Chester-le-Street District Council

England & Lyle, Chartered Town Planners, Tel: (01325) 469236 Morton House, Morton Park, Darlington, County Durham, DL1 4PT Fax: (01325) 489395 www.england-lyle.co.uk info@england-lyle.co.uk

Plawsworth Conservation Area Appraisal and Conservation Area Management Plan

March 2007

Plawsworth Conservation Area Appraisal and Management Plan Section Subject Page

1 Purpose of the document 1 2 Consultation 1 CONSERVATION AREA APPRAISAL

3 Planning Policy Context 3 4 Definition of special interest / statement of significance 3 5 Location and context 4 6 Landscape character 4 7 Origins and development 4 8 Archaeology 6 9 Architectural Character 8

10 Important buildings 8 11 Materials 8 12 Boundaries / means of enclosure 10 13 The public realm 10 14 Important views 11 15 Traffic management impacts 11 16 Important open spaces 12 17 Setting of the Conservation Area 13 18 Challenges to be faced 14 19 Neutral areas 14 20 General condition of the Conservation Area 15 21 Conservation Area boundaries 15

CONSERVATION AREA MANAGEMENT PLAN

22 Aims of the Management Plan 16 23 Existing management 16 24 Policy 16 25 Buildings and structures 17 26 Strategy for important open spaces and trees 18 27 Archaeology 19 28 Public realm management 19 29 Enhancement schemes 19 30 Intervention measures 20 31 Enforcement 20 32 Article 4 directions 20 33 Conservation Area Boundary Review 21 34 Monitoring change 21 35 Resources 21 36 Summary of recommended actions 22

Figures

1 The Conservation Area 2 2 Extract from the first edition of the Ordnance Survey

dated 1856 7

3 Extract from the Ordnance Survey 1939 7 4 Conservation area issues 26 Appendix

A Draft List of locally important buildings 23

DRAFT PLAWSWORTH CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN 1 Purpose of the document England and Lyle Chartered Town Planners have prepared this Conservation Area Appraisal and Management Plan for the Plawsworth Conservation Area. A conservation area is defined in the relevant legislation as “an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance”. Conservation areas are designated under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Section 71 of the Act requires local planning authorities to formulate and publish proposals for the preservation and enhancement of these conservation areas. The legislation also states in Section 72, that, in making a decision on an application for development within a conservation area, special attention must be paid to the desirability of preserving or enhancing the character or appearance of that area. This document has been prepared to define and record the special architectural and historic interest of the Plawsworth Conservation Area and to identify opportunities for enhancement. The document has been prepared in the context of the English Heritage guidance “Guidance on conservation area appraisals” (August 2005) and Government planning policy guidance as set down in Planning Policy Guidance 15: Planning and the Historic Environment (PPG15). Government planning policy guidance on archaeology, is set out in “Planning Policy Guidance Note 16: Archaeology” (PPG16). The Conservation Area Appraisal and Management Plan for the Plawsworth Conservation Area considers:

• The historic development of the settlement • The archaeological importance • Architectural Character • Important open spaces and setting of the Conservation Area • The public realm • Challenges faced

Recommendations as to management measures that need to be put into place to preserve and enhance the special historic and architectural character of the area are made at the end of the document. This document should be reviewed at about five years after adoption by the Council so that it remains relevant and up to date. 2 Consultation The approach to consultation undertaken for the Conservation Area Appraisal and Management Plan was based on the District Council’s adopted Statement of Community Consultation and followed the guidance set down in English Heritage Guidance; ‘Guidance on the Management of Conservation Areas’ and Guidance on Conservation Area Appraisals’. A full Consultation Statement has been prepared and has been published separately.

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Figure 1. The Plawsworth Conservation Area

Reproduced from the Ordnance Survey Digital map data with the permission of the Controller of Her Majesty’s Stationary Office © Crown Copyright 110018506

