LAND AT RAWLINGS GREEN, CHIPPENHAM
HERITAGE ASSESSMENT
7th November 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM
HERITAGE ASSESSMENT
Project Ref: 24248/A5 24248/A5
Status: Draft Draft
Issue/Rev: 01 02
Date: 20Aug15 07Sep15
Prepared by: PRC PRC
Checked by: cm cm
Authorised by: PRC PRC
Barton Willmore Design Ltd The Blade Abbey Square Reading, Berkshire. RG1 3BE
Tel: 0118 943 0000 Fax: 0118 930 0001 Email: [email protected]
COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore Design Ltd.
All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT
CONTENTS
1.0 EXECUTIVE SUMMARY
2.0 INTRODUCTION 2.1 Introduction 2.2 Purpose 2.3 Methodology 2.4 Sources 2.5 Author 2.6 Photographs
3.0 SITE DESCRIPTION AND GENERAL PROPOSALS
4.0 HISTORY 4.1 Map Regression 4.2 General History 4.3 Archaeology
5.0 NATIONAL & LOCAL HERITAGE PLANNING POLICY
5.1 Local Planning Context 5.2 NPPF 5.3 Statutory Legislation
6.0 HERITAGE ASSETS AND SIGNIFICANCE (Step 1 of the 2015 HE Guidance)
7.0 THE PROPOSALS
8.0 SETTING OF THE HERITAGE ASSETS (Step 2 of 2015 Guidance)
9.0 IMPACT OF THE PROPOSALS ON THE SIGNIFICANCE OF THE HERITAGE ASSETS (Step 3)
10.0 MAXIMISING HARM, MAKING DECISIONS AND MONITORING OUTCOMES (Steps 4 & 5)
11.0 CONCLUSIONS
24248/A5/PRC/cm/HA DRAFT/02 Page 1 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Executive Summary
1.0 EXECUTIVE SUMMARY
1.1 This Heritage Assessment considers the heritage environment within, and close to, land to the northeast of Chippenham, Wiltshire, and sets out the extent of research and analysis that has been undertaken to achieve a full understanding of the significance of the heritage assets. This understanding has informed the outline scheme for the development of the Site whilst reflecting upon and respecting the special architectural and historic qualities of the area.
1.2 The Heritage Assessment addresses the heritage implications arising from the proposed development of the Site and demonstrates that the Applicant has acquired sufficient understanding of the significance of the heritage assets to enable the Local Planning Authority (LPA) to consider the proposals in accordance with their statutory duty.
1.3 The approach adopted provides a transparent assessment of the heritage issues affecting the Site and the way in which each aspect has been considered and positively addressed.
The outcome of this process is a scheme that:
• Complies with local and national heritage planning policy; • Meets the requirements of published heritage standards and assessment criteria; • Understands the historic significance of the heritage assets; • Respects the setting(s) of the heritage assets; and • Does not cause substantial harm to any heritage assets or their settings and sustains their special architectural and historic interest.
24248/A5/PRC/cm/HA DRAFT/02 Page 2 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction
2.1 INTRODUCTION
2.2 Introduction
2.2.1 This Heritage Assessment has been prepared on behalf of KBC Developments LLP (The Applicant) to support the proposed redevelopment of Land at Rawlings Green, Chippenham (the Site).
2.3 Purpose
2.3.1 The report assesses the Site against national and local policies relating to the historic built environment including the Wiltshire Core Strategy Development Plan 2026.
2.3.2 The Assessment establishes the heritage environment appertaining to the Site and informs the designs for its redevelopment.
2.3.3 The Heritage Assessment should be read in conjunction with the accompanying Design and Access statement (DAS) and the Planning Statement which together provide a detailed description of the Proposed Development and its evolution with an analysis of the prevailing national and local planning policy.
2.3.4 For practical reasons this Heritage Assessment has been prepared at a mid-way through the design process and these views have been formed on plans produced elsewhere in Barton Willmore. The scheme proposes the erection of 700 homes, a new primary school and 4.5Ha of employment generating uses such as a nursing home, local retail and light industrial/commercial space (ref:15/04811/SCO). It is anticipated that further modifications will made to the outline proposals prior to submission late in 2015 but the following heritage assessment should remain valid and sufficient to support the application without adjustment. The Heritage Assessment establishes the historic environment of the site and the likely impact arising from the mixed use proposals.
2.3.5 This Heritage Assessment considers the heritage significance of the Site and its relationship to the adjacent heritage assets and those within the vicinity of the Site. It is intended to assist the LPA in its consideration and determination of the planning application before them.
2.4 Methodology
2.4.1 The Heritage Assessment provides a description and analysis of the Site and its surroundings in its historic context. The potential for development is examined within the applicable heritage planning policies and an assessment made of the anticipated effect on heritage significance.
2.4.2 The Heritage Assessment draws upon broad guidance and advice for the assessment of the significance of heritage assets, the impact of the proposals upon them, and the setting of the assets in particular the information published by Historic England.
2.4.3 For the avoidance of doubt, it follows the five step process set out in Heritage England (HE) advice note “The Setting of Heritage Assets” (March 2015).
2.5 Sources
2.5.1 The author has considered wide-ranging information sources in preparing this Heritage Assessment including:
• The Heritage Gateway • “The Setting of Heritage Assets” HE (March 2015). 24248/A5/PRC/cm/HA DRAFT/02 Page 3 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction
• The Official List of Historic England* • Wiltshire Council website [www.wiltshire.gov.uk]
24248/A5/PRC/cm/HA DRAFT/02 Page 4 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Introduction
* N ote: On 1st April 2015 the Historic Buildings and Monuments Commission for England changed its common name from English Heritage to Historic England. Historic England is in the process of re-branding all their guidance documents and publications. Consequently where documents refer to English Heritage it remains the Commission's current advice and guidance and will in due course be re-branded as Historic England. [www.historicengland.org.uk]
For the purposes of this Heritage Assessment for consistency we shall refer solely to Historic England.
2.6 Author
2.6.1 This Heritage Assessment has been researched and prepared by Peter Cross PGDipCHE FRICS MAPM an experienced Chartered Building Surveyor, RICS Accredited in Building Conservation and Heritage Director of Barton Willmore.
2.6.2 The Author visited the Site and surrounding area on 24th June and 16th July 2015. The weather was dry and bright on both occasions.
2.7 Photographs
2.7.1 The Heritage Assessment contains a number of photographs to help describe and illustrate the text. Unless otherwise indicated these were all taken by the Author on a Canon EOS DSLR camera using a 30mm fixed aperture lens which is equivalent to a standard lens on a 35mm film SLR.
24248/A5/PRC/cm/HA DRAFT/02 Page 5 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description
3.0 SITE DESCRIPTION AND GENERAL PROPOSALS
3.1 The Site is located to the northeast of Chippenham within a plot of land of just over 50ha defined by the mainline railway to the northwest, the River Avon to the south east, and the former Calne branch line to the southwest. The northeast boundary is marked by an existing hedge-lined field boundary extending from the mainline railway to the river. The hamlet of Peckingell is located approx. 200m northeast from the northernmost boundary.
3.2 The Site currently comprises predominantly open agricultural land. The principal cluster of buildings within its curtilage constitutes the historic Rawlings Farm. A secondary residential building, Rawlings Farm Cottage, is located to the southwest of the Farm but is not included within the Application Site. A small brick WWII pillbox is located to the south of the Site near the banks of the river.
24248/A5/PRC/cm/HA DRAFT/02 Page 6 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description
Track approaching Rawlings Farm Rawlings Farm Cottage across the fields from Rawlings Farm
3.3 Vehicular access to both properties is by way of Cocklebury Lane. This extends from a junction with the B4069 road through an industrial estate to a bridge crossing the railway. The drive divides just south of the bridge to serve Rawlings Farm to the east, and Rawlings Farm Cottage to the south. The drive continues past the west side of the Cottage and connects with another path and bridge over the former Calne branch line and to the residential development beyond.
3.4 A second road, Parsonage Way, also from the B4069 extends alongside the eastern edge of the industrial estate and currently turns southwest alongside the railway cutting. The road currently extends to an existing dead-end in anticipation of becoming a future point of access into the Site. A little further to the northeast of this proposed point of access is Green Bridge providing a pedestrian/livestock route over the railway. This bridge structure is on the statutory list of buildings having special historic and/or architectural interest.
3.5 The area adjoining the southwest of the Site is fully developed comprising predominantly modern residential accommodation. This is defined by the former Chippenham and Calne Branch Line which is now used as a local pedestrian and cycleway which connects to part of the Sustrans National Cycle Route no 403 [www.sustrans.org.uk].
The River Avon from the southernmost part of the Site, the modern buildings of New Leaze Farm on the opposite bank of the river, and the new foot/cycle bridge of the Sustrans Route No 403.
24248/A5/PRC/cm/HA DRAFT/02 Page 7 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description
3.6 Further to the west, beyond the residential estates, is the historic centre of Chippenham. The special character of much of the town, its multitude of historic buildings and their settings is recognised by their inclusion within the extensive Conservation Area which encompasses much of the town centre. The potential impact of the proposed development upon the historic town will be examined within the heritage assessment but at this point mention will be made of the slender spires of two of the town’s Churches, St Andrews and St Paul’s, both of which can be seen from some locations within the Site.
3.7 The northeast and southeast boundaries of the Site overlook extensive open agricultural farmland. The cluster of farm buildings at New Leaze Farm are visible to the southeast from the Site on the opposite side of the River. Beyond the land and farm buildings constituting the foreground are extensive vistas to the east, southeast and south with the Wick Hills in the distance. The hillside chalk horse of Calne on the slopes of Cherhill Down and Oldbury Castle can be determined from some locations within the Site albeit at a considerable distance.
24248/A5/PRC/cm/HA DRAFT/02 Page 8 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Site Description
The raised walkway of Maud Heath’s Causeway at Kellaways. Note St Giles Chapel to the right image.
24248/A5/PRC/cm/HA DRAFT/02 Page 9 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
4.1 HISTORY
4.2 Map Regression
4.2.1 An assessment of historic maps has been made to assist the understanding of the area’s growth and development. Although such information cannot be considered to be definitive, experience shows that the mapping is often relatively accurate and reliable, particularly the later OS Maps, and taken together with written archival data and evidence available on the ground they can help to refine the history of a site.
