it in the summer protection. months of the traditional ‘cottage By contrast the enclosed space of garden’ type. Approaching the village from the the churchyard provides a tranquil south west, the view of Manor environment and escape from traffic Many of the gardens also contain House rising above its garden wall, passing through the village. large mature trees which project combined with the stand-alone

9 Norman gateway on the opposite Key views and vistas Key viewpoint 3: looking south side of the road creates a further The attractive views within the across the village green focal point. conservation area are contributed to by the consistent use of limestone View south from the lane leading to Arrival in the village from the south and clay pantile for building Manor Farm, focussing on the east is visually marked by the materials, enclosure and framing of historic church tower landmark and properties on the north east side of views by buildings and trees, and the large churchyard trees. the road from Orchard Cottages the distinct stone walling and onwards, and on the other side by vegetation. the green set-back area, enclosed Key viewpoint(s) 4: important views by the dramatically high stone Important views to and from the of the village green historic core garden wall of Manor House. conservation area from the area from both the north-east and surrounding countryside add to the north-west, approaching along Focal buildings significance of its setting. Queen Charlton Lane. Key focal buildings in the conservation area both listed and The most important views are These views are enhanced by the non-listed include: described below and noted on the backdrop of historic buildings and Conservation Area Appraisal Map, their front gardens. • Parish Church of St Margaret but the omission of a view does not • The Manor House mean it has no significance. Key viewpoint(s) 5: rural landscape • Tolzey House long-distance views of the setting of • Rose Cottage and The Gables Key views and vistas from within Queen Charlton from the historic • Manor Farmhouse and its group and outside the conservation area route of the Priest’s Path to the west of historic farm buildings Key viewpoint 1: the progressive of the village. The path then runs • Fords Farmhouse (and cottage) view on the south west approach to along the south side of Cross • The village hall the village along Queen Charlton Cottage. From the path the views • The village cross Lane include the large scale farm • The Norman gateway buildings of both Manor Farm and • Post box and telephone box The series of views start with the Ford’s Farm which are clearly which group together silhouette view of the village from visible, initially on the skyline. Their the plateau landscape at the visual presence and impact junction of Queen Charlton lane with progressively increases when Highwall Lane and Dapwell Lane. approaching the conservation area Moving towards the village it then from this direction. embraces uninterrupted views of the Manor Farm outbuildings to the In reverse, the view looking west north-west, the high stone wall from the conservation area across running along the north west its attractive surrounding landscape boundary of Manor House and the setting has high visual importance. historic building itself, rising up above the front boundary wall. Key viewpoint(s) 6: views of the These combined features in the conservation area setting looking view create a distinct ‘sense of south from the public footpaths in arrival’ at the village from the Stockwood Vale adjoining countryside. These sensitive views include the Key viewpoint 2: approaching the silhouette of the village on the village from the south east skyline.

Queen Charlton Lane slopes gently Key viewpoint 7: reverse view of down towards the north west with viewpoints 6, looking north and east the attractive view framed by high across Stockwood Vale and the green banks, vegetation and trees. open countryside. The poor appearance of the entrance to the gypsy site is passed prior to this approach.