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CONSERVATION AREA APPRAISAL 3 Planning Policy context The Plawsworth Conservation Area is within Chester-Le-Street District in County Durham. The development plan for the area consists at present of the Regional Spatial Strategy, Durham County Structure Plan and the Chester-Le-Street District Local Plan to 2006 (Adopted October 2003). The Adopted Chester-le-Street District Council Local Plan contains detailed policies relating to the Plawsworth Conservation Area and its setting. In particular, the policies detailed in Chapter 2, Built Environment are applied to development in or affecting conservation areas and development proposals should conform to these policies. The local plan therefore is a good starting point for anyone wishing to undertake development. The local plan is published on line at the Planning Portal. The adopted Local Plan defines a boundary for the Plawsworth Conservation Area, within which infill residential development will be permitted provided that certain criteria and the provisions of relevant conservation area policies are met. Those parts of the Conservation Area outside of the area designated for infill development, are within the North Durham Greenbelt where development is controlled strictly. The Local Planning Authority is preparing a Local Development Framework (LDF) to replace the Local Plan. Most of the existing Local Plan policies will however be ‘saved’ and will continue to be used until the LDF and its folder of development plan documents is in place. The preparation of the LDF is a key opportunity to review the policy framework as relating to the Conservation Area. Area Action Plan DPDs are intended for areas of conservation to provide area specific planning policy to protect areas from development pressures and ensure sensitive change. In particular this management plan will contain recommendations in respect of areas that require particular attention. Additionally, the Durham County Structure Plan sets strategic policies for the area. National planning policy guidance also covers these areas. In particular, Planning Policy Guidance Note 15 (PPG15) – Planning and the Historic Environment. The emerging Regional Spatial Strategy for the North East will set strategic level policies for the historic environment. 4 Definition of special interest / statement of significance The Plawsworth Conservation Area differs in character from many other Conservation Areas in that it is not focused on a collection of listed buildings or Scheduled Ancient monuments. Instead, its special historic and architectural character is derived from:

• The origins of the settlement pre date the industrialisation in the wider landscape that did not directly affect the form of the settlement

• The largely agricultural nature of the settlement • The relationship of the settlement with the Great North Road • The significant number of standing traditional sandstone buildings and

boundary walls that pre-date the wider industrialisation of the landscape

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5 Location and context Plawsworth is located between Chester-le-Street and Durham to the east of the A167, (The general route of the Great North Road). Plawsworth is approximately 3 km from Chester-le-Street and is generally linear in form, following the line of Wheatleywell Lane and Darley Court which itself constitutes the former line of part of the Great North Road. The main north south thoroughfare, the Great North Road was an important coaching route up to the nineteenth century. The settlement has developed through the infilling of the land between three farm steadings and a number of private dwellings and other buildings that date before about 1850, and the post war ribbon development of Darley Court. Plawsworth is set in open countryside, in a predominantly agricultural setting. To the west is situated the A167 with its scattered roadside development and open countryside beyond. A disused reservoir and telephone exchange are situated to the north of the village amidst agricultural land, whilst the eastern and southern edges of the village are formed by agricultural land. 6 Landscape character Plawsworth is sited on land that slopes generally down to the floodplain of the River Wear to the east. The land continues generally to rise to the west above the village. The landscape around Plawsworth has been categorised by Durham County Council in its landscape character assessment as being part of the Lowland Valley Terraces area. The landscape is described as being a gently rolling landscape of largely open arable farmland with patterns of old hedges, scattered hedgerow trees and few woodlands. There is an area of relic parkland to the east of Plawsworth. The area is underlain by Carboniferous Coal Measures, buried beneath glacial deposits. These deposits include glacial sands and gravels that have been worked, principally to the south of Plawsworth. Soils are mostly heavy, seasonally waterlogged clays, with areas of lighter brown earths and brown sands in areas of sandier drift. 7 Origins and development It is thought that Plawsworth is likely to be Anglo-Saxon in origin. A place name incorporating ‘worth’ means enclosure in old English. Plawsworth (also referred to as Plausworth) is noted in the Boldon Book of 1183 as being the property of Simon Vitulus. Vitulus was himself noted as attending the great hunt with two hunting dogs. Historic accounts provide details of later medieval owners of land in the area including a family that took the name, Plawsworth, and Richard Kellow, one of the Prince Bishops. Historic accounts details other land owners in the later medieval period. On 16 February 1769, articles of agreement were settled for the dividing and enclosing of the town fields of Plawsworth. These were named Broom Pasture, West Field and Beanley Field to the west of the Great North Road, whilst Little Field, High East Field, Low East Field and Rye Croft were formed on the west side. Plawsworth is noted on the map of the London to Edinburgh Post Road (The Great North Road) by Armstrong of 1776. The 1840 Tithe Map indicates that Plawsworth Hall, situated within the Conservation Area, was owned by the Earl of Durham and the accompanying documentation shows that it was occupied by a William Archer.

