Snainton Character Appraisal and Management Proposals

Scarborough Borough Council

Snainton Conservation Area

CWH/CLS

Character Appraisal & Management Proposals

Adopted 2 November 2009

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A Character Appraisal of Snainton

A CONSERVATION AREA APPRAISAL OF SNAINTON CONTENTS: 1 Introduction 2 The Planning Policy Context 3 Location and Setting 4 Historical Development 5 Character Analysis :

Appendix 1 Listed Buildings & Buildings of Townscape Merit Appendix 2 Local Interest Buildings and other Buildings of Townscape Merit Appendix 3 Historic maps and plans Maps - at the end of the document :

1 Existing designations. 2 Age of buildings; historical features. 3 Character appraisal. 4 Main building materials. 5 Proposed Conservation Area boundary. 6 Areas referred to in RMP 4

A Character Appraisal of Snainton CWH/CLS

INTRODUCTION This appraisal of Snainton seeks to record and analyse the various features of the Conservation Area and immediately adjacent areas that give it its characteristics in order to inform the making of decisions which are likely to affect that character. The area’s buildings and spaces are noted and described, and marked on the Character Appraisal Map along with significant trees, boundaries and other features. This appraisal builds upon national policy, as set out in PPG15, and local policy, as set out in the Local Plan, and provides a firm basis on which development proposals in Snainton can be assessed. Snainton Conservation Area was designated 1985 as it was recognised as an ‘Area of Special Architectural or Historic Interest’ the character and appearance of which it is desirable to preserve and enhance’. The Planning Authority has a duty to review all its designated Conservation Areas and their boundaries from time to time, to define and analyse the merits of the designated area. No review has taken place since 1985. This character appraisal is part of that review but also looks at a wider area. The current Conservation Area has an area of 17.66 hectares (43.63 acres) To be concise and readable, the appraisal does not record all features. The omission of any feature from the text or accompanying maps does not, therefore, mean that it is not of interest or value. English Heritage have produced guidance on preparing Conservation Area Appraisals and Management Plans. That guidance has informed the preparation, layout and content of this document, as has the guidance contained in PPG15: Planning and the Historic Environment, and guidance from the English Historic Towns Forum. This appraisal has benefited from the input of Snainton Parish Council who held a public meeting to discuss the appraisal. The historical development of Snainton and assessment of the some of the buildings has drawn on the following sources;- www.snainton village.co.uk www.victoriacountyhistory.ac.uk www.british-history.ac.uk

The North York Moors – Landscape Heritage edited by D A Spratt and B J D Harrison (19960 Houses of the North York Moors Royal Commission on the Historical Monuments of England (1987)

The two historic photographs of Snainton High Street at page 7 are reproduced by kind permission of Scarborough Archaeological and Historical Society who hold the copyright.


THE PLANNING POLICY CONTEXT Designation of Conservation Areas takes place under the provisions of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. A Conservation Area is defined as “an Area of Special Architectural or Historic Interest, the character or appearance of which it is desirable to preserve or enhance”. It is the quality and interest of an area, rather than that of individual buildings, which is the prime consideration in identifying a Conservation Area. Section 71 of the same Act requires Local Planning Authorities to formulate and publish proposals for the preservation and enhancement of any parts of their area that are designated as Conservation Areas. Section 72 specifies that, in making a decision on an application for development in a Conservation Area, special attention shall be paid to the desirability of preserving or enhancing the character and appearance of that area. This document should be read in conjunction with national planning policy guidance, particularly Planning Policy Guidance Note 15 (PPG15) - Planning and the Historic Environment. Local Planning Policy This appraisal provides a basis on which applications for development within the area can be assessed. The wider Development Plan Policy Framework produced by Scarborough Borough Council provides the context for this document. That policy is set out in a number of documents :- Scarborough Borough Local Plan, adopted in April 1999, provides a number of policies on Conservation Areas. The Local Development Framework (LDF) will be a portfolio of local development documents, collectively delivering the spatial planning strategy for the whole of the Borough (outside the National Park). The Local Development Framework, when adopted, will replace the Local Plan; but the following Local Plan policies relevant to the Snainton area will be ‘saved’ for the time being :-

E14 - Extensions and Alterations E23 - Detailing in Conservation Areas H3 - Small Scale/Infill Housing Development H12 - The Conversion and Sub-Division of Buildings for Residential Use

These policies are backed up by the following published policy and guidance leaflets and booklets :-

Period Doors Sash Windows Listed Buildings Architectural Ironwork Window Replacement Policy


LOCATION AND SETTING Snainton Village is located about 14km (8.5 miles) west of Scarborough town centre on the main Scarborough to Pickering road A170. At this point the road is running at a level of between 30 and 40 metres above sea level and the village occupies a shoulder of land above the lower lying land to the south, The village occupies a position where the low lying post glacial alluvial clays and gravels give way to the Jurassic rocks to the north. The shoulder of land on which the village lies is formed by the Kimmeridge clay. This setting is typical of many villages in this area where they have a territory which is long and thin extending from the high moorland in the north through to the wet Carr lands adjacent the river Derwent in the South. The setting of the village is thus at the boundary between two markedly different landscapes as recognised in the Landscape Appraisal carried out for the Scarborough Borough Local Plan - to the south the Vale of Pickering; to the north the Moors fringe

The location of the village at the interface between the Vale of Pickering and the moors fringe to the north

The impression of the Vale of Pickering is of a flat landscape characterised by distant views of the Wolds and Moors. However from within, much of it is gently undulating and in combination with variations in tree cover, soil type and patterns of agricultural use this is a landscape of subtle variety. The area immediately south of Snainton is characteristically one of intensive arable fields. Whilst the Vale is crossed by some minor roads, it has a feeling of inaccessibility. Many of the roads from Snainton into the Carrs are in fact dead ends. Away from Snainton village, this is a landscape where human habitation is restricted almost solely to large farmsteads – an exceptional example of these being Foulbridge which is a Hall of the Knights Templar. A major influence on this area was a drainage scheme initiated by Sir George Cayley, which consisted of straightening the rivers Derwent, and Hertford and forming a series of drainage ditches crisscrossing the vale and draining into the river Derwent. The sea cut at Scalby was also constructed which greatly reduced flooding of the Derwent. The work was carried out by the Muston and Yedingham Drainage Company and by 1807; 10,886 acres of farmland had been improved at a cost of £41,932 - without this work; this low lying area would still be marshy wetland.


