Bracknell Forest Borough Council Winkfield Row, Winkfield Conservation Area Appraisal Winkfield Row Jacobs Babtie, School Green, Shinfield, Reading RG2 9HL Tel: 0118 988 1555 Fax: 0118 988 1666 August 2006 Jacobs Babtie School Green Shinfield Reading RG2 9HL Controlled Copy No: Report No: Bracknell Forest Borough Council Winkfield Row, Winkfield Conservation Area Appraisal Approved by BFBC Executive Member for Planning and Transportation…………………………………………… ……………………………………………………………. Jacobs Babtie Technical Director Issue History Date Revision Status August 2005 1 First Draft October 2005 2 Second Draft November 2005 3 Third Draft February 2006 4 Fourth Draft August 2006 5 Final Copyright Jacobs UK Limited. All Rights reserved. No part of this report may be copied or reproduced by any means without prior written permission from Jacobs UK Limited. If you have received this report in error, please destroy all copies in your possession or control and notify Jacobs UK Limited. This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Jacobs UK Limited, no other party may use, make use of or rely on the contents of the report. No liability is accepted by Jacobs UK Limited for any use of this report, other than the purposes for which it was originally prepared and provided. Opinions and information provided in the report are on the basis of the Jacobs UK Limited using due skill, care and diligence in preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and it is expressly stated that no independent verification of any of the documents or information supplied to Jacobs UK Limited has been made. 2 Winkfield Row Conservation Area Appraisal CONTENTS 1. Introduction ....................................................................................................................... 5 1.1 Summary.............................................................................................................5 1.2 Methodology .......................................................................................................5 1.3 Site Location and Topography............................................................................5 1.4 Historical Context................................................................................................5 1.5 Historical Development of Winkfield Row...........................................................6 1.6 Statutory Designations........................................................................................6 1.7 Architectural Styles.............................................................................................7 1.8 Archaeological Sites and Interest.......................................................................7 1.9 Townscape..........................................................................................................8 1.10 The Proposed Conservation Area Boundary....................................................10 1.11 Planning Policies...............................................................................................10 1.12 Conclusion/Action Points..................................................................................12 Appendix 1: Gazetteer of Buildings ...................................................................................... 15 Appendix 2: Extracts from Bracknell Forest Borough Local Plan .................................. 36 Appendix 3: Report of Consultation ..................................................................................... 41 Bibliography ....................................................................................................................42 Figures Figure 1 ……………………………………………………..Site Location Figure 2 …………………Proposed Winkfield Row Conservation Area Figure 3 …………………...…………Rocque’s map of Berkshire, 1761 Figure 4 ……………………..…………First Edition OS map from 1887 Figure 5 …..Tracing of an estate plan of Grove Lodge from the C19th Figure 6 ………………..Listed and historic buildings and monuments Figure 7 ……………………………...North-west end of Winkfield Row Figure 8 …………………………….Grove Lodge and terraced houses Figure 9 ……………………..South end and junction of Winkfield Row 3 Winkfield Row Conservation Area Appraisal Plates Plates 1 – 6 ………………Views of the north-east approach to the village Plates 7–12 ……………………………………Grove Farm and Grove Lane Plates 13 – 18 ……………………………Grove Lodge and Lambrook School Plates 19 – 24 ..Lambrook School boundary and the north-east side of road Plates 25 – 26 …………..……………………………………..Terraced houses Plates 31 – 36 ………………………………..South-east end of Winkfield Row 4 Winkfield Row Conservation Area Appraisal 1. Introduction 1.1 Summary This appraisal was carried out following the submission of a proposal for the designation of a new Conservation Area centred around Winkfield Row, Winkfield Parish in the Borough of Bracknell Forest (figure 2). Jacobs Babtie was commissioned by Bracknell Forest Borough Council to carry out this appraisal, in order to evaluate the character and appearance of the proposed Conservation Area and determine the position of the boundaries. 