South Stoke Conservation Area Appraisal - Bath and North East Somerset Planning Services - Draft - May 2011
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Bath and North East Somerset Planning Services South Stoke Conservation Area Appraisal Draft – May 2011
Contents Introduction 3 Summary of Special Interest 3 Assessment of Special Interest 4 Recommended Management Proposals and Boundary Changes 12 Community Involvement 14 Planning Policy Context 14 General Guidance 16 Further Reading 16 Glossary 16 Contact Details 17
Introduction
South Stoke was identified as being The appraisal identifies elements
of special architectural and historic which contribute to the character of
interest and was designated a the area and those that detract from
Conservation Area 21 July 1982. it. This provides the basis upon
The extent of its boundary which to develop proposals for
incorporates the main core of the preservation and enhancement.
village.
The preparation of the statement
The Council has a duty to preserve also enables the local community to
and enhance the character and partici¬pate in the identification of
appearance of Conservation Areas features which are important to the
in exer¬cising its planning powers, special character of the area in
and to periodically reappraise the which they live.
boundaries. This appraisal will be a
material consideration in the
determination of planning
applications.
Summary of Special Interest
Unusual hillside location and Facades and roof ridges follow
exceptional landscape setting on topographic contours
the southern edge of the Prominent position of the Manor
Cotswolds within the Cotswolds Farm which constitutes an early
Area of Outstanding Natural farm complex with rare surviving
Beauty late mediaeval agricultural
Village built into the slope of a buildings
valley overlooking the Cam valley A heritage anchored in a Saxon
affording fine extensive vistas Charter of 961
unencumbered by large scale Prevalence of historic buildings
modern development and boundary walls built of local
Contribution of natural landscape Oolitic limestone including Parish
features such as ancient Church of St James The Great of
deciduous woodland and narrow Norman origin
(and often steep) lanes lined with Interesting historic street furniture
hedgerows and features including listed K6
Spring-line settlement resulting telephone kiosk, historic post
from underlying geological box,
character Proximity to Somersetshire Coal
Small to medium irregular field Canal situated in the Cam Brook
patterns with hedgerow valley below
boundaries dating from Village pattern and grain that has
mediaeval period undergone little change and
Peaceful rural atmosphere with witnessed limited modern
little intrusion from traffic despite development
proximity to Bath Nucleated village form with
Absence of street lighting, traffic central village green
signage, adverts and footways Vibrant community aided by
Strong archaeological presence centrally located parish church,
and potential including the community hall and The
Wansdyke 400 metres to the Packhorse Inn
north, Roman villa sites and
industrial heritage of the
Somersetshire Coal Canal
3
Modern OS map of South Stoke
Assessment of Special Interest
Location and Setting deeply set with characteristic high interior of the Conservation Area
The village and Parish name of banks that meander freely across that is otherwise hidden from view
South Stoke derives from Old the floodplains of these valleys. and a link to the landscape beyond
English meaning outlying farmstead They are also an important from where its landscape setting
or hamlet, secondary settlement to contributor to local natural heritage and context can be viewed and
the south. It is one of many small and biodiversity including fauna and understood.
settlements to the south of Bath flora.
that has been able to maintain its
historic rural character and These steep river valleys provide a
tranquillity despite its proximity to a striking landform on the southern
busy urban centre. As the name most escarpment of the Cotswolds.
suggests, it is located just to the The landscape has typically been
south of the City of Bath on the side influenced by millennia of
of a small but steep river valley agricultural activity and there is a
typical of this area within the mixture of arable and pastoral land
Cotswolds Area of Outstanding cover in roughly equal measure. The
Natural Beauty. irregular field patterns tend to be
small to medium in scale, with
There are three main brooks that hedgerow boundaries.
flow through these valleys: the Cam
and Wellow brooks merge to form There are principally two public The village has a precipitous and
the Midford brook, which is a footpaths within the Conservation dramatic south facing position
tributary of the River Avon, and it is Area: one to the west that joins the
the Cam that the settlement sits Limestone Link national trail and
above. The landscape is another to the east that progresses
considerably influenced and to the south. These paths offer an
characterised by these small brooks interesting opportunity to view the
4
General Character and Plan Form atmosphere and character of the The absence of modern
The village possesses a nucleated village. development on the perimeter and
village green form with the route the way in which the village and the
through bisected by the Green, Because of the position of the landscape opens out before you to
which creates an interesting village, built onto the south facing the south as you enter from a narrow
circuitous route that necessitates a slope of the valley, vistas are a key and enclosed entrance creates a
slow passage through the village. and important element of the dramatic sense of arrival from the
For the most part it has a compact character of the place and views north. The juxtaposition and close
and close grained townscape with beyond the village are uninterrupted proximity of the village and city offers
some substantial buildings set within by development of any kind. South an intriguing and interesting contrast.