The Moors Fringe occupies the south facing dip slope of the Jurassic rocks, indented by dry valleys. This is largely a quiet, managed agricultural landscape devoted to arable use. Large fields are bounded by low hedges on spurs between dry valleys - Welldale, Nettledale, Wydale and Brompton Dale which, running roughly north-south dissect the area. However, immediately north of Snainton a fault has brought Kimmeridge clay to the surface resulting in very steep slopes used for pasture. This bank with its hedgerows and trees forms a distinctive backdrop to Snainton village which is largely contained at the foot of this slope –see photograph below.

The bank of Kimmeridge clay forms the sloping backdrop to the village


HISTORICAL DEVELOPMENT

The name of Snainton is believed to originate from a farmstead associated with a man called Snoc. In 1086 Snainton was recorded as Sechintune. There may have been an earlier settlement in about the 6th and 7th centuries as some Anglo Saxon finds were discovered off Station Road when the Orchard Estate was built in 1991. In the early medieval period there were a number of Manors in Snainton, which probably accounts for it diffuse built form - William de Percy’s is believed to have been at the end of what is now West Lane and was known as Westhorpe – a square enclosure is recorded as an earthwork in the field west of The Kennels. Another manorhouse, was located where Carr House is now situated half a mile to the south of the village. Carr House is a modern farm incorporating some portions of 17th-century work and formerly surrounded by a moat though it has been filled in recent years. In about 1189 Roger Bigod granted lands at Foulbridge to the Templars; their Hall, which can still be seen at Foulbridge, was completed in 1290. Low Hall opposite the West Lane/Croft Lane is perhaps on the site of the capital messuage mentioned in 1558. Snainton shows good evidence of the medieval farming system of infields and outfields - the former which are probably of pre-Conquest origin were much more regularly cropped. In Snainton the large outfields developed between about 1150 and 1250 occupy the ridges between the valleys and were called West Field, Middle Field, Heydon Field the latter extended north as Moresom. The infields included Undercliff and Middle Head which were divided into long thin strips. This division between infields and outfields is a reflection of the sheep – corn husbandry oractised in this area from the 12th century. Remnants of the infield system can be seen in property boundaries and rigg and furrow north of High Street. Garth Head Lane, which is a sunken lane shows evidence of great age marks the boundary between the infield and outfield running east-west and it continues eastward on a marked field bank known as a lynchet. To the south of the village the curved hedge lines of the fields which existed before the village can be seen. The next big influence on the landscape and village form was the enclosure awards in the later part of the 18th century. The Snainton enclosure award was granted in 1768 and the land (about 4062 acres) was distributed among those with a claim or rights to any land. The stone walls enclosing the fields and the detached farm steads around Snainton today are a legacy of that time. About the same time, ie in 1740, the turnpike act, came in as a means to raise funds to repair roads. In Snainton, a toll bar was erected and what is now known as the Coachman Inn became a post inn. The road through Yedingham was the main road to York, the road to Pickering being merely a back road and not properly surfaced. Also dating from the early 18th century, ie prior to enclosures, is the pinfold, which stands on the high street . Pinfolds were found in most villages at the time of the medieval open field system and it was not until enclosures became common that livestock was kept under control and pinfolds were no longer needed.


By 1823 the recorded trades in Snainton were 3 shoemakers, 3 shopkeepers, 3 tailors, 2 wheelwrights, 2 bakers, 4 butchers, a saddler, a blacksmith and a cooper, however the majority trade at this time is still that of farmer with 16 listed. Of the ‘public’ buildings the present church, St Stephen′s, was built in 1835 to replace the first church built about 1150 as a chapel of ease of Brompton. The Primitive Methodist Church, in Station Road, was built in 1868 but is no longer in this use, being F A Stockhills premises; but the Methodist Church on the corner of West Lane, built in 1894 is still in use. The Reading Room was built in 1861 by Mr Leaf and was used by local gentlemen to read the papers. It was also the site of the original village school and is shown as such on the 1892 map the year the present purpose built school was opened. Since 1894 the Reading Room has been the place where the Parish Council meets. Railways were a huge influence on the development of villages and Snainton was no exception. The railway to Snainton (which ran between Seamer and Malton) opened in 1882, It was to be short-lived and closed in 1950 though the red brick station buildings still stand at the bottom of Station Road – development of the latter road can be attributed to the presence of the railway. The village has a population of about 800 (in 2004 the estimated population of the parish was 890 but this covers a larger area than the village – this figure is the same as for the 2001 census.

Demolition of the cruck house High Street - 1906

The old Post Office, High Street - 1906-08


CHARACTER ANALYSIS General Character Snainton is basically a linear village with the principal historic area of development along High Street, although there are other areas of early development. Along High Street the earliest buildings ie pre 1852 run from Manor Farm in the east to Cliff Farm in the west with spurs off a short way up Nettledale Lane and down Station Road (historically Middle Lane). The buildings along High Street are generally close to the highway and parallel to it, with little development in depth. Exceptions to the latter are a small number of terraces of very modest cottages or outbuildings which run off at right angles to the main alignment – 4-8 High Street; adjacent Prospect Farm; 32-36 High Street and, on the north side, near 69 High Street and 73 High Street. Many of these modest cottages must have been conversions of outbuildings grouped around the farmhouses which would have been more common in the village centre than now – effectively tenements were created. Cliff Farm and the group of buildings around the courtyard behind is a survivor of what must have been a more typical form throughout High Street. There is a further area of loose historic development on West Lane starting at Cruck Cottage (formerly Merryweathers) in the east and extending to The Kennels in the west. These small groups of buildings, which would originally have been farmsteadings, must be associated with either Westfield Manor or the capital messuage of Low Hall – it would have been practically a separate village. Unlike on High Street, these groups of buildings are not all built hard up to the highway – Holme Farm, Low Farm, Kennels Farm and Low Hall are all set well back. Finally there is another tight knit historic community on Pudding Lane (south side) and Bewicks yard of which the principal building is Grosvenor House.

