Appendix 3 - Proposed Winterbrook Conservation Area ... Appendix 3 Resp... · Proposed Winterbrook Conservation Area Consultation 2012 1 Appendix 3 - Proposed Winterbrook Conservation

Proposed Winterbrook Conservation Area Consultation 2012

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Appendix 3 - Proposed Winterbrook Conservation Area Designation Consultation Responses Figures ID numbers Categories Total Support designation ID4000, ID3771, ID3995, ID4699, ID6451,

ID6483, ID4024, ID3886, ID4093, 4513 Save Winterbrook, ID6471, ID4793, ID4247, ID6528, ID4246, ID4322, 824 Cholsey PC, ID4373, ID4278, ID4381, ID6430, ID5060, ID5875, 3596 Wallingford TC, ID4380, ID3849, ID6463, ID4864, ID4182, ID3786, ID4081, ID4245, ID4908, ID3813, ID4414, ID6478, ID4474, ID6527, ID3865, ID6526, ID6525, ID5890, ID3829, ID3888, ID6085, ID5874, ID4909, ID1939, ID6404, ID4260, ID6524, ID967, ID8843, ID6490, ID6489, ID4187, ID3908, ID3834, ID4073, ID2046, ID6515, ID6473, SN93, SN94, SN96, SN97, SN98

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Object to designation ID5922, ID6146, ID6202, ID4890, ID6192, ID6132, ID5968, ID3978, ID6219, ID3857

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Statutory bodies/Town/parish councils ID number – organisation name

Comments SODC comment

824 Cholsey Parish Council

Wider landscape setting The Parish Council considers rather than restricting the designation to the street scene containing listed houses, buildings walls and mature trees alone, designation should be extended to the fields to the west, notably the old orchard, the old farm buildings and views of Bradfords Brook. The sylvan character of Winterbrook's gardens and their relationship to the surrounding countryside is what contributes to Winterbrook's special character. The setting of the neighbouring listed buildings is enhanced by the landscape. This is what gives Winterbrook its rich distinctive character as a settlement. In particular Winterbrook Close, the old farmhouse, was designed to look out over its old orchard, the brook and the farm fields behind. No.2 Winterbrook No.2 Winterbrook is a very good example of an unaltered 1930s dwelling, its gardens are now well maintained and therefore the Conservation report should be revised by taking out the reference to it being 'neglected and negative in its impact.' Mountclaire Parish Council notes this needs updating, the owners of Mountclaire have been given permission to demolish the old building and are currently building a new house. The Lawns The boundary wall along the first part of Winterbrook Lane should be identified as important. There are several more trees which could be included within the designation

the trees on the right hand side of Winterbrook Lane next to Winterbrook Lodge which are already TPO protected

the mature trees in the rear gardens of The Lawns and front garden of Oakwood House

The mature trees in the PCT car park which are on the rural edge of Bradfords Brook and separate the hamlet of Winterbrook from the more built up area of

Wider landscape setting Conservation areas are designated for their special architectural or historic interest. English Heritage guidance 'Understanding Place: Conservation Area Designation, Appraisal and Management' states that conservation area designation is not generally an appropriate means of protecting the wider landscape. The proposed boundary includes those elements of Winterbrook that are considered to be of special architectural or historic interest. This includes a large area of the gardens associated with Winterbrook House through to 33 Reading Road. The rural elements beyond the boundary form part of the setting of the area but do not have a relationship with the historic fabric of Winterbrook that is considered to be of sufficient significance / importance that it would warrant that areas inclusion. The legibility of the former orchard and pasture land and its association with the former Winterbrook Farm is low. Notwithstanding this, the setting of conservation areas is a material consideration in the determination of planning applications. Recommendation – no change No.2 Winterbrook The condition of the gardens at No.2 Winterbrook has improved since the drafting of the first Winterbrook Character Assessment.


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Wallingford. Trees in the front garden of Winterbrook Close Trees in the front and rear grounds of Winterbrook House.

Recommendation – remove the reference to the gardens of No. 2 Winterbrook being ‘neglected and negative in its impact.’ Mountclaire Development at Mountclaire has progressed since the Winterbrook Character Assessment was first drafted. Recommendation – update the Townscape Appraisal Map. The Lawns The boundary wall to The Lawns along Winterbrook Lane is a later addition that abuts the front boundary wall. Although of later date, the section of wall running up to the gate does make a positive contribution to the character of the area and should be included as an important wall. Recommendation – Update the TAM to include the section of wall along Winterbrook Lane up to the gate of The Lawns as an important wall. Trees The Townscape Appraisal Map shows important trees within the proposed boundary and is indicative at this stage. Most of the trees highlighted in the comments have TPOs, others, such as Oakwood House, are located outside of the proposed boundary. Trees located within a conservation area and with a stem diameter


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greater than 75mm are afforded a measure of protection through a Notice of Intent which is required by the council for tree works. A fuller assessment of significant trees or groups of trees will be undertaken as an appraisal following designation.

