Passenham CONSERVATION AREA AP P R a I S a L and MANAGEMENT PLAN

Passenham CONSERVATION AREA AP P R A I S A L AND MANAGEMENT PLAN

Adopted January 2016

Passenham is a place of special character and historic interest. This appraisal and management plan sets out the features that contribute to its distinctiveness and identifies opportunities for its preservation and enhancement.

Contents

Summary 3 Spatial Analysis 15 Summary of special interest 3 Land use 15 Key characteristics 3 Settlement pattern 15 Summary of issues & 3 Street pattern, means of 15 opportunities enclosure and footpaths The conservation area boundary 4 Open space, hedges and trees 17 Scale and massing 18 Introduction and Planning 5 Views 19 Policy Context

What is a conservation area? 5 Architectural Analysis 21 Planning policy context 5 Building age, type and style 21 What does conservation area 6 Materials 22 status mean? Roofscape 22

Windows 22 Location, Topography and 7 Geology Doors and porches 23 Location 7 Positive buildings 23 Topography and geology 8 Boundary Justification 25 History and Development 9 Background 25 Background 9 Eastern boundary 26 Roman 9 Southern boundary 26 Anglo-Saxon 9 Western boundary 26 Early Medieval and Medieval 9 17th and18th centuries 11 Management Plan 27 19th and 20th centuries 12 Policy Context 27 Important and landmark buildings 13 Threats 27 Archaeological 14 Management proposals 28

Further Sources of Information 32

Summary

Summary of special interest Strong boundary lines are a common feature across the conservation area for both the Passenham has been a dynamic and evolving historic and modern properties. The attached settlement for centuries, with archaeological wall around the Manor House is Grade II listed. evidence indicating activity as early as the Iron This reflects the style of the house built of Age. The first written record of the village was in limestone with tile coping. Elsewhere the 921 when Edward the Elder set up camp at boundary line is delineated by trees and fences Passenham whilst the Roman walls were with the larger properties sitting further back repaired at Towcester after he had repelled a within more spacious plots not always visible previous Danish attack. from the highway. Passenham was an important medieval village, Trees play an important part in the character of larger than today‟s settlement. It was the the conservation area offering a sense of scale administrative and ecclesiastical centre of the and contributing to the rural character of the parish which included the surrounding villages settlement. of Deanshanger, Stony Stratford and Puxley and parts of the royal hunting forest of Due to the rural, isolated nature of Passenham Whittlewood. This indicates the prominence and open space plays an important part in the wealth of the former lords of the manor. setting of the built form and understanding the historical development of the settlement. There Sir Roger Banastre, lord of the manor and are various landscape features, both man-made Royal Comptroller in the 17th century, was and natural that contribute to the character of highly influential in the development of the the conservation area including the surrounding village. His legacy remains today in parts of the ridge and furrow and water meadows. Manor House, dovecote, tithe barns and St Guthlac‟s Church, the latter exhibiting a fine and rich interior for such a small building. Summary of issues and opportunities The village contracted during the field enclosure Change is inevitable in all conservation areas completed by Banastre and has since remained and it is not the intention of designation to a small rural hamlet historically controlled by prevent the continued evolution of a place. The successive lords of the manor and with strong challenge with conservation areas is to manage agricultural roots evident in the surrounding change in a way that preserves, reinforces and ridge and furrow. enhances the special character and quality of the areas. Key characteristics The preservation and enhancement of the special character of the conservation area will The built form is predominantly limestone with owe much to positive management. In addition plain red clay tile roofing. Dwellings tend to be to the existing national statutory legislation and two storeys in height with dormer windows a local planning controls the following prominent feature of the roof scape. opportunities for enhancement have been Barns and outbuildings are also common due to identified: the agricultural nature of the settlement. These are usually single storey with some later converted for residential use. The Grade I listed tithe barns at the Manor House are a particularly distinctive feature of the area.

Summary

 Establish a list of locally significant buildings  Promote the sympathetic management of and policies for their protection. open space within the conservation area including verges, and work with the highways  Encourage the preservation and authorities to avoid the insertion of enhancement of surviving historic detail and inappropriate kerbing and footpaths which the reinstatement of appropriately designed would have a harmful urbanising effect. detailed fittings in buildings considered to be of significance to the character area and appearance of the conservation area. The use of Article 4 Directions, which remove the permitted development rights of dwelling houses, will help to achieve this.

 Ensure that all new development is sustainable, high quality, well designed and responds to its context in terms of urban and architectural design.

Figure 1: The boundary for Passenham Conservation Area © Bluesky World international Ltd

1. Introduction and Planning Policy Context

1.1 What is a conservation area? basis for making informed, sustainable decisions in the positive management, Conservation areas were introduced under the protection and enhancement of the conservation Civic Amenities Act of 1967. That Act required area. Local Planning Authorities to identify areas, as opposed to individual buildings, of special This appraisal provides a clear understanding of architectural or historic interest and to designate special interest of Passenham by assessing them as conservation areas. how the settlement has developed, analysing its present day character and identifying Since 1967 some 9,800 conservation areas opportunities for enhancement. This appraisal have been designated, including 60 in the South has been the subject of public consultation and Northamptonshire District to date. Passenham was adopted by the Council on 20 January 2016 Conservation Area was designated in 1985 and at which time it became a material consideration was reviewed again in 2015. in the determination of planning applications within the conservation area and its setting and other decisions. 1.2 Planning policy context The appraisal is not intended to be The Planning (Listed Building and Conservation comprehensive and the omission of any Areas) Act 1990 is the Act of Parliament which particular building, feature or space should not today provides legislation for the protection of be taken to imply that it is not of interest. the nation‟s heritage of buildings and places of architectural and historic interest. This appraisal should be read in conjunction with the wider national and local planning policy Section 69 of the 1990 Act defines a and guidance including the National Planning conservation area as: Policy Framework (NPPF) under which a “...an area of architectural or historic interest the conservation area is deemed to be a heritage character and appearance of which it is asset. desirable to preserve and enhance.” The South Northamptonshire Local Plan was The 1990 Act also places a duty on Local adopted in 1997 and saved in part in September Planning Authorities to consider revisions of the 2007. It designates Passenham as one of six boundaries of their conservation areas from Restraint Villages in the district. These villages “time to time”. It is now considered appropriate have a policy akin to the open countryside to review the Passenham Conservation Area in where development is severely restricted. order to further define its key characteristics. The West Northamptonshire Joint Core Strategy This document is an appraisal of Passenham 2014 sets out the long-term vision and Conservation Area and is based on a standard objectives for the whole of South format derived from the advice contained within Northamptonshire to 2029, including strategic the English Heritage guidance ‘Understanding policies for steering and shaping development. Place: Conservation Area Designation, Policy BN5 of that strategy relates to the historic Appraisal and Management’ published in 2011. environment and states that: By updating the Conservation Area Appraisal for Designated and non designated heritage assets Passenham the special character and and their settings and landscapes will be appearance of the area can continue to be conserved and enhanced in recognition of their identified and protected. The Conservation Area individual and cumulative significance and Appraisal and Management Plan provides the contribution the local distinctiveness and sense