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Some 16 years later, the first edition of the Ordnance Survey was published for the area. This provides the first complete accurately surveyed record of the entire settlement. The area of the Plawsworth, now designated as the Conservation Area consisted in 1856 of three principal farmsteads, private houses and other buildings. One of these buildings, situated on the western side of the Great North Road, was a Smithy. The Plawsworth Smithy however, was situated outside of the Conservation Area near to the Red Lion public house. The settlement stretched from the Great North Road in the west to Plawsworth Hall Farm in the east, along Wheatley Well Lane. Wheatley Well Lane has continued to broadly follow its historic line to the present day. The origin of the street name is derived from the Wheatley Well. This well was situated outside of the Conservation Area, to the north east on the side of Wheatley Well Lane. This road was subsequently diverted to form the over-bridge crossing of the North Eastern Railway (noted in part on the first edition Ordnance Survey in 1856) and the road next to the well stopped at the railway. The well was noted on both the first and second editions of the Ordnance Survey, but was not noted on the 1920 edition. The truncated road served a number of railway cottages adjacent to Plawsworth railway station. It would appear that the well has fallen out of use by the time the cottages had been expanded in number to 8, by 1920. In 1855 Plawsworth Township was noted as having 58 inhabited houses, 2 uninhabited houses, 6 farmsteads, 2 public houses and a corn mill. The Township referred to an area considerably greater than the present Conservation Area. The above account and the 1856 Ordnance Survey map indicate a pre industrial landscape. This would change in the next few decades. A small indication of this is that one of the OS maps making up coverage for the area does show the route of the NER but not in any detail. The 1856 landscape appears to be dominated by two influences. Firstly agriculture, with the presence of the farmsteads, enclosed fields and the water driven Plawsworth corn mill, situated to the south of Plawsworth and outside of the Conservation Area. The road leading to the corn mill was by 1856 called Mill Lane. The mill was well established at this time (and may be considerably earlier in origin), with the mill dam, sluice and mill race being recorded on the Ordnance Survey. To the east of Plawsworth was situated South Hill, a prominent country house set in parkland. The other dominant influence is that of the London to Edinburgh Post Road, or the Great North Road. As mentioned above, there was a smithy within the present Conservation Area, situated on the road side, and a second smithy to the south next to the Red Lion. To the south of the Red Lion was situated the Plawsworth Toll Post at Sunnyside, with a further Inn to the South, the Highland Laddie. Part of the route of the Great North Road is preserved today as Darley Court. In 1840 however, Messrs Elliott and Jonassohn had secured a 300 acre royalty at Nettlesworth to exploit the coal deposits. By the time that the second edition of the Ordnance Survey was published in 1896, there had been a number of significant changes in the countryside around Plawsworth. Kimblesworth colliery and mining village had been developed as had Chester Moor. The North Eastern Railway had been developed with a station at Plawsworth and a branch to Kimblesworth Colliery and the area at Plawsworth Gate had been developed with a number of new houses being built. The map no longer referred to the Toll Post at Plawsworth Gate. Chester Moor South Colliery included a gas works and brick field. Plawsworth however, remained remarkably unchanged in this period.

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The landscape around Plawsworth continued to industrialise into the early 20th century, with coke ovens being specifically noted at the collieries in addition to gas works, whilst the settlements supporting the collieries now included churches, temperance halls, schools and institutes. The reservoir to the north of Plawsworth was noted in 1919. Again, very little change had occurred in the Conservation Area other than the development of Prospect Terrace. By 1939 however, further development had occurred in Plawsworth, with the building of new dwellings to the south of Plawsworth Grove and the construction of two dwellings to the west of the village; Whitegates and Thorne. The alteration of the main road, by now designated as the A1, avoiding the now Blacksmiths Cottages (formerly the Smithy), provided the scope for the development of Darley Court. Also noted by the Ordnance Survey was the telephone exchange to the north fronting the Great North Road (figure 3). The present day Plawsworth includes a number of buildings and structures indicated on the first edition Ordnance Survey (figure 2) and the site of the former Smithy. Much of the special character therefore derives from the fact that Plawsworth, although developed in modern times, exhibits still considerable evidence of the pre industrial landscape. Significantly, Plawsworth has developed historically without any community or buildings for worship within the settlement. 8 Archaeology The sites and monuments record (SMR) does not include any entries for the Plawsworth Conservation Area. This is in part due to the fact that the area has not been subject to significant development and subsequently archaeological investigation. The first edition of the Ordnance Survey shows that much of the land within the Conservation Area was undeveloped as of 1856. Except for the ribbon development of the two principal roads and the redevelopment of former farm complexes, much of the land has remained undeveloped. Additionally, the progressive upgrading of the Great North Road would have removed much of the potential for roadside archaeology. The earliest recorded feature in the immediate area is a possible native (Iron age site) to the west of Plawsworth. The SMR also includes reference to a possible ‘Agger’, an embankment/mound that carried a roman road being situated to the east of the settlement. It is thought that the Roman Road, known as ‘Cades Road’ that ran from Great Stainton to Chester-le-Street (Concangis), crossed the area. There is however no definite archaeological evidence for the route of the road in the Plawsworth area. Harbour house to the east of Plawsworth was a manor house in the 18th century and it includes remains of a mid 15th century medieval chapel for which Bishop Langley gave permission in 1432. The remains of several 15th century windows are blocked up. Further evidence of medieval occupation of the area can been found to the north of Plawsworth in the form of cropmarks indicating a ridge and furrow field pattern. This supports the documentary evidence mentioned in ‘origins’ above. The research for this appraisal has led to the identification of several areas that may be locally significant in terms of archaeology, due to the presence of buildings there that pre-date the first edition ordnance survey. These are indicated on the Conservation Area Map.