4.2.2 The maps reviewed in this Heritage Assessment comprise:
• 1886: OS Map (1:2,500) • 1900: OS Map (1:2,500) • 1923: OS Map (1:2,500) • 1960: OS Map (1:10,000) • 1974: OS Map (1:10,000) • 1991: OS Map (1:10,000)
4.2.3 A summary of this exercise is set out below:
NOTES:
• All maps, except current, were obtained from Landm ark I nform ation Group Ltd and are Crown Copyright 2015 . • The OS Maps generally identify plots of land with individual plot numbers which have been referred to in the following notes. These relate only to the specific map being examined do not transfer between maps of different dates. • Unless otherwise indicated modern-day names/numbering of the roads and properties have been adopted in order to assist in the understanding of the development of the area over time.
24248/A5/PRC/cm/HA DRAFT/02 Page 10 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1886
1886 OS Map (1:2500)
i) Rawlings Farm farmstead present, comprising the farmhouse, with a broad “L- plan” arrangement of outbuildings to the north with a central yard (plot 376 at 0.701A). Rectangular garden to the west of the farmhouse, with larger enclosed field to the east (plot 377 ay 0.885A). There is a large field with a band of trees to its perimeter and an area of orchard further to the north of the farmstead (plot 378 at 7.706A). The principal access to the farm is via a track from the Upper Cocklebury railway bridge. ii) Rawlings Farm Cottage present to the southwest of the farmhouse – comprising a small rectangular building within a long, narrow plot alongside the access track (plot 189 at 0.118A). iii) The mainline railway is indicated a short distance to the northwest of the farmstead running broadly southwest-northeast within a steep sided cutting. The existing access bridge over the railway at Upper Cocklebury is indicated with the access track crossing the bridge from the north and dividing to serve Rawlings Farm Cottage, to the south, and Rawlings Farm, to the east. There is a band of mixed woodland alongside the railway cutting between the railway and Rawlings Farm. The smaller Green Bridge is also indicated across the railway to the north of the farmstead.
24248/A5/PRC/cm/HA DRAFT/02 Page 11 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
iv) The Chippenham to Calne branch railway is indicated to the southwest of the farm in a broadly northwest-southeast direction. The access track alongside Rawlings Farm Cottage meets a bridge which crosses the railway to access Cocklebury Farm. v) Numerous individually identified fields around and beyond the farmstead comprising the working farm. vi) Upper Cocklebury indicated to the north side of the mainline railway comprising an access track/road with a cluster of few buildings and plots of land (including plots 312, 315, 316 and 317). Avon House identified as a sizeable L-Plan detached building within a garden (plot 313) with a large orchard to its southwest/southeast (plot 312 at 1.920A). vii) Upper Peckingell Farm indicated to the north of Rawlings Farm. This comprises the main house within modest sized gardens and pond (plot 371 at 0.566) with two sides of an L-plan farmstead to its north. Upper Peckingell Farm is separated from Rawlings Farm by a large open field (plot 356 at 18.459A) with tracks/paths crisscrossing it. The boundary with Rawlings Farm is delineated with a single row of deciduous trees.
viii) The River Avon meanders along the east side of the Farms.
ix) Cocklebury Farm is located to the southwest of Rawlings Farm on the southwest side of the Calne branch railway track. It comprises a large detached building with a row of outbuildings and yard to its north (plot 195 at 1.207A). There are two wooded areas/orchards to its north and northeast (plots 194 at 1.519A and 198 at 2.554A). There is a pair of semi-detached cottages to the east of the Farm (plot 195 at 1.207A).
24248/A5/PRC/cm/HA DRAFT/02 Page 11 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1900
1900 OS Map (1:2500)
24248/A5/PRC/cm/HA DRAFT/02 Page 12 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1923
1923 OS Map (1:2500)
1960 24248/A5/PRC/cm/HA DRAFT/02 Page 13 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1960
1960 OS Map (1:10,000)
24248/A5/PRC/cm/HA DRAFT/02 Page 14 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1974
1974 OS M ap ( 1:10,000)
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
1991
1991 OS Map (1:10,000)
Essentially as 1974 except:
i) Additional outbuildings to north and northeast of Rawlings Farm (current modern agricultural “sheds”. Access track modified slightly to entrance of Farmhouse, with additional track indicated to west of Farmhouse accessing revised farmyard. Cattle Grid identified on track.
ii) Rawlings Farm Cottage identified.
iii) Area to north of main railway line previously identified as Upper Cocklebury now accommodating industrial estate with large “Works” and “Depot” identified. Cocklebury Lane still present but “Parsonage Way” introduced. The main building of Avon House appears to be present but is no longer specifically identified.
iv) Large plan building added to west of Upper Peckingell Farm.
v) Railway track no longer indicated to the Calne Branch.
vi) Former Cocklebury Farm redeveloped with extensive housing including the roads: Darcy Close, Cocklebury Lane, Black Bridge Road and College Close. Although not specifically named it appears that the former farmhouse and possibly the semi- 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History
detached properties to the east of the farmhouse may have been retained. All other buildings and yard of the farm have been lost. Cattle Market indicated to the east of the residential development.
4.3 General History
4.3.1 The attached Design and Access Statement notes:
Chippenham was established during the Saxon period and a number of medieval buildings can be found today in the town centre, including St Andrews Church and Yelde Hall, amongst others.
4.3.2 The town’s economy grew with the woollen industry in the 16th Century, but between the sixteenth and seventeenth century there was little expansion, and development was mainly confined to the south of the River Avon. The town later grew alongside an increased demand for industrial uses. In 1800 the Wiltshire and Berkshire Canal was opened, giving the town access to the markets of Bristol and London which enabled progression of the cloth industry.
4.3.3 Chippenham became a reputable market town after the construction of the Great Western Railway from London to Bristol in 1841, when many industries arrived in the town to utilise the railway and export their products. This generated a demand for new housing to the north of the railway line which continued through the next century as is evident in the 1896 and 1945 historic settlement pattern. The construction of the railway was then followed by the construction of the viaduct, one of the town’s major landmarks.
4.3.4 After the major development impetus provided by the construction of the railway, Chippenham continued to expand during the post war periods with new housing areas and a band of new manufacturing industries that were located on the edge of the town. In the 1980’s and 90’s the west side of Chippenham expanded, comprising manufacturing, commercial and retail uses which helped diversify the town’s economy and market town character. Today Chippenham is renowned as the largest historic market town in Wiltshire.
4.4 Archaeology
4.4.1 An Archeological Desk-Based Assessment and on-site investigation has been undertaken in 2015 by Heritage Collective Archaeology and formerly by Cotswold Archaeology in 2011 for Barratt Homes. The full and Heritage Collective report will be publically available in January 2016, however its conclusions do not differ in essence form that of Cotswold. For a complete understanding of the archaeological potential of the Site please refer to the separate report, however, the 2011 Cotswold summary is repeated, for ease of reference, below.
“5.1 Several phases of archaeological survey have been undertaken within the site in order to provide detailed information on the heritage resource and any effects of the development upon this. This staged approach has been undertaken in consultation with Wiltshire Council Archaeology Service, and is an approach consistent with current government guidance PPS5: Planning for the Historic Environment.
5.2 The survey works have identified little evidence for prehistoric settlement within the site, and only a single prehistoric feature, a ditch potentially of Bronze Age date, was recorded during the archaeological evaluation. 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT History 5.3 Geophysical survey and trial trenching have recorded a small Roman agricultural settlement in the western area of the site. A possible roundhouse was recorded here, along with associated field boundaries indicative of agricultural activity. The extent of this settlement has been relatively well established, and appears to be focussed in the southern and western areas of the site.
5.4 – [Omitted since this section relates to Built Heritage.]
5.5 The staged archaeological survey works undertaken for the site have provided sufficient information to allow identification of the significance of heritage assets within the site. This process has not identified any above or below-ground heritage remains of sufficient significance to preclude development within the site. “
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Planning Policy
5.1 NATIONAL AND LOCAL HERITAGE PLANNING POLICY
5.2 Local Planning Context and Background
5.2.1 Wiltshire Council: Core Strategy Development Plan 2026 : Adopted 2015
The Wiltshire Core Strategy Development Plan Document was formally adopted by Wiltshire Council on 20 January 2015. The Plan provides a positive and flexible overarching planning policy framework for Wiltshire for the period up to 2026.
The Wiltshire Core Strategy replaces the South Wiltshire Core Strategy as well as a number of policies from the former District Councils’ Local Plans.
Note: The Policy map indicates the entire Site as Policy CP2: H2 Mixed Use Allocation (WCS & NWLP)
The Core Strategy sets out the strategic vision for delivering sustainable growth over the period up to 2026. It is not the only development plan document in the planning policy framework for Wiltshire and the council is committed to bringing forward a suite of plans designed to support the Core Strategy which collectively deliver the aspirations for growth across Wiltshire.
The challenge of safeguarding high quality environments whilst accommodating levels of growth to meet local need is demanding. The Core Strategy will need to ensure that Wiltshire’s high quality built and natural environment is adequately protected, and that opportunities to enhance their significant assets are optimised.
A series of six strategic objectives have been developed to deliver the vision for Wiltshire - Strategic Objective 5: protecting and enhancing the natural, historic and built environment Strategic objective
Strategic Objective 5:
Wiltshire contains some outstanding built heritage which is an important asset to be safeguarded and which should be reflected in new development. Well-designed developments help to provide a sense of place, add to local distinctiveness and promote community cohesiveness and social well-being. New development will need to respect and enhance Wiltshire’s distinctive characteristics.
One of the “Key Outcomes” relating to the historic environment include:
• Features and areas of historical and cultural value will have been conserved and where possible enhanced, including the sensitive re-use of historical buildings where appropriate. • Wiltshire’s distinctive built heritage will have been used as the inspiration for new developments. • New development will have incorporated exceptional quality design which reflects local character and fosters community cohesion, and which reinforces Wiltshire as a desirable place in which to live and invest. • Archaeological sites and features will have been adequately protected.
Chippenham Area Strate gy:
Chippenham Community Area is located in the northern part of the county and includes the market town of Chippenham, which is identified in this strategy as a Principal Settlement.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
Delivering Strategic Objective 5: prote cting and enha ncing the nat ural, historic and built environment :
C o r e P o l i c y 5 8 : E nsuri ng t h e conse r v a t i o n o f t h e his t o r i c e nvi r o n m e n t
Core Policy 58 aims to ensure that Wiltshire’s important monuments, sites and landscapes and areas of historic and built heritage significance are protected and enhanced in order that they continue to make an important contribution to Wiltshire’s environment and quality of life.