The view into Beswicks Yard from Pudding Lane is a very characteristic piece on built landscape

In filling between these groups of historic development, principally in the 20th century, has lead to a almost complete ribbon of development along High street between Barkers Lane and Undercliff; along Station Road down to the former railway station and along the south side of west Lane between Station raid and Low Hall. However


all of these are still essentially frontage developments with little development in depth Grain The figureground for Snainton (a map which simply shows the buildings and therefore the proportion of building to other space) illustrates the grain of the village. Development along High street is close knit give a very tight, almost hard effect. Other than the groups of buildings which run back at right angles to the main street, development is not in depth, thus the grain becomes much looser very quickly. This dense grain continues down Station Road and into Pudding Lane and the eastern end of West Lane though there is somewhat more space about the buildings. The western end of West Lane is characterised by a looser development of building groups with much space about them.

Figureground for Snainton Reverting to the main street, from Undercliff westwards development becomes much looser with wide spaces between building frontages and there is similar loose grain at the extreme eastern end of High Street. Use The village is mostly residential but it is not a purely dormitory village and there is a wide range of commercial uses especially on High Street. These commercial uses , include a Public House, two shops a post office and filling station, fish and chip shop. Community uses include the Church, the War Memorial Hall, church rooms and the play area Qualities of the Buildings A number of buildings are on The Statutory List of Buildings of Special Architectural or Historic interest in Snainton and these are shown on Maps 1 and 4 and are set out in Annex 1. All the Listed Buildings in the study area are at Grade II and the majority of them are traditional vernacular buildings typical of the region.


In addition to the Listed Buildings, which clearly make a positive contribution to the character and appearance of the area, there is a number of buildings previously categorised as Grade III but now un-listed which for this Appraisal have been classified as Local Interest Buildings because of their contribution to the area. The Reading Room, Pinfold and Village Lock-up contribute to the character of the area due to their historical associations and are also included as of Local Interest.

The Village Lock-up, Nettledale Lane

The fact that a building is neither Listed nor shown as being of Local interest or Townscape Merit does not mean that it does not have merit and does not contribute to the character of the Conservation Area. These three categories make an especially valuable contribution to the area, but as the value of Conservation Areas are often greater than the sum of their parts nearly all buildings are important. In any event, and this is critical, the designation of the Conservation area means that all buildings whether Listed, otherwise designated or not will be protected and be subject to the national policies set out in PPG15. Building Materials Map 4 illustrates the main building materials. Walling: Approximately 80% of the buildings in the study area are built in local sandstone or limestone and of these the majority are built in coursed rubble sandstone or limestone especially the more modest cottages and former farm buildings. Some of the larger houses are built in squared sandstone (eg Rosea Main Street) or dressed sandstone (eg Hillcrest, 58 Main Street) - the latter gives an appearance more akin to ashlar. A small number of have a more decorative finish to the stone such as herring bone tooling (eg Grosvenor House, Pudding Lane) or hammer dressing (eg 49 High Street). Formality is lent to some of the larger buildings by the use of herring bone tooled quoins – eg Old Hall on West Lane and Grosvenor House on Pudding Lane) In the late 19th/early 20th centuries there seems to have been a fashion for the use of hard red brick – for example Peacock Inn, 25 High Street; 26 High Street. This was perhaps due to the coming of the railway making this material more readily available – the former railway station itself, which is outside the study area , is built in this material. Buildings using this material do not sit happily within the context of the stone buildings of the conservation area.


Roofing materials. Of the stone buildings referred to above over 85% are roofed in natural red clay pantiles (or the variant natural red clay ‘celtic’ tiles). A significant minority (about 13%) are roofed in Welsh slate – in many cases these will have been the result of the replacement of earlier, local materials. Two exceptions stand out:-

Old Hall on West Lane is roofed in green Westmorland slate, although given the possible medieval origin of the building this is likely to be a replacement for stone tiles. 24 High street is the only building in the village which is thatched, although many of the 18th century buildings which currently have tiled roofs will originally have been thatched.

Of the modern dwellings, those erected since 1974 have tended to respect the tradition of stone walls and pantile roofs. Those erected earlier in the 20th century have used a mix of brick, render, random stone and concrete tiles which are less successful in the village scene. Future new building should respect the use of appropriate stone and natural clay pantiles Storey Heights Since a large number of the houses were built prior to 1852 they have relatively low ceilings which lead to low overall storey heights. In the cases of those buildings which contain cruck trusses, the eaves height is also often low with a big steeply pitched roof above containing the upper floor rooms– Cruck Cottage on West Lane is a good example of this. Two-storey is the norm in the village though there are exceptions such as Cliff Grange, West Lane and Grosvenor House, Pudding Lane. Local Details Windows The traditional window type in Snainton is either the horizontally sliding sash with small panes , or in more formal compositions or later buildings the vertically sliding sash is the norm. In the latter case they are usually of 6 over 6 pane configurations Many buildings have lost their original fenestration and Snainton Conservation Area has suffered from the large scale insertion of inappropriate windows either poor quality timber casements, mock bow windows, and bland uPVC windows. Roofs Roofs are rarely a strong architectural statement in their own right with relatively low pitches. Eaves lines are low and varied and roofs are often broken up by a wide variety of dormer windows (of variable quality) Chimney stacks are present on nearly all buildings, although they are rarely an architectural statement in their own right. Even on stone buildings, chimney stacks are generally built in mellow red brick. Frontage Boundaries


Because many existing buildings are close up to the highway there are large areas of the village especially on High Street; the northern end of Station Road and the south side of Pudding Lane where frontage boundaries are not significant contributors to the character of the Conservation Area. Elsewhere, on West Lane, Croft Lane parts of Station Road and High Street dry stone boundary walls make a significant contribution to the character of the area. These walls should be retained where new development is proposed.

Stone boundary walls are a major contributor to the character of West Lane Street Furniture/Streetscape Three items of street furniture contribute to the village scene – a cast iron pillar box outside the Post Office, a cast iron milestone outside 76 High Street and a K6 cast iron telephone box near Manor Farm

Street furniture in High Street contributes to the ‘cherished local scene’ Open space and trees There are no areas of formal open space, such as parks or squares within the area. The church yard, with its combination of buildings, trees and green space is a significant factor in the character of the Conservation Area.


