Download COSSINGTON VILLAGE DESIGN STATEMENT

COSSINGTON VILLAGE
DESIGN STATEMENT
Adopted as a Supplementary Planning Document by Sedgemoor District Council on
24th October 2012
“Helping Shape the Future”
Cossington Village Design Statement
Table of Contents
1
Introduction ......................................................................................................................................... 3
2
The Village Today ................................................................................................................................ 4
3
Landscape Setting............................................................................................................................... 5
4
Evolution of the Village ....................................................................................................................... 6
5
Nature of the Village ............................................................................................................................ 9
5.1
Village Setting ................................................................................................................................ 9
5.2
Settlement Layout & Character Areas........................................................................................... 10
CA1 - The Old Core ............................................................................................................................. 11
CA2 - The Closes ................................................................................................................................ 11
Map1 - Village Map (showing Character Areas) ................................................................................... 12
Map 2 – Parish Map (with example Photographs) ................................................................................ 13
CA3 - Brent Road ................................................................................................................................ 14
CA4 - Trivetts Farm ............................................................................................................................. 14
CA5 - The Fringes ............................................................................................................................... 14
5.3
Nature of the Settlement, Buildings and Associated Structures .................................................... 15
5.3.1 Buildings ..................................................................................................................................... 15
5.3.2 Gates and Entrances .................................................................................................................. 17
5.3.3 Boundary Walls .......................................................................................................................... 17
5.3.4 Connection between Character Areas ........................................................................................ 18
5.3.5 Highways and Footpaths ............................................................................................................ 18
6
Design Principles .............................................................................................................................. 19
6.1
Local Authority Development Policy ............................................................................................. 19
6.2
Village Specific Design Principles ................................................................................................. 19
GP 1 - Respect and Retain locally distinctive Architectural Character.................................................. 20
GP 2 – Maintain and Enhance the Characteristic Arrangement of Spaces and Buildings .................... 21
GP 3 - Protect Traditional Street Features and Boundaries ................................................................. 21
GP 4 – Consider and Respect Village Infrastructure and Services ...................................................... 22
GP 5 - Support Innovative, Sustainable and Sympathetic Development .............................................. 22
7
References ......................................................................................................................................... 23
8
Index to Illustrations (Photos from top to bottom, left to right) ..................................................... 23
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1 Introduction
A Village Design Statement (VDS) is a document that provides further local guidance to National and
District Planning Policy – to put them into a local village context. A VDS is not intended to determine what
development takes place – but helps to ensure that the character of the village is retained with any new
development involving new buildings, extensions or ongoing maintenance.
The Cossington VDS was prepared locally and was formally adopted as a “supplementary planning
document” by Sedgemoor District Council on 24th October 2012.
The Cossington VDS Project was endorsed by Cossington Parish Council and the draft VDS was prepared
by a small group of interested local people. The draft VDS and a structured questionnaire were circulated
to every household in Cossington in April / May 2012. Consultation was supported by a day-long drop-in
question-and-answer event held at the Village Hall at the start of the process and a web site which
contained supporting information. There was ongoing liaison with planning officers at Sedgemoor District
Council during the drafting stages – and our thanks are forthcoming for their support. Thanks are also due
to the many Cossington residents who contributed to this document through the consultation process with
their constructive suggestions and additional information. Following approval by the Parish Council in July
2012, the VDS was then taken through a final pre-adoption consultation stage in September / October
2012.
This document is presented as follows:
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Section 2 summarises the village as it is today.
Section 3 describes the landscape in which the village is set.
Section 4 summarises how the village has evolved over the years.
Section 5 introduces the different areas of the village in terms of setting and building design and
includes a summary of the character of each design area in the village – with village maps and
example photographs.
Section 6 relates to design principles to guide any future development.
Section 7 contains references and sources for additional information.
Section 8 provides an index to photographs used throughout the document.
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2 The Village Today
Cossington is situated on the north side of the Polden Hills being one of five small
villages in a line between the larger rural settlements of Woolavington (to the west)
and Ashcott (to the east). Cossington exhibits the typical characteristics of a North
Poldens village as described in the Sedgemoor District Council Landscape
Assessment and Countryside Design Summary 20033. However, several distinctive
elements give it its own definitive character, in particular:
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The defined village centre at “The Triangle” - where the main village thoroughfares merge around a
small green area, war memorial and the site of the renowned “Big Tree”
The number of large and visually prominent historic buildings in park-like settings (five listed)
A large number of mature trees (many with a preservation order)
The undulating contours and valley in the landscape
In Sedgemoor District Council’s Core Strategy 1, Cossington is categorised as one of eleven “Other
Sustainable Settlements” in the District, each providing a basic but essential level of community facilities,
contributing to a living and working countryside. This categorisation recognises that future development
opportunities are likely to be limited to infill within the existing development boundary and sites
exceptionally released to meet identified needs for rural housing.
Age
Count
0
–
4
31
The village has over 600 residents and over 250 dwellings. The
5
–
15
68
majority of people are aged between 25 and 64 (see Census chart), are
16 – 24
38
owner occupiers, and generally work outside the village – with an
25 – 44
130
average commute of around 20km. Cossington is historically an
45 – 64
159
agricultural settlement and still has four working farms (mainly dairy and
65 – 74
69
arable). There is also a Romani settlement to the west between
Cossington and nearby Woolavington.
75+
57
Data from Office for National
On the eastern fringes of the village is the Red Tile public house. On
Statistics (Census 2001)4
the western fringes there is a veterinary surgery and a number of small
industrial units (including an ornamental stone works). The village post office, which incorporated a general
store and butchers, closed in 2008.
The 13th Century church of St. Mary the Virgin sits within the grounds of the Manor, providing a focal point
to the heart of the village.
Education needs are provided by the village primary school with secondary education provided further
afield (special bus services from the village provide transport).