1.2 Methodology The proposed Conservation Area was appraised during 2005 to evaluate the proposed boundaries and contents of the Area. Site visits were carried out, with records made and photographs taken, and evaluations were made based on the English Heritage’s “Understanding Place: Conservation Area Appraisals” (English Heritage, 2005). A series of figures were created to illustrate the views seen of the historic buildings and their settings (figures 5-7) and the buildings and other attributes of the village are described in the following document. The final draft of the document will be placed in the public domain and comments collated, to inform the final version of the report. It is hoped that further fragments of oral and local history may also be collected at this stage, to form part of the appraisal of the Conservation Area. 1.3 Site Location and Topography Winkfield Row is located on the north side of Bracknell town, in the Borough of Bracknell Forest. It is proposed that the boundaries of the Conservation Area would begin at the boundary of Milberton and its fields, along the east boundaries of Grove Farm, Victoria Cottage on Grove Lane and Birley House. The boundary would continue south-east, along the east side of Spring Cottage, the White Cottage and the Old Fox. From here, the boundary would cross the road and run along the south boundary of the former White Horse public house (now Don Beni restaurant) and north, along the west side of the road before finishing back at Milberton (figure 2). The topography of the area consists of a gentle slope, descending from Brock Hill to the north. The area is on the west side of Windsor Forest, with one of the five ponds remaining as shown on the 1761 map, to the west of the village and Chavey Down to the south. 1.4 Historical Context Winkfield Row, together with nearby Winkfield was created from the clearance of woodland during the Saxon period, c 600-700AD (Scott, 2004, p5). The name of Winkfield derived from Wineca’s Field and was noted in a survey of the parish boundaries dating from 942AD (ibid). Winkfield Village, Winkfield Parish, is part of the Ripplesmere Hundred (VCH, 1906). The land was originally owned by the Nuns of Broomhill Priory until the Dissolution of the Monasteries, when it was sold to St John’s College, Cambridge and managed by the Keeper of Cranbourne Chase, Windsor. At the beginning of the C18th the parish was split up and the majority of the land sold to the Meek family, who in turn sold it to King George III in 1782. The king built Winkfield Manor as a hunting lodge in 1786 (Scott, 2004, p5). In 1896, St Mary’s the Less church was dedicated in Winkfield Row (Winkfield Chronicles 2000, p21). 5 Winkfield Row Conservation Area Appraisal 1.5 Historical Development of Winkfield Row In Rocque’s 1761 map of Berkshire the village is shown as two areas of housing: one aligned along Winkfield Row and the other along a north-south road (figure 3). This correlates with a current group of houses situated along Winkfield Row and a second group along Chavey Down Road (which is outside of the proposed Conservation Area) to the west. The oldest surviving building in the proposed Conservation Area is White Cottage, of which the core appears to be a small, two–bayed timber framed cottage, possibly dating from the C16th (plate 32). The cottage has been extended by the addition of a third bay to the west end, possibly in the C19th, and a modern garage at right angles to the west end. The cottage may be contemporary with the 1580s central bays of the Old Farm, to the south. Some of the buildings shown on Rocque’s 1761 map have been replaced by later houses. For example, during the C19th, Grove Lodge was built, with the associated Grove Farm, to the south-west (plates 7 and 9). The stable range of Grove Farm bears the date 1871, although this may be the date of the remodelling of the building. The east range of Grove Lodge house was subsequently split into two houses, Grove Lodge and Birley House, with the south range being converted or rebuilt as Victoria Cottage (plate 13). The north range was converted into or replaced by a small building in the grounds of Victoria Cottage, to the north-east. The stable buildings of Grove Farm were converted into accommodation and the cattle sheds survive to the north. Appletree Cottage is a Grade II Listed Building dating from the early C19th and is built of brick, finished in stuccoed render (plate 6). The later C19th saw the addition of blocks of terraced houses along the east side of Winkfield Row. The Primitive Methodist chapel was built in 1854, while the central block of terraced houses are dated by a date-stone of 1870 (plate 24). Number 5 in the terraced row has a date-stone of 1869 (plate 28). The Old Fox and the former White Horse public house (now restaurant) also date to this period (plates 33 and 34). The buildings of Lambrook School (opposite the Area) also appear to have been built during this period, including the main brick