Core P o l i cy 58 : Ensuring the conservation of the h i s toric environm ent:
Development should protect, conserve and where possible enhance the historic environment.
Designated heritage assets and their settings will be conserved, and where appropriate enhanced in a manner appropriate to their significance, including:
i. nationally significant archaeological remains
ii. World Heritage Sites within and adjacent to Wiltshire
iii. buildings and structures of special architectural or historic interest
iv. the special character or appearance of conservation areas
v. historic parks and gardens
vi. important landscapes, including registered battlefields and townscapes.
Distinctive elements of Wiltshire’s historic environment, including non- designated heritage assets, which contribute to a sense of local character and identity will be conserved, and where possible enhanced. The potential contribution of these heritage assets towards wider social, cultural, economic and environmental benefits will also be utilised where this can be delivered in a sensitive and appropriate manner in accordance with Core Policy 57 (Ensuring High Quality Design and Place Shaping).
Heritage assets at risk will be monitored and development proposals that improve their condition will be encouraged. The advice of statutory and local consultees will be sought in consideration of such applications.
It is to be noted that the Core Strategy acknowledges that the designation of a conservation area, listed building, or scheduled ancient monument does not preclude the possibility of new development and the council is committed to working pragmatically with owners to find positive solutions which will allow adaptation of such buildings to reflect modern living aspirations. Such alterations will only be acceptable where they are consistent with the conservation of a heritage asset’s significance. Consequently, it is expected that development will be of the highest standard in order to maintain and enhance the quality of the area or building, and be sensitive to its character and appearance. In considering applications for new development in such areas, the council will seek to ensure that the form, scale, design and materials of new buildings are complementary to the historic context.
5.3 National Planning Policy Framework (NPPF) (CLG, 2012) and Planning Practice Guide 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance (available as an online resource)
• Para 126 – requires Local Plans to set out a positive strategy for conservation and enjoyment of the historic environment taking account of:
o The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; o The social, cultural, economic and environmental benefits that conservation of the historic environment can bring; o The desirability of new development making a positive contribution to local character and distinctiveness; o Opportunities to draw on the contribution made by the historic environment to the character of place
• Para 128 – applicants should describe the significance of heritage assets affected to a level of detail that is proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
• Para 131 – LPAs to take account of the desirability of sustaining and enhancing significant heritage assets and putting them to use, the positive contribution they can make to sustainable communities and the desirability of new development making a positive contribution to local character and distinctiveness.
• Para 132 – any harm to or loss of heritage assets should require clear and convincing justification.
• Para 134 – where development would lead to less than substantial harm this should be weighed against the public benefit of the proposals.
• Para 135 - The effect of an application on the significance of a non- designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
• Para 137 – LPAs required to look for opportunities for new development within CAs and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements that make a positive contribution to or better reveal the significance of the asset should be treated favourably.
5.4 Statutory Legislation
5.3.1 The primary legislation affecting Listed Buildings and Conservation Areas arises from the Planning (Listed Buildings and Conservation Areas) Act 1990 (The LPA 1990). Section 66(1) of that Act requires that special regard is given to the desirability of preserving a listed building or its setting or any features of special architectural interest which it possesses. Section 72(1) requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a Conservation Area.
5.3.2 It is to be noted that the recent Court of Appeal case in Barnwell Manor (Barnwell Manor Wind Energy Ltd, 2014) has reinforced the intention of the statutory provision for decision makers to give “considerable importance and weight” to the desirability of preserving the setting of listed buildings, or the character of a conservation area, when carrying out the balancing exercise. If a proposed development would conflict with the objective to “preserve and enhance” there would be a strong presumption against the grant of planning permission. 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
5.3.3 However if development would not conflict with that objective the special attention required to be paid to that objective will no longer stand in its way and the development will be permitted or refused in the application of ordinary planning criteria.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.1 THE HERITAGE ASSETS AND SIGNIFICANCE (Step 1 of the 2015 HE Guidance)
Significance is defined in the NPPF as:
The value of a heritage asset to th i s and fu ture generations because of i t s heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also f rom i t s setting.
6.2 Before any changes are considered to a place it is essential that the cultural and heritage values, its history, fabric and character are understood. This will require the acquisition and consideration of wide-ranging evidence on the heritage values of the place including, in addition to a physical examination, reference to the Historic Environment Record; reviewing relevant maps; studying both published and informal reports from local history societies etc. It should usually be possible to identify how particular parts of a place and different periods in its evolution contribute to or detract from its cultural and natural heritage value.
6.3 Historic England’s Principles of Conservation 2008 (Historic England, 2008) identify four key aspects of a place that can influence our understanding of its significance. These are:
1. Evidential Value – the value a place derives from the potential it has to yield evidence about past human activity. 2. Historical Value – the ways in which past people, events and aspects of life can be connected through a place to the present. 3. Aesthetic Value – the ways in which people draw sensory and intellectual stimulation from a place. 4. Communal Value – the ways in which a place relates to people in their collective experience of memory.
6.4 The Site accommodates a single designated heritage asset (Rawlings Farmhouse) and others are nearby or within its vicinity. Furthermore there are important conservation areas in the area surrounding the Site and the potential impact of proposed developments upon their heritage significance and settings must be carefully assessed. In order to comply with the provisions of Para 128 of the NPPF it is essential that The Applicant and the design team understand the parts of the Site which are architecturally or historically important by considering:
• Listed buildings in the vicinity • The setting of those listed buildings • Conservation Area(s) • Registered Parks and Gardens • Scheduled Monuments
We consider these “values” in our assessment of the heritage assets relevant to the Application.
6.4.1 We have visited the Site and surrounding area, and have considered the apparent significance of the heritage assets in the vicinity, both individually and collectively, and have determined which of these require specific consideration within this heritage assessment. We have allocated the heritage assets into two distinct categories: (1) Primary Heritage Assets and (2) Secondary Heritage Assets.
6.4.2 We have considered that the Primary Heritage Assets are those where there is greatest potential for the proposals to impact upon them either directly or indirectly. These will be considered in the greatest detail. The secondary assets are identified but are not reasonably considered likely to be
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance affected by the proposals. The heritage significance of the Secondary Assets will not therefore be pursued within the Heritage Assessment.
6.4.3 We would wish to clarify that the allocation of a heritage asset within either category or its inclusion or non-inclusion within the Heritage Assessment does not in any way reflect the individual asset’s heritage value of significance. It is entirely a consequence of the evaluation procedure adopted in this Heritage Assessment in order to present a comprehensive report which is, nonetheless, proportionate to the assets’ importance and likelihood of being affected by the proposals.
6.4.4 The primary heritage assets which have the potential to affect the Site are:
• Rawlings Farmhouse (Grade II) (LB 01) • Peckingell Cluster: o Lower Peckingell Farmhouse (Grade II) (LB 02) o Upper Peckingell Farmhouse (Grade II) (LB 03) • Cocklebury Farmhouse (Grade II) (LB 04) • Green Bridge (Grade II) (LB 05) • Church of St Paul and Attached Walls, Gates and Piers (Grade II*) (LB 06) • Church of St Andrew (Grade II*) (LB 07) • Chippenham Conservation Area • Rawlings Farm Cottage (undesignated) • WWII Pillbox (undesignated)
6.4.5 Secondary heritage assets
• Kilvert’s Parsonage (Grade II*) (LB 08) • Pew Hill Park Cluster: o Avon House: Grade II (LB 09) o 1 Pew Lane (Grade II) (LB 10) o Pew Hill House (Grade II) (LB 11) • Harden’s Farmhouse (LB 12) • Tytherton Lucas Conservation Area • Maud Heath’s Causeway (Grade II*)/Church of St Giles (Grade II) (LB 13) • Langley Burrell Conservation Area
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
LB 13
LB 08 LB 02/03
LB 05 LB 09/10/11 LB 01
LB 04 LB 06
LB 07 LB 12
Heritage Assets and the indicative area of Chippenham Conservation Area. The Site is outlined in red.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
Kilvert’s Parsonage is indicated in the above Google Maps extract within an enclosure of trees to the northwest of the mainline railway, and directly northwest of the Site. The bridge across the railway is the Grade II listed Green Bridge and the buildings to the east are part of the Peckingell cluster. Part of the extensive industrial estate and Parsonage Way is indicated to the southwest of the image. Copyright 2015 Google
6.4.6.4 The Parsonage was listed in 1960 at Grade II* being a building of more than special architectural or historic interest. The list entry describes the property as being for Adam Tuck in 1739 but notes that it may have an earlier core. It was purchased as a Rectory for Langley Burrell by Squire Ashe in 1855 when he demolished the C18 Rectory by the church.
6.4.6.5 The Rev Robert Kilvert was rector from 1855 and his son, Francis Kilvert (1840- 1879), lived here during the period covered in his famous diaries which provide a unique picture of English and Welsh county life in Victorian times. He was also curate at Langley Burrell from 1872 to 1876 [www.chippenhamcivicsociety].
6.4.6.6 We would consider that the property holds HIGH value of heritage significance but this and its setting would appear unlikely to be affected from development of the land to the southeast of the railway and within the curtilage of the Site.
6.4.7 Pew Hill Park Cluster (L B 09/10/11):
6.4.7.1 This cluster comprises three individual buildings of historic interest which are now engulfed within the industrial and residential estates, namely:
• Avon House (Grade II) • 1 Pew Lane (Grade II) • Pew Hill House (Grade II)
6.4.7.2 All three buildings are identifiable on the earliest OS Map inspected but their individual settings have been severely compromised by subsequent development. We will describe each, briefly, below.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.4.7.3 Avon House: This building is located to the west of Cocklebury Lane within a parcel of land to the north of the railway. It comprises a large two storey late C17/early C18 building with steeply pitched concrete tiled roofs and rubble stone elevations with dressed stone quoins. The building can be seen from Cocklebury Lane to users travelling south, but has mature foliage screening to the south and east boundaries. The building was listed in 1978 at Grade II.
6.4.7.4 1 Pew Lane: This is a mid C19 two storey house in rubble stone with a pitched slate roof. It occupies a secluded plot to the south of Pew Hill B4069 within a modern residential development. It was listed in 1978 at Grade II.
