APPENDIX 13
Bredon Conservation Area Appraisal
1
CONTENTS
Part 1. CONSERVATION AREA
APPRAISAL
1 INTRODUCTION paragraph
What is this Appraisal for?
Planning Policy Framework
APPENDIX 3
Sources & Further Information
Part 1.
BREDON CONSERVATION
AREA APPRAISAL
2 SUMMARY OF SPECIAL INTEREST
1 INTRODUCTION
3 ASSESSING SPECIAL INTEREST
Location & Landscape Setting
Historical Development & Archaeology
Plan Form
Spaces
Key Views & Vistas
What is this Appraisal for?
4 CHARACTER ANALYSIS
General
Character Areas
• Church Street & Dock Lane
• High Street
Buildings
Materials
Local Details
Boundaries
Natural Environment
Negative Features & Neutral Areas
5 ISSUES
NOTE
Part 2. MANAGEMENT PLAN
1 INTRODUCTION paragraph
What is this Management Plan for?
2 MANAGEMENT PROPOSALS
1.1
A conservation area is an area of special
architectural or historic interest, usually
the
historic part of a town or village, where we
wish to preserve or enhance its character
or appearance. Part of Bredon is a
conservation area.
1.2
Under Section 72 of the Planning (Listed
Buildings and Conservation Areas) Act
1990 we must pay special attention to the
desirability of preserving or enhancing the
character or appearance of the
conservation area. This appraisal
identifies the special interest and
character
of the Bredon Conservation Area, and
provides guidance on how the
preservation
or enhancement of its character or
appearance can be achieved. The first
part of the appraisal identifies its special
interest and character. The second part
sets out management proposals for
addressing the issues identified in the
appraisal.
APPENDICES
APPENDIX 1 page
Statement of Community Involvement
APPENDIX 2
Adoption Statement
1.3
The Bredon Conservation Area was
designated in November 1969 and revised
in June 1987. The boundary was reviewed
in 2007 during the preparation of this
2
appraisal. The current conservation area
boundary is shown in the appraisal.
Planning Policy Framework
1.4
This appraisal should be read in
conjunction with the national, regional
and the local planning policy framework,
particularly:
• Planning Policy Guidance Note 15 Planning and the Historic Environment
(PPG15) which sets out Government
policy on the protection of conservation
areas and other elements of the historic
environment;
• Policy QE5 of The West Midlands
Regional Spatial Strategy and Policies
CTC19 and policy CTC20 of the
adopted Worcestershire County
Structure Plan 1996-2011, which seek
to protect and enhance conservation
areas; and
• Policy ENV12 of the Wychavon District
Local Plan (June 2006) which is
intended to ensure that development
preserves or enhances the character or
appearance of conservation areas.
1.5
Broadly, these policies seek to ensure
that
the conservation area is preserved by:
Refusing permission for:
• the demolition of any building or
structure if its loss would damage its
character or appearance
• the extension or alteration of a building
where the change would damage its
character or appearance
• development which would be harmful
to its setting or character or appearance
• development which would adversely
affect or result in the loss of historic
plots, layouts and street pattern,
important views, open spaces, tree
cover or boundary features within the
conservation area
• signage which would be harmful to the
character or appearance of the
conservation area, and
and requiring new development to:
• respect its context in design, including
scale, form, proportion and detailing
• Use materials in accordance with
those traditionally used in that particular
part of the conservation area, and
maintain a similar mix
• be located on their sites in a similar
way to the general pattern of building in
that part of the conservation area
• Boundary walls, railings and hedges
should be incorporated in the
development in a similar way to those
already in existence in that part of the
conservation area, and these should
use similar materials and detailing, or
species, and
• Shop signs to respect the character of
the buildings and quality of the historic
environment in their siting, size,
materials and design.
1.6
In accordance with the new planning
system introduced in 2004 we are
preparing a Local Development
Framework. This will contain
conservation
area policies that will supersede the
Structure and Local Plan from 2009.
1.7
This appraisal supplements Structure
Plan
and Local Plan Policies CTC19, CTC20
and ENV12 and was adopted by the
Council on 8th January 2008.
3
2 SUMMARY OF SPECIAL
INTEREST
2.1
Bredon has considerable architectural and
historic interest, with more than a thousand
years of settlement history. With its early
monastic origins, early site of the Bishop of
Worcester's summer residence, great
medieval tithe barn, manor house and
large church dating from the Norman
period, it was likely a settlement of some
import within a wider area of Saxon and
Medieval settlement activity. These early
origins are still readily identifiable in its
surviving buildings and settlement form.
The significance of agriculture and the
railway to Bredon's later development is
clear in the subsequent phases of
buildings that are still present in the village.
The survival of a clear demonstration of
the historic social hierarchy within the
village, evident in the size, design and
siting of buildings
The survival of the historic form and
identity of the village, evident in
buildings, plots and village layout
The visual prominence of the church
and tithe barn
The number of historic buildings
The prevalence of Cotswold stone
boundary walls to buildings of all sizes
and status
The significant contribution of the
natural environment in trees, gardens,
open spaces, hedges and the river
2.2
Each of these phases of development has
left a wealth of historic buildings overlaying
an historic settlement form with much
evidence of its early origin and roles in
history.
The conservation area boundary is drawn
to reflect this special interest.
2.3
Bredon today is a sizeable village. Despite
more recent modern developments it
retains much of its historic plan and
building fabric. These features, together
with the significant presence of much open
space in the form of gardens, fields and
orchards, as well as numerous mature
trees, the river and stone walls, give the
village a strong historic character and local
identity.
Location & Setting
The special interest of Bredon that
justifies its designation as a
conservation area includes:
Landscape Setting
3.2
Bredon is set in a gentle rural landscape at
the junction between undulating arable
land at the lower foothills of Bredon Hill
Its long history, still evident in the
layout of the village, in its buildings and
in visible archaeological remains
3 ASSESSING SPECIAL
INTEREST
Location
3.1
Bredon is located part-way between the
historic market towns of Tewkesbury and
Pershore. It lies along the old road
between the two, the B4080, with the M5
motorway close by to the west. The
historic core of the village sits on the high
east bank of the River Avon, with the river
to its west and Bredon Hill to the northeast.
4
and the low lying open pasture land of the
River Avon floodplain. The hill and the
river are prominent landscape features,
particularly in view from the west from
where they form a striking setting for the
village, with the slow meandering river and
its floodplain in the foreground and the
wooded and rough upland area of the hill
as its backdrop.
3.3
The quality of the landscape is recognised
in the inclusion of Bredon Hill in the
Cotswold Area of Outstanding Natural
Beauty.
3.4
The fringes of much of the historic village
core have been enveloped by 20th century
expansion so that the historic relationship
of the village to its rural hinterland is lost in
most part. Its western fringe and part of its
southern fringe, however, still flank open
countryside and from these parts its
immediate rural setting is preserved, albeit
with the distant presence of the M5 to the
west.
Historical Development &
Archaeology
The Origins & Development of Bredon
3.5
Settlement at Bredon dates to the Saxon
period with the founding of a monastery in
the early 8th century on the site of the
present rectory. The monastery is said to
have been sacked by Danish raiders and
replaced by a second, on the site of the
present Old Mansion. While these early
monasteries have since disappeared,
reference to their earlier presence and
these origins of the village still exists in the
names of present day properties in the
vicinity, such as Monks Close and St
Peters Cottage, and Old Mansion is said to
contain monastery remains.
3.6
The Manor of Bredon came into the
possession of the Bishop of Worcester in
the 10th century. The Bishop had a
summer residence, park and fisheries in
Bredon on the site of the first monastery at
The Old Rectory. The Manor House still
stands on its site to the west of the
Rectory. The manor remained the
possession of successive bishops and part
of the Worcester Monastic Estate until it
passed to the Crown in the 16th century
and subsequently into a series of private
ownerships. The great 14th century tithe
barn at Manor Farm is an enduring
symbol, and very tangible evidence, of the
local significance of Bredon to the
monastic estate in the medieval period.
