Teignbridge District Conservation Area Character Appraisals

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Teignbridge District

Conservation Area

Character Appraisals

Holcombe

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Acknowledgements

The conservation area boundary as indicated here is for illustrative purposes only, and is not intended to be a true representation of the conservation area as formally adopted. The accurate and definitive conservation area maps can instead be inspected at the main reception area of Teignbridge District

Council offices, during normal office hours.

Not all important features of this conservation area are necessarily highlighted here, therefore no omissions that may have been made as part of this appraisal are intended to imply that omitted features that are found to be of interest from future reviews of the document are not of significance

in their own right.

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Acknowledgements

All contemporary maps in this document have been produced from Ordnance Survey base maps. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil

proceedings. Teignbridge District Council. License No. 079693.2000.

Archive information and historic maps were obtained from the Westcountry Studies Library and Devon Records Office in Exeter. The archaeological analysis was informed by the Sites and Monuments

Register, maintained by Devon County Council.

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Consultations

Any comments, observations or suggestions relating to this document should be sent to:

Policy and Heritage, Planning Department, Teignbridge District Council,

Forde House, Brunel Road, Newton Abbot,

TQ12 4XX.

Alternatively you may e-mail your response to: [email protected]

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Action Points

Characteristic Features of Buildings

Architectural Character Survey

Historical Maps

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1:0

INTRODUCTION

The Conservation Area Character Statement for Holcombe was endorsed by the Planning Committee on 18.12.2000. Since that time it has been the subject of public consultation, with copies being distributed to the Parish Clerk and many individuals. It has also been available for download from the Teignbridge website - a facility that has proved very popular. The document was discussed at a public meeting in the village on 29/10/2001.

The feedback from the public and other interested bodies has been fully considered and a number of amendments have been made as a result. The new boundary will be confirmed during the next few years and the Parish Council will be informed when that happens.

This completed Character Appraisal was adopted in May 2004 via the Development Plan Steering Group as a document to support current and future development plans. Consequently its contents are now a material consideration for any planning application which affects the conservation area or its setting. It will be distributed to the utility companies, Devon County Council and other interested parties such as English Heritage. Printed copies will be available for public viewing at Forde House and it may be downloaded from www.teignbridge.gov.uk as well.

A full review of this Character Appraisal will be undertaken in future years, when its effectiveness will be considered and necessary amendments made. A public meeting will be held if either Teignbridge or the Parish Council consider that would be beneficial. Minor changes may be made with the agreement of the Parish meeting and the Ward member. The most up to date version will always be available on the website.

1:0 Introduction & 2:0 F

acts and Figures

2:0

FACTS AND FIGURES

Date of designation: 14/11/72

Number of listed buildings: Grade I =0, Grade II* = 0, Grade II =11.

Size of conservation area: 1.5 hectares

The green coloured areas of this map represent listed buildings that lie within the Holcombe conservation area. A summary of these listings may be found in Appendix four.

9/56

9/57

9/58

9/59

9/60

9/61

9/62

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3.0 LOCATION & GEOLOGY

Holcombe was a small agricultural settlement located in a sheltered valley between Dawlish and Teignmouth. It is linked to each town by ancient lanes to the north and south as well as by the main road to the east.

The agrarian setting of Holcombe has been lost to the north and east as 20th century development has encroached. On the western side the setting of the conservation area has been somewhat compromised by the development on Brook Close. Consequently, the remaining open fields to the south and southwest are an essential characteristic of the setting to the conservation area. The underlying geology of Holcombe is Teignmouth breccia of the Permian period. This has had an effect on the architecture, with red breccia walls common in the area.

3:0 Location & Geology

Shales, Grits & Cherts Sandstone & Breccia Flint Gravels

River/Estuarine Alluvium Basalt & Trachybasalt Bovey Beds (Clay) Granite Slate Limestone

N

Geology

Location

Rounded stones of various geology combine with cut breccia in the walls of Holcombe.

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4:0 VILLAGE MORPHOLOGY & ARCHAEOLOGY

The conservation area is focused on the main body of the historic settlement which follows the main street from Lower Holcombe Farm uphill to the Castle Inn. The dispersed linear form comprises a series of similar sized rectangular plots, in which are small former farm groups of medieval origin. This layout is typical of planned agricultural communities between the 12th and 14th centuries and a number are known in the District. Stokeinteignhead is a good example. Holcombe is unusual in having long strip field plots behind the planned settlement group, which may have been

smallholdings, let out with each farm to provide subsistence support. The spaces between buildings are as important to the overall character as the buildings themselves.

