architecture - wychavon

��Broadway Conservation Area Appraisal

Principal buildings are sited to the front of linear plots, typical of a medieval town plan

At the eastern end of the upper High Street buildings on the narrow linear plots of the medieval town give way to a more informal pattern of large houses and former farm buildings set in large plots, some sited at the roadside and others set back in gardens.

On the approach roads to the village centre, in Station Road, Church Lane, Leamington Road, Church Close, Springfield Road and Pye Corner, buildings are more loosely scattered in large or small plots relative to their size and status, with larger houses set in large gardens and smaller houses and cottages set in smaller rectangular plots. In West End Lane and Snowshill Road buildings are interspersed with large areas of open space giving significant gaps between development as the village gives way to open countryside.

With occasional exceptions buildings in the High Street are set on consistent building lines. Those in the lower High Street are sited immediately behind the pavements to form a continuous tightly packed line of buildings flanking both sides, and roughly following the line, of the road. This pattern is repeated in the upper High Street until it fragments into the looser pattern of buildings at its eastern end. Here, some buildings are sited immediately to the rear of the pavements while others are set back behind front gardens or in large plots, with no particular pattern prevailing. On the approach roads, in Station Road, Church Lane, Leamington Road, Church Close, Springfield Road, Pye Corner, Snowshill Road and West End Lane, the pattern is varied, with some set at the roadside and others set behind front gardens.

In most cases buildings front the roads with their ridges carried in approximate alignment. A few depart from this pattern and present their gables to the roads, notably the small cottages in the upper High Street.

Modern development has obscured some of the medieval plan in parts of the conservation area. This is most apparent in the rear of plots backing onto Colletts Fields and Back Lane, and on the north side, and occasionally on the south side, of the upper High Street, where plots have been sub-divided, and in some cases the original rectilinear plots have been overlain with new plot definitions. The distinctive medieval plan is a key element of the special interest and character of the Broadway Conservation Area and development in the rear of plots is eroding this character and special interest.

Nevertheless, the historic plan form of the early medieval town is still distinctive in much of the conservation area and is a significant element of its special historic interest, character and appearance.

ArchitectureThere is a wide variety of building types and designs in the Broadway Conservation Area, spanning several centuries of social and architectural history. Until the introduction of modern construction methods and designs in the mid 20th century, most buildings, however, share common design characteristics, regardless of their date and status. They have limited spans dictated by historic building construction methods; in stone buildings, windows and doors are usually positioned as far from corners as possible; verges are shallow with no barge boards; eaves are plain; chimneys have corbelled cappings and are a prominent feature of all residential buildings.

Houses and CottagesThe majority of buildings are dwellings, ranging from very modest cottages to substantial houses, and representing a range of building designs and architectural styles from the 14th century through to the present day.

Dwellings are from five distinct architectural periods:

• Medieval

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�� Broadway Conservation Area Appraisal

• Post-medieval to early 18th century

• 18th and 19th centuries

• Early 20th century

• Modern

MedievalDwellings from this period in Broadway date from the 14th to mid-16th centuries. Those that have best survived are the manor houses and the houses of the monastic establishment, which were exceptional in their quality of construction. The Grange and Prior’s Manse are good examples, both dating from the 14th century.

Prior’s Manse - a medieval house of hall and cross wing plan

Buildings from this date have a hall and cross wing plan, and are single storey with attic to two storeys with attic in height, with simple steeply pitched gabled roofs. Chimneys are typically placed part way along the ridge. Pointed or flat head stone mullioned casement windows are set under drip moulds and placed on the centre line of gables, with a less ordered arrangement on other elevations. Pointed head doorways are set off centre in the main elevation.

There are several buildings in the High Street dating from this period. Most have been modified by later alterations and additions and are not readily apparent as medieval houses from their outward appearance. Forge House has a characteristic hall and cross wing plan with later alterations to its fenestration. Bankside and Barn Close are thought to have medieval remains within their 17th century construction. Court Farm has 14th century remains.

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Forge House. Medieval remains within a later construction

Barn Close. Medieval remains within a later construction

Court Farm has 14th century remains.


Post-medieval to early 18th centuryThis is the period when most buildings of familiar Cotswold character were built in Broadway. Buildings from this period, whether small cottages or large houses, are of the distinctive Cotswold vernacular, a local style of stone building handed down from generation to generation.

Houses from this period have a simple rectangular plan, developing into an H or L-plan in larger houses, and are two storey with attic to four storeys in height with striking high gables or stone gabled dormer windows on front elevations.

In common with medieval houses they have steeply pitched, gabled roofs and stone mullioned casement windows under drip moulds placed on the centre line of gables. Roof plans are more complex with high projecting gables. Chimneys are symmetrically placed on ridges at gable ends. Fenestration on elevations is more ordered, with windows centrally placed under front gables as in side gables, and diminishing in size as they ascend the elevation, with the largest windows on the ground floor diminishing to the smallest on the upper floor. Doors are centrally placed in the main elevation.

Post-Medieval house. Steeply pitched roof and ordered fenestration with diminishing windows of mullioned casements under drip moulds

High stone coped gables, often capped with carved finials, tall elegant chimneys with stacks often diagonally placed, and floors frequently defined by string courses, are distinctive features of houses from this post-medieval period.