6.4.7.5 Pew Hill House: This is a two storey late C19 house with ashlar walls and slate roof. The list entry notes that it was formerly a private house but is now in use as offices. The property was listed in 1978 at Grade II.
6.4.7.6 All buildings are listed at Grade II being buildings of special architectural and/or historic interest and we would consider them to hold MEDIUM value of heritage significance.
6.4.7.7 The buildings are located on the edge of the industrial estate, and within the residential estate, and are some distance from the Site, which is also on the other side of the railway line. Consequently we consider that the settings of the three buildings are effectively defined by their immediate surroundings and are unlikely to be affected by the proposals.
6.4.8 Hardens Farm house (LB 12)
6.4.8.1 This is a late two storey C18 farmhouse within a group of modern agricultural buildings. It comprises rubble stone elevations with a hipped concrete tiled roof. The list entry notes that the building has a date plaque displaying 1781.
6.4.8.2 The property was listed in 1987 at Grade II and would be considered as having MEDIUM value of heritage significance.
6.4.8.3 The property forms part of a farmstead which is located approx 600m from the southeast corner of the Site and approx 450m to the east of the built up parts of Chippenham. The Farmhouse is very much screened from the Site by the topography of the land and the established mature woodland and foliage. The setting of the Farmhouse has been compromised, to a degree, from the nearby residential development, but it remains clearly identifiable within its immediate surroundings as being both a part of the farmstead, which remains, and still relates to the surrounding farmland. The setting of Harden’s Farmhouse is not likely to be further compromised by the proposals.
6.4.9 Tythert on Lucas Conservation Area
6.4.9.1 Tytherton Lucas and its neighbour East Tytherton are relatively remote hamlets located around 1.6km and 3.5km respectively to the east/northeast of Rawlings Farm. Both have been designated as Conservation Areas (CA) being considered to have special character which is worthy of preservation. Wiltshire Council has confirmed that neither CA has a specific CA Appraisal or Assessment. 6.4.9.2
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.4.9.3 Both CAs have a traditional rural setting and character with Tytherton Lucas being the smaller. The mix of properties reflect the local vernacular with brick, stone and rendered elevations, roofs of stone slate often with raised parapets, with some clay tiling and Welsh slates.
6.4.9.4 Tytherton Lucas has few buildings and a high proportion of them are listed – this includes the Grade II* C13 Church of St Nicholas and several monuments within its churchyard. The official list entry advises that the rubble stone Church was rebuilt in 1802 and again in the mid C19. The Church is a “Chapel-of-Ease” with St Andrew’s Church in Chippenham with which it has held a long connection. Around 1150 the tithes of the parish of Chippenham were bestowed on the Monastery of Monkton Farleigh and by 1272 the tithes from Tytherton passed to the vicar of Chippenham who, in turn, was required to pay a sum to Farleigh and provide for services at Tytherton [www.standrewschippenham.org.uk].
6.4.9.5 Tytherton Lucas can be traced to the Domesday Survey of 1086 where there is a record of land at “Terintone” or “Tedelintone” and in the early C12 land was owned by the “Lucas” family.
6.4.9.6 The unique quality of the hamlet, and its Grade II* listed Church would suggest that it holds MEDIUM/HIGH heritage value of significance.
6.4.9.7 Both Conservation Areas are sufficiently distant and remote from the Site that there is little likelihood of them being adversely affected by the proposals.
6.4.10 Maud Heath’ s Ca usewa y/ Church of St Giles (LB 1 3)
6.4.10.1 Maud Heath’s Causeway is a well know local feature comprising a medieval path for travellers from Wick Hill to Chippenham. The land for the path was bestowed by local, wealthy, market trader Maud Heath following her death in 1474, along with funds for the construction and maintenance of the raised path – it is noted that the upkeep of the causeway remains the responsibility of the Trustees of the charity. Today the most notable section of the causeway is the brick arched raised section which extends on either side of the modern bridge over the river at Kellaways. The raised section is listed at Grade II* but the list entry notes that the entire east section was rebuilt in facsimile in C20.
6.4.10.2 There are two monuments to Maud Heath. One at the site of the raised section is an ashlar pillar on a pedestal base being around 3m high and with sundials on three faces and a ball finial. The pillar was erected in 1698 by the “feoffees” (trustees) and is listed at Grade II.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
St Giles from the raised causeway Part of the south elevation, churchyard and boundary wall to St Giles
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.4.10.5 The collection of features, rights and buildings that make up this section of the Causeway are of great local importance and would be considered, overall, as having HIGH value of heritage significance. Understandably the key features are alongside, or indeed form part of, today’s road from Langley Burrell to Wick Hill. The bridge over the river at Kellaways is around 1.6km from the northern edge of the Site and although overlooking relatively open countryside there is little connection between them. It is highly unlikely that the proposals will have a detrimental impact upon the Causeway, its buildings, or their setting.
6.4.11 Langley Burrell Conservation Area
6.4.11.1 Langley Burrell is a small village straddling a section of Maud Heath’s Causeway from the B4069 to Kellaways. It is located approx 600m from the northern edge of the Site, separated by the mainline railway, and is around 700m from the edge of the existing large industrial estate.
6.4.11.2 The village is designated as a Conservation Area but Wiltshire Council have confirmed that there is no Conservation Area Appraisal available. The on-line village website [www.langleyburrell.co.uk] describes it as “… a small pretty village notable as one of the termini of Maud Heath’s Causeway…”.
6.4.11.3 The village comprises a mix of traditional buildings adopting the local vernacular alongside many modern/contemporary buildings.
6.4.11.4 There are widely varying materials and style evident in the village including elevations of render, stonework and brickwork to the modern buildings. The older buildings have elevations of stone or brickwork with either stone slates, natural slates, or tiled roofs.
6.4.11.5 On the approach into the village from the west the properties are set back from the road creating a sense of openness.
6.4.11.6 There are several listed buildings within the village mostly at Grade II.
6.4.11.7 The Grade I listed Church of St Peter and the adjacent Grade II* listed Langley House are located around 700m to northwest of the village alongside the B4069.
6.4.11.8 The village would be considered to have a MEDIUM value of heritage significance. The relatively level topography of the surrounding landscape, and the established, mature woodland and general foliage effectively isolates the village from the Site. It is highly unlikely that any adverse impact would arise to the setting of the Conservation Area, or any of its historic buildings, as a consequence of the proposals.
PRIMARY HERITAGE ASSETS
6.5 We will consider each of the primary heritage assets individually below. As part of this exercise we will also:
1. Assign an indicative level of significance value (VERY HIGH - HIGH - MEDIUM – LOW - NEGLIGIBLE) 2. Consider the settings of the assets
6.6 We have determined the significance of the heritage assets by applying a standard methodology which is frequently used for assessing the value of the significance of historic buildings. We make the qualification that no such approach is fool-proof and very often further adjustment, either up or down, is required to better reflect the significance value of a particular building or part of a site.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance We summarise our assessment below (in Table 6.1).
6.7 The methodology adopted originates within “The Design Manual for Roads and Bridges 2007, Volume 11, Section 3, Part 2: “Cultural Heritage” but is quite appropriate for this situation.
Table setting out the baseline assessment of value of significance Extracted from Design Manual for Roads and Bridges, 2007
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.8 Primary Heritage Assets:
6.8.1 Rawlings Farmhouse (LB 01)
Rawlings Farmhouse – Front (south) elevation Rear (north) elevation and some of the outbuildings
i) The C17 Farmhouse forms part of a compact cluster of buildings which together constitute the farmstead. The Farmhouse is the principal building in this group being set back from the access track with a neat lawn to the front and a central path leading to the entrance. There is a small two storey side addition, to the east. To the rear the remains of old outbuildings extend around the west and northwest sides of a rectangular yard whereas the remainder of the yard is enclosed by modern agricultural buildings. A large detached modern hay barn is located a little distance away to the north of the farmstead.
Large modern barn and outbuildings to working yard to east Large detached hay barn north of the farmhouse of the farmhouse
ii) There is a fenced private lawn to the southwest of the Farmhouse, and a rectangular private garden with small orchard to the immediate west enclosed by a traditional stone rubble wall. This garden is identified on the earliest OS Map examined of 1886. It was noted that the west wall includes an old gateway/opening which is no longer in use.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
Farmhouse from the north – the private garden is to the right Section of the private garden/orchard and the stone of the farmhouse with the stone wall obscured by the mature enclosing wall hedge iii) To the immediate east of the Farmhouse is a working yard and a collection of modern barns and sheds with a number of various sized modern farm buildings. iv) Access to the farmstead is by way of a track which winds up from a junction to the south of the Cocklebury Lane railway bridge. v) The main Farmhouse is a two storey plus attic five bay symmetrical building in local stone random rubble. It has a steeply pitched roof with centre ridge and gable ends clad with natural stone “slates” to diminishing courses and small hipped roofed dormer to the front and rear slopes. The walls include dressed stone block quoins and a projecting stone ogee string above ground floor windows. There is a brick chimney stack to east gable end. vi) The windows comprise small tall timber casements within simply moulded stone surrounds and cills, most being of two lights (1 over 1). There is a stone entrance porch to the front with a pitched roof over and part glazed timber door. Small two storey addition to east side set back from the frontage in random stonework with pitched roof, also on natural stone slates laid to diminishing courses and a brick chimney to the gable end. vii) There is a further single storey extension to the northwest with pitched, stone slate gabled roof, rubble stone walls and a timber window. viii) It is likely that the exposed stonework elevations may originally have had a render finish. ix) The original outbuildings to rear comprise stone rubble walls with some brickwork quoins and reveals, and pitched roofs clad with clay Roman tiles and Pantiles. x) Rawlings Farmhouse was listed in 1988 at Grade II being a building of special architectural and historic interest. The list entry advises:
Farmhouse, dated 1691, rubble stone with stone slate roof and east end stack. Two storeys and attic, 5-window range of ovolo-moulded 2-light mullion windows and centre door in flush moulded doorcase, dated on lintel. Flush quoins, dripcourse over ground floor, stepped over door and later gabled ashlar porch. Window to left of door is 3-light. One centre hipped dormer. West end has similar 2-light window with hoodmould to each floor and attic. East end has similar attic light and two-storey addition with end stack. Owned by the Matthews family from the C18, mentioned in the diary of Francis Kilvert.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance xi) The Farmhouse was the site of a de Havilland Mosquito crash in 1943 which is reported to have crashed into the stable and cowshed and into the back of the Farmhouse. The Mosquito crew were killed together with the Farmhouse resident Alfred Bridgeman [www.chippenham1939- 1945.weebly.com] xii) The Farmhouse occupies a prominent position off the track overlooking the open fields to the south. The modern working farm and its large buildings are located to its immediate east side and north/northeast.