Recreation facilities are provided by the R. M. Smith playing field to the west (dedicated as a Queen
Elizabeth II Field in 2012). The nearby Sustrans foot and cycle path passes under the old railway bridge
crossing the A39 to Bawdrip following the route of the old railway line which closed in 1954. There are a
number of footpaths which enable residents and visitors to enjoy the surrounding countryside.
Cossington also boasts a large Village Hall – completed in 2011 as part of the Trivetts Farm housing
development.
Tourism is supported through Country House, Farmhouse B&B and self-contained holiday let
accommodation.
Junction 23 of the M5 is within 4 miles via the A39 road and a bus service to nearby towns and villages
runs through the village.
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3 Landscape Setting
Cossington is surrounded by open fields and farmland, both arable and pasture. The countryside gently
merges with the village residential areas through boundaries of hedges, trees, farm gates and natural stone
walling.
The Polden ridge forms the southern boundary of the parish, sloping gradually from east to west, down
from 175 m. to 100 m. From the ridge the land falls to the village around the 30 m. contour and beyond it
more gently to below the 3 m. contour towards the Huntspill River and Gold Corner. The steeper slope is
dissected by a narrow valley below the 30 m. contour formed by watercourses which now partly flow
underground. The ridge is of clay with outcrops of limestone. The valley to the north is alluvium. Stone
outcrops and underground springs prevail in the land, just a short distance under the soil in many areas.
This is an important consideration in any new development as they could have a significant effect on
foundations, slab level heights and drainage.
In effect, coming from the southern ridge northwards the slope descends down to the Triangle at the village
centre, rises gently again northwards, before descending to the 3m level at the moors on the outskirts of
the village. These contours are again an important consideration in any new development to prevent
overlooking and visual dominance issues.
'Great quantities' of 'fine' blue and white lias were reported as being quarried in the 1780s both for buildings and
for roads – the building material which characterises Cossington and the other Polden villages
Trees and hedges provide a major contribution to the local character and environment. Cossington boasts
a large number of mature trees of various species both within the village settlement and its fringes.
Compared to neighbouring villages a high proportion of trees have a preservation order.
The areas to the south and south west of the main village settlement from the Polden Ridge were heavily
wooded until the 20th century when trees (mainly beech and elm) were felled due a mixture of disease and
farmland expansion. Some notable wooded outcrops remain – including an area which contains the onceintended drive to Cossington Grange (which was never actually completed). A substantial additional area of
woodland is to be found adjacent to Brookhayes Plantation to the north west.
Glastonbury Tor can be seen from the north of the village looking eastwards. To the north there are the
landmarks of Brent Knoll and the Mendips looking across Middlemoor sports lake.
The entire Parish extends to 515 hectares (1273 acres).
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4 Evolution of the Village6
“The property is divided among a few. The surface is picturesque”
1870-72, John Marius Wilson's Imperial Gazetteer of England and Wales
Spelt “Cosintona” in the Domesday Book (1086), Cossington dates back to Roman occupation. It is said to
derive its name from “Cors” in English language, signifying marsh or Moorish ground and “Ton” in Saxon,
meaning a small town or enclosure.
The 13th Century Church, sitting within the Manor’s Gardens, is of traditional blue lias stone. A two-stage
west tower was added in the 15 th century. It was dedicated as the Church of the Blessed Virgin Mary in
1505. The interior was refurbished in 1900 at the expense of the Lord of the Manor, but he successfully
opposed the proposal for a vestry north of the chancel on the grounds that it would invade his privacy.
A windmill had been built by 1502 but only its mound was mentioned in 1602. It is thought “Mill Mound” on
farmland north-east of the village may indicate its site. Another windmill stood south-west of the parish
church in the later 17th century.
The original settlement was on both sides of the valley which runs northwards
to the moors. The Church and Manor House stand on its west side. There are
a number of farmhouses to the east and north-east in Walnut Lane, Bell Lane
and Millmoot Lane which date from the late 16th and the early 17th century,
including Old Dairy House and Millmoot Farm. Cossington Park, situated on
the south-eastern edge of the village, originated in the 16th century. Hill View,
by the Triangle south-east of the church, is of the 17th or the early 18th
century.
At the end of the 18th century Cossington was described as “This compact village, mostly of houses
standing near the Church and 30 in number. The poor are mostly employed in cutting turf from the moor for
sale”. However, records indicate that turf digging within the Parish is found only in the 1730’s when one
piece of land was subject to a single cutting during the term of the lease and thereafter was to be levelled
and planted with willows.
Access to the village was controlled by toll houses through which an admission fee was payable. Moon
Cottage (sitting on the southern fringes of the village where Manor Road and the A39 meet), was one of
these, being part of the Bridgwater Turnpike Trust. It has been extended over the years and is now a
private residence. Cedar Point, on the northern fringes along Bell Lane, is originally thought to have been a
toll house in a similar style – with a second storey and tiled roof being added following a fire.
The Red Tile Inn, on the eastern fringes, dates back to the 18th Century, when it was a thatched property
known as “Cossington Inn”. Prior to that there are several records as far back as the 14 th Century of ale
being sold illegally in the village. It was re-roofed during the 19th century using the characteristic red clay
tiles produced at the height of Bridgwater’s once-thriving tile industry. Local legend has it that it was
renamed the "Red Tile" by American pilots in World War 2 who used its distinctive roof as a sighting point
when piloting their fighter aircraft in from the Bristol Channel to Westonzoyland airfield – although others
believe the name change occurred much earlier.
Through the 19th century Great Tree Farm in Middle Road was given a new front range along with new farm
buildings. The Old Forge in Bell Lane and Launder Cottage in Walnut Lane were also rebuilt. By 1861 there
were seven substantial private residences in the village including Cossington Manor, Cossington Park,
Cossington Grange (later Cossington House) and the Grove.