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Post-Medieval house. Large gable dormers and symmetry in fenestration and chimney positions

Post-Medieval house. High projecting coped gables capped with carved stone finials and floors defined by string courses

Post-Medieval building. High prominent gables and ordered elevation of diminishing windows


Post-Medieval building. Prominent chimneys with decorated diagonal shafts

Post-Medieval building. Solid planked door set in moulded stone surround

Post-Medieval window detail. Stone mullions with wrought iron casements and drip mould

Cottages have simple rectangular plan forms, simple, single ridge steeply pitched gabled roofs, and are very modest in size and scale, generally one storey with attic in height. Chimneys are placed on gable ends or part way along the ridge. In common with houses, windows in stone cottages are stone mullioned casements, centrally placed in gables and principal elevations, with a more random pattern on other elevations, usually diminishing in size as they ascend the elevation. Doors are placed on principal or secondary elevations and are solid boarded.

Post-Medieval cottage. Simple rectangular plan, single ridge steeply pitched roof and simple fenestration


Post-Medieval cottages. Modesty and simplicity in size and design, with steeply pitched roof and simple fenestration

Post-Medieval cottage. Simple plan and fenestration

Post-Medieval cottage door. Solid planked doors are characteristic

18th and 19th centuriesDwellings from this period show the influence of the classical style of pattern books and a move away from the vernacular to more grand architectural ideas.

Houses exhibit characteristics of townhouses found elsewhere. They revert to simple rectangular plan forms, simple steeply or moderately pitched roofs with a single ridge, and are two storeys with an upper floor in the roof space often lit by dormers. Chimneys are placed on the ridge at each end gable. Gables are coped. Classical influence is seen in symmetry in main elevations, with equal sized and spaced tall sash windows either side of a centrally placed panelled door with columns, architrave, pediments and occasional fan or transome lights. Bay windows are often present on principal elevations and string courses frequently divide the upper and lower floors.

18th and 19th century houses. Classical influence seen in symmetry in main elevations, ordered placement of carefully proportioned windows and doors, classical detailing of pediments, columns and fanlights

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18th and 19th century houses. Classical influence seen in symmetry in main elevations, ordered placement of carefully proportioned windows and doors, classical detailing of pediments, columns and fanlights

Cottages from this period similarly reflect the influence of pattern books. They have a simple rectangular plan and single ridge as they generally have done through previous periods, but now have moderately pitched roofs and are a full two storeys, with a symmetrical arrangement of equal sized and spaced casement windows either side of a centrally placed door, or door set to one side on the smallest cottages.

18th and 19th century cottages. Simple plan with moderately pitched roofs and full two storeys

Early 20th CenturyEarly 20th century houses show a revival in the Cotswold vernacular influenced by the Arts and Crafts Movement. Dwellings from this period move away from national styles and once again incorporate features that are locally distinctive such as stone mullioned windows, use of stone slate for roof coverings, drip moulds and stone chimneys.

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Early 20th century houses. A return to the Cotswold vernacular influenced by the Arts and Crafts Movement

Modern Modern houses in the conservation area incorporate some elements of the Cotswold building style such as stone mullioned windows, plain eaves and verges or coped gables, but tend generally to be larger in size and have more complex plan forms than the established design characteristics of the area.

Many of the houses and cottages in Broadway have been subject to continuous alteration and adaptation over the centuries, especially through the post-medieval period, and include a combination of design features from different eras, often concealing an earlier core than is suggested by their outward appearance. Others, mainly the architectural pieces from the 18th and 19th centuries, have seen fewer alterations and still stand in much the same form as originally designed. The result is a rich composition of buildings and architectural features charting social and architectural trends from the early settlement of Broadway to the present day.

Other Buildings Other main building types in the conservation area are farm buildings and ancillary buildings such as storage buildings, privies, workshops, stables and coach houses, usually sited at the rear of houses and cottages,

Farm BuildingsThese are mainly grouped around yards, with occasional buildings standing alone. Most have been converted to residential use.

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Those that remain unconverted are typical of the Cotswold vernacular, with simple rectangular plans, simple plain gabled or half-hipped roofs and plain walls with minimal openings. Notable examples are the group to the east of Court Farm and barns in the upper High Street behind Orchard Farm Cottage, Garden Cottage and Hemsley House.

Farm buildings in the Upper High Street are an indicator of the history of the village and are part of its special interest

These remaining farm buildings are evidence of and clues to Broadway’s history and are part of the special interest, character and appearance of the conservation area. They also form the setting of the principal building on site.

Ancillary BuildingsAncillary buildings include stables, kennels, coach houses, bakehouse, privies, workshops and grain stores.Some have been converted in the past to residential uses and have taken on a new identity as houses and cottages, with clues to their

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former uses often visible in blocked up openings. Cottages at Bell Yard and behind Forge House were once stables; the old forge at the rear of 39 High Street is now a shop; the coach house and stables at the rear of Tisane’s tearoom are now incorporated into the modern shopping arcade.

Where buildings survive unaltered they are typical in form and design of their purpose and the Cotswold vernacular, with simple functional plans and minimal openings in plain walls. Good examples include the bakehouse on Kennel Lane, the stables and kennels nearby, the stables and coach houses behind Broad Close and the Horse and Hound public house, and the outbuildings at the rear of 36 High Street. These buildings have a visual and functional relationship with the principal building and are subservient in scale, form and design. The presence of these ancillary buildings and their relationship with their principal building is part of the special interest, character and appearance of the conservation area.

Surviving examples of stables and coach houses at the rear of the High Street

Surviving ancillary buildings are clues to the history of the village. The bakehouse and stables in Kennel Lane

Ancillary buildings are part of the rich fabric and history of the Conservation Area


Ancillary buildings are part of the rich fabric and history of the Conservation Area

Many of the buildings in the Conservation Area are “listed” for their architectural and/or historic interest. There are others which, while not included in the list, are in the style, form and materials of the local vernacular, and are of local significance and make a positive contribution to the character and appearance of the area.