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Figure 2: Extract from the first edition of the Ordnance Survey dated 1856

Figure 3: Extract from the Ordnance Survey 1939

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9 Architectural Character Whilst the buildings of the Plawsworth Conservation Area cover a number of periods, the size of the Conservation Area and its simple form are such that it is not considered necessary to divide the area up into smaller character zones. Plawsworth has developed as a largely linear settlement along Wheatleywell Lane and Darley Court (Great North Road). The open spaces between the three principal groupings of buildings at Plawsworth Hall Farm, Plawsworth Farm and East Farm and other buildings existing as of the first edition of the Ordnance Survey such as Plawsworth Grove, have been infilled so as to form largely continuous built frontages. Of the three farms mentioned above, only Plawsworth Farm has not been extensively redeveloped in recent years. The traditional buidings of Plawsworth are typically of two storey in height, though The Grove has a one and a half storey element with a pitched roof dormer. Roofs are typically of a steep pitch. The character of Plawsworth is also typified by a number of detached buildings on relatively large plots. The redefined definition of brownfield land in Planning Policy Statement 3 recognises the importance that density can make to the character of an area by revising guidance in respect of previously developed land to say: ‘There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.’

The Grove (formerly Plawsworth Grove)

10 Important buildings The Conservation Area does not contain any listed buildings. There are however, a number of locally important buildings that combine to form much of the special historic and architectural character of the Conservation Area. Some of these buildings are worthy of listing in their own right. These are summarised in a proposed list of locally important buildings included in Appendix A. 11 Materials The Conservation Area has retained a number of buildings and structures of traditional design that date prior to about 1850. It is clear that these buildings have been developed independently, though there are a number of common factors.

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The predominant building stone for the traditional buildings are sandstone and roofs are typically covered in Welsh slate. On the more modest buildings, the slated roofs cover the top of the gable walls with a small overhang beyond the outer face of the stone. The gap between the slates and wall is pointed with a mortar fillet, intended to weather with the stone. The higher status buildings such as Plawsworth Hall Farm include flat tabling stones above an upstand to cap the slopes of the gable wall and protect the edge of the slates. Sandstone window surrounds are also common. The stone used varies in colour and tone, particularly structures that have experienced significant weathering or have been more exposed to the elements.

Re-pointed sandstone walling

The traditional window form found in Plawsworth has a vertical emphasis with painted timber frames. The area exhibits a number of different window styles, though typically the windows would have been of a vertical sliding sash type. The windows are set back behind the face of the wall in the traditional way. The Grove (Plawsworth Grove) also has a two storey bay window. The farm buildings at Plawsworth Farm also exhibit timber ventilators and doors, which are rare survivors in the village.

Traditional detailing

Of the more modern buildings, Whitegates was designed by Newcastle Architect E.M.Lawson and built in the 1930s and is after an arts and craft style. Thorne was also built about this time. Later buildings are typically either rendered or finished in facing brick. Other more recent buildings have clay or concrete tiled roofs. Window styles and materials are equally varied. The very recent development have utilised both facing brick and stone and slate roofs. In addition, there has been a recent introduction of the less appropriate UPVC window replacement. A number of the

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later properties have hipped roofs, which is uncommon on the traditional buildings, except where buildings had an L shape form. 12 Boundaries / means of enclosure A key feature of Plawsworth is the predominance of sandstone walling. Much of this walling is evident on the first edition ordnance survey either as walling or forming part of structures. The walling is used to enclose boundaries and as a retaining feature. Of particular note is the wall alongside the footpath between Hollytree House and the bus stop on the A167. A second common means of enclosure is beech hedging. The agricultural land is enclosed by a mixture of post and rail fences, post and wire fences and hedging.

Stone walling and hedging

13 The public realm The Plawsworth Conservation Area has a limited amount of areas that may be considered as being in the public realm. The roads and limited footways found in the village are generally surfaced with tarmac with concrete kerbing. The footpaths are not hard surfaced. There are no traditional materials of note observed. In terms of visual clutter, the range used of existing street lighting standards, telegraph poles and overhead wires is particularly prominent. These detract from the character of the Conservation Area. The road signs at the junction of Wheatleywell Lane and the A167 are also particularly prominent.

