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Astrop C O N S E R V A T I O N A R E A A P P R A I S A L A N D M A N A G E M E N T P L A N

Draft Appraisal for consultation August 2016

Astrop is a place of special character and historic interest.

This appraisal and management plan sets out the features

that contribute to its distinctiveness and identifies

opportunities for its preservation and enhancement.

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Contents

Summary 4

Summary of special interest 4

Key characteristics 4

Summary of issues & 5

opportunities

The conservation area boundary 5

Introduction and Planning 6

Policy Context

What is a conservation area? 6

Planning policy context 6

What does conservation area 6

status mean?

Location, Topography and 9

Geology

Location 9

Topography and geology 10

History and Development 11

Background 11

Roman and Saxon 11

Medieval 11

Astrop Spa & 18th century 11

19th & 20th century 13

Archaeology 15

Spatial Analysis 16

Land use 16

Settlement form 16

Street pattern, means of 17

enclosure and footpaths

Public realm 19

Open space, hedges and trees 19

Scale and massing 19

Key Views & Vistas 21

Architectural Analysis 23

Building age, type and style 23

Materials 24

Roofscape 25

Windows 26

Doors, porches and access 26

Positive buildings 27

Character Areas 28

Character Area One 29

Character Area Two 30

Boundary Justification 31

Management Plan 32

Policy Context 32

Threats 32

Management proposals 33

Other Sources of Information 36

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Aerial of Proposed Conservation Area

Figure 1: The proposed boundary for Astrop Conservation Area

2016 © Bluesky World international Ltd.

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Summary

Summary of Special Interest

The development and evolution of what were

once the medieval hamlets of Upper and Lower

Astrop has been linked with the Astrop House

since the eighteenth century. Since its

construction in the 1740s the House, and

associated buildings and parkland has been

owned by a number a dignitaries.

The built form of Astrop comprises, along with

the House and parkland, a mix of farmsteads

and vernacular cottages either leased out by the

House or owned by yeoman farmers. The

House, located east of the village of King’s

Sutton; stands within its formal gardens and

parkland. The present house displays remaining

elements of Classical architecture with the

presence of conventional features such as

pediments and symmetry across both front and

rear facades. Unfortunately the Neo-Classical

wings added by the eminent architect John

Soane were removed in the mid twentieth

century. Soane specialised in the Neo-Classical

style, his best known work being the Bank of

England, Royal Hospital Chelsea and Dulwich

Picture Gallery which, with its top lit galleries,

was a major influence on the planning of

subsequent art galleries and museums.

To the north of the house lies a complex of

associated buildings including the impressive

stable range and functional bothy.

To the south of the park lies the former

settlement of Astrop, now part of Kings Sutton,

with its more vernacular and intimate character.

Key Characteristics

Astrop House dominates the area sitting directly

in the middle of Upper and Lower Astrop within

its own formal gardens and associated land. The

associated stable yard has an enclosed feel of a

self-contained complex.

The settlement of Astrop, south of the House

contains more enclosed properties with a

mixture of smaller dwellings and farmsteads.

Traditional vernacular buildings have been built

in local limestone and ironstone with a mixture of

plain tile and slate. Dwellings vary in height with

most being 2 or 3 storeys. Most dwellings have

associated outbuildings and barns that sit gable

end and parallel on to the road.

Boundary and garden walls are a notable

feature in the conservation area offering a visual

distinction between plots and properties. They

vary in height and coping but are traditionally

limestone dry walling which offers a visual

homogeneity to the streetscape.

Pockets of open space and trees contribute

greatly to the rural character of the settlement.

The green space is mostly associated with

Astrop House however there are several other

open spaces around the periphery of the core

and Astrop. The vernacular properties have

open space to the front and rear sometimes

enclosed within a yard. Mature vegetation

dominates many of the views throughout the

conservation area and contributes greatly to

situating the settlement within a rural

environment.

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Summary

Summary of issues and opportunities

Change is inevitable in all conservation areas

and it is not the intention of the designation to

prevent the continued evolution of a place. The

challenge with conservation areas is to manage

change in a way that preserves, reinforces and

enhances the special quality of the area.

The preservation and enhancement of the

special character and appearance of the

conservation area will owe much to its positive

management. In addition to the existing national

legislation and local planning controls the

following opportunities for enhancement have

been identified:

Establish a list of locally significant

buildings and policies for their protection.

Encourage the preservation and

enhancement of surviving historic detail

and the reinstatement of appropriately

designed detailed fittings in buildings

considered to be of significance to the

character area and appearance of the

conservation area. The use of Article 4

Directions, which remove the permitted

development rights of dwelling houses, will

help to achieve this.

Ensure that all new development is

sustainable, high quality, well designed

and responds to its context in terms of

urban and architectural design.

Promote the sympathetic management of

open spaces within the conservation area

including verges, and work with the

highways authorities to avoid the insertion

of inappropriate kerbing and footpaths

which would have a harmful urbanising

effect.

The Conservation Area Boundary

King’s Sutton Conservation Area was first

designated in October 1970 with Astrop also

included. The boundary was reviewed in late

2016 and amended to create Astrop as an

independent conservation area from King’s

Sutton. The following amendments have been

made:

To the south of Astrop House- the

exclusion of Astrop Grange and

surrounding houses due to its

demolishment and reconstruction in

2016/17.

The retention of the historic boundary wall

around Astrop Grange.

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The Proposed Conservation Area

Figure 2: The proposed boundary for Astrop Conservation Area. The shaded pink area represents the current area, the red

outline represents the proposed area. 2016 © Bluesky World international Ltd.

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1. Introduction and Planning Policy Context

1.1 What is a conservation area?

Conservation areas were introduced under the

Civic Amenities Act of 1967. That Act required

Local Planning Authorities to identify areas, as

opposed to individual buildings, of special

architectural or historic interest and to designate

them as conservation areas.

Since 1967 over 9800 conservation areas have been designated in England, including 61 in the South Northamptonshire District. A conservation area is “...an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.” Section 69 of the Planning (Listed Buildings and

Conservation Areas) Act 1990.

1.2 What does Conservation Area Status Mean? Conservation area status seeks to preserve and

enhance the special character of the designated

area. Designation confers a general control over

development that could harm the area’s

character. The details are complex but can be

summarised as:

Most demolition requires permission and is

likely to be resisted if the building makes a

positive contribution to the area.