building and the white-painted rendered building, and are certainly shown on the First Edition OS map (plate 18). The First Edition OS map shows a large pond in the east of the Lambrook School grounds, beside the road, which has subsequently been converted to lawn (Figure 4). A fishpond with boathouse and stables is also located to the south-west of the school grounds. The fishpond may have been one of the ‘five ponds’ as shown on the 1761 map and may have been the property of the Nuns of Broomhill Priory (figure 3). The boathouse and stables may have belonged to Westfield Lodge which possibly forms part of the Lambrook school buildings. The early C20th saw the addition of Wisteria Cottages and Baytree Cottage, two brick- built houses, the former of which forms semi-detached units. Further buildings were added on the west side of the road during the later C20th. The area currently used as a recreation ground, located in the triangle between Winkfield Row and Chavey Down Road, may be the remains of the original village green. 1.6 Statutory Designations There is one Grade II Listed building in the proposed Winkfield Row Conservation Area: • Appletree Cottage (674-1/12/285). 6 Winkfield Row Conservation Area Appraisal Somerton House (674-1/13/238), also a Grade II Listed building, is situated just outside the proposed Conservation Area boundary, to the south-east. Warfield Park (00394.00.00), which is situated 0.5km to the south-west of the area, was bought by John Walsh in 1765, who is believed to have built the house there, although this no longer survives. There are no Tree Preservation Orders within the proposed Conservation Area. 1.7 Architectural Styles The dominant architectural style of the area is that of the eclectic style of the late Victorian period, making extensive use of brickwork in its many forms. The rows of terraced houses and the Methodist Chapel date from this period, as do the brick buildings of Grove Farm with its use of polychrome brickwork. Most buildings are built of brick, but do not use the soft, orange colour of the locally made “Binfield” bricks, but mass produced red bricks imported into the area. One of the terraced houses, with the dated plaque of 1870, has three courses of alternating yellow and red bricks. In addition Spring Cottage has diaper work of black bricks of stripes and diamonds on each elevation. Timber framing is also evident in the village. The original White Cottage was built of timber framing, before being extended once in the 1790s and again in the C20th, both in brickwork. The Old Farm, formerly known as Box Farm, has a central bay of chamfered ceiling joists and posts and has been dated to the 1580s (Winkfield Chronicles, 2000). The eastern bays were added, possibly during the C17th, ending in a fine cart storage bay with posts and braces supporting the first floor room above. The western bays were added possibly in the C18-19th. The earlier parts of the house are constructed of timber frame and brick infill panels, while the western bays are of brick build with wooden struts to give a similar appearance. In addition, Milberton originally had a front range of timber frame and stone with brick infill panels, and there was a second timber framed range situated behind, to the east, both dating to the C17th. The south end of the front range was used as a baker’s shop, with chamfered ceiling joists and a bay window. The rear range contained the bread ovens and further outhouses were situated close by. Grove Lodge, Birley House and Victoria Cottage are all constructed of red brick, which may have been locally made. The eastern part of Birley House is rendered in stucco, while the western end is of re-built brick construction. All three houses have been painted white and similarly the brick-built C19th Little Britt and Appletree Cottages have also been painted white. 1.8 Archaeological Sites and Interest Archaeological sites in the vicinity include a moated site (SMR 12033) which survives as an earthwork, on Winkfield Lane, approximately 2km north of the proposed Conservation Area. In addition a prehistoric flint blade (00966.00.000) was found in the allotments on Chavey Down Road, 0.5km south-west of the area. Iron Age coins were found (00482.00.000) 1km from the Area and 5km (03450.00.000) from the Area. The archaeological elements of the locality include the unscheduled moated site at Chawridge Manor Farm, Maiden’s Green. The north side of the moat exists as a pond, while the south side is preserved as a field boundary. The scheduled moated site on Winkfield Lane (SMR 12033) currently survives as an earthwork which is overgrown with trees and there may be undiscovered archaeological features associated with these locations. A second moated site exists surrounding the Moat House, close to the listed Warfield House. The unscheduled moat forms the sole remains of Heathley Hall, which was demolished in the C17th. 7 Winkfield Row Conservation Area Appraisal 1.9 Townscape There are a number of unlisted buildings in the village which