It is possible that there is an older settlement site in the vicinity of Court Farm. The presence of a curved boundary to the northwest which is echoed by the parish boundary may be a clue. It could identify the position of a pre-Conquest manorial enclosure, used as an agricultural infield with paddocks and small allotment like fields. Other such enclosures have been identified in Teignbridge District. There also appears to be a dovecote south-west of the farmhouse on the 1880 & 1905 OS map (appendix 3) which may suggest that there was an important medieval house here.

! There are parts of Holcombe which have archaeological potential and could reveal important

clues regarding the historic development of the village. An Area of Archaeological Potential (see map below) has been identified, covering the area of planned settlement and the historic vicinity of Court Farm. Any planning applications involving significant ground disturbance within the identified area must be informed by an archaeological assessment. Any approvals should include archaeological conditions.

! The spaces between buildings and the farmland around the village are integral to the character

of Holcombe and should not be harmed by further development.

4:0 V

illage Morphology &

Archaeology

A small linear settlement with a concentration of thatched vernacular cottages on the lane forming it’s historic spine.

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Area of archaeological potential

4:0 V

illage Morphology &

Archaeology

Historic Holcombe was located in a position offering shelter. Whilst being inconspicuous from the sea, villagers had easy access to it.

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5:0 ARCHITECTURE

The buildings of Holcombe are quintessentially vernacular in the Devon tradition. Stone, cob and thatch are the most important visual elements. The Church of St George is a charming little

Victorian building which makes a strong contribution to the character of the conservation area.

Holcombe Cottage is a pleasant dwelling with Regency gothic windows. It is likely that it was thatched originally.

! Any building which is allowed within, or

affecting the setting of, the conservation area (including garages and other service

buildings), must be of a demonstrably high design standard incorporating quality materials. Applicants must show how their proposal will contribute positively to the character of the area and the setting of nearby buildings.

! The results of an Architectural Character

Survey are illustrated on the map, along with a brief summary of the criteria used, in Appendix two.

5:0 Architecture

Thatched cottages of stone and cob construction, built close to the road, are typical of historic Holcombe.

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6:0 BUILDING MATERIALS

Local rubble stone, (mostly breccia, limestone and chert), is used with cob in most buildings. The church is built of imported dressed limestone from Torbay or Chudleigh. Brick has occasionally been used for reconstructed chimneys.

Where a building was originally thatched and there are real townscape benefits to be gained by its re-instatement, this should be encouraged. Suitable buildings in prominent positions include Ropewalk and Holcombe Cottage. The use of thatch on new buildings in prominent locations would help them fit in with the prevailing character.

Timber windows of various ages are found within the village, many incorporating leaded lights. The use of modern materials or finishes strikes a discordant note and must be avoided. Where windows have been replaced in the past, it is most desirable that suitably designed units are reinstated.

For the most part, stone walls form enclosure. A few traditional hedgebanks are also found. In the village, the walls are of coursed or random

limestone rubble, tightly laid in lime mortar with a coarse aggregate. The few traditional Devon hedgebanks are constructed of earth with a stone core and planted with deciduous trees. Where these have survived, they are commonly overgrown. New hedges and walls must follow this lead. Introduced stone, brick or render would harm the existing character. Single-species hedgerows of any kind are uncharacteristic, especially those of a coniferous variety.

! The characteristic architectural features and

building materials of Holcombe are summarised in Appendix one.

6:0 Building Materials

Rendered cob and thatch are the traditional local materials.

Today masonry paint dominates - a return to traditional limewash would help preserve the buildings and add character

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7:0 POSITIVE CHARACTER FEATURES

The special character of Holcombe Conservation Area is not derived solely from the buildings therein. Some other features are summarised

below:-7:1 SETTING:The views out of the conservation area into open farmland are an important characteristic of Holcombe which ought to be protected from

development

7:2 WATER: The small stream which runs down the main street in a cobbled gully is a very attractive feature. The sound of running water adds another dimension to the character of the main street.