Elsewhere, though there are some trees, they do not make a large impact upon the character or setting of the area the exception being the northern side of West Lane, west of Croft Lane. A softening effect is created by small areas where the highway verge widens sufficiently to form a small green. In High Street these include area outside

Trees contribute to West Lane Small area of open highway space in High Street Negative Factors There are no listed buildings at Risk within the study area. A group of buildings near The Kennels (including one carrying a date stone 1695 and of local interest) is boarded with a potential to adversely impact upon the character of the area. An appropriate beneficial use needs to be found for the group of buildings such That sensitive restoration and re-use could take place.

This building on West Lane which is vacant carries a date stone 1695 Planning permission was refused in 1990 for conversion of this building to a dwelling on access and amenity grounds -ie the proximity to the hunt kennels with their attendant noise problems. However given the improvement in sound proofing techniques which have come about during the intervening period the possibility exists that this may no longer be a problem


The open parking area in front of the Peacock is not in character with the area and would be improved by either stone walls or trees. The open car park in front of The Peacock lacks a sense of enclosure and is poor street scene Archaeological Issues There are no Scheduled Ancient Monuments within the Conservation Area. A square enclosure in the field at the western end of West Lane (west of The Kennels) is partially visible on the ground and also appears on air photographs. The earthworks in this area have not been extensively studied and it is likely they reflect the location of Westfield Manor House. This part of Snainton would benefit from non-invasive archaeological study such as geophysical survey in order to better determine the extent nature and use of the earthworks. It is recommended that the Conservation Area be extended to fully include this field.

The assumed site of Westfield Manor


APPENDIX 1

Listed Buildings Address The Coachman Inn Grade II Outbuildings to the Coachman Inn Grade II Foulbridge Farmhouse and cottage, Foulbridge Lane Grade I (outside study area) 17 High Street Grade II 18 High Street Grade II Prospect Farmhouse, High Street Grade II 24 High Street Grade II 41 High Street Grade II 42 High Street Grade II 43 High Street Grade II 44 High Street Grade II 45 High Street Grade II 46 High Street Grade II 49 High Street Grade II 52 High Street Grade II 54 High Street (Cliff Farmhouse) Grade II Lychgate to Church of St Stephen Grade II Church of St Stephen, High Street Grade II 57 High Street Grade II 58 High Street and attached gate & railings Grade II 62 High Street Grade II 63 High Street Grade II 86 High Street Grade II 87 High Street Grade II 88 High Street Grade II 89 High Street Grade II Outbuilding attached to 86 High Street Grade II Oakwood, Pudding Lane Grade II Grosvenor House, Pudding Lane (listed as Pippins) Grade II Cruck House, West Lane (listed as Merryweathers) Grade II Cliff Grange, West Lane Grade II The Old Hall, West Lane Grade II Range of outbuildings attached to The Old Hall Grade II Outbuildings to the west of attached outbuildings Grade II Garage at Holm Farmhouse, West lane Grade II Low Farmhouse, West Lane Grade II

APPENDIX 2 Local Interest Buildings, other Buildings of Townscape Merit and buildings of Local Historical Interest Address Reading Rooms, High Street LHI Pinfold, High Street LHI 21 High Street and attached range 56 High Street 60 High Street Former Grade III 61 High Street Former Grade III 65 High Street Former Grade III 76 High Street 82 High Street Former Grade III


83 High Street Former Grade III 84 High Street Former Grade III 85High Street Former Grade III Outbuildings around courtyard at Cliff Farm, High St Village Lock-Up, Nettledale Lane LHI Dovecote Cottage Station Road Former Grade III Methodist Church, Station Road 3 Beswicks Yard Pudding Lane Former Grade III 4 Beswicks Yard Pudding Lane Former Grade III 5 Beswicks Yard Pudding Lane Former Grade III Belmont, Pudding Lane Holme Farm House West Lane Former Grade III Jasmine Farm, West Lane Pear Tree cottage and ranges of buildings, West Lane

Range of outbuildings east of Cliff Grange Range of outbuildings east of Cruck Cottage The Kennels West Lane Former Grade III West Leigh, West Lane NOTE: The fact that a building is not shown as being Listed; of Local Interest; of Townscape Merit or of Local Historical Interest does not mean that it does not have merit and does not contribute to the character of the Conservation Area. Buildings of Townscape Merit make an especially valuable contribution to the area but as Conservation Areas are often greater than the sum of their parts nearly all buildings are important. In any event, and this is critical, the designation of the Conservation area means that all buildings whether classed as of Townscape Merit or not will be protected and be subject to the national policies set out in PPG15.


APPENDIX 3 HISTORIC MAPS & PLANS

Snainton in 1854 – extract from the 1:10,560 (6” to 1 mile) scale OS map


Snainton in 1892 – extract from the 1:2500 (25” to 1 mile) scale OS map

Snainton in 1912 – extract from the 1:2500 (25” to 1 mile) scale OS map


SNAINTON CHARACTER APPRAISAL

MANAGEMENT PROPOSALS CONTENTS: 1 Introduction 2 Appraisal 3 Legislative Background 4 Issues and Recommendations :

4.1 Conservation Area Boundary 4.2 Demolition of Local Interest Buildings and other Buildings and

Townscape Merit 4.3 New Development 4.4 Materials and design 4.5 Trees 4.6 Boundary walls 4.7 Extensions and Minor Alterations 4.8 Street Furniture 4.9 Buildings at Risk 4.10 Archaeological Issues

5 Monitoring and Review


1 INTRODUCTION

This Section sets out the recommended Management Plan for the appraisal area. It sets out both policies and recommendations which are intended to preserve the character and appearance of the area. The proposals should be read in conjunction with it.

2 APPRAISAL

The appraisal identified a number of specific and general issues affecting Snainton, including enhancement opportunities and negative features. Each issue is accompanied by recommendation(s) for action, sometimes identifying further or more detailed work needed for their implementation.

The recommendations include proposals for enhancement and policies for the avoidance of harmful change.

The management proposals are written in the awareness that the Council’s resources are limited and therefore need to be prioritised. Financial constraints on the Council mean that proposals for which it is responsible may take longer than is desirable to implement. Encouragement will be given to improvements to the area in co-operation with property owners and groups.