Shop Windows and SignageShops are a distinctive feature of the Broadway Conservation Area. These are largely created from the conversion of the ground floors of former houses and cottages. The overall form and style of the buildings are characteristic of houses and cottages from their respective periods, often with later inserted shop windows and fronts dating from the 18th, 19th and 20th centuries.

Shops windows from the 18th and 19th century are modest display windows to the side of separate entrance doors. Windows are distinctive in design, as bow or canted bay windows with glazing bars, on stone bases, many with pitched

tiled or flat lead topped canopies extending over the adjacent doorway. There are occasional examples of timber shopfronts incorporating a door and large glass windows, although these are the exception.

18th and 19th century shop windows. Modest canted display windows to the side of a separate entrance door with pitched tiled canopies

There are examples of 19th century shopfronts although these are not typical

�0 Broadway Conservation Area Appraisal

Shop windows from the 20th century are a mix of early 20th century and modern. The early ones display the influence of the Arts and Crafts period, incorporating carved and decorated timber work in larger bowed windows with glazing bars, or smaller bow or bay windows with leaded lights. Modern shop windows echo the principles of the historic shop windows but are less finely executed in detail.

Finely detailed shop front windows from the Arts and Crafts Movement

Modern 20th century shop windows echo the principles of the design of earlier windows

There are occasional examples of 19th century and later cranked arm window blinds, although these are the exception rather than typical.

Shop signage is a mix of fascia and hanging signs. Shop windows have small fascias or none at all, and signage in these windows is very modest or absent. Lettering is small and applied directly onto the fascia in restrained colours and style.

Hanging signs are common, of timber and fixed at first floor height. These are equally restrained in size, design and colours. Sign brackets are a mix of wrought iron and timber brackets. Most date from the 19th century or earlier and many are ornate in design, with notable examples at H W Keil Antiques and Landmark.

Modesty and restraint in fixed shop signage on buildings is a characteristic feature of the Broadway Conservation Area, and which is important to maintain.


Shop signage. Fascia signs are very modest in size, design and materials or are absent altogether.

Hanging signs. Simple, modest, painted and framed boards on ornate iron brackets


Ornate wrought iron hanging sign brackets

This carved timber bracket is a notable exception to the ornate iron brackets

Materials The use of building materials in the conservation area reflects what was locally available at the time. Broadway is close to the limestone belt of the Cotswolds and the majority of its buildings, regardless of size, purpose or status, are constructed from Cotswold limestone, a material which, in other parts of Worcestershire, was used only for very expensive, high status buildings.

Stone came from quarries on the northern edge of the limestone belt, where deep beds gave the finest quality stone ranging from soft yellows to rich orange in colour, and buildings of all periods are constructed in rubble or finely dressed stone, regardless of their size, function or status, with frequent use of ashlar in larger houses from the 18th century.

Cotswold stone in hues of soft yellow to rich orange is used for building throughout the Conservation Area

Cottages in dressed rubble

Dressed and coursed stone was used in barns and ancillary buildings as well as cottages and houses


Boundary wall to Picton House in finely dressed stone

Ashlar block wall in Leamington Road

Side and rear walls in mortared and dry stone rubble

Stone is similarly used in boundary walls. Front walls to large houses are largely in ashlar or dressed stone, while side and rear walls are a mix of dressed stone and rubble in mortared and dry stone construction. Boundary walls

to cottages are largely dressed or rubble in mortared and dry stone construction. A particular feature of Leamington Road, the High Street and The Green is the several front boundary walls of ashlar blocks.

Cotswold stone is also the prevalent material for roof coverings throughout the conservation area. Stone slates cover the roofs of buildings of all periods, types and status. Buildings from the 16th century and earlier would originally have had thatched roofs. By the 17th century, however, buildings were being given original stone slate roofs and stone has replaced the original thatch coverings of the majority of earlier buildings, with just a few examples of surviving thatch on cottages in the High Street, Church Street and at Pye Corner.

Surviving examples of thatched roofs at Pye Corner

Most roofs in the Conservation Area are covered with natural cotswold stone slates


There are occasional examples of the use of other building materials in the conservation area. A few buildings from the 19th century are brick, in the rich red/orange of the area. A few incorporate a finish of roughcast. Some of the earliest buildings are timber frame construction. The roofs of some buildings dating from the mid-late 19th century, and some that have been re-roofed at this time, are covered in Welsh slate or red plain clay tiles.

Otherwise Cotswold limestone is the predominant and characteristic material throughout the conservation area, for all elements of buildings, including walling, roofing, chimneys, windows and door surrounds, canopies, and for boundary walls, and the use of other materials is the exception.

The use of the same rich mellow Cotswold stone as the walling and roofing material throughout the conservation area is a unifying thread amongst buildings of various ages and styles and a characteristic feature of the conservation area.

Doors are painted timber or bare or treated oak. Casement windows are a mix of painted timber with timber cills and wrought iron with stone cills. Sash windows are painted timber.

Gutters and downpipes are predominantly cast iron, with examples of surviving timber gutters and lead hoppers and down pipes such as at The Goblets.