Stakeholders ID number – organisation name


4513 Save Winterbrook

Extension of boundary to include fields to the east and west of Winterbrook SAW consider that the large open fields on both the western and eastern boundaries of the proposed conservation area mentioned in paragraph 2.2 of the assessment provide more than an attractive setting to Winterbrook; they are one of the area’s defining characteristics and the surroundings from which the built heritage asset of Winterbrook is experienced and enjoyed. Winterbrook Close (formerly Winterbrook Farm) an imposing Grade II listed building overlooks the fields. SODCs landscape architect has described the landscape of the area as: ‘small scale, enclosed and rural landscape character which draws from the wooded garden edge of Winterbrook. Riparian brook-side vegetation defines the northern boundary. The well established Arcadian gardens bolster the supportive townscape of Winterbrook. The fields to the east of Winterbrook which adjoin the River Thames and extend south of Bradford Brook are similarly an integral part of Winterbrook’s character. The many mature trees that run along the edge of the brook, field boundaries and within residential gardens

Extensions - As stated above, the rural elements beyond the boundary form part of the setting of the area but do not have a relationship with the historic fabric of Winterbrook that is considered to be of sufficient significance / importance that it would warrant that areas inclusion. The proposed boundary includes a large area of the gardens associated with Winterbrook House through to 33 Reading Road. This includes the boundaries of gardens shown on early OS maps (1871 – 1912) and excludes former meadows along the margins of the River Thames.


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give Winterbrook the special semi-rural character. Additions to the Townscape Appraisal Map Additional important trees should be included on the map, including those along the brook adjacent to the hospital car park, to the front of Winterbrook Close and along Winterbrook Lane to the south of Winterbrook Lodge. Important walls along the northern boundary of The Lawns and to the front of Winterbrook Lodge should be included. Reference to 2 Winterbrook The owners of the property now maintain the site to a high standard and the view of the stream and the open land to the side of the property make a positive contribution to the area. The Save Winterbrook Group urges the Council to now proceed to designation as soon as possible.

Townscape Appraisal Map - The Townscape Appraisal Map shows significant trees and is indicative at this stage. Most of the trees highlighted in the comments have TPOs. A fuller assessment of significant trees and groups of trees will be undertaken as part of an appraisal following designation. The section of wall along Winterbrook Lane makes a positive contribution to the area. The brick wall fronting Winterbrook Lodge appears to be 20th century and has a plain brick on edge capping. Property boundaries will be reviewed as part of the appraisal process following designation. Recommendation – update the TAM to include the section of wall along Winterbrook Lane up to the gate as an important wall. No. 2 Winterbrook – Noted.

Landowners/Agents ID number – organisation name


4121 Ashton J for Wates, 5990 Kemp & Kemp for Berkley Homes

The proposed Winterbrook Conservation Area is of special architectural and historic interest and, therefore, its designation would not devalue the concept of conservation. Setting The final sentence of the second paragraph of Section 2.2 states that 'on both the western and eastern boundaries of the proposed Conservation Area are large open fields which

Noted. Setting – The Winterbrook Character Assessment mentions those elements of the setting that do make a contribution to the area as opposed to characterising the whole of the


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provide an attractive setting, with the River Thames not far away.' This is almost the only reference to the setting of the proposed Conservation Area within the document and therefore gives an unbalanced impression. In fact the setting of the proposed Conservation Area would be mixed as it would include both open fields and areas of 20th century housing to the north (along Reading Road), east (The Murren), south (along Reading Road), and south (along Wintergreen Lane and Winterbrook Lane). By making a specific reference to the open fields and failing to describe other elements that would make up the setting of the Conservation Area, I consider that the Council is giving inappropriate emphasis to the importance of these open fields. There are no significant views out from the proposed Conservation Area to the surrounding fields or areas of housing and, similarly, no significant views towards the proposed Conservation Area from its surroundings apart from views north and south along Reading Road. As a result the setting of the proposed Conservation Area makes little (if any) contribution to its significance. This should be made clear in the Council's Winterbrook Character Assessment. The second sentence of the third paragraph of Section 2.2 is inaccurate and illogical in its dating of the buildings in the proposed Conservation Area. Having stated that 'apart from No.25, they date to between the late 18th and the end of the 19th century....' it then states that six buildings date from the 20th century. A more accurate description would read 'apart from No.25, which is earlier, the majority of the buildings are from the late 18th century or the 19th century; only six were constructed in the 20th century.' Towards the end of this paragraph there is one sentence that refers to No.2 Winterbrook. This states that the building has a 'pleasing design' but that its site is neglected and negative in its impact. This sentence leaves a confused impression, namely that the building might contribute positively to the proposed Conservation Area, whilst its site is a negative factor. However, the appearance of any site is capable of rapid change as a result of vacancy or change of ownership. There does not seem any reason why the inclusion of No.2 Winterbrook within the designated area could not be the same as is given earlier in the paragraph for the other 20th century properties (Nos. 6, 8, 8a, 10 and 12) and the reference to 'pleasing design' should be omitted.