large grounds hidden from view by Stoke has miraculously retained its This, while not unique, is unusual for
trees and general plant growth. The physical and emotional separation a settlement so close to a large
route out of the village to the south and historical and architectural urban area but again is partly due to
descending into the valley below is integrity despite its close proximity the village ‘having its back’ to Bath in
remarkably steep and narrow to Bath, an aspect noted by Nikolaus being located on the side of a steep
providing a sense of drama and Pevsner writing in the 1950s: escarpment within a different valley.
atmosphere as one descends into
the countryside beyond the village. ‘The happy sight of a village still
Having entered the village it is easy entirely unsuburbanized, though only
to forget that there is a bustling and two miles from the main station of a
busy city within close proximity, such city’.
is the particularly peaceful rural
Landscape settlement having developed
The underlying geology originates organically within the landscape and
principally from the Jurassic period fitting into, and working with, its
and is dominated by Oolitic contours, gradients and
Limestone typical of the Cotswold geomorphology. This integration
range however the layers can be with the landscape is further
summarised thus in descending enhanced and augmented by the
order: use of local limestone in the
construction of the buildings
Forest Marble including the Parish Church of St
Great Oolite James the Great.
Fuller’s Earth
Inferior Oolite The surrounding landscape is also
Midford Sands close grained with myriad
patchwork of small irregular fields of
South Stoke sits within the different shapes and sizes with
Cotswold Area of Outstanding narrow steep sided lanes often
Natural Beauty (AONB) and overhung with trees and lined with
represents its southern most edge hedgerows. The surrounding fields, The Conservation Area has an
and is in recognition of the enclosed by hedgerow boundaries, outstanding landscape setting within
outstanding and special quality of have changed little since the the Cotswold AONB
the landscape. It also provides a mediaeval and post mediaeval
vitally important and crucial control periods having not been affected by
for development that could be the rationalising endeavours of the
potentially harmful to such a Enclosure Acts of the 18th and 19th
sensitive area in terms of both its centuries. In the valley below the
built and natural heritage. The settlement there is evidence of
settlement is located just outside mediaeval, possibly earlier,
the southern limits of the Bath enclosure of water meadows
World Heritage Site but within its described as ‘rich, wet grassland’.
immediate setting. There are also areas of ancient
mixed deciduous woodland
Despite its close proximity to the consisting typically of native species
suburban fringes of Bath the village including ash and oak with willow The buildings are typically constructed
feels entirely rural and distant from and alder lining the river banks. in local oolitic limestone
the city. There is a feeling of a
5
Historic Development estate lands of South Stoke, known
From the archaeological record (see then as Tottanstoc, to Bath Priory, a
Archaeological Significance) that Benedictine monastery of the
includes Bronze Age, Iron Age and ‘Church of the Blessed Peter at
Roman pottery potsherds, including Bath’. The estate later developed
Roman Samian Ware bowls, it into the manor and parish and
appears that the site has been remained in the ownership of the
occupied for thousands of years. Priory until the Dissolution at the
The archaeological record from the time of Henry VIII in the mid 16th
Roman period, as one might expect, century. The development of the
is especially significant and Roman manor would have given rise to the
villas have been discovered in close settlement as we know it today and
proximity to the Conservation Area. would have accommodated and
provided the agricultural labour for
The settlement was later occupied the manor estate and farm. The
in the immediate post-Roman Manor Farm complex of buildings is
period by the Anglo-Saxons who still in existence and constitutes an
were probably responsible for the important heritage asset of the
construction of the West Wansdyke Conservation Area’s historic
on the northern boundary of the character and environment.
village possibly in the late 8th or
early 9th century. It is thought that There is, however, no explicit
this formed a physical earthwork mention of South Stoke in the
boundary between the kingdoms of Domesday Book of 1086 and
Mercia and Wessex. Later Edgar, therefore its inclusion remains The ornate Norman north doorway
King of Wessex and crowned King somewhat obscure. It has been to the Church of St James
‘of the whole land of Albion’ at Bath suggested that its 5 hides were
in 973, in a charter of 961 gave the implicitly included in the 20 hides of
OS first edition map of 1885
6
Bath or the 9 hides allotted to churchwardens commented that the anecdotally evidenced by such
Monkton Combe although both Crown was a negligent absentee reactions as the one expressed by
assertions are merely educated landlord whose neglect of South Nikolaus Pevsner, included above.
conjecture. What is clear, however, Stoke had resulted in the decay of More objectively it is worth noting
is that Norman culture impacted on the Church. Further destruction to that in the 1801 census the
the settlement and this is evidenced the church was caused by the Great population of South Stoke was
by the ornate north doorway of the Storm of 1703 and the calculated as being 188 (95 males
Church of St James the Great, churchwarden’s accounts of the and 93 females) and has merely
dating from between 1160 and time record the subsequent approximately doubled since that
1170. repairing of the Church. time. The parish as a whole was
noted as possessing just 42
Following the Dissolution in the The village has undergone some dwellings at this time and although
1530s the Manor and its property changes from the mediaeval period this has obviously increased, the
were acquired by the Crown rather onwards and has witnessed village has experienced only minor
than being sold to private wealthy development in each subsequent modern 20th century development
landowners, as was the case with century, but the overriding mainly along the ridge. In the
much of the monastic property at impression is one of continuity and Conservation Area there are
this time. In 1555 the containment. This continuity is approximately 60 dwellings.