A flexible approach should be taken to highway policies where they would be in conflict with the preservation or enhancement of the area’s character or appearance.

The structure and scope of this document is based on the suggested framework published by English Heritage in Guidance on the Management of Conservation Areas (2005). Both the Conservation Area Appraisal and the Management Proposals will be subject to monitoring and reviews.

3 LEGISLATIVE BACKGROUND

Government guidance is set out in Planning Policy Guidance 15: ‘Planning and the Historic Environment’ and there is a statutory requirement under Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 that :-

“It shall be the duty of the Local Planning Authority from time to time to formulate and publish proposals for the preservation and enhancement of any parts of their area which are Conservation Areas”.

Scarborough Borough Local Plan, adopted in April 1999, provides a number of policies on Conservation Areas. The Local Development Framework (LDF) will be a portfolio of local development documents, collectively delivering the spatial planning strategy for the whole of the Borough (outside the National Park). The Local Development Framework, when adopted, will replace the Local Plan; but the following Local Plan policies relevant to the Snainton area will be ‘saved’ for the time being :-


E14 - Extensions and Alterations E23 - Detailing in Conservation Areas H3 - Small Scale/Infill Housing Development H12 - The Conversion and Sub-Division of Buildings for Residential Use

These policies are backed up by the following published policy and guidance leaflets and booklets :-

Period Doors Sash Windows Listed Buildings Architectural Ironwork Window Replacement Policy Design of Extensions

The Borough Council take the view that the Development Control procedure should be used creatively to seek the preservation and enhancement of the Conservation Area and seek out opportunities for improvement and added value. Thus the Borough Council will seek to use the Development Control system positively to gain the repair, refurbishment, improvement and enhancement of buildings and their settings.

Current BLP policies provide the statutory basis for Development Control decisions and set out the principles against which proposals will be assessed. The management proposals in this document provide more detailed guidance to residents and potential developers on how those principles will be applied within the Conservation Area, to ensure its character is maintained and enhanced.

The Borough Council firmly believes that sound advice, readily available, and good publicity and information are important to the achievement of good conservation. To this end, a number of guidance leaflets have been produced as set out above.

Further publicity will be produced to meet demonstrable needs, subject to the financial resources being available.

Significant harm can be caused by breaches of Planning Control and those that are clearly unacceptable will be enforced against quickly. A planning application will be invited where breaches of planning control might be acceptable, possibly with amendment. This will enable the issues to be thoroughly tested, including local consultation.


4 ISSUES AND RECOMMENDED MANAGEMENT POLICIES 4.1 Conservation Area Boundary

Despite alterations to features such as windows, the existing Conservation Area is still considered to have Special Architectural or Historic Interest and continues to be worthy of preservation. The appraisal has recognised the wider historic landscape setting of Snainton and therefore it is proposed to enlarge the conservation area to take in the historic field pattern north of numbers 56 to 64 High Street, north of The Peacock to no 80 High Street; east of 9 to 23 Station Road; south of High Street and Yedingham Road from Cliff Farm to adjacent the Coachman Inn and including the latter; south of low Hall, Cliff Grange and Greyholme all on West Lane. There are some small boundary adjustments to better reflect boundaries on the ground. Recommended Management Policy (RMP) 1 The Conservation Area boundary be extended to cover the areas shown on Map 5 along with the minor alterations shown on the same map .

4.2 Demolition of Local Interest Buildings and other Buildings of Townscape

Merit

Section 74 of the Act provides for control over the demolition of buildings in Conservation Areas (subject to various exceptions). Paragraph 4.27 of PPG15 - Planning and the Historic Environment, indicates that: “The general presumption should be in favour of retaining buildings which make a positive contribution to the character or appearance of a Conservation Area”. It goes on to say that proposals to demolish such buildings should be assessed against the same broad criteria as proposals to demolish Listed Buildings (Paragraphs 3.16 - 3.19 of PPG15). PPG 15 therefore sets a general presumption in favour of retaining buildings which make a positive contribution to the character or appearance of a Conservation Area whether or not they are designated as of Townscape merit in this character appraisal and a very good case has to be made for demolition particularly where a building is sound and capable of beneficial use. RMP 2 In line with the guidance in PPG 15, there will be a general presumption against the demolition of buildings in the Conservation Area. Applications for demolition of buildings in the Conservation Area will only be permitted where it can be justified against the criteria in PPG15 and where the applicant has proved that there will be an enhancement to the area. Consideration of proposals against these criteria will be informed by the Character Appraisal with the aim of maintaining the area’s positive characteristics.

4.3 New Development


Substantial infilling is likely to damage the character of the Conservation Area where there is a looser grain. Saved Policy H3 in the adopted Scarborough Borough Local Plan sets the general principles of small scale/infill housing development within the development limits of settlements. In such areas new housing development will be permitted within the defined development limits of settlements provided that individual proposals meet the following criteria:

(a) the scale, character and appearance of the development should respect the character and physical form of its surroundings;

(b) the vehicular access and services should have the capacity to serve the proposed level of development;

(c) the development should not result in the loss of important public views, public or private open space, landscaped areas, recreational land, and gaps in built up frontages which positively contribute to the character and appearance of the area;

(d) the development should not harm the amenities of nearby residents as a result of overlooking or an overbearing effect on existing property caused by the relationship of new and existing buildings, or disturbance from vehicular movement; and

(e) they are acceptable in terms of policies for the protection of nature conservation interests.

RMP 3 In line with saved Local Plan Policy H3, small scale/infill development will not be permitted within those parts of the Conservation Area outside the currently recognised Development Limits. RMP 4 Development in the following areas may not fulfil some or all of the criteria in Policy H.3 and small scale/infill development will not be permitted in these areas other than in exceptional circumstances:- Land south of High Street between Villa Capri and Cliff Farm Land west of Station Road south of Oakwood/Grosvenor House


Land south of High Street forming the curtilages of 1 High Street, 2 High Street and Granary Cottage, High Street.