10 Key viewpoint 8: view from the rear at their top whilst others are finished to the roads and lanes are a of Monks Court looking east across with simple stone block copings. consistent feature throughout the Stockwood Vale. This is moderately The wall fronting the road outside conservation area, contributing to harmed by the gypsy site which is Manor House has a unique red brick local character. visible on the horizon to the east of coping. the village, impacting on the Use of natural stone for paving and important landscape setting of the The stonework of walls is generally other surface treatments is limited conservation area. in a sound condition and has to private properties. It is also found avoided unsympathetic repointing. in small quantities in the Boundary treatments churchyard. Lower walls are often backed by Hedgerows provide vital wildlife hedging or other ‘cottage garden’ There is one street light and no corridors for local fauna including type planting, with some of the best unsightly telegraph poles and wires dormice, bats and birds. The examples facing on to the village or other such paraphernalia to hedgerows in the surrounding green. Other boundaries comprise cause concern. countryside and also within the stand-alone hedging, some clipped, conservation area make a significant and/or shrub planting to delineate The village notice board is well kept, contribution to this value, and their boundaries. This is particularly and the cast iron finger post on the preservation and maintenance is evident at the edge of the area main road is maintained in good important for the character of the where boundaries become more condition. area, as well as biodiversity. natural and hedging is more dominant. The main road has a 20 mph speed Boundaries in the village are Timber fencing visible from public limit which is signed and visually generally restricted to coursed areas is scarce. denoted on the southern approach limestone walling and natural by the chicane arrangement, planting, including hedging. The Public realm designed to slow traffic speeds. most visually dominant treatment is the consistent use of lias stone set The public realm treatment in the There are no parking restrictions, in lime mortar for walling which vary conservation area is simple and very and both locals and visitors cars are in height throughout the area and low key. There are no footpaths, and accommodated without causing make an extremely important roads are generally surfaced in visual harm to the character or contribution to local character. tarmac. This material sometimes appearance of the village. Some Many boundary walls act as visual changes to visually more informal difficulties arise when the village hall and physical links between the gravelled type surfaces towards the is in use during the day when historic buildings. They vary from perimeter, leading to the parking in the lane restricts access rubble stone to coursed stonework. countryside and into the for large vehicles, including refuse Some have the distinctive traditional surrounding farmyards. As vehicles. This inconvenience is not ‘cock and hen’ treatment of stones previously mentioned, green verges presently considered to be an issue.

11 5 Buildings of the conservation area

Local character Several of the undesignated, Listed buildings modest vernacular buildings The Compton Dando Parish Plan throughout the conservation area Eighteen buildings in the identifies buildings or structures in are regarded as ‘positive’ buildings conservation area are included on the Queen Charlton Conservation which are undesignated heritage the National Heritage List for Area which are considered as assets. They are identified in England. They are focussed on the ‘Assets of Community Value’ by the paragraph 5.2, and their retention village core in the vicinity of the local community as: and preservation plays an important road junction, parish church and part in the character of the village. village green, and vary in period and • The village green and cross type from the Norman archway on • The telephone kiosk and post Architecturally and historically the Queen Charlton Road to the c1935 box most significant buildings are the K6 type telephone kiosk adjacent to • Village Hall Parish Church of St Margaret, the village green. • Horse trough on Queen Charlton Manor House and Tolzey House. Lane adjacent to the farm near The buildings are itemised below the church The conservation area is also and identified on the Conservation characterised by the high number of Area Character Appraisal Map. As previously described, the most stone boundary walls. Constructed Apart from the village hall and unifying element of the conservation of the local Lias stone they vary school house the dates are taken area character results from the from low front garden boundaries to from the statutory list. It is consistent use of local white Lias the high structures around Manor recognised that further inspection stone and lime mortar for walling House garden. All stone walls are and research may reveal more together with clay pantiles for roofs. important to local character. accurate dates. Visually, these natural materials complement each other and significantly contribute to the sense of place.

Throughout the conservation area architectural detailing and traditional fenestration has survived relatively intact. For example, very few properties have replaced traditional painted timber windows or doors with plastic, and many retain cast iron rainwater goods rather than plastic replacements.

The height and scale of buildings varies from that of the grander buildings such as the church, Manor House and The Gables to that of the more humble vernacular two storey buildings in the village.

A high proportion of these buildings are listed and date from the main period of village growth between the late C17 – C19, although closer internal inspection may reveal that some have earlier origins.