There are some minor works to houses which

are no longer permitted development and will

require planning permission. Examples are

dormer windows, extensions, external

cladding, alterations to the roof, and most

satellite dishes on front elevations.

Advertisement controls are tighter.

Most work to trees has to be notified to the

Council, who then have six weeks in which to

impose restrictions in the form of a tree

preservation order.

Generally, higher standards of design apply

for new buildings and alterations to existing

ones.

1.3 What is the Purpose of this Appraisal?

This appraisal will provide the basis for making

informed, sustainable decisions about the

positive management, preservation and

enhancement of the conservation area. It

provides a clear understanding of the special

interest of Astrop Conservation Area by:

describing how the settlement has

developed;

analysing its present day character; and

identifying opportunities for enhancement.

The appraisal is not intended to be

comprehensive and omission of any particular

building, feature or space should not be taken to

imply that it is not of interest.

1.4 Planning Policy Context

This appraisal should be read in conjunction

with the wider national, regional and local

planning policy and guidance including the

National Planning Policy Framework (NPPF)

under which a conservation area is deemed to

be a heritage asset.

The Planning (Listed Buildings and

Conservation Areas) Act 1990 provides the

legislative framework for the preservation and

enhancement of the nation’s heritage of

buildings and places of architectural and historic

interest.

The 1990 Act also places a duty on Local

Planning Authorities to consider “from time to

time” whether new areas should be designated

or whether boundaries should be revised.

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1. Introduction and Planning Policy Context

This document is based on advice contained

within the English Heritage guidance

“Understanding Place: Conservation Area

Designation, Appraisal and Management”

published in 2011.

The South Northamptonshire Local Plan was

adopted in 1997.

Policies EV10 and EV11 of the document state:

“The Council will seek to preserve or enhance

the special character or appearance of

conservation areas,” and that “Planning

permission will not be granted for any

development proposals outside of a

conservation area which have an adverse effect

on the setting of the conservation area or any

views.”

The West Northamptonshire Joint Core Strategy

2014 sets out the long-term vision and

objectives for the whole of South

Northamptonshire to 2029, including strategic

policies for steering and shaping development.

Policy BN5 of that Strategy relates to the

Historic Environment and states that:

‘Designated and non designated heritage assets

and their settings and landscapes will be

conserved and enhanced in recognition of their

individual and cumulative significance and

contribution to West Northamptonshire's local

distinctiveness and sense of place.’

In order to secure and enhance the significance

of the area’s heritage assets and their settings

and landscape development in areas of

landscape sensitivity and/or known historic or

heritage significance will be required to:

Sustain and enhance the heritage

landscape features which contribute to the

character of the area including:

Conservation Areas.

Demonstrate an appreciation and

understanding of the impact of

development on surrounding heritage

assets and their settings in order to

minimise harm on these assets.

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2. Location

2.1 Location

Astrop sits towards the far west of the South

Northamptonshire District close to the border of

Cherwell Valley. It is located 5 miles from

Banbury and 7 miles from Brackley. It is now

part of King’s Sutton village due to modern infill

causing the two settlements to join. The House

and gardens are located to the east of King’s

Sutton with the remnants of Upper and Lower

Astrop to the north and south respectively.

Astrop is part of King’s Sutton Parish which also

includes the discrete settlements of Great

Purston, Little Purston, and Walton. Most of the

properties are now privately owned however in

the nineteenth century a large majority were

either owned by the House and leased out

accordingly or by yeoman farmers.

A number of farmyard complexes have been

developed into residential use however the

historic land divisions can still be read in the

landscape today.

Figure 3: Location map of Astrop

© Crown Copyright and database right 2016. Ordnance Survey 1000022487

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2. Location

2.2 Topography and Geology

The Northamptonshire Environmental Character

and Green Infrastructure Strategies were

published by the River Nene Regional Park CIC

in 2009. These strategies included

environmental, landscape and biodiversity

character assessments for the county.

In the assessments, Astrop was identified as

lying within the Environmental Character Area of

the Cherwell Valley Catchment, situated on the

south-western boundary of the county. The

Cherwell Valley in Northamptonshire forms part

of a much broader landscape that extends

further to the south and west. The River

Cherwell forms the county boundary for much of

its course through South Northamptonshire,

prior to re-entering Oxfordshire again where it

joins the Thames in Oxford. The Cherwell Valley

is an important strategic route through the

Northamptonshire and Cotswolds uplands. The

valley is a significant feature of the wider

landscape. Tributary streams draining the West

Northamptonshire Uplands break up the simple

form of the valley.

Broad alluvial deposits fringing the river south of

Banbury mask the underlying solid geology and

create a flat or gently undulating floodplain

landscape. The floodplains bordering the river

are often grazed by cattle with occasional

punctuated concentrations of woodland, which

gives the landscape a peaceful and pastoral

character.

Settlement is typically located on the lower

slopes of the valley sides, although a small

number of farms are located within the

floodplain. Astrop, once an independent village,

is located on the fringes of the floodplain,

although infill housing development has resulted

in it merging with King’s Sutton which is situated

further up the valley slopes.

Valley villages tend to have a sheltered and

enclosed character with the use of locally

sourced limestone which is a prominent feature

of Astrop’s built form. Vernacular dwellings

contrast sharply to the country houses that are

located throughout the landscape, for example

Astrop House being a significantly larger scale

than the surrounding traditional dwellings.

Parliamentary enclosure in the second half of

the eighteenth century prevails however, since

the 1950s boundary removal has created a

somewhat modern field scape pattern. Land

cover is predominantly improved agriculture with

arable and pastoral farming evident in equal

measure.

Towards the south of Astrop Conservation Area

the mature vegetation restricts views of the

surrounding landscape, however this agricultural

setting is particularly evident in views out of the

area to the north.

Figure 4: The Cherwell Valley Character Area 2016 © Crown

copyright NCC 100019331.

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3. History and Development

3.1 Background

The current layout of Astrop has remained

largely unaltered since the eighteenth and

nineteenth century with many of the houses

dating from this time. The history and

development of Astrop owes much to the

agricultural nature of the surrounding area and

its relationship to King’s Sutton.

3.2 Roman and Saxon

An abundance of archaeological evidence has

been found across Astrop and the surrounding

area of King’s Sutton indicating that settlement

was taking place as early as the prehistoric

period. Early settlers were potentially attracted

by the proximity to the river, the light soil ideal

for primitive farming methods and the ready

availability of raw materials.