setting. Views are not included in the assessment at this stage but would be reviewed as part of any future character appraisal process following designation. Recommendation – No change. Second sentence Section 2.2 – Noted. Recommendation – Re-word the sentence to read ‘Apart from No.25, the majority of the buildings date from the late 18th or the 19th century and only six from the 20th century.’ No. 2 Winterbrook – This 1930s ‘cottage style’ building is different to all the other buildings within the area. It is noted that the appearance of a site can change as a result of vacancy or change of ownership. The design of the building and the spacious plot relate to building practises of the time. It is considered that with the restoration of the boundary using appropriate native trees and shrubs the property could make a contribution to the character and appearance of the area. Recommendation – remove the reference to the gardens of No. 2 Winterbrook being ‘neglected and negative in its impact.’


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General public ID number – organisation name

Comments SODC comment Adjustment of proposed boundary to the west ID4000, ID3995, ID4024, ID4322, ID4373, ID4380, ID6463, ID4864, SN7, SN12, SN13, SN24, SN78, SN82, SN84, SN86, SN87, SN88, SN90, SN91, SN92

Boundary should include part of the fields/old orchard Boundary should include land up to and including the Cholsey and Wallingford Railway The green field and orchard behind Winterbrook should be included in the proposed

conservation area Would like to see the proposed designation expanded further Would like to see the proposed CA boundary to include some of the surrounding fields

as these add to the semi-rural setting of Winterbrook The designation should be extended so that Winterbrook cannot be encroached by

new high density housing developments in the future The proposed CA boundary should be extended to include part of the fields that add to

the attractive character of Winterbrook In support of extending the Conservation Area boundary to include the neighbouring

fields Should include the meadows which back onto the properties to the west of Winterbrook

between Bradford’s Brook to the north and Winterbrook Lane to the south Preserve the meadows to the west of Winterbrook Could you not consider houses 3-17 and 16-22 Winterbrook Lane as of townscape

merit I would like to see the Winterbrook Lane area included in the conservation area Should be extended to include adjoining fields and landscape features such as the old

orchard The boundary of the conservation area should be drawn so as to protect the setting It would be nice to see Winterbrook Lane and Wintergreen Lane included inside the

proposed conservation boundary

Extending the boundary to include the fields on the western side of Winterbrook – As noted above conservation areas are designated for their special architectural or historic interest. English Heritage guidance 'Understanding Place: Conservation Area Designation, Appraisal and Management' states that conservation area designation is not generally an appropriate means of protecting the wider landscape. Historic mapping suggests that the orchard was created in the later 19th century. This is consistent with the agricultural economy of the period which was suffering the impacts of a global recession and a series of poor harvests. During this time more land was turned over to market gardens and orchards. The earlier Tithe map describes the land in this area as meadow and as for arable use. The existing orchard is in a degraded condition and the character and appearance of the fields do not have a strong relationship with the historic fabric of Winterbrook. Recommendation – no change. Winterbrook Lane – The houses along Winterbrook Lane do not meet the criteria of


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special architectural of historic interest and have not therefore been included within the proposed conservation area. Recommendation: No change. Setting - Impact on the setting of a conservation area would be a material consideration in the determination of planning applications for development within that setting.

Adjustment of the proposed boundary to the east ID6526, SN84, SN86, SN87, SN88

The Old Court should be included within the CA boundary. This building was built as a squash court for Agatha Christie and Max Mallowan.

The garden of 1 Winterbrook should be included within the CA boundary. The house is included in the proposal and the unique position of this garden beside a long stretch of Bradford’s Brook may amount to a case for inclusion. The garden was also the former site of the original lock keepers/ferry house.

