frampton & coalpit heath village design statement › documents › pte050163.pdf · frampton...

VILLAGE

DESIGN

STATEMENT

VILLAGE

DESIGN

STATEMENT

Frampton

Cotterell

& Coalpit

Heath

ContactsFrampton CotterellParish Clerk01454 865569www.framptoncott.co.uk

Westerleigh Parish Clerk01454 864433

Acknowledgements

Frampton Cotterell &Westerleigh ParishCouncils

The CountrysideCommission

Village Design Statement(VDS) FacilitatorDave Dickson

Di Western - Drawings

All the local people andschool children whocontributed through theVillage Conference,Roadshows and other VDS activities

The VDS Team

South GloucestershireCouncil for assistance inpublishing the VDS.

Photographs

Cover: Main view towardsFrampton Cotterell fromFrampton Court

Top: Manor Hall

Middle: Brockeridge Centre

Bottom: Woodend Road

Sketch left: St. Saviour’sChurch

Design by SouthGloucestershire Council,Graphics & Mapping Unit,Kingswood 01454 86 3763

Frampton

Cotterell

& Coalpit

Heath

VILLAGE

DESIGN

STATEMENT

VILLAGE

DESIGN

STATEMENT

Contents

Frampton Cotterell & Coalpit Heath Village Design Statement

2

Contents

1SUMMARY OF

RECOMMENDATIONS PAGE 3

INTRODUCTION PAGE 4

2LANDSCAPE & WILDLIFE PAGE 7

3BUILT ENVIRONMENT

& HERITAGE PAGE 11

4SHOPS & SERVICES PAGE 25

5TRANSPORT, HIGHWAYS

& BYWAYS PAGE 28

INDEX PAGE 32

MAPS

MAP 1

1880 HISTORIC MAP PAGE 14

MAP 2

VILLAGE DESIGN AREA PAGE 15

MAP 3

BUILT AREA PAGE 16

MAP 4

GEOLOGY PAGE 18

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Landscape & Wildlife

Built environment & heritage

shops & services

transport, highways & byways

Additions to the road system should take into consideration the attractive, sinuous quality of the narrow lanes within the villages.

Walking and cycling should be encouraged.

Safer routes to schools, shops and key locations could be established.

Street Furniture needs to be appropriate to the village setting.

Unnecessary signs should be avoided.

Residential development should not be permitted outside the settlement boundary.

Existing period buildings should be preserved.

New dwellings should be of simple, unfussy design and proportions. Standard designs and urban street plans should be avoided.

Alterations, conversions, extensions and new building projects should take design cues from existing buildings in the vicinity.

Red-brown clay tiles are the commonest material in older buildings, and this colour is to be preferred in new developments.

Stone boundary walls ought to be retained and repaired.

Shop fronts should be appropriate to a village location.

It is desirable to retain and develop local employment opportunities.

The use of small local shops should be encouraged

The arrival of a large shopping facility would be undesirable.

The present Green Belt should be maintained intact.

Protection of existing green space on the village margins is a high priority.

Developers should protect and create wildlife corridors and habitats.

Water quality in the River Frome needs to be improved.

Trees which form part of the villages’ character need to be safeguarded.

Traditional hedge laying and maintenance is to be encouraged.

More sites should be considered for the local nature conservation plan.


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1.4 It has two themes runningthrough it:

A character statement whichdescribes what is individualand distinctive about the twovillages,

A series of recommendationsrelating to future developmentwhich will help to preserve andenhance their characteristics.

WHO IS THE STATEMENT FOR?

1.5 Residents, to provide guidanceto ensure that alterations andextensions are in sympathy withvillage character.

1.6 Developers, to help themunderstand what the localcommunity wants to see in thedesign of new and re-developedbuildings.

1.7 Local Planning Authority, it willbe a material consideration indetermining planningapplications. It will also provideguidance on transportation issuesand be used by the ParishCouncils in commenting onplanning applications.

Introduction

Recommendations are summarised on page 3

Introduction

Extension built in sympathywith existing cottage,

Henfield Road.

Recent development showinguse of materials as desired by

local community, Park Row.

Redeveloped barn,Perrinpit Road.

1.1 Frampton Cotterell and CoalpitHeath, once separate entities,have, in recent years, merged toform a compact settlement withno visible boundary.Consequently, although in manyrespects they still operate asseparate communities with theirown identities, local people fromboth communities decided tocreate a Village Design Statementon a joint basis.(Map 3)

1.2 The two villages have changedand developed over centuries.Change will continue. However,the residents want those changesto respect the existing characterof the villages and to follow thetraditions that have shaped thepresent community. Thisdocument identifies the specialcharacter of Frampton Cotterelland Coalpit Heath and explainssome of the steps that should betaken to ensure that newdevelopments will harmonise withwhat already exists.