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Cossington Manor, which replaced an earlier building called Court Place, was described as “a good house”
around 1785. It started as a two-storied house on an irregular plan, with a small 17th century core, extended
around 1750, and again in 1810. An additional large southern stuccoed block was built in the 1830s in the
cottage ornee style (“a rustic building of picturesque design”). The Manor House is now divided into the Manor,
the Gable and one apartment – with four additional flats in the old servants’ quarters.
In 1839 the Graham family acquired an estate of over 61 hectares (150 acres) which included Cossington
Grange, and a smaller house, Cossington Park - both on the south-eastern side of the village.
Cossington Park was originally of a 16th century three-roomed design, with cross passage and cruck trusses. A
north wing was added in the 17th century and a western range in 1901. It is currently used for tourist Country
House style accommodation.
Cossington Grange was originally a plain classical house built around 1806. It is of dressed squared lias stone
with a slate roof, consisting of five bays and two storeys. In 1863 a double-pile wing in an eclectic 16th-century
style was added on the west (Cossington House). This included a three-and-a-half storey south tower comprising
a nursery suite and a billiard room. The building was requisitioned by the Army during the 2nd World War.
Further extensions were made after the Grange became offices for a construction company. Other buildings,
including houses, were erected from the 1950s onward on its land.
When Cossington House and associated land (including Cossington House Farm) were sold, permission was
sought to build an 18-hole golf course on the site. The idea was rejected because it was thought it would bring
too much traffic to the village.
The Grove is a late 17th century house situated in the narrow valley to the northeast of the Manor – with a
watercourse and lake through its centre. The 19th-century owners laid out the valley with extensive ornamental
grounds. Parts of these grounds were subject to housing development in the late 20 th century.
The private residence known as Church Farm House, sitting directly on
the Triangle, was the church rectory up to 1860. This was succeeded as
rectory by the Old Rectory (also now a private residence) next door – a
17th Century building extended in the early 19 th Century following the
style of the Manor.
In the 19th Century a grocery and post office served the village along with
the usual range of craftsmen and tradesmen.
The school, adjacent to the Triangle, came from a redevelopment of a former cottage previously used for
local schooling. This is said to have been carried out in 1870 by the Lord of the Manor - comprising a twostorey teacher’s house with a schoolroom and entrance lobby in the Perpendicular style with tracery
windows which reflected the style of the Church and Manor. The school was taken over by the County
Council in 1920.
In the mid 19th century the laundresses, dressmakers, stay makers, and milliners who found employment in the
village were at least in part a reflection of the prominence and wealth of gentry residing there.
In 1890 the Bridgwater Railway Co. opened a single line to link the Somerset
and Dorset line at Edington with Bridgwater. The line curved to the north of the
village and a station was built consisting of a single platform with a stone
building and siding. The stone building (the Old Station House) is now a private
residence sitting at the foot of Station Road. The line was closed for
passengers in 1952 and for freight in 1954. Later building spread northwards,
in part influenced by the railway. Houses were subsequently built on the site of
the railway yards.
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At the start of the 20th Century the Manor Estate owned Great Tree Farm, Trivetts Farm, Old Dairy House
Farm, Brookhayes Farm, Millmoot Farm, Manor Farm, Brookhayes Orchard and several smallholdings. The
main part of the estate was sold in 1919 and the farms were mostly bought by the resident tenants.
Cossington House owned Cossington House Farm.
The village Post Office moved from Church Farm House to Manor Road (The Old Post Office, now a
private residence) and later to the butcher’s shop and general store in Bell Lane before closure in 2008.
After the Second World War the first major development was the blacksmith’s forge and workshop. The
blacksmith and his family lived in one of the two cottages now converted into a single dwelling (The Old
Forge). With the mechanisation of farming there was no longer a need for a village blacksmith and the
forge itself became a butcher’s shop. The old workshop is now the garage for an elevated bungalow
(Stoneleigh) in Bell Lane.
Manor Farm was sold with the farmhouse subsequently being converted into flats
and renamed Manor Court. Park Close and Park Crescent, part of Broderip and
bungalows and houses either side of Brent Road were all built on land once
belonging to Manor Farm. The remainder of Broderip and Station Road were
developed on land previously belonging to Dale House.
St. Mary’s Close, Manor Gardens and Manor Close are sited on land previously belonging to the Manor
House, including the formal garden by the Church and the vegetable garden in Manor Road. Manor Barton,
once part of a smallholding with stables, sits within the Manor Close development. Orchard Close, next to
the site of the old village hall, was built on the site of an orchard belonging to Great Tree Farm.
Later, part of the grounds of The Grove (along the valley) and the Grange (along Middle Road) were also
developed. In Locks Way Tall Trees is situated on part of the Old Rectory garden and Stonewalls on land
once part of Church Farm. A bungalow and five houses were also built on Millmoot Farm land.
The Cossington Meat Supply had been established by 1939 under the name R. M. Smith Brothers, in premises
which had formerly been the village smithy. The company became building developers after the Second World
War and acquired Cossington Grange as its headquarters. They were responsible for much of the development in
Cossington and the surrounding area from the 1950’s. The business was later acquired by Beazer Homes of Bath
and subsequently by Persimmons of York – who left the village in 2001. The business proprietor, Mr. R.M Smith,
was responsible for much of the building in Cossington and the surrounding area during the second half of the
20th Century - and donated the land for the playing fields on the western fringes of the village
Between 2000 and 2012, Cossington saw its housing stock (built or allocated for build) increase further including small developments along Walnut Lane and within the grounds of Cossington Grange. In 2010
work commenced on the site of Trivetts Farm, a substantial development comprising 44 dwellings and a
new Village Hall (the latter being on land to the north-east donated by a longstanding local farming family,
the Bells, specifically for this purpose).
The Trivetts Farm development spreads to the land previously occupied by the Old Village Hall – on the
eastern end of Middle Road. This was the site of a house for paupers which was first rented in 1743 and
subsequently known as the poorhouse. The building was occupied by six families in 1839.