The surrounding landscape helps to define the character of the area, i.e. linear development within a wider undeveloped hinterland

The Old Court – This fabric is associated with Winterbrook House and particularly Agatha Christie. The Old Court has been extended and been altered substantially and is therefore not considered to be of sufficient merit to include within the proposed conservation area. Recommendation – No change. Gardens – The proposed boundary follows details shown on historic maps and leaves former meadows outside of the area. Recommendation: No change

Adjustment of the proposed boundary to the south ID6526, ID5874, SN86, SN87

Whitecross House should be included within the CA boundary. Whitecross House is second only to Winterbrook House in Winterbrook as an historic prestigious dwelling. It can be linked physically if including Whitecross Lodge and the riverside meadows which historically were all in one ownership

It is a shame that the conservation area could not be extended further to include a proposed gravel pit at the end of the road.

Whitecross House – Whitecross House is a Grade II listed building and therefore the fabric and grounds are protected from unsympathetic alteration and development. Conservation area designation is not the most appropriate way of protecting the wider landscape. A large area of


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Why does the area not also extend southwards along Reading Road? riverside meadow would need to be included within the conservation area boundary. Based on current information these meadows are not considered to be of special interest. The houses between 33 Reading Road and Whitecross House are not considered to be of special interest and therefore the boundary cannot be extended along Reading Road. Recommendation: No change

Adjustment of the proposed boundary to the north SN66 The properties on the Wallingford side of Bradford’s Brook should be included in a

preservation area to ensure continuity and prevent wholesale development of brown field sites.

The Wallingford Conservation Area boundary has been reviewed as part of an appraisal process and there is a proposed extension to the south towards Bradford's Brook. The extension includes six Edwardian properties in Reading Road which are particularly well preserved and form a distinctive group. The character of the area immediately to the north of Bradford’s Brook was not considered to be of special interest. Recommendation: No change

Extend the proposed boundary SN11, SN20, SN58, SN59

Extend the area to the whole of Winterbrook The entire area within the boundary of Wallingford bypass should be designated Should be extended to include part of the fields that provide an attractive setting to the

character of Winterbrook

See comments above. Conservation areas are designated for their special architectural or historic interest. The National Planning Policy Framework sets out at paragraph 127 that when considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status and that the concept of conservation is not devalued through conservation of areas that lack special interest. The proposed conservation area follows an assessment that


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looked for what was of special architectural and historic interest in Winterbrook. Recommendation: No change

Setting of the proposed conservation area ID4000, ID3995, ID6451, ID6471, ID4246, ID4278, ID5060,

the fields to the west provide an attractive setting to the character of Winterbrook the present picturesque setting does much to enhance the visitors enjoyment livestock grazing in the fields adds to the delightful character of the area the enclosing fields are an integral part of the heritage Winterbrook is clearly a semi-rural setting. Many of the houses look onto open fields

and it provides a picturesque background for the whole community Its setting deserves protection as a visually attractive approach into Wallingford Winterbrook has a fairly unique setting which gives a semi-rural feel to this approach to

Wallingford

Noted. The National Planning Policy Framework sets out at paragraph 132 that 'significance can be harmed or lost by through alteration or destruction of the heritage asset or development within its setting.' The impacts on the setting of a conservation area, which is a form of designated heritage asset, would therefore be taken into account in determining proposals that would affect the setting.

Contribution of Winterbrook as an entrance to Wallingford ID3771, ID3995, ID6451, ID3813, ID3865, ID3888, ID1939, ID6524, ID967, ID3834, ID4073, SN26, SN38, SN57, SN63, SN72

Provides an appropriate entrance to Wallingford and sets the tone of an historic market town

Reading Road is much the nicest entrance into Wallingford Winterbrook has a pleasant approach to Wallingford The approach into Wallingford via Winterbrook is very distinctive and attractive on

account of the many high quality historic buildings grouped so closely together The many buildings of historic and architectural interest that line this route are an

attractive introduction to Wallingford that needs to be protected

Noted.

Historic buildings, trees and open spaces ID3771, ID 3995, ID4024, ID6528, ID6430, ID5875, ID4864, ID4182, ID4414, ID6478, ID6527, ID3865,

Winterbrook contains many listed buildings and mature trees (with tree preservation orders)

A road with some beautiful trees and historically important houses Unique character of beautiful old houses, a variety of very old magnificent trees and

some green fields and an orchard so close to the town centre should be preserved for the future

Noted. Designation of Winterbrook as a conservation area will mean that when considering planning applications the Council must pay special attention to the desirability of preserving or enhancing the


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ID1939, 6524, SN38, SN72, SN79, SN96

There are many well-preserved historical buildings and the mature trees, historic high quality walls and railings make it a very pleasant approach to Wallingford

some of the very substantial houses in Winterbrook are listed and contribute greatly to the landscape of the street, as do the mature trees, giving a rural scene which should be protected

special character and appearance of the area.