1. Introduction and Planning Policy Context

In order to secure and enhance the advertisements including illuminated significance of the area‟s heritage assets and advertisements on business premises and their settings and landscape, development in adverts on hoardings around development areas of landscape sensitivity and/or known sites. historic or heritage significance will be required to: 1. Sustain and enhance the heritage landscape features which contribute to the character of the area including: Conservation Areas. 2. Demonstrate an appreciation and understanding of the impact of development on surrounding heritage assets and their settings in order to minimise harm on these assets.

1.3 What does conservation area status mean? Conservation area status provides the opportunity to promote the protection and enhancement of the special character of the area. Designation confers a general control over development that could damage the area‟s character. The details are complex, but can be summarised as:

 Most demolition requires permission and will be resisted if the building makes a positive contribution to the area.

 Some minor works are no longer „permitted development‟ and will require planning permission. Examples include extensions, external cladding and satellite antennas.

 Works carried out on most trees will require the consideration of the Local Planning Authority.

 Generally higher standards of design apply for new buildings and alterations to existing ones.

 Tighter restrictions on outdoor

2. Location, Topography and Geology

2.1 Location Passenham forms part of Old Stratford parish, which has a total population of approximately Passenham is a small rural hamlet in the 2,000. However, being a significantly smaller extreme south-east of South Northamptonshire settlement Passenham probably has under 100 adjacent to the Buckinghamshire boundary. It residents. Many now commute out for work with sits within water meadows associated with the Manor Farm the only remaining working farm in River Great Ouse, which lies to the south of the the hamlet. settlement. Central Milton Keynes lies 11km (7 miles) to the south-east and Deanshanger 1.5km (1 mile) to the north-west.

Figure 2: Location map of Passenham © Crown Copyright and database right 2015. Ordnance Survey 1000022487

2. Location, Topography and Geology

2.2 Topography and geology The Northamptonshire Environmental Character and Green Infrastructure Strategies were published by the River Nene Regional Park Community Interest Company (CIC) in 2009. These strategies included environmental, landscape and biodiversity character assessments for the county. According to the survey Passenham is located in the Tove and Ouse Catchment Character Area. This area lies in the south of the county at the Buckinghamshire border, defined in Passenham by the River Great Ouse that runs around the east and south perimeters of the village. The River Great Ouse rises to the west of Brackley and occupies a broad, shallow valley formation before leaving the county. Limited areas of glaciofluvial sand and gravel are located adjacent to the headwaters of streams in the east of the area. Passenham itself sits on a gravel terrace, extraction of which is evident in the surrounding landscape. It is a Figure 3: The Tove and Ouse Catchment Area rare example of a settlement within the © Crown copyright NCC 100019331 floodplain landscape making it vulnerable to flooding during heavy rainfall. Within the current landscape assessment Passenham is located within the character area of the River Tove floodplain. Key characteristics of this area include flat, linear floodplain landscapes with expansive views along the valley floor. The changing pattern of fields and crop regimes as well as occasional wet meadows create a varied colour and texture across the valley bottom, evident particularly along the east and south of the conservation area. Settlements on the floodplain are rare, but where they do occur they command strategically important locations associated with bridging points over the River Great Ouse.

Figure 4: View of the water meadows in the south of the conservation area

3. History and Development

3.1 Background hoard of silver and gilt bronze plaques were discovered in the fields between Passenham The name Passenham derives from the Old and Old Stratford to the east. English, „Passa’ – the name of a Saxon settler and ‘ham’ - meaning meadow surrounded by water. Baker (1822) offers another definition, 3.3 Anglo-Saxon ‘passes‟ being the passes or fords that crossed the River Great Ouse around the settlement. The first recorded reference to Passenham is in 921 when Edward the Elder camped at the There have been various derivatives of the settlement. He had previously repelled an attack name throughout history, Passanhamme, by the Danes at Towcester and de-camped to Passonham, Paseham, Pashan, Passingham, Passenham whilst the Roman walls were being Pasnam and Parsham. The site of an important re-fortified. Passenham would have been an manor, Passenham was also the name of the ideal location as it was a royal estate with ancient parish which included Deanshanger, provisions, in a strategically strong location on Puxley, Old Stratford and parts of the royal the River Great Ouse and in close proximity to hunting forest of Whittlewood. the frontier of the Danelaw, located just the Archaeological finds date activity in the area opposite side of Watling Street. Various sites back to as early as the Iron Age with a possible have been proposed for Edward‟s camp, but no settlement cited near the tennis court at The archaeological evidence has been found to Coach House. However, little else of this earlier substantiate its final whereabouts. occupation remains. This may indicate that the The dedication of the church to St Guthlac settlement was conjectural or that later would indicate that the village had an earlier agricultural practices have removed earlier timber church than the present stone building, traces of activity from the area. the Saint being popular in the 8th century. Archaeological excavations around the present church site and rectory have uncovered a 3.2 Roman number of early burials. Some remains below Passenham is located 14km (9 miles) south- the rectory were dated to the 5th century and a east of Towcester, the former Roman town of later mass grave was found under the church. Lactodorum and just 1km from Watling Street, the main Roman road connecting Dover to Chester. A possible settlement is located to the 3.4 Early Medieval and Medieval south of the village where the mill stream Cited in the Domesday Book (1086) Passenham connects back to the River Great Ouse and formed part of a large royal manor held by the Roman sherds have been uncovered. This King. It was valued at £10 with 12 households would have been a strategically important and a population consisting of 8 villagers, 6 location overlooking the river valley as well as a smallholders, 1 slave and 1 freeman. potentially rich source of food. Roman coins have also been found in the grounds of the The manor was granted to the de Ferrers of th th Manor House. Tutbury, Staffordshire in the 11 and 12 centuries. During this time the family gifted Evidence of Roman occupation is also apparent many of the premises in Passenham to the in the surrounding area. On the outskirts of Knights Hospitaller at Dingley, including the mill. Deanshanger, just 1km to the west, lie the remains of a large Roman villa and an extensive