12 Grade II* their style, detailing and building buildings tend to be of vernacular • Parish Church of St Margaret materials provides the streetscape architecture related to the (late C12 origins) with interest and variety. Most agricultural past of the village. The • The Manor House (C16 origins) importantly they make a positive detached and linked properties contribution to the special interest together form recognisable Grade II of the conservation area. Where groupings, for example the group of • Archway (gateway) to the north buildings are heavily altered and historic buildings facing on to the of Manor Farm House (C12) restoration would be impractical village green. • Pair of gate piers 20m to the they are excluded. north of The Manor House The majority of historic buildings are (early C19) Walls can also be considered as associated with existing and former • Garden wall running to east from positive buildings. The most farms, including farmhouses, barns, centre and rear of The Manor significant of these in Queen stables and other outbuildings. A House (probably C19) Charlton are also protected under notable example is Manor • Monument to John Boulter in the legislation where they form Farmhouse with its group of mid churchyard (early C19) listed building boundaries. The C19 stone farm buildings built • Cross on village green distinctive stone garden boundary around a courtyard in the ‘model (mediaeval, of possible late C19 wall at The Manor House is itself farm’ style popular at the time. reconstruction) individually listed. • Cross Cottage and Manor Farm Many of the former outbuildings, Cottage (mid/late C17) These positive buildings are including barns and stables were • Diamond’s Cottage (C17 and classified as ‘undesignated heritage converted to residential use in the later) assets.’ Such buildings are late C20/early C21. • Ford’s Farmhouse (mid/late C17) considered worthy of adding to any • The Gables (mid/late C17) Local List and a more detailed Modern farm buildings are located • Manor farmhouse (mid/late C17) survey could help to further identify on the periphery of the proposed • Penhill Cottage (formerly part of and preserve their character. Review conservation area boundary, which Ford’s Farmhouse (mid/late c17) of the National Heritage List could are generally large scale framed • Rose Cottage (mid/late C17) be considered as part of such structures. • School Cottage (c1858) process. • Tolzey House (C17 or earlier) Modern detached housing is limited • Village Hall (former school Building types to Appleacre, Rickyard, Pear Tree – c1858) Cottage and Ivy Cottage on the • K6 telephone box (c1935) Queen Charlton Conservation Area eastern side of the village. The is notable for its exceptionally high control of their design appears to Positive buildings/undesignated proportion of historic buildings have been influenced by the historic heritage assets located throughout the area. These environment.

The most significant buildings in the conservation area are listed, but there are also several other ‘positive’ buildings as identified below and shown on the Character Appraisal Map:

• The Brow – late C18/early C19 • Pennhill Farm – mid C19 • Charlton House – early/mid c19 • Model farm buildings at Manor Farm – early/mid C19 • Church Farmhouse – early C19 • Late C19 horsetrough on Queen Charlton Lane

Buildings identified as ‘positive’ will vary, but commonly they will be good examples of relatively unaltered historic buildings where

13 The former early Victorian school is Exceptions to the vernacular are the roofs, now clad in pantiles. There now converted for use as the Village formalised C18/C19 architecture of are also some shallower pitch roofs Hall. There is no evidence of other Manor House, the monumental clad in natural grey slate, generally uses in the village, although in the architecture of the church and the found on mid C19 – early C20 past it had a public house and Victorian Gothic qualities of the buildings, such as at Pennhill Farm. would probably have had a bakery former school and school house, and local craft based uses, such as now the village hall. Windows throughout the a blacksmith and forge. conservation area are generally Recognition should also be given to vertically proportioned and limited Building styles, materials and the modern large-scale portal to horizontal sliding sashes and colour framed farm buildings on the side-hung casements, some with periphery of the village. These are small panes and others with larger The overall character of the historic less attractive but important to glazed sections. The distinctive buildings in Queen Charlton is now sustaining continued farming uses ‘Gothik’ arched windows of Tolzey domestic and vernacular, most which contribute to local economy House and at the former school modestly sized (one and a half or and character. both contribute to the visual quality two storeys high) with traditionally and interest of the area. Fortunately proportioned spans, pitched and Stone has been used in a variety of a large proportion of windows gabled roofs, and many with stone forms including squared and survive as traditional painted timber chimney stacks. Roof ridge lines coursed rubble stone, un-coursed types, with few changed to modern generally run parallel to the roads rubble stone, and some ashlar for plastic or and lanes. Some have dormer window and door dressings. dark-stained hardwood. Most front windows. Each building is different, doors have been retained as and some were previously thatched. The orangey-brown clay pantiles are traditionally painted timber types. Simple lean-to or gabled open or the most commonly used and enclosed front porches are also visually distinct roofing material Many traditional cast iron rainwater typical of the area. which would have been locally goods survive throughout Queen produced. Many of the earlier Charlton, but some plastic types buildings would have had thatched have also been installed.