Timber gutter and lead hopper and downpipe at The Goblets

Finely detailed lead rainwater goods. Rare survivors in the Conservation Area

Some of the more recent buildings are faced and roofed in artificial stone. The use of these materials is the exception and is at variance with the presence of traditional materials within the conservation area. There are some houses and cottages where windows and doors have been replaced with uPVC or stained timber, sometimes incorporating lead strips in imitation of leaded lights. These materials and finishes, and some of the details of these windows, are inconsistent with the traditional window design and finishes of the conservation area.

Public roads are surfaced in tarmac. Pavements in the upper High Street are surfaced in tarmac with stone kerbs and artificial stone setts or tarmac parking bays. Natural and artificial stone flags cover the pavements in the lower High Street, edged in stone kerbs, with parking bays surfaced in artificial stone setts or bonded gravel. The use of the natural stone, local gravel and buff coloured surfaces are appropriate to the quality and character of the conservation area, and the setting of its historic buildings, giving a softer, more textured and appropriately coloured finish to surfaces than a tarmac surface.


Private drives and yards are generally surfaced with loose Cotswold gravel, giving a soft surface finish that complements the colour and texture of the Cotswold stone buildings.

Blue setts and stone wheelers survive in the cart/coach entry to the Lygon Arms, and there are other examples of surviving blue setts at Pond Close Farm in the upper High Street and 67 High Street. Rough stone cobbles are still visible on the footpath beside Tudor House and on the north side of the High Street.

Surviving historic paving materials contribute to the character of the Conservation Area.

Local DetailsThere are a number of local features which have survived in the Conservation Area and which contribute to its special interest, character and appearance.

The red telephone boxes on the green and at the junction of the High Street with Leamington Road are familiar village features that contribute to the character and appearance of the conservation area, two of which are listed for their historic interest.

The red telephone boxes are a familiar village feature

A stone trough set into the wall marks the emergence of a natural spring in the upper High Street.

Natural spring in Upper High Street


An 18th century stone milestone set into the wall of Milestone House in Upper End records the distance on the old turnpike road to London, Worcester and local market towns.

Turnpike road milestone in Upper High Street

A stone, relocated in the High Street, formerly marked the point on the top of Fish Hill where additional horses used to pull coaches up the hill were detached.

Stone in the High Street re-located from Fish Hill

Vertical stone slabs mark the entrances at Back Lane and Leamington Road to the footpath on the north side of the High Street.

Stone slabs mark the two ends of the footpath at the rear of the north side of the High Street

Boundary TreatmentsBoundaries are an important feature throughout the Conservation Area, making a significant contribution to its character and appearance. There is a distinct differentiation between the boundary treatments of buildings in the medieval core of the village in the High Street and in other parts of the Conservation Area, and between buildings of different status.

Front boundaries to large houses: high quality materials and low to permit views of house

Properties in the High Street have boundaries of stone walls. Front boundaries to large houses are in high quality ashlar or coursed dressed stone and low to permit public view of the house, with flat or moulded stone cappings, some surmounted with ornate cast iron railings. Rear and side boundaries are high to restrict public view and are constructed of dressed stone or rubble, in mortared or dry stone construction


and similarly capped. Where cottages have front boundaries these are low and in coursed and random rubble, and mainly dry stone, with similar higher walls to the sides and rear.

Front boundaries to large houses: high quality materials and decoration and low to permit views of house

Low front boundary walls to houses in dressed and mortared rubble and blocks

< Low front boundary wall with ornate cast iron railings


Low front boundary walls to houses in dressed and mortared rubble and blocks

Higher rear and side boundary walls

Cottage boundary walls in drystone rubble

Beyond the High Street, in Snowshill Road, West End Lane, Church Street and Station Road, property boundaries are similarly treated, but with increasing use of hedges as the village gives way to the countryside, and hedged and fenced boundaries to fields.

Hedges predominate in Springfield Lane, with only occasional stone walls.

Church Street: an increasing prevalence of hedges

Front, rear and side boundaries are visible from the numerous roads, lanes and public footpaths throughout the Conservation Area. The differentiation in material and height relative to location and status of buildings in different parts of the Conservation Area is a distinctive and important element of the character and appearance of the Conservation Area.

Natural EnvironmentThe natural environment makes a significant contribution to the character and appearance of the Broadway Conservation Area.

Fields, trees, orchards and hedges form the setting of the Conservation Area

Fields, trees, orchards and hedges form its setting and are apparent in views towards the village, particularly on approach by road and


footpath from the east and south. They are also apparent from within the conservation area from the frequent views between buildings, most often from the upper High Street, Snowshill Road, Pie Corner, West End Lane and Springfield Lane, and from the many footpaths leading between and to the rear of buildings throughout the area.

Orchards are present on much of the periphery of the village

Orchard setting on the south side of the upper High Street

Fields, trees, orchards and hedges are also prevalent within the conservation area at Snowshill Road, Pie Corner, West End Lane and the upper High Street. In these areas they are present between and around buildings and flanking the roadsides, and prominent in views from roads and footpaths, forming the settings of buildings and an essential element of the rural character of these parts of the conservation area.

Trees are a feature throughout the conservation area. They line the roads within the verges in

the High Street and Leamington Road, fringe The Green and are present on the smaller greens at the junction of Station Road with Back Lane where they make a significant contribution to the rural character and appearance of the conservation area, despite the density of buildings in these parts. The lines of horse chestnuts in the High Street and on The Green are part of the familiar Broadway streetscene.