The two semi-detached houses built next to Dale House were originally cottages for workers at Manor
Farm. The original buildings were condemned by the Local Authority for the reason that, at that time,
flagstone floors were not considered acceptable
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5 Nature of the Village
Cossington has, over the years, developed a variation on the typical North Poldens street pattern (based on
straight lines) – as shown in the accompanying map. The village has an airy, open feel, helped by the
variety of architecture, the greenery, low density housing and integration with the surrounding countryside.
5.1 Village Setting
The village has a defined centre around a small green island, surrounded by low hedging and containing
the war memorial, which is the congregation point for Remembrance Day. This is known locally as “The
Triangle”. The main thoroughfares of Manor Road and Middle Road radiate out from this point and
prominent village landmarks such as the school, church and major dwellings such as The Manor,
Cossington Park, Cossington Grange and The Grove, are in the immediate surroundings.
Along the west side of the Triangle, along Manor Road, are houses dating back as far as the early 18 th
century – including the stone-constructed Hill View and Old Post Office, and the now rendered Chestnut
Cottage.
To the east, adjacent to the Triangle, is another small green area leading to the foot of Bell Lane, which
runs in front of a traditional lias stone wall fronting Church Farm House and the Old Rectory. A footpath
follows a small bridge over the watercourse which runs through the base of the valley formed between
Middle Road and Bell Lane. This small green contains seating areas, post box, telephone box – and the
site of the legendary “Big Tree” which is marked by a commemorative plaque. This green is a general
meeting point for parents collecting their children from the Primary School opposite.
A particular feature of Cossington as late as the 1970's was The Big Tree
(also known as "The Preaching Tree", "The Pilgrims Tree" and "The
Great Tree") - a mighty elm
tree which reached a height of
around 25 meters (80 ft).
Local legend has it that
Methodist preacher John
Wesley gave sermons beneath it
- and that the infamous Judge Jeffries conducted public hangings from its
boughs!
Bell Lane is flanked on each side by the stone walls adjoining the Old Rectory to the west and the Old
Forge to the east - flat-fronted onto the lane and with decorative grimoires adorning two of its dormer
windows. Travelling immediately eastward along Middle Road is the farmhouse, yard and associated
buildings of Great Tree Farm followed by the stone walls and buildings of Cossington Park and The
Gardener’s Cottage on the south side. Dwellings of various shapes and sizes pre-dating the 19th century
are on the north side.
Following the stone wall of the Manor Grounds northwards along Manor Road, a further small green sits at
the top of Locks Way - a small road running past the front of the entrance to the Grove to Bell Lane across
the valley and underground section of the watercourse. This green also contains a seating area with an
ornamental lamp standard with an old pump and floral display set into the stone wall bounding the Grove.
An additional seating area is situated further up Manor Road, near the entrance to Manor Close.
Other notable green spaces within the village development boundary occur mainly within private grounds
and farmland including various views across the valley from Manor Road, Station Road and Bell Lane. The
deep frontages of residential gardens in Middle Road are also prominent roadside features.
A footpath bounded by lias stone walls runs down across the valley between the northern tip of Manor
Road across the watercourse. This is known locally as “The Drain”.
Particularly notable outlooks from many points in the village are to the farmland and wooded areas rising to
the south terminated by hedges and trees bounding the A39. There are long views across the village southwestwards from near Mill Mound at the top of Mowground Lane. From the north there are fine views
towards Glastonbury Tor in the east and over the moors to Brent Knoll and the Mendips further northwards.
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5.2 Settlement Layout & Character Areas
The charms of Cossington include the variety of architecture, styles, and setting of buildings that have
evolved through the centuries. Generally there are many notable buildings of architectural interest - but the
variety makes it difficult to pick out any particular style as being typical to the village.
The older properties in the village centre are characterised by the locally quarried blue lias stone – but even
here there are many different types of dwellings – demonstrating the wealth and ambition of their
originators and owners through the ages. As the village has developed and spread more variety in both
material and style has been created. More about the development of the village over the years is provided
in Section 4 – which shows that Cossington is no stranger to development.
However, there are individually distinct areas, each having a common design theme formed by the way in
which the village has developed. For the purposes of this document the village has therefore been
considered as consisting of five character areas, i.e.
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
The Old Core
The Closes
Brent Road
The Trivetts Farm development
The Fringes
The above areas are shown in the colour-coded maps (Map 1 and Map 2) – along with a summary
description of their respective characteristics in sections CA1 to CA5.
As is likely in any such categorisation there are a few exceptions in some areas. These are indicated in the
appropriate summary description where they occur.
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Character Area Summary Descriptions
CA1 - The Old Core
The older part of the village comprising Middle Road (to the development boundary, excluding frontages of the Trivetts Farm and Orchard Close
developments), Manor Road, Bell Lane, Millmoot Lane (to the development boundary), Walnut Lane, Locks Way
Traditional lias stone buildings and boundary walls interspersed with render-faced buildings along thoroughfares
emanating from the village centre give the area its character. Small greens and the war memorial (“The Triangle”) around
the village centre are also a feature – along with the large number of mature trees (many subject to a preservation order).
Very low dwelling density (less than 10 dwellings / ha.) with variety of building sizes, designs, ages and settings – and
many prominent historic buildings
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Gentle rises from the Triangle north and south - with a shallow valley running between Manor Road and Bell Lane along the watercourse.
Close connection to the countryside – containing several working farms and related farm buildings
Other types of stone and stone cladding are also used, with red brick for chimney stacks and contrasting ornamentation – along with some
timber cladding and hung tiles. A few red brick dwellings are an exception – but these are in less prominent positions near the area’s
edges.