6 Issues

Based on the findings of the • The need to find a new use for • Concern has been raised locally appraisal process negative features the redundant listed telephone regarding the future of the parish have been identified in the phone box, owned by the Parish church conservation area as issues. Council. Elsewhere, such telephone boxes have new • The visual impact of the gypsy Summary of issues innovative uses such as a site to the east of the community book swap, local conservation area causes some • Harm caused by the visual and information point or to house a limited harm to its setting. The physical intrusion of peak hour defibrillator high boarded entrance gates to traffic passing through the village, the site are an alien urban feature often at speed, on occasion • The visual impact of some large on the Queen Charlton Lane damaging grass verges scale modern farm buildings approach, and the caravans, moderately harms the other associated features and appearance of the village, boundary treatment collectively particularly in views from the intrude on the landscape setting surrounding countryside, of Queen Charlton. including those looking towards the skyline

14 Character appraisal

15 7 Management proposals

Issues and recommendations Recommendation: Recommendation: Any new development beyond and Views within and around the The character appraisal has on the edge of the conservation conservation area, particularly from identified the special positive area boundary should not harm its and to the surrounding open qualities of the Queen Charlton setting. This important setting will landscape, will continue to be Conservation Are which continue to be protected through protected. Proposals for new contribute to its high significance the strict enforcement of policies development which would impinge and individual character. contained in the Development Plan. on these views will be resisted. Applications for change which The following management would have a detrimental effect on Any landscaping scheme that proposals build upon the negative land within or on the edges of the should be approved for the gypsy features which have also been conservation area and its setting will site to the south east of the village identified, to provide a series of be resisted. should be fully implemented to issues and recommendations for mitigate the visual impact of such improvement and/or change. Views within and from the development on important views. landscape setting outside the Based on the negative features conservation area Traffic, pedestrian movement and identified in the appraisal, the There are several important views parking following are considered to be the within, towards and from the key issues for the conservation conservation area, including those Busy and fast moving traffic on area. looking out to the north and east Queen Charlton Lane at peak across the countryside of periods Protecting the conservation area Stockbridge Vale. There are also The road serves both local residents landscape setting important views of the village from and other road users who use it to the surrounding landscape setting. access the area and beyond. Some Protection of the setting of Queen These important views need to be traffic, particularly at peak times Charlton Conservation Area protected by the careful control of moves at high speeds. The rural landscape surrounding the proposed development which must conservation area is notable for its seek to preserve the special topography, attractive fields, character and setting of the woodland, hedgerows and valleys. conservation area. The land beyond the village is already protected by relevant planning policies, and the land within the conservation area boundary itself has similar policy protection. Constraints are also imposed on the historic environment by guidance contained in the National Planning Policy Framework and advice published by Historic England.

However, there may be potential threats from new development, particularly for new large scale housing development within the setting of the conservation area, or from changes to buildings or sites which lie within it. For example, from redevelopment of one or more of the historic or modern farm building sites on the periphery of the village.