Activity and Former Uses author of the first geological map
The settlement owes its and regarded as the ‘Father of
establishment to the fact that the English Geology.’ There does not
surrounding area afforded the right appear to be any evidence as to
and appropriate conditions for whether either route had a significant
agricultural activity for all types, impact on the economy of South
including fertile soils for arable and Stoke or its development.
meadows and pasture for the rearing
of sheep and cattle. The existence of There is documentary evidence of a
Roman villa sites, which were brewery at the village in the 18th
essentially farm houses, is also century. However The South Stoke
testimony for the favourable Brewery was established in the
agricultural conditions. As with most 1830s and constituted an important
other settlements South Stoke’s industry in the village which has left
economy was principally agrarian its architectural mark with a number
until the latter part of the twentieth of extant buildings in the village. Part of the Manor Farm complex
century. The Manor Farm and other These include the vaulted storage
farms in and around the cellars which front on to Packhorse
Conservation Area are testimony to Lane which were used for the storing
this and provide historic physical of beer barrels. The brewery, having
evidence. Interestingly the Tithe Map suffered long-term major decline,
of 1840 shows four long fields where finally closed in about 1909 and
Plough Field is now situated just to some of the associated buildings
the north east above Springfield were demolished in 1921.
Nurseries and provides clear
evidence that strip farming was The mining of Fuller’s Earth was an
practiced in South Stoke. important industry in and around
South Stoke with extensive fulling, or The brewery vaults of the
The Old Post Office and Slipway tucking, mills at nearby. Midford and former South Stoke Brewery
were formerly the post office, was an intrinsic element in the
grocer’s and butcher’s although have success of the woollen industry
since been converted to dwellings. throughout the Cotswold region. The advantage of the fertile south facing
South Stoke quarry, opened in 1886 slope for horticultural propagation
The Somersetshire Coal Canal, and closed in 1894, was an open and market gardening in the late
constructed at the end of the 18th cast quarry situated just to south of 19th and early 20th centuries.
century in 1795 just to the south of Hodshill.
South Stoke, was to be later The church, community hall and The
superseded by the GWR branch line To the east there are the remnants of Packhorse public house, all of which
railway, which followed the route of the former Clifford’s Nurseries which are centrally located, provide for
the canal for much of its length. The was an important local employer vibrancy and hint at an active
canal surveyor was William Smith, within the Parish that took full community.
7
Archaeological Significance Fishponds have been identified as
South Stoke is rich in archaeology being of mediaeval origin also to the
and there is a significant south of the village. Much of the
archaeological potential within the discovery and finding of this
parish. The most important archaeological record has come
archaeology is arguably the about from incidental activities over
presence of the West Wansdyke, the last 200 years although there
which is a substantial linear has been some limited
earthwork of Anglo-Saxon origin archaeological field work and
and a Scheduled Ancient excavation undertaken by early 19th
Monument situated just to the north century antiquarians and latterly in
of the settlement and, being the the late 20th century. Therefore it
northern boundary of the Parish, can be concluded that there is a
provides a physical boundary considerable archaeological
between South Stoke and Bath. The potential in and around South Stoke
Wansdyke as it proceeds through that should inform all future
Bath has been unfortunate in having development.
been severely compromised by the
modern development of suburban There is also an industrial
expansion. archaeological presence in the form
of the remains of the disused
Predating the Wansdyke is an Somersetshire Coal Canal that lay
The Packhorse Inn and the Village Hall
together with the church are important unsurprising and considerable just to the south of the Conservation
social centres for the village Roman presence including the Area and also the GWR branch line,
Fosse Way that runs just to the west Limpley Stoke to Camerton Railway,
of the settlement. One Roman villa that superseded it and indeed it was
site has been identified and two largely constructed along the route
other sites regarded as being of the canal.
possible sites from the
archaeological record in and around From the rich and significant
the village: one to the east at South archaeological record it is obvious
Stoke House described as being of that the archaeological potential is
‘high status’, one to the south east considerable and this should inform
at Southstoke Hall and another to any decisions regarding future
the west at Sulis Manor. Various development both inside and
artefacts have been discovered at outside the Conservation Area. This
these sites including carved is particularly the case regarding the
masonry such as columns and West Wansdyke earth work, which
capitals, sarcophagi complete with has already been significantly
human remains and grave goods of compromised by previous
Samian ware pottery. The last development in the 20th century.
excavation at these sites was in South Stoke, therefore, should be
2002. Samian ware and many other regarded as a fragile and vulnerable
items have also been found in historic environment that requires
gardens in the Conservation Area careful consideration in all future
and surrounding fields including planning decisions.
items from the Bronze and Iron
Ages. Other Roman finds have been
found to the south of the village at
Hodshill.