Settlement continued through the Roman

occupation with various finds of bones, pottery

and coins. The area known as Blacklands, has

long been known as a Roman settlement, due to

recorded 'Roman money' found in Blacklands

Furlong as well as other significant finds.

3.3 Medieval

In late medieval times the parish contained a

number of discrete settlements Upper Astrop

and Lower Astrop, King’s Sutton, Great Purston,

Little Purston then a detached part of Newbottle

Parish, and Walton. Each had its own

associated land unit except for Upper and Lower

Astrop which shared one. Purston and Walton

have subsequently shrunk in size to farms

surrounded by a few houses

The earliest record found relating to Astrop

dates from the late thirteenth century. Held by

the National Archive, the record relates to land

held by Roger de Quency (Earl of Winchester)

across Northamptonshire. The archives also

hold records dating from the mid fourteenth

century referring to land held by a Master

Richard de Middleton. Numerous records dating

from the early fifteenth century refer to land

debts belonging to a William Bedford which

continued on past his death. Going into the

sixteenth and seventeenth centuries various

wills emerge referring to land owned by local

dignitaries and yeoman. What these records

show is that from early on Astrop was a

primarily agricultural and rural settlement.

The earliest reference to a substantial property

within Astrop dates from the 1680s. A letter

written by “John Howe”, also known as the

English politician John Grubham Howe, to

Thomas Wharton, 1st Marquess of Wharton

states;

“Has returned, for necessary business, to

London, leaving his company deeply engaged in

water-drinking at Astrop [Probably, at Astrop-

Hall, Northamptonshire, near to which is "St.

Rumbald's [Ronnald's] Well", a medicinal

spring.].

The Lord Mayor's prudence [at the recent City

election] is much applauded by all

understanding men. Mr Rethel now hesitates

whether to hold or not.. But 'tis hoped he will not

desert his friends [sic]"

Astrop House was not built by Sir John Willes

until the 1740s which suggests that the

placement of the House today was predicated

by an earlier property on the site.

3.4 Astrop Spa and 18th Century

In the late seventeenth century the medicinal

spring at Astrop was discovered by the eminent

physician Dr Richard Lower and Dr Willis.

Drinking water from the spring allegedly cured a

variety of illness ranging from rheumatism to

mania. The discovery, and subsequent

popularity, of the spring bought with it many

years of prosperity for King’s Sutton and Astrop.

Various eighteenth century travel writers such

as Celia Fiennes (1662-1741) documented

visiting the spring and surrounding area. A

number of dignitaries are purported to have

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3. History and Development

also visited the area such as; the North family of

Wroxton, and Frederick Prince of Wales and his

wife.

With its increasing popularity the spa

unfortunately lacked suitable lodgings for

travellers. In 1694 Fiennes writes of a spa

consisting of only mineral water flowing into a

dirty, mossy well and two rooms, one for

company and one for music. However by 1740

Dr Thomas Short of Sheffield found a basin to

be catching the water in a small stone flagged

enclosure presided over by a statue of St

Rumbold. A well-house had a palisade in front

and from here travellers could go into a large

wainscoted room to socialise and gather

refreshments. Over the brook from the well was

a tea room, dancing room, large kitchen and a

shop.

Astrop had become ‘a paradise of pleasure’ and

as such in 1749 a new well was opened at

King’s Sutton. This is still present today, known

as Bog Spring which can be found in the

meadow close to King’s Sutton railway station.

The success of Astrop Spa certainly lies in part

in its proximity to King’s Sutton. Less than a mile

away, travellers were able to stay for several

weeks in available lodgings.

Figure 5: Grade II listed limestone Wellhead of St Rumbold’s Well.

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3. History and Development

At the height of this period there was said to be

a public ball every Monday, cards, dancing and

a variety of other social events. A fire in 1785

devastated parts of the spa but was reopened in

1800. The sketchbooks of J. C Nattes (c.1810)

illustrate a thatched cottage adjoining the well,

and also the interior of a large shed with a tank,

pump, shute and sunken bath as such the spa

may have catered for bathers as well as

drinkers. By the nineteenth century the

popularity of the spa had declined and was soon

overshadowed by more fashionable resorts

such as Leamington and Bath. Competition was

also in the immediate area with spas to be found

at Horwood in Buckinghamshire and Ilmington in

Warwickshire.

3.5 19th and 20th Century

Maps dating from the nineteenth century

illustrate a settlement mainly of farm and

agricultural complexes (Fig. 7). Yeoman farmers

owned a large proportion of land surrounding

Astrop House, evident from the enclosure maps

and wills dating from that time. As such the

nineteenth century was one of change for the

settlement with the wealth of

owners contributing to the built form and layout.

Sir John Soane added wings to Astrop House in

1805, which were extended throughout the

nineteenth century. In 1868 William Wilkinson

(1819-1901), an architect of the British Gothic

Revival, added the Keeper’s Lodge, pheasantry

and cottage to the grounds most likely during a

period of particular wealth for estate.

Unfortunately the Soane wings were demolished

in the 1960s leaving the current House as it

stands today. A number of properties to the

south of Astrop House, within the gardens, were

demolished as can be seen on the mid-

nineteenth century maps. The farmsteads south

of Astrop House have remained greatly

unchanged with some twentieth century

conversions and developments behind existing

farm buildings.

Since its construction Astrop House has been

owned by number of dignitaries. The House

stands within its landscaped gardens on the

eastside of King’s Sutton; modern development

has subsequently caused the two settlements to

join.

Figure 6: A view of Astrop House, inscribed and dated January 15th 1887– Aldridges of Bath Auction House.

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3. History and Development

Figure 7: Map of Astrop Estate from Declaration of William Gregory, July 1856– Northamptonshire Records Office.

Astrop House is circled in green, Astrop in blue and Kings Sutton village in purple.

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3. History and Development

3.6 Archaeology

The parish is particularly rich in archaeological

remains of all periods. The area known as

Blacklands, has long been known as a Roman

settlement, due to recorded 'Roman money'

found in Blacklands Furlong. Before 1825

skeletons 'in rude cists of sarson stones' were

found in the area and in 1825 a 'cinerary urn'

containing a cremation, two skeletons and coins

of Hadrian (76 AD -138 AD) and Marcus

Aurelius (121 AD - 180 AD) were discovered.