3. History and Development

Medieval Passenham was a linear settlement, approximately 500m long with buildings to the north and south of the road surrounded by ridge and furrow, still evident in the landscape today. The early medieval manor house was situated to the east, on the north side of the lane and was probably abandoned during the 13th century when there was less of a manorial presence in the village. During the medieval period it was likely that the rectory sat to the north of the church near the site of the current manor house. This is Figure 5: Sections of the early north nave wall and west tower at St Guthlac‟s Church indicated by the presence of the medieval tithe barn (Grade I listed). A tithe was a payment of The first reference to St Guthlac‟s Church was 1/10th of the local farmers produce contributed during the 12th century when a grant was made to the church to help keep the rector and the by Henry I to build a house of worship at barn would be where this was stored. Passenham. However, the earliest parts of the current church, the north nave wall and the lower part of the tower, are dated to the 13th and 14th century respectively. The Honour of Tutbury and associated lands were forfeit to the Crown in 1266, which included Passenham and later constituted the Duchy of Lancaster. The parish of Passenham included the village itself, site of the manor house and parish church, Deanshanger to the west, Puxley to the north-west and Old Stratford to the north. It also incorporated 1,400 acres of the royal hunting forest of Whittlewood to the north and west. Passenham residents had the advantage of Figure 6: The Grade I listed medieval tithe barns associated with the Manor House being Duchy associated which meant they were free from market tolls throughout the kingdom By the 16th century there were 19 houses at and were one of the „‟in-towns‟ of Whittlewood Passenham in a similar formation as that Forest meaning for seven months they had displayed on the 1608 Whittlewood Forest Map rights to the use of the common. (overleaf). This included the manor house, The manor passed through a number of under- church and a windmill built to the north in 1549. tenants including William de Passenham, John During the late 16th century Francis Flowers de Shoreditch Edward II‟s clerk and formed part began the process of enclosure in Passenham of the estate of Elizabeth Woodville at her consolidating the common land. This process in marriage to Edward IV. In 1468 she granted combination with much of the land being under Passenham to her brother Anthony, Earl Rivers, manorial estate ownership meant that the who was later executed in 1483. villagers had no control over the common land.

3. History and Development

Figure 7: A re-draft of the 1608 Whittlewood Forest map including Passenham. Buildings can clearly be seen on both the north and south of the road as well as the windmill to the north - Northamptonshire Record Office

In neighbouring Deanshanger, the land was houses on the north side of the village were lost. freehold and in the possession of a number of Banastre also embarked on a rigorous building individuals allowing for a more wholesale programme – rebuilding the Manor House and expansion. This was probably the instigator of associated buildings, donating the parsonage to the contraction of medieval Passenham as the rector and renovating the church. Evidence residents moved to the less restrictive of this building phase still remains in the left surrounding villages. hand bay of the Manor House and the unique chancel of St Guthlac‟s, as well as its reinstated decorative interior. 3.5 17th and 18th centuries In 1624 Sir Roger Banastre purchased the manor and lands of Passenham and began the reorganisation of the estate. Banastre was a prominent figure at the royal court, Clerk Controller to James I, by whom he was knighted, Court Victualler to Charles I and Sheriff of Northamptonshire. He had resided in Passenham Manor from 1611, possibly due to the fact he was leasing land in the adjacent Whittlewood Forest. Banastre completed the enclosure of the surrounding land, putting an end to the medieval open-field system and forming one large estate. Figure 8: The distinctive wagon roofed chancel of St It was probably during this process that the Guthlac‟s, including a tablet above the priest‟s doorway with Banastre‟s coat of arms and the date, 1626

3. History and Development

After the death of Sir Robert in 1649 the estate passed to his grandson in the Maynard line and remained in the family for the next 200 years. The Maynards were mostly absent squires, living in Essex and rarely visiting Passenham. This absence of landlords probably led to the building of Manor Farm in the north of the village when the manor ceased to be a working farm. Whilst many of the tenants would have been farm labourers, some of the women would have been involved in the cottage-industry of lace-making, providing essential additional income. Figure 9: Manor Farm Cottages. Later Victorian cottages built for estate workers

3.6 19th and 20th centuries During the 1930s the eminent Edwardian Passenham remained a rural settlement architect Edwin Lutyens, designed a new roof throughout the 19th and 20th centuries despite and attic storey for George Aynsley at the the improved transport infrastructure. This was Manor House. His distinctive work and style can probably due to the fact it was still an estate still be seen today in the picturesque multiple village with squires exercising control over the pitches of the house and is reflected elsewhere development of the land. The Buckingham Arm around the property at the Coach House and of the Grand Union Canal ran from Cosgrove to within the gardens. Buckingham and to the north of Passenham. In 1948, the civil parish name was changed The original proposal was for the line to pass by from Passenham to Deanshanger, indicating the the mill. However, it was quickly realised that differential size of the settlements. Three years the winter floods of the Ouse would often render later Passenham village was transferred to Old this section impassable and so the route was Stratford parish. altered to avoid this section. Although not as greatly affected as some During the 19th century Deanshanger continued villages Passenham has seen some modern to expand due to localised industry, but development and intervention during the latter Passenham remained a small rural hamlet with part of the 20th century as the estate became only the small Victorian cottages at Manor Farm progressively fragmented into different being built. ownerships. Limited new housing has been built The estate was broken up in the early 20th around the south of the village and a number of century when it was sold off in two lots in 1911 barn/outbuilding conversions have taken place. and 1918. This included much of the peripheral Increased gravel and sand extraction has taken land and parts of the village including the Manor place along the Ouse valley and is evident in House, Manor Farm and the mill. By 1920 the the surrounding landscape. mill had ceased operation and was converted to residential use.