Note:Policy RMP 4 does not imply that other sites within the conservation area and within the Development Limits do meet the criteria set out in Local plan Policy H.3 and are therefore acceptable for development. Proposals brought forward for other land will be determined on their merits in the light of H.3. RMP 5 Any proposal for a development within the Conservation Area should not be brought forward until a design brief has been prepared by or to the approval of the Local Planning Authority and the application should be supported by a Design and Access Statement which should include a full analysis of the surrounding area and justify any variation from the brief.

4.4 Materials and design details

New development should be carried out in walling materials and detailing which are appropriate to the character of the Conservation Area and adjacent or host buildings. The use of contextual innovative design is acceptable but such designs should also demonstrate good neighbourliness in terms of the character of the area and this is best achieved through traditional materials

RMP 6 Materials and details New development should be carried out in an appropriate stone (usually coursed rubble) under clay pantiles roofs and where the development impacts upon a Listed Building the pantiles shall be handmade such as . Eaves and gable verges shall have a plain close finish not timber barge boards or eaves, and gutters shall be directly fixed to the masonry on rise and fall brackets. Widows and doors should be constructed in painted timber with windows set in deep reveal.

4.5 Trees

Section 211 of the Town and Country Planning Act 1990, as amended, requires that anyone proposing to cut down, top or lop a tree in a Conservation Area must give six weeks notice to the Local Planning Authority. The purpose of this requirement is to give the Authority an opportunity to make a Tree Preservation Order. Trees make an important contribution to the character and appearance of the area and to its setting. Some are covered by Tree Preservation Orders, but it is recommended that the Council undertake a comprehensive tree survey of the whole of the Conservation Area, plus its setting, to determine whether additional Tree Preservation Orders are required.


RMP 7

In view of the importance of trees within the designated area the Council reiterate to the property owners the requirement to notify the Council of any proposals to cut down, top or lop a tree. The Council will normally resist proposals to cut down a tree in a Conservation Area and where removal is unavoidable replacement trees shall be planted at a ratio of at least 1 to 1. Trees are a particular feature of the Conservation Area, but they mature and die. Therefore, every effort should be made to provide for new and replacement tree planting within new developments. RMP 8 The planting of new and replacement trees should be encouraged where appropriate as part of all developments within the Conservation Area.

4.6 Boundary walls

A significant number of the properties in the Conservation Area have dry stone walls along their highway boundaries and these are an important feature of the area, contributing to its character and appearance. Those along front boundaries are very important to the street scene, helping to delineate the public and private spaces. RMP 9

Dry stone boundary walls should be retained and repaired. Where new development is permitted it will be a requirement that existing dry stone walls area retained (except for a reasonable opening for access) and where a dry stone wall has been lost it will be a requirement that the new development is provided with a dry stone frontage wall. .

4.7 Extensions and Minor Alterations

(a) Extensions and Alterations to Buildings

Any work that materially affects the external appearance of a building requires planning permission, subject to “Permitted Development” rights. Under normal planning control certain works are classified as “Permitted Development” and do not require planning permission. These include small alterations and extensions to dwellinghouses; the erection of buildings; enclosures or pools required for a purpose incidental to the enjoyment of a dwellinghouse (such as a swimming pool); the provision of hard surfaces, and the erection of and alterations to boundaries. Within Conservation Areas some developments (that in other areas would be “Permitted Development”) are not classified as “Permitted Development”. These include various types of cladding; the insertion of dormer windows; and the erection of satellite dishes on walls, roofs


and chimneys fronting a highway. Also, within Conservation Areas, the size of extensions that may be erected within specific planning permission is more restricted.

(b) Reinstatement of Features

Many of the buildings within the Conservation Area have lost their original doors, windows and other features. As a result their character has been eroded, together with that of the wider area. As proposals come forward for alterations and extensions to these buildings there may be an opportunity to encourage the reinstatement of such features.

(c) Boundary Walls and Outbuildings

Boundary wall and ancillary structures such as outbuildings are important features of the Conservation Area and in a number of instances they have been altered, or even lost. Therefore, every opportunity should be taken to restore walls and/or hedges to property boundaries. BLP Policy E14 seeks to avoid extensions and alterations which are detrimental to the appearance of buildings because of their location, size or design. In order to safeguard the character of the area, the following policy is proposed :-

RMP 10 Proposals to extend or alter property in the area will be expected to have regard to the following principles :- (a) Extensions (including porches and canopies) on the front or

principal elevations of buildings should be avoided as these elevations have usually been carefully designed.

(b) Extensions at the side or rear are generally to be preferred,

except where these elevations have also been carefully designed or are open to public view.

(c) Extensions should be subordinate to the building to which they

are attached. (d) Use similar or complimentary materials – usually coursed rubble

stone and handmade clay pantiles. (e) Reflect or compliment its style and appearance. (f) The design and siting of buildings and structures within the

curtilage of dwellinghouses respecting the character of the building or the character and appearance of the wider Conservation Area.


(g) Retention of timber doors and windows which are important to

the character and appearance of the building or the wider Conservation Area.

(h) Buildings which were not originally designed to be painted,

should not be painted.

(i) Avoid alterations to (including demolition of) boundary walls, hedges, gate piers, fences and gates that would be detrimental to the character or appearance of the Conservation Area.

(j) Encourage the reinstatement of removed hedges, boundary

walls and outbuildings.

4.8 Street Furniture

Street furniture can make an important contribution to the character of the area and should be retained. Where they are damaged or decaying they should be replaced on a like for like basis. RMP 11 Street furniture which is characteristic of the area as identified in the character appraisal should be retained, repaired and enhanced.

4.9 Buildings at Risk

There are no Listed Buildings considered to be at risk in the Character Appraisal Study Area.

4.10 Archaeological Issues

New development along High Street could impact upon the preservation of the historic pattern of the built environment and evidence of earlier settlement within the village. In this area new development other than modestly sized extensions to existing buildings should be preceded by pre-determination archaeological evaluations

RMP 12 Any proposal for development on a previously undeveloped site along High Street should not be brought forward until a pre-determination archaeological evaluation has been prepared by a suitably qualified archaeological contractor and the application should be supported by the report and mitigation measures recommended in the report.

Anyone planning a development in Snainton Conservation Area should contact NYCC Heritage and Environment Section for advice on archaeological issues before putting in any planning applications.