7:3 ORCHARDS: Few apple trees remain but they were once an intrinsic feature of the village and its setting. Expansion or creation of orchards should be encouraged.

7:4 PLANTING: The tradition of planting alongside the road frontage of buildings adds considerably to the character and appearance of the village. Colourful and fragrant plants are most effective.

7:5 LICHENS:The rubble stone walls of Holcombe are attractive but they are made even more delightful by the abundance of lichens on their surface.

7:0 P

ositive Char

acter F

eatures

The gulley

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8:0 NEGATIVE CHARACTER FEATURES

8:1 20th CENTURY DEVELOPMENT:At least half of the setting of the village has been covered by modern development. In some cases this is cheek by jowl with character buildings. Judicious screening and planting including the use of climbing plants like wistaria could help to limit the harm caused.

8:2 OVERHEAD POWER CABLES:These are a visual intrusion which blights the main street in particular.

8:3 SUBURBAN ENCLOSURE:The use of timber fencing and conifer hedges as means of enclosure is a damaging trend.

9:0 PROPOSED AMENDMENTS TO HOLCOMBE CONSERVATION AREA

The skyline to the south and the pasture fields to the east and west along the valley contribute much to the rural character of Holcombe. Given the village’s position between the large resorts of Dawlish and Teignmouth, protection of this character must be paramount. For this reason, it is proposed to extend the conservation area to include these areas and Court Farm to the south-west. This will help to protect the landscape around Holcombe from development. The proposed boundary changes are shown on the map below.

8:0 Negative Char

acter F

eatures & 9.0 Proposed

Amendments

The ‘postcard’ view of Holcombe is spoiled by the overhead cables.

9.1

9.2

Red- Present Boundary

Blue- Proposed Extensions

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APPENDIX ONE

CHARACTERISTIC FEATURES OF BUILDINGS IN HOLCOMBE BASICS

! Steeply pitched roofs, predominantly thatch, some subsequently altered. Dormers are not part

of the village character.

! Individual buildings or small clusters, possibly as a result of subdivision of former farmhouses.

Usually built tight to the street frontage.

! Vernacular buildings mostly have small casement windows. Holcombe is characterised by an

unusual number of leaded windows.

! General absence of decorative architectural features. Character is derived from the honest use

of traditional materials.

! Chimneys are found on the buildings which contribute most to the character of Holcombe.

PALETTE OF MATERIALS

ROOFING : Thatch is by far the most appropriate material and it must be favoured for any significant

new development.

WALLS : Local rubblestone, lime render and limewash are most suitable.

WINDOWS AND DOORS : Painted softwood is prevalent. Native hardwoods may be suitable if used in

an historically accurate manner.

ENCLOSURE : Local rubble stone, Devon banks and/or hedgerows incorporating native species.

Buildings are typically located tight to the street frontage giving a strong sense of enclosure.

SURFACING : Cobbles (eg at Long Thatch), hoggin, blacktop (in less prominent locations). Limestone

kerbs are a common edging material.

MATERIALS TO BE AVOIDED

ROOFING : Artificial slate, concrete tiles and man-made ridge tiles. Industrial type corrugated

sheeting.

RAINWATER GOODS : Plastic, in particular box profile guttering and downpipes.

WALLS : Brick, reconstituted stone and textured renders (apart from roughcast). Slate hanging and

weatherboarding (especially plastic).

WINDOWS AND DOORS : PVCu, stained timber and powder coated metal frames are all incongruous. ENCLOSURE : Brick or block walls are unacceptable even if rendered. Larch-lap or close-boarded

fencing, conifer hedges and other suburban structures.

SURFACING : Large areas of blacktop, concrete or chippings should be avoided. Brick or concrete

paviours or setts are unsuitable in prominent locations.

APPENDIX ONE:

Char

acteristic F

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APPENDIX TWO

ARCHITECTURAL CHARACTER SURVEY

The purpose of this survey is to identify which buildings within the conservation area contribute positively or negatively to townscape character. Three characters bands are used (see map 1) and the criteria for each are summarised below.