8
There are outstanding views into and out of the Conservation Area
Key Views and Vistas There are also outstanding views to
Because of the elevated position of be had looking outwards from just
the Conservation Area, built on the outside the Conservation Area from
side of a steep valley side, it the Grove Path and from the
intrinsically benefits from Millennium Viewpoint to the west
outstanding long range views to the and outside of the Conservation
south and into the valley below. Area.
There are countless positions within
the conservation Area where one The principal views into the
can experience these views. The Conservation Area are to be had
principal view points are from the from Hodshill where the setting of
southern part of the churchyard, the the compact village and
Green, the north east corner at Pack Conservation Area can clearly be
Horse Lane, Old School lane from seen. This view is important to
the Packhorse Inn which affords a understanding the setting of the
medium range view into the valley Conservation Area and how it might
and from the far west of the be compromised by development
Conservation Area, which affords ‘spillage’ from Bath. From this
medium range views to the north position its setting and landscape
and long range views to the south context can clearly be viewed. Both
west and also views of the western of these external vistas illustrate the
edge of the Conservation Area. short distance between Bath and its
importance in maintaining the
compact form of the village and its
particular and separate historic
identity.
9
South Stoke Conservation Area
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Cotta
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HORSE
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Cottage
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Christmas
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Old
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Cottages rds Listed buildings
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Locally important buildings
Important green spaces
Important views
Landmark buildings
Conservation area boundary
Proposed Conservation
area boundary
11The prevalent building style is mainly modest 2-storey cottages interspersed with more substantial, grander buildings which provides for an attractive variation in character Architectural and Historic Qualities of the Buildings The Conservation Area benefits beautiful and atmospheric historic The predominant building material is from a good number of attractive environment. The Church has a local Oolitic limestone and the listed buildings which include the strong visual connection to the architectural style is typical for the Manor Farm and farm complex Manor Farm and other buildings in region which could be described as which has some extremely this area and forms a very important Cotswold vernacular dating typically interesting and rare survivals such grouping occupying a prominent from the 17th century. There is as the 15th century tithe barn, late position from the centre to the some architectural variety, however, 16th century dovecot and early 19th western edge of the Conservation with the presence of some century horse engine house. The Area. substantial polite classical buildings farmhouse itself dates from the and Gothic style Regency and early 17th century. The Parish The Packhorse Inn has a date of Victorian villas. However the Church of St James the Great, 1674, although it has been predominant style is modest constructed of local limestone, suggested that it incorporates an 2-storey cottages. The use of local dates from 1160 to 1170 and has an earlier building possibly of limestone rubble in the construction outstanding ornate carved arch over mediaeval origin. It is a typical of boundary walls and in many of the north door. The church has Cotswold style building with attic the buildings is ubiquitous, much of typically undergone changes gables, relieving arches and drip or which is exposed natural stone throughout its history right up to the hood mouldings above the although the earlier buildings would mid-Victorian period. There are windows. It is a former farmhouse have been either lime washed or some outstanding churchyard originally named The Breath, lime rendered. The general form of monuments many of which are although it seems likely that this is a the buildings is low rise with many listed in their own right. The misreading of “Breach” meaning small short terraces which follow churchyard is interesting in the way land newly broken up by ploughing, the contours on the valley slope. the north and west sides are closely and became a public house in the Roof materials vary with some slate, bounded by the backs of some very mid 19th century. This building, some local Forest Marble stone tiles attractive small cottages called The along with the Manor Farm and which are still in existence on the Grange at the Manor Farm with no Parish Church, is an important and Manor Farm buildings and the back yards, gardens or boundary significant building within the Church of St James but the walls. This results in an unusually Conservation Area. predominant material is clay domestic sense of enclosure to the pantiles. church and a feeling of intimacy to a 12
A more substantial building to the The Priory is another significant and
east is Southstoke Hall constructed prominent building in the middle of
in Bath limestone. It was originally a the Conservation Area dating from
small building dating from medieval 1850 in a Tudor Gothic style and,
times constructed around a although it differs significantly with
courtyard. It was added to in the the small scale local vernacular
17th and 18th Centuries and an buildings, it is an impressive
ashlar facade was added to the building.
south facing front of the building in
c.1800 at the same time as the east Priory Cottage, adjacent to The
wing was added. It has an Priory, is a mid 18th century barn
interesting building at the entrance conversion and is more typical of
named The Lodge dating from the the local vernacular with ovolo
mid 19th century in a Gothic style mullion windows, timber casements
decorated with idiosyncratic and rendered finish to the walls.
carvings of green men and
grotesques. The iconic historic K6 telephone
kiosk occupies an prominent central
The Stable House, originally the position just to the western edge of
stables to Southstoke Hall, is an the Green and constitutes an
attractive building from the late 18th important element of the historic
century. public realm and street furniture.