Mainly residential – but also the Church, Primary School and Tourist accommodation. Mostly detached buildings with heights not exceeding
the height of a normal two-storey house – with the exception of some of the more prominent older buildings. Some buildings have been
converted into flats / apartments (e.g. Manor Court)
CA2 - The Closes
Contained Closes and Sub-Closes off main thoroughfares including Manor Gardens/St Marys Close, Manor Close, Park Crescent, Park Close,
Orchard Close, Station Road / The Copse / Broderip / Maple Tree Court
Contained Closes and Sub-Closes dating back to the 1950’s situated off the main thoroughfares - with each Close
containing groups of dwellings of similar style, setting and size – giving a distinct homogeneous character and theme to
each Close. Low dwelling density (less than 20 dwellings / ha.) with main building materials of stone and render-facing
with the entrance to each Close being consistent with surrounding area.
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Red brick used for ornamentation, chimney stacks or main building material in less prominent positions. Exceptions are in Park Close
which also features pebbledash facing - but this is consistent with the adjoining Brent Road area. Some ornamental timber cladding in
Broderip.
Mostly detached and semi-detached houses and bungalows with heights not exceeding the height of a normal two-storey house.
There are exceptions to the theme including at the foot of Station Road (e.g. the Old Station House) – and Manor Barton in Manor Close
Close connection with countryside – with many dwellings backing onto farmland. Mainly level terrain – with a descent to the disused railway
line to the North at the foot of Station Road
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Map17 - Village Map (showing Character Areas)
The map below is colour-coded to show the positions of the Character Areas of the Village which are
described in Sections CA1 to CA5. The numbers shown in red refer to the photos accompanying the Parish
Map on the facing Page.
Note: The Trivetts Farm Development was under construction at the time of document production and layout not fully
shown on the map
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Map 27 – Parish Map (with example Photographs)
The map below shows the extent of the Parish Boundary, highlighting the area covered by the Village Map
on the facing page. The accompanying photos show some of the typical characteristics and features of the
village – with the red number referencing their respective positions on the Village Map.
7. Brent Road Junction
8. The Valley from Station Road
9. Old Forge
10. Brookhayes Farm
6. Manor Court
11. Millmoot Lane
5. Pump in Locks Way
12. “The Drain”
4. Cossington Manor
13. The Red Tile Inn
3. Cossington Church
14. Grange Cottage
2. Moon Cottage
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1. Willow Man outside of School
16. Cossington Park
13
15. Cossington Grange & House
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CA3 - Brent Road
Along Brent Road to the Development Boundary
Coming out of the Old Core on the main thoroughfare towards Woolavington with a variety of buildings of differing sizes,
designs and materials dating back to the 1950’s. Low dwelling density (less than 15 dwellings / ha.)
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All residential and mostly detached with heights not exceeding the height of a normal two-storey house
Dwellings have a close connection to the countryside, many backing onto open farmland and are set well back from the road (no
pavements) behind defined boundary walls or hedging and grass verges – following a common building line
Level Terrain
CA4 - Trivetts Farm
New housing development along and off Middle Road, built on the site of Trivetts Farm
Contained modern (2010) development along the Old Core Middle Road thoroughfare – rising northward around the
approach towards the new village hall. Based around several house styles and a variety of construction materials
including stone, red-brick, render facing and timber cladding. All buildings are two storey – predominately detached and
semi-detached. Relatively high dwelling density (over 40 dwellings / ha.)
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The Middle Road section has been designed to complement the Old Core area with lias stone and render-faced buildings behind lias stone
boundary walls .The entrance along Trivetts Way creates a striking contrast, with prominent red brick boundary walls
Residential, (apart from Village Hall) having close connection to surrounding dwellings in the Old Core and farmland to the north
CA5 - The Fringes
Within the Parish but outside the development boundary
In a countryside setting with a variety of buildings of mixed use – including a few dwellings, farms and farm buildings,
village pub, tourist and commercial / industrial establishments. A variety of building and structure sizes, styles, ages and
materials, mostly set in large plots merging with the surrounding countryside – including the only thatched dwelling in
the village (Moon Cottage – a former toll house). The variety of building ages, material, styles, features and settings is
similar to that of the Old Core.
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The village playing field sits at the edge of the development boundary to the West adjacent to some small Romani settlements
Mixed Terrain
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5.3 Nature of the Settlement, Buildings and Associated Structures
5.3.1 Buildings
With the exception of the grander buildings in the village most are simple in style. Parts of the Primary
School and the Old Rectory echo some of the more elaborate features of the Manor.
The characteristic materials of construction are lias limestone, white/colour-washed render and clay tiles.
Other materials used on newer properties include other types of stone, reconstituted stone, stone cladding
and timber cladding. Red brick is relatively rare as the main building material and its use is largely restricted
towards the fringes of the village and in less visually prominent locations. Red brick does frequently feature
around windows as a decorative contrast to stone – and in other contrasting ornamentation such as in
quoins and exterior door frames. Red brick also features in the occasional small outbuilding.
Some buildings constructed in the latter half of the 20 th century at the edges of the valley along Manor Road
and Bell Lane have been designed to take advantage of the contours of the land with “upside-down”
interior planning (i.e. bedrooms lower floor, living rooms upper floor).
There are good examples of sympathetic recent extension and development work – such as in Hill View
and Manor Barn in Manor Road, Bluestone Cottage in Millmoot Lane - and the development of and around
the commercial office buildings which previously fronted the Grange. Conversions of old farm buildings can
also be found around Millmoot Lane and Walnut Lane.
In the Old Core, some interesting older outbuildings form part of the scenery (e.g. in the grounds of Church
Farm House, Stonewalls) along with farm buildings at Great Tree Farm in Middle Road, Millmoot Farm in
Walnut Lane and Cossington House Farm in Millmoot Lane.
a. Roofs are generally of a simple gabled form with minimal projection at the eaves. There are
examples of hipped roofs, mostly on the lesser elevation of buildings whose main elevations are of
a simple gabled form. In some cases hipped roofs also feature at gable ends. Some more recent
“cube-shaped” buildings have the hipping on all elevations to form a pyramid-shaped roof (e.g.
Alandale and Cedar View).
Clay tiles are the predominant roofing material reflecting the once-thriving Bridgwater tile industry.