Trees line The Green and the High Street and are a significant presence in the Conservation Area


Individual trees, as well as groups of trees, make a significant visual impact in the street scene

This line of trees is a particular feature of Snowshill Road

Elsewhere trees are a characteristic element of the garden setting of the larger houses, visible in views to the conservation area from outside, and from within in views between buildings and over boundary walls. Notable examples are the mature deciduous and evergreen specimens at Austin House, Pye Corner House, The Court, Russell House, Orchard Farm, Hensley House, Broad Close and Farnham House. Other prominent tree groups are the mature trees forming the settings of St Eadburgha’s church and Snowdrop Lodge in Snowshill Road; those in the upper High Street at East House, Top Farm Cottage, Mullions, Gable House, near Pond Close Farm and The Old Coach, and between East House and Pike Cottage; those in the High Street at Hunters Lodge, no.63 and flanking the sides of the field opposite Broad Close; those at Oakholm in Station Road and the ones in Leamington Road at its junction with the High

Street. The trees in Leamington Road soften the visual impact of the modern police station and library buildings.

Trees in rear gardens or on land at the rear of properties, often not visible from the roads, become apparent from footpaths and contribute to the rural character and appearance of the conservation area and to the setting of its buildings.

Of equal importance to the character and appearance of the conservation area is its open spaces. These take the form of formal open space, fields and private gardens.

The Green

The large open green in the High Street forms the main focal point of the medieval core. Although not designed as a formal open space it has taken on the appearance of a designed village green and is an essential element of the familiar Broadway streetscene, making a significant contribution to its village character and appearance. The smaller greens at the junction of Station Road with Springfield Lane equally contribute on these prominent road junctions.

The field opposite Broad Close and Hunters Lodge is a notable gap in the otherwise built up frontage of the High Street in this part, from where there are long views to the Cotswold escarpment and where the countryside setting of the village can be readily appreciated. This field also allows views back to Broad Close and Hunters Lodge from the footpath to the south. The several fields flanking the roads in upper High Street, West End Lane, SnowshillRoad and Pie Corner provide a rural setting to the village


and individual buildings and permit views to the wider countryside beyond.

The field opposite Broad Close and Hunters Lodge: open views of the Cotswold escarpment and the countryside setting of the village

Private gardens make a significant contribution to the character and appearance of the Conservation Area

Less apparent, but just as important, are private gardens. These remain largely undeveloped and continue in use as gardens. While the full extent of private gardens may not be entirely publicly visible, the lack of interruption by buildings and presence of planting contributes to an impression of openness appreciated from glimpses over boundaries, between buildings and from footpaths to the rear. Gardens behind buildings, particularly on the south side of the High Street, also play an important role in the visual relationship between the built up frontage of the street and the natural environment of the open countryside behind. They are the interface between the more urban environment of the buildings of the street frontages and the natural environment of the open countryside beyond, and provide the setting of buildings as seen from the rear. They are also historically important as the open space characteristically found behind frontage buildings on the plots of the medieval town plan.

The full extent of gardens may not always be visible, but lack of interruption by buildings and the presence of planting contributes to an impression of openness


Glimpses of gardens and trees between buildings adds to the sense of green open space in the Conservation Area

Gardens behind buildings are the interface between the more urban environment of the street frontage and the natural environment of the countryside beyond

Green grass verges are present throughout the Conservation Area. The wide grass verges flanking the High Street are part of the familiar Broadway streetscene. These are continued into Church Street and Springfield Lane, and make an important contribution to the rural character and appearance of the conservation area, as well as providing a green setting to many of its buildings.


Broadway’s wide grass verges are one of its most familiar and characteristic features

The wide grass verges that are such a characteristic feature of the High Street continue into Church Street

Views There are frequent views throughout the Conservation Area into the surrounding countryside. This constant visual link with the countryside makes a significant contribution to, and is an important component of, the character and appearance of the Conservation Area. Of particular note are the several views through gaps between buildings in the upper High Street and in Snowshill Road. In many cases these views are limited to narrow glimpses, but nevertheless are part of the cumulative appreciation of the way in which the village has developed and how it remains linked to its countryside hinterland.

There are frequent views of the countryside setting of the Conservation Area, particularly at Snowshill Road, Pye Corner, Westend Lane and Upper High Street


There are several views to the surrounding countryside through gaps between buildings in upper High Street

The countryside setting of the village is also readily apparent from the numerous footpaths that dissect the area and approach it from all directions. Most notable are the views from the paths leading from the south and east of the High Street and the east and west of Snowshill

Road, from where there are long distance views to the Cotswold escarpment and of the cultivated hinterland of the village.

The countryside setting is readily apparent from the footpaths that dissect the area

The street vistas of the High Street are one of Broadway’s most familiar features. Travelling the High Street from the west, the long vista to the escarpment of the Cotswold plateau at the end of the street, or seen over the roofs of buildings, is constantly visible as the backdrop to the streetscene. From the opposite direction the unfolding vista of the gently curving upper High Street gives way to the longer vista of the lower High Street, stopped by the buildings lining the west side of the green. These vistas along the principal thoroughfare of the conservation area are an important component of its character and appearance, and from where its countryside setting, its linear form, historic development and buildings in their street setting can be appreciated.