The Brewery House, which The churchyard has many highly
occupies a prominent position interesting, outstanding and unusual
within the centre of the village just monuments one of which is on the
above the Green, was built for the B&NES’ Buildings at Risk Register.
owner of the former South Stoke
Brewery. This is a Regency Gothic
Revival villa dating from 1820 to
1830 and has stucco rendered finish
and typical crenellated parapet
detailing.
13Locally Important Buildings To the south there are The Parish
There appear to be many unlisted Hall and a number of very attractive
buildings dating from the 17th 18th cottages such as:
and 19th centuries, which are
mostly small cottages built of local Packhorse Cottage
limestone, in the Conservation Area Snowdrop Cottage
that can be regarded as possessing Sunny Side
architectural historic merit and as Rose Cottages
such make a considerable School House
contribution to local distinctiveness. Malthouse Cottage
There are many houses and Ivy Cottages
cottages to the north and north Old School House
eastern corner that provide a good Russell Cottages
example of this including: Victoria Cottages
Packhorse Cottages
South Knoll Courtmead
Hillside Cottage Shepherds Mead
Quoin Cottage
Upper Cottages The cottages just to the east of the
The Old Post Office and Slipway churchyard, Russell Cottages and The locally important buildings make a
(see the “Slipway” relating to the Victoria Cottages, form an attractive significant and positive contribution to
historic footway at the eastern group and contribute positively to the character of the Conservation Area
edge of the Green and the setting of the Church and Manor
Opportunities for Enhancement Farm. Within the Manor Farm
and Recommended Management building complex there is an
Proposals) outstanding granary style of building
The Old Vicarage centrally located and a barn or cow
Brewery Cottage shed to the north west corner
Longhope although these buildings are
Pound Cottage protected by being within the
Beech Cottage curtilage of the Manor Farm.
Chestnut Cottage
Barleybrake It is clear that some of these
buildings may warrant being listed
in recognition of their architectural
historic merit and heritage assets
and they may be, therefore, worthy
of further investigation as part of the
management proposals.
14Trees and Green Spaces Opportunities for Enhancement
Trees are an important feature of the Although the Conservation Area is
Conservation Area particularly obviously well cared for there are
within the boundaries of the more however some opportunities for
significant buildings such as the enhancement and indeed the
Manor Farm, Southstoke Hall and community has already undertaken
The Old Vicarage. Species in these some important work. For instance
areas include mature Cedar and a the removal of telephone poles and
plethora of beech and other the relocation of cabling
deciduous species. underground. This has had an
extremely positive impact on the
The small gardens in the village, particularly in the centre
Conservation Area are mostly around the Green. Further telephone
attractive and charming cottage pole removal is being planned by
style gardens planted with classic the community and the Council
varieties and vegetable plots. These would greatly encourage this.
gardens are often framed by ‘cock
and hen’ limestone walling and on To the west of the Green there is a
an incline and constitute an defunct water trough that could be
important element of the character rebuilt using local natural stone
of the Conservation Area and make which would be an attractive central
a very positive contribution. focal point and bring the noise of
moving water which would create
The presence of inappropriate tree an attractive ambience in an area
species, such as Leylandii, is limited much used by the community.
and instead there is an abundance
of appropriate deciduous broad leaf The Green itself is an important
trees including many native species. central feature and focal point much
used by the community and visitors
The Green is centrally located and although there are some minor
as such is an important feature and improvements that could be made.
visually ‘softens’ the hard surfaces For instance there has been some
that dominate this part of the planting with domestic plant
Conservation Area. The churchyard varieties that detract somewhat
also constitutes an important and from the traditional character of the
attractive green space that also Green and their removal would
affords outstanding views. improve its appearance.