WHAT IS A VILLAGE DESIGN

STATEMENT?

1.3 The Design Statement has beenwritten and developed throughconsultation with a cross-sectionof local people, a villageconference, exhibitions,questionnaires, and dialogue witha wide range of communitygroups. The steering group hasthe support of Frampton Cotterelland Westerleigh Parish Councils.


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This document aims to ensure that future developmentenhances, ratherthan destroys the things local people care about

How is the statement tobe used?

1.8 The design statement should beused in formulating designs fornew development within thevillages, regardless of scale. It isintended to encourage andstimulate the following designprocesses:-

• a survey of the relationshipbetween the site and its surroundings, working with, andrespecting, what is already there.

• the identification of designopportunities presented byexisting views, landscaping, builtform, materials and details.

• the demonstration, in plan form,that this design process has beenobserved.

1.9 The statement is not intended tobe prescriptive or to providedesign solutions, but illustratessome distinctive features of thevillages which should be borne inmind when designing. There isscope for new and innovativedesign solutions, especially‘environmentally friendly’ design.

1.10 It will be essential that developersdemonstrate in their proposalsconsideration of this designprocess.

LOCATION

1.11 The villages are located along thenorthern end of the Frome Valley,some 8 miles from Bristol. Themajority of the built- up part of thearea is bounded by the B4058Bristol Road to the west and theA432 Badminton Road to theeast. These busy roads provideaccess to motorways, the railnetwork, Bristol, Bath and thesurrounding region.

1.12 The villages lie among open fieldsand farmlands, almost completelysurrounded by the Green Belt.

1.13 Driving through the two villagesalong the main roads gives littleindication of their specialcharacter. In order to experiencethe richness of buildings,landscapes and history, it isnecessary to get out of the carand explore the higgledy-piggledylanes, byways and ruralfootpaths.

GEOLOGY

1.14 The geology of the area, (Map 4)has had an important influence onthe development of the villagesand their appearance. The darkred Pennant Sandstone, whichunderlies much of FramptonCotterell, was the major buildingmaterial in the past and is evidentin the older buildings andboundary walls. These have sucha strong influence on thecharacter of the two villages. Therich red soil to the west of thevillage is Grade I agricultural land.Coal bearing strata underlieCoalpit Heath. Pennant Sandstone

is characteristic ofthe buildings andwalls of the area.


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HISTORY

1.15 Frampton Cotterell is mentionedin the Domesday Survey. CoalpitHeath developed later as a resultof the increasing demand forcoal. Mining, hat making, andsupporting trades developedalongside farming to create athriving and expanding industrialcommunity in a rural setting.

1.16 The earliest records of coalmining in this area go back to the14th Century. The 18th Centurybrought the introduction of steamengines enabling coal to bemined at greater depth. Thisresulted in expansion of theindustry. To improve coaltransportation, a horse drawndramway was constructed in1832 between Ram Hill and theRiver Avon. In 1881, there were 5active mines in the Coalpit Heatharea. The last, Frog Lane Pit,closed in 1949 bringing to an end600 years of coal mining.

1.17 From 1862 - 1874, iron ore wasextracted from mines,approximately 200 metres eastof St. Peter’s Church.

1.18 The West GloucestershireWaterworks Co. supplied thearea with water pumped from theabandoned iron mines from 1884to 1972.

1.19 The hatting industry developed inthe region from the middle of the16th Century. Initially a cottageindustry, it became centralised inthe early 19th Century whenMessrs Christie and Co. ofLondon constructed two hatfactories in Park Lane, producingfelt hats for about 46 years beforeclosure in 1864.

1.20 Three water mills existed on theRiver Frome in the parish ofFrampton Cotterell. Windmillswere also once a commonfeature of the village.

1.21 Farming has been and remainsan important activity in thecommunity and both villagescontain many attractivefarmhouses, barns andoutbuildings. There are some 20farmsteads within the district,although not all now primarilyinvolved with farming. Many fineexamples of late 16th Centuryand early 17th Centuryfarmhouses and ancillarybuildings exist. It is the farmingwhich maintains the green spacearound the villages. 1880 HistoricMap page 14.

1.22 Signs of our industrial heritageinclude:

• The windmill tower, boiler houseand chimney in Ryecroft Road.

• The hat factories and manager’scottage on Park Lane.

• The site of the iron mines andrailway.

• The corn mill weir on the RiverFrome.

• The Horse Whimsy alongsideChristmas Cottage at Ram Hilland the Dramway, all at CoalpitHeath.