Pantiles, single roman and double roman are the most typical profiles. Clay tiles have a natural
warm orange/red colour and are a distinctive feature in the landscape. A few buildings (particularly
those more prominent) have slate tiles. More modern properties have used concrete tiles to mimic
the clay colour and profile but their weathering characteristics have not always been in keeping with
clay tiles.
A growing number of buildings have solar panels covering a significant part of the roof area.
One example of thatch remains – Moon Cottage (listed), situated on the village southern outskirts
where Manor Road joins the A39. A former toll house, this was built in the 18th century– and is the
first sight most visitors get of Cossington when approaching the village).
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b. Chimneys are generally positioned on the ridge line of the roof, most typically at the gable ends.
Brick-built chimneys predominate in the village but there is also the use of stone and stone cladding.
Most are contained within the main structure of the building.
c. Windows types are varied. Older properties are generally characterised by multi-paned windows.
Typically they are of casement style but some are sash. Window frame materials are usually of
timber or, in more recent installations, white uPVC.
Window openings have been variously formed under timber lintels, stone arches or brick arches
(brick arches on stone-built houses being a very common feature) which are frequently
accompanied by brickwork (or sometimes dressed stone) at the sides, thereby framing the window
to three sides. Brick sills are not at all typical although there is the occasional example (e.g. 17A
Bell Lane). There are also some examples of stacked clay tile sills.
In older properties many first floor windows are situated tight under the gutter or eaves. Dormer
windows are a rarity – and where they do occur are usually of a single window’s width and gabled.
In some older buildings windows start from the dwelling wall below the eaves and finish above and
out from the roof profile. This was the most practical means to bring light and additional height into
the upper storey of such buildings which were originally designed as one and a half storeys (e.g.
Old Forge) and probably thatched.
Many newer properties, particularly outside of the Old Core tend to have picture windows – typically
with a large, non-opening area together with an opening casement window and fanlight.
d. Front Doors and Porches exhibit a variety of treatments. As with windows, a stone or brick arch or
timber lintel may be visible. In many cases a canopy or porch shelters the doorway. Porches take a
variety of forms, typically with a gabled and tiled roof to match the main roof of the building,
supported on an open-sided timber framework or a more substantial construction – usually of stone
or white/colour-washed render.
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5.3.2 Gates and Entrances
The traditional pedestrian front gateway is often a simple opening in a stone wall – but in other cases there
are piers built of stone (or, occasionally, brick). Vehicular accesse may be of a similar form or simply in an
open gap between buildings. Some larger buildings have stone arches over pedestrian gateways (e.g. The
Manor).
Gates are usually either of timber construction or wrought iron – with a height to match the supporting walls
and piers.
5.3.3 Boundary Walls
Lias stone roadside walls proliferate in the old parts of the village where they are a characteristic feature.
Heights vary between .75m (e.g. in front of the school) to over 1.5m high in places (e.g. the long stretch of
wall along Manor Road coming from the Triangle, fronting the Manor).
Various types of stone wall construction exist but most typically it is random-coursed with either traditional
cock-and-hen or flat stone slab coping.
In most cases the walls form the boundary to a property set back from the road. However, there are a few
notable examples where the walls form a continuation of a building side that abuts the roadside and
matches the construction material and finish of the building itself (e.g. The Old Rectory along Bell Lane and
Cossington Park along Middle Road).
Red brick boundary walls are a rarity and occur prolifically only in the Trivetts Farm development and along
the most westerly part of Brent Road where a variety of roadside boundary styles are on display. There is
also the occasional use of red brick gate piers in stone walls in the older part of the village.
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5.3.4 Connection between Character Areas
In the more recently developmed areas of the village, typical building materials and styles of the period
have been used. The transition between the older to newer parts of the settlement has, in most cases,
been dealt with sympathetically (e.g. Orchard Close off Middle Road, Station Road off Manor Road, Brent
Road into Manor Road)
5.3.5 Highways and Footpaths
The main highways through the village (Middle Road, Manor Road and Brent Road) are rural in nature –
just about wide enough for two cars with limited use of central road markings. In addition to normal every
day traffic they carry a regular bus service and frequent heavy agricultural traffic. Pedestrian paving is
scarce – being restricted to one side of Middle Road and a small part of Manor Road.
The buildings are generally separated from the highways by either roadside footpaths or grass verges
fronting boundary walls, fencing or hedges. There are some older buildings in Manor Road and Middle
Road whose side or frontage is directly onto the road. Most dwellings have off-road parking although a few
of the older buildings along the main thoroughfares rely on street parking.
Street lighting is low-key along the highways as befits a rural location. The Trivetts Farm development has
brought some additional street lighting into Middle Road and the development itself.
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6 Design Principles
6.1 Local Authority Development Policy
The principles described here should be read in conjunction with the Sedgemoor District Council Core
Strategy1 and other relevant Supplementary Guidance, such as the Sedgemoor Landscape Assessment
and Countryside Design Summary3. Relevant Core Strategy policies include:
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Policy P5, which sets out the policy on development in “Other Sustainable Settlements” (of which
Cossington is one), particularly for housing or employment proposals within or adjacent to the
existing settlement boundary
Policy P6, which relates to strict control of development in the countryside (e.g. outside
development boundaries)
Policy S1, which sets out the spatial strategy for Sedgemoor (which involves a relatively limited
amount of development in rural areas)
Policy S3, which sets out Sustainable Development Principles (including sustainable construction
and environmental quality)
Policy S4, which addresses mitigation of / adaptation to climate change (including materials, energy
efficiency, natural shade and cooling, tree planting and water efficiency)
Policy D2, which promotes high quality and inclusive design
As a supplement to Policy D2, Sedgemoor District Council intends to produce a supplementary planning
document which will include a design and sustainability checklist. The Council also acknowledges the
relevance of Village Design Statements in this context (paragraph 5.23 of the Core Strategy).