3.7
Settlement at Bredon is recorded in
Domesday of 1086. The church is the
earliest surviving building in the village
today, dating from the early 11th century,
indicating an already established
settlement by this date. The form of the
core of the present village in the vicinity of
the church, with its parallel Church Street
and Back Lane and remnants of linear
plots, suggests a medieval planned
settlement with the church and manor
house at its heart. It was probably
established as a farming community by the
Bishop of Worcester in this early medieval
period and likely worked by peasant
tenantry of the monastic estate to
contribute to support of the monastery at
Worcester. The land would have been
cultivated in strips for arable crops, with
common grazing and hay meadows along
the river. Evidence of this early farming
system still exists in remnants of ridge and
furrow between Oak Lane and Farm Lane.
The recording of a number of medieval
extractive pits on the river terraces nearby
suggests that sand and gravel extraction
may also have been a significant local
industry at this time
.
5
3.8
The fertility of the surrounding land and the
presence of the sand and gravel deposits
are likely reasons for initial settlement and
early development of the village.
3.9
The majority of the earliest surviving
buildings in the village today date from the
17th and 18th centuries. These line Church
Street, Dock Lane and High Street,
indicating that the layout of the village as
we see it today was well established by
this time. Traffic from the neighbouring
market towns of Pershore and Tewkesbury
would have passed north/south through
the village, along Dock Lane and Church
Street, with traffic travelling east/ west
along High Street. Lanes branching to the
north and south would have given access
to the surrounding fields and common
land. Surviving buildings from the 17th and
18th centuries are farmhouses, barns and
cottages, reflecting the origins and early
function of the village as a rural farming
settlement.
3.10
The 1811 Inclosure plan for Bredon shows
a loose scattering of buildings along High
Street and a concentration in the core of
the village at Church Street and Back
Lane. These are a mix of houses, farms
and cottages with the farms concentrated
in High Street, suggesting that the village
was still a rural farming community at this
time. Much of the land around the village
was tenanted allotments with around 300
tenants growing produce with surplus
taken for sale in neighbouring market
towns, reflecting the growth of market
gardening in the Vale of Evesham at this
time. There are also records of 60 to 80
stocking frames providing employment for
around 100 people in the village, supplying
stockings to the stocking industry at
Tewkesbury, suggesting a thriving cottage
industry in the village as well as market
gardening and agriculture.
3.11
The First Edition Ordnance Survey map of
c.1887 shows that by the late 19th century
the village had extended eastward along
High Street, and become more
consolidated, with new houses and farm
buildings and several of the existing
buildings replaced or re-modelled. The
map also shows a police station, a school
and a Methodist Chapel and there are
records of a shop, indicating a well
established village by this time. Population
figures reflect this physical expansion,
growing from 749 in 1801 to 1163 by 1851.
Many of the village buildings demonstrate
19th century alterations and extensions,
suggesting a period of prosperity. Building
activity at this time may reflect the general
upturn in farming in Worcestershire
triggered by enclosure and new farming
techniques. It is also likely to be
attributable to the arrival of the railway in
1841. Bredon was a station stop on the
main Birmingham/Gloucester line,
improving links with neighbouring towns
and cities and further afield. The railway
enabled rapid despatch of local produce to
the expanding towns and cities in the
region, such as Birmingham, and would
also have made the village more
accessible as a place of residence. The
1887 map shows much of the village
surrounded by orchards by this date and it
is likely that much of the village produce
despatched by rail by this time was fruit
from these orchards.
3.12
The 18th and 19th centuries were a time of
consolidation of Bredon into something
resembling the built form we would
recognise today.
3.13
Bredon has seen much 20th century
housing development. Modern
developments now fringe Dock Lane and
High Street with others off Oak Lane and
the rear of High Street, and there are
pockets of modern houses in the historic
6
core in and around Back Lane and in High
Street. Much of the new development in
the historic core is set back from the
roadside, so that in many parts of the
conservation area the historic buildings are
still the dominant buildings in street vistas,
maintaining its historic character.
3.14
Despite these more recent changes much
of the historic core remains largely
unaltered by modern development and the
village retains working farms, much open
space and many of its historic buildings.
Its early origins as a monastic centre and
rural farming community are still apparent
in its layout and surviving buildings and the
impact of the railway is still apparent in
Victorian development.
Archaeology
3.15
The area around Bredon is rich in
archaeology, indicative of a long period of
settlement activity in the area.
3.16
A cropmark of a possible Pre-Historic
round barrow exists close to the west of
Manor Farm and a Paleolithic hand axe
has been found to the south-west of the
present settlement near Bredon's
Hardwick. Late Pre-Historic/Roman
settlement and cultivation sites and Roman
finds have been found to the south of the
village. The sites are part of a wider
multiphase Bronze Age, Iron Age and
Roman settlement pattern in this area
associated with Bredon Hill, the Carrant
Brook and the Avon valley.
3.17
Earthworks of a possible
medieval/postmedieval
settlement site have been found
at Mill End just to the north of present-day
Bredon along Dock Lane, possibly
associated with medieval or later
settlement at Mill End. A deserted
Medieval village is recorded close to the
north-east of the village, to the east of the
railway. Medieval ridge and furrow once
surrounded the village and covered most
of Bredon parish, indicating settled
medieval communities in the area.
Extensive ridge and furrow is evident in
1947 aerial photographs although most
has since been ploughed out and little
remains today. A surviving remnant at the
southern fringe of the village, between Oak
Lane and Farm Lane, is the only tangible
reminder in the village of this period of
early settlement activity in its history and is
an important feature of the conservation
area. These remains, plus the several
finds of medieval extract pits close to the
village along the river, are indicative of
significant medieval settlement in the
vicinity, of which Bredon, with its Manor
House, church and tithe barn, must have
been a focus of some import.
Plan Form
3.18
Bredon has a long main east-west street
axis with a parallel Back Lane along part,
suggesting a medieval planned layout,
possibly developed off a pre-existing route
between Pershore and Tewkesbury. A
second road meets the main street at a
loose oblique angled junction roughly
halfway along its length. Short narrow
lanes branch off to the church and to the
north and south, continuing as tracks and
footpaths into the surrounding fields.
3.19
This framework of roads, lanes, tracks and
footpaths is likely to be medieval and
earlier in origin and appears little changed.
3.20
Individual houses, cottages and farm
buildings are loosely scattered along the
roads and lanes in a linear pattern, roughly
following their line, with no uniformity in
spacing between buildings or in their
7
relationship to the road. The majority of
buildings carry their ridges in approximate
alignment, with only occasional older
buildings presenting their gables to the
road. Some of these buildings sit
immediately on to the road with gardens at
their rear; others are set back with gardens
extending to the front, sides and rear, so
that there is no hard delineation of a
consistent building line. Plots are a variety
of sizes and shapes, with a pattern of
smaller and largely linear plots more
evident in the heart of the area in the
vicinity of Church Street and Back Lane
and larger plots along High Street.
3.21
Notably The Old Rectory, Old Mansion,
Manor House and Manor Farm are set
apart from the rest of the village within
substantial plots, while the remaining
farms, smaller houses and cottages line
the roads and lanes, reflecting the historic
status and function of these principal
buildings and historic social hierarchy of
the village.
Spaces
3.22
There are significant areas of open space
within the Bredon Conservation Area.
These are key to its historic form,
character and appearance.
3.23
Paddocks, fields, large gardens and the
green banks of the river flank or surround
the church, Manor House, Manor Farm
and The Old Rectory. The space around
these buildings is visible from nearby
roads, lanes and footpaths. These open
undeveloped spaces are very tangible
evidence of the rural settlement origin of
the village. They provide the settings of
and give clear views to some of its
principal historic buildings. These spaces
are also historically important as the
extensive plots associated with the
residences and key buildings of the
Bishops and Lords of the Bredon Manor.
Together these areas form a swathe of
open space through the western half of the
village that is a significant element of its
character and special interest.
3.24
Elsewhere there are smaller individual
spaces that are obvious in the streetscene.
The orchard at the prominent corner of
High Street with Farm Lane, and the open
garden of the almshouses on the opposite
corner junction, are prominent spaces,
lending this part of the village a sense of
its rural past despite the more densely
developed form of this area. The garden
also provides the immediate setting to the
listed almshouses. Some of the other
more prominent gardens are the large
gardens of Bredon Lodge, School House,
Avon Cottage and The Red House. These
provide appropriate settings to these
historic buildings and are obvious in the
streetscene.