• The Great Western RailwayViaduct crossing the BadmintonRoad and Henfield Road.

THE VILLAGES TODAY

1.23 The villages developed graduallyuntil the 1960s, when a rapidexpansion of housing took place.This resulted in the demolition ofolder cottages and the in-filling ofopen spaces previously occupiedby farms and orchards. The onceseparate villages and hamletsbecame one compact residentialarea. The new housing does notreflect traditional styles in eitherdesign or layout. Development andin-filling continues today so feweropen spaces remain. FramptonCotterell and Coalpit Heath arenow dormitory communities in arural setting, served by a rangeof shops and services. Themajority of residents work outsidethe villages.

Hat factory, Park Lane.Hatting was once a thriving

industry.

Coalpit Heath Surgery.

Woodend Road oppositeZion Church.

HISTORICAL BUILDING

SYMPATHETIC MODERNDEVELOPMENT

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Key Features from the VillageConference

The Frome Valley

Surrounding opencountryside andopen spaces within thevillages

Mature Oak and Ashhedgerow trees

Views to the CotswoldHills

‘Humpty-Dumpty or‘Tumpy’ fields-are theremains of old mineworkings anddramway

Ancient woodlands andhedges

Pennant sandstonewalls, stiles and gateposts

2.1 The two villages have distinctivedistant views to the Cotswoldescarpment and to the hills ofWales and the Forest of Dean.

2.2 Field boundaries consistprincipally of Hawthorn/Blackthornhedges both key wildlife habitatsand some low dry stone walls.There is a scattering of matureOak and Ash hedgerow trees andsmall areas of species-richancient hedging, for example atHover’s Lane and Broad Lane.

THE FROME VALLEY

2.3 The Frome Valley forms animportant wildlife corridor andprovides habitats for birds,mammals, insects, invertebratesand aquatic creatures. The FromeValley Walkway is a valuable andmuch used recreational amenity.

OPEN COUNTRYSIDE

2.4 The open countryside whichsurrounds the compact area ofthe settlement is one of the mostsignificant characteristics of thearea, and provides the inhabitantswith space for quiet recreation. Inmany areas, mature gardensmake a gentle transition betweenthe built up area and thecountryside.

BUILDINGS IN THE LANDSCAPE

2.5 The churches of St Peter’s, St.Saviour’s and Zion United areprominent landmarks. Outside thebuilt up area, farms andagricultural buildings givecharacter and colour to thelandscape. To the east, the groupof buildings around Mays HillFarm contributes to the rural view.Northwoods House is impressive

in its wooded setting.Nightingale’s Bridge is anattractive historical structure onthe River Frome.

OPEN SPACES WITHIN THEVILLAGES

2.6 Coalpit Heath Glebe, FramptonCotterell Glebe, BeesmoorPlaying Field, The Park,Centenary Field, Ridings Roadplay area and Park Farm pondand play areas provide valuablegreen spaces, sports facilities andwildlife habitats.

VIEWPOINTS

2.7 Good view points of the villagesare seen from Zion Church carpark and from the top of WoodendRoad Ram Hill, Frampton EndRoad, the top of Rockwell Woodand Ivory Hill.

STONE STILES AND GATE POSTS

2.8 Stone gate posts and stiles canbe found and enhance thelandscape.

landscape & wildlifelandscape & wildlife

Traditional hedgelaying Centenary Field


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WILDLIFE

2.9 Linear features such aswatercourses, hedges, therailway line and the old dramwaycreate corridors for wildlife. Thearea to the North of FramptonCotterell is flat, giving rise towinter and spring ‘ ponding ‘.Newts, frogs, grass snakes andslow worms are relativelycommon. The River frome is alsohome to the indigenous white-clawed crayfish, which is knownto be under threat by the non-native signal fish

2.10 There is also evidence of shorttailed voles, shrews and badgers.Botanically there is an abundanceof varieties, including orchids,supporting butterfly and insectlife. Among the numerous birdspecies seen in the area areKestrels, Barn Owls, Little Owls,Dippers, Sky Larks, Herons,Kingfishers and GreenWoodpeckers.

2.11 Extensive tree planting of nativespecies, has taken place inCentenary Field as part of thedevelopment of the Forest ofAvon. The new village pond atPark Farm should prove an assetin encouraging wildlife to return tothat area.

RECOMMENDATIONS

2.12 The present Green Belt to bemaintained intact. The communityplaces the highest value on thisspace, especially the parts whichseparate the two villages fromneighbouring settlements.Safeguarding it, in its entirety, is atop priority.