The two footpaths within the There are some utilitarian tubular
Conservation Area to the east and steel handrails, for instance such as
west provide access to important those that are situated on the
green spaces. The footpath to the Slipway, which could be replaced
east is lined with mature tree with those of a more appropriate
species such as substantial style, and also on the southern side
chestnut trees and affords glimpses of the main access to the Packhorse
into attractive formal gardens and Inn, which adversely affect its
hedge bounded fields. The footpath setting. The frontage to the
to the west, known as the Grove Packhorse Inn would generally
Path, is bounded by soft verges benefit from improvement works in
Green spaces are an important element
of the Conservation Area with a thick tree canopy and leads order to enhance the setting of this
to the western extremity of the important building within the
Conservation Area where are Conservation Area.
outstanding views to the south west
and into the Cam Brook valley. The Slipway that runs to the eastern
edge of the Green is an attractive
The grounds to Southstoke Hall and and interesting historic footway
the Vicarage offer significant and although it has been much
attractive green spaces within the neglected in recent times and as
Conservation Area and make a such inhibits use by pedestrians.
positive contribution to its setting. This requires considerable
15improvement in order to make it
more useable for pedestrians and
also to return it to its former and
original condition as an important,
attractive and useable historic
feature. It should be noted that the
community has entered into
discussions with the Council
regarding this matter having
identified it is a priority for works of
enhancement within the
Conservation Area.
Many of the boundary walls have
been re-pointed using cement and
any future work should be
encouraged to use lime mortars to a Modern development and
colour that matches the local suburbanisation has had a negative
limestone. Boundary walls are impact on the Conservation Area
traditionally constructed in dry
stone style, indicative of the
Cotswold region, and any new or
replacement walling should be
constructed with reference to this
vernacular style.
Negative Areas General Condition
The modern development at the The condition of the South Stoke
northwest of the Conservation Area Conservation Area is generally
occupies a prominent position and excellent and it is obviously a village
deviates considerably from the style that is being greatly cared for which
and character of many of the is a result of considerable local
historic buildings in the village. They community pride. It has been able
are of an architectural style that is to retain its separate and individual
having a negative visual impact on identity and rural atmosphere
the Conservation Area and notwithstanding its very close
adversely affects the setting of proximity to the outer fringes of
adjacent and significant historic Bath. Importantly this has been the
buildings such as the church and case since its beginnings as a
the eastern part of the Manor Farm. settlement approximately 1500
Their open and prominent position years ago.
exacerbates their negative impact
as do the garages built into the Apart from one churchyard
bottom of the slope that they monument there are no other
occupy. buildings at risk within the
Conservation Area. Generally the
There are a number of historic condition of historic buildings,
buildings, some of which were traditional walling and other
former agricultural buildings which surfaces and green spaces can be
have undergone insensitive considered to be in excellent
conversion and have been condition.
somewhat suburbanised and fitted
with inappropriate doors and
windows including plastic. This not
only affects the buildings but also
There are some opportunities the setting of adjacent buildings and
for enhancement the Conservation Area.
16Recommended owners of Ivy Cottages should be
encouraged, when replacing
Management doors and windows, to use
appropriate design and materials
Proposals and in order to reinstate the original
Boundary Changes appearance of what should be a
unified terrace. Where there are
surviving original doors such as
The modern development just to
the right hand door in the image
the north of the church as
above these should be replicated
discussed above constitutes one
and there removal discouraged.
of the most significant negative
This attractive terrace could be
features of the Conservation
further improved for instance by
Area. As such careful
replacing the hard standing to the
management proposals should
front with a more appropriate
be put in place to mitigate its
surface treatment
impact. However in the long term
this may be regarded as an
There are some unlisted historic
opportunity site for good quality
buildings that should be
redevelopment
Ivy Cottages form an attractive terrace considered for being listed
The utilitarian tubular steel of locally important buildings that have
undergone insensitive alterations that The community has instigated
handrails in evidence throughout
have had a negative impact on their and undertaken the removal of
the village should be removed
appearance such as inappropriate many of the telephone poles and
and replaced with some of a
modern replacement doors and cables which has been installed
more appropriate style. Indeed
windows. The door on the right of the below ground. This has had a
there are existing historic
photographs is the original door. significantly positive impact on
examples which could provide
the setting of the Conservation
guide to an appropriate style for
Area and therefore the removal of
the replacements
the remaining poles should be
greatly encouraged
The Slipway historic footway The use of modern materials
requires considerable such as cement should be
The Green has been planted with
improvement and following discouraged when considering
some inappropriate domestic
investigations and research this repair to historic buildings and
garden varieties which detract
should be restored to its former boundary walls. Where cement
from its central community and
original condition using local has been used in the past owners
civic function. The removal of
craftsman and locally sourced should be encouraged, when
these species would improve the
materials. It is noted that there is appropriate, to replace this with
appearance of this important
considerable community support lime based mortars
green space making it more
for such a scheme and indeed
appropriately open and
preliminary proposals have There are some historic buildings
accessible as a community
already been put forward that have been fitted with
meeting place and leisure area
inappropriate plastic windows
and these are discordant with the
The defunct village water trough
traditional style and construction
to the west of the Green should
of the buildings. The result is that
be reinstated using local
they have a detrimental affect on
craftsman and locally sourced
the building and the setting of
materials
listed buildings and the
Conservation Area as a whole.