Before 1841 Roman coins, including some

silver, foundations of buildings, mill-stones and

at least four more skeletons with 'rough

headstones' were found and the existence of

cropmarks was noted. Recent field walking has

produced Roman pottery from over a wide area.

This pottery is mainly of the third to fourth

century.

Evidence of Neolithic and Roman Settlement

and burials have been found in the village.

Between 1909 and 1911 numerous discoveries

were made. In 1910 at least 12 extended

skeletons were found and in 1911 four more

burials, two of which were crouched

inhumations. Numerous pits, Neolithic and

Roman pottery, Roman coins from Claudius (49

AD-54AD) to Constantine the Great (272AD-

337AD), flint scrapers and a polished axe were

also discovered then. In 1966 a polished flint

axe was also discovered within the parish.

Air photographs show, rather indistinctly, at

least five small circular features as well as a

number of ditches which are probably parts of

enclosures. Another cropmark visible on air

photographs is described as an 'early road'. It

appears to be an abandoned ironstone

tramway.

Further opportunities to increase our

understanding of Astrop and its settlement

should be taken when sites for research and/or

development are recognised and brought

forward.

Figure 8: Archaeological map of Astrop and surrounding

area. Red line indicates archaeological finds. © Crown

Copyright and database right 2016. Ordnance Survey

100022487

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4. Spatial Analysis

4.1 Land Use

The conservation area is split into two distinct

areas, Astrop House and gardens and Astrop.

The House and gardens are part of the private

estate. The settlement itself is a mix of

residential housing with a number of farm

outbuildings. Astrop’s close proximity to King’s

Sutton has meant it has benefitted from the

infrastructure within the village such as two

public houses, a primary school, railway station

and the Church of St Peter and St Paul.

4.2 Settlement Form

The layout of Astrop has been greatly dictated

by both the medieval settlements of Upper and

Lower Astrop and the estate itself in the

nineteenth century.

The House sits separate from the settlements

north and south. Astrop developed partly due to

changing medieval village boundaries and the

construction of Astrop House.

A number of the houses in Astrop developed as

farmsteads and labourers cottages located north

and to the immediate south of the House. The

settlement has grown organically over the

centuries, likely dictated by the requirements of

the owners of Astrop House and yeoman.

Changes to the parkland and the eradication of

formal avenues led to the loss of buildings to the

south of the House in the nineteenth century

(Fig. 9). This implemented scheme also created

the more formal service yard entrance to the

House and associated access. A prolific building

period was prevalent in the late nineteenth

century and early twentieth century with the

demolition of a number of farm buildings on the

parkland.

Figure 9: c.1843 Map illustrating the nuclear plan form and street pattern of Astrop

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Figure 10: Limestone boundary walls and hedges contribute to the sense of enclosure in Astrop.

4. Spatial Analysis

4.3 Street pattern, means of enclosure and

footpaths

Astrop is a rural settlement located a mile to the

east of King’s Sutton. Upper Astrop Road runs

from a northerly direction to the west of the

conservation area connecting Astrop with King’s

Sutton and acts as one of the principal routes to

the conservation area. There is only one short

channelled pavement within Astrop

Conservation Area leading out towards Charlton

along Astrop Road. The built form of Astrop is a

mix of former farmsteads of self-contained

complexes.

To the south of the conservation area Astrop

Road meets Upper Astrop Road forming a small

green at the junction. A minor country road

leads out west from the green towards Charlton.

A narrow highway runs south through the former

farmsteads of Astrop. A strong sense of

enclosure is created by the built form running

both parallel and gable end to the highway. At

Grey Court the road opens out adapting to the

formal entrance and junction to Astrop Road

Previously two avenues running off from Upper

Astrop Road would have led to the grand

entrance of Astrop House. No longer used as

principal accesses, ornate gate piers demark

their former use (Fig. 11).

Figure 11: Grade II listed entrance gates to Astrop House.

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Figure 12: Public rights of way around Astrop © Crown

Copyright and database right 2016. Ordnance Survey

100022487

4. Spatial Analysis

There is a strong sense of enclosure both within

the built and natural form in Astrop. Trees line at

least one side of the road limiting views into the

village beyond, especially during spring and

summer. Along the west side the built form has

a strong sense of enclosure with the use of

limestone boundary walls containing the larger

properties. The materials used for enclosure

vary, but each property has clear plot

boundaries. In some instances these

boundaries are provided by the building

themselves where they sit towards the front

edge of the plot and in close proximity to the

road. These are usually associated with

vernacular and functional buildings such as

barns.

Tall boundary walls are also a prominent feature

within Astrop particularly around Astrop Grange;

now a twentieth century estate. Another

limestone boundary wall surrounds Grey Court

signifying the entrance to the farmsteads in the

south of Astrop.

Within Astrop House gardens boundary lines

are created through former avenues and flora to

denote different areas and transitions in planting

and form. The planned nature of the garden, in

particular the lake, was thought to be that of

Capability Brown due to its resemblance to

Stowe House and Badminton House. There has

been suggestion that a poem that cited Brown

was not referring to Capability but a local

designer called Brown. Neither of these

suggestions has been substantiated through

documentary evidence.

Historically a number of footpaths would have

run through Astrop linking various parts of the

settlement and surrounding villages however

only three public rights of way are evident today.

Figure 13: Public footpath linking Upper Astrop Road and

Astrop Road; the pathway runs alongside the historic

boundary wall which surrounds Astrop Grange.

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4. Spatial Analysis

4.4 Public Realm

Change is inevitable within a settlement as it

expands and develops. The provision of utilities

and resources is fundamental to ensuring the

longevity and viability of the settlement. One of

the main interventions that have been

detrimental to Astrop is the use of wiring and

telegraph poles. Overhead wires can interrupt

views along the historic streetscape and

contend with the vertical scale provided by

trees, which greatly contribute to the rural

character of the settlement (Fig. 14).

Astrop’s peripheral location in relation to the

main settlement of King’s Sutton has meant it

has not suffered much intrusion from public

furniture; with the majority being situated

towards the village centre. There is a mix of

road signage and footpath signage across the

conservation area, however these are used

sparingly and tend to be only evident where

necessary.

4.5 Trees, Hedges and Open Space

The rural character of Astrop is a key feature of

the area establishing it as a settlement with

agricultural origins.

Within Astrop hedges are predominantly used

as a boundary alongside limestone walls (Fig.