Overhead wires

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14 Important views The eastern edge of the Conservation Area has extensive open views across the valley of the River Wear up to the higher land beyond the river valley. To the south, there are shorter distance views towards Framwellgate Moor. Eastwards, Lumley Castle predominates the rolling landscape, particularly when viewed from the plateau terrace at Plawsworth Hall Farm. There are more limited views into the Conservation area. There are short distance views into the western edge of the Conservation Area from the A167. The longer distance views into the area are principally from the landscape to the north east down to the south east of Plawsworth. Plawsworth does not have any particular landmark buildings or public open spaces to figure in important views. 15 Traffic management impacts The Conservation Area is formed around the relatively lightly trafficked Wheatleywell Lane and Darley Court (a no through road). The key traffic management issues surround the A167 dual carriageway which forms the western boundary of the Conservation Area. This road, whilst removing the traffic away from the Conservation Area, has a significant impact in terms of traffic noise throughout the Conservation Area.

The A167 to the west of the Conservation Area

16 Important open spaces There are a number of key open spaces within the Conservation Area that are identified on the Conservation Area plan. Most of the open spaces are private, though there is a significant area of open space adjoining the A167 along Darley Court and south of the junction of Wheatleywell Lane with the A167. This grassed area effectively forms the verge to the A167 and contains a limited number of trees and various items of street furniture. In terms of private open space, of particular prominence in the Conservation Area is the grassed paddock area to the south of the entrance to the village from the A167. This paddock is bounded by hedging and post and rail fencing. Visually, this area reads with the open space fronting the A167.

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Important open space

Secondly, the area of private land enclosed by the rear of Darley Court and Plawsworth Farm is an important open space. The topography is such that this land provides a separation between these parts of the village. This area is also of ecological importance, being used by wading birds each year. Elsewhere the edge of the Conservation Area is formed of agricultural land. However, the Conservation Area Boundaries do not usually follow the existing field boundaries and are difficult to determine on the ground. Much of the land immediately surrounding the village is used for equestrian grazing and also forms important open space. No ecological surveys have been undertaken for the purposes of this appraisal. However, the village with its mature trees and open water nearby is likely to provide habitat for bat species and the community consultation confirmed this. Additionally, there is potential for protected species of birds to use the traditional farm buildings and again the consultation provided evidence of wading birds using the key open land. The Conservation Area has a number of mature trees in a full form that play a key role in forming the character of the area. It is likely that a number of these trees are some of those marked on the first edition Ordnance Survey. There are also a number of trees that have been pollarded situated beneath overhead wires.

Mature trees and hedging

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17 Setting of the Conservation Area The setting of the Conservation Area to the west is dominated by the A167 road and the roadside development. The setting of the Conservation Area to the north, east and south however is formed by open countryside. This countryside is generally formed from large fields in a predominantly open landscape. There is a fruit farm to the north of the village, whilst the land to the east and west is predominantly grazing land. To the south of the Conservation Area is situated a quarry. 18 Challenges to be faced Key positive factors

• The historic form of village is defined by Wheatleywell Lane and Darley Court (formerly part of Great North Road)

• Darley Court echoes the line of the Great North Road • A significant number of traditional buildings and structures pre-date the

industrialisation of the area. • A significant amount of sandstone enclosure walls are present through the

village • A number of feature mature trees present • Plawsworth Farm survives in a largely unaltered form • Key private open space has remained undeveloped

Key threats

• Overhead wires and unattractive poles and lamp standards • Clutter of street furniture at western entrance to village • Considerable litter present on footpaths and areas of Conservation Area close

to the A167. • Many of the mature trees are showing signs of their age and are in need of

maintenance and planned replacement planting • The pollarding of trees through the village has been severe in some cases

making an unattractive form • Much of the sandstone walling in the village has been re-pointed in modern

cements, which is accelerating erosion of the building stone and the historic wall on the lane between the A167 and Holly Tree House is in disrepair

• The dominance of the A167 in the western setting of the Conservation Area • The A167 cuts Plawsworth off from Nettlesworth and local services. A safe

crossing is needed. • Traffic noise from the A167 • Some of the older dwellings have been ‘over developed’ with replacement

modern roofing material, replacement windows and doors and a variety of types of modern block paving. Some satellite dishes have been erected, though these are generally sited sensitively.

• The condition of the former telephone exchange building. • The threat of redevelopment of dwellings on large plots to increase density • The sewerage system is at capacity and has caused serious flooding

problems to the Grove, a locally important building • Japanese Knotweed is present at the junction of Wheatleywell Lane and the

A167 and needs to be dealt with urgently, before it spreads throughout the Conservation Area.