Character ID3771, ID4793, ID4278, ID4381, ID4864, SN4, SN5, SN7

Winterbrook has a special feel of its own separate to the more urban atmosphere of Wallingford

Winterbrook has a rural feel to it Winterbrook has a special historic character with numerous buildings which are either

listed or otherwise of architectural merit Historically valuable character of the buildings and the relatively low density Would like to see the character of buildings in the area preserved Winterbrook has a special character, which should be formally recognised and

preserved so things like the Murren buidlings should not happen and any new extensions should be in character.

Noted. Designation of Winterbrook as a conservation area will mean that when considering planning applications the Council must pay special attention to the desirability of preserving or enhancing the special character and appearance of the area.

Agatha Christie ID3771, ID3995 ID4793, ID4246, ID4381, ID4414, ID3865, ID6473

Agatha Christie’s house is in Winterbrook as well as the Agatha Christy trail leading to Cholsey

Agatha Christie’s house is an important tourist attraction Winterbrook draws many visitors to Wallingford due to the history and architecture and

the connection with Agatha Christie It is a tourist attraction for those people visiting the former home of Agatha Christie. The links to Agatha Christie are important and attract visitors to this pretty semi-rural

location.

Noted. The Character Assessment is a designation report used to identify special architectural and historic interest. The association of Winterbrook House with Agatha Christie is mentioned in the text. Should the area be designated it is recommended that a conservation area appraisal be undertaken and historical associations such as Agatha Christie would be looked at in more detail. Recommendation – no change.

Why designate now? ID5922, ID6202, ID4890, ID5968,

Is this conservation proposal the final attempt to secure site B for housing? The Council has a statutory duty to review existing conservation areas and to determine whether any


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ID2956, ID2956, SN23, SN67

This land has sat there for years and has not been noticed before, why now? Why is designation being considered now, to stop any buildings being built in

Winterbrook? Features which could trigger the creation of a Conservation Area in Winterbrook have

been around for years so why is it only now that the creation of an area is being considered

The consultant’s proposals for this conservation area were submitted some time ago, why is it being brought to the public’s attention now?

An element of shutting doors after…. Who instigated this? Is this a knee jerk reaction to appease some influential objectors in Winterbrook

relating to the proposed housing development?

parts of any parts or any further parts of their area should be designated as conservation areas: areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Consideration of a new conservation area in Winterbrook follows on from a boundary review of the Wallingford Conservation Area that was undertaken as part of the Wallingford Conservation Area appraisal and management plan process.

Conservation Area designation and the development of Site E ID4890, ID6146, ID5922, ID6192, ID6816, ID6132, ID5968, ID2956, ID3978, ID6219, ID3857, SN17, SN18, SN19, SN20, SN70

This is an attempt by the inhabitants of Winterbrook to block any future development in their area

If a Conservation Area is created then it is only a short step to arguing that not even any access to peripheral development should be allowed on the grounds that it would be detrimental to the appearance of the Conservation Area should a junction be created

The Conservation Area adds the possibility of stopping the access road and thus try to thwart the development of Site E

There are several estates built around Wallingford which do not prejudice other conservation areas around the historic town and the Inspector’s decision should not be influenced the latest tactics by SODC to cloud his judgement

Is this conservation proposal the final attempt to secure a housing development at Site B?

This appears to be a manipulation designed to circumvent the judgement by the external assessor that Site E is more suitable for future development than Ste B.

My recent discovery that one of the members of staff pushing the Site B development has led me to realise that the decision the council is making is motivated by self interest rather than the best interest of the people of Wallingford.

The real reason for designation of Winterbrook as a conservation area is that it would

Conservation areas are designated for their special architectural or historic interest. The National Planning Policy Framework sets out at paragraph 127 that when considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status and that the concept of conservation is not devalued through conservation of areas that lack special interest. The proposed conservation area follows an assessment that looked for what was of special architectural and historic interest in Winterbrook Designation of Winterbrook as a conservation area will mean that when considering planning applications the Council must pay special attention to the desirability of preserving or enhancing the special character and appearance of the area. Harm to the setting of a conservation area is


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protect Winterbrook from the currently proposed development in Wallingford. Is this just another attempt to force the planned developments onto Site B? Has this got anything to do with the Inspectors visit to consider further any issues

associated with Site? Will this proposal be notified to the Inspector as part of his further consultation process?