contribute to its overall character and appearance. The majority of the buildings in Winkfield are brick-built, as are many of the boundary walls. The numerous well-kept gardens in the village provide a green link between the village and the surrounding fields. Collectively and individually Grove Lodge, Birley House and Victoria Cottage formed Grove Lodge house and together with Grove Farm, formed the estate, located in the centre of the proposed area and are of considerable local and historic interest. Road Alignments The axis of the village is aligned along the east side of Winkfield Row, following the corner as the road turns to the south-east. The village extended towards the south­ west, encompassing the west branch of the road. However, it is clear that the C19th saw the establishment of the village on the east side of the road. Open and Closed Spaces The fork in the road creates a wide space in the centre of the village, with an island containing the former White Horse public house (now restaurant) and the recreation ground behind. As the road progresses north, the low fences of the terraced houses continue the open impression of the village, while the tall hedges of Grove Lodge and Grove Farm close the views to the road itself. Trees There are no Tree Preservation Orders in the village. There is however, a wide selection of mature trees in the village, which add to the countryside feel of this Area. A number of the mature trees inside the border of Lambrook School, directly opposite the Area, are protected by a blanket Tree Protection Orders (TPO 478). Similarly, there is a blanket TPO adjoining the Area to the north of Milberton (TPO 468). A number of the houses also have established climbing plants growing up the front which are very attractive and soften the built form e.g. Wisteria Cottages, Birley House and Baytree Cottage. Views The main view of the village from the south-east reveals the row of houses along the east side of Winkfield Row, together with the tree-lined border of Lambrook School on the west. As one progresses through the village to the north-west, the terraced houses give way to the tree-lined gardens of the larger detached houses. From the north-west approach to the village, descending the gentle slope of Brock Hill, the gardens of the larger houses are on the east side, with glimpses of the white school building revealed through the trees on the west. The terraced houses line the bend of Winkfield Row, to the south-east, leading the eye to where the road branches into two. The former White Horse public house (now restaurant) is situated in the middle of the two roads, in front of the recreation ground. Therefore the restaurant forms a natural focal point of the village and can be seen from the north approach, into the village, and also from the south approaches on either branch of the fork. 8 Winkfield Row Conservation Area Appraisal Boundaries The grounds of Lambrook School are defined along the roadside by wooden panel fencing and trees. An ashlar limestone gate pier survives to one side of wrought iron gates, at the north end, defining the entrance to the school. North side of Winkfield Row At the north end of the proposed Conservation Area, Appletree Cottage is shielded from the road by high and thick hedges either side of a central entrance. Grove Farm is located adjacent to Appletree Cottage, and is also hidden from the road by mature trees and shrubs. The driveway entrance of Grove Farm leads to Grove Lane, to the south. Victoria Cottage is situated on the south side of Grove Lane. It is bordered by a white- painted brick wall with buttresses, which lines the south side of Grove Lane. The unpainted wall, which dominates Grove Lane, continues beyond Victoria Cottage and extends as far as Little Grove, at which point it has been replaced by a modern brick wall. The driveway for Victoria Cottage is formed from the north fork of the driveway of Grove Lodge, which curves round to the south and is joined by the south fork of the driveway for Birley House. Grove Lodge and Birley House are set back from the road, shielded by a crescent of tree-lined lawn that would originally have formed the ornamental front lawn of Grove Lodge. Again working southwards Little Britt and Sundial cottage is set back from the road, shielded from the main road by a low brick wall and hedging and a driveway to the south corner. Baytree Cottage is also screened from the road by mature trees along its north and west boundaries. Little Gable cottage is similarly shielded from view by mature trees. The Methodist Chapel and the adjacent row of terraced houses are clearly visible from the road as they are situated on the edge of the road itself, separated only by low wooden fences and iron railings. The two terraced houses (numbers 2 and 3) to the south end are bordered by low brick walls, with small front gardens. The blocks of terraces to the south have slightly larger front gardens which are abundant in flowering plants and shrubs. Spring Cottage has a white picket