5 MONITORING AND REVIEW

In line with BVPI 219b and guidance issued by English Heritage it is recommended that this appraisal be reviewed every five years from the date of its formal adoption. It will need to be assessed in the light of the emerging Local Development Framework and Government policy generally. A review should include the following :- ∙ A survey of the Conservation Area, including a full photographic survey

to aid possible enforcement action. ∙ An assessment of whether the various recommendations detailed in

this document have been acted upon, and how successful this has been.

∙ The identification of any new issues which need to be addressed,

requiring further actions or enhancements. ∙ The identification of any new issues which need to be addressed,

requiring further actions or enhancements. ∙ The production of a short report detailing the findings of the survey and

any necessary action. ∙ Publicity and advertising. This review could possibly be carried out by the local community under the guidance of a Heritage Consultant or the Planning Authority. This would enable the local community to become more involved with the process and would raise public consciousness of the issues, including the problems associated with enforcement.

HallC/Conservation Area Appraisals/Snainton/Snainton Character Appraisal 24 April 2009


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Listed Buildings

Buildings shown Gradeon old list

Reproduced from the Ordnance Survey Mapping with Permission of the Controller of Her Majesty's Stationery Office.Crown Copyright.Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.Scarborough Borough Council, DSCA 100 2007

Scale 1:3,000Date November 2008

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Scarborough Borough CouncilMap 3 Character Appraisal


Listed Building

Local interest/building of townscape merit



Building of local historical interest

Focal building or group

Stone wall contributing to character of area

Hedge contributing to character of area

Tree / tree groups

Historic surface

Highway green space

F Street feature

Key View

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Earthworks

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Cast IronMile Post

K6Telephone Box

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The Croft

Cliff

Wood

Pear Tree

4

West Bank

Yard

Cliff

Dykelands

14ST

ATIO

N RO

AD

A 170

35

THE ORCHARD

Drain

26

Willow Garth

9

48

28

Path

(um)

76

HIGH STREET

House

78 79a

Gran

nary

30.3m

LAIRS

CRE

SCEN

T

27

2

Memorial

3 El

17

53.3m

Court

School

Wylde Green Cotsw

old

The

23.5m

46

Kennels

The Paddock

West Acres

FarmJasmine

Westlands

The Firs

Harwood

WEST LANE

CROFT LANE

Farm

Belmont

30.9m

Greenbank

PUDDING LANE

Garage

36

37

828

.6m

Pond

3

5860

45

23

Riding

2

13

92

95

House

96a

War

LAIRS

LANE

BM 47.55m

Hawt

horn

s

Old

Garth

Cabezac

STAT

ION

ROAD

Green Acres

House

West Holme

31.2m

Coach House

Lynfield

Grange

Fire

Villa

Cottage

2

54

WestMeth

Surgery

48

Farm

24

ViewSouth

Drain Drain

1

17

View

Centre

4

THE ORCHARD

31

31

(PH)

69

Gables

77 Cottage

9

7

86

3

BM 32.27m

90

TCB

Cotta

ge

1117

BM 23.63m The

Gable

s

Statio

n

Pond

Garage

57

29.3m

36.6m

1

Litzum Lodge

Oak Cottage

House

The Smithy

35

1

Gate

St Stephen's Church

4

BM

7

14

Pond

Green

The Poplars

A 170

6

41

6

3536

67

Quarry South

Farm

75

Butchers

8

Melfo

rd

97

13

10

18

5

Trac

k

The

CarrSnainton

Silo

House

Croft

Stone

Rose

Capri

1

6

Beswick

Elms

2 1

Grosvenor House

55

Church

16

18

Path

(um)

65

25

3

50.0m

Nettledene

24

Prospect

Strathyre

75a

Snainton

82

6

4

89

2

1

101

BARK

ER'S

LANE

19

Sub Sta

Station

Corn

ersto

nes

49

43

Garage

West

Campion

Holme Farm

Station

HIGH STREET

Greyholme

7Marfield

53

BM


50

PO

12

3329

57

20

Carr House

Drain

4038

34

Cottage

30


32.1m

22

2017

81

12

Drain

8

1


´

Scarborough Borough CouncilMap 4 Building Materials


Stone and Clay Pantile

Stone and Slate



Stone and other

Brick and Clay Pantile

Brick and Slate

Brick and other

Other

Drain

Drain

Cedars

Paddocks

58

48

The Sidings

40

B 1258

Drain

Halmar Rosecroft

The Old Hall

Lodge

Corner

Undercliffe

Beech House Lych

37.90m

Prospect Cottage

ExTel

25.7m

32

l2a

23

27.43m

12

9

Horselands

15 2729

South Lodge

22

Farm

Drain

Thorn Park

Quarry

1

The Peacock

57.0m

Path (um)

MP

21

19

Police

80

GARTH LANE

85

9396

102

1

BM 30.35m

Illingworth

Drain

Avon

lea

Stone

Erica

42

Def

Coachman Inn

BM 30.56m

Westfield

Mayfield

Sheep Dip

Graveyard

The Vicarage

1610

20

13

The Gatehouse

Bowling

Two Hoots

5

58a

1

BM 43

.69m

37

32

41.8m

33

33.1m

26

79

31.6m91

Mano

r Cot

tage

Pear Tree

100 101

15

Hall

102

Recreation Ground7

Drain

Farm

Aquavista

MIDDLE LANE

East


Drain

Low Farm

Leigh

Cliff Cottage

The Granary

Honeybee

The Croft

Cliff

Wood

Pear Tree

4

West Bank

Yard

Cliff

Dykelands

14ST

ATIO

N RO

AD

A 170

35

THE ORCHARD

Drain

26

Willow Garth

9

48

28

Path

(um)

76

HIGH STREET

House

78 79a

Gran

nary

30.3m

LAIRS

CRES

CENT

27

2

Memorial

3 El

17

53.3m

BM 77.70m

Court

School

6

Wylde Green Cotsw

old

The

23.5m

46

Drain

Pond

Kennels

The Paddock

West Acres

FarmJasmine

Westlands

The Firs

Harwood

WEST LANE

CROFT LANE

Farm

Belmont

30.9m

Greenbank

PUDDING LANE

Garage

36

37

828

.6m

Pond

3

5860

45

23

Riding

2

13

92

95

House

96a

War

LAIRS

LANE

BM 47.55m

Hawt

horns

Old

Garth

Cabezac

STAT

ION

ROAD

Green Acres

House

West Holme

31.2m

Coach House

Lynfield

Grange

Fire

Villa

Cottage

2

54

WestMeth

Surgery

48

Farm

24

ViewSouth

Drain Drain

Recreation Ground

1

17

View

Centre

4

THE ORCHARD

31

31

(PH)