3.25
All of these spaces make a significant
contribution to the character of the village
and reflects its origins and history.
3.26
Less apparent, but just as important to the
special interest and character of the
conservation area are private gardens.
These remain as largely undeveloped and
enclosed spaces that continue in use as
gardens. While the full extent of these
may not be entirely publicly visible, the
lack of interruption by buildings and
presence of planting contributes to an
impression of space at the rear of the built
up street frontages, appreciated from
glimpses over boundaries, between
buildings and from footpaths to the rear.
These gardens also provide the setting of
buildings. Some of them are also
historically important as the open space
characteristically found behind frontage
8
buildings on the plots of a medieval
planned settlement.
Key Views & Vistas
3.27
There are uninterrupted views of the
western fringe of the village in its elevated
riverside and rural setting from the river
meadows, the river and the motorway to
the west. The church spire and tythe barn
are landmark features in the landscape
from these viewpoints. The river and flood
meadow setting is critical to the quality of
these views.
3.28
New peripheral developments restrict
outward views of the countryside from the
conservation area to occasional views and
glimpses. Views are mainly from the
elevated western part of the village, where
there are views of the river and
surrounding countryside from Dock Lane,
views of the countryside from High Street
and the footpath linking Church Street with
Dock Lane, and of the countryside and
Bredon Hill from the churchyard. In other
parts views outward are limited to those of
farmland to the south from Oak Lane, and
to Bredon Hill east of Station Cottages at
the eastern extremity of the conservation
area and to occasional glimpses between
buildings. Nevertheless these visual links
with the countryside are a reminder of the
rural settlement origins of the village and
part of the cumulative appreciation of
village in its rural hinterland.
attractive street vista along Church Street.
Long straight or gently curving vistas along
Church Street and High Street give
gradually unfolding views in which the
form, historic development and buildings of
the village can be appreciated. Notably
many of the historic buildings stand close
to the roadside and stand out in these
streetscenes, often belying the extent of
new development in part.
3.30
The preservation of these key views is
essential to the character and appearance
of the conservation area.
4 CHARACTER ANALYSIS
General
4.1
The character of the Bredon Conservation
Area is that of a sizeable village
comprising a mix of loosely knit houses,
cottages, farm buildings, public houses,
shops, businesses, post office, school and
church, set within an historic framework of
buildings, plots, roads and lanes. The
presence of significant areas of open
space, trees, old stone walls, grass
verges, deep grassy banks and occasional
views and glimpses of the surrounding
countryside, give it a rural feel with a
frequent sense of its farming past, despite
the presence of traffic and areas of new
development.
4.2
It is a conservation area made up of a mix
of buildings of different periods, materials
3.29
Notable views within the conservation area and architectural styles, with scattered
pockets of modern development and the
include those of the church from High
Street, Dock Lane and Church Street and occasional formality of Georgian and
street vistas along Church Street and High Victorian buildings set against the rural
village vernacular. Farming has
Street. From High Street, Dock Lane and
Church Street the church is clearly visible historically played an important role in the
at the historic heart of the settlement and, development of the settlement and the
with its tall spire, is an obvious visual focal continued presence of active farms within
the village contributes to its rural character.
point, particularly as the end stop to the
9
4.3
Notably, modern intrusion in the form of
street lighting, signage and obtrusive road
markings is largely absent from the
conservation area.
Character Areas
4.4
There are two distinct character areas within
the conservation area:
• Church Street, Dock Lane & Back Lane
• High Street
Church Street, Dock Lane & Back Lane
4.5
This is the core of the Saxon and Medieval
settlement with the church at its heart.
Here the early origins and importance of the
settlement are reflected in the grouping of
large prestigious buildings set in substantial
grounds together with an offset early planned
element of a cluster of lesser buildings in
smaller plots lining a wider main street and
narrow parallel back lane.
4.6
The presence of a narrow sunken lane
leading towards the river suggests a long
history of usage as a route into and out of the
settlement.
4.7
Buildings date from the 11th century through
to the present day, with a predominance of
historic buildings. Many display 18th and 19th
century modifications overlaying earlier 15th,
16th and 17th century cores. These earlier
origins are often identifiable in side and rear
elevations.
4.8
The natural environment, in the significant
presence of open space, mature trees,
hedges and the river, is a key characteristic
of the area, providing appropriate expansive
green settings to its larger buildings. With the
no through road of Dock Lane this area is
more lightly trafficked and quieter than the
busy thoroughfare of the High Street.
4.9
All of these features are key to the prevailing
sense of an historic settlement of some
importance in this area and to the
preservation of its character
4.10
Many of the buildings in this area are listed,
reflecting the architectural and historic
interest of this area. Those that are not are
mainly modern infill developments.
High Street
4.11
This is the main trafficked thoroughfare of the
village where 18th, 19th and 20th century
development predominates. This would once
have been a peripheral area of a scattering
of farms and cottages, becoming the focus
for consolidation and expansion of the
settlement core around Church Street upon
arrival of the railway and later in the 20th
century. A mix of small cottages, larger
houses and farm buildings line both sides of
the road, generally set in larger plot sizes.
Some buildings are set back from the road
while others sit immediately at the roadside,
with no overall pattern prevailing.
4.12
The village character of this part is affected
by traffic and later modern housing
developments at its fringes. Nevertheless it
still retains a village character. Key to this is
the predominance of historic buildings in the
streetscene and the presence of gardens,
trees, open space and stone walls. Despite a
number of new buildings, these are set
further back in their plots and are less
obvious in view. Gardens and numerous
mature trees provide a green leafy setting to
buildings,
10
old stone walls are a constant feature
throughout, and key open spaces provide
breaks in development. The preservation of
these features is essential to the
preservation of the village character of this
part.
4.13
Some of the buildings are listed. Most are
not. There are many that, while not listed,
are still of local architectural and historic
interest and make a positive contribution to
the character and appearance of the
conservation area.
Buildings
4.14
There is a great range of building periods,
styles and types within Bredon
Conservation Area. Many of the buildings
are listed for their special architectural or
historic interest and are clearly of early
origin. There are many other historic
buildings which, while not listed, are still of
local interest and still stand much as
originally designed. Several apparently later
buildings have visible earlier origins, with
timber framing or stone apparent in rear or
side walls. The result is an architectural
variety and a wealth of historic buildings
that is one of the outstanding features of
the village. The more recent houses are
representative in design of their respective
periods of construction.
4.15
The most prevalent building types are
houses, cottages and farm buildings,
reflecting the origins and history and the
settlement. Older buildings of all types are
constructed in the form and style typical of
the local Worcestershire tradition of their
respective periods and, although often
extended and updated, many remain
fundamentally as originally designed.
Most of these historic buildings, whatever
their period, share common design
characteristics of:
• limited spans/plan depths dictated by
historic building construction methods
• a simple main rectangular plan form, often
with one or more rear wings and,
in many cases
• carefully ordered fenestration on principal
elevations
4.16
The result is a commonality of building
characteristics throughout much of the
conservation area despite the variety of
periods and architectural styles.
Houses
4.17
Houses in Bredon date through the
centuries from the 15th century to modern,
each reflecting in size and architectural
style their status and period of construction.
4.18
Early houses date from the 15th to 17th
centuries and are detached buildings.
There is a range of large and smaller
houses surviving from this period,
reflecting the wealth and status of the
village in this period of its history.
4.19
Large houses are large individual two to
three storey detached buildings with an
irregular or square plan. Each has been
added to and altered over time with
different phases reflected in their building
form and architectural features with no
overall common design themes. Hipped
and gabled roofs are punctuated with
numerous large chimneys and dormers.
Fenestration is a mix of carefully placed
casement and sash windows. Panelled or
boarded doors are centre placed or offset,
under porches or with Classical detailing.
4.20
Smaller houses have a simpler
rectangular, "T" or "L"-plan and are more
modest in size and scale at one storey with
11
an upper attic floor. Roofs are steeply
pitched with generous overhanging eaves
and verges reflecting their thatched or
former thatch coverings. Large external
chimneys are set against the gable or side
walls or are ridge mounted. Dormers are
common and are mounted off the wall plate.