Where a Core Strategy Policy uses the phrase “character of the settlement” this should be
interpreted through the description of the relevant Character Areas in this Village Design
Statement (contained in Section 5.2 of this document)
For any new development in the village planning permission would normally be required unless it qualifies
as permitted development. Guidance on this can be obtained in the first instance from the government’s
Planning Portal5 or from Sedgemoor District Council. For Listed Buildings any proposed alterations or
development should be discussed with the Council’s Conservation Officer and will need to respect the
historic and architectural character of that particular building.
It should also be noted that the principles within this document have no retrospective application. However,
any previous work that has either taken place or has been approved prior to this document’s adoption
should not be assumed set a precedent for future work. Any future development should be guided by these
principles – along with Sedgemoor District Council policies and other adopted Supplementary Guidance.
6.2 Village Specific Design Principles
The design principles for the village have been compiled based on the following guiding principles:
GUIDING PRINCIPLES
GP 1 - Respect and Retain locally distinctive Architectural Character
GP 2 - Maintain and Enhance the Characteristic Arrangement of Spaces and Buildings
GP 3 - Protect Traditional Street Features and Boundaries
GP 4 - Consider and Respect Village Infrastructure and Services
GP 5 - Support Innovative, Sustainable and Sympathetic Development
The application of the above guiding principles in relation to Cossington is described in greater detail below.
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GP 1 - Respect and Retain locally distinctive Architectural Character
a. New buildings should normally reflect / take inspiration from the proportions, materials and detailing of
buildings in the Old Core of Cossington or other surrounding buildings – as summarised in Sections 5.2
and 5.3, and for each Character Area, in CA1 – CA5.
b. Extensions to existing buildings should externally reflect the character of the property concerned and
the context provided by the character of nearby properties in terms of proportions, setting within plot
and materials used. They should also not adversely affect the street scene. Extensions to listed
buildings will require particular care and in some instances a distinguishable difference may be the most
appropriate design solution.
c. Characteristic building materials for the village are clay and slate roof tiles, lias limestone,
white/colour-washed render with limited discrete use of red brick and timber cladding for contrasting
detail. Carefully selected and appropriate reconstituted stone and stone cladding is also acceptable in
some areas – e.g. as a contrast to white or colour-washed render. In particular:

Roofs should generally follow the traditional relatively simple gable forms with either pantile, double
roman or single roman profile tiles – and be of a uniform colour. Roofs with large overhangs at the
eaves or gable and heavy stone coping at gable ends should generally be avoided. The use of
characteristic clay tiles or carefully selected concrete equivalents is recommended. Roof-mounted
solar panels should be positioned to minimise impact on the street scene where possible.
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Chimneys should usually be at the apex of the gable and constructed internally unless the design
of other buildings in the immediate vicinity dictates otherwise. Artificial fibreglass chimneys are
discouraged due to unnatural weathering characteristics and having no practical purpose.
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Windows, Doors and Porches
- Replacement doors and windows should be sympathetic to the original style of the building.
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Windows should retain the natural proportions and style of the building design in question
and the surrounding character area. Dormers should be of traditional design i.e. catslide or
small gabled dormers and be constructed in materials matching the rest of the roof. Large
dormers which dominate the roof surface are considered inappropriate.
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Porches should be proportional to the building concerned and have matching roofing
materials.
d. Outbuildings should be appropriate and proportional to the surrounding built environment and be
sensitively sited. Policies on materials for a main building should also apply to garages and similarly
sized outbuildings – with the exception of conservatories which should nonetheless be sympathetic to
and reflect the original design of the main building.
e. Any new development should not adversely affect the character of any adjacent character area – and
care should be taken to ensure a sympathetic visual blend between adjacent areas.
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GP 2 – Maintain and Enhance the Characteristic Arrangement of Spaces and Buildings
a. A major contribution to village character comes from the Old Core’s varied and informal arrangement of
buildings, trees and space. Throughout most of the village there are typically generous spaces around
and between buildings - as indicated by the dwelling densities for each character area stated in
Sections CA1 – CA5. It is recognised that appropriate dwelling densities for any new development will
depend on many factors - including the size and shape of the site, its relationship with adjacent
development, retention of structures / trees and the general nature of the design. However, it is
important that any new proposal should demonstrate positive consideration of the spaces around and
between buildings (including soft and hard landscaping) in order to maintain and enhance the
relationship with the local context and to reflect the identity of the surrounding area.
b. The sizes and positions of residential gardens make a significant contribution to the village’s
characteristic greenery. Utilising residential gardens as building plots for additional dwellings is
therefore discouraged where there is a detrimental effect on local character particularly where the loss
of mature trees and/or green areas which contribute to the street scene are involved or there are
significant overlooking or visual domination issues.
c. The presence of springs and watercourses may be a factor that influences building position and design.
The effects of the sloping topography, where relevant, should also be considered to prevent overlooking
and visual domination issues.
GP 3 - Protect Traditional Street Features and Boundaries
GP 3.1 - Trees / Open Spaces
a. Mature trees and hedges around and within the village have an important part in absorbing the village
into the surrounding landscape. Those that exist should be preserved and cared for - and made part of
any development. New planting is encouraged and this should be of native species.
b. Care should be taken to preserve the village’s ancient highways and lanes, including characteristic
features such as stone walls, grass verges and hedgerows
c. Green spaces in the village settlement should be retained as such (both on private and public land) – in
particular, the areas around the Triangle and Locks Way
d. Public footpaths help to provide the close connection to the countryside which the village enjoys and
should be protected.
GP 3.2 - Roadside Boundaries
a. Sensitive repair/retention of existing roadside boundaries is encouraged
b. Property boundary walls on the road frontages in the Old Core should be of local natural lias stone
characteristic to the area – with traditional stone coping (either flat stone or cock-and–hen).
c. Prefabricated timber panel fencing is out of keeping with the traditional forms of roadside boundary and
should be avoided in positions which are directly on the village street scene. Hedges of local native
species are the most appropriate alternative. Red brick roadside boundary walls should be avoided in
and around the Old Core area.