16). There are a number of trees across the

area, which aid in the sense of enclosure and

contribute to the rural character of the

settlement. They are found on the periphery of

larger properties and field boundaries lining the

highway and shielding views. Trees are used to

similar effect to screen Astrop House from the

main highway.

Open space is found both within and

surrounding the conservation area, reflecting

remnants of yeoman land now detached from

the immediate House (Fig. 15). This greatly

contributes to the character and interpretation of

the settlement.

Figure 14: Wires and telegraph poles can detract from the

character of the area.

Figure 15:The open space in Astrop further contributing to

the rural nature of the settlement.

Figure 16: Hedges and boundary walls contribute greatly to

the enclosure within the settlement.

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4. Spatial Analysis

The largest single example is found to the south

west of Upper Astrop Road, punctuated by

trees, this open space is evident on the early

map of 1843. Open space is also found

opposite the properties in Lower Astrop and

behind the historic properties along Upper

Astrop Road (Fig. 15). A small green is created

at the junction of Upper Astrop Road and Astrop

Road. Punctuated by a large mature tree, it

provides a focus leading into the village of

King’s Sutton (Fig. 17).

The expanse of parkland associated with the

House is not visible from the highway. The

garden consists designed vistas and views of

the surrounding countryside and House.

4.6 Scale and Massing

The scale of the built form in the conservation

area varies considerably indicating the different

phases of development and functions within the

settlement. Most of the properties within Astrop

are of 2 storeys (Fig. 20).

The footprint of properties differs with a mixture

of farmhouses, cottages and formal dwellings.

Due to the agricultural nature of the settlement,

outbuildings such as barns are also within the

conservation area- usually of 1-1½ storeys.

Many of these have since been converted to

residential use.

The varying densities of pockets of open space

contribute to the open nature of area. This is

particularly evident along Upper Astrop Road

where the large properties on the south-east of

the highway are set back within their plots with

open land to west.

There is a tight grain towards the south of the

conservation area. Here the combination of

cottages, farmstead and outbuildings that run

parallel to the highway create a more intimate

space where the built form dominates parts of

the streetscape. This is echoed with the

limestone boundary wall running to the north

and east.

Figure 17: The small green at the crossroads of Upper

Astrop Road and Astrop Road before entering King’s

Sutton village.

Figure 18: Traditional stone vernacular cottage at the

entrance to the historic footpath that connects the two

Astrop Roads.

21

4. Spatial Analysis

4.7 Key Views and Vistas

Due to the varying alignment of the road, views

within the conservation area change

incorporating different elements of the built and

natural form. Trees feature prominently in all

views, particularly in the south of Astrop (Fig.

20). Views of larger properties are mostly

screened by vegetation and limestone walls, but

glimpses can be seen through access gates.

The short channelled changeable views are

important in promoting the enclosed rural feel of

the settlement.

Views out to the surrounding countryside are

visible to the north of the conservation area

(Fig. 19). The landscape has been integral to

the development of the settlement from St

Rumbold’s Well to the surrounding fields used

for agriculture.

Modern intervention such as telegraph poles

and cables are evident in views within the

conservation area which can detract from the

rural setting and environment (Fig. 21).

Figure 19: View looking north along Upper Astrop Road to the surrounding countryside; the setting helps places the village

within an agrarian landscape.

Figure 20: Short channelled vistas are an important feature

of the conservation area.

Figure 21: Telegraph poles can detract from the views

within the conservation area.

22

4. Spatial Analysis

Figure 22: Important spatial features in the proposed Astrop Conservation Area

© Crown Copyright and database right 2016. Ordnance Survey 100022487

Proposed Conservation Area

Listed Building/Wall

Other Significant Building

Important Wall

Tree Preservation Order- Single/Group

Important Tree or Tree Group

Scheduled Ancient Monument

Important Open Space

Important View

Public Right of Way

23

5. Architectural Analysis

5.1 Building Age, type and style

The age and style of the built form varies across

the conservation area. Structures associated

with Astrop House are formal in style exhibiting

classical proportions and detailing. As

mentioned, the House was built by Sir John

Willes, with the later addition of Soane wings

however it has been subsequently altered

throughout the centuries.

Most of the traditional domestic vernacular

buildings in Astrop date from between the 17th

to 19th centuries. As former farmsteads these

are mostly cottages and houses of 2 storeys

with associated barns and outbuildings of 1-1 ½

storeys, some of which have been converted for

residential use.

Along Upper Astrop Road there is a mix of

smaller vernacular dwellings as well as a

presence of more formal, planned residences

assumed to have belonged either to the Astrop

House or wealthier farmers of the settlement.

This more formal set of residences is echoed in

the south of Astrop with the presence of

nineteenth century Grey Court and associated

outbuildings.

Figure 23: Vernacular cottages and former farmsteads

are typical of Astrop settlement.

Figure 24: Outbuildings and barns within the settlement

have predominantly converted for residential use.

Figure 25: A former farmstead to the south of Astrop;

the outbuildings and large yard suggest its former

agricultural function.

Figure 26: The Gatehouse along Upper Astrop Road,

one of the more uniquely designed properties within the

area with its varying roof pitch and projecting bay.

24

5. Architectural Analysis

5.2 Materials

The building material is a mixture of local stone,

marlstone and limestone. The vernacular

properties tend to be laid as coursed rubble,

whilst Astrop House is laid in squared courses.

The stone is locally sourced, most likely from

quarries in the surrounding area. Limestone is

used in the formal listed gate piers to Astrop

House, this is rusticated in detail whilst the gate

piers to Grey Court are ironstone ashlar with

pineapple finials. Boundary walls are

predominantly built of local limestone providing

visual homogeneity across the streetscape.

There is an absence of brick dwellings in the

conservation area with the material only evident

as extensions. The northern façade of Grey

Court, fronting Astrop Road, is constructed of

brick on limestone foundations, suggesting a

later alteration (Fig. 28). Curiously brick can

also be seen across the window detailing of an

unnamed outbuilding in Lower Astrop (Fig. 29).

The readily available local source of building

material at the stone quarries might have made

it more cost effective than transporting brick by

either road or rail.

Figure 27: Limestone is the predominant building material

in Astrop.

Figure 28: The brick northern façade of Grey Court is one

of the few examples of this material being used within the

area.

Figure 29: A limestone outbuilding with curious “gothick”

windows framed by brick offers interest to the streetscape.