16 Pedestrian movement and development resisted on open encouraged to engage with the Despite the lack of footpaths in the areas with important views, short or traditional existing built form, village, pedestrian movement is long distance, that contribute to the reference detailing and use of local unrestricted. There does not appear special character and setting of the materials to enhance the to be any necessity to provide area. conservation area; footpaths which could detract from the rural character. Quality of new and existing The use of traditional building building – design guidance materials is prevalent but Parking General design guidance is included unsympathetic changes to some There is no formalised public in the Bath and North East details such as windows, doors and off-street parking in the village but Somerset Development Plan and in rainwater goods can have a this is not considered locally to be the NPPF. Historic England has also negative effect on the appearance an issue. Some difficulties arise issued relevant best practice of traditional buildings. when the village hall is in use during guidance. The recommendations Restoring and reinstating traditional daytime when parking in the lane below provide some guidance on and appropriately detailed windows restricts access for large vehicles, ‘good practice’ for new and doors enhances the character including refuse vehicles. development in or on the edges of of the buildings. The use of the conservation area: traditional building materials such Recommendation: as timber, lime mortars and renders Further opportunities for improving Recommendations: as opposed to plastic and cement the impact of traffic on the village New development in or on the based materials is important in should be explored with the edges of the conservation area preserving the traditional character highway authority should respect existing plot and maintaining traditionally boundaries and patterns, plot ratios constructed buildings; Control of new development and historic forms of development; Boundaries without stone walling Pressure for new development Where backland or infill sites are can be made more secure by the There is pressure for new being developed the existing open use of defensive planting which will development, and particularly new character of private gardens should contribute to the special qualities of housing sites within and around the be maintained and the density and the conservation area, rather than exiting settlements in Bath and scale of new development should by the construction of high or low North East Somerset, including the reflect that of the surrounding fences. Where fencing is Keynsham and south Bristol areas. historic environment; constructed it should be kept Both are in close proximity to Queen simple and of ‘rural’ appearance, Charlton. This demand for new New development should preserve such as wicker panels. Standard housing land needs to be balanced or enhance the historic grain of lap-boarded fence panels lack this against the equal requirement to development established by plot characteristic and detract. preserve or enhance the boundaries and existing historic conservation area and its setting. buildings; Applications to demolish existing buildings will be carefully There are already policies in the New development should not considered and only replacement Development Plan to protect all impinge on important views within buildings of the highest quality conservation areas and other the conservation area or views of it allowed, which preserve or enhance heritage assets in the district. from outside and should be carefully the character and appearance of Constant vigilance is needed to sited to minimise visual impact; the conservation area. ensure that new development does not occur, whether major or minor, Existing open green space should Buildings that would adversely affect the be protected from unsympathetic special interest of the conservation development where this would have The control of undesignated area and/or its setting. an adverse impact on the spacious heritage assets character of the area; As part of the appraisal process and Recommendation: in accordance with Historic England Only development of the highest Innovative modern design may be guidance, a number of ‘positive’ quality should take place in the appropriate in certain cases subject historic buildings have been Queen Charlton Conservation Area. to it respecting context, reflecting identified as shown on the Open spaces, including private local built character and form and Character Appraisal Map. These are gardens, should be protected from being of the highest possible design defined as ‘Undesignated Heritage inappropriate new development, quality. Any new development is Assets.’ Generally they are

17 individual historic building structures which retain all or a high proportion of their original character, including architectural detailing and materials, and which add interest and vitality to the appearance of the conservation area. Most of them in Queen Charlton date to the C19. Where buildings have been excessively altered and restoration to original appearance is not easily achievable they are excluded.

As with listed buildings there is a general presumption in favour of their retention. Any application to demolish such a building will therefore need to be accompanied by a reasoned justification as to why the building cannot be retained and how any replacement structure would positively improve the conservation area. The owner must also have made positive efforts to market the existing building, or to find a suitable new use, before any application can be determined. Undesignated heritage assets appraisal suggests that the identified as part of this appraisal following enhancement projects in Recommendation: should be included in any future Queen Charlton should be Applications to demolish local list. Further more detailed considered. undesignated heritage assets will survey work could help to identify generally be refused. They should their significance and potential to Recommendation: be retained as valuable features include on the National Heritage List • Subject to availability of funding contributing to the significance of for England, subject to confirmation and land/property ownership, the conservation area; by Historic England. a sensitively designed traffic management scheme on Queen Proposals for change to Possible enhancements Charlton Lane to help reduce undesignated heritage assets traffic speeds should not adversely affect their Enhancing the conservation area is • New use for the listed telephone architectural or historic interest; a requirement of the legislation. This box

8 Monitoring and review

The structure and scope of this As recommended by Historic document is based on the England and subject to resources, suggested framework guidance this document should be regularly published by Historic England in reviewed from the date of its formal Conservation Area Designation, adoption by the council. It will need Appraisal and Management: Historic to be assessed in the light of the England Advice Note 1 (February current Development Plan, 2016). government guidance and guidance from Historic England generally.