3. History and Development

Figures 10 - 12: Examples of important listed buildings in Passenham Conservation Area.

Figure 10 (top left): The Manor House, Grade II listed

Figure 11 (top right): Tithe barns, Grade I listed

Figure 12 (opposite): St Guthlac‟s Church, Grade I listed

3.7 Important and landmark buildings The distinctive lead wagon roof was added by Passenham has a limited built form. However, Banastre in the 17th century and the impressive within this small concentration of buildings there medieval wall murals and choir stalls are of this are a number of listed structures. date. Subsequent repairs and alterations took This includes two Grade I listed buildings – St place during the 19th and 20th centuries. Guthlac‟s Church and the tithe barns at the The two tithe barns are also Grade I listed. Manor House and three Grade II listed – Manor These now reside in the grounds of the Manor Farmhouse and the Manor House including the House, but originally probably belonged to the attached walls and gates and the dovecote (now rectory. A date stone cites the smaller of the two in the grounds of The Dovecote house). th as being built by Banastre in the 17 century St Guthlac‟s Church has undergone numerous adjoining an earlier medieval barn and forming periods of alteration and restoration and is a an L-shape plan. The barns are functional, but landmark building within the village. Its Grade I highly decorative with impressive arch-braced listing denotes it as a building of exceptional collar trussed timber roof structures and interest. Its dedication to the Saxon saint extended eaves and braces. The buttresses of indicates that a much earlier timber church was the larger barn mirror those found at the church. present in the settlement although no physical The Manor House was also built by Banastre in evidence of this survives. The oldest parts of the the 1600s with alterations in subsequent church are the 13th century north nave wall and centuries. The attic nursery was added in 1935 th the lower part of the tower, which is 14 century. by Sir Edwin Lutyens, the eminent country house architect.

3. History and Development

The attached limestone walls and timber gates Roman remains have been uncovered with a are also included in the listing. Although not the possible settlement located to the south of the original manor house, the current building was village on the banks of the River Great Ouse. the focus of the estate for 300 years before it Pottery sherds were recovered from this area as was sold as a private residence in the early 20th well as a later finding of Roman coins near the century. The 17th century dovecote, now in the tithe barns of the Manor House. Roman activity grounds of The Dovecote house, also reflects and settlement within the area would be likely elements of the Manor House with the squared due to the close proximity of Towcester (Roman coursed limestone and plain-tile roof. Lactodorum) and the strategic setting of Passenham on the Ouse close to Watling Manor Farmhouse sits to the north of the Street. A number of burials have been found in conservation area. It was built in the mid-18th Passenham including 50 around the site of the century, probably when the manor ceased to church, a possible Saxon cemetery to the south operate as a working farm. The rendered stone and a barrow mound located on Ham Meadow. and brick building exhibits classical Georgian elements with sash windows and strong The medieval village was larger than the horizontal delineation. present hamlet with dwellings also situated to the north of the road. These earthworks are still

visible in the fields of the conservation area 3.8 Archaeological today as well as extensive tracts of ridge and furrow. Passenham has a wealth of archaeology, both Further opportunities to increase our immediately within the village and the understanding of Passenham and its origin and surrounding landscape indicating a dynamic and evolution should be taken where sites for evolving settlement. The earliest may have development come forward or when research been Iron Age with sherds found in the grounds opportunities are recognised. of the Coach House.

Figure 13: Archaeological map of Passenham and surrounding area © Crown Copyright and database right 2015. Ordnance Survey 100022487

4. Spatial Analysis

4.1 Land use The village sits within the boundaries of the River Great Ouse, which has also informed The land use in Passenham is predominantly settlement development. A branch of the river residential with Manor Farmhouse the only runs south directly behind the built form remaining working farm. The land surrounding restricting development beyond. It then splits the built form is a mixture of pasture and water further to divert east to the mill and eventually re meadow. -joins the main river.

4.2 Settlement pattern 4.3 Street pattern, means of enclosure and footpaths Passenham is a linear settlement running on a north-west to south-easterly alignment. The built Passenham Road runs through the village and form follows a single road, known as has greatly dictated its linear layout. It curves Passenham Road that runs from the A422 in the gently from the north, and through the north to Calverton Road on the south side of the settlement, until it reaches a sharp narrow bend village. at the mill. At points along this lower section the road narrows. Houses and outbuildings line the west side with pasture and meadow to the east. In the earlier The road is intended for village access only. medieval settlement dwellings were also However, due to Passenham‟s proximity to present along the south-east of the road, Milton Keynes and the A5 it often receives however now only earthworks of these remain. heavy volumes of through traffic during peak This was also the site of the former manor periods. This affects the visual aesthetic of the house before the building of the new one in the conservation area with the increased need for 17th century on the current site. road signs and markings. Development within the conservation area has Any traffic calming measures or reduction been tightly controlled by successive owners of schemes would be encouraged if they preserve the manor and is strongly associated with the the rural qualities of the area. estate.