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The former telephone exchange

19 Neutral areas The built development at Darley Court is neutral in terms of the Conservation Area, with the key historic interest of the area being the line of the Great North Road. Similarly, the modern development to the east of the East Farm complex is also considered to be neutral. 20 General condition of the Conservation Area The building stock of the Conservation Area is generally in good condition. Of concern however is the condition of some of the stone boundary walls that are exhibiting considerable erosion of the sandstone and the condition of the walling of the barn at Plawsworth Farm fronting Wheatleywell Lane, which has been heavily pointed due to the deteriorating stone work and the deterioration of rainwater goods. The latter building in particular is of key local importance retaining a number of important traditional features.

Plawsworth Hall Farm - illustrating the local vernacular

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21 Conservation Area boundaries The Conservation Area does include all the areas identified as being of special historic and architectural interest at Plawsworth. The development of the A167 has effectively removed any significant remains of the Great North Road and associated buildings outside of the immediate surroundings of the Conservation Area, except for The Red Lion, which is likely to incorporate part or all of the earlier building. The Conservation Area boundaries do not follow the historic field boundaries of the area and appear to arbitrarily cut across fields. The Conservation Area also includes part of the roundabout at the junction of the A167 and B6312 and bus lay-by/stop. Consideration should be given therefore to revising the boundaries. The designated greenbelt around the village provides a strong protection from development in planning policy terms.

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CONSERVATION AREA MANAGEMENT PLAN 22 Aims of the Management Plan The purpose of the management plan is to present proposals for consultation which seek to achieve the preservation and enhancement of the special architectural and historic character of the Conservation Area. This special character and significance has been identified through the appraisal process as outlined in the first part of this document. The preparation of the Conservation Area Appraisal for Plawsworth has provided the basis for developing management proposals for the Conservation Area. The appraisal process has identified challenges to be met in the management of the Conservation Area. These proposals are set out in this Conservation Area Management Plan. These proposals have been prepared so as to fulfil the general duty placed on Chester-le-Street District Council under the Planning (Listed Buildings and Conservation Areas) Act 1990, namely: “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”. The document has been prepared in the context of the English Heritage guidance “Guidance on conservation area appraisals” (August 2005) and Government planning policy guidance as set down in Planning Policy Guidance 15: Planning and the Historic Environment (PPG15). Government planning policy guidance on archaeology, is set out in “Planning Policy Guidance Note 16: Archaeology” (PPG16). 23 Existing management The local planning authority has exercised control over development in the Plawsworth Conservation Area through the normal planning processes. Greater control is exercised over development within conservation areas, than areas that are not designated in order to safeguard the special character. For example, permitted development rights (the extent of works that can be done without the need for planning permission) are reduced in conservation areas and if you wish to do works to trees within a conservation area, you should notify the Council six weeks in advance of the works being carried out. There are additional controls over the demolition of structures within conservation areas and proposals for demolition may require an application to be made to the Council for Conservation Area Consent. 24 Planning Policy Chester-le-Street District Council is preparing its Local Development Framework at the time of the preparation of this Management Plan. It is considered that the continued need for the infill housing policy has to be questioned as to whether the village should be included within the Greenbelt. The Conservation Area does have some archaeological potential of local importance and this should be reflected in planning policy. There are also buildings of note that

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are included in a recommended local list. A number of these buildings are considered to be worthy of listing in their own right and it is recommended that this is pursued. As there is very little development potential remaining at Plawsworth, it is not considered that there is a need for any specific design guidance. Consideration should be given to the formulation of a supplementary Planning Documents or Area Action Plan DPDs regarding the Conservation Areas in the District to amplify the approach to be set out in the generic policies of the LDF. This should help to ensure consistent decision making. Additionally, it would be very helpful to amplify this policy for residents in a leaflet for those who live in the Conservation Area, setting out what this means for residents. 25 Buildings and structures The sandstone walling exhibits significant erosion on many buildings and heavy mortar repairs, often using modern cement mortars have been undertaken. There is also a need to undertake stonework repair. Whilst it may be possible to reuse some stone by turning it, it is likely that much will be not capable of re-use. Advice should be provided therefore as to the appropriate repair of sandstone walling and the use of traditional lime based mortars and in respect of the sources of appropriate building stone for repair.

Heavily repaired stone wall

There are no buildings within the Conservation Area that are in need of urgent repair and there are no significant buildings that are clearly vacant. The roadside barn at Plawsworth Farm which is a locally important building is of concern though should its condition deteriorate further.

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Barn at Plawsworth Farm

26 Strategy for important open spaces and trees The area of public open space alongside the A167, although in a tidy condition, would benefit from landscape improvement. A landscape scheme could be devised to enhance the area and to increase the visual separation between the Conservation Area and the A167. Any scheme would have to be designed carefully so that it would not compromise highway safety for people exiting Plawsworth onto the A167. The key private open spaces that are important to the character of the Conservation Area should continue to be undeveloped and be protected from development. This is a matter for consideration in the Local Development Framework. The ecological value of these open spaces should be enhanced wherever possible. There are a number of significant mature trees in the Conservation Area that play a major contribution to its character. Unfortunately, the age of the trees, and the lack of management works makes remedial works necessary in some cases to ensure that the life of the trees and their contribution to the area are maximised. It is considered that a survey should be undertaken of the condition of the trees within the Conservation Area and a management plan developed and funding sought to undertake necessary works and to carryout a scheme of long term planting. The implementation of such a tree management plan is likely to require management plan agreements with land owners.