25

5. Architectural Analysis

5.3 Roofscape

There is a variety of roofing materials found

across the conservation area. The vernacular

houses would have originally been thatched,

however these have since been replaced with

slate and other materials; a common occurrence

with the advent of improved transport

infrastructure and longevity of the material.

Stone slate is a distinctive roofing material found

on a number of properties within the

conservation area. This gives an interesting and

organic appearance to the roofscape in

comparison to the smooth regular finish

provided by slate.

Red clay tiles can also be found within the

conservation area, particularly on converted

outbuildings. Whilst not a common feature they

add an element of interest to the streetscape

(Fig. 30).

The vernacular properties tend to have

uncluttered roofs with the addition of simple

brick chimney stacks located on the gable ends.

Where stacks interrupt the ridgeline this is

usually evidence of a later extension.

More complex and distinguishable roofs are

found at Grey Court and College Farm. Where

stone stacks are visible this can be an indicator

the wealth of the historic occupant (Fig. 31). The

larger properties tend to have the addition of

dormer windows, which are not a common

feature within the conservation area.

Ridgelines tent to run parallel to the road. These

vary in height due to different building phases

and functions, with adjacent and rear barns and

outbuildings tending to be of single of 1 1/2

storeys.

Figure 30: Red clay tiles can be found within the

conservation area, predominantly on converted outbuildings.

Figure 31: The various chimneys of Grey Court suggesting

a prosperous history.

Figure 32: Note the change of pitch on the end gable

suggesting the replacement of thatch to slate.

Figure 33: Brick chimneys are common within the

conservation area.

26

5. Architectural Analysis

5.4 Windows

Window style varies according to the building

type. For the larger properties timber sash

windows are prevalent. These are regularly

spaced with Astrop House having a significant

number of windows on both east and west

façades and the decorative bay windows at The

Gatehouse.

For the vernacular properties casement

windows are the most common made of either

timber or metal. The retention of traditional

windows and the use of traditional materials for

replacement windows would be strongly

encouraged. Lintels are made of timber, with

some blocked openings retaining their lintels to

indicate former openings. Cills vary from stone,

dressed lead or sometimes tile.

Windows on the vernacular properties tend to be

smaller in size and less regimented in their

placement across the façade. Such dwellings

favoured function over form and so architectural

elements and design had little consideration.

Some properties have had their original

windows removed and replaced with modern

PVCu alternatives. These greatly affect not only

the character of the building, but also have a

negative impact on the conservation area as a

whole.

5.5 Doors and Porches

Doors tend to be of traditional timber in either

plank or panel design. These are visible on the

cottage dwellings that face the highway, but not

those orientated gable end on or the larger

properties. Porches are not a common feature of

the conservation area, although recent slate

additions can be found (Fig. 38). These are not

traditional, but do not detract from the historic

nature of the conservation area.

The outbuildings and barns in Astrop have been

converted to residential use, whilst this can

sometimes be detrimental, the majority of

conversions have been sympathetic and

retained characteristic openings and access

points visible as doors and lintels.

Figure 34: Casement windows and wooden plank doors are

found on the vernacular properties where visible.

Figure 35: Former agricultural openings have been left

exposed on a converted outbuilding within the area.

Figure 36: A glimpse of porch within the area; as stated they

are not a common feature however they do not detract from

the character of the area if concealed by a high boundary.

27

5. Positive Buildings

5.6 Positive buildings

Fig. 37 identifies buildings which make a

positive contribution to the character of the

conservation area. This contribution may be in

one or more of the following ways:

Buildings which provide evidence of the

area’s history and development

Buildings of architectural merit

Buildings which exemplify local vernacular

styles

Groups of buildings which together make

a positive contribution to the streetscape

There should be a presumption in favour of their

retention in all but exceptional circumstances.

A number of these important buildings are listed

as they are of national importance due to their

historic and/or architectural interest. It is an

offence to undertake alterations to a listed

building without first gaining permission to do so

from the Local Planning Authority.

Figure 37: Significant buildings in Astrop including those listed buildings of architectural or historic interest.© Crown copyright

and database right 2016. Ordnance Survey 100022487.

28

6. Character Areas

6.1 Character Areas

Whilst sharing many common characteristics

and features, the character and special interest

of the Astrop Conservation Area varies as you

travel throughout the settlement

Areas display different characteristics and their

significance is derived from a combination of

differing factors. As such the Astrop

Conservation Area has been divided into two

sub-areas known as character areas.

Each area has a different character and distinct

building forms generated by the function, age

and positioning of the buildings and spaces. A

shared palette of construction materials and

landscaping features unifies the character areas

with one another.

Character Area Key

1 Astrop House and

Grounds

2 Astrop

Figure 38: Character areas of the proposed Astrop Conservation Area. © Bluesky World international Ltd 2016

29

6. Character Area One

Figure 39: Astrop House, built Sir John Willes in the 1740s.

6.2 Astrop House and Grounds

This character area is focused around Astrop

House– incorporating the various buildings on

the grounds.

Astrop House is separated from the rest of

conservation area by an established, historic

tree belt. The north-south road that runs to the

west of Astrop House separates the grounds

from King’s Sutton village. This split only serves

to accentuate the separation from the

neighbouring settlement.

This character area is mostly defined by the

House. As part of an early eighteenth century

plan the House, later accompanied by the

stables to north, was kept separate from the

agricultural buildings of the settlement. The

purpose of this was to possibly reinforce a social

hierarchy, with those of a higher status kept

separate from village practises.

The House is surrounded by large gardens with

a picturesque lake to the east. This illustrates

the planned nature of the grounds in the

eighteenth century with a long driveway and

various other means of entry across the grounds

separating the house from the rest of the

settlement.

Key Characteristics:

Concentration of Astrop House and related

outbuildings.

Expansive grounds with ornamental lake.

Use of traditional materials.

Self contained complex separate from

surrounding agricultural buildings and

King’s Sutton.

Distinctive architectural style.

30

6. Character Area Two

6.3 Lower Astrop

Little modern development has intruded upon

Astrop, with the dispersed former farmsteads

and cottages retaining some of their original

features. Unlike Astrop House, a sense of

enclosure is felt in Astrop through the use of

limestone boundary walls and mature

vegetation.

There appear to be small copses and a number

of mature trees which create an almost semi-

wooded area to this particular part of Astrop. A

public footpath runs to the south of the area

continuing into the open countryside beyond.