Fenestration is a mix of irregularly placed
small casement windows and more careful
arrangements of casement windows and
centre door on some principal elevations.
Doors are solid boarded or panelled, often
under a modest hood.
4.21
Later houses, dating from the 18th and
19th centuries, are typical in plan and style
of their periods. These are large to more
modest detached buildings with a
rectangular plan, two to three storeys, some
with one or more rear wings. Roofs are
moderately pitched. 18th and early 19th
century houses have tight eaves and
verges with dentil coursing and an absence
of barge boards. Later 19th century houses
have more generous eaves and verges with
exposed rafter feet and barge boards.
Chimneys are largely ridge and centre
mounted or placed as matching pairs at
gable end. Dormers are absent.
Fenestration is usually carefully placed with
symmetry in elevation of matching
casement or sash windows and centre
placed door. Doors are usually panelled.
Modern Houses
4.22
20th and 21st century development is varied
in size, form and design, with no
predominant style. These buildings are
often at variance with the established
building form and design characteristics of
older buildings in the village. They often
have deeper plans, shallower roof pitches,
repetitive designs, large windows with a
horizontal emphasis, doors set within
enclosed porches, insignificant or no
chimneys, attached and integral garages
and forward projecting gables.
Cottages
4.23
Cottages date mainly from the 18th and
19th centuries and are detached,
semidetached or attached, with a simple
rectangular, plain gabled roofs and are
modest in scale, size and design.
4.24
Fenestration reflects the Classical influence
of the period with a balanced arrangements
of centre placed door and carefully
arrangement of modest sized casement
windows. Doors are largely vertically
boarded, occasionally under a modest hood
or small porch. Dormers are largely absent.
Ridge mounted chimneys are centre placed
or a matching pair of end stacks.
Farm Buildings
4.25
There is a range of farm buildings at
Bredon. These are mainly grouped around
yards close to their respective houses and
are typical of the Worcestershire vernacular
at the date of their construction, with simple
rectangular plans, simple plain gabled or
half-hipped roofs, and walls with minimal
openings. The presence of these buildings
reinforces the sense of the history of the
village and its rural village character.
4.26
Larger modern farm buildings are also
present, with similar characteristics of
simple plans and plain elevations.
Other Building Types
4.27
A number of ancillary buildings to houses
and cottages survive, including stables,
coach houses and storage buildings.
These are typical of their original function,
12
modest in size and simple in plan and
elevation. These ancillary buildings are part
of the history of Bredon and of the
character and appearance of the
conservation area.
4.28
The church shows significant phases of
construction and alterations dating from the
11th to 14th centuries, reflecting the wealth of
Bredon in this medieval period.
4.29
The public houses, shops and former
chapel are typical in form and design of
their period.
Listed Buildings
4.30
Many of the buildings in the Bredon
Conservation Area are "listed" for their
architectural or historic Interest. Other
buildings and structures attached to, or predating 1st July 1948 and forming part of the
curtilage of, these identified buildings are
also listed by association. While the aim of
the listed building legislation is to preserve
these buildings for their own sake, any
changes affecting them will also be
considered in terms of the effect on the
conservation area.
4.31
Buildings and structures that are listed by
association with those buildings included in
the list are shown on the appraisal map
where they have been able to be identified.
The information shown on the map is not
definitive. The Council’s Heritage Team
should be contacted for advice on whether
a building or structure is listed by
association before any works are carried
out to potentially listed buildings or
structures.
Unlisted Buildings
4.32
There are many other buildings, which,
while not "listed", have qualities of age,
style and materials that are locally
important and which make a positive
contribution to the character and
appearance of the conservation area
4.33
That many of these properties retain much
of their original character and appearance
is to the credit of those owners who have
carefully preserved them. There is,
however, no guarantee as to their future
and these properties are vulnerable to
future change. The Management Plan at
Part 2 includes a proposal for consideration
of Article 4(2) Directions to provide longterm protection against unsympathetic
alterations. The effect of the Direction
would be that certain alterations which
formerly did not require planning permission
would need permission in future, but only
where the change affects those parts of a
property fronting a highway, waterway or
public open space.
Materials
4.34
Much of the character of Bredon comes
from the variety of building materials used.
The earliest buildings typically use
materials that were available locally, while
the materials used in later buildings reflects
the increasing availability of materials from
further afield and changing architectural
fashions.
4.35
Walls
Bredon is close to the limestone belt of the
Cotswolds. Dressed and coursed
Cotswold stone is the principal material
used in the construction of many of the
earlier buildings, reflecting the wealth and
status of their former owners and the
availability of the material. Dressed squared
or rectangular blocks are used throughout,
with only occasional use of
13
random rubble. Cotswold stone is also
typically found in the plinths of timber
framed buildings and is used for chimneys
and dressings in brick buildings and for
boundary walls. Some of the timber framed
buildings have gable or other walls of
stone.
the earlier timber framed and stone houses
and cottages still retain a thatch covering.
The presence of these earlier roofing
materials is surviving evidence of
traditional usage of local materials and part
of the special interest and character of the
conservation area.
4.36
Many of the early houses and cottages are
timber framed, most evident in the early
core of the planned settlement in Church
Street and Back Lane, and in some of the
early outlying houses in High Street.
4.41
The pattern of roofing materials used in the
older buildings is typical of the South
Worcestershire vernacular.
4.37
18th and 19th century buildings are brick
and stone with occasional use of stucco
and roughcast render. Brick from this
period is also occasionally used to re-face
older buildings to update them to the new
architectural fashions of the period. Brick is
used in cottages and houses of all status
and occasionally in contemporary
boundary walls to brick houses.
4.38
The pattern of walling materials used in the
older buildings is typical of the South
Worcestershire vernacular.
4.39
More recent buildings are constructed in a
variety of materials, including reconstituted
stone, brick of various colours and
Cotswold stone blocks. The use of some of
these materials is at variance with the
traditional materials in the conservation
area.
4.40
Roofs. Roofs throughout the conservation
area are covered in plain clay tile of a
red/brown hue, with a few examples of
Welsh slate, mainly on 19th century
buildings, and rare examples of surviving
cotswold stone slates on earlier buildings.
Tiles are largely machine made from the
19th century, with occasional examples of
surviving earlier handmade tiles. Several of
4.42
Many of the more recent buildings are
roofed with plain or interlocking concrete
tiles. The use of these materials is at
variance with the use of traditional
materials in the conservation area.
4.43
Windows. Casement windows are wrought
iron and painted timber. Sash windows are
painted timber. The materials used are
characteristic of their respective periods,
function and status of buildings. The
retention of these traditional materials is
important to the character and appearance
of the conservation area.
4.44
Doors are painted timber.
4.45
There are examples of replacement
windows and doors in uPVC and stained
timber. The design of replacement
windows often incorporates top-hung
hinged opening lights in lieu of side hung
casements and sliding sashes. The
materials, finishes and much of the
detailing of these replacement windows,
are inconsistent with traditional window
design, detail and finish prevalent in the
conservation area and are harmful to its
character and appearance.
4.46
There is a good survival of cast iron gutters
and downpipes. The retention of
14
this historic fabric and detailing is important
to the character and appearance of the
conservation area.
4.47
Roads and pavements are surfaced with
tarmac. Natural stone kerbs survive for
most of the length of High Street and at the
upper end of Dock Lane. These stone kerbs
have a patina and quality which is more
appropriate to the historic environment than
concrete replacement kerbs and their
retention is important to the character and
appearance of the conservation area.
4.48
Private drives and yards are surfaced in
loose Cotswold gravel, tarmac or concrete
paviours. The gravelled surfaces gives a
soft textured surface finish while the tarmac
and concrete paviours are less appropriate
for the setting of historic buildings.
Local Details
4.49
There are local building details and other
features in the Bredon conservation area
which contribute to its character and special
interest and which are important to retain.