Figure 14: View of the water meadow by the mill. The water meadows and river have greatly dictated the layout of the village

4. Spatial Analysis

There are no pavements in Passenham with the sit towards the front edge of the plot and in verges serving this purpose instead. These close proximity to the highway. These are verges contribute to the rural character of the usually associated with vernacular and hamlet and are a prominent feature within the functional buildings such as barns and farms. conservation area. The high-rise boundary wall and gate piers of Change is inevitable and the provision of utilities the Manor House are included in the Grade II and resources is fundamental to ensure a listing. These may have been part of the certain standard of living within a settlement. Lutyens design with the materials of the house reflected in the limestone wall with plain-tile The most prominent form of modern intervention slopes. These walls extended beyond the front in Passenham is the presence of overhead elevation around the property boundary down to wiring and telegraph poles. In some instances the water at the rear of the plot. Limestone is these wires cross from one side of the road to also used for the small retaining wall at the the other and greatly detract from views of the church. historic streetscape. Opportunities to unground these cables should be taken to improve the aesthetic of the conservation area.

Figure 15: Passenham Road is the only one through the Figure 16: The Grade II listed wall of The Manor House. village and receives a large volume of traffic. Verges are a The use of limestone walls with red tile capping reflect the prominent feature, but telegraph poles and overhead wires materials used for the House. detract from the historic streetscape.

There is a strong sense of enclosure both within the built and natural form in Passenham. Trees and timber fences line the east side of the road limiting views into the pastures beyond, especially during spring and summer. Along the west side the built form has a strong sense of enclosure with the use of limestone boundary walls containing the larger properties and the use of hedges and fencing to contain the smaller properties. The materials used for enclosure vary, but each property has clear plot boundaries. In some instances this enclosure is created by the buildings themselves where they

4. Spatial Analysis

Figure 17: Public rights of way around Passenham © Crown Copyright and database right 2015. Ordnance Survey 100022487

4.4 Open spaces, hedges and trees There are a number of important trees within the conservation area, which aid in the sense of The rural character of Passenham is a key enclosure and contribute to the rural character feature of the village establishing it as a of the village. They are often found on the settlement with agricultural origins. Vegetation periphery of the larger properties lining the road and the surrounding landscape help balance the offering privacy and shielding views. Trees built form. within a conservation area are afforded a Open space is essential to creating the isolated degree of protection from felling or pruning with feel of the settlement, particularly evident at the need to notify the Local Planning Authority Ham Meadow and in views looking east towards six weeks prior to work commencing. the conservation area.

Figure 18: View across the ridge and furrow fields to the Figure 19: Canopies of trees line parts of the conservation east of the conservation area denoting the important open area and greatly contribute to the rural character of the space and rural context of the hamlet. village.

4. Spatial Analysis

4.5 Scale and massing Due to the agricultural nature of the settlement there are a number of barns and outbuildings, The differing scale of the built form reflects the many of which sit to the rear of the farm function of the buildings and their various properties. This is particularly evident at Manor phases of construction. Farm with the high concentration of single and Most properties are of two storeys, but vary 1½ storey structures. In some cases these have significantly in scale and form. The buildings been converted to residential use although there associated with industry and labour are found at former use is still legible. the extreme north and south of the village i.e. Development has a course grain, although in the Victorian cottages, Manor Farmhouse and places it feels enclosed due to the strong the mill, are of two storeys and although on boundary lines created by walls and trees. relatively large plots are massed tightly together in close proximity to the road. Those properties associated with the historically wealthier occupants of the village are located towards the centre and set back within large plots. The Manor House has the largest footprint and previously sat within extensive grounds with associated tithe barns and coach house. Today the two storey house with additional third storey attic nursery sits in manicured open space visible from the road, but not in close proximity to the surrounding buildings. The Old Rectory, a former listed building, was rebuilt and renovated in the latter part of the 20th century. This two storey building is larger in scale than the vernacular dwelling houses and sits back in a large plot, reflecting elements of the adjacent Manor House. St Guthlac‟s Church sits slightly elevated and back from the roadside, not immediately evident in the streetscape. Due to a combination of this recessed position, the east-west alignment and aisleless chancel it does not dominate the scale of the surrounding streetscape and contributes to the open character.

Figures 20-22: Examples of scale and massing in the conservation area. From top to bottom:

Figure 20 - Old Rectory, two storeys in height and set back from the highway in its own separate plot.

Figure 21 - Single storey outbuildings to the rear of Manor Farm.

Figure 22 - The converted mill with attached house located to the south of the village

4. Spatial Analysis

4.6 Views

Due to the varying alignment of the road views within the conservation area change incorporating different elements of the built and natural form. Trees feature prominently in all views, lining the east of the road, and vegetation also features heavily along the west with the built form. Views of the larger properties are mostly screened by vegetation, but glimpses can be seen through access gates. The short channelled changeable views are important in promoting the enclosed rural feel of the settlement. The river, water meadow and pasture feature heavily in views surrounding the conservation area and are an important element in understanding how Passenham originated and developed over time. The landscape has been integral to the survival of the settlement from the mill located at the river to the surrounding fields used for pasture. Modern intervention such a telegraph poles and cables is evident in views out of the conservation area, which detracts from its rural setting and environment. As well as a row of prominent telegraph poles to the east.

