Grayshott Parish Village Design Statement DRAFT COPY FOR COMMENT PLEASE RETURN TO TANCHOUX OR POST OFFICE BY 15th MAY DOWNLOAD FINAL PUBLICATION - (8MB) pdf file opens in new window 2004 Produced on behalf of Grayshott Parish Council CONTENTS 2. What is a Village Design Statement 3. Grayshott's Design Statement 5. History of Grayshott and Settlement Pattern 6. The Village Today and its Conservation Area 8. Traffic Management and Pedestrian Safety; Side Roads and Lanes 10. Signs and Street Furniture 11. Infrastructure and Services 12. Open Spaces and Green Areas 13. Lanes, Bridleways and Footpaths Grayshott is in the north-east of Hampshire, close to the borders of Surrey and West Sussex. It is surrounded by beautiful and varied countryside, large sections of which are now protected by the National Trust. The area became known in Victorian times as 'Little Switzerland' and attracted settlement by those seeking an attractive and healthy environment. Records show that there was a sparse settlement here from the 12th Century but it was not until the Victorian era 150 years or so ago that we see the emergence of a village. St. Luke's Church has passed its Centenary, as have the village hall, the school, the Fox & Pelican and the laundry building (now Grayshott Pottery). These and many other amenities were created by the generosity of local landowners and have been well supported over the decades by the villagers. The attractiveness of Grayshott has increased its popularity and has drawn residents, commerce and trade. With this background it is not surprising to find strength of feeling for the village and a deep concern for its future. Several themes emerged during the consultation for this Design Statement. -There is a wish to regulate the style of new buildings, to halt the loss of our Victorian and Edwardian heritage and to influence high quality development in the future. -There is concern about the impact of future development on already overloaded infrastructure, drainage and services. -There is a deep appreciation of our wooded valleys, our rural lanes and footpaths and the environmental value of natural areas within and around the village. - It is hoped that this Village Design Statement will assist architects, builders and planners to maintain Grayshott's character in line with the wishes expressed by its residents. - Other concerns were expressed by the residents, during the consultation period, which should be noted by planners. - Residents do not want to lose the natural areas within and around the village, either by piecemeal encroachments or by an extension to the Settlement Policy Boundary. - There is alarm at the increase in the volume of traffic and the size of delivery vehicles. The need to shift the balance in favour of pedestrians has become a critical issue. 2. WHAT IS A VILLAGE DESIGN STATEMENT" A Village Design Statement (VDS) highlights the qualities, style, building materials, characteristics and landscape setting of a village, which are valued by its residents. It will be available to developers, architects, builders and residents at an early stage of any planning application. The principal document outlining policies for the area and guiding new development is the latest East Hampshire District Local Plan. This is set within the framework of Government adviceand regional and county planning policies. The District Council's agreed Local Plan is supported by the Council's Supplementary Planning Guidance, which provides further detailed advice. Examples of this are the 'Countryside Design Summary', 'Design Guide for Residential Extensions' and 'EHDC Design Guide for Shop Fronts'. This Statement provides a valuable link between all interested parties. It is an opportunity for local people to participate in the planning process at an early stage and to make positive contribution to the future of the village. This Statement has been compiled following the response to a questionnaire, which was delivered to every household and collected from shops in the village. Village clubs and organisations were contacted to ensure they had sufficient questionnaires and to encourage a good response. Presentations and displays were made to two Parish Assemblies. Displays and opportunities for discussion of the VDS drafts were made during the following village events: the jubilee picnic; the village school fete; the party in Grayshott and the Grayshott horticultural society annual show. Grayshott Primary School received a presentation. There was a permanent display describing the aims of the VDS and requesting comments in a shop window in the centre of the village for several months. On 9th November 2002, a widely publicised open workshop was held in the village hall, which provided useful debate, information and guidance. The following organisations