These include:
• cogged or dogtooth dentilled eaves
detailing in brick buildings
• the early 19th century obelisk on the
green next to The Lodge in High Street
• the mounting block outside The Royal
Oak
• the use of Cotswold stone for boundary
walls throughout the conservation area
• the pair of cannons used for gate piers
at the entrance of Manor House
• the red telephone box opposite the
Almshouses
Boundaries
4.50
Boundaries are a significant feature
throughout the Conservation Area. With few
exceptions property boundaries fronting
roads, lanes and footpaths, as well as other
side and rear boundaries, are defined by
Cotswold stone walls. These are dressed,
coursed and mortared or dry stone walls.
This boundary treatment is consistent
throughout the conservation area,
regardless of location or status of building.
In many cases these walls define historic
plots. The consistent use of stone
throughout unifies a conservation area
made up of a variety of building types and
materials and these walls are an integral
element of its character and appearance.
With a few the exceptions, mainly those
relating to larger houses, most boundaries
are low, permitting views of gardens and
buildings.
4.51
The frequent presence of timber five-bar
gates contributes to the rural character of
the village.
Natural Environment
4.52
The natural environment makes a
significant contribution to the character and
appearance of the Bredon Conservation
Area.
4.53
The swathe of open space in the old core of
the settlement provides the settings of and
gives clear views to some of its principal
historic buildings. These spaces are also
historically important as the extensive plots
associated with the residences and key
buildings of the Bishops and Lords of the
Bredon Manor. Together these areas form
a swathe of open space through the
western half of the village that is a
significant element of its character and
special interest.
15
4.54
Other prominent spaces elsewhere in the
village, such as the field at the junction of
Farm Lane with High Street and the
gardens to the almshouses and Bredon
Lodge, make a significant contribution to
its character and appearance. These
undeveloped spaces in prominent corner
or roadside locations retain a village feel
to these parts of the conservation area
despite the presence of higher density
development in the vicinity.
4.55
Less apparent, but just as important, are
private gardens behind the street
frontages. These remain largely
undeveloped and continue in use as
gardens. While their full extent may not be
entirely publicly visible, the lack of
interruption by buildings and occasional
presence of planting contributes to an
impression of openness appreciated from
glimpses over boundaries, between
buildings and from footpaths to the rear.
4.56
Trees are a notable element of the
conservation area throughout, adding
much to its character and appearance. Of
particular note are those around the
church, Manor House, Manor Farm, the
Rectory, Bredon Lodge, Bredon House,
the school playing field and at Brasenose
Road. Significant individual trees include
the oak next to the Fox and Hounds and
the Copper Beech at the junction of High
Street with The Dell.
4.57
All trees over a certain size are protected
in the conservation area. Written
notification must be given to the Council
before carrying out any works to these
trees. Some trees are individually
protected by Tree Preservation Orders
and consent is needed from us before any
works to them are carried out. Our
Landscape Team can advise on which
trees are protected, the type of works
which would need to be notified or need
consent, the procedures and the likelihood
of getting consent for the works. The
contribution of the tree to the character
and appearance of the conservation area
will be a factor in the consideration of a
notification or application.
Negative Features & Neutral
Areas
Negative Features
4.58
Bredon is fortunate in retaining much of its
historic form and fabric. There are,
however, features that compromise or
detract from its character and appearance.
These include:
• Traffic. Through traffic along High
Street and the proximity of the M5 detracts
from the village character and the quality
of the historic environment
• Setting. There has been much modern
development at the fringe of the historic
settlement area, so that in many parts of
the village the close relationship between
the settlement and its rural hinterland has
been lost. In some parts this is still
preserved in undeveloped fields and
woodland and in outward views to more
distant countryside. The preservation of
these last remaining undeveloped fringe
areas and outward views is important
to the preservation of the character of
the village
• New buildings. Bredon has seen much
new development in recent years. Some
developments integrate better into the
historic environment than others. Most
exhibit design characteristics that are quite
different to the established characteristics
of the area. The purpose of highlighting
these buildings is not necessarily to
16
aim at their re-development, but to guard
against them becoming too
dominant through future additions or
alterations. These buildings will not be
regarded by the Council as a guide or
precedent for future development
proposals
• Occasional sites, such as the parking
area to Stanway Screens Ltd. off High
Street and the garages and forecourt in
Back Lane, detract from the
appearance of the conservation area
• Poor quality re-pointing of fine
historic brickwork in hard cement
mortars
• Replacement doors and windows. A
number of properties have had
replacement windows and/or doors in
uPVC, stained timber or double glazed
units. Window and door replacements
with new ones of a different design,
detail, materials or finish, erodes local
building detail, which is an essential
part of the distinctive character and
appearance of the conservation area
• Replacement roof coverings in
interlocking or plain concrete tiles or
reconstituted slate, which are poor
substitutes for clay and natural slate
• Surface materials. The use of
concrete block paving for the surfacing
of footways, drives and yards is an
inappropriate material for the
conservation area and the setting of its
historic buildings
• Fences. Some properties have
modern timber panelled or boarded
fences which jar with the prevailing
character and appearance of the
conservation area.
We would welcome the opportunity of
discussing the scope for improving these
features.
Neutral Areas
4.59
There are some parts of the conservation
area which, in their present form, neither
enhance or detract from its character or
appearance. Some of the new houses are
set in good sized plots with gardens,
boundary hedges and planting which
softens their appearance and helps to
integrate them into the historic
environment.
4.60
We will be careful, however, to guard
against these properties and areas
becoming too dominant through future
additions or alterations.
5 ISSUES
5.1
The appraisal has highlighted the
following
problems and pressures in the Bredon
Conservation Area.
• Traffic
• Encroachment of peripheral new
developments on its setting
• Design quality of new buildings
• Visual intrusion of occasional sites
• Loss of architectural features on
historic buildings
• Introduction of modern paving materials
and timber panelled fences
5.2
The Management Plan at Section 2
considers how these might be addressed
to ensure the continuing preservation and
enhancement of the character and
appearance of the conservation area.
17
NOTE
Although it is intended that this appraisal
should highlight significant features of the
conservation area which are important to
its character or appearance, omission of a
particular feature should not be taken as
an indication that it is without merit and
unimportant in conservation and planning
terms.
PART 2. BREDON
CONSERVATION AREA
MANAGEMENT PLAN
1 INTRODUCTION
What is this Management Plan
for?
1.1
This management plan is a mid- to
longterm strategy for preserving and
enhancing the Bredon conservation area,
addressing the issues arising from the
appraisal.
1.2
This plan is prepared in accordance with
our duty under Section 71 of the Planning
(Listed Buildings and Conservation Areas)
Act 1990 to formulate and publish
proposals for the preservation and
enhancement of our conservation areas.
2 MANAGEMENT PROPOSALS
1. Traffic. Through traffic and the proximity
of the M5 detracts from the environment of
the conservation area.
Action
• While the District Council has no
powers to influence traffic volumes we
will be careful to mitigate the potential
harm that could be caused to the
character and appearance of the
conservation area by any future traffic
management measures in Bredon
2. Setting. Modern peripheral
developments have encroached onto the
rural setting of the conservation area and
detract from its village character. There
are only occasional views of the
countryside where the Bredon's former
rural hinterland can still be appreciated.
The retention of views is important to the
character of the conservation area.
Current planning policy should prevent
further peripheral developments, but views
are vulnerable.
Action
We will
• Seek to maintain views from the
conservation area to the surrounding
countryside in the consideration of any
development proposals, in accordance
with our Local Plan policy on
conservation areas
3. Design quality of new buildings
Some new buildings exhibit design
characteristics that are quite different to
the established characteristics of the area
and which fail to preserve or enhance the
conservation area. Others are let down by
poor attention to detail and materials.
Action
We will
• seek improvements to buildings where
opportunities arise through
development proposals
• assess new proposals against our
Local Plan Policies on design,
conservation areas, listed buildings and
our forthcoming supplementary
planning guidance on design
4. Visual intrusion of occasional sites
The factory car park off High Street and
the garages and forecourt in Back Lane
are in prominent roadside locations where
they detract in their present condition from
the appearance of the conservation area.
18
Appropriate landscaping could enhance
their appearance.
Action
We will
• Seek improvements to these sites
where opportunity arises through
discussion with site owners
5. Loss of architectural features on
historic buildings
Several of the buildings in the
conservation area have been adversely
affected by the use of inappropriate
modern materials and replacement of
original architectural features with poor
quality substitutes, such as uPVC or
stained hardwood windows and doors.