fence along the west and south sides. Bramble Cottage and White Cottage have hedging along the roadside, together with small trees inside the grounds. The Old Fox has a large-leafed hedge along the roadside. The Old Farm is shielded by a large hedge and a long driveway that snakes from the road, north-east towards the house itself. Road Surfaces, Street Furniture The road through Winkfield Row has a tarmacked surface with kerbed, tarmacked pavements to either side, which give way to undefined green verges at south and north ends of the village. The village is marked at either end by signs, giving the parish name and the award for best village, in addition to warnings against speeding. They are prominent but do not largely detract from the setting of the village. The village has a partial one-way system, where cars can flow from the north, to either branch of the fork, to the south; but cannot take the east branch to travel north, through the village. Grove Lane (plate 12) leads from Winkfield Row to the east and turns north-east by Victoria Cottage. The lane is shown, but not labelled, on the historic map of Grove Lodge (figure 5) and is shown on the 1887 OS map and possibly on the 1761 map (figures 3 and 4). The lane, which continues to the public footpath and fields to the north is lined along the south-eastern side by the brick-built boundary wall of Grove Lodge. The wall is of orange local brick, with narrow brick buttresses positioned approximately 5m apart and filleted at the top. The section of wall by Victoria Cottage 9 Winkfield Row Conservation Area Appraisal has been painted cream, in the same shade as the house. The section of wall by Little Grove, to the north-east, has been replaced by a modern copy, although the section of wall by Hollington House may be original. The north-western side of the lane is lined by trees, hedges and wooden fences forming the boundaries of the individual properties. The west end of the Grove Lane yields a view of the brick wall on the south-east and the trees and shrubs along the opposite side, giving a shaded, leafy impression. The front of Victoria Cottage can be seen from the lane. The east end of the lane leads to the public footpath along the edge of the fields that can be seen stretching out to the north. Looking from here to the south-west, the cow house and stable building of Grove Farm are visible. The north driveway to Grove Lodge is marked by ashlar limestone pillars, with stone capitals engraved with the name of the house. There may have been a matching pair situated at the south driveway entrance, which have since been removed. Both Grove Lodge and Grove Farm have gravel driveways. However, the driveway of Grove Farm is lined with bricks that may be of the same date as the building. The driveway to Appletree Cottage is covered with gravel as is that of Birley House. The boundary of the former White Horse public house (now restaurant) is defined to either side of the fork in the road by chains hung between low posts. The public house sign survives as a post standing in the point of the fork in the road, now displaying the sign for the restaurant. A postbox is located in the boundary wall of Lambrook School, on the west side of the road, opposite Grove Farm. It is labelled on the first edition OS map and bears the initials of ‘Victoria Regina’. 1.10 The Proposed Conservation Area Boundary The boundary of the Conservation Area should include those buildings which encapsulate the character of the village, while forming a cohesive block. It seems that the majority of the architecturally significant buildings are located on the east side of the main road. Lambrook Haileybury School has been excluded from the proposed area, because although the eastern boundary of the School is lined with mature trees that need to be preserved to maintain the leafy character of the village, as mentioned above a large number of these are covered by a Tree Protection Order, TPO 478. Furthermore, the school buildings themselves are of relatively recent build and are interspersed with modern facilities, thereby breaking up any coherent unit. Similarly, the older houses at the northern end of Grove Lane (to the rear of Appletree Cottage) have mostly been altered extensively from their original state, and have been mixed together with newer dwellings which break up the character and regularity of the area. It is proposed that Milberton would mark the north-west boundary of the Conservation Area. The boundary would then extend south-east to include Grove Farm, Victoria Cottage, Grove Lodge, Birley House, Little Britt and all of the cottages along the roadside, to and including the Old Farm. 1.11 Planning Policies The Conservation Area of Winkfield is protected by its designation, granted on 12th May 1977. The definition of a Conservation Area is given in Planning Policy Guidance 15: Planning and the Historic Environment (PPG15) as ‘an area designated by the Local Authority under the Planning (Listed Buildings and Conservation Areas) Act 1990 as 10