Open space adjacent the A167

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27 Archaeology The Conservation Area does not contain any known areas of archaeological significance. However, there is the potential for the Roman ‘Cades Road’ to run through the area. Additionally, there are a number of areas that are considered to have the potential to be locally important in terms of archaeology. These are indicated on the conservation area plan. Should any significant development take place that may affect these areas, the opportunity should be afforded for an archaeological watching brief and suitable recording of any finds as appropriate. The research work undertaken in respect of this appraisal and management plan, although extensive, does not constitute a full historical assessment of the area. The local planning may wish to consider commissioning such work so as to build up the knowledge in respect of the historic environment. 28 Public realm management In broad terms, the limited public realm at Plawsworth is in a generally good condition. There are three key identified actions to improve the public realm:

• Undertake an enhancement scheme of the open space fronting the A167 • Update street furniture, including lamp standards • Underground overhead wires throughout the Conservation Area

Overhead wires on Wheatleywell Lane

29 Enhancement schemes As mentioned above, the key opportunity for the enhancement of the area is the provision of a landscaping scheme on the open land fronting the A167. Such a scheme should be designed so as to improve the separation between Plawsworth and the A167 and to improve visually the western edge of the Conservation Area. Such an enhancement could provide a ‘gateway’ into the village.

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30 Intervention measures The Conservation Area Appraisal identified the deteriorating condition of some of the historic stonework in the village, particularly in boundary walls and a number of buildings that remain in their original use. Advice should be provided as to the appropriate repair of these structures to prevent further damage. Consideration should also be provided to the provision of a small grant scheme to assist the funding of appropriate traditional repairs. 31 Enforcement The Conservation Area Appraisal identified the following as works which pose a threat to, or detract from, the special character of the Conservation Area:

• As is common with many historic environments, there has been the loss of original timber windows and doors and changes in roof coverings and the unauthorised erection of satellite dishes.

• At present much of the agricultural land in the Conservation Area is used for

the grazing of horses, which does not detract from the Character of the Area as it takes place in a low key way and at a low intensity. There is a risk however, that the character of the agricultural landscape could be affected by creeping domestication, with the erection of buildings and subdivision of paddocks using electric fences etc.

There are some examples of unauthorised works having been carried out, which both individually and cumulatively detract from the special character or appearance of the area. Such works will gradually erode the special qualities of Plawsworth. The Council should therefore continue to monitor the area and take appropriate enforcement action, where it is expedient, to remove unauthorised works. It is also recommended that a dated photographic survey is made of the Conservation Area and that further aerial photography is obtained to supplement that taken in 2001. These would be of considerable assistance to the monitoring of change and for planning enforcement in the Conservation Area. 32 Article 4 directions The Conservation Area is made up predominantly of residential properties. In such circumstances Article 4 directions can be valuable in giving the local planning authority additional control over development through the removal of certain permitted development rights. Whilst there are a number of properties that have lost many of their traditional features through people exercising their permitted development rights, the key buildings of local importance have generally retained their traditional features such as windows and doors and roofing materials. Consideration should also be given to introducing controls over the painting of external walls. After careful consideration, it is considered that an Article 4 direction in Plawsworth at this time would help to safeguard the remainder of the special architectural character in the absence of any statutory listed buildings.

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33 Conservation Area Boundary Review The Conservation Area appraisal has identified the need to revisit the boundaries of the Conservation Area. Most significantly, the boundaries to the Conservation Area do not follow defined boundaries on the ground and principally the historic field boundaries. It is considered that the boundaries of the area should be extended as indicated on the plan. The alterations to the A167, principally the construction of the roundabout at the junction with the B6312, has led to part of this roundabout and a bus stop being constructed within the boundaries of the Conservation Area. Whilst it is not common to remove areas from Conservation Areas, it would be sensible to revise the boundary to exclude this small area of land. 34 Monitoring change As the Plawsworth Conservation Area contains no listed buildings or Scheduled Ancient Monuments or other recorded archaeological remains, it is not appropriate to set monitoring criteria based upon the English Heritage Indicators for the Historic Environment. Instead, monitoring should focus on whether the special historic and architectural qualities of the Conservation Area as defined in the Conservation Area Appraisal are is being preserved or enhanced. This monitoring should refer to the local list of buildings, areas of local archaeological importance, and trees and be undertaken when the Conservation Area Appraisal and Management Plan are reviewed. The Council should consider whether it wishes to introduce any additional targets in its Annual Monitoring Report in this regard. 35 Resources The preparation of this Conservation Area Appraisal and Management Plan has identified a number of actions that would contribute to the preservation and enhancement of the area. Careful consideration would have to be given as to the sourcing of funds to implement these recommendations. Potential sources of funding include the Heritage Lottery Fund, English Heritage, regeneration bodies and where appropriate through developer contribution. The latter would be reinforced by policy for this being set down in the LDF.