One of Broadway’s familiar sweeping street vistas


Negative FactorsMuch of the Conservation Area remains unspoiled by inappropriate development. There are, however, features that compromise or detract from its character and appearance. These include:

• New houses built in the rear of plots. These have eroded the historic settlement plan in parts of the conservation area and intruded on the visual and historic relationship between principal frontage buildings and related plot

New houses in the rear of plots erode the historic settlement plan and intrude on the relationship of principal frontage buildings and related plot

• Shop signage. An accumulation of competing advertisement boards on forecourts, window stickers and posters, items for sale and eye catching novelties displayed outside shops, clutters the High Street, detracting from its general appearance, particularly in the summer months, to the detriment of the appearance

of the conservation area and the setting of many of its historic buildings

Advertisement boards on forecourts and pavements detract from the appearance of the Conservation Area

• Replacement doors and windows. A number of properties have had replacement windows and/or doors in uPVC, stained timber or double glazed units. Window and door replacements with new ones of a different design, detail, materials or finish, erodes local building detail, which is an essential part of the distinctive character and appearance of the conservation area

• Artificial stone roof coverings. Some buildings have had replacement or new roof coverings in artificial stone. This is a poor substitute seen in context with the natural stone slate of the Conservation Area

• New stone. New buildings have largely been constructed in coursed and rough dressed sawn stone of a limited range of standard sizes, producing uncharacteristically dull elevations

• Highway signage. Large highway signs at The Green and Station Road detract


from the character and appearance of the conservation area and the setting of its historic buildings

• Street furniture. Standard design and prominently sited litter bins detract from the quality of the streetscene and character and appearance of the conservation area

• Surface materials. The use of concrete block paving for the surfacing of drives and hardstandings is an inappropriate material for the setting of historic buildings

• Fences. Some properties have modern timber panelled or boarded fences which, although well maintained, jar with the prevailing character and appearance of the Conservation Area. A concrete block wall flanks the footpath between Colletts Fields and the upper High Street

• Car park next to The Swan Hotel. This public car park is prominently sited at the roadside on the main approach to the village where the hard surface of the parking area and the open view of parked cars detracts from the character and appearance of the conservation area

The car park next to The Swan. Parked cars and a poliferation of signage are a poor introduction to the Conservation Area

• Hard surfacing on the corner of Leamington Road and High Street. The hard paved surface is inconsistent with the green verges prevalent elsewhere throughout the conservation area and detracts from the appearance of this prominent corner

• Wear and tear of verges, gravels and pavements. High pedestrian traffic and manoeuvring and parking of vehicles in the High Street, particularly in the lower High Street, has worn grass and gravelled surfaces and broken paving slabs

• New buildings. A number of new buildings exhibit design characteristics that are quite different to the established characteristics of the area. The purpose of highlighting these buildings is not to aim at their re-development, but to guard against them becoming too dominant through future additions or alterations. These buildings will not be regarded by the Council as a guide or precedent for future development proposals.

We would welcome the opportunity of discussing the scope for improving these features.

Neutral AreasThere are some parts of the Conservation Area which in their present form neither enhance or detract from its character or appearance. The Church Close and Russell Court developments are modern developments which, although exhibiting some different design characteristics to the established characteristics of the area, are not viewed in immediate context with neighbouring historic buildings, or incorporate planting which helps to integrate them into their setting, and they do not intrude.

We will be careful, however, to guard against these properties becoming too dominant through future additions or alterations.

PRESERVATION AND ENHANCEMENT

New DevelopmentIt is our aim that the existing character and appearance of the Broadway Conservation Area should be preserved or enhanced.

Preservation will be achieved by:

Refusing permission for:

• the demolition of any building or structure if its loss would damage the character or


appearance of the conservation area;

• the extension or alteration of a building where the change would damage the character or appearance of the conservation area;

• development which would be harmful to the setting or character or appearance of the conservation area;

• development which would adversely affect or result in the loss of important views, open spaces, tree cover or boundary features within the conservation area;

• signage which would be harmful to the character or appearance of the conservation area.

Design GuidanceThe designation of the conservation area is not intended to prevent change, especially that which would enhance the character or appearance of the area. It does, however, seek to ensure that future development is appropriate to the character of the area. Any proposed development should therefore be in accordance with the following guidance:

• New buildings or extensions should reflect the general pattern of building within the area, especially in scale, form, proportion and detailing, although there may be scope for some architectural invention provided that this is sympathetic to the existing architecture of the place.

• Materials used should be in accordance with those traditionally used in that particular part of the conservation area, and should maintain a similar mix. Extensions to buildings should be in materials that are sympathetic to the existing building.

• Any new buildings or extensions should be located on their sites in a similar way to the general pattern of building in that part of the conservation area.

• Boundary walls, railings and hedges should be incorporated in the development in a similar way to those already in existence in that part of the conservation area, and these should use similar materials and detailing, or species.

• Shop signs should respect the character of the buildings and quality of the historic environment in their siting, size, materials and design.

Our policies on development affecting conservation areas are set out in the most recent versions of the our Local Plan, the Worcestershire County Structure Plan, Planning Policy Guidance note 15 – “Planning and the Historic Environment”, and in our Shopfront Design Guide.

Listed BuildingsThe majority of buildings in the Broadway Conservation Area, particularly those in the High Street and around the green, are included in the List of Buildings of Architectural or Historic Interest. Other buildings and structures attached to, or pre-dating 1st July 1948 and forming part of the curtilage of, these identified buildings are also listed by association. While the aim of the listed building legislation is to preserve these buildings for their own sake, any changes affecting them will also be considered in terms of the effect on the conservation area.

Buildings and structures that are listed by association with those buildings included in the list are shown on the appraisal map where they have been able to be identified. The information shown on the map is not definitive. The Council’s Heritage Team should be contacted for advice on whether a building or structure is listed by association before any works are carried out to potentially listed buildings or structures.

Unlisted BuildingsAlthough many alterations to all types of buildings and property can be controlled by planning permission, changes can still take place to unlisted dwelling houses and their sites which can damage the character and appearance of the conservation area, but which are “permitted development”, ie. they do not ordinarily require planning permission.