Key Characteristics:

Use of traditional materials.

Self contained complex.

Some dwellings enclosed privately within

driveways.

Expanse of wooded areas.

Prominent use of ironstone and limestone.

Use of boundary walls.

Dispersed building pattern to reflect former

agricultural nature.

Figure 40: College Farm, an example of the former farmsteads within the settlement.

Figure 41: Trees and hedges are key to the character of

Astrop, reinforcing the rural nature of the settlement.

31

7. Boundary Justification

7.1 Boundary Justification

Astrop Conservation Area was initially part of

King’s Sutton Conservation Area which was

designated in October 1970, reviewed in June

1998 and has been reviewed once more in 2016

at which time it was decided to alter the

boundary. Astrop is now proposed to be an

independent conservation area. The changes

look to rationalise boundaries where these have

altered since initial designation. The following

changes have also been proposed:

1,2,3,4,5,6,7,8,10,11,12,12a, and 55

Astrop Grange, 4,6,8 and 10 Upper Astrop

Road are proposed to be removed from

Astrop Conservation Area and King’s

Sutton Conservation Area.

Figure 42: The proposed Boundary of Astrop Conservation Area. © Crown copyright and database right 2016. Ordnance

Survey 100022487

32

8. Management Plan

8.1 Policy Context

The Planning (Listed Buildings and

Conservation Areas) Act 1990 places a duty on

Local Planning Authorities to formulate and

publish proposals for the preservation and

enhancement of their conservation areas.

Conservation Area Management Plans should

be published as part of the process of area

designation and review. Their aim is to provide

guidance through policy statements to assist in

the preservation and enhancement of the

conservation area.

8.2 Threats

Astrop is an attractive rural settlement.

However, there are a number of threats and

issues arising which have the potential to

detract from its historic character. Addressing

these now offers the opportunity to enhance the

conservation area. Positive conservation

management will ensure the on-going protection

to preserve and enhance the village’s special

character.

King’s Sutton, which includes the settlement of

Astrop but not the House or grounds, was

designated as a Restricted Infill Village in the

South Northamptonshire Local Plan adopted in

1997. Policy H5 of that Plan (saved in part in

September 2007) restricts development within

such villages to the infilling of a small gap in an

otherwise built frontage; or a small group of

dwellings or the conversion of existing buildings.

Such development and the increasing

urbanisation and extension of existing properties

could, if not handled sensitively, pose a threat to

the character and appearance of Astrop

Conservation Area, which could lead to the

erosion of its special character.

The main threats to the built form are the

cumulative and often small-scale alterations that

occur to unlisted buildings within the village.

These changes may include the replacement of

traditional windows, doors, roofing materials,

inappropriate wall repairs and pointing with

unsympathetic modern alternatives, which can

cause the erosion of the character and

appearance of the conservation area.

Such alterations to unlisted residential

properties are often classed as permitted

development and out of the Local Planning

Authority’s control with planning permission not

being required.

Figure 43 shows how altering the windows in a

property and replacing them with modern PVCu

alternatives can change the character of a

property. It is often small elements such as the

increase in the thickness of the frame, the

changing of opening mechanism and the lack of

functioning glazing bars that alter the character

of the property substantially. The character of

the area can therefore be quickly eroded

through the use of unsympathetic materials,

design and the loss of original features.

A further threat to the village is the traffic

disturbance from commuters accessing the

railway. Historic villages were not designed for

modern traffic needs, and therefore the

management of this traffic can be a difficult task.

Whilst a necessary attraction, the parking and

volume of traffic is having a detrimental effect on

the character of the area. Appropriate measures

could be considered to monitor the availability of

parking.

Figure 43: Illustrating how a small incremental change such

as PVCu windows can affect the character of a building.

33

8. Management Plan

It is not just inappropriate alterations to

dwellings that pose a threat. Ill-considered

alterations and poor maintenance within the

public realm can also result in the loss of an

area’s special character and appearance.

Signage, street furniture and public utilities can

have a cumulative effect on the quality of the

streetscape.

The aim of the management plan is not to

prevent changes, but to ensure that such

changes are sympathetic to and enhance the

character of the conservation area.

8.3 Management proposals

1. Sensitive new development in the

conservation area

To be successful any future development within

the conservation area needs to be mindful of the

local character as appraised in the above

document, whilst at the same time being

distinctly of the 21st century and addressing

contemporary issues such as sustainability.

Successful new development in historic areas

should:

Relate well to the geography and history of

the place and the lie of the land.

Sit happily in the pattern of existing

development and routes through, in and

around it.

Respect important views.

Respect the scale of the neighbouring

buildings.

Use material and building methods which are

as high in quality as those on existing

buildings.

Create new views and juxtapositions which

add to the variety and texture of their setting.

Action 1:

New development must respond sensitively

and creatively to the historic environment.

2. Protect surviving historic architectural

forms

As a result of the quality of buildings within the

village and the number of buildings without

statutory protection, there has been some

incremental loss of traditional architectural

detailing and features in the conservation area.

The replacement of traditional windows, doors

and roofing with inappropriate materials and

designs is a negative feature that affects both

the individual buildings and the wider area.

Owners of significant properties, not just those

that are listed, should be encouraged to

maintain traditional materials and features that

are found in Astrop. Owners are also

encouraged to replace inappropriate features

with traditional materials.

Establishing a list of locally significant buildings

and policies for their protection would be

encouraged as part of the forthcoming Local

Plan.

Action 2:

Consider the imposition of Article 4

Directions on buildings of significance

across the conservation area to ensure that

positive architectural details and features

are retained and any alterations do not harm

the character of the conservation area.

Action 3:

Establish a list of locally significant

buildings and policies for their preservation

as part of the forthcoming Local Plan.

34

8. Management Plan

3. Boundary walls

Boundary walls and strong boundary lines are a

significant feature of Astrop Conservation Area.

Any new boundaries should be constructed of

suitable stone and be of an appropriate height

and coursing to fit well with the existing walls.

Any new boundaries should be clearly

delineated and be of an appropriate material

and height. Any new or existing development

that is set back from the highway should create

strong boundary treatments to maintain and

enhance the sense of enclosure and built form

as seen across the conservation area.

Action 4:

Boundary walls which make a positive

contribution to the character of the

conservation area will be retained. New

boundary treatments should fit with the

character of existing boundaries.