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36 Summary of recommended actions Action Who by Priority 1 Consider removal of infill housing policy for

Plawsworth as infill opportunities are exhausted District Council High

2 Produce leaflet for residents on living in the Conservation Area

District Council High

3 Provide advice on appropriate repair of traditional stonework

District Council County Council

High

4 Make an article 4 direction in particular to bring the replacement of windows and doors and roofing materials within the conservation area under planning control but also to consider other classes of permitted development.

District Council High

5 Provide grant assistance for appropriate repair of traditional stonework

District Council County Council

Medium

6 Prepare and implement enhancement scheme for open space in Conservation Area fronting the A167.

District Council County Council

Medium

7 Undertake a survey of the condition of the trees in the Conservation Area and prepare and implement a tree management plan

Parish/District and County Councils

Medium

8 Seek the undergrounding of overhead wires District Council/Private Utility

Medium

9 Replace street furniture with more appropriate lighting columns, signage etc

County Council Low

10 Undertake a complete photographic survey of the Conservation Area and obtain up to date aerial photography at high resolution

District Council Medium

11 Revise Conservation Boundary District Council Medium 12 Recommend certain buildings from the proposed local

list for statutory listing District Council High

13 Commission further historical research in respect of the Conservation Area and surrounding area to develop the historic environment knowledge base

District Council Low

14 Maintain green verges without kerbing to the South side of the road

District Council and County Council

High

High = within 3 years Medium = less than 5 years Low = after 5 years/in course of normal schedule of replacement

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Appendix A - Plawsworth Draft List of locally important buildings The preparation of the Conservation Area appraisal and management plan has led to the identification of a number of buildings that are of local importance within the Conservation Area. These buildings have been selected on the basis of their architectural or historic merit. These are set down below: East Farm complex Former farm house and associated building, C18th. Extensively altered and redeveloped, but significant in terms of the date of original dwelling and (now) converted/rebuilt farm buildings. Sandstone walling with vertical emphasis domestic window openings. Larger agricultural openings appear to have been replicated in conversions/rebuilds.

Lilac Cottage Formerly two dwellings c18th century, now a two storey sandstone built cottage with welsh slate roofs with tabling to the western end and stone chimney stacks. Evidence of former door opening on east end of street elevation. Window proportions have been altered and property extended to the rear with catslide roof. Railings exist to the front of the dwelling which also has a prominent lean-to porch.

Mowbray Cottage Stone built with welsh slate roof c18th century. Extended to rear with 2 storey flat roofed extension and fenestration proportions altered. Formerly attached to building to the west with the remaining gable now forming part of dwelling.

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Plawsworth Farm The group of buildings with the greatest architectural and historic character in the Conservation Area c18th century. Consists of a farm house of two distinct two storey elements with sandstone walling and welsh slate roofs, with later additions in brick, and associated stone built barns and stables. The barn fronting Wheatleywell Lane has retained a number of original features such as the timber ventilators, timber guttering and lift to hayloft. Includes later addition with cast iron columns.

Plawsworth Hall Farm Two storey stone built farm house with double pitch welsh slate roofs with tabling and valley. Retains many original details and fenestration. Building owned by the Earl of Durham in 1840 and occupied by a William Archer. Dwelling thought to be 18th century. Associated farm buildings have been redeveloped to provide accommodation as diversification project and new buildings have been erected on the site, replacing a number of later agricultural buildings. Field to east includes small stone built field shelter indicated on 1st edition Ordnance Survey.

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Sundial House Two storey brick built dwelling with clay tile simple hipped roof with prominent brick chimney stacks, dating from 1920s/1930s. Largely unaltered example of interwar dwelling and one of the first suburban dwellings in the village. Distinctive sundial detail to front elevation. Thought to be designed by E M Lawson.

The Grove (Plawsworth Grove) A two and part one and a half storey stone built dwelling with welsh slate roof. Fenestration has been altered in part, though a number of vertical window openings remain with sliding sash windows. Prominent two storey bay window to southern end of front elevation. Circa 18th century.

Whitegates A detached dwelling set in a large plot c1930, finished in brick and render with clay tiled roofs, after an arts and crafts style. By Newcastle Architect E M Lawson.

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