There are many unlisted buildings in Broadway that make a positive contribution to its character and appearance

The unlisted buildings in this group in upper High Street make a valuable contribution to the streetscene

There are many buildings and features in the Broadway Conservation Area which, although not listed, have qualities of age, style and materials which are locally distinct and which make a positive contribution to the character and appearance of the conservation area. That many of these properties retain much of their


original character and appearance is to the credit of those owners who have carefully preserved them. There is, however, no guarantee as to their future and these properties are vulnerable to future change. An Article 4(2) Direction has been made in the conservation area which will provide long-term protection against unsympathetic alterations. The effect of the Direction is that certain alterations which formerly did not require planning permission now need permission, but only where the change affects those parts of a property fronting a highway or public open space. There is no fee for applications required because of the Direction.

Those properties affected are:

Bell Yard: Bell Close, Bell Cottage, Little Bell, Box Cottage, Top Cottage

Bibsworth Lane: Killybrack, Summer Cottage, Top Farm Church Street: Nos. 8, 9, 10, 12, 13, 15, 17, 23, 25, 27, 29 & Cowley House

Colletts Fields: Brigadoon, East Cottage & West Cottage

High Street: Nos.68, 85, 92, 94a, 98, 101, 102, 106, 107, 109, 123, 124, 125, 126, 127, 129, 133, 135, 144, 154, 156, Nos.1, 2, 3, 4, 5 & 6 The Old Coach, Peel Cottage, Peel House, Pound Close Farm, Tanners Cottage & Thistle Lodge

Keil Close: 2, 3,4,5

Leamington Road: Nos.1, 5 & 7

Lower Green: 1 The Green, Chestnut Tree Cottage, Cotswold Cottage, Fair View, Oakholm, The Fairway & The Old Exchange

Snowshill Road: Nos.41, 43, 45, 47, 1 Pye Corner Cottage, Snowdrop Lodge & The Orchard

Springfield Lane: 1 Bricknell Cottages, Belthorn, Pengisely, Robinhill, Springfield House, Springlea, The Garden House, Touchstone Cottage & Weavers Cottage

West End: Pye Corner Farm

Yew Tree Court: No.1

The works for which Planning Permission will be required are:

Removal, new or replacement of existing windows and doors and replacement roof coveringsOur Heritage team can advise where there is uncertainty over what may be covered.

TreesAll trees over a certain size are protected in the conservation area. Written notification must be given to the Council before carrying out any works to these trees. Some trees are individually protected by Tree Preservation Orders and consent is needed from us before any works to them are carried out. Our Landscape Team can advise on which trees are protected, the type of works which would need to be notified or need consent, the procedures and the likelihood of getting consent for the works. The contribution of the tree to the character and appearance of the conservation area will be a factor in the consideration of a notification or application.

Enhancement OpportunitiesThere are opportunities within the conservation area for enhancing its character and appearance, and improving on some of the negative and neutral features.

1. Removal of the accumulation of advertisement boards on forecourts, window stickers and posters, items for sale and eye catching novelties displayed outside shops. Curbing and reversing the increasing clutter of the High Street would enhance the appearance of the conservation area and the setting of its historic buildings.

2. Reinstatement of traditional windows and doors. The reinstatement of traditional window and door designs, details, materials and finishes, would restore traditional building features where they have been lost to modern replacements

3. Surface improvements to drives and hardstandings. The replacement of artificial materials on drives and hardstandings with


softer surfacing materials would soften the visual impact of drives and hardstandings on the setting of buildings

4. Boundary improvements throughout the Conservation Area. The replacement of panelled timber fences and the concrete block wall with more appropriate boundary treatments would remove inappropriate boundary features and reinstate more appropriate and characteristic boundary features.

5. Surface improvements to the seating area at the junction of Leamington Road with the High Street. The introduction of grass in lieu of the concrete paving slabs around the seating area would continue the grass verges that are otherwise present throughout the conservation area and soften the appearance of this prominent corner.

6. More carefully sited and designed litter bins and street signage to reflect the quality of the conservation area would reduce their visual impact better

7. Car park at The Swan. A landscaping scheme could help to better integrate this into its setting.

8. Repair of verges, gravels and pavements.

We are willing to work in partnership in the consideration of schemes that would enhance the character and appearance of the conservation area.

NOTE Although it is intended that this Appraisal should highlight significant features of the Conservation Area which are important to its character or appearance, omission of a particular feature should not be taken as an indication that it is without merit and unimportant in conservation and planning terms.

REFERENCESVictoria County History: Worcestershire VolumesHoughton, C.C. A Walk About Broadway. Parsons, D, 1996. Broadway: A Village History.

The Cornmill PressDalwood, H, 1996. Archaeological Assessment of Broadway. Hereford & Worcester County Council

FURTHER READINGThis Statement should be read in conjunction with the most recent versions of the Wychavon District Local Plan, the Worcestershire County Structure Plan, national planning policy statements, especially Planning Policy Guidance note 15 – “Planning and the Historic Environment”, guidance leaflets “Conservation Areas” and “Listed Buildings”, advisory leaflet “Shopfront Design” and Shopfront Design Guide produced by Wychavon District Council.