The Site E development could be prejudiced by the conservation area designation. This is an attempt to protect the area from development. A shameful attempt by SODC to prevent housing developments on Site E.

capable of being sufficient grounds to refuse planning permission but is not necessarily always so. Such a judgement could only be taken in the context of the detailed proposals and other relevant material considerations pertaining to the development proposal at the time an application falls due for determination.

Conservation area designation and opposition to the development of Site E SN9, SN25, SN36, SN38, SN58, SN59, SN91

Keep the buildings out Site E because you are coming out of Wallingford into Cholsey. It will change the boundary. Important to preserve the area of Winterbrook.

The proposed Winterbrook Conservation Area would be ruined if a housing development were to be built behind it

Small modern developments can have a huge negative impact on a local area Stop any development local to the conservation area Conservation area status would mean that building proposals which harm the character

of the area and its setting should be rejected.

Conservation areas are designated for their special architectural or historic interest. The National Planning Policy Framework sets out at paragraph 127 that when considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status and that the concept of conservation is not devalued through conservation of areas that lack special interest. The proposed conservation area follows an assessment that looked for what was of special architectural and historic interest in Winterbrook Designation of Winterbrook as a conservation area will mean that when considering planning applications the Council must pay special attention to the desirability of preserving or enhancing the special character and appearance of the area. Harm to the setting of a conservation area is capable of being sufficient grounds to refuse planning permission but is not necessarily always so. Such a judgement could only be taken in the context of the detailed proposals and other


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relevant material considerations pertaining to the development proposal at the time an application falls due for determination.

No.1 Winterbrook SN15 Recommend that 1 Winterbrook has a blue plaque as Mr Dell who was responsible for

the electrification of the underground lived here. Noted. The awarding of blue plaques in Oxfordshire is undertaken by the Oxfordshire Blue Plaques Scheme and nominations should be sent to them.

No.2 Winterbrook ID4699, ID6483, ID3849, ID3786, ID5890, ID3829, ID3888, ID6085, ID4909, ID6524, ID2046, SN14, SN15, SN16, SN23, SN24, SN26, SN27, SN28, SN30, SN32, SN35, SN37, SN38, SN60, SN62, SN74, SN75, SN91, SN92, SN94, SN97, SN99

Disagree with the comment about No.2 Winterbrook in section 2.2. Before all of the trees in its front garden were needlessly cut down, this property significantly contributed to the sylvan character of the road and could easily do so again. This property is an important part of the local scene and should be saved and restored to its recent glory as soon as possible.

This house exhibits looks, features and has a good sized plot This home and its gardens are currently well maintained and the house itself is a prime

example of 1930s design The negative impact of 2 Winterbrook is only because of the temporary fence The house and gardens are an important part of the local scene and it is only the ugly

temporary fencing that has a negative impact Before all the trees in front of the garden of No.2 Winterbrook were cut down, this

property significantly contributed to the attractive linear character of the road 2 Winterbrook is an important part of the local scene No.2 should not be used as a highway Dedicating 2 Winterbrook – developer ransom trying to pre-empt and provide a fait

accompli Should be included as a building of townscape merit Access through 2 Winterbrook should be denied The building should be preserved Removal of the temporary fence and restoration of a more appropriate boundary would

re-create a considerable asset to the area.

Noted. The trees that have been removed were not native species and not considered to be important. They did, however, contribute to the sense of enclosure within the street scene. This form of boundary could be restored using appropriate species of trees/shrubs. Agreed, the temporary fencing is unsightly and does not contribute to the character of the area. No.2 Winterbrook is a relatively intact example of houses built during the 1920s and 30s. The design of the building is 1930s ‘cottage style’ and sits within a spacious plot which is characteristic of other properties in the area. The front boundary could be restored with appropriate native trees and shrubs and could therefore make a positive contribution to the character and appearance of the conservation area. Building of Townscape Merit – This building


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dates from the 20th century and is the only house of this type of design within the proposed area. It does not have a coherent relationship with the late 18th – 19th century development of Winterbrook. Based on existing information it is not considered to be Townscape Merit. Recommendation: No change

29 Mountclaire ID3849, SN23, SN67 SODC should amend this to reflect the approved new building

The new house is out of scale and is unsympathetic Why did you allow the old post office (no.29) to be sacrificed for a modern house?

Noted. No. 29 has not been mentioned in the text as planning permission had already been granted for a new dwelling. In 2008 planning permission was refused for an extension to No.29 due to the scale and design of the proposal. Planning permission was granted for a replacement dwelling in 2010. Planning permission is not normally required for demolition but conservation area consent is required for the total demolition of buildings whose total volume is more than 115 cu m within conservation areas. Designation of the area would provide control over this type of development. Recommendation: Update the Townscape Appraisal Map.