2.13 Protection from development ofexisting green space on thevillage margins is a high priority.The area adjacent to Park Farm,

eatate and that between ChurchRoad and Frampton End Roadare important.

2,14 Open views in and around thevillages to be safeguarded.

2.15 Ridge lines in the villages to beprotected from development,especially adjacent to the FromeValley. Development should beplanned to minimise visualintrusion.

2.16 Developers should include in theirschemes protection and creationof wildlife corridors, habitats,hedgerows and trees. Hedgingis an attractive alternative tofencing for property boundaries.

2.17 Water quality in the River Fromeneeds to be improved, togetherwith sympathetic maintenance ofthe banks, footpaths and trees.Also measures need to be takento prevent the signal crayfish fromreaching the Frampton Cotterell /Coalpit Heath areas.

2.18 Ponds and open water areas area valuable wildlife resource andso would benefit fromsympathetic management andcreation.

2.19 Landowners and householdersshould be made aware of theparticular value of hedgerows.The new EnvironmentalStewardship Scheme encourageswildlife friendly management ofhedges.

2.20 Trees which form part of the villages’ character ( Yews, Oaks,Pines etc) need to besafeguarded with TreePreservation Orders. Maturetrees and hedges should beretained in new developments.Tree Tagging may be appropriatefor ancient trees.

New Pond,Park Farm Estate.

Pond, Frampton Court.

Tree PlantingCentenary Field.


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2.21 Native species prevalent in thelocal area should be planted in gardens bordering open countryside, as a soft transitionbetween the built up area and thegreen belt and to provide wildlifehabitats.

2.22 The planting of non-nativehedgerows species, such asLeylandii, to be discouraged andexisting specimens should, wherepossible, be removed.

2.23 Orchards were once common inthis area. Those remaining areworth safeguarding andmanaging. The establishment ofnew orchards to be encouraged.

2.24 The Frampton Plum (Magnum) tobe safeguarded and increasedusing grafting methods.

2.25 Traditional hedge laying andmaintenance to be encouraged.

2.26 Land owners should be madeaware of grant aid available tosupport the maintenance andenhancement of wildlife habitats.

2.27 Consideration to be given toroadside planting of trees andhedges to reduce visual andnoise pollution and to encouragesafe flight paths for owls.

2.28 More sites to be considered fordesignation as sites of NatureConservation Interest (SNCI)under the South GloucestershireLocal Plan including Old WithyBeds, Northwoods, Shepherd’sWood, Centenary Field, IdoverWood, Ivory Hill, Burn Wood,New Plantation, Railway nearWaterworks and The Glebe.

2.29 The value of the area surroundingthe villages to the aspirations ofthe Forest of Avon should berecognised.

2.30 More information is also availablein the South Gloucestershireplanning and design guide SPG;‘Biodiversity and the PlanningProcess’ adopted November2005

Bee Orchid

Tawny Owl

Wood Anemones abound in Spring, Rockwell Wood (Ancient Woodland)


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2.31 Acquisition of land to createopen spaces, would helpprotect the Green Belt.

2.32 Another access point to theFrome Valley Walkway fromPark Lane is desirable besideRockwell Wood. A view pointand picnic area could becreated.

2.33 Improving access of FromeValley Walkway for people withrestricted mobility.

2.34 Opportunities to create andmanage new ponds are to beencouraged. The monitoring ofwater quality throughout thearea should be maintained

2.35 The setting up of a protectedhabitat should be consideredfor endangered species eg.bats, birds and bluebells.

2.36 Wildlife corridors such as theRiver Frome, Bradley Brook,Ladden Brook and Folly Brookwould benefit from managementto enhance the biodiversityvisual impact and recreation.

ENHANCEMENTS

Nightingale’s Bridge

Wildlife Corridor along River Frome


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Key Features from the VillageConference

Pennant Sandstone

Dressed stone walls

Distinctive yellow brickquoins

Steep pitched roofs

Sash windows

Individual porches

Rows of cottages at right angles to the roads

Historic industrialbuildings

Dressed stone gate posts

Stone kerbs and stiles

THE PATTERN OF DEVELOPMENT

3.1 The villages began as separatesmall settlements. (Map 1)

3.2 In Frampton Cotterell the principalsettlement was Brockridge,together with Harris Barton,Frampton End, North Corner and Adams Land. St Peter’s Church, apart from themedieval tower, was rebuilt in the19th Century on the site of anearlier church. Harris Barton andRam Hill retain the feel of theoriginal character of the earlysettlements.