The south elevation of the farmhouse. Note the extensive, sprawling modern farm buildings to the east (right) of the farmhouse. The private garden/orchard is to the left of the farmhouse. xiii) The farmhouse holds historic and architectural interest, being an attractive C17 building with its connections to the farming community of Chippenham. It has been listed at Grade II to recognise this special interest and we would consider it to have a MEDIUM value of heritage significance.
6.8.2 Peckingell Cluster (LB 02/LB 03)
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
Upper Peckingell Farmhouse from the east Lower Peckingell Farmhouse from the west
Upper Peckingell farmhouse from the south – note the modern and extensive farm buildings to the west of the farmhouse.
i) Upper Peckingell Farmhouse comprises a two storey plus attic detached house in an L- Plan with simple pitched gable ended roofs in stone slates laid to diminishing courses, stone and brick chimneys, and external elevations of stone rubble. There are few windows on the west and south elevations which face towards the Site. There is
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance a small single dormer window to the west slope of the main roof, and a small 9- light sash window within the attic level of the south gable wall. There are a number of low level stone outbuildings adjoining and close to the House with pitched roofs clad with red clay tiles.
ii) The main elevation of the House is on the east side in rubble stone and dressed stone quoins, with five sliding sash timber windows incorporating margin lights set within dressed stone surrounds. There is a central entrance door within a stone block flat roofed porch.
iii) The principal agricultural outbuildings extend to the west and northwest of the House comprising modern single storey pitched roof open barns and stores. There is a pair of connected double height barns to the northwest of the House.
iv) Upper Peckingell farmhouse was listed in 1988 at Grade II. The official list entry records:
Farmhouse, early C19 front range with late C17 rear wing, rubble stone with stone slate roofs. Front range is 2-storey, 3-window with C20 margin- light sashes in raised stone surrounds, flush quoins and centre door in ashlar surround, set in ashlar shallow porch with segmental-arched entry. Coped gables and end stacks. Rear wing has end stack and north side 2- window range, casement pairs with timber lintels above, 4-light ovolo- moulded stone mullion window and triple casement with timber lintel below. Interior: rear range has large Tudor- arched fireplace with timber lintel and shelf, and chamfered beam with ogee stops.
6.8.2.2 Lower Peckingell Farmhouse
Lower Peckingell Farmhouse, stone boundary walls and entrance drive, and brick addition to the northeast.
i) Lower Peckingell Farmhouse comprises a single storey plus attic detached house with a steeply pitched roof clad with stone slates, and with brick chimneys. The main roof is gable ended to the south with a hipped gable to the north. There i s
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
a two storey projection to the front (west) elevation with a hipped stone slate roof over. The elevations are mostly stone rubble but with render to the south gable wall and to the cheeks of the front dormer.
ii) The windows comprise slender 2-light timber sliding sashes within dressed stone surrounds with central mullions. The main elevation incorporates an enclosed entrance porch in stone with a pitched stone slate roof.
iii) The main house adjoins a large red brick two storey building to its northeast corner. This has a steeply pitched roof of stone slates and brick chimney stack. The windows to this section comprise 2-light timber casements within timber sub- frames.
iv) Outbuildings to the north of the house comprise a mix of older agricultural style sheds and stores, and a large refurbished stone/brick garage with interlocking clay tiles to a steeply pitched roof.
v) Lower Peckingell Farmhouse was listed in 1988 at Grade II and the list entry records:
Farmhouse, C15 altered in late C17 and C18, rubble stone with stone slate roof and brick stacks at south end and on front roof slope. 1½ storeys. Half-hipped north gable. Front has late C17 recessed cyma-moulded 2- light mullion windows, one in large hipped dormer gable to right of centre and three with hoodmoulds to ground floor, one to left of door, two to right. Rendered south end wall. North end has first floor pair of small sashes and blocked attic light. Rear has similar mullion windows. C18 rear wing with north side lean-to. Interior: apparently a cruck-framed former open-hall house with two-bay hall to south of stack. Raised cruck trusses with collars, the apex of centre truss truncated, the north truss substantially altered for inserted chimney. Heavy roof purlins. Some smoke- blackening. Ground floor has one very heavy chamfered beam with stepped run- out stop. Rear wing has tie-beam-and-collar truss roof, probably C18.
vi) We would consider that the two listed buildings individually and as a group would hold MEDIUM value of heritage significance.
6.8.3 Cocklebury Farmhouse (LB 04)
i) Cocklebury Farmhouse is located to the immediate southwest of the Site approx 80m from the southwest boundary. It is indicated on the OS Maps reviewed since 1886 where it is one of a collection of buildings that make up Cocklebury Farm. Today the setting has changed markedly and the former farmhouse is now located within an extensive modern residential housing estate. Only the Farmhouse and the adjacent pair of semi- detached cottages remain today.
ii) Cocklebury Farmhouse was listed in 1975 at Grade II and the official List entry records:
Farmhouse, now sheltered housing, refurbished c1990. C17 with later additions. Squared limestone rubble, freestone quoins, plinth band to north facade and some architraves, C20 pantile roof hipped to the north- east, ashlar ridge stack to right of corner and gable ends. The C17 block was 3-unit plan, the C19 rear left wing now makes it L-shaped plan. EXTERIOR: 2 storeys with attics; 4-window range to the north C19 entrance facade, 3-window range to the east facade facing the road. Small C20 gabled dormers, 2 to the east side, one to the north side. Timber lintels and 2-pane casement windows to the right- hand ranges of the C17 block; 2-light to the 1st-floor centre, 3-light to the right; hoodmoulds to a 4-light C20 window to the ground-floor right and a hollow- 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance moulded stone- mullioned 2-light window to the ground-floor centre. C20 top- hung simulated 6/6-pane sash windows to the left are in plain freestone architraves. The north facade has mostly similar windows to the 1st-floor and flanking the right-of-centre C20 gabled porch. 2-light casement windows to the ground-floor left and inside-left of the 1st floor which has a plain stone mullion. The rear was rebuilt c1990. INTERIOR: chamfered crossbeams to both floors of the C17 block and diagonal dragon beams to the corners. On the ground floor, below the ridge stack, is an open fire with a stone Tudor-arched lintel. HISTORY: the farmhouse was on the old waggon road from Bath to London. (Chamberlain, Joseph A: Chippenham: Chippenham: 1976-: 8).
iii) The “Farmhouse” was refurbished and converted in the late C20 and now provides a residential care home for people with disability [www.cockleburyfarmhouse.co.uk]. It is accessed via a private drive, the old Cocklebury Lane, and occupies a highly secluded location within the enclosing modern residential estate. The Author visited the surrounding area and determined that the building is sufficiently isolated from the Site that there was little prospect of it being affected in any way by the proposed development. He decided that he would not risk disturbing the residents and no photographs were taken of the facility.
iv) Consequently although the Farmhouse is within relatively close vicinity of the Site its secluded location effectively isolates it from the effects of future proposals for the Site. In this sense it can be considered more of a Secondary Heritage Asset but is included solely because of its proximity to the Site. We would consider that Cocklebury Farmhouse should have a MEDIUM value of heritage significance.
6.8.4 Green Bridge (LB 05)
Green Bridge from the northwest corner of the Site facing northwest Southwest side of Green Bridge
i) Green Bridge is one of several spanning the former Great Western Railway which have been added to the statutory list for their special architectural and historic interest. It was listed in 2012 at Grade II. The official list entry is comprehensive and should be referred to for a full understanding of the bridge’s significance but the Reasons for
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance Designation provide a concise over-view of its merits:
Green Bridge near Chippenham, constructed c.1839-41, is designated at Grade II for the following principal reasons:
* Date: an early example of a railway structure dating from the pioneering phase in national railway development;
* Design: for its elegant triple-arched form, constructed in Bath stone, probably intended to create a dignified entrance to Chippenham;
* Group value: it forms a group with other architecturally-similar overbridges on the section of line between Wootton Bassett and Chippenham;
* Historic association: it is constructed to a design by Isambard Kingdom Brunel, widely perceived as one of the most important transport engineers and architects of the C19.
ii) The bridge provides pedestrian/cattle access over the railway but does not today directly serve any identifiable tracks or drives.
iii) We would consider that Green Bridge holds a MEDIUM value of heritage significance.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.8.5 Church of St Paul (LB 06) i) The Church of St Paul is located within the centre of Chippenham being located at the junction of Malmesbury Road, A420, B4069 and Langley Road, a short distance from Chippenham Station and the Hathaway Retail Park. Although not within the vicinity of the Site the tall slender spire of the Church is visible from the Site and there is some possibility of the proposals impacting upon the setting of the Church. For this reason we will only briefly describe the Church and its churchyard.