Any future boundary treatments
Owners should therefore be
should consider the local
encouraged to replace or
Cotswold vernacular style of dry
reinstate them with traditional
stone walling with cock and hen
timber windows and should be
capping
regarded as improvements that
will have significant benefits not
The front of the Packhorse Inn
least regarding issues of
sustainability. For instance, the
17Article 4 Directions could be ‘…an area of special architectural or
implemented to safeguard the historic interest, the character or
traditional style of the doors and appearance of which it is desirable
fenestration of the unlisted to preserve or enhance’.
buildings
The quality and interest of the area
The setting of the village and its as a whole, rather than individual
Conservation Area is an intrinsic buildings, is the main consideration
and highly important element of when designating such areas.
its character and the visual
Brantwood
envelope that it is contained Designation introduces a general
within should be preserved Nurseries, and they form an control over the demolition of most
attractive group of historic buildings, and tree felling/surgery.
The churchyard of St James buildings that contribute to the The scale of extensions that may be
church has a chest tomb that is character of the Conservation added to existing dwellings as
on Bath and North East Somerset Area. Furthermore this site from “permitted development“ is also
Council’s Building at Risk where the former nurseries limited. Designation has some
Register (BARs) and would operated contributed to the resource implications for the local
benefit from some careful and social, economic and cultural life authority and owners and occupiers
sensitive conservation of the village and can be of property within the area because
regarded as a significant aspect of increased statutory controls and
of its later historic development. particular requirements for the
2011 Conservation The buildings are regarded as repair or alteration of existing, and
Area Boundary making a positive contribution to
the Conservation Area
construction of new buildings. For
most owners however these
Changes implications are outweighed by the
cachet of designation, and the
Reassessment of conservation area Community tendency of controls to enhance the
boundaries is one of the purposes
of an appraisal and as such the
Involvement value of property within the area.
Designation also provides the basis
boundary has been amended to for policies designed to preserve or
Public support and involvement is
include: enhance all aspects of character or
essential to the successful
appearance that define an area’s
management of conservation areas
The area to the northwest to special interest.
and as such this first draft has been
include the entire estate and
sent to the South Stoke Parish
parkland of Brantwood House, Section 71 of the Act requires the
Council for comments and
which is an outstanding and local planning authority to
consideration. Furthermore the
significant historic building in the periodically formulate and publish
preparation of this draft has already
spirit of the Arts and Crafts and proposals for the preservation and
been undertaken with the kind and
of a Jacobean style utilising local enhancement of conservation areas
helpful assistance of individual
materials and architectural within the district. Section 72
members of the Parish Council who
detailing. It is set within requires that in considering
have provided invaluable assistance
substantial and attractive applications for development in a
and excellent advice and
grounds and ornate gardens Conservation Area, attention shall
suggestions.
which contain some significant be paid to the desirability of
tree species including a mature conserving or enhancing the
Cedar. When viewed from the Planning Policy character of that area.
south at Hodshill it is apparent
that Brantwood is part of the Context Conservation Area appraisals are
village and makes a positive considered by English Heritage to
contribution to the Conservation A Conservation Area is designated be vital to the conservation of these
Area under the provisions of Section 69 special areas. The content of this
of the Planning (Listed Buildings statement is based on the
To the north east along and Conservation Areas) Act 1990 suggested approach set out by
Packhorse Lane there is a group and local planning authorities are English Heritage.1
of substantial late Victorian and required to determine which parts of
Edwardian villas which were its area are areas of special Change is inevitable in most
associated with the former architectural or historic interest. A conservation areas. The challenge is
nurseries known as Clifford’s conservation area is defined as: to manage change in ways that
1 Guidance on conservation area appraisals (2006) and Guidance on the management of conservation
18 areas, English Heritage (2006)maintain and reinforce an area’s
special qualities. Inappropriate
environment. The Council’s
emerging Local Development
General Guidance
development and increases in Framework (LDF) is being prepared and Policy
motor traffic on narrow country within the context of national
lanes are some of the things that planning policy. The Core Strategy Saved policies from the Bath &
can negatively impact on is the key policy document for North East Somerset Local Plan
conservation areas and therefore B&NES Council and will put in place 2007
need to be avoided if the character the strategic planning framework to Bath & North East Somerset,
of rural conservation areas is to be guide change and development Living in a Conservation Area,
maintained. once adopted. It will include broad 2003
policies relating to the built and Bath & North East Somerset
South Stoke is recognised as a rural historic environment. Streetscape Manual, (Adopted
settlement located within the April 2005)