Action 5:

Any new or existing development that is set

back from the street should be encouraged

to create strong boundary treatments to

maintain a sense of enclosure.

4. Paving and surfacing

Opportunities should be taken to enhance areas

of paving and kerbing where appropriate.

Careful design and sensitive use of materials

will be expected in any future resurfacing works

of Astrop.

Action 6:

Encourage statutory undertakers to

rationalise and remove unnecessary clutter

within the conservation area and replace

with appropriate solutions. Highways

authorities should try to avoid the insertion

of inappropriate kerbing and footpaths,

which would have a harmful effect.

5. Open spaces

Open spaces play an important part in Astrop

Conservation Area contributing to its historic

and rural character. Opportunities should be

taken to preserve and where appropriate

enhance, the character and appearance of

these spaces.

Action 7:

Promote the sympathetic management of

open spaces, including verges and banks.

6. Renewable energy sources

Whilst the Council is supportive of the

sustainable energy agenda it also recognises

that many sources of renewable energy and

micro-generation have the potential to harm the

character and appearance of a conservation

area. Care therefore needs to be taken to

balance the needs of climate changes with the

preservation of the historic environment.

Action 8:

Encourage the sympathetic location of solar

panels, wind turbines etc to inconspicuous

roofslopes and building elevations where

they will not have a detrimental impact on

the character of the conservation area.

7. Satellite antennas

Satellite and radio antennas are non-traditional

features which have the potential to disfigure the

appearance of traditional buildings. Care must

be taken to ensure that they are located where

they will not have an impact on the significance

of heritage assets and the character and

appearance of the conservation area.

Action 9:

Require the location of satellite antennas in

inconspicuous sites to prevent harm to the

historic character and visual appearance of

the area.

35

8. Management Plan

8. Telegraph poles, lamp standards and

overhead cables

The visual impact of overhead wires and

telegraph poles has the potential to dominate

and disfigure the character and appearance of

the conservation area.

Action 10:

Encourage the undergrounding of cables

and wires to reduce the visual impact caused

by these on the historic streetscape.

9. Tree management

Conservation area designation affords

protection to trees from unauthorised felling or

lopping. They contribute to the scale and form

across the village and promote the rural

character of the settlement.

Action 11:

Large mature trees should be retained

wherever possible in order to preserve the

character of the conservation area.

10. Development affecting the setting of a

conservation area

It is important that development around the

conservation area does not harm the setting.

Any development in or around Astrop which

affects the setting of the conservation area

should have regard to views in and out of it, the

setting of positive buildings and the character of

the landscape.

Action 12:

The impact of development on the character

and appearance of the conservation area

should be considered. This applies equally

to development outside the conservation

area if it is likely to affect the setting of the

conservation area.

11. Protect archaeological remains

Astrop has been inhabited for many centuries

and buried evidence of past occupation may

survive in the village. Development proposals

should take into account the potential for

remains of archaeological interest. Professional

advice should be sought and appropriate

assessment undertaken.

Action 13:

Development which involves below-ground

excavation must have regard to the potential

remains of archaeological interest.

36

9. References and Sources of Further

Information

9.1 Sources

Baker, G (1822) The History and Antiquities of

the County of Northamptonshire, Volume 1.

London: JB Nichols and Son

Bridges, J (1791) The Histories and Antiquities

of Northamptonshire, Volume 1. Oxford: T

Payne.

Brown, J (2012) Lancelot ‘Capability’ Brown:

The Omnipotent Magician 1716-1783 Random

House.

Department of Communities and Local

Government (2012) National Planning Policy

Framework

English Heritage (2001) Understanding Place:

Conservation Area Designation, Appraisal and

Management.

Hembry, PM (1990) The English Spa, 1560-

1815: A Social History, Farleigh Dickinson

University Press.

Pevsner, N (1973) The Buildings of England,

Northamptonshire. London: Yale University

Press.

RCHM (1982) County of Northampton,

Archaeological sites, Volume 4, South West.

London: HMSO.

Stone, J (2014) River Cherwell. Amberley

Publishing Limited.

9.2 Internet sources

www.british-history.ac.uk

www.englishheritage.org.uk

9.3 Further information

Further information on the local history of

Northamptonshire can be found at:

Northamptonshire Records Office

Northamptonshire Libraries

South Northamptonshire Council have also

produced some guidance notes on conservation

areas which provides further information on

what designation means. This can be found at

the following address:

www.southnorthants.gov.uk/3891.htm

There are also a wide range of national societies

devoted to the study and conservation of historic

areas and buildings, a few of which are listed

below:

Society for the Protection of Ancient

Buildings (SPAB)

www.spab.org.uk

A good source of practical information about

looking after buildings of all periods.

Ancient Monuments Society

www.ams.org.uk

Devoted to the study and conservation of

ancient monuments, historic buildings and fine,

old craftsmanship with a particular interest in

church buildings.

Georgian Group

www.georgiangroup.org.uk

Interested in the study and conservation of 18th

and early 19th century buildings.

Victorian Society

www.victoriansociety.org.uk

Interested in the appreciation and conservation

of 19th and early 20th century buildings of all

types.

The following sites are a useful source of local

history information:

http://www.nationalarchives.gov.uk

Historic public records online.

http://www.british-history.ac.uk/

Digital library of local history resources

37

9. References and Sources of Further

Information

9.4 Copyright

All Ordnance Survey maps are reproduced

under licence. Ordnance Survey maps may not

be copied or reproduced without the permission

of Ordnance Survey.

The text and photographs in this document may

not be used for profit and must be appropriately

referenced if reproduced.

9.5 Community involvement and

adoption

The appraisal is not intended to be

comprehensive and the omission of any

particular building, feature or space should not

be taken to imply that it is not of interest.

This Conservation Area Appraisal and

Management Plan will be subject to public

consultation. Once agreed and adopted by

South Northamptonshire Council it will become

a material consideration in the determination of

planning applications within the conservation

area and its setting and the making of other

decisions.

Please note that the information contained

within this appraisal is correct at the time of

publication. South Northamptonshire Council

cannot be held liable for any changes that may

have occurred since that time.

The views of residents of the village are

important and all comments should be directed

to:

Katherine Harrison

Assistant Conservation Officer

South Northamptonshire Council

The Forum

Moat Lane

Towcester

NN12 6AD

Email:

Katherine.harrison@southnorthants.gov.uk

Telephone: 01327 322 381

38