supported the production of the VDS: the Women's Institute; 'Buy in Grayshott', 'Party in Grayshott' and Grayshott Pottery. Assistance has also been provided by Grayshott Parish Council and East Hampshire District Council This statement represents the collective opinion of residents. This VDS is a useful addition to planning guidance documents. It has a particular role in providing a detailed assessment of the local character of Grayshott by describing its unique and individual features. It should be respected in any development in order to retain local distinctiveness. Crossways Road (Note the unsympathetic design of Pendarvis Court, built after the demolition of the Victorian Post Office) 4. LOCATION AND SETTING (MAP 2) Grayshott is on the margin of northeast Hampshire, next to Hindhead in Surrey and lies on the B3002 between Hindhead and Headley. A small part of the settlement lies within Surrey. The original centre of the village and its later additions have been built on high ground between and beside three deep wooded valleys and westwards towards open sandy heathland. To the north and northwest are the wooded areas of Whitmore Hanger, Whitmore Vale, Woodcock Bottom and Golden Valley, all containing Sites of Importance for Nature Conservation (SINCs). To the south lie Stoney Bottom and Waggoners Wells. The western edge adjoins the open sandy heathland of Ludshott Common. A small part of the eastern boundary adjoins the London to Portsmouth road. Part of Grayshott village settlement lies outside the county boundary in Surrey, it nevertheless contributes significantly to the approach to the village centre from the London to Portsmouth Road (A3) at the eastern end. Grayshott is enhanced by much protected land around and within the Parish owned by the National Trust, Ministry of Defence and Grayshott Heathland Trust. Grayshott's closest beauty spots, the lakes and woods of Waggoners Wells and Bramshott and Ludshott Commons contain some ancient woodland which has been designated a "Site of Special Scientific Interest" (SSSI). On Grayshott's doorstep is the internationally recognized Wealden Heath Special Protection Area (SPA), which locally includes Bramshott & Ludshott Commons, the Devil's Punchbowl & Hindhead Common. The scenery around Grayshott, with its rich and varied flora and fauna, is valued by residents and visitors alike. Any extension to the current Settlement Policy Boundary to the north, northwest or south would destroy the beauty of the wooded valleys and encroach upon ecologically important areas. Any extension to the west would diminish the 'local gap' between Grayshott and nearby villages and irrevocably alter the character of this part of the village. Furthermore additional development on high ground would exaggerate the erosion by fast moving water after heavy rainfall. Development should: 5. HISTORY OF GRAYSHOTT AND SETTLEMENT PATTERN Pre-Victorian Period Until the railway arrived at nearby Haslemere in 1859, Grayshott, or "Graveshotte" (signifying "a clearing in the woods"), was never more than a hamlet of small farms, broomsquires' cottages and a haunt for notorious brigands. As recorded in the Domesday Book, Grayshott was within Headley Parish and part of the "Waste of the Manor" of Sutton. Ownership was passed from King Stephen (1135 - 1154) to his brother Henry of Blois, Bishop of Winchester. Later, when that manor was divided, Grayshott became part of the Manor of Wishanger. "Wakeners Wells" (now known as Waggoners Wells), was created in the 17th century by the Hooke family of Bramshott. Some traces of this early period remain in the broomsquires cottages of Stoney Bottom and Whitmore Vale, in the outlines of holding pens for livestock along the drovers' road in Stoney Bottom and in dry sandstone walls and boundary banks. The sites of some original farms are known for example Grayshott Farm and Bull's Toft, now known as Grayshott Hall and The Old Farmhouse (Headley Road). Many of Grayshott's footpaths and bridleways, so much a feature of the village, were established in those days. Victorian and Edwardian Period The sale of land following the Acts of Enclosure of the 1850s defined the limits and shape of the village. Wealthy families were attracted to the area which became known as 'Little Switzerland' because of the healthy air and beautiful scenery. Its accessibility from the railway at Haslemere established Grayshott as a working village and a holiday destination. Early residents included Alfred, Lord Tennyson, Sir Arthur Conan Doyle, George Bernard Shaw and Flora Thompson (author of 'Lark Rise to Candleford' and 'Heatherley') . This period laid the pattern of the village with its valued balance of residential and commercial premises at its core. It has given the village some fine examples of Victorian and Edwardian