statutory Green Belt where the More detailed planning policies Archaeology in Bath and North
policy towards significant levels of regarding the historic environment East Somerset: Supplementary
new development is restrictive. This are to be found in the Bath and Planning Guidance 2004
purpose of the Green Belt is clearly North East Somerset Local Plan, Rural Landscapes of Bath and
of the utmost importance to the which will be ‘saved’ until replaced North East Somerset: A
integrity of the South Stoke by the Council’s LDF. Landscape Character
Conservation Area. Assessment, Adopted as
It had been expected that the new Supplementary Planning
Furthermore South Stoke is situated LDF should be consistent with high Guidance 2003
within the Cotswolds AONB and as level regional spatial strategies. The Avon Historic Landscape
such there are significant controls relevant regional spatial strategy Characterisation Methodology,
and policy designations of the envisaged a significant increase in Chapman, 1997
Cotswolds AONB Management Plan new housing and employment Cotswolds Area of Outstanding
that also apply to planning control in development at Bath which have Natural Beauty Management Plan
the Conservation Area. the potential to impact on rural (2008-2013)
areas on the fringes of the city. At Guidance on Conservation Area
The location of South Stoke within the end of May 2010 however the Appraisals, English Heritage,
the setting of the Bath World Government announced that it 2005
Heritage Site is also a contributory would abolish regional strategies Guidance on Conservation Area
factor in the need to preserve and and return decision-making to local Management Plans, English
enhance the area. The UNESCO Councils. The need for housing in Heritage, 2005
Report on the management of the the locality however remains, and Conservation Principles: Policies
Bath World Heritage Site recognises the Government is expected to & Guidance – for the Sustainable
the need in paragraph 7 of its develop proposals for affordable Management of the Historic
decision paper ‘to enhance the housing in certain parishes. Environment
protection of the surrounding Therefore a need remains to ensure Planning Policy Statement 5:
landscape of the (World Heritage that the setting of the Conservation Planning for the Historic
Site) to prevent any future Area is recognised and protected. Environment
developments which could have “Analysis of Conservation
adverse and cumulative impact Potential” – the original Wansdyke
upon the Outstanding Universal Council map defining the existing
Value of the World Heritage Site’. Conservation Area as designated
in 1982
The legislation for Conservation The 1984 revision to the Statutory
Areas runs parallel with general List of Buildings of Special
planning legislation and there will be Architectural or Historic Interest.
a need to ensure that appropriate Bath & North East Somerset
linkages are in place under the new Local Plan 2007
regime. Bath World Heritage Site Setting
Study: Information Paper 2009
Planning Policy Statement 5: Avon Historic Landscape
Planning for the Historic Characterisation (1995)
Environment (PPS 5) sets out
national planning policies regarding
the conservation and the
preservation of the historic
19Further Reading Glossary Contact Details
The Book of South Stoke with Listed Buildings: Buildings on the Bath & North East Somerset Council
Midford: The History of a Parish Statutory List of Buildings of Special Planning & Transport Development
ed Robert Parfitt (2001) Architectural or Historic Interest PO Box 5006
compiled by the Secretary of State Bath
Rural Landscapes of Bath and for Culture, Media and Sport under BA1 1JG
North East Somerset: A the Planning (Listed Buildings and
Landscape Character Conservation Areas) Act 1990 Telephone: (01225) 477000
Assessment, Supplementary
Planning Guidance, April 2003 Conservation Area: Defined by Further contact details can be found
English Heritage as ‘areas of special on B&NES Council’s website:
The Archaeology of Avon: A architectural or historic interest, the www.bathnes.gov.uk
Review from the Neolithic to the character of which it is desirable to
Middle Ages, ed Michael Aston preserve or enhance’. Some Contact for advice regarding:
and Rob Iles, Avon County permitted development rights are
Council removed for owners of buildings in Listed Buildings and Listed
a Conservation Area and special Building Consent
Buildings of England: North planning controls may apply Archaeology
Somerset and Bristol, Pevsner, Conservation Area Consent
N. (1958) Article 4 Direction: A direction Works to trees within
under Article 4 of the Town and Conservation Areas
Country Planning (General Planning Permission
Permitted Development) Order Planning Policy
1995. Article 4 Directions remove Urban Design
specified permitted development
rights and can be made to cover All the above teams are located in
parts of a Conservation Area where Planning & Transport Development
there is a clear and immediate based at offices in Bath.
threat to the amenity of the area
Historic Environment Record
(HER): This is a database of
heritage assets and historic and
archaeological monuments and
administered by B&NES. The
information is primarily used as a
planning tool for desk top
assessments for the historical and
archaeological significance of sites
Tree Preservation Order (TPO):
An order made by a Local Planning
Authority in respect of trees or
woodlands to prohibit works to
trees without consent (part VIII of
the Town and Country Planning Act
1990 and the Town and Country
Planning (Trees) Regulations 1999)
This document about the South Stoke Conservation Area can be made available
in a range of community languages, large print, Braille, on tape, electronic and
accessible formats from Planning Services on 01225 394100
Prepared by Bath & North East Somerset Council Planning Services.You can also read