Southeast elevation, tower and spire, from within Northwest elevation and spire from Greenway Lane churchyard
ii) cSt Paul’s Church is located at the northern end of a churchyard that runs alongside the Malmesbury Road to its roundabout junction with the A420. The churchyard is enclosed by rubble stone walls with intermediate piers and a wide gated opening to its southern corner.
iii) The Church has external elevations of dressed stone with intermediate buttresses, and steeply pitched stone slate roofs and shallow coped gable ends. To its southwest corner is a square, four stage tower over the main entrance doorway with the belfry in its highest stage above which is a tall, slender tapering octagonal stone broach spire. The spire incorporates tall, narrow, stone openings with steep roofs over, on each of the main four faces, and is surmounted by a gold weathercock.
iv) The Church occupies an elevated position and this, together with the height of the spire, creates a landmark that is prominent within and around the town, including from some parts of the Site.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
St Paul’s spire from the Hathaway Retail Park The spire from the southeastern edge of the Site
6.8.6 Church of St Andrew (LB 07)
i) Like the Church of St Paul, above, the Church of St Andrew is located with the town centre and is not directly within the influence of the Site, but it also occupies a raised position and has a tall spire which is visible within, and around the town.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
The west elevation of St Andrew’s from Market Place The north elevation of the church from the northwest corner of the churchyard.
ii) The Church occupies a position close to the old Market Place in a particularly historic part of the town. The Church overlooks the historic buildings along St Mary Street beyond which is the River Avon, although this cannot be seen from the churchyard.
iii) The Church’s website provides extensive information on its historic development and the key parts of its buildings [www.standrewschippenham.org.uk]:
iv) There has been a Church in this position since Anglo-Saxon times but the early, timber, Church buildings have been totally lost. The current Church is believed to date from Norman Times (c1120) although little remains from this period.
v) The west tower was added to the Norman chancel, nave and south aisle which probably included a spire at the beginning of the C14. Later in the C14 the north and south chancel chapels were added. The south chancel chapel and the upper parts of the spire were rebuilt in 1442 by Walter Lord Hungerford the then Lord of the Manor. The south nave chapel was added in 1485.
vi) In the C17 there were signs of collapse of the tower so that it and the spire were taken down and again rebuilt. The height was reduced by 4.6m.
vii) The Church underwent a complete restoration in 1875-78 under the direction of local architects John and Richard Darley. The chancel was largely rebuilt and extended 6.1m to the east and a lofty chancel arch replaced the low Norman one.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
A clerestory was added to the nave and the north aisle and organ chamber were built.
viii) Of particular interest are the many C17, C18 and 19 chest tombs within the churchyard.
ix) The Church was listed in 1950 at Grade II* being of more than special architectural or historic interest. The mid C19 walls, gate piers, railings and bollards were also listed in 1978 at Grade II and many of the chest tombs are also listed in small groups (at Grade II).
x) The list entry for all the designated heritage assets in and near to the Church are comprehensive but key points are set out below:
• Parish Church, C12 origins, mostly rebuilt in C15. Restored and enlarged in 1875- 76 by R Darley. • C14 base to gothic tower rebuilt in 1633. • Limestone ashlar and coursed rubblestone walls. • Three stage tower to west end with small octagonal stone spire.
xi) Although the spire is not as tall as that to St Paul’s it is nonetheless a notable landmark fir this part of the town. Like St Pauls it can also be seen from some of the southern parts of the Site.
xii) We would consider that the Church of St Andrew’s has a HIGH value of heritage significance.
6.8.7 Chippenham Conservation Area
i) Chippenham Conservation Area was first designated under the Planning (Listed Buildings and Conservation Areas) Act 1990 (LBA) in 1973 and has been subsequently reviewed in 1989 and 2004. The Chippenham Conservation Area Appraisal (CCAA) was issued in 2007 (North Wiltshire District Council, 2007) and its Conservation Area Management Plan (CAMP) was adopted as supplementary planning guidance in 2010 (Wiltshire Council, 2010).
ii) The CCAA notes that the character of North Wiltshire as having a rich variety of small market towns and rural villages as well as large areas of open countryside. The designation of a large part of Chippenham as a Conservation Area is intended to ensure that any proposals for new development within the town, or which may affect its setting, will be subject to careful and critical examination by the LPA.
iii) The CAMP notes that Chippenham Conservation Area is complex. The town is divided into 18 Character Areas each with their own particular special characteristics and features.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
Extract from CAMP to indicate the Character Areas. The Site is located to the northeast of the map beyond the housing development and to the south of the railway line. (c) Wiltshire Council 2010
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
iv) The Character Areas closes to the Site, from north to south, are:
• 5. Malmesbury Road & Langley Road • 3. Upper New Road • 4. Railway Station • 11. Monkton Park
v) St Paul’s Church is located within 5. Malmesbury Road & Langley Road Character Area and St Andrew’s Church is within 15. St Mary Street & The Butts.
vi) Malmesbury Road & Langley Road Character Area is indicated as being “a focal route into the town, dominated by St Paul’s church and rush hour traffic. The character area contains the hidden gem of The Hamlet and quiet residential streets such as Tugela Road”
vii) Upper New Road Character Area is indicated as having “diverse elements contributing to its overall feeling of dynamism, St Paul’s Church, and some fine villas on Upper New Road contrast with Hathaway retail park and the dominance of vehicular infrastructure. This is an important entry to the town and needs to be enhanced to reflect its function”.
viii) Railway Station Character Area is described as “a major gateway to the town that is currently badly served by the lack of cohesion between structures, spaces and materials”.
ix) 11. Monkton Park Character Area is described as “historic parkland associated with Monkton House, this character area is now an important amenity area for the town”. It notes that any new development should maintain or improve the views from the park of St Andrew’s Church and the associated roofscape and skyline of the buildings on St Mary Street.
x) The Conservation Area reflects the importance of the special and individual character of the eighteen Character Areas and also included numerous buildings that are listed in their own right. The LBA requires that the LPA must pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas when exercising their powers under any of the planning acts, and that all applications will need to be assessed for their impact on the conservation area.
xi) We would consider that Chippenham Conservation Area has a MEDIUM value of heritage significance.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.8.8 Rawlings Farm Cottage x
East elevation of the Cottage within its secluded plot South and part of the east elevations of the Cottage
i) Rawlings Farm Cottage is located to the east of a track which extends from the Cocklebury Lane mainline railway bridge to the south, standing within a small rectangular plot. A rectangular building is noted on OS Maps from 1886 which would appear to coincide with the older west section of the building. Substantial modern extensions have been added to the northeast of the building and further works were in progress at the time of our visit.
ii) The older part of the building is of two storey albeit the first floor is accommodated within a mansard roof through which gable roofed dormers project. All roofs, including the mansard, are clad with natural stone slates laid to diminishing courses. The external elevations comprises random rubble stonework with brick chimneys.
iii) The main extension is of two storeys with the upper floor being accommodated within a pitched roof with “Velux” type rooflights and stone, or stone-like, slates in diminishing courses. The external elevations are in a stonelike material. The current works are being constructed in blockwork.
iv) The property can be seen from the open land to its northeast and east sides but is far less noticeable from other directions. It is to be noted that the most prominent vista from Rawlings Farm towards the Cottage is of the large modern extensions and little of the older parts can be seen.
v) The building is neither a designated nor non-designated heritage asset but the apparent age of the original parts, its vernacular architectural form, and its relationship with Rawlings Farmhouse suggest that it does hold some heritage significance. We would consider that it should be considered to have LOW value of heritage significance.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Heritage Assets & Significance
6.8.9 WWII Pill Box
Pillbox within the southern fields West elevation of pillbox
i) There is a WWII pill box around 500m to the southeast of the farmhouse close to the banks of the River Avon. It is a squat irregular hexagonal building with red brick elevations and a flat concrete roof covered with earth and grass. There are horizontal rifle loops/viewing slits to the flank elevations and an open entrance to the east.
ii) It is believed to be a Type FW2/24 design [www.pillbox-study-group.org.uk] and would have primarily been provided to defend the Calne branch line bridge over the river.
iii) The pill box is not a designated or non-designated heritage asset but it holds a degree of historic interest being directly related to the 1939-45 period of the War and a reminder of the local actions undertaken to defend the country. Such features are frequently in poor condition but there is a growing awareness of their significance. We would therefore consider that the pill box should have a LOW value of heritage significance.
6.9 To summarise we consider the significance value of the Primary Heritage Assets that have the potential to be affected by the proposed works to be:
Heritage Asset Designation Significance Value 1 Rawlings Farmhouse GII MEDIUM 2 Peckingell Cluster: GII MEDIUM • Upper Peckingell Farmhouse • Lower Peckingell Farmhouse 3 Cocklebury Farmhouse GII MEDIUM 4 Green Bridge GII MEDIUM 5 Church of St Paul GII* HIGH 6 Church of St Andrew GII* HIGH 7 Chippenham Conservation Area N/A MEDIUM 8 Rawlings Farm Cottage Undesignated LOW 9 WWII Pill Box Undesignated LOW
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
7.0 THE PROPOSALS
7.1 The Heritage Assessment establishes the heritage environment appertaining to the Site.
7.2 The assessment of the existing site and surrounding area has informed the design team and ensured that the heritage significance is both understood, considered and incorporated into the emerging designs. As a consequence the proposed outline layout and massing of the new buildings is intended to respect the setting and significance of the nearby heritage assets. Please refer to the main DAS statement to view layout.
7.3 Comprehensive information on the Proposals are set out in the DAS, Planning Statement and related submission documents and is only briefly described herein.
7.4 The proposals anticipate the creation of two principal points of access into the Site being from Darcy Close to the south and Parsonage Way to the west. A further Safe-guarded vehicular, pedestrian and cycle access point is indicated from the east across the River Avon. The southern access will pass through the existing Monkton Park residential development and the access from the west will involve the construction of a new bridge over the railway line.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
7.5 The proposals envisage the establishment of mixed use/employment uses (including B1) to the northwest corner of the Site, close to the railway, the proposed bridge and the established industrial estate on the opposite side of the railway. Mixed use/employment (excluding B2) is indicated both to the west of the Site and to the central area adjacent the proposed “Local Centre”. A site for a Local Primary School is indicated to the south of the Local Centre.
7.6 The remainder, and majority, of the Site will comprise Residential Development with large tracts of new Public Open Space, with retained trees and hedgerows and new strategic planting.
7.7 The only listed building within the Site, Rawlings Farmhouse (LB 01), will be retained along with its private garden/orchard to the west side, its open garden to the south, and the older outbuildings to the rear. It is anticipated that the opportunity will be taken to remove the modern, large agricultural buildings, including the detached hay-barn, and to create a sensitive extension of the farmstead with new buildings to the north and east sides of the farmyard. These will be of a scale and form to be wholly sympathetic with the materials, form and setting of the Farmhouse. It is to be noted that the open land to the south of the Farmhouse is to be retained so that its setting is sustained. Indeed this has been extended to ensure that there are distant views of the front elevation of the Farmhouse to users of the primary access road from the south.
7.8 The undesignated Rawlings Farm Cottage is not included within the “red-line” of the Site and its curtilage will remain unaltered. However the proposals indicate that the existing green screen along and around the access road and the Cottage’s plot will be maintained and enhanced.
7.9 The undesignated WWI Pill Box is to be retained and will remain within an area of Public Open Space.
7.10 Beyond the southern boundary of the Site, Cocklebury Farmhouse is unlikely to be affected in any material way by the proposals being located within the established modern residential development.