18 Local character

19 Appendices

1. National and local planning Field Boundaries Project, BANES 3. Glossary policy (2006) Streetscape Manual, Bath & North Listed buildings: Buildings on the The National Planning Policy East Somerset Council, Adopted National Heritage List for England Framework (NPPF) sets out the April 2005 compiled by the Secretary of State Government’s policies for for Culture, Media and Sport under Policy and General Guidance sustainable development, which the Planning (Listed Buildings and The Bath & North East Somerset includes the conservation of the Conservation Areas) Act 1990, Development Plan 2016 historic environment. When available on line on the Historic developments are proposed, the The National Planning Policy England web site. Framework – Chapter 12 Framework requires the significance Heritage asset: A designated or ‘Conserving and Enhancing the of heritage assets – archaeology, undesignated building, monument, Historic Environment’, DCLG2012 listed buildings and conservation archaeological site, place, area or areas – to be defined and it stresses The National Planning Practice landscape identified as possessing that ‘as heritage assets are Guidance, DCLG 2014 local or national significance and irreplaceable, any harm or loss Bath & North East Somerset, Living heritage and cultural value meriting should require clear and convincing in a Conservation Area, 2003 special consideration in planning justification.’ Bath & North East Somerset decisions and the planning process. Streetscape Manual, April 2005 Conservation area: Defined by The NPPF is further explained in the legislation as ‘areas of special National Planning Practice Archaeology in Bath and North East architectural or historic interest, the Guidance. Chapter 18 provides Somerset: Supplementary Planning character of which it is desirable to answers to a series of questions Guidance 2004 preserve or enhance’. Some about the way in which heritage Rural Landscapes of Bath and North permitted development rights are assets should be addressed through East Somerset: A Landscape removed for owners of buildings in a the planning system. Character Assessment, conservation area and special Supplementary Planning Guidance planning controls may apply. The statutory development plan for 2003 B&NES comprises the Core Strategy Avon Historic Landscape 4 Contact details (July 2014), Placemaking Plan (July Characterisation Methodology, 2017), saved Local Plan policy Chapman, 1997 Bath & North East Somerset Council GDS1 sites K2, NR2, V3 and V8 The 1984 revision to the Statutory Development Management (2007), Joint Waste Core Strategy List of Buildings of Special Lewis House (March 2011) and made Architectural or Historic Interest Manvers Street Neighbourhood Plans. Bath & North East Somerset Local Bath BA1 1JG Plan 2007 as revised Telephone (01225) 394041 Further information on the current Development Plan for Bath & North Historic England : Advice Note 1 Further contact details can be East Somerset can be viewed on the – Conservation Area Designation, found on B&NES Council’s website: Council’s website by following the Appraisal and Management (2016) www.bathnes.gov.uk link to the Planning Policy Historic England : The Setting of homepage. Heritage Assets (GPA3 2015) Historic England: Understanding This document can be 2. Further reading Historic Buildings (2016) made available in a Historic England: Local Heritage Compton Dando Parish Plan 2015 range of community Listing (2016) The Buildings of England – languages, large print, Somerset North and Bristol: Pevsner, N (2011) Braille, on tape, electronic Queen Charlton Perambulation: and accessible formats Loxton, GAT (1999) from Planning Services The History of Queen Charlton Manor House: Manco, J (2012) on 01225 394041

20 Prepared by Bath & North East Somerset Council Development Management