69

Gables

77 Cottage

9

7

86

3

BM 32.27m

90

TCB

Cotta

ge

1117

24

30

22.5m

BM 23.63m The

Gable

s

Statio

n

Pond

Garage

57

29.3m

36.6m

1

Litzum Lodge

Oak Cottage

House

The Smithy

35

1

Gate

St Stephen's Church

4

BM

7

14

Pond

Green

The Poplars

A 170

6

41

6

3536

67

Quarry South

Farm

75

Butchers

8

Melfo

rd

97

13

10

18

5

Trac

k

The

CarrSnainton

Silo

HouseCroft

Stone

Rose

Capri

1

6

Beswick

Elms

2 1

Grosvenor House

55

Church

16

18

Path

(um)

65

25

Seven Acres

3

50.0m

NETT

LEDA

LE LA

NE

Nettledene

24

Prospect

Strathyre

75a

Snainton

82

6

4

89

2

1

101

BARK

ER'S

LANE

19

Sub Sta

4

12

Wydale Rise

Drain

Station

Corn

erston

es

49

43

Garage

West

Campion

Holme Farm

Station

HIGH STREET

Greyholme

7

Marfield

53

BM


50

PO

12

3329

57

20

Carr House

Drain

4038

34

Cottage

30


32.1m

22

2017

81

12

Drain

8

1


1

16

´

Scarborough Borough CouncilMap 5 Conservation Area Boundary

ConservationArea Boundary

Additions to previousdesignation

Deletion from previousdesignation


Scale 1:3,500Date July 2009

Drain

Drain

Cedars

Paddocks

58

48

The Sidings

40

B 1258

Drain

Halmar Rosecroft

The Old Hall

Lodge

Corner

Undercliffe

Beech House Lych

37.90m

Prospect Cottage

ExTel

25.7m

32

l2a

23

27.43m

12

9

Horselands

15 2729

South Lodge

22

Farm

Drain

Thorn Park

Quarry

1

The Peacock

57.0m

Path (um)

MP

21

19

Police

80

GARTH LANE

85

9396

102

1

BM 30.35m

Illingworth

Drain

Avon

lea

Stone

Erica

42

Def

Coachman Inn

BM 30.56m

Westfield

Mayfield

Sheep Dip

Graveyard

The Vicarage

1610

20

13

The Gatehouse

Bowling

Two Hoots

5

58a

1

BM 43

.69m

37

32

41.8m

33

33.1m

26

79

31.6m91

Mano

r Cot

tage

Pear Tree

100 101

15

Hall

102

Recreation Ground

7

Drain

Farm

Aquavista

MIDDLE LANE

East


Drain

Low Farm

Leigh

Cliff Cottage

The Granary

Honeybee

The Croft

Cliff

Wood

Pear Tree

4

West Bank

Yard

Cliff

Dykelands

14ST

ATIO

N RO

AD

A 170

35

THE ORCHARD

Drain

26

Willow Garth

9

48

28

Path

(um)

76

HIGH STREET

House

78 79a

Gran

nary

30.3m

LAIRS

CRES

CENT

27

2

Memorial

3 El

17

53.3m

BM 77.70m

Court

School

6

Wylde Green Cotsw

old

The

23.5m

46

Drain

Pond

Kennels

The Paddock

West Acres

FarmJasmine

Westlands

The Firs

Harwood

WEST LANE

CROFT LANE

Farm

Belmont

30.9m

Greenbank

PUDDING LANE

Garage

36

37

828

.6m

Pond

3

5860

45

23

Riding

2

13

92

95

House

96a

War

LAIRS

LANE

BM 47.55m

Hawt

horns

Old

Garth

Cabezac

STAT

ION

ROAD

Ponds

Green Acres

House

West Holme

31.2m

Coach House

Lynfield

Grange

Fire

Villa

Cottage

2

54

WestMeth

Surgery

48

Farm

24

ViewSouth

Drain Drain

Recreation Ground

117

View

Centre

4

THE ORCHARD

31

31

(PH)

69

Gables

77 Cottage

9

7

86

3

BM 32.27m

90

TCB

Cotta

ge

1117

24

30

22.5m

BM 23.63m The

Gable

s

Statio

n

Pond

Garage

57

29.3m

Farm

36.6m

1

Litzum Lodge

Oak Cottage

House

The Smithy

35

1

Gate

St Stephen's Church

4

BM

7

14

Pond

Green

The Poplars

A 170

6

41

6

3536

67

Quarry South

Farm

75

Butchers

8

Melfo

rd

97

13

10

18

5

76.2m

Trac

k

The

CarrSnainton

Silo

HouseCroft

Stone

Rose

Capri

1

6

Beswick

Elms

2 1

Grosvenor House

55

Church

16

18

Path

(um)

65

25

Seven Acres

3

50.0m

NETT

LEDA

LE LA

NE

Nettledene

24

Prospect

Strathyre

75a

Snainton

82

6

4

89

2

1

101

BARK

ER'S

LANE

19

Sub Sta

4

12

Wydale Rise

Beeches

Drain

Station

Corn

erston

es

49

43

Welldale

Garage

West

Campion

Holme Farm

Station

CLIFF

LANE

HIGH STREET

Greyholme

7

Marfield

53

BM


50

PO

12

3329

5720

Carr House

Drain

4038

34

Cottage

30


32.1m

22

2017

81

12

Drain

8

1


1

16

´

Scarborough Borough CouncilMap 6 Areas Referred To In RMP 4

Conservation AreaBoundary

Site Referred To In Policy RMP 4


Scale 1:3,500Date July 2009

Development Limits

Snainton Character Appraisal and Management Proposals

Documents

Transcript of Snainton Character Appraisal and Management Proposals