Action
We will
• consider the need for Article 4(2)
Directions to bring such works under
planning control, to ensure that the
special qualities of unlisted buildings of
local significance are protected.
• address unauthorised alterations to
buildings through enforcement action
where appropriate, in accordance with
our Enforcement Policy
6. Introduction of modern paving
materials and timber panelled fences
There are several instances where
historic surfacing materials have been
replaced with modern materials and
boundary walls replaced with panelled
fences, or panelled fences erected in new
development.
These materials and features undermine
the quality of the historic environment.
Action
We will
• seek improvements to sites where
opportunities arise through development
proposals
• consider the need for Article 4(2)
Directions to bring such works under
planning control, to ensure that the
special character of the area is
protected.
• address unauthorised development
through enforcement action where
appropriate, in accordance with our
Enforcement Policy
• assess new proposals against our
Local Plan Policies on design and on
preserving and enhancing the
conservation area, preserving the
setting of listed buildings and our
forthcoming supplementary planning
guidance on design
APPENDICES
APPENDIX 1
STATEMENT OF
COMMUNITY
INVOLVEMENT
Introduction
1.1
This statement is a summary of
community
involvement and public consultation
undertaken by Wychavon District Council
in respect of the Bredon Conservation
Area Appraisal and Management Plan.
Background
1.2
A report to the Council’s Development
Control Committee on 4th October 2007
explains the reasons for preparing a
character appraisal and management
plan for the Bredon Conservation Area.
Specifically, the character appraisal and
plan is drafted in accordance with the
requirements on Wychavon District
19
1.3
The preparation and publication of
conservation area character appraisals
and management plans is a key step in
the Council fulfilling these duties.
• A public meeting held at Bredon village
hall on the evening of 6th November
2007
• Publication of the draft appraisal,
management plan & proposed
conservation area boundary changes
on the Wychavon District Council
website, accompanied by an electronic
feedback form
• Placing of the same documents for
public inspection during the
consultation period at:
- Planning Reception, Wychavon
District Council, Civic Centre,
Queen Elizabeth Drive, Pershore
- Pershore public library
- Bredon village hall
• Letters to Bredon residents, Bredon
Parish Council, Vale of Evesham Civic
Society, Worcestershire County
Archaeological Service, English
Heritage, Worcestershire County
Council
Community Involvement
Consultees
1.4
Community involvement has taken the
form of:
• a briefing session with the Council
Member representing the Bredon Ward
• a briefing session with the Bredon
Parish Council on 3rd September 2007
• a public meeting at Bredon village hall
on the evening of 6th November 2007
• letter to Bredon residents on 22nd
October 2007
1.7
The following were consulted on the draft
appraisal and management plan:
• Bredon Parish Council
• Bredon Hill Conservation Group
• Vale of Evesham Civic Society
• Bredon residents
• Worcestershire County Archaeological
Service
• Worcestershire County Council
• English Heritage
Consultation
Publicity
1.5
The consultation period began on 6th
November 2007 and ended on 3rd
December 2007
1.8
Notice of the public meeting and
consultation was given by way of:
Council imposed by the Planning (Listed
Buildings and Conservation Areas) Act
1990, to:
• keep its conservation areas under
review;
• prepare policies and proposals for the
preservation and enhancement of the
character or appearance of its
conservation areas; and
• pay special attention to the desirability
of preserving or enhancing the character
or appearance of the conservation area
in exercising its planning functions.
1.6
Consultation was by:
• Posters placed in Bredon village and at
Pershore Civic Centre
• Letters to resident on 22nd October
2007
20
• A public meeting held at Bredon village
hall on 6th November 2007
• News items in the Evesham Journal
and Gloucestershire Echo week
commencing 22nd October 2007
• "Latest News" feature on Wychavon
Council website 25th October to 3rd
December 2007
• "News Focus" on Wychavon Council
website 25th October to 2nd November
2007
• Notice placed with the documents at
the Civic Centre, Bredon village hall,
Pershore public library and on the
Council's website
• Information forwarded to consultees
SOURCES
Victoria County History: Worcestershire
Volumes
Bredon Hill and its Villages. R.H.Lloyd
Worcestershire Landscape Character
Assessment, Worcestershire County
Council, 1999
Inclosure Map 1811
Ordnance Survey mapping 1880's to
present day
English Heritage "Pastscape"
APPENDIX 2
ADOPTION STATEMENT
The Wick Conservation Area Appraisal
and Management Plan was adopted by
Wychavon District Council as a document
for planning purposes on 8th January
2008.
Minute no.106 of the Executive Board
meeting of 8th January 2008 refers.
Wychavon District Council
Planning Services
Civic Centre
Queen Elizabeth Drive
Pershore
Worcestershire
WR10 1PT
Tel. 01386 565000
www.wychavon.gov.uk
Statement of Community Involvement
APPENDIX 3
SOURCES & FURTHER
INFORMATION
FURTHER INFORMATION
For further guidance and information
please contact:
The Heritage Section
Planning Services
Wychavon District Council
Civic Centre
Queen Elizabeth Drive
Pershore
Worcs. WR10 1PT
Tel. 01386 565565
e.mail: [email protected]
web: www.wychavon.gov.uk
The following websites contain
information relating to conservation
areas:
Wychavon District Council at
www.wychavon.gov.uk
English Heritage at
www.english-heritage.org.uk
21
APPENDIX 15
Minute of Wychavon Executive Board meeting 8 January 2008
22
23
24
APPENDIX 16
Enclosure map 1811
25
26
APPENDIX 17
Ordnance Survey Maps
27
Ordnance Survey Original Series 1828-31 One inch
28
Ordnance Survey 1884 Gloucestershire 1:2500
29
Ordnance Survey 1902 Gloucestershire 1:2500
30
Ordnance Survey 1923 Gloucestershire 1:2500
31
Ordnance Survey 1955 1:10000
32
Ordnance Survey 1968 1:2500
33
APPENDIX 18
Full text of poems on St Giles’ Church
34
A. E. Housman (1859–1936). A Shropshire Lad. 1896.
XXI. In summertime on Bredon
IN summertime on Bredon
The bells they sound so clear;
Round both the shires they ring them
In steeples far and near,
5
A happy noise to hear.
Here of a Sunday morning
My love and I would lie,
And see the coloured counties,
And hear the larks so high
10
About us in the sky.
The bells would ring to call her
In valleys miles away:
‘Come all to church, good people;
Good people, come and pray.’
15
But here my love would stay.
And I would turn and answer
Among the springing thyme,
‘Oh, peal upon our wedding,
And we will hear the chime,
20
And come to church in time.’
But when the snows at Christmas
On Bredon top were strown,
My love rose up so early
And stole out unbeknown
25
And went to church alone.
They tolled the one bell only,
Groom there was none to see,
The mourners followed after,
And so to church went she,
30
And would not wait for me.
The bells they sound on Bredon,
And still the steeples hum.
‘Come all to church, good people,’—
Oh, noisy bells, be dumb;
I hear you, I will come.
35
John Masefield (1878 - 1967) , title 1: "London Town", from Ballads and Poems,
published 1910.
London Town
Oh London Town's a fine town, and London sights are rare,
And London ale is right ale, and brisk's the London air,
And busily goes the world there, but crafty grows the mind.
And London Town of all towns I'm glad to leave behind.
Then hey for croft and hop-yard, and hill, and field, and pond,
With Bredon Hill before me and Malvern Hill beyond.
The hawthorn white i' the hedgerow, and all the spring's attire
In the comely land of Teme and Lugg, and Clent, and Clee, and Wyre.
Oh London girls are brave girls, in silk and cloth o' gold,
And London shops are rare shops, where gallant things are sold.
And bonnily clinks the gold there, but drowsily blinks the eye,
And London Town of all towns I'm glad to hurry by.
Then, hey for covert and woodland, and ash and elm and oak,
Tewkesbury inns, and Malvern roofs, and Worcester chimney smoke.
The apple trees in the orchard, the cattle in the byre,
And all the land from Ludlow town to Bredon church's spire.