Figures 23-25: Views in and around the conservation area. From top to bottom

Figure 23: View east across the water meadows

Figure 24: View north along the main road out of the conservation area

Figure 25: View from the south into the conservation area

4. Spatial Analysis

Figure 26: Important spatial features in the Passenham Conservation Area. © Crown Copyright and database right 2015. Ordnance Survey 100022487

5. Architectural Analysis

5.1 Building age, type and style

The age and style of the built form varies. Structures associated with the Manor House are formal in style, the house and outbuildings exhibiting updated classical Edwardian proportions. The earliest section of the House dates to the 17th century, part of Banastre‟s layout, but has subsequently been altered throughout the centuries. The façade that exists today is a picturesque layout reflected around the former manor complex. St Guthlac‟s Church is the oldest structure in the village, parts of which date back to the 13th and 14th centuries with subsequent rebuilding and repair phases. The wagon roof chancel inserted by Banastre in the early 1600s is a distinctive and unique addition, an unusual form for a parish church. The interior exhibits a particularly impressive and decorative scheme with 17th century wall paintings, choir stalls and later Georgian box pews. All these elements help contribute to its Grade I listing. A significant number of barns and outbuildings remain. A number of these 18th and 19th century buildings have been converted to residential use with the addition of modern rooflights and dormer windows. The Grade I listed tithe barns at the Manor House are particularly impressive, one presumed medieval in date and the other a later 17th century addition. Although functional, the wealth of the manor was reflected in these buildings with impressive decorative elements including the arch-braced collar truss roof beams and the decorative braced eaves. Figures 27-29: Examples of building styles and materials in the conservation area. From top to bottom: The dwellings at the mill and Manor Farm are 18th century, evident in their classical Georgian Figure 27 - 18th century farmhouse with Georgian detailing proportions. The Old Rectory retains its earlier façade, but the rest was demolished and rebuilt Figure 28 - Converted outbuilding during the latter part of the 20th century. Figure 29 - Former mill, now converted to a residence Examples of later vernacular dwellings are found to the north of the conservation area where the Victorian estate cottages are situated.

5. Architectural Analysis

5.2 Materials 5.4 Windows

The built form is predominantly limestone and There are a combination of window styles coursed and squared in the older properties. across the conservation area. Sash windows This is replicated in the later dwellings and are more commonly found on the larger outbuildings across the conservation area properties with casement on the smaller including the modern rebuild of Gardner‟s dwellings and later conversions. The windows th Bungalow. Limestone is also found in the are mostly 20 century replacements of earlier boundary walls associated with the Manor ones, but have often used traditional timber House and church. materials. Unlike many villages Passenham does not Most of the dwellings have regular window exhibit extensive examples of brick, probably placement presenting a regimented façade. The due to the control exercised by the owners of distribution of windows is less ordered at the the manor on the surrounding built form and the Manor House adding to the picturesque local availability of stone. composition with a mix of sash, bay and casement windows. Brick is used as a substrate on the Georgian properties of Manor Farmhouse and Mill Cottage, but the façades are rendered to conceal the material below.

5.3 Roofscape Plain clay tiles are the most common roofing material with slate visible on some of the later properties. Due to the later insertion of dormer windows many of the traditional dwellings have multi-pitched roofs, a distinctive character of the area. Ridgelines tend to run parallel to the road. These vary in height due to different building phases and functions, with adjacent and rear barns and outbuildings tending to be of single or 1½ storeys. Chimney stacks are generally simple, built of red brick and situated either centrally or on gable ends. Decorative chimneys are evident on the Manor House indicating the historic wealth of occupants. Figures 30 and 31: Examples of timber windows in Passenham Conservation Area

5. Architectural Analysis

There are examples however of more modern 5.6 Positive buildings replacements with the use of PVCu and double glazing. Thicker glazing, non-functional glazing Figure 32 (overleaf) identifies buildings which bars and storm proofing all contribute to make a positive contribution to the character of undermining the character of the windows and the conservation area. This contribution may be are not deemed suitable replacements for in one or more of the following ways: traditional windows and materials. Modern  Buildings which provide evidence of the replacements should be sensitive to the original area‟s history and development material and design of the window.  Buildings of architectural merit Dormer windows feature heavily across the  Buildings which exemplify local vernacular conservation area offering a varied roofscape. styles These are found as additions to older traditional buildings and insertions to converted farm  Groups of buildings which together make a buildings. Rooflights are also found on positive contribution to the streetscape converted barns in some cases on front facing elevations. These openings are non-traditional There should be a presumption in favour of their and should be sensitively placed and designed retention in all but exceptional circumstances. to provide minimum disruption to the roofscape, A number of these important buildings are listed preferably on rear elevations. as they are of national importance due to their historic and/or architectural interest. It is an Lintels are composed of various materials. offence to undertake alterations to a listed Timber is common on vernacular dwellings and building without first gaining permission to do so outbuildings with brick on the later Victorian from the Local Planning Authority. cottages. Stone lintels are found on larger properties including decorative hood moulding. Brick and tile are the most common cill material.

5.5 Doors and porches

Timber is the most common material used for doors on both houses and outbuildings, these are usually of plank or panel design with some including glass panes. Although these are not original doors, the use of traditional material aids in creating homogeneity across the built form. Porches are not a dominant feature, although in some cases these extensions have been added.

5. Architectural Analysis

Figure 32: Significant buildings in Passenham including those listed buildings of architectural or historic interest © Crown copyright and database right 2015. Ordnance Survey 100022487

6. Boundary Justification

6.1 Background Passenham Conservation Area was first designated in 1985. This has been subject to review in 2015 and after public consultation at the start of 2015 the boundary was draw as detailed in figure 33 above. This appraisal has been the subject of public consultation and was adopted by the Council on

20 January 2016 at which time it became a material consideration in the determination of planning applications within the conservation area and its setting and other decisions.

It is considered that these boundaries appropriately delineate those areas considered to contribute to the significance of the conservation area.

7. Management Plan

7.1 Policy Context Such alterations to unlisted residential properties are often classed as permitted The Planning (Listed Buildings and development and out of the Local Planning Conservation Areas) Act 1990 places a duty on Authority‟s control with planning permission not Local Planning Authorities to formulate and required. publish proposals for the preservation and enhancement of their conservation areas. Conservation Area Management Proposals should be published as part of the process of area designation and review. Their aim is to provide guidance through policy statements to assist in the preservation and enhancement of the conservation area.