3.3 Coalpit Heath developed laterastride the present BadmintonRoad, as a result of coal mining inthe vicinity. Ram Hill, Henfield andFrog Lane comprised theindustrial area. The ecclesiasticalparish of Coalpit Heath, with StSaviour’s church and vicarage ( designed by William Butterfield,an emminent victorian architect)was established by Order inCouncil in 1845.

3.4 There are 400 surviving individual properties that werebuilt prior to 1920. The majority ofthese were constructed in the 18thand 19th Centuries.

Built environment

& Heritage

Built Environment

& Heritage

St Peter’s Church


12

3.5 The older buildings which remainare built of locally quarriedPennant stone. Some have beenrendered. There is a great varietyof building styles, which is animportant distinguishing feature ofthe villages.

3.6 Some recent developments haveused building design and materials which are not in keepingwith the character of the villages.The styles employed are indanger of changing the visualcharacter of the villages from arural to an urban one.

3.7 Modern development has diluted, but not yet destroyed, thevisual character of the villages.

VILLAGE FORM

Brockridge3.8 This is Frampton Cotterell’s heart

and historic core which developedon the high ground above theriver. It is set along and amongsttrees and the ancient road andlane patterns, a development ofthe old bridle ways and footpaths.

Many 18th and 19th CenturyPennant stone cottages remain inRyecroft Road, Brockridge Lane,Gladstone Lane, Hillside Lane,Upper and Lower Stone Close,Woodend Road, Upper ChapelLane and Footes Lane. Victorianstone built properties, with yellowbrick quoins, are also prominentin this area. Subsequentdevelopment of Brockridgeincludes the construction ofindividual houses on small plots ofland, making an interesting and varied environment. There arenumerous secret, private housesand cottages producing diversityof housing. The Windmill Tower,the “Rising Sun” Inn, Zion Churchand Brockeridge School (built1846) are significant landmarks inthe area.

Harris Barton3.9 This small hamlet straddles an

originally pitched stone bridle-waylinking Frampton Cotterell withWinterbourne via Nightingale’sBridge and the Hilly Fields. Thenarrowness of the bridgesuggests use by pack horses andpedestrians only. Terracedcottages of red PennantSandstone, some dating back tothe 18th Century, are seen here.There is also a variety of oldoutbuildings along the lane. Thehousing style, narrow windinglane and stone walls are typicalof Frampton Cotterell.

Cottages alongside bridleway atHarris Barton

Zion United Church Woodend Road

Significant landmark, The Windmill Tower


13

Frampton End3.10 This old road leads from

Frampton Cotterell to Iron Actonand to Latteridge across the fordvia Hover’s Lane. The olderdwellings comprise former hatters’cottages and farm-houses, suchas Frampton End Farm and TheRidge. Bungalows and detachedhouses on individual plots aremore recent. This road is mostlywithout pavements and retains arural character.

Perrinpit Road3.11 Perrinpit Road consists mainly of

17th Century farmhouses andassociated buildings and 19thCentury cottages, built of localPennant Sandstone and render.Other individual properties havebeen constructed since the1950s. Challacombe House, builtin 1995, is one example ofmodern sympathetic design. “TheWestern Coach House”, built oflocal rubble stone, has dominatedthe corner of Perrinpit and BristolRoad for over 150 years.

Northwoods3.12 Set in 40 acres, the Listed

building, Northwoods House withits fountain, to the North of OldGloucester Road, is the mostimpressive building in the area.Built in 1832 as a private asylum, it has now been converted to residential apartments. Together with theGrange Hotel and other 19thCentury buildings, the area isarchitecturally and historicallyimportant.

West of the River Frome3.13 This area was characterised by

small cottage encroachmentsalong the toll road to Bristol.Much of this land remains openfields but large areas have beendeveloped within recent years.

Many older cottages still existalong Church Road, together withmore modern buildings. On thesouth west edge of the village boundary is sitedFrampton Court. This is one ofthe most historically importanthouses in South Gloucestershire,being a former residence of pastLords of the Manor. 418 ChurchRoad is an excellent example ofmodern design blendingsympathetically with 18th and19th Century buildings. The oldChurch of England School, built1842, in School Road is now thepremises of The CommunityAssociation. School Roadcontains examples of dwellings ofdiverse style and period ranging from 18th Century cottages to 20th Century houses. Mill Lane contains anumber of splendid 18th Centurybuildings, one being the former“New Inn”. “The Globe Inn” stillstands to the west of St. Peter’s.Beaufort Road, WinchcombeRoad and Brookside Drive,predominantly bungalows, wereconstructed between ChurchRoad and Rectory Road. RobelAvenue and Western Avenue arealso modern developments.

Open fields between River Frome and Frampton Court.

Cottage, The Land

Good recent use of Pennant Sandstone, Church Road

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