7.11 Green Bridge will be near to the proposed Mixed Use/Employment part of the Site but the use of the bridge itself is not expected to be increased as a direct consequence of the proposals. It will still provide a pedestrian route over the railway and will have the benefit of an area of new strategic planting to the northwestern corner of the Site in order to maintain the rural setting at the ground level. Of course the bridge’s principal setting is its relationship with the railway below, within the cutting, which will not be affected by the proposals.
7.12 The Peckingell cluster of listed buildings will remain separated from the Site by the existing open farmland and the tree lined northern boundary of the Site will be retained. It is anticipated that an area of residential accommodation will be created to the mid- section of the Site. The land at the closest point to Peckingell, within the northeastern corner of the Site alongside the river will be designated as Public Open Space.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
8.1 SETTING OF THE HERITAGE ASSETS: (Step 2 of the 2015 HE Guidance)
8.2 We carefully consider the relationship of the proposals with the existing designated assets, i.e. their setting, which we set out below:
“ Local planning authorities should look for opportunities for new development w i th i n Conservation Areas and W orld Heritage S i t es and w i thin the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elem ents of the setting that m ak e a positive contribution to or better reveal the s ignificance of the asset should be treated favourably” (Para 137 (DCLG, 2012))
“A thorough assessm ent of the im pact on setting needs to tak e into account, and be proportionate to, the s i gnificance of the heritage asset under consideration and the degree to w hich proposed changes enhance or detract f rom that s ignificance and the ability to appreciate i t .” (DCLG, 2014)
8.3 Historic England recommends a simple check-list style- approach considering the setting of heritage assets so that practical and proportionate decision making is achieved. “Historic England Good Practice Advice in Planning “The Setting of Heritage Assets” (Historic England, 2015)
8.4 The process involves five steps namely:
Step 1: identifying which heritage assets and their settings are affected. Step 2: assessing whether, how and to what degree these settings make a contribution to the significance of the heritage asset(s). Step 3: assessing the effect of the proposed development, whether beneficial or harmful, on that significance. Step 4: maximising enhancement and avoiding or minimising harm [also explored in the Design and Access Statement and Planning Statement) Step 5: making and documenting the decision and monitoring outcomes [not included at this stage]
8.4.1 Step 1: Identifying the heritage assets and their settings
This has been undertaken above under Section 6: ” The Heritage Assets”. It has been determined that the heritage assets affecting the setting of the proposals are:
1. Rawlings Farmhouse (GII – Grade Two) 2. Peckingell cluster (GII) 3. Cocklebury Farmhouse (GII) 4. Green Bridge (GII) 5. Church of St Paul (GII*) 6. Church of St Andrew (GII*) 7. Chippenham Conservation Area 8. Rawlings Farm Cottage (undesignated) 9. WWII Pill Box (undesignated)
It is acknowledged that there are other buildings of significance located within the vicinity of the Site and within the town but we have focused on the heritage assets which are most likely to be affected by changes to the Site.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
8.4.2 Step 2: Contribution of Setting to Significance
We have described the significance of each of the Primary Assets at length in section 6 above.
8.4.3 Step 3: Assessing the effect of the proposed development on the Significance
8.3.3.1 Rawlings Farmhouse
i) Rawlings Farmhouse occupies a prominent position within the Site with views over, and from, the open land to the south. We have assessed the building as having a MEDIUM value of heritage significance and it clearly makes a positive contribution to the historic environment.
ii) Consequently the Applicant has carefully considered how the building can be incorporated into the Masterplan in a way that will ensure that the features of special architectural and historic interest of both the Farmhouse and its setting within the landscape are sustained, and if possible, enhanced.
iii) This has resulted in several specific design proposals and principles:
. The main buildings of the Farmhouse, its two storey side addition, and the existing outbuildings to the west and northwest are to be retained. . The modern farm/agricultural buildings to the north, northeast and east of the Farmhouse are to be removed along with the detached hay-barn. New buildings will be sensitively developed to the north and east of the Farmhouse to recreate the format, scale and footprint of a traditional farmstead and its yard. . The immediate setting of the Farmhouse is to be maintained – this includes the open garden and path to the frontage, the access drive from the Cocklebury Lane Bridge, and the private walled garden/orchard to the west. . The open land to the south of the Farmhouse is to be retained. This will ensure that the views out from the Farmhouse will be sustained but also the longer vistas of the front elevation of the Farmhouse across the fields will also be protected. This is to be further enhanced by the proposed location for the primary school which will ensure that much of the land wrapping around the Farmhouse to the north will remain undeveloped.
Views of Rawlings Farmhouse from the South.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
• The area to the north of the Farmhouse will be used for the school, which will be a building largely of single storey scale with a main hall. This will be located at a suitable distance from the rear of the walled garden and outbuildings so that even from this position the former farmstead will occupy its own space and will be appreciated as the former farm. It is possible, but unlikely that some elements of the new school building to the north will be visible from the south of the Farmhouse and its setting will be marginally affected to that extent.
• The proposals will impact upon the fabric of parts of the Farmhouse that are, or which might be, included within the listing. For example we would expect the walled garden/orchard and the remaining sections of the original outbuildings to be considered as “ curtilage structures” to the Farmhouse. In principle the same may apply to the nearby/adjacent modern farm buildings and it will be necessary to establish the status of all material elements of the Farmhouse and its curtilage structures with the LPA Conservation Officer and Historic England before any alterations are implemented. Such matters can form part of the basis for a Reserved Matters application.
iv) The NPPF refers to the potential for development causing harm to the significance of a designated heritage asset or its setting (no distinction is made between harm to an asset or harm to it’s setting). This harm is considered in two categories: “Substantial” and “Less than Substantial”.
v) The definition of each category of harm is not fully defined but it is accepted that substantial harm might arise where there is significant, extensive or overpowering damage or loss to the asset – such as its total demolition. We would not consider that there is the potential for this degree of harm to arise with this scheme.
vi) The less than substantial harm is far broader and can arise if even relatively minor alterations are made to a building or its setting. In such cases the NPPF requires, in Para 134 that: “Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. “ vii) There is some possibility that the proposed alterations to the farmyard, the removal of the modern farm buildings, and the introduction of a new school to the north of the Farmhouse might constitute less than substantial harm to the significance of the listed building. However, an alternative (less conservative) assessment could be taken that the historic fabric of the Farmhouse and the remaining outbuildings are to be conserved, so far as reasonably practicable, and the primary setting of the Farmhouse over the open land at the front elevation is to be sustained. Furthermore the removal of the large modern agricultural barns and sheds and the careful design and setting out of the dwellings to the south east such that the setting of the Farmhouse and its farmstead are respected might be considered to have a Neutral Impact, or indeed, even a beneficial effect. However, for the purposes of this exercise a more cautious approach to heritage assessment has been taken.
viii) The Farmhouse currently stands within its agricultural landscape with which it is directly related. The proposals will remove this direct connection with the landscape, and this would create a degree of harm to its setting. However this has been mitigated to a large extent by the identification of the farmstead and gardens as primary 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets elements of the setting, and the deliberate intention to maintain a large area of Public Open Space to the south of the farmhouse and to the North, by the conscious locating of the school playing fields to this area.
ix) Consequently, on balance, we would consider that the proposals will ensure that the historic fabric of the designated heritage asset and its setting will be broadly sustained but that there would be a Minor impact to its setting and significance.
x) We would consider this impact, identified above, to be toward the lower end of the scale of Less than Substantial Harm.
8.3.3.2 Peckingell Cluster
i) We have recognised the historic significance of the two farmhouses to the north of the Site. They both have buildings that exhibit some historic significance and which will be sensitive to inappropriate development. Upper Peckingell is located marginally closer to the Site than Lower Peckingell but also includes the extensive range of modern agricultural buildings to its west.
ii) It has been noted that the Upper Peckingell Farmhouse is in the order of 200m from the extreme north boundary of the Site with open farmland between which rises from the Site with a crest just before the listed buildings. Consequently the two buildings have a relatively low-level setting in relation to the Site. From the Site boundary the upper levels of the south elevations of Upper Peckingell Farmhouse can be seen, whereas the secluded Lower Peckingell Farmhouse, being a little further away, is barely visible. (see photographs below)
Upper Peckingell Farmhouse from the north boundary of the View from Peckingell towards the Site (beyond the Site tree/hedge lined field boundary)
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
(see photos below)
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
iii) Consequently there is little direct relationship between the Cluster and the Site. The proposals envisage the formation of the mixed use development to the northwest corner of the Site with an area of residential to the mid- point of the Site alongside the north boundary. The area to the northeast corner, extending deeply to the south, is to be designated as public open space. In addition the existing mature tree and foliage screen along the boundary is to be increased.
iv) Consequently it is unlikely that any “harm” will arise to the historic fabric of the designated heritage assets or their settings as a consequence of the proposals. Both assets will continue to be appreciated within their existing settings and will enjoy their existing vistas over the landscape.
v) We consider that the impact of the proposals upon the significance of the Peckingell Cluster will be Negligible.
8.3.3.3 Cocklebury Farm house
i) The secluded setting of Cocklebury Farmhouse within the modern housing development effectively isolates it from the wider area including the Site. The proposed scheme will have No Change to its setting and significance.
8.3.3.4 Green Bridge
i) The Green Bridge is close to the northwest corner of the Site and will be within the vicinity of the proposed mixed use development to this corner of the Site. It will also be around 140m northeast from the proposed access bridge over the railway from Parsonage Way.
ii) The proposed development will therefore have an effect upon the bridge to the extent that the new Parsonage Way Bridge, and some of the mixed use buildings, would be visible from the bridge and indeed from some viewpoints at ground level the proposed development will be seen as the backdrop to the bridge.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
iii) The question is whether any harm to the value of heritage significance arises as a consequence of the proposals. To address this we turn to the list entry for the bridge which identifies the age of the structure, its connection to Brunel, its group value with other, similar, bridges, and its elegant triple arched form presenting a dignified entrance to Chippenham. This latter point presumably directed to the user of the railway as they approach the town from the northeast within the deep cutting.
iv) On balance therefore it would appear that all of these key aspects of the bridge will be sustained by the proposals. The presence of the new bridge further to the southwest, and the mixed use development would not seem to detrimentally affect the bridge’s significance. Furthermore it is proposed that there will be a comprehensive additional planting to the northwest corner of the Site in order to create more of a visual screen between the ground level and the Site.
v) Consequently we would consider that the proposals will have a Negligible impact on the significance of the asset.