Oh London tunes are new tunes, and London books are wise,
And London plays are rare plays, and fine to country eyes,
But craftily fares the knave there, and wickedly fares the Jew,
And London Town of all towns I'm glad to hurry through.
So hey for the road, the west road, by mill and forge and fold,
Scent of the fern and song of the] lark by brook, and field, and wold.
To the comely folk at the hearth-stone and the talk beside the fire,
In the hearty land, where I was bred, my land of heart's desire.
First published in Pall Mall Magazine, May 1903
36
Appendix 19
Mike Glyde, Worcestershire County Council, letter on application
W/13/02148
37
Heather Pearson Planning Department Wychavon District Council The Civic Centre
Station Road
Pershore
WR10 1PT
Our ref: HECZ091
Your ref: W/13/2148
Dear Heather,
Mike Glyde BSc
Historic Environment Planning Officer
Worcestershire Archive & Archaeology Service
The Hive
Sawmill Walk
The Butts Worcester WR1 3PB
08 November 2013
Ref. W/13/2148 Land off Tewkesbury Road and Rear of, College Road,
Bredon
I have checked the County Historic Environment Record and this application
affects or may effect a heritage asset or area of archaeological potential
(HECZ091). The
'historic environment' encompasses all those material remains that our
ancestors have created in the landscapes of town and countryside. It includes
all below and
above-ground evidence including buildings of historic and architectural
interest, whether designated or not.
I note the archaeological desk based assessment submitted with the application
and I am surprised at the confidence of the assertion that the site has
a "low" archaeological potential. This 5ha site has not been subject to any
archaeological investigation and I would consider the area to have an unknown
but reasonably high potential. The DBA seems to be wholly based on the
presence or absence of existing known records. Lack of evidence does not
equate to lack of potential.
I therefore consider that insufficient information on the potential of this site has
been established, and in line with other similar applications across the county I
advise that further information in the form of a field evaluation be
carried out prior to determination of this application. This should take the
form of either trial trenching (4% sample) or geophysical survey followed by
targeted trial trenching.
In line with government policy given in the National Planning Policy
Framework, (paragraph 128), it has been demonstrated that the proposed
development area has potential for unrecorded archaeological remains and that
further information on the nature, extent and significance of any potential assets,
is required.
38
"Where a site on which development is proposed includes or has the
potential to include heritage assets with archaeological interest, local
planning authorities should require developers to submit an appropriate
desk-based assessment and, where necessary, a field evaluation."
Continu
ed…
Tel: 01905 765869
Email: [email protected]
www.worcestershire.gov.uk/archaeology
(2)
In this instance it is advised that a field evaluation, as required under paragraph 128
of the NPPF, should be provided before this application can be determined.
Please Note: A fee of £270+VAT will be charged to the applicant for the formal provision of
archaeological briefs, and for the checking and acceptance of Written Schemes of Investigation
and Archaeological reports required by the local planning authority. The applicant or their
successor in title must contact the officer below to arrange provision of the brief as soon as
possible.
It will be the applicant’s (or their successor in title) responsibility to contract an appropriate
archaeological organisation to undertake the programme of works as detailed in the brief.
If you have any further questions please do not hesitate to contact me. Yours
sincerely
Mike Glyde
Historic Environment Planning Officer
39
Appendix 20
National Trust letter on application W/13/02148
40
41
42
43
The appeal court judgement stressed that decision-makers should give considerable importance and
weight to the desirability of preserving the setting of listed buildings when carrying out the balancing
exercise, whether or not substantial harm would result.
When considering the current application in the light of the NPPF, local policies and legal cases such
as the above, care should therefore be taken to avoid an unduly ‘narrow’ interpretation of setting when
assessing the level of harm; and to ensure that appropriate weight is given to harm when weighing it
against any benefits of the proposal.
Again, the National Trust objects to the proposed development, which would be contrary to the
prevailing planning policies and detrimental to the character and setting of Bredon village. The
Council is urged to refuse planning permission for the proposal.
Yours faithfully
Mark Funnell BSc(Hons), MSc, PGDip, MRTPI
Planning Adviser – South West Region
Note: Although Bredon Tithe Barn is in South Worcestershire, it is administered by the National Trust’s South West
Region.
44
Appendix 21
Bredon Hill Conservation Group letter on application W/13/02148
45
46
47
Appendix 22
Bredon and Bredon Norton’s Parish Council letter on application W/13/02148
48
Bredon & Bredon’s Norton
Parish Council
Bredon
Village Hall
Main Road
Bredon
Tewkesbury
GL20 7QN
01684 773 236
[email protected]
Chairman: Mr A Woodward
Clerk: Ms J Shields
Heather Pearson
Principal Planning Officer (South)
Wychavon District Council
Civic Centre
Queen Elizabeth Drive
Pershore
WR10 1PT
18 November 2013
Dear Ms Pearson
WYCHAVON PLANNING REFERENCE W/13/02148/OU: APPLICATION FOR OUTLINE
PLANNING PERMISSION FOR UP TO 107 UNITS AT LAND OFF TEWKESBURY
ROAD AND REAR OF, COLLEGE ROAD, BREDON
The Parish Council is opposed to the proposed development for the following reasons:
Conflict with the National Planning Policy Framework (NPPF)
1. NPPF 14 states that where a development plan is out-of-date, the presumption in favour
of sustainable development means granting permission “unless any adverse impacts of doing
so would significantly and demonstrably outweigh the benefits, when assessed against the
policies in this Framework taken as a whole”. Notwithstanding the question as to whether
the Local Plan is out-of-date, it is the view of the Parish Council that the adverse
impacts of the development demonstrably outweigh the benefits.
2. The proposed development would result in an unsustainable increase in private car use.
49
Employment opportunities are limited in Bredon and the overwhelming majority of
working residents commute by car to local towns. The proposed addition of 107 dwellings
will not be matched by any new employment provision. The development would therefore
be unsustainable compared with housing located near the towns and cities of the subregion. In addition, because the site is located at the extremity of the village, with poor
pedestrian links [see paragraph 4 below], it will lead to a significant increase in car
journeys within the village. Bredon suffers from the fact that the schools and the shop /
Post Office (as well as the two pubs and church) are all located in the historic heart of the
village in narrow, medieval lanes. There is already acute congestion in Church Street at
peak times, blocking access to a large number of homes. The proposed development
would significantly exacerbate this problem. The application is therefore contrary to
NPPF 34, which requires that “decisions should ensure developments that generate
significant movement are located where the need to travel will be minimised and the use of
sustainable transport modes can be maximised”.
3. The evidence base of the South Worcestershire Development Plan (SWDP) indicates
that local needs will adequately be met by the approximately 100 houses planned under
the SWDP, the majority of which have already been built or approved. This will
deliver housing growth of 12% compared with 2007 housing numbers. The proposal
for an additional 107 dwellings would lead to a 25% increase in the size of the village,
with most of this growth happening within the next three years. In the Parish Council’s
view, this would be extremely detrimental to the community’s cohesiveness and sense of
identity. It would also make the settlement less sustainable, as the schools (both of
which are full at intake level), shops, amenities and services would become
increasingly unavailable to residents, forcing people to travel further afield. For these
reasons, the application fails to satisfy NPPF 54, which states that “in rural areas local
planning authorities should be responsive to local circumstances and plan housing
development to reflect local needs”.
4. There is very poor connectivity between the application site and the village. The
only pedestrian access to village services is via the ninety-degree bend at Chains Corner,
which suffers from extremely poor visibility. The pavement at Chains Corner is very
narrow (with no scope for widening) and cannot safely be used by disability
scooters and pushchairs. All of the village services are beyond easy walking
distance of the site (doctors’ surgery 1.5km; village hall 1.5km; playing fields 1.4km;
nursery school 1.1km; primary school 1km; pub 1km; shop/PO 0.9km – all distances are
measured by road from the centre of the site). For these reasons, the application does not
satisfy NPPF 61, which states that “planning policies and decisions should address the
connections between people and places and the integration of new development into the
natural, built and historic environment.”
5. Because of the lack of connectivity between the application site and the rest of the village,
the application does not satisfy NPPF 69, which states that planning decisions “should aim
to produce places which promote opportunities for meetings between members of the
community who might not otherwise come into contact with each other, including through
mixed-use developments, strong neighbourhood centres and active street frontages which
bring together those who work, live and play in the vicinity”.