USEFUL WEBSITESWychavon District Council:www.wychavon.gov.ukEnglish Heritage:www.english-heritage.org.ukEnglish Historic Towns Forum:www.ehtf.org.uk

FURTHER ADVICE & INFORMATION

For further guidance and information please contact:

The Heritage SectionPlanning ServicesWychavon District CouncilCivic CentreQueen Elizabeth DrivePershoreWorcs. WR10 1PT

Tel. 01386 565565e.mail: [email protected] web: www.wychavon.gov.uk

Credit: This appraisal has been prepared with the assistance of the Broadway Parish Council and the Broadway Trust


BROADWAY CONSERVATION AREA APPRAISAL

ADOPTION STATEMENT

The Broadway Conservation Area Appraisal was adopted by Wychavon District Council as a document for planning purposes on 28th March 2006. Minute 200 of the Executive Board 28th March 2006 refers.

Wychavon District CouncilPlanning ServicesCivic CentreQueen Elizabeth DrivePershoreWorcestershireWR10 1PT

Tel. 01386 565000www.wychavon.gov.uk

March 2006


BROADWAY CONSERVATION AREA APPRAISAL

STATEMENT OF CONSULTATION

1. Introduction

1.1 This statement is a summary of consultation undertaken by Wychavon District Council in respect of the Broadway Conservation Area Appraisal.

2. Background

2.1 A report to the Council’s Development Control Committee on 8th December 2005 explains the reasons for preparing an appraisal for the Broadway Conservation Area. Specifically, the appraisal is drafted in accordance with the requirements on Wychavon District Council imposed by the Planning (Listed Buildings and Conservation Areas) Act 1990, to:

• keep its conservation areas under review;

• prepare policies and proposals for the preservation and enhancement of the character or appearance of its conservation areas; and

• pay special attention to the desirability of preserving or enhancing the character or appearance of the conservation area in exercising its planning functions.

2.2 The preparation and publication of conservation area character appraisals is a key step in the Council fulfilling these duties.

3. Consultation

3.1 The consultation period began on 13th January 2006 and ended on 15th February 2006. The following documents were available for public consultation between these dates:-

• Draft Broadway Conservation Area Character Appraisal

• Proposed amendments to the Broadway Conservation Area boundary

4. Availability of Documentation

4.1 The above documents were available for public inspection at the following locations:-

• Planning Reception Wychavon District Council, Civic Centre, Queen Elizabeth Drive, Pershore, 9.00 am - 5.00 pm Monday to Friday.

• Droitwich Community Contact Centre

• Evesham Community Contact Centre

• Broadway public library

• Broadway Parish Council office

• The Council Website www.wychavon.gov.uk


5. Consultees

5.1 The draft appraisal was forwarded to the following:

• Broadway Parish Council

• The Broadway Trust

• The Springfield Lane Association

• Broadway Traders' Association

• Cotswold Conservation Board

• Worcestershire County Archaeological Service

• Worcestershire County Council

• English Heritage

• Residents of Broadway were consulted via local publicity

& availability of the appraisal at the locations listed above

6. Publicity

6.1 Notice of the consultation period was given by way of:

• local advertisement in the Broadway Parish newsletter, "Grapevine", February edition

• local advertisement in a mail drop to Broadway Trust members

• local advertisement on the Broadway village notice board

• local advertisement for the Broadway village website

• information forwarded direct to consultees

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Conservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundaryConservation Area boundary

Important boundary featureImportant boundary featureImportant boundary featureImportant boundary featureImportant boundary featureImportant boundary featureImportant boundary featureImportant boundary featureImportant boundary feature

Listed BuildingsListed BuildingsListed BuildingsListed BuildingsListed BuildingsListed BuildingsListed BuildingsListed BuildingsListed Buildings

Unlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinctionUnlisted buildings of local distinction

Properties affected by Properties affected by Properties affected by Properties affected by Properties affected by Properties affected by Properties affected by Properties affected by Properties affected by Article 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) DirectionArticle 4(2) Direction

Negative featuresNegative featuresNegative featuresNegative featuresNegative featuresNegative featuresNegative featuresNegative featuresNegative features

Neutral featuresNeutral featuresNeutral featuresNeutral featuresNeutral featuresNeutral featuresNeutral featuresNeutral featuresNeutral features

Significant views Significant views Significant views Significant views Significant views Significant views Significant views Significant views Significant views

Focal featuresFocal featuresFocal featuresFocal featuresFocal featuresFocal featuresFocal featuresFocal featuresFocal features

Reproduced from the Ordnance Survey mapping with the permission ofthe Controller of Her Majesty's Stationery Office. © Crown Copyright.Unauthorised reproduction infringes Crown copyright and may lead toprosecution or civil proceedings.

Wychavon District Council. Licence No. 100024324. March 2006

BroadwayConservation Area Appraisal

8

Prominent open spaceProminent open spaceProminent open spaceProminent open spaceProminent open spaceProminent open spaceProminent open spaceProminent open spaceProminent open space

Trees protected by a Trees protected by a Trees protected by a Trees protected by a Trees protected by a Trees protected by a Trees protected by a Trees protected by a Trees protected by a Tree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation OrderTree Preservation Order

Significant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groupsSignificant trees & tree groups

Significant water featureSignificant water featureSignificant water featureSignificant water featureSignificant water featureSignificant water featureSignificant water featureSignificant water featureSignificant water feature

Scale : 1:2500

D

(Diagrammatic only)

(

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For a copy of this in large print,Braille or on a cassette ring 01386 565165.

For help understanding this in your own language call Ethnic Access

on 01905 25121

Printed on Evolve Business, 100% recycled fibre. Designed by Alexandra Millward, Planning Technician, Wychavon District Council.

architecture - wychavon

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