In assessing individual buildings, it is their form, design and architectural potential which is most important. Ephemeral considerations like plastic windows or slight disrepair will not usually result in buildings being categorised lower. This does not imply that, for example, plastic windows in a building making a positive contribution to the area are in themselves a positive feature. They may, however, have prevented it from being classed as 'outstanding'. In addition, a quite modest but attractive building in a very prominent location may be rated as 'outstanding', even though it might only be judged as 'positive' if it were tucked away among other buildings.

Category 1 : Outstanding

These buildings may be of any age, but are most likely to be either ancient and unspoiled vernacular buildings or distinctive examples of a particular architectural style.

Buildings identified as outstanding are the highlights of any conservation area. Planning applications and other proposals which may effect their character, or that of their setting, should only be

considered if they offer an enhancement. Harmful proposals must be rejected and demolition is very unlikely to be accepted under any circumstances.

Category 2 : Positive

Buildings in this category are the backbone of every conservation area. They will usually be unpretentious but attractive buildings of their type that do not necessarily demand individual attention, but possess considerable group value. Some may have been altered or extended in uncomplimentary ways, but the true character of these buildings could be restored.

The majority of structures in most conservation areas are likely to fall into this category. Alterations should only be made to positive items if they result in an enhancement of the building and the contribution it makes to the character or appearance of the conservation area. Demolition must only be considered in exceptional circumstances where significant aesthetic enhancement and/or

community benefits would be realised.

! Proposals which would detract from the special character of these buildings will be resisted.

Category 3 : Neutral or Negative

Most conservation areas have buildings that are neither positive nor negative in their contribution to overall character. These will often be twentieth century buildings which may be inoffensive in scale and location, but which lack quality in terms of detailing, materials and design. It must also be accepted that there are usually some buildings in conservation areas which cause actual harm to the character and appearance of that area. These will most commonly be twentieth century buildings which, by a combination of scale, form, location, materials or design, are harmful to the character of the area.

Judgements on these matters will always be open to criticism that they are subjective. Consequently the 'neutral' and 'negative' categories, (which featured in the draft Character Statement), have been combined in this Character Appraisal.

Planning applications for alteration, extension or replacement of buildings in this category will be expected to offer a significant enhancement of the conservation area. Where a building is clearly detrimental due to design, scale or location, its replacement will be encouraged. The use of planting, or other landscaping, to reduce the visual impact of less attractive buildings, may achieve

considerable aesthetic benefits at relatively little cost.

! Proposals to enhance the conservation area by either re-modelling buildings, or re-developing sites in this category will be welcomed. Re-development will be expected to demonstrate a very high standard of contextual design and a thorough understanding of prevailing character.

APPENDIX

TWO:

Architectur

al Char

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APPENDIX

TWO:

Architectur

al Char

acter Survey

Key to Character Survey Map

Category 1: Outstanding Category 2: Positive

Category 3: Neutral/Negative

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APPENDIX

THREE - 1841

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APPENDIX

THREE - 1890’

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PARISH SUMMARY LIST OF BUILDINGS OF SPECIAL ARCHITECTURAL OR HISTORICAL INTEREST FOR: HOLCOMBE CONSERVATION AREA

APPENDIX FOUR

- Listed Buildings

Ref. No. Grade Date ofListing Item

9/56 II 1977 The Thatches

9/57 II 1977 No. 5 & No. 7

9/58 II 1985 No. 9

9/59 II 1985 St Bernard’s Cottage

9/60 II 1951 No. 15, Holcombe Cottage

9/61 II 1951 No. 17, 19, & 21, (Lobster Cottages)

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GLOSSARY OF TERMS

Breccia: A red stone with fragments of limestone and other rocks of vareid size in a sandy matrix.

Cob: Walls built of earth.

Devonian: Geological period prior o carboniferous, about 350 million years before present.

Hoggin: Compressd aggregate of varied size and composition used as a surfacing material.

Infields: Planned agricultural landscape within a defensive enclosure.

Lime:Binding agent in traditional mortars.

Limewash:Protective/decorative surface coating made using lime putty.

Ogee:Traditional decorative moulding profile, commonly used for guttering.

Permian:Geological period approximately 250 million years before present.

Quion Stones:Large stones, dressed and squared to form the corners of a building.

Vernacular:The traditional architecture of a locality which is functional and uses locally available materials.

Te i g n b r i d g e D i s t r i c t C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

Teignbridge District Conservation Area Character Appraisals