7.2 Threats Figures 34 and 35: A traditional sash window Passenham is an attractive rural hamlet (left) and a modern PVCu alternative with thicker, surrounded by a dynamic and changing natural non-functioning glazing bars landscape. However, there are a number of threats and issues arising which have the Figures 34 and 35 (above) show how altering potential to detract from its character and the windows in a property and replacing them setting. Addressing these now offers the with modern PVCu alternatives can change the opportunity to enhance the conservation area character of a property. It is often small and be aware of the impact of any future elements such as the increase in thickness of developments and changes taking place in the the frame, the change of opening mechanism village and surrounding area. Positive and the lack of functioning glazing bars that conservation management will ensure the on- alter the character of the property substantially. going protection to preserve and enhance the The character of the area can therefore be village‟s special character. quickly eroded through the use of Passenham was designated as a Restraint unsympathetic materials, designs and the loss Village in the South Northamptonshire Local of original features. Plan adopted in 1997 and saved on 28 The conversion of traditional farm buildings can September 2007. Policy H6 of the plan severely also pose a threat in a rural hamlet such as restricts development within the Restraint Passenham where building stock and Village akin to those on building in the open development is limited. The conversion of farm countryside. buildings to residential use can be invasive with the insertion of additional openings including One of the main threats to the built form is the cumulative often small-scale alterations that rooflights, the provision of utilities, sub-division occur to unlisted buildings within the village. of the interior and the gentrification of a These changes may include the replacement of functional building. Therefore, any residential traditional windows, doors, roofing materials, conversion of traditional farm buildings should inappropriate wall repairs and pointing with be managed sensitively and sympathetically to unsympathetic modern alternatives, which can the building with minimum intervention to retain cause the erosion of the character and the traditional character and appearance. appearance of the conservation area.

7. Management Plan

It is not just inappropriate alterations to 7.3 Management proposals dwellings that pose a threat. Ill-considered alterations and poor maintenance within the public realm can also result in the loss of an 1. Sensitive new development in the area‟s special character and appearance. conservation area Signage, street furniture and public utilities can Being a Restraint Village new development in have a cumulative effect on the quality of the Passenham is strictly controlled as per Policy streetscape. H6 of the Local Plan. Generally planning The surrounding landscape also has an impact permission will not be granted for residential on the setting of the conservation area. The development unless the need for extraction of sand and gravel from the adjacent accommodation can be clearly demonstrated, river valley has impacted some views out of the current stock is found to be inadequate and conservation area with modern intervention beyond economic repair and/or there are no evident from the historic settlement. Large scale suitable buildings which could be converted for permanent alterations and modern interventions the purpose. To be successful the design and to the surrounding landscape can have a form of the development must: detrimental effect on the setting of a rural  Be sited on approximately the same footprint hamlet such as Passenham. as the original dwelling

The aim of the management plan is not to  Of the same general size as the original prevent changes, but to ensure that such dwelling changes are sympathetic to and enhance the character and appearance of the conservation  The design and materials used reflect the st area. local style, whilst being distinctly of the 21 century

Action 1

New development must respond sensitively to the historic environment as per Local Plan Policies.

2. Protect surviving historic architectural forms

As a result of the quality of the buildings within

the village and the limited number of buildings that are subject to statutory protection, there has been some incremental loss of traditional architectural detailing and features in the conservation area. The replacement of traditional windows, doors and roofing with inappropriate materials and design is a negative

feature that affects both the individual building and the wider area.

7. Management Plan

Owners of significant properties, not just those the conversion of these units would be that are listed, should be encouraged to preferable to accommodate agricultural, maintain the traditional materials and features industrial or recreational use which is deemed that are found in Passenham. Owners are also less invasive than residential conversion. Where encouraged to replace inappropriate features these other uses are proved to be unsustainable with traditional materials. and residential conversion allowed the following restrictions will apply: Establishing a list of locally significant buildings and policies for their protection would be  No significant alterations will be required encouraged in the forthcoming Local Plan.  Design will be sympathetic to the existing Action 2 scale and form of the building

Consider the imposition of Article 4  One dwelling is permitted per individual Directions on buildings of significance building across the conservation area to ensure that Action 4 positive architectural details and features are retained and any alterations do not harm Conversion of traditional farm buildings for the character of the conservation area. residential use should be carefully considered. The design, scale and materials Action 3 used should be informed by guidance and Establish a list of locally significant advice from South Northamptonshire buildings and policies for their preservation Council’s Planning and Heritage as part of the forthcoming Local Plan. Departments to preserve the building and historic streetscape.

4. Boundaries Boundary walls and strong boundary lines are a significant feature of Passenham Conservation Area. Any new boundaries should be constructed of suitable material and be of an appropriate coursing and height to fit well with existing markers. Any new boundaries should be clearly Figure 36: New development at Gardner‟s Bungalow delineated. Any new or existing development replacing an older dwelling conforms to the scale and that is set back from the highway should create material found across the conservation area and blends sympathetically with the surroundings. strong boundary treatments to maintain and enhance the sense of enclosure. Action 5 3. Sensitive conversion of traditional farm buildings Boundaries which make a positive contribution to the character of the Due to the restrictions placed on development conservation area will be retained. New within Passenham the conversion of traditional boundary treatments should fit with the farm buildings to residential use may be a viable existing character. option and is already evident in parts of the conservation area. As stated in the Local Plan

7. Management Plan

Action 6 6. Renewable energy sources Any new or existing development that is set Whilst the council is supportive of the back from the highway should be sustainable energy agenda it also recognises encouraged to create strong boundary that many sources of renewable energy and treatments to maintain a sense of enclosure. micro-generation have the potential to harm the character and appearance of a conservation

area. Care therefore needs to be taken to 5. Traffic and road management balance the needs of climate change with the Passenham is a rural hamlet with a single road preservation of the historic environment. serving the village connecting it to the Action 9 surrounding settlements. Down towards the mill Encourage the sympathetic location of solar this bends severely to narrow passing places panels, wind turbines etc to inconspicuous with single file traffic. However, due to roofslopes and building elevations where Passenham‟s proximity to Milton Keynes and they will not have a detrimental impact on the main A5 road, during peak periods the the character and appearance of the village can receive excessively heavy volumes conservation area. of traffic. This has impacted greatly on the village with the increased noise level and additions to the public realm such as signage 7. Satellite antennas and markings. Due to this excessive load the road has been tarmacked in patches throughout Satellite and radio antennas are non-traditional the area detracting from the aesthetic and features which have the potential to disfigure homogeneity of the streetscape. the appearance of traditional buildings. Care must be taken to ensure that they are located Action 7 where they will not have an impact on the Encourage the implementation of traffic significance of heritage assets and the calming measures to lower the volume of character and appearance of the conservation traffic passing through the conservation area. area. Action 10 Action 8 Require the location of satellite antennas in Work with the highways authorities to inconspicuous sites to prevent harm to the improve surfacing to reduce the negative historic character and visual appearance of impact this has on the aesthetic of the the area. Planning permission is required to conservation area. install a satellite dish or other microwave antennas if they are to be sited on a chimney stack, wall or roofslope that faces onto or is visible from the highway.