8.3.3.5 Churches of St Paul’s and St A ndrew’s
i) These historic buildings have been included within the Heritage Assessment in order to consider the potential impact of the scheme upon their respective settings specifically in consideration of their elevated spires which can be seen from some parts of the Site.
ii) We have described the HIGH value of heritage significance that they hold and the importance of the spires as key landmarks within and around the town. The spires allow a viewer to immediately identify the Churches from afar and to help locate their respective districts within the townscape.
iii) The view of the spires from the Site is however relatively limited. They cannot be seen across the majority of the Site, to the east and northeast of Rawlings Farm Cottage, for example, but they are present in the vistas from the southwestern fields – from the boundary with the residential estate to the southwest up to the edge of the railway cutting.
iv) They are some distance from the Site and are not prominent in the sense that they dominate the views – they are more a welcome part of the vista.
v) It is anticipated that the proposed development of the Site will not create notable barriers to these views but they will, to the contrary, become part of the outlook of much of the new development. Indeed the careful orientation of individual buildings will help to ensure the maximum enjoyment of the views over the townscape including the two spires.
vi) We have considered if the presence of the proposed development within the foreground to the spires could be detrimental to their setting. In order to address this it should be noted that the Church spires already sit within the wider townscape of Chippenham. This is indeed their setting. The introduction of the proposed development within the Site will add to the extent of the townscape in this direction but will not introduce any new element that will have an adverse impact upon the Churches. They will continue to be enjoyed in exactly the same manner as they are currently.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
vii) There is the prospect of the development from the Churches themselves to consider. Would the proposals affect the outward vistas from either Church? The author spent some time within and around the two Churches and has determined that there are few, if any, immediate viewpoints of the Site from the Churches and their respective environments.
viii) It seems clear therefore that the HIGH value of heritage significance of the Churches will not be affected by the proposed development of the Site and the impact will be Negligible.
8.3.3.5 Chippenham Conservation Area
i) The southwest side of the Site is elevated above the edge of the residential estate to east of Chippenham and therefore holds a position overlooking part of the town including the Conservation Area.
ii) The vista is broadly dominated by the modern buildings of the residential estate, and the wider townscape is not especially prominent being perceived in a general manner. Only a few of the town’s individual buildings are noticeable such as the two Church spires which we have considered separately.
Vista of Chippenham town centre from the southwest corner of the Site – note the modern dwellings in the foreground.
iii) The existing vista to the north of the Site meets the expansive and extensive buildings of the industrial estate on the opposite side of the railway cutting.
iv) It would seem that there would be little if any impact of the proposals upon the special character or setting of Chippenham’s Conservation Area which would therefore be consider to be Negligible.
8.3.3.6 Rawlings Farm Cot tage
i) The Cottage is located within its self-contained plot along the track from Cocklebury Lane Bridge. This property is not included within the “red- line” of the proposal’s Site. We have described how the original, older parts of the Cottage, have been recently extended and altered so that much of its external fabric is now modern. Its plot is defined by mature trees, hedging and foliage and there are several viewpoints where the building cannot be seen from even quite close proximity.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Setting of Heritage Assets
ii) It is proposed to retain and enhance the natural green screen around the Cottage and to introduce new residential dwellings to the west and east fields. The dwellings will be located so that the immediate setting of the Cottage is unaffected.
iii) It is to be noted that the Cottage is not a designated or non-designated heritage asset but has been considered to hold LOW value of heritage significance. On balance it would appear that this significance will be sustained by the proposals to the extent that its immediate setting is undisturbed, and the proposed dwellings will be located a reasonable distance from its garden boundaries.
iv) The proposals will therefore have a Negligible impact upon the heritage significance of the building.
8.3.3.7 WWII P ill Box
i) The WWII Pill Box has a LOW value of heritage significance but is not a designated nor non-designated heritage asset. The Applicant considers that the wartime structure should be retained so long as it remains a safe option so to do, and does not create unacceptable logistical compromises.
ii) This is reflected in the proposals where the Pill Box will be set within a large area of Public Open Space alongside the banks of the River Avon.
iii) In this respect the setting and fabric of the Pill Box will be entirely sustained so the impact will be No Change.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Impact of Proposals
9.1 IMPACT OF THE PROPOSALS ON THE SIGNIFICANCE OF THE ASSETS (Step 3 in HE 2015 Guidance)
9.2 Impact Assessment
9.1.1 Changes to a place have the potential to have an effect on heritage assets which can be adverse or beneficial, or sometimes they can be neutral. The impact that this has can be either direct or indirect and can be transitory. It is useful to seek to assess the scale or severity of such changes by considering whether there is likely to be:
Value /Sensitivity Magnitude of Effect Very High High Medium Low Negligible
Major Major Moderate Minor to Negligible Negligible to Major Moderate to Minor Moderate Moderate Minor to Minor Negligible Neutral to to Major Moderate Negligible Minor Minor to Negligible Negligible Neutral to Neutral to Moderate to Minor Negligible Negligible Negligible Negligible Negligible Neutral to Neutral to Neutral Negligible Negligible No Change Neutral Neutral Neutral Neutral Neutral
Heritage Asset Significance Severity of Impact Change (beneficial/adverse) Rawlings Farmhouse MEDIUM Minor Negligible Peckingell Cluster: MEDIUM Negligible Neutral to Negligible • Upper Peckingell Farmhouse • Lower Peckingell Farmhouse Cocklebury Farmhouse MEDIUM No Change Neutral Green Bridge MEDIUM Negligible Neutral to Negligible Church of St Paul HIGH Negligible Negligible Church of St Andrew HIGH Negligible Negligible Chippenham Conservation Area MEDIUM Negligible Negligible Rawlings Farm Cottage LOW Negligible Neutral to Negligible WWI Pill Box LOW No Change Neutral 24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Impact of Proposals
9.1.4 Harm in all cases means “harm to the significance of a heritage asset”. Where the setting of an asset contributes to its significance, change in that setting may in turn harm the significance of the asset. Policy does not recognised a separate concept of “harm to the setting”; the two are one and the same.
9.1.5 The role of the heritage professional is to determine the level of harm and significance of that harm, based on the degree of policy protection afforded the affected assets. This process requires the assessor to understand the significance of the assets (including the contribution made by the Setting to that significance) the degree of harm to that significance and the importance of each asset assessed.
9.1.6 It will be seen from this exercise that there are no serious adverse effects of the development of the Site on any of the Primary Heritage assets. The changes will cause only minor adverse harm to the setting of the Farmhouse and that this harm translates to a Neutral to Negligible impact using the matrix at 9.1.2. In terms of language used in the Framework this impact is considered to comfortably fall within the “less than substantial” range described in Paragraph 134.
10.1 Step 4: Maximising enhancement and minimising harm
10.1.1 The steps taken by The Applicant and his team to mitigate any potential harm that may have been caused to the heritage assets has been identified in Steps 2 and 3 above and no further consideration is considered to be necessary at this stage.
10.1.2 The proposals are designed to take every opportunity to improve the setting of the heritage assets whilst ensuring that potential harm will be minimised or, more often, removed altogether.
10.2 Step 5: Make and Document the decision and monitor outcomes
10.2.1 Unless specified by condition, this role is typically undertaken by the LPA or by Heritage England itself.
24248/A5/PRC/cm/HA DRAFT/02 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Conclusion
11. CONCLUSION
11.1 This Heritage Assessment has carefully considered the heritage environment of the Site. It methodically establishes the potential for harm to the heritage assets within the Site and it’s vicinity.
11.2 The assessment has adopted a standard methodology in the analysis of the site and the effect of the proposals and has applied the objectives of the both local and national planning policies so far as they affect heritage matters.
11.3 The assessment includes a map regression exercise to help establish the pattern of development of this part of Chippenham from the mid C19.
11.4 The assessment establishes that the Proposed Development will not, with the exception of the Farmhouse, cause any “harm” to heritage assets in or around the site. In the case of Rawlings Farmhouse itself, the minor negative impact on its setting translates to a negligible level of impact using a standard matrix approach found at section 9.1.3.
11.5 The historic significance of the designated and undesignated heritage assets has been carefully considered and has been incorporated into, and has directly influenced, the design process for the development including the layout, landscaping and other forms of enhancement and mitigation.
11.6 It is demonstrated that the development proposals, overall, cause a “less than substantial level” harm (NPPF Paragraph 134) to the Heritage Assets and maximising opportunities to appreciate the assets, particularly the Farmhouse. Most Heritage Assets (such as the nearby Conservation Area) will experience only a “negligible” or “neutral” impact.
11.7 For clarity purposes, it is considered that this level of impact is not sufficient, individually and cumulatively with other “negligible” impacts, to qualify as “harm” in the language of the Framework.
11.7 This report furthermore complies with the Listed Building Act by providing detailed and sufficient information to the LPA to fully consider the application.
11.8 This assessment is the product of professional judgement.
Peter Cross PGDipCHE FRICS MAPM Barton Willmore
24248/A5/PRC/cm/HA DRAFT/02 Page 60 of 61 7 September 2015
LAND AT RAWLINGS GREEN, CHIPPENHAM HERITAGE ASSESSMENT Bibliography
Bibliography
Barnwell Manor Wind Energy Ltd (2014) Court of Appeal. BSI, 2013. BS 7913:2013 Guide to the Conservation of Historic Buildings. Second ed. London: The British Standards Institution. DCLG, 2012. National Planning Policy Framework. London: DCLG. DCLG, 2014.PlanningPracticeGuidance.[Online] at:www.planningguidance.pla nningportal.gov.uk [Accessed June 2014]. Historic England, 2008. Conservation Principles: Policies and Guidance. First ed. London: Historic England. Historic England, 2008. Conservation Principles: Policies and Guidance. First ed. London: Historic England. Historic England, 2011. The Setting of Heritage Assets. First ed. London: Historic England. Historic England, 2014. Good Practice Advice on Setting and Decision-Taking, London: Historic England. ICOMOS, 2011. Guidance on Heritage Impact Assessments. First ed. Paris: ICOMOS. North Wiltshire District Council, 2007. Chippenham: Conservation Area Appraisal, Chippenham: North Wiltshire District Council. Wiltshire Council, 2010. Chippenham Conservation Area Management Plan, Trowbridge: Wiltshire Council.
24248/A5/PRC/cm/HA DRAFT/02 Page 61 of 61 7 September 2015