Winterbrook Close ID3849 Winterbrook was originally the old farmhouse of Winterbrook complete with its orchard

and farm buildings, all of which should be included in the designated area. Noted. Winterbrook Close and outbuildings are included


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within the proposed boundary. See above for comments relating to the former orchard.

The Lawns ID3849 The wall that runs down Winterbrook Lane should be included in the designated area. Noted

The boundary wall of The Lawns is included within the proposed boundary. Recommendation: no change

Tulip Tree House SN67 How can your department argue for conservation whilst you supported a new property

to be built ‘Tulip Tree House’ which is totally out of character to the area? From available information it appears that Tulip Tree House was originally built some time after 1938. This property has been altered a number of times and modifications were made to the building in the late 1960s and further alterations were granted permission in 2007. The most recent alterations incorporate contemporary design with finishes and materials that make reference to the existing built form of the area. Notwithstanding this, changes considered prior to designation as a conservation area cannot be assessed as if the area were a conservation area.

Trees ID3849, SN24, SN38, SN91

SODC should consider including, the trees on the right hand side of the lane next to Winterbrook Lodge, the mature trees in the rear gardens of The Lawns and front garden of Oakwood House, the mature trees in the PCT car park which are on the rural edge of Bradfords Brook, trees in the front garden of Winterbrook Close, trees in the front and rear grounds of Winterbrook House, trees that line the public footpath along side Bradfords Brook down to the Thames, trees in the rear garden of no. 1 Winterbrook

The trees at the end of Winterbrook Lane are worth considering as a significant tree group as those on the front of Winterbrook Lodge

Noted. The Townscape Appraisal Map shows important trees and is indicative at this stage. A fuller assessment of important trees will be undertaken as an appraisal following designation. The trees along the southern boundary of


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Hope that the Forestry Dept. will put the safety of human lives above the conservation of trees in Winterbrook. A six week period of consideration for requests for works is too long.

Winterbrook Lodge, the front garden of Winterbrook Close, the rear garden of Winterbrook House and along Bradford’s Brook to the west of the Reading Road are TPOs. Six weeks is the statutory notice period for carrying out work to trees in a conservation area that are not protected by a TPO required under S. 211 of the Planning Act. You do not need to get the LPA’s consent in a few special circumstances: when a tree is dead or dangerous, for example. In this case you are advised to speak to the LPA about proposed work, particularly felling. Recommendation – No change.

Buildings ID6526, SN76 There is no mention of the folly in the grounds of The Lawns

There is no mention of The Gatehouse in Winterbrook Lane that was long associated with Winterbrook Lodge.

There are other elements within the proposed conservation area that are worthy of protection, for example the bridge over Bradford’s Brook

The Winterbrook Character Assessment provides an assessment of the special architectural and historic interest of the area rather than a detailed appraisal. A fuller assessment of the area will be undertaken as an appraisal following designation. This will probably include the folly in the grounds of The Lawns. No.2 Winterbrook Lane has vestigial remains of the former lodge but it has been extended, refenestrated using upvc and covered in modern render. It is of negligible architectural or historic interest. The bridge over Bradford’s Brook is included within the proposed boundary.


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Recommendation – No change

Archaeology ID6451 There is archaeological interest in fields on both sides of Winterbrook Lane Noted. Ecology ID6451, SN32, SN33, SN56

Bradfords Brook is a natural habitat for many amphibians and many other water loving insects

Would like to see recognition of the importance of Bradford’s Brook to wildlife and as an integral part of the environment

Rare humming bird hawk moths have been seen in Winterbrook Would like Bradford’s Brook to be protected for ecological reasons

Noted. Some conservation areas are notable for their biodiversity value. However, ecological value is not itself a relevant consideration when designating conservation areas. Open spaces, parks and gardens and trees are assessed on their contribution to the character and appearance of an area and relationship to historic fabric. Protected species and habitats would need to be addressed on their own merits when reviewing buildings and sites and planning works. Conservation area status alone does not provide any additional ecological protection.

Views ID6430, ID3849, SN81, SN92, SN97,

Winterbrook is a unique hamlet which blends so well with its views both of the street scene, and also through adjoining fields, and its views of orchards and farm buildings

the views of Bradfords Brook are very special views from the street scene in and out of the Wallingford approach and also through

into fields beyond the houses, including the old orchard and farm buildings which were part of the original farmhouse

the views of Bradfords Brook from the main street are special Views towards the conservation area from the fields to the west should be indicated on

the map as ‘important views.’ Views from No.2 Winterbrook through to the stream and the fields are outstanding.