8. Telegraph poles, lamp standards and overhead cables The visual impact of telegraph poles, overhead wires and lamp standards has the potential to Figure 37: The narrow winding lane in combination with the dominate and disfigure the character and large volume of traffic has led to numerous tarmacking schemes and the insertion of signs in the public realm. appearance of a conservation area. 29

7. Management Plan

This is particularly evident in Passenham where character of the conservation area. telegraph poles and wires are prominent in a Action 13 number of views, crossing over the road and detracting from the historic streetscape. There is Promote the sympathetic management of also no homogeneity of lamp standards with areas of open space within the conservation some attached to telegraph poles and other area, including verges and banks. more modern metal posts found. Action 11 10. Development affecting the setting of a Encourage the undergrounding of cables conservation area and wires and the replacement of It is important that development around the inappropriate street lighting to reduce the conservation area does not harm its setting. Any visual impact caused by overhead lines and development in or around Passenham which their supportive structures within the affects the setting of the conservation area conservation area. should have regard to views into and out of the conservation area, the setting of positive Figure 38: A proliferation of buildings and the character of the landscape. telegraph poles and wires interrupt views across the Action 14 historic streetscape and negatively impact the The impact of development on the character conservation area and appearance of the conservation area should be considered. This applies equally to activity outside the conservation area if it is likely to affect its setting. Action 15 Sand and gravel extraction is often time limited. Once this is complete appropriate

restoration to agriculture and/or water 9. Tree management and open spaces meadow should be sought. Passenham has a number of important trees within the conservation area. They contribute to 11. Protect archaeological remains the scale and form across the village, helping to define boundaries and promote the rural Passenham has been inhabited for centuries character of the settlement. Conservation area and buried evidence of occupation is likely to designation affords protection to larger trees remain in the village and surrounding from felling or lopping. landscape. Development proposals should take into account the potential for remains of Open space also forms an important part of the archaeological interest. Professional advice conservation area, especially the surrounding should be sought and appropriate assessment fields. These are important in understanding undertaken. and interpreting the hamlet and its evolution as an agricultural settlement. Action 16 Action 12 Development which involves below-ground excavation must have regard to the potential Large mature trees should be retained for remains of archaeological interest. wherever possible in order to preserve the

8. Sources of Further Information

8.1 Sources South Northamptonshire Council have also produced some guidance notes on conservation Baker, G (1822) The History and Antiquities of areas which provides further information on the County of Northamptonshire, Volume 1. what designation means. This can be found at London: JB Nichols and Son the following address: Bridges, J (1791) The Histories and Antiquities www.southnorthants.gov.uk/3891.htm of Northamptonshire, Volume 1. Oxford: T Payne There are also a wide range of national societies devoted to the study and conservation Brown, O.F & Roberts, G.J (1973) Passenham: of historic areas and buildings, a few of which The history of a forest village: an account of the are listed below: changing scenes of life in rural England. Stroud: Phillimore Society for the Protection of Ancient Buildings (SPAB) Department of Communities and Local Government (2012) National Planning Policy www.spab.org.uk Framework A good source of practical information about English Heritage (2011) Understanding Place: looking after buildings of all periods. Conservation Area Designation, Appraisal and Ancient Monuments Society Management www.ams.org.uk Pevsner, N (1973) The Buildings of Northamptonshire. London: Yale University Devoted to the study and conservation of Press ancient monuments, historic buildings and fine, old craftsmanship with a particular interest in church buildings. 8.2 Internet sources Georgian Group  www.british-history.ac.uk www.georgiangroup.org.uk  www.englishheritage.org.uk Interested in the study and conservation of 18th  www.mkheritage.co.uk and early 19th century buildings.

 www.visionofbritain.org.uk Victorian Society www.victoriansociety.org.uk 8.3 Acknowledgements Interested in the appreciation and conservation of 19th and early 20th century buildings of all With thanks to Old Stratford Parish Council, types. David Adams and the Friends of Passenham for the help and time in the course of researching The following sites are a useful source of local this document. history information:  http://www.nationalarchives.gov.uk Historic public records online. 8.4 Further information  http://www.british-history.ac.uk/ Further information on the local history of Digital library of local history resources Northamptonshire can be found at:

 Northamptonshire Record Office

 Northamptonshire & Oxfordshire Libraries

8. Sources of Further Information

8.5 Copyright All Ordnance Survey maps are reproduced under license. Ordnance Survey maps may not be copied or reproduced without the permission of Ordnance Survey. The text and photographs in this document may not be used for profit and must be appropriately referenced if reproduced.

8.6 Community involvement and adoption This appraisal has been subject to public consultation and was adopted by South Northamptonshire Council on 20 January 2016 at which time it became a material consideration in the determination of planning applications within the conservation area and its setting and other decisions. The appraisal is not intended to be comprehensive and omission of any particular building, feature or space should not be taken to imply that it is not of interest. Please note that the information contained within this appraisal is correct at the time of publication. South Northamptonshire Council cannot be held liable for any changes that may have occurred since that time.

Published in January 2016 by South Northamptonshire Council. The Forum, Moat Lane, Towcester, NN12 6AD. Website: www.southnorthants.gov.uk

Tel: 01327 322265 E-mail: [email protected]