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d. Gateways should reflect local traditions. Vehicular access should be carefully integrated with stone
walls where these are a frontage feature with openings restricted to that required for easy vehicular
access.
e. Gate piers should be of a material to match adjoining walls.
GP 3.3 - Village Features
a. Specific building and roadside features which contribute to the character of the village should be
preserved including:
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Seating around the green areas in the village
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The surround around the Big Tree
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Ornamental pump and lamp standard in Locks Way
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Historic Milestones (e.g. on the Triangle) and Ornamental planted tubs
GP 4 – Consider and Respect Village Infrastructure and Services
a. New housing must include provision for adequate accessible off-road parking (where parking here is
more convenient than parking on the road) – in order to prevent obstruction and potential hazard on the
village’s roads,
b. Overhead electricity and telecommunication poles and pylons should be removed wherever possible
with new development incorporating underground routing for cabling
c. Street lighting should be minimised as befits a rural location to avoid excessive light pollution
d. All new development should be connected to the main foul water sewer system where this is practical.
GP 5 - Support Innovative, Sustainable and Sympathetic Development
a. It is recognised that the variety of building types and setting contribute to the charm and character of the
village – and, provided that the other guiding principles are followed, variety is welcomed.
b. Features of traditional building design can be entirely consistent with modern requirements for designs
to meet energy efficiency and sustainable building aspirations. There may also be a place for more
radical designs for new / replacement buildings but these should maintain local character through
retention and /or reintroduction of important street scene elements such as characteristic boundary
walls and trees.
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7 References
1.
2.
3.
4.
5.
6.
7.
Sedgemoor District Council Core Strategy and Local Plan: These documents contain the planning and development
policies for the Sedgemoor District. The Core Strategy was formally adopted in 2011, replacing the Local Plan. However,
certain Local Plan policies have been saved and are therefore still valid. www.sedgemoor.gov.uk/index.aspx?articleid=5856
The Draft VDS Design Team: consisted of Val Colwill, Jenny Earl, Ian Rix, Joe Stradling, George Terry, Maureen Veale
(with additional input and assistance from Sedgemoor District Council and Derek Gibson MBE)
Sedgemoor District Council Landscape Assessment and Countryside Design Summary 2003. This document describes
the characteristics of villages, open spaces and landscapes in the Sedgemoor District and provides supplementary guidance to
the Core Strategy www.sedgemoor.gov.uk/index.aspx?articleid=7355
Census Information – Office for National Statistics - 2001 Census Key Statistics (Cossington CP (Parish))
www.neighbourhood.statistics.gov.uk/dissemination
DirectGov Planning Portal – the UK Government’s on-line resource for planning and building regulations in England and
Wales www.planningportal.gov.uk
Historical References: Most come from: A History of the County of Somerset: Volume 8: The Poldens and the Levels
(2004) pp. 42-50. URL: www.british-history.ac.uk/report.aspx?compid=15106 . This has been supplemented by information
from the Red Tile website www.redtile.co.uk/index.htm, Somerset and Dorset Joint Railway website (www.sdjr.net/), “A
Vision of Britain through Time” website www.visionofbritain.org.uk, Collinson’s History of Somerset (1791) and a 1948
copy of the Bridgwater Mercury. Additional information has kindly been provided by the Stradlings, the Willbourns, Bob
Cudlipp and Fred Cross.
Maps: The maps in Section 5 and on the front cover have been reproduced from Ordnance Survey maps and data under
Cossington Parish Council’s Public Sector Mapping Agreement No. 0100052099 © Crown copyright and data 2012. The
historical map on the back cover is a reproduction of a 1902 Ordnance Survey map of the village and was purchased through
Promap (www.promap.co.uk – part of Landmark) and used with their permission.
Other Sources of Information
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Countryside Commission Advisory Booklets on Village Design Statements and The Village Design Statements of other
Polden Villages – in particular, Chilton Polden, Edington, Catcott and Shapwick. Links to the above can be found at
www.sedgemoor.gov.uk/index.aspx?articleid=5857
Cossington Parish Council Website – www.cossingtonparishcouncil.org.uk
8 Index to Illustrations (Photos from top to bottom, left to right)
Front Cover – Village Map and Illustrations (see Section 5, Maps 1 and 2)
Page 3 – The Triangle from Middle Road looking west
Page 4 – Triangle Milestone, Church, School, Great Tree Farmyard, Cottages in Middle Road, Village Hall
Page 5 – Cossington from the Polden ridge (south), view north from Mill Mound over Moors to the Mendips
Page 6 – Old Dairy House, Old Forge, Cossington Park, Cossington Grange, Launder Cottage
Page 7 – Old Rectory, Old Station House
Page 8 – Park Crescent, recent builds in Walnut Lane, Middle Rd (Trivetts Farm), Grange, Brent Road, Middle Road
Page 9 – Old Big Tree photo (c. 1910), Site of Big Tree
Page 10 – View through gates of Cossington Park southwards
Page 11 – Character Area Summaries - Old Core examples, Closes examples
Page 12 – Village Map
Page 13- Parish Map with illustrations
Page 14 - Character Area Summaries - Brent Road examples, Trivetts Farm Examples (including centre, Trivetts Farmhouse, now
demolished), Fringes examples
Page 15 – Old Post Office, Church Farm House
Page 16 - Roofs examples, Doors and Porches examples
Page 17 – Window examples, Boundary Wall examples
Page 18 – Manor Road, Middle Road, and Brent Road and Bell Lane street scenes
Page 20 – Bluestone Cottage, Manor Barn
Page 21 – Locks Way from Manor Road, Hill View
Page 22 – The Triangle from Manor Road, looking south and east
Back Cover – Cossington Map 1902
NOTE: Generally, photographs in this document have been taken from areas accessible to the general public. In the few
instances where this is not the case, the owner’s permission has been obtained.
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