6. This lack of connectivity also conflicts with NPPF 70, which requires that planning
decisions should “plan positively for the provision and use of shared space, community
facilities and other local services to enhance the sustainability of communities
and residential environments;… and ensure an integrated approach to considering the
location of housing, economic uses and community facilities and services.”
50
7. The application is contrary to NPPF 74, which states that “existing open space… should not
be built on unless: an assessment has been undertaken which has clearly shown the open
space… to be surplus to requirements”. Under the NPPF, open space is defined as “all open
space of public value… which… can act as a visual amenity”. The application site was
classified as
“Key Open Space (visually prominent from public areas)” in the Bredon Village Design
Statement, following public consultation in 2010, and it should therefore meet the test of being
open space of ‘public value’.
8. According to the applicant’s Noise Assessment, all those properties with line of sight to
the M5 will be subject to noise pollution higher than the permitted limit of 55dBL for
outdoor living areas. According to the Illustrative Masterplan (4.2) in the Design
and Access Statement approximately half of all properties will be affected in this way. In
many cases, residents will not be able safely to open windows or occupy their
gardens without exceeding WHO limits. In addition, all of the proposed Public Open
Space is within a direct line of sight of the elevated M5, and it can be presumed that
the 55dBL limit for outdoor living areas will be exceeded here. The application is
therefore contrary to NPPF
109, which states that “The planning system should contribute to and enhance the natural
and local environment by: preventing both new and existing development from… being
adversely affected by unacceptable levels of … noise pollution”. It also fails to satisfy NPPF
69, which requires that “Planning decisions should aim to achieve places which promote: …
safe and accessible developments, containing… high quality public space, which encourage
the active and continual use of public areas.”
9. The development will be detrimental to the setting of important heritage assets. The
Bredon Conservation area is only 55m away from the site at its nearest point. Within
240m of the site are a group of highly important buildings, including the National Trust’s
Bredon Barn (Listed Grade I), St Giles’s Church (Listed Grade I) and The Old Rectory
(Listed Grade II*). When seen from the northwest (from footpath BX-530, and in
particular from the M5 motorway – a view enjoyed by thousands of people daily) the
application site currently provides a rural setting and backdrop for these historic
buildings. Under the proposal, this setting would be entirely lost. Currently, the
Conservation Area extends almost to the very edge of the village on its south-western
approach. This is the only approach to Bredon that survives in anything like its historic
form. Under the proposal, the distinctive experience of entering an ancient village would
be entirely lost. For all these reasons, the proposal does not satisfy NPPF 132, which
requires that “When considering the impact of a proposed development on the significance
of a designated heritage asset, great weight should be given to the asset’s conservation. The
more important the asset, the greater the weight should be. Significance can be harmed or
lost through… development within its setting… Substantial harm to or loss of designated
heritage assets of the highest significance, notably… grade I and II* listed buildings…
should be wholly exceptional.”
Conflict with the South Worcestershire Development Plan (SWDP)
10. The application site lies outside the Bredon Development Boundary and is not allocated
for development under the SWDP. It therefore conflicts with SWDP 2.
11. The proposal does not conform to SWDP 4 which requires proposals to demonstrate that
the location of development will minimise demand for travel, offer genuinely sustainable
51
travel choices, improve road safety and support the delivery of the Worcestershire Transport
Plan objectives [see paragraph 2 above].
12. The proposal negatively impacts the setting of important heritage assets [see
paragraph 9 above]. It therefore does not satisfy SWDP 6, which requires development
proposals to “conserve and enhance those aspects of the historic environment that are
recognised as being of significance for their historic, archaeological, architectural, or artistic
interest”.
52
13. Development at the proposed location would effectively extend the built
area of Bredon to the M5 Motorway, leaving only 400 metres of open
countryside between the villages of Bredon and Bredon’s Hardwick. The
proposal therefore conflicts with SWDP 21 B iv which requires that “the open
spaces between settlements should be safeguarded to maintain each settlement’s
distinct identity and character and to prevent coalescence and ribbon
development”.
14. The application conflicts with SWDP 38 which stipulates that no development of
existing open spaces will be permitted unless certain exceptional circumstances
apply [see paragraph 7 above].
15. The application conflicts with SWDP 59, which requires that new housing for
Category 1, 2 and
3 settlements will be restricted to Village Allocations, “windfall” sites, local
initiatives and affordable housing schemes.
Conflict with the Wychavon Local Plan
16. The application site lies outside the Bredon Development Boundary and is therefore
contrary to
Policy GD1.
17. The application does not satisfy the sustainable development principles set
out in GD2, in particular, with regards to (b) public amenity [see comments on
noise pollution in paragraph 8 above]; (e) efficient operation of the transport
network [see paragraphs 2 and 4 above]; and (f) capacity of utility services and
social infrastructure to support the development [see paragraphs
2, 3 and 4 above].
18. The proposal does not satisfy SR5, which aims to minimise car dependency
[see paragraph 2 above].
19. The application conflicts with ENV12 which states that development affecting
the setting of Conservation Areas will be required to preserve or enhance their
character or appearance [see paragraph 9 above].
20. The proposal conflicts with ENV14 which states that development will only be
permitted where it would preserve the setting of a listed building [see paragraph 9
above].
21. The proposal does not satisfy COM12 relating to the provision of public open
space, assuming that the proposed open space will be subject to unsafe levels of
motorway noise [see paragraph
8 above].
Conflict with the Bredon Village Design Statement (VDS)
53
22. The Bredon VDS was adopted by Wychavon as a Local Information Source in
September 2011.
Section 3.6.5 of the VDS identifies the application site as “Key Open Space (visually
prominent from public areas)”. The proposed development would lead to a
loss of important visual amenity at one of the most publicly prominent location in
Bredon – the southern entrance to the village.
23. In the VDS questionnaire, 95% of responding households said that it was a
priority to maintain the open countryside along roads into Bredon. The proposal
would significantly reduce the undeveloped land between Bredon and Bredon’s
Hardwick [see paragraph 13 above].24. Expanding the village by an additional 107
dwellings over and above the 100 homes planned or already built within the
SWDP plan period would place unsustainable pressure on village services and
amenities [see paragraphs 2, 3 and 4 above].
25. The community engaged very actively in SWDP consultations,
achieving the highest participation levels in Wychavon. The Government’s
Localism agenda sets out to “empower communities to do things their way –
by creating rights for people to get involved with, and direct the development of,
their communities”. The community also engaged very actively in the
preparation of the VDS. More than 70 residents attended the most recent
Parish Council meeting to object to the proposed application. If Localism is to
achieve its stated aims, then the reasonable views of local residents
expressed through public consultations should be given proper weight.
Yours sincerely
Jackie Shields
Parish Clerk
CC. Jonathan Edwards, Cllr A Hardman, Cllr J Pearce, Cllr A Darby, Cllr L
Robinson, Harriet
Baldwin MP
54
Appendix 23
Photos
55
56
Photo 1 – approaching Bredon from north on M5, first in sequence.
57
Photo 2 – approaching Bredon from north on M5, second in sequence.
58
Photo 3 – view of site in approach to Bredon from north on M5, looking west, third in sequence.
59
Photo 4(a) – approaching Bredon from south on Tewkesbury Road, first in sequence, with M5 and site visible beyond.
60
Photo 4 – approaching Bredon from south on Tewkesbury Road, second in sequence.
61
Photo 5 – approaching Bredon from south on Tewkesbury Road, third in sequence.
62
Photo 6 – view across site off Tewkesbury Road.
63
Photo 7 – approaching Bredon from south on Tewkesbury Road, fourth in sequence – site on right.
64
Photo 8 – leaving Bredon heading south on Tewkesbury Road around Chains Corner – site ahead on left.
65
Photo 9 – view of field to south, part of setting of St Giles’ Church.
66
Photo 10 – view of exit from Bredon to west approaching Chains Corner, from obelisk at opening of Church Walk.
67
Photo 11 – view of site in distance across Bredon Conservation Area from Oak Lane (to east).
68
69
Download

London Town - Wychavon District Council