Noted. The Winterbrook Character Assessment is a designation report. Important views from within the conservation area have been assessed and included on the TAM. It is not considered that there are any important views into the conservation area from the surrounding landscape. Recommendation – No change


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Finances ID6202, ID5262, SN17, SN18

Who is paying for this proposal? Concerned about the possible financial and legislative implications of the proposal in

the future Too much time, energy and money have been spent already by the District and Town

Councils on matters of development for yet another dubious concurrence to deflect attention from more important social and economic needs

This is a complete waste of Council Tax

The council has a statutory duty to consider the designation of new conservation areas, and to review existing ones. The council also therefore carries the responsibility for meeting the costs associated with the discharge of that duty.

Would like to see tree preservation in the area SN1, SN3, SN4, SN5 Would like to see tree preservation in the area

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Noted. Trees in conservation areas are subject to controls which enable the Council to protect the contribution they make to the special character or appearance of the area.

Traffic SN1, SN3, SN4, SN5, SN15, SN23, SN66

Would like to see no increase in traffic in the area Speed calming measures needed Reading Road to be a clearway Roads through existing houses should be prevented

Noted. Traffic issues would be identified in the preparation of a management plan following designation.

Would like to see the conservation of castle remains, open spaces and riverbanks SN7, SN9, SN10, SN34, SN69

Riverside, castle side, kinecroft, bull croft and other historical sites Castle Street and Shillingford Bridge Wallingford town centre

These elements of Wallingford are located within the Wallingford Conservation Area which was adopted in 1969.

Concern that the Inspector dealing with the Core Strategy is not aware of the proposal SN11 Save Winterbrook mentioned the proposed

Winterbrook Conservation Area in written responses to the Inspector in January. SODC included the proposed Winterbrook Conservation Area in written responses to the Inspector on 23rd


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March. Residents of Winterbrook have been let down by SODC

SN11, SN29 Perception that SODC is concerned more with developer’s requirements than the needs of local residents

The council has a statutory duty to consider the designation of new conservation areas, and to review existing ones. Designation of Winterbrook as a conservation area will mean that when considering planning applications the Council must pay special attention to the desirability of preserving or enhancing the special character and appearance of the area. Harm to the setting of a conservation area is capable of being sufficient grounds to refuse planning permission but is not necessarily always so. Such a judgement could only be taken in the context of the detailed proposals and other relevant material considerations pertaining to the development proposal at the time an application falls due for determination. This does not convey a general benefit or disadvantage for either the developer or the local community.

Wallingford/Cholsey parish boundary SN13 It is important to retain the boundaries of Wallingford/Cholsey parishes Noted Winterbrook should be designated as soon as possible SN22, SN24, SN82, SN91, SN92, SN96, SN97

Noted. The proposed Winterbrook Conservation Area is scheduled for a Cabinet Meeting on 6th


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September. Erosion of character SN29 Wallingford is being eroded by inappropriate and overly large development The impact and merit of individual development

proposals must be considered having regard to the council’s local plan and relevant material planning considerations. If Winterbrook is designated as a conservation area then this status will be a relevant material planning consideration, in addition to the statutory duty to consider the impact of any development proposals on the character and appearance of the conservation area.

Property boundaries SN31 Encourage the reinstatement of hedge in place of bench like fence fronting WinterbrookThe reinstatement of boundaries that are

characteristic of the area can be promoted through a management plan.

Winterbrook is not of special interest SN34, SN70, SN83 The proposals does not appear to show any interesting buildings

Most of this area could do with some interesting features being introduced There is nothing inherently different about the proposed conservation area as

compared to almost any established street in towns and villages in southern England. To single this out as a proposed conservation area is disingenuous

The present conservation and planning laws are quite sufficient and should be left intact as they are

Winterbrook has been identified as an area of special architectural and historic interest and includes five listed buildings, one locally listed building and a number of positive unlisted buildings.

Bradford’s Brook SN35 Will the bridge over the brook be affected or preserved? The bridge over Bradford’s Brook is located within

the proposed boundary and so there will be controls over demolition and some alterations to the structure.

Information/signage


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SN69 The consultation document points out lots of features of the area. What about marking some of those ancient areas such as the Roman inhumation area on a map? Or even some signposts to Ms Christie’s house?

Information boards and signage would be the subject of a management plan that would be produced following designation.

Documents

Appendix 3 - Proposed Winterbrook Conservation Area ... Appendix 3 Resp... · Proposed Winterbrook Conservation Area Consultation 2012 1 Appendix 3 - Proposed Winterbrook Conservation