buildings, some of which have been included in the conservation area. Crossways Road (conservation area) illustrating hanging tiles, shop fronts and roofing. Development Between the Wars There was a steady growth in the number of attractive smaller properties examples of which can be seen in the area of Grayshott school, such as Beechanger Cottages and Whitmore Hill Cottages. Development Since the Second World War The residential area of Grayshott was significantly enlarged by Kingswood Firs estate and Waggoners Way estate, with their own characteristics of low-density housing, wide verges, many trees and narrow roads. In the centre of the village, though their value as business outlets is appreciated, some commercial buildings have been of poor design [e.g. Grove House - currently One Stop etc], out of character [e.g. Beacon View House - currently the Travel Agent's etc], or scale or building line [e.g. Marlborough House - the office block beside the Fox and Pelican]. Moreover they were built without regard to overall visual impact. The loss of the Victorian Post Office in Crossways Road where Flora Thompson worked and its replacement by Pendarvis Court, with its incompatible roofline and inappropriate finishing details, prompted the instigation of the Conservation Area. Other recently lost significant buildings have included The King's Peace, the Cenacle and Grayshott Nursing Home (formerly a school). It is felt that Grayshott's remaining Victorian and Edwardian heritage should be protected and that any future buildings should be designed to blend with the prevailing village scene. Community commitment The village owes much of its character to the generosity and vision of some of the early families, principally the Whitakers, the I'Ansons, the Lyndons and the Vertues. These families gave land for the Village Primary School (1871), the laundry (now developed as Grayshott Pottery), St. Luke's Church (started 1898, consecrated 1900, tower completed 1910), both of the village greens, the war memorial site, the Fox and Pelican Pub (1899), the Village Hall (1902), the fire station (1907), St. Joseph's Catholic Church and Presbytery (1911), the war memorial to Canadian troops (1914-1919) the sports field (1927), lands for council housing, three tennis courts, two allotment sites and Philips House for the elderly. Many villagers donated funds for these projects. In later years property was donated by several residents to the Grayshott Housing Association for letting to local families. Grayshott's sense of community has a long history. Development should: Residents also thought that development should: 6. THE VILLAGE TODAY AND ITS CONSERVATION AREA The Village The centre of Grayshott is the densely built commercial and residential area of Headley Road and Crossways Road and the focal point of the village is St. Luke's Church at Five-Ways crossroads. Results from the questionnaire showed that the most highly valued aspects of the village are the views of St. Luke's, the Victorian and Edwardian buildings, the Village Green and Lyndon Green, the wooded valleys, the significant number of footpaths and bridleways, the verges, hedges and many fine trees. It is regretted that the tall new Church building has obscured the view of the Church from the west. Approaches to the village centre by car have two distinctive characteristics. When arriving from the west and north via Headley Road, Hammer Lane or Whitmore Vale Road, the visual impact is rural. Properties beside these roads are bordered either by natural woodland, hedges with mature trees, or by wide verges. These properties, outside the Settlement Policy Boundary, for example Applegarth Farm and Grayshott Hall on the Headley Road, as well as those beside Whitmore Vale Road and Hammer Lane, contribute greatly to the "Local Gaps" between Grayshott and Headley Down, and also Churt (in Surrey). Arriving from the east and south-east along Headley Road or Crossways Road, from the A3 Portsmouth Road, where the housing density is greater, the presence of mature trees, hedges, flower beds and wide verges contribute greatly to the 'green' character of Grayshott. Headley Road approach to Village (note "green" character) Conservation Area Grayshott has a limited conservation area, which includes the Victorian and Edwardian buildings on both sides of Crossways Road from Five-Ways as far as the car park. Also included are St. Luke's Church (a listed building), the village greens, the shops at Nos. 1-7 Headley Road and the Fox & Pelican public house. (Grayshott has two more listed buildings, they are: St Joseph's RC Church and Bowes Cottage in Whitmore Vale Road). Outside the conservation area, near the centre of the village, are several Victorian and Edwardian shops and homes, which contribute greatly to Grayshott's character, and could form further conservation areas. Residents appreciate the style and historical value of these buildings, these include Aumara cottage, Western Lodge and Murphy's Upholstery Workshop in Headley Road. Several of the houses built by the early families remain, such as Grayshott House, Pinewood, Hunters Moon, Apley House, Windwhistle, Marchfield and Rockdale House. Particular attention should be given to the period detail, alteration, design, size and placing of buildings close to conservation areas where they might disrupt the visual context of the area. Marlborough House, for example, would have been less obtrusive had its building line been further back from the road, in line with Lloyds Bank. Murphy's Upholstery Workshop Western Lodge (examples of valued buildings outside the conservation area) Development should: Planners should consider: Although there is no single predominant style in Grayshott individual areas of the village have their own characteristics. The village centre has a predominantly Victorian and Edwardian style of steeply pitched roofs with either slate or plain tiles, gable ends and tile hung finishes above red brick walls. note gables, clay tile hanging, pitched tile or slate roofs and sympathetic extension These buildings are predominantly of two storeys, with some of three storeys where the third is within the roof. Results from the questionnaire show these features to be highly valued. Development should respect this style of steeply pitched roofs, gables and clay tile hung exteriors. Unfortunately some replacement buildings and in-fill developments have tended to be less interesting or in some cases positively unattractive such as Grove House and National Westminster Bank. Around and beyond the centre of the village are attractive examples of period developments of semi-detached and terraced houses, which contribute to Grayshott's character, such as The Avenue and Whitmore Vale Cottages. The Avenue Whitmore Vale Cottages Outlying areas such as Kingswood Firs and Waggoners Way estates should continue to have their own characteristic styles of low density housing, many trees, wide verges and narrow roads. Waggoners Way Kingswood Firs Good quality contemporary design sympathetic with adjoining properties and their location can be encouraged although these opportunities are obviously rare. It is required that all new buildings will be designed to reflect existing building lines and roof heights and should relate well to existing period character. An example of developments totally lacking in sympathy are those on either side of Aumara. Aumara cottage (example of unsympathetic developments either side) Off street parking spaces for new residential or commercial buildings should be adequate and an integral part of the site. Garage blocks and parking spaces should not obscure the front of buildings. The retention of trees and hedges and the planting of mature trees in new developments are essential to the rural atmosphere of the village. In addition to the usual plans, developers should provide accurate elevation drawings showing how a building will appear in relation to its neighbouring buildings and surroundings. Developers involved in commercial developments should ensure that the size and colour of any signage should be sympathetic to a village situation i.e. not be too dominant and they should also refer to EHDC 'Design Guide for Shop Fronts' Alterations and extensions to houses Alterations and additions should reflect in proportion, detail and materials the style of the existing building. An example of a well designed, compatible extension is that added to the Victorian part of Grayshott School. Developers should also refer to E.H.D.C.'s 'Design Guide for Residential Extensions'. (an example of sympathetic extension to original Victorian building) Development should: · in the centre of the village, incorporate features such as clay tile-hung upper elevations, gables, steeply pitched roofs of either slate or plain clay tiles. · retain building lines · generally not exceed two storeys · extensions, porches and garages need to be compatible with their primary unit · provide elevation drawings showing a new building in relation to adjacent properties as required by E.H.D.C. · avoid concrete and flat roofed buildings or additions. · avoid detracting from the street view of a property by positioning garages, car ports and car-parking at the side and rear of a building. Conservation Area Headley Road (Note: steeply pitched, tiled roofs, gable ends and tile hung finishes above red brick walls; buildings are 2 storeys. Note also inappropriate style of bollards) 8. TRAFFIC MANAGEMENT AND PEDESTRIAN SAFETY; SIDE ROADS AND LANES Traffic Management and Pedestrian Safety Grayshott's shopping centre and free off-street parking draws customers from beyond its boundaries. The considerable volume of through traffic is due to Grayshott's proximity to the A3, the route to Haslemere Station and four neighbourhood schools. Response to the questionnaire indicates that a major concern of residents is to reduce the speed and volume of traffic and to improve safety for pedestrians and cyclists. Initial traffic calming devices have been partially successful. The introduction of a 20mph speed limit through the village, speed cushions or bumps and raised textured or coloured road surfaces to make drivers more aware of pedestrians and cyclists have been suggested for both Headley Road and Crossways Road in the village centre. These should be attractively designed using rural and traditional materials. Examples of traffic calming using traditional and rural materials A lower speed limit on the outskirts of the village is also needed. The off-loading of 40 to 44 ton commercial vehicles has increased, as has the flow of traffic through the village. These two facts mean that gridlock has become common-place at certain times of the day. Smaller delivery vehicles should be positively encouraged. Side Roads Roads serving Kingswood Firs and Waggoners Way estates are narrow, but their wide verges, trees and gardens give an open and green framework. The characteristics of these estates should be maintained without infilling. In the older centre of the village, side roads are often extremely narrow, for example, The Avenue, Glen Road and Avenue Road. Properties here were mostly built before garages or car-parking facilities were expected, so on-street parking is inevitable. Any developments in roads such as these should pay particular attention to the effect they would have on the number of vehicles using the road and the accessibility for emergency services. Development should be designed to: Parking for shoppers remains a problem in spite of three small car parks and some roadside parking places. Businesses that set up in the village must specify, as a required planning condition, the number of parking spaces needed and how they will be provided without using existing residential car parking areas, or car parks in shopping areas. Any new business, which is reliant on deliveries to its premises for business, should satisfy all planning authorities that its parking and delivery requirements do not encroach upon the village's car parking stock. All new residential developments provide adequate off street parking. Development should: 10. SIGNS AND STREET FURNITURE At present, not enough thought has been given to the compatibility of design, materials and layout of many street features, resulting in an unsatisfactory mismatch of styles; too frequently signs and furniture detract from valued views and open spaces within the village. Whereas the design of the 'finger post' at Five-Ways junction fits in well with the village scene, the black and yellow plastic bollards associated with the pinch points do not. When any items of street furniture are added or replaced should be of rural rather than suburban or urban nature and of traditional materials. At Five-Ways and at the Headley Road entrance to the village from the Portsmouth Road (A3) there is a proliferation of signs. There is a need to reduce the number of signs throughout the village; in general signs should be kept to a minimum. Unsightly clutter of street signs P referred lamp-post design (Headley Road approach to village) There is a wide variety of lamp-post design and lighting colour: in future this needs to co-ordinated, particularly in the conservation area; new and replacements should be of the design adjacent to the millennium sign. In the village centre shop front and illuminated signs should be sympathetically chosen. (refer to E.H.D.C. Shopfronts Design Guide (1997) Example of unsympathetic shop front design Development should: 11. INFRASTRUCTURE AND SERVICES Catchment Requirements Population growth within and around Grayshott demands an increase in the capacities of health, education, police, public transport and social services. Drainage. With the increase of developments there is a need to ensure that storm water systems are adequate and keep ahead of the requirement. New developments or extensions must mitigate damage to individual properties and to the environment by the provision of additional capacity. The surface water run-off is already a problem during heavy rains. The capacity of the drainage system needs to be modified to relieve the foul drainage system as much as possible of the storm water flows. Other services Statutory bodies, electricity, gas, water and communications should be encouraged to minimise the intrusion of their services, avoiding overhead cables, unsympathetic location of posts and masts. Developments should: Back of Grove House Side of Marlborough House Unsympathetic location of services 12. OPEN SPACES AND GREEN AREAS In the centre of the village Grayshott has two small greens: The Village Green and The Lyndon Green, both protected by charity status. A sports field is located on the north side of Headley Road (west). There are two allotment sites one in Hill Road and the other beside the Sports Field. The Grayshott Heathland Trust has acquired land adjoining Fairlands at the western edge of the Parish, with the aim of returning it to heathland. Wide verges and the larger informal spaces beside public pavements such as those at Waggoners Bend and opposite Beechanger End by the Headley Road, owned by the council, contribute to the distinctive 'green' character of Grayshott. The many trees, often on privately owned land, for example the trees lining Headley Road, Whitmore Vale Road, Hammer Lane and Stoney Bottom are greatly appreciated and also have a significant influence on the character of the village. Details of the height and materials used for property boundaries should be included in planning applications and should be appropriate to immediate and overall surroundings. Preference should be given to natural boundaries of indigenous trees and shrubs. Developments should: Beechanger Cottages Waggoners Bend Informal green spaces 13. LANES BRIDLEWAYS AND FOOTPATHS An important and distinctive feature of the village is the matrix of quiet wooded lanes, bridleways and footpaths providing links between different sections of the village, as well as access to the surrounding countryside; these are in constant use by residents and visitors. Valewood Lane, Whitmore Vale Road, Stoney Bottom, Hill Road and Hammer Lane are tree-lined rural lanes largely without pavements or road markings and should retain their rural character. Where alterations to existing properties or boundaries beside lanes and footpaths are permitted, their design should not be allowed to spoil the rural character of the lanes, or to damage areas of environmental importance. Developments should: Whitmore Vale Road/School Road (Note rural character maintained through minimal use of road markings, lack of pavements and sympathetic boundaries.) Grayshott is a thriving modern village with a healthy commercial centre. In 2002, Grayshott celebrated 100 years as an independent parish. The village won the "Hampshire Village of the Year" award and the Calor "Business in the Community" competition for England and Wales in 2002, launched by HRH the Prince of Wales. It is surrounded by an area recognized internationally for its environmental value. Residents wish to retain the character and ethos of the village and ensure that future change and development is compatible with its present style and atmosphere. The success of Grayshott depends on the balance between residential and commercial activity, its community spirit and the beauty and environmental value of its setting. 15.SUMMARY TO PRINCIPAL POINTS LOCATION AND SETTING Development should: HISTORY OF GRAYSHOTT AND SETTLEMENT PATTERN Development should: Residents also thought that development should: THE VILLAGE TODAY AND ITS CONSERVATION AREA Development should: Planners should consider: BUILDING STYLE AND DETAIL Development should: · in the centre of the village, incorporate features such as clay tile-hung upper elevations, gables, steeply pitched roofs of either slate or plain clay tiles. · retain building lines · generally not exceed two storeys · extensions, porches and garages need to be compatible with their primary unit · provide elevation drawings showing a new building in relation to adjacent properties as required by E.H.D.C. · avoid concrete and flat roofed buildings or additions · avoid detracting from the street view of a property by the positioning of garages, car ports and car-parking at the side and rear of a building. TRAFFIC MANAGEMENT AND PEDESTRIAN SAFETY; SIDE ROADS AND LANES Future development that includes traffic calming measures should be designed to: PARKING FACILITIES Development should: SIGNS AND STREET FURNITURE Development should: INFRASTRUCTURE AND SERVICES Developments should: OPEN SPACES AND GREEN AREAS Developments should: LANES BRIDLEWAYS AND FOOTPATHS Developments should: The Grayshott Village Design Team is grateful for the guidance and support of: East Hampshire District Council and for the support from Grayshott WI; Grayshott Pottery; BIG (Business in Grayshott); PIG (Party in Grayshott) and the Local Residents of Grayshott. Illustrations and photographs were supplied by TBA Appendix www History of VDS Team; manning; date of meetings; questionnaire details TBA Appendix xxx Diary of Consultation - displays; workshops; exhibitions; public meetings; diary of events TBA Appendix yyy Appendix zzz